A.
Site plan.
(1)
Except as may be exempted by law under the provision of N.J.S.A. 40:55D-37a or waived by the appropriate authority, site plan approval by resolution of the Planning Board (or by resolution of the Zoning Board of Adjustment whenever a Zoning Board of Adjustment has jurisdiction over a site plan pursuant to § 500-604) shall be required as a condition for the issuance of a zoning permit, building permit, certificate of conformity or certificate of occupancy for any development as the word "development" is defined under N.J.S.A. 40:55D-4, and particularly including any use, change of use, extension of nonconforming use for which a zoning permit is required under the provisions of § 500-1103B.
(2)
Site plan approval is not required to permit a change of use
that involves an existing structure if there is an existing site plan
approval on file and the change of use does not necessitate any new
construction with the exception of minor interior renovations; does
not require any site improvements effecting bulk and/or setback regulations
or revisions to adopted design standards such as parking and access;
and does not require use variance approval under the provisions of
N.J.S.A. 40:55D-70d.
[Amended 12-28-2016 by Ord. No. O-16-23]
(3)
Site plan review waiver. The approving authority may waive the
requirement of site plan approval whenever it determines that the
proposed development, alteration, repair, or change of use or occupancy
does not affect the existing conditions of the lot or premises, including
topography; vegetation; drainage; floodplains; marshes and waterways;
open space; walkways, means of ingress and egress; utility services;
landscaping; structures; signs; lighting and screening devices; and
other considerations of site plan review. Any applicant desiring a
waiver under this section shall present sufficient credible evidence
to allow the Board to reach such conclusions as would permit a waiver.
Such evidence may consist of sketches, property descriptions, methods
of operation, photographs, testimony, or other documentation or information
as the approving authority may require. The approving authority shall
render a decision based on such evidence and may attach conditions
to any waiver so granted.
B.
Subdivision. Approval of subdivision plats by resolution of the Planning Board (or by resolution of the Zoning Board of Adjustment if said agency has jurisdiction over a subdivision plan pursuant to § 500-604) shall be required as a condition for the filing of such plats with the county recording officer.
C.
Soil removal. Soil removal in conjunction with site plan and subdivision
review and approval.
(1)
The removal of soil for sale or use other than for the premises from which the soil shall be taken in conjunction with site plan or subdivision (whether the same be minor or major) shall be subject to the provisions of the Gloucester Township Soil Removal Ordinance, Chapter 71, Soil Removal, of the Code of the Township of Gloucester, and the applicable provisions of this chapter.
(2)
The soil removal plan to be submitted in accordance with this
article shall contain the following:
(a)
Titled as "Soil Removal Plan for (name of development)," showing
block and lot, municipality and county.
(b)
North arrow.
(c)
Scale of not less than one inch equals 50 feet.
(d)
The date of the original drawing.
(e)
Area for the date and substance of each revision.
(f)
Existing topographical contour lines.
(g)
Proposed topographical contour grades which will result from
the intended soil removal.
(h)
Existing water drainage conditions.
(i)
All wooded areas.
(j)
The limit of the area or areas on the premises within which
the soil operations or removal is to be conducted, and unless specifically
waived by the Council, the dimensions of the premises or the lot.
(k)
The existing elevations of the lands, buildings, structures,
streets, streams, bodies of water and watercourses on the premises
or lot and within 200 feet of said premises or lot.
(l)
The proposed final elevations at each point where existing elevations
are shown on the map which are to be changed as a result of completion
of the proposed work.
(m)
The proposed slopes and lateral supports at the limits of the
area, upon completion of the excavations and soil removal operations.
(n)
The proposed provisions and facilities for water drainage.
(o)
An accurate cross section or sections showing the location or
locations in quantities, in cubic yards, of the soil to be removed.
(p)
Unless specifically waived by Council, the plan shall be prepared
by a licensed engineer of the State of New Jersey.
(q)
The place or places where the entrances or exits to the excavation
area of the soil removal operation are located, and where fences or
buildings are to be located.
(r)
The total number of cubic yards of soil to be removed pursuant
to the permit.
A.
Preapplication consultation. Copies of this chapter shall be available
upon request and payment of fee covering cost of preparation to any
person desiring to subdivide a parcel of land or obtain site plan
approval. It shall be the right of any applicant to request a meeting
with the Planning Board to review his development concept and/or the
applicability of the regulations of this chapter.
B.
Approvals of other agencies. Unless specifically provided otherwise
by statute, any approval granted by the local approving authority
shall be conditioned upon timely receipt of the required approval
from any other reviewing agency having jurisdiction, regardless whether
such condition is expressed in a resolution of approval.
C.
Submission deadline. When warranted, considering the size of the
project, the agenda of the approving authority and the applicant's
factual circumstances, the deadline for the submission of a new application
can be reduced by the administrative officer.
D.
Staff review. The administrative officer shall submit the development
application to the professional staff of the approving agency or other
Township department or agency as directed by the Board for review
and report to the Board, except that no review and report by the Board
Planner shall be required for minor subdivisions unless specifically
ordered by the Board. Each shall have not more than 30 days from receipt
to report thereon.
E.
Amended applications. Whenever a development application which has
been the subject of a public hearing has been substantially amended
for the layout of improvements or impact on adjoining properties,
it shall be proceeded upon as a new application.
F.
Wetland delineation. No application for development will be considered
complete until the applicant has calculated and delineated the area
of wetlands based upon a wetlands delineation approved by the New
Jersey Department of Environmental Protection.
G.
County Planning Board. Each application for subdivision approval,
where required pursuant to Section 5 of P.L. 1968, c. 285,[1] and each application for site plan approval, where required
pursuant to Section 8 of P.L. 1968, c. 285,[2] shall be submitted by the applicant to the County Planning
Board for review and approval, as required by the aforesaid sections,
and the 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.
H.
Minimum requirements. Each application for subdivision approval and
each application for site plan approval shall meet the requirements
of this article and shall contain where applicable the following provisions
pursuant to N.J.S.A. 40:55D-38:
(1)
Streets in the subdivision or land development of sufficient
width and suitable grade and suitably located to accommodate prospective
traffic and to provide access for firefighting and emergency to buildings
and coordinated so as to compose a convenient system consistent with
the Official Map, if any, and the circulation element of the Master
Plan, if any, and so oriented as to permit, with the limits of practicality
and feasibility the buildings constructed thereon the maximize solar
gain, provided that no street or width greater than 50 feet within
the right-of-way lines shall be required unless said street constitutes
an extension of an existing street of the greater width or already
has been shown on the Master Plan at the greater width, or already
has been shown in greater width on the Official Map.
(2)
Protection and conservation of soils from erosion by wind or
water or from excavating or grading.
(3)
Consistency of the layout or arrangement of the subdivision or land development with the requirements of Article IX of this chapter.
(4)
Adequate water supply, drainage, shade trees, sewerage facilities
and other utilities necessary for essential services to residents
and occupants.
(5)
Suitable size, shape and location for any area reserved for
public use pursuant to N.J.S.A. 40:55D-44.
(6)
Reservation pursuant to N.J.S.A. 40:55D-43 of any open space to be set aside for the use and benefit of the residents of planned development resulting from application of standards of density or intensity of land use contained in Article IX of this chapter, pursuant to N.J.S.A. 40:55D-65c.
(7)
Provisions for off-tract water, sewer, drainage, and street
improvements which are necessitated by a subdivision or land development,
subject to the provisions of N.J.S.A. 40:55D-42.
I.
Alternate submissions. Alternate design submissions shall not be
accepted. Only one plat design shall be accepted for public hearing.
J.
Simultaneous review.
(1)
The
approving authority shall have the power to act upon subdivision,
conditional use, or variance applications simultaneously without the
applicant making further application or approving authority holding
further hearing. The longest time period for action by the approving
authority, whether it be for subdivision, conditional use, site plan
or use variance approval, shall apply. Whenever approval of a conditional
use or variance is requested by the applicant in conjunction with
a site plan or subdivision application, notice of the hearing on the
plan shall include reference to the request for conditional use or
variance.
(2)
It
is the intent and purpose of this chapter that the subdivision application
be made at the same time as the variance application, in which case
the applicant shall further submit the data required, where applicable.
If, however, the applicant desires to obtain a decision on the variance
application without undergoing the expense of a detailed subdivision
application, the applicant may submit all required data and obtain
a decision within the time prescribed by N.J.S.A. 40:55D-73. However,
any approval of a variance application that shall require either a
major or minor subdivision approval shall provide, as a condition
of approval, that the variance granted shall be null, void and of
no legal effect, unless the required major or minor subdivision and/or
site plan approval is obtained within 180 days of the date of the
resolution approving said variance.
K.
Plan preparation. All drawings and documents submitted for consideration
shall be signed and sealed in accordance with N.J.A.C. 13:41-4.
A.
The submission of an informal plat for a major subdivision is optional.
The purpose shall be to review concepts to assist the applicant in
the preparation of subsequent plans. No decision shall be made and
no formal action shall be taken on an informal plat. The data to be
included for an informal review shall be sufficient to enable the
approving authority and the applicant to comment upon:
(1)
Design concepts such as building location, ingress and egress,
parking, major natural features that shall have to recognize or may
influence certain design criteria, and the applicant's basic
intent for water, sewage, and storm drainage facilities; and
(2)
The effect on environmentally sensitive areas based upon a map
of the site indicating all "ecologically sensitive areas" as derived
from the applicant's or his representatives' knowledge of the
site and ecologically sensitive lands as indicated in existing sources
of information such as the Gloucester Township Master Plan, Natural
Resource Inventory, USGS Maps, and Camden County Soil Conservation
Service.
B.
The developer shall file with the administrative officer at least
20 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the administrative
officer.
(2)
A copy of the informal plat.
(3)
A letter from the applicant to the approving authority outlining
the development plans.
(4)
Seven copies of the informal plat as follows:
(b)
Titled as "Informal Plat for Review."
(c)
Title block containing block and lot number and signature of
plat preparer.
(d)
Name and address of the applicant and of the owner.
(e)
Name, address, telephone number and signature of plat preparer.
(f)
North arrow.
(g)
Scale not less than one inch equals 100 feet.
(h)
The date of the original drawing.
(i)
Area for the date and substance of each revision.
(j)
All adjacent block and lot numbers.
(k)
Zoning district(s).
(l)
A key map with North arrow showing the entire development and
its relation to surrounding areas.
(m)
Area of original tract to nearest tenth of an acre.
(n)
Existing lot lines to be eliminated.
(o)
Existing and proposed street and lot layout, with dimensions,
showing that portion proposed for development in relation to the entire
tract.
(p)
Area of each proposed lot.
(q)
Existing structures and uses, including the shortest distance
between any existing building and proposed or existing lot lines.
(r)
All setback lines.
(s)
Intent for water supply and sewage treatment.
(t)
Existing contours based on USGS datum where appropriate.
(u)
Approximate location of wooded areas.
(v)
Existing and proposed rights-of-way and easements within and
adjoining tract.
(w)
Proposed access points and parking area on site plans.
A.
Statement of purpose. It is the purpose of this section to promote
mutual agreement between the developer and the Planning Board concerning
planned developments. This provision for general development plans
seeks to encourage a formal basis for clearly establishing the expectations
of the developer by the Planning Board and what the developer can
expect from the Planning Board. A planned development by its nature
requires flexibility and it is intended to grant the Planning Board
sufficient flexibility to ensure that such developments are successful
and meet the needs of the community.
B.
Submission of a general development plan. An applicant may elect
to submit an application for development under these provisions for
any planned unit development, planned residential development, residential
cluster, planned commercial development or planned industrial development
on any tract of land 100 acres or larger.
C.
General requirements.
(1)
The general development plan shall set forth the permitted number
of dwelling units, the amount of nonresidential floor space, the residential
density, and the nonresidential floor area ratio for the planned development,
in its entirety, according to a schedule which sets forth the timing
of the various sections of the development. The planned development
shall be developed in accordance with the general development plan
approved by the Planning Board, or an ordinance or regulation adopted
pursuant thereto after the effective date of the approval.
(2)
A general development plan, as authorized by N.J.S.A. 40:55D-45.1
et seq., shall be submitted to the Planning Board prior to the granting
of preliminary approval.
(3)
The Planning Board shall grant or deny general development plan
approval within 95 days after submission of a complete application
to the Board, or within such time as may be consented to by the applicant.
Failure of the Planning Board to act within the prescribed period
shall constitute general plan approval of the planned development.
The applicant may not submit a joint application to the Planning Board
that combines the general development plan with the preliminary plan
application for the first phase of the planned development.
D.
Preapplication conference.
(1)
The applicant may request an informal preapplication conference
with the staff of the Planning Board prior to the filing of a formal
application for the purpose of clarifying standards and regulations
that will be applicable to their proposal. Requests for a preapplication
conference shall be made in writing to the Planning Board. Requests
shall include the name and address of the applicant, location of the
property proposed for development, and a brief description of the
nature of the proposed development.
(2)
Within 10 working days following receipt of a request for a
preapplication conference, the planning staff shall schedule a preapplication
conference and notify the applicant of the time, date and location
of the conference.
(3)
Neither the developer nor the Planning Board shall be bound
by any informal or concept plan approval of the general development
plan in accordance with N.J.S.A. 40:55D-10.1.
(4)
At the preapplication conference the applicant may present a
conceptual, or schematic, plan, or any other materials that are descriptive
of the proposed development. No representation made by the planning
staff or Planning Board during the course of the preapplication conference
shall be binding on the staff or the Planning Board with respect to
any application subsequently submitted.
E.
General development plan contents. A general development plan shall
include the following submission items:
(1)
A general land use plan, at a scale indicating the tract area
and general locations of the land uses to be included in the planned
development. The total number and types of dwelling units, the amount
of nonresidential floor area to be provided, and proposed land areas
to be devoted to residential, nonresidential and open space uses shall
be set forth. In addition, the proposed types of nonresidential uses
to be included in the planned development shall be set forth, and
the land area to be occupied by each proposed use shall be estimated.
The density and intensity of use of the entire planned development
shall be set forth, and a residential density and a nonresidential
floor area ratio shall be provided, according to a schedule which
sets forth the timing of the various sections of the development;
(2)
A circulation plan showing the general location and types of
transportation facilities, including facilities for pedestrian access
within the planned development and any proposed improvements to the
existing transportation system outside the planned development;
(3)
An open space plan showing the proposed land area and general
location of parks and any other land areas to be set aside for conservation,
recreational, or agricultural purposes, and a general description
of improvements proposed to be made thereon, including a plan for
the operation and maintenance of parks, recreational or agricultural
lands;
(4)
A utility plan indicating the need for and showing the proposed
location of sewerage and water lines, any drainage facilities necessitated
by the physical characteristics of the site, proposed methods of handling
solid waste disposal and a plan for the operation and maintenance
of proposed utilities;
(5)
A stormwater management plan setting forth the proposed method
of controlling and managing stormwater on the site;
(6)
An environmental inventory, including a general description
of the vegetation, soils, topography, steep slopes, geology, surface
hydrology, wetlands, floodplains, climate and cultural resources of
the site, existing man-made structures or features, and the probable
impact of the development on the environmental attributes of the site;
(7)
A community facility plan indicating the scope and type of supporting
community facilities which may include, but not be limited to, educational
or cultural facilities, historic sites, libraries, hospitals, firehouses,
and police stations;
(8)
An affordable housing plan, incorporating and describing the
steps to be taken by the developer and officials of Gloucester Township,
shall be approved by the Planning Board in conjunction with the general
plan approval, if required. In addition, the affordable housing plan
shall outline the number of affordable housing units to be provided
and the extent to which any housing obligation assigned to the municipality
will be fulfilled by the development;
(9)
A local service plan indicating those public services which
the applicant proposes to provide and which may include, but not be
limited to, water, sewer, cable and solid waste disposal;
(10)
A fiscal report describing the anticipated demand on municipal services to be generated by the planned development and any other financial impacts to be faced by the municipality or school districts as a result of the completion of the planned development. The fiscal report shall also include a detailed projection of property tax revenues which will accrue to the county, municipality, and school district according to the timing schedule provided under Subsection E(11) hereinbelow of these regulations and following the completion of the planned development in its entirety;
(11)
A proposed timing schedule, in the case that the planned development
construction is contemplated over a period of years, including any
terms or conditions which are intended to protect the interest of
the public and of the residents who occupy any section of the planned
development prior to the completion of the development in its entirety;
(12)
A landscaping plan detailing the location, type, size, and extent
of vegetative cover and plantings to be utilized in the planned development;
and
(13)
A municipal development agreement, which shall mean a written
agreement between a municipality and a developer relating to the planned
development.
F.
Major site plan or subdivision approval required.
(1)
Preliminary approval. The planned development shall be subject to the development review procedures specified in Article VII and this Article VIII and shall require preliminary approval of a subdivision plat and site plan. A combined preliminary and final application for subdivision and site plan approvals shall be permitted for an individual phase of the planned development.
G.
Effect of general development plan approval.
(1)
The term of the effect of the general development plan approval
shall be determined by the Planning Board, which shall take into consideration
the following factors in making its determination:
(a)
The number of dwelling units and size of the land area;
(b)
The prevailing economic conditions and market;
(c)
The proposed phasing schedule for the project and likelihood
of its fulfillment;
(d)
The developer's capability of completing the proposed development;
(e)
The specific contents of the general development plan; and
(f)
Any conditions which the Planning Board attached to its approval.
(2)
The term of the effect of the general development plan approval
shall not exceed 20 years from the date of final approval of the first
section of the planned development.
(3)
Should a developer, having general development plan approval,
fail to apply for preliminary approval for the planned development
which is the subject of that general development plan approval within
five years of the date upon which the general development plan has
been approved by the Planning Board, the general development plan
approval shall lapse.
H.
Modification of timing schedule. In the event that the developer
seeks to modify the proposed timing schedule, such modification shall
require the approval of the Planning Board. The Planning Board shall,
in deciding whether or not to grant approval of the modification,
take into consideration prevailing economic and market conditions,
anticipated and actual needs for residential units and nonresidential
space within the municipality and the region, and the availability
and capacity of public facilities to accommodate the proposed development.
I.
Variation approval.
(1)
The developer is required to gain the prior approval of the
Planning Board if, after approval of the general development plan,
the developer wishes to make any variation in the location of land
uses within the planned development or to increase the density of
residential development or the floor area ratio of nonresidential
development in any section of the planned development.
(2)
Any variation in the location of land uses or increase in density
or floor area ratio proposed in reaction to a negative decision of,
or condition of development approval imposed by the Department of
Environmental Protection pursuant to P.L. 1973, c. 185 (N.J.S.A. 13:19-1
et seq.), shall be approved by the Planning Board if the developer
can demonstrate, to the satisfaction of the Planning Board, that the
variation being proposed is a direct result of such determination
by the Department of Environmental Protection, as the case may be.
J.
Revision of general development plan.
(1)
Except as provided hereunder, once a general development plan
has been approved by the Planning Board, it may be amended or revised
only upon application by the developer and approved by the Planning
Board.
(2)
A developer may, without violating the terms of the general
development plan approval, reduce the number of residential units
or amounts of nonresidential floor space by no more than 15% or reduce
the residential density or nonresidential floor area ratio by no more
than 15%; provided, however, that a developer may not reduce the number
of residential units to be provided pursuant to P.L. 1985, c. 222
(N.J.S.A. 52:27D-301 et al.), without prior municipal approval.
K.
Notification of completion.
(1)
Upon the completion of each section of the development as set
forth in the approved general development plan, the developer shall
notify the administrative officer, by certified mail, as evidence
that the developer is fulfilling his obligations under the approved
plan. For the purposes of this section, "completion" of any section
of the development shall mean that the developer has acquired a certificate
of occupancy for every residential unit or every nonresidential structure,
as set forth in the approved general development plan and pursuant
to Section 15 of P.L. 1975, c. 217 (N.J.S.A. 52:27D-133). If the municipality
does not receive such notification at the completion of any section
of the development, the municipality shall notify the developer, by
certified mail, in order to determine whether or not the terms of
the approved plan are being complied with.
(2)
If a developer does not complete any section of the development
within eight months of the date provided for in the approved plan,
or if at any time the municipality has cause to believe that the developer
is not fulfilling his obligations pursuant to the approved plan, the
municipality shall notify the developer, by certified mail, and the
developer shall have 10 days within which to give evidence that he
is fulfilling his obligations pursuant to the approved plan. The municipality
thereafter shall conduct a hearing to determine whether or not the
developer is in violation of the approved plan. If, after such a hearing,
the municipality finds good cause to terminate the approval, it shall
provide written notice of same to the developer and the approval shall
be terminated 30 days thereafter.
(3)
In the event that a developer who has general development plan
approval does not apply for preliminary approval for the planned development
which is the subject of that general development plan approval within
five years of the date upon which the general development plan has
been approved by the Planning Board, the municipality shall have cause
to terminate the approval.
L.
Approval terminated upon completion. In the event that a development
which is the subject of an approved general development plan is completed
before the end of the term of the approval, the approval shall terminate
with the completion of the development. For the purposes of this section,
a development shall be considered complete on the date upon which
a certificate of occupancy has been issued for the final residential
or nonresidential structure in the last section of the development
in accordance with the timing schedule set forth in the approved general
development plan and the developer has fulfilled all of his or her
obligations pursuant to the approval.
A.
Buildable lots. The data to be included for a minor subdivision shall
be sufficient to enable the approving authority to determine that
the proposed lots shall be buildable lots within the standards established
by this chapter.
B.
Submission requirements. The applicant shall file with the administrative
officer at least 15 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the administrative
officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the minor subdivision plat checklist.
(6)
Seven copies of the minor subdivision plat as follows:
(7)
North arrow.
(8)
Scale of not less than one inch equals 100 feet.
(9)
The date of the original drawing.
(10)
Area for the date and substance of each revision.
(11)
All adjacent block and lot numbers.
(12)
Zoning district(s).
(13)
A key map with the North arrow showing the entire development
and its relation to surrounding areas.
(14)
Area of original tract to nearest tenth of an acre.
(15)
Existing lot lines to be eliminated.
(16)
Existing and proposed street and lot layout, with dimensions
showing that portion proposed for development in relation to the entire
tract, together with new block and lot numbers issued by the Tax Assessor
and street addresses approved by the Engineer.
(17)
Area of each proposed lot.
(18)
Existing structures and uses, including the shortest distance
between any existing building and proposed or existing lot lines.
(19)
All setback lines.
(20)
Intent for water and sewer treatment.
(21)
Contours based on USGS datum where appropriate.
(22)
Approximate location of wooded area.
(23)
Existing and proposed rights-of-way and easements within and
adjoining the tract.
(26)
Deed restricted buffer, if required.
(27)
Appropriate places for the signature of the Chairperson and
Secretary of the approving authority, the dates of the official approving
authority actions and dates of the signatures.
A.
Standards for review. In reviewing major subdivisions, the reviewing
body shall take into consideration conformity with the adopted Master
Plan, the natural features of the Township and the site, and the ecological
systems of the Township, retention of trees, preservation of historic
areas, alleviation of existing problems and reasonably anticipated
problems worsened or caused by the subdivision relating to water systems
and resources, drainage, sewerage, traffic hazards and pedestrian
travel, fire and police protection, health and sanitation, and erosion
and siltation. In reviewing major subdivisions for 50 or more units
of single-family housing or 25 or more units of multifamily housing,
the reviewing body shall take into consideration methods of addressing
the recycling requirements of the Township.
B.
Submission requirements. The applicant shall file with the administrative
officer at least 35 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the administrative
officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the completed major subdivision preliminary plat checklist.
(6)
Four copies of the drainage calculations and engineer's
report.
(7)
Four copies of an environmental impact report which shall include the requirements and elements set forth in § 500-816, Environmental impact statement, of this article.
(8)
Four copies of the Soil Erosion and Sediment Control Plan.
(9)
Four copies of the traffic impact statement, which shall include the requirements and elements set forth in § 500-815, Traffic impact report, of this article.
(10)
Four copies of a recycling report addressing the means of recycling
for the proposed subdivision, including:
(11)
Four copies of any additional reports or supporting data not
included on the preliminary plat.
(12)
The applicant should demonstrate that the number of proposed dwelling units on the tract or parcel of land are in accordance with the definition of "density" in Article II.
(13)
Twelve copies of the preliminary plat which shall show or be
accompanied by the information listed below and by such other information
as is reasonably necessary to make a decision as to whether the requirements
necessary for preliminary approval have been met:
(a)
Identifying and general information.
[2]
Titled as "Preliminary plat" for (name of development).
[3]
Plats shall be presented on sheets of one of the
following dimensions: 30 inches by 42 inches; 24 inches by 36 inches;
15 inches by 21 inches; or 8 1/2 inches by 13 inches.
[4]
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.
[5]
The plat shall consist of as many separate maps
as necessary to properly evaluate the subdivision and the proposed
work.
[6]
A boundary survey by a licensed New Jersey surveyor
certified on a date of submission.
[7]
Title block containing block and lot number for
the tract and the name of the Township.
[8]
Name and address of the applicant and the owner,
together with owner's written consent to the application.
[9]
Name, address, telephone number, signature and
seal of plat preparer.
[10]
Space for the application number.
[11]
North arrow.
[12]
Scale not less than one inch equals 100 feet with
written and graphic scales shown.
[13]
The date of the original drawing.
[14]
Area for the date and substance of each revision.
[15]
A key map with North arrow showing the entire
development and its relation to surrounding areas at a scale of not
less than one inch equals 2,000 feet.
[16]
The names, addresses, block and lot numbers of
all property owners within 200 feet of the subdivision.
[17]
Locations of all existing structures and their
uses within 200 feet of the tract.
[18]
Zoning district(s).
[19]
Area of original tract to nearest one-hundredth
of an acre.
[20]
Existing lot lines to be eliminated.
[21]
Existing and proposed street and lot layout, with
dimensions correct to scale accuracy, showing that portion proposed
for development in relation to the entire tract.
[22]
The names, location, right-of-way in the subdivision.
[23]
The location and description of all existing or
proposed boundary control monuments and pipes.
[24]
The number of lots being created.
[25]
Each block shall be numbered or lettered, and
the lots within each block shall be numbered consecutively beginning
with the number one or as acceptable to the Township Engineer.
[26]
Area of each proposed lot correct to one-tenth
of an acre.
[28]
All side, rear and front setback lines with dimensions.
[29]
Appropriate places for the signature of the Chairperson
and Secretary of the approving authority, the dates of the official
approving authority actions and dates of the signatures.
[30]
Area for storage and pickup of recyclables.
(b)
Natural features and drainage.
[1]
Two permanent bench marks based on USGS datum.
All elevations to relate to bench marks.
[2]
Existing elevations and contour lines over the
entire area of the proposed subdivision. Contours shall be shown at
not more than two-foot intervals for area with less than 20% slope,
five-foot intervals for areas with slopes in excess of 20%.
[3]
Grading plan in accordance with § 500-506, Grading, to illustrate the locations and dimensions of man-made and/or natural features, including:
[5]
Floodplain limits as determined by the Master Plan
and on-site evaluation by a licensed professional engineer.
[6]
When a running stream 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 result
of preapplication meeting with New Jersey Division of Water Resources
or such agency having jurisdiction shall accompany the application.
[7]
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.
[8]
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 and final disposition
of the surface waters.
(c)
Circulation and utilities.
[2]
Plans for all proposed streets or road improvements,
whether on-site or off-site or off-tract, indicating:
[4]
If private utilities are proposed, they shall comply
fully with all Township, county and state regulations.
[5]
If service is to be provided by an existing water
or sewer utility company, a letter from that company shall be submitted,
stating that service shall be available before occupancy of any proposed
structures.
[6]
When on-lot water or sewage disposal is proposed,
the concept plan shall be submitted, stating that service shall be
available before occupancy of any proposed structure.
(d)
A traffic impact statement in accordance with § 500-815, Traffic impact report, of this article.
(e)
Environmental impact statement in accordance with § 500-816, Environmental impact statement, of this article.
(f)
Soil borings.
[1]
Test boring, percolation rates and water levels
shall be obtained by a licensed engineer in accordance with the following
standards:
[a]
Up to a two-acre site: one test hole.
[b]
Two-acre site: three test holes.
[c]
Three-acre site: six test holes.
[d]
Five-acre to 10-acre site: eight test holes.
[e]
Eleven-acre to 40-acre site: 10 test holes.
[f]
Forty-one-acre to 100-acre site: 16 test holes.
[g]
Over 100-acre site: 20 test holes.
[2]
These borings shall be distributed over the tract
to adequately represent site conditions and shall be to a minimum
depth of 10 feet.
(g)
Landscaping, recreational and areas of public use.
[3]
A landscape plan shall be submitted that includes:
[5]
All man-made improvements shall be shown.
[6]
All areas to be sodded or seeded shall be shown.
A.
Standards for review. In reviewing final plats, the approving authority
shall ensure that the subdivision is in conformity with the preliminary
plat approval. In the case of residential clusters, approving authority
may permit minimal deviations from the conditions of preliminary approval,
necessitated by change of 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.
Submission requirements. The applicant shall file with the administrative
officer at least 15 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the Administrative
Officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the signed preliminary plat in conformance with the
resolution of approval.
(6)
A copy of the completed major subdivision final plat checklist.
(7)
Four sets of final development plans at one inch to 50 feet
showing all utilities and other improvements (both in the development
and off-tract) in exact location and elevation that includes the information
required to be submitted for a preliminary major subdivision application,
excepting a traffic impact report and an environmental impact report.
(8)
A construction schedule in accordance with § 500-905D of this article for all improvements yet to be installed.
(9)
A street numbering plan prepared by the administrative officer.
(10)
Seven copies of the final plat as follows:
(b)
Titled as "Final Plat for (name of development)" and showing
block and lot, municipality and county.
(c)
Plats shall be presented on sheets of one of the following dimensions:
30 inches by 42 inches; 24 inches by 36 inches; 15 inches by 21 inches;
or 8 1/2 inches by 13 inches.
(e)
Tract boundary lines.
(f)
Municipal boundary lines if within 200 feet of the tract being
subdivided.
(g)
All street names and addresses approved by the Township Engineer
and Tax Assessor.
(h)
All lot lines and other site lines with accurate dimension,
bearings, central angles, radii, and lengths of all curves.
(i)
Minimum building setback lines.
(j)
The area of each lot shown to the nearest square foot and the
nearest one-thousandth of an acre.
(k)
All dimensions, both linear and angular, shall be based on a
certified boundary.
(l)
Block and lot numbers provided by the Township Engineer.
C.
Certification by the Township Engineer. The Township Engineer shall
prepare a statement that he/she has examined the street, drainage,
utility, erosion, stormwater control, and grading plans and found
that they substantially conform with the provisions of this chapter.
He shall also identify those portions of any improvements already
installed and indicate that the developer has either:
A.
Standards for review. The data to be included for a minor site plan
shall be sufficient to enable the approving authority to determine
that the proposed site design shall not have a deleterious effect
upon the neighborhood and that it is designed in conformance with
the standards of this chapter. In reviewing minor site plans incorporating
any commercial or industrial development proposal for the utilization
of 1,000 square feet or more of land, the reviewing body shall take
into consideration methods of addressing the recycling requirements
of the Township.
B.
Submission requirements. The applicant shall file with the administrative
officer at least 28 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the administrative
officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the completed minor site plan checklist.
(6)
Four copies of a recycling report addressing the means of recycling
for the proposed minor site, including:
(7)
Seven copies of the minor site plan checklist.
(8)
Minor site plan, including the following items and/or standards:
(b)
Titled as "Minor Site Plan" for name of the development.
(c)
Title block containing block and lot number for the tract.
(d)
Name and address of the application and of the owner.
(e)
Name, address, telephone number and signature of plat preparer.
(f)
North arrow.
(g)
Scale not less than one inch equals 100 feet.
(h)
The date of the original drawing.
(i)
Area for the date and substance of each revision.
(j)
Signature blocks for the Board Engineer, Planner and appropriate
Fire Marshal.
(k)
All adjacent block and lot numbers.
(l)
Zoning district(s).
(m)
A key map with North arrow showing the entire development and
its relation to surrounding areas.
(n)
Area of tract to nearest tenth of an acre.
(o)
Existing lot lines to be eliminated.
(p)
Existing and proposed street and lot layout with dimensions
showing that portion proposed for development in relation to the entire
tract.
(q)
Existing and proposed structure and uses, including the shortest
distances between buildings and lot lines.
(s)
An indication of those buildings to remain and those to be removed.
(t)
Building elevations.
(u)
Building coverage and impervious coverage in acres or square
feet and percentage of lot coverage.
(v)
All setback lines.
(w)
Intent for water and sewer treatment.
[1]
Show any existing wells and/or septic systems.
[2]
Show proposed septic systems and/or well locations.
[3]
Show proposed public water and/or sewer connections.
[4]
When septic systems are proposed, supply boring and percolation test results per § 500-806B(13)(f).
[5]
When public sewer is proposed, supply one boring for each acre
if soil maps indicate that the seasonal high water table may exceed
ordinance standard for buildable lot.
(x)
Existing and proposed right-of-way and easements within the
adjoining tract.
(y)
(aa)
Freestanding sign details showing location and dimensions.
(bb)
Circulation and parking details in accordance with the standards
of this chapter, including:
A.
General purposes and standards for review. Site plan review 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 appropriately housed and/or screened; and for the protection and
promotion of public health, safety, morals and welfare. In reviewing
major site plans, the reviewing body shall take into consideration
conformity with the adopted Master Plan, the natural features of the
Township and the site, and the ecological systems of the Township,
retention of trees, preservation of natural vegetation and scenic
beauty, preservation of historic areas, problems worsened or caused
by the site development relating to water systems and resources, drainage,
sewerage, traffic hazards and pedestrian travel, fire and police protection,
health and sanitation, and erosion and siltation. In reviewing major
site plan incorporating any commercial or industrial development proposal
for the utilization of 1,000 square feet or more of land, the reviewing
body shall take into consideration methods of addressing the recycling
requirements of the Township.
B.
Submission requirements. The applicant shall file with the administrative
officer at least 35 days prior to the meeting of the approving authority
the following:
(1)
The required application forms supplied by the administrative
officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the major site plan preliminary checklist.
(6)
Four copies of the drainage calculations and engineer's report.
(7)
Four copies of the environmental impact report which shall include the requirements and elements set forth in § 500-816, Environmental impact statement, of this article.
(8)
Four copies of the Soil Erosion and Sediment Control Plan.
(9)
Four copies of the traffic impact statement which shall include the requirements and elements set forth in § 500-815, Traffic impact report, of this article.
(10)
Four copies of any additional reports or supporting data not
included on the preliminary site plan and required by this chapter.
(11)
Four copies of a recycling report addressing the means of recycling
for the proposed site plan, including:
(12)
The applicant should demonstrate that the number of proposed dwelling units on the tract or parcel of land are in accordance with the definition of "density" in Article II.
(13)
Twelve copies of the preliminary site plan which shall show
or be accompanied by the following information:
(a)
Identifying and general information.
[2]
Titled as "Preliminary Site Plan for (name of development)."
[3]
Plans shall be presented on sheets of one of the
following dimensions: 30 inches by 42 inches; 24 inches by 36 inches;
15 inches by 21 inches; or 8 1/2 inches by 13 inches.
[4]
If more than one sheet is required to show the
entire site development, a separate composite map shall be drawn showing
the entire tract and the sheets on which the various sections are
shown, and each detail sheet shall include a key map showing its relation
to whole tract.
[5]
The plat shall consist of as many separate maps
as are necessary to properly evaluate the site plan and the proposed
work.
[6]
A boundary survey by a licensed New Jersey land
surveyor, certified on a date within six months of the date of submission.
[7]
Title block containing block and lot numbers for
the tract and the name of the Township.
[8]
Name and address of the applicant and of the owner,
and signed consent of latter, if different from applicant.
[9]
Name, address, telephone number, signature and
seal of plat preparer.
[10]
Space for the application number.
[11]
North arrow.
[12]
Scale not less than one inch equals 50 feet with
written and graphic scales shown.
[13]
The date of the original drawing.
[14]
Area for the date and substance of each revision.
[15]
A key map with the North arrow showing the entire
development and its relation to surrounding areas at a scale of not
less than one inch equals 2,000 feet.
[16]
The names, addresses and block and lot numbers
of all property owners within 200 feet of the tract.
[17]
Locations of all existing structures and their
uses within 200 feet of the tract.
[18]
Zoning district(s) and lines.
[19]
Area of original tract to nearest one-hundredth
of an acre.
[20]
Existing lot lines to be eliminated.
[21]
Existing and proposed street and lot layout with
dimensions correct to scale accuracy, showing that portion proposed
for development in relation to the entire tract.
[22]
The site in relation to all remaining contiguous
lands in the applicant's or owner's ownership.
[23]
The names, locations, rights-of-way widths and
purposes of existing and proposed easements and other right-of-way
on the tract. Legal documentation that supports the granting of an
easement by an adjoining property owner shall be included where necessary.
[24]
Existing and proposed building coverage in square
feet and as a percentage of the lot area.
[25]
Existing and proposed impervious lot coverage
in acres or square feet and as a percentage of the lot area.
[26]
All side, rear and front setback lines with dimensions.
[27]
Appropriate places for the signatures of the Board
Engineer, Planner of the approving authority actions and dates of
the signatures and the appropriate Fire Marshal.
[28]
Area for the storage and pickup of recyclables.
(b)
Building and use.
[2]
[3]
A written description of the proposed use(s) and
operation(s) of the building(s), including:
[a]
The number of employees or users of nonresidential
buildings;
[b]
The proposed number of shifts to be worked and
maximum number of employees on each shift;
[c]
Expected truck and tractor trailer traffic;
[d]
Emission of noise, glare, variation, heat, odor,
air, and water pollution;
[e]
Safety hazards.
[4]
Expansion plans incorporated into the building
design.
[5]
Floor plans where multiple dwelling units or more
than one use is proposed that have different parking standards.
(c)
Natural features and drainage.
[1]
Two permanent bench marks based on USGS datum.
All elevations shall be related to bench marks.
[2]
Existing and proposed elevations and contour lines
over the entire area of the proposed site development.
(d)
Circulation, facilities and utilities.
[2]
Plans of all proposed improvements, whether on-site,
or off-site or off-tract, showing:
[a]
Acceleration/deceleration lanes;
[b]
Traffic channelization;
[c]
Fire lanes;
[d]
Driveways and aisles with dimensions;
[f]
Loading areas and number;
[g]
Curbs;
[h]
Ramps for handicapped;
[i]
Sidewalks and bike routes;
[j]
Any related facility for the movement and storage
of goods, vehicles and persons;
[k]
Directional signs with scaled drawings;
[l]
Sight triangle easements at intersections;
[m]
Radii of curblines;
[n]
Street names;
[o]
Traffic control devices;
[r]
Fencing, railroad ties, bollards and parking bumpers;
[s]
Any expansion plans for the proposed use shall
show feasible parking and loading expansion plans to accompany building
expansion;
[t]
Cross sections;
[u]
Proposed grades;
[v]
For roads provide center line profiles at horizontal
scale of not less one inch equals 50 feet.
[4]
If private utilities are proposed, they shall comply
fully with all Township, county, and state regulations.
[5]
If service is to be provided by an existing water
or sewer company, a letter from the company shall be submitted, stating
that service shall be available before occupancy of any proposed structures.
[7]
Location of proposed electric, telephone and cable
television lines.
(e)
A traffic impact statement in accordance with § 500-815, Traffic impact report, of this article.
(f)
An environmental impact statement in accordance with § 500-816, Environmental impact statement, of this article.
(g)
Landscaping, recreation and areas of public use. The same as required by § 500-806B(13)(g) of this article.
A.
Standards for review. In reviewing final site plans, the approving
authority shall ensure that the drawing specifications and estimates
of the application for final approval conform with the preliminary
site plan approval. In the case of residential cluster, the approving
authority may permit minimal deviations from the conditions of preliminary
approval, without the developer being required to submit another application
for development for preliminary approval.
B.
Submission requirements. The applicant shall file with the administrative
officer at least 15 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the administrative
officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the signed preliminary site plan is in conformance
with the resolution of approval.
(6)
A copy of the final site plan checklist.
(7)
Four sets of the final development plans at a minimum scale
of one inch equals 50 feet showing all utilities and other improvements
(both in the development and off-tract) in exact location and elevation.
(8)
A construction schedule in accordance with § 500-905D of this chapter for all improvements yet to be installed.
(9)
Seven copies of the final site plan as follows:
(a)
Clearly and legibly drawn and prepared in accordance with § 802.K.
(b)
Titled as "Final Site Plan for (name or development)" and showing
block and lot, municipality and county.
(c)
Plats shall be presented on sheets of one of the following dimensions:
30 inches by 42 inches; 24 inches by 36 inches; 15 inches by 21 inches;
8 1/2 inches by 13 inches.
(d)
If more than one sheet is required to show the entire site development,
a separate composite map shall be drawn showing the entire tract 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.
(e)
Appropriate places for the signatures of the Chairperson and
Secretary of the approving authority, the dates of the official approving
authority actions and dates of the signatures.
(f)
Tract boundary lines.
(g)
Street names.
(h)
All lot lines and other site lines with accurate dimensions,
bearings, central angles, radii, and lengths of all curves.
(i)
Minimum building setback lines.
C.
Certification by Township Engineer. The Township Engineer shall prepare
a statement that he/she has examined the street, drainage, utility,
erosion, stormwater control, and found that they substantially conform
with the provisions of this chapter. He shall also identify those
portions of any improvements already installed and indicate that the
developer has either:
A.
Standards for review. In reviewing variance applications, the reviewing
authority shall determine that sufficient information has been submitted
for the reviewing authority to fully evaluate the prerequisites of
N.J.S.A. 40:55D-70c or 40:55D-70d or 40:55D-60, as appropriate, are
present and may request the submission of any information to that
end.
B.
Bulk variance. An applicant for bulk variance or variances pursuant
to N.J.S.A. 40:55D-70c and N.J.S.A. 40:55D-60a shall submit the following:
(1)
The required application forms supplied by the administrative
officer.
(3)
A boundary survey of the property by a licensed New Jersey land
surveyor, certified on a date within six months of the date of submission.
(4)
Certification by the Tax Collector that all taxes on said property
are paid to date.
(5)
A sketch plan outlining the location, nature and extent of any
variance or variances requested.
(6)
A sketch of the proposed addition or new construction for which
a variance is sought, demonstrating how same is architecturally consistent
with the existing structure or an improvement thereof.
C.
Use variance (with minor subdivision or site plan). An applicant
for a variance pursuant to N.J.S.A. 40:55D-70d in conjunction with
a minor subdivision or minor site plan shall submit the following
information:
(1)
An applicant for a use variance pursuant to N.J.S.A. 40:55D-70d which shall also require minor subdivision or minor site plan approval shall submit the information required for bulk variances in § 500-811B hereinabove.
(2)
In addition the applicant shall provide a written statement
delineating the exact proposed use requested.
D.
Variances (with major subdivision and/or major site plan). An applicant
for a variance pursuant to N.J.S.A. 40:55D-70c or d, including use
variances, which shall also require major subdivision and/or major
site plan approval, shall submit the following information:
(1)
The required application form supplied by the administrative
officer.
(3)
A certified survey of the property.
(4)
A certification that all taxes on said property are paid to
date.
(5)
A variance plan showing the limits of the proposed construction.
(6)
Architectural renderings and an informal plan, including, at a minimum, the data required under § 500-803 which the applicant shall accept as binding as a condition of approval of any subsequent application for major site plan and/or major subdivision approval.
(8)
An environmental impact statement pursuant to § 500-816, Environmental impact statement, of this article.
(9)
A written statement delineating the exact proposed use requested.
A.
Every property owner in the Township of Gloucester is permitted by
the Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.) to request
a review of the appropriateness of the zoning designation.
B.
Application process. All requests for rezoning shall be in writing
and shall be addressed to the Township Clerk. All requests shall include
the following information:
(1)
Name and address of the property owner and consent to the request
for rezoning.
(2)
Block and lot number.
(3)
Present zoning.
(4)
Requested zoning.
(5)
Survey of the property.
(6)
Disclosure statement of all shareholders of 10% or more.
(7)
Any other supporting materials deemed appropriate by the applicant.
C.
The Township Clerk shall acknowledge receipt of the request and send
a copy of the request to Township Council. Upon receipt of a rezoning
request, the Township Council shall:
(1)
Hold a work session on all such requests a maximum of two times
per year, unless it is determined by Township Council that a rezoning
request will have significant benefits to the public good. If a rezoning
is determined to benefit the public good, Township Council may hear
such a request at anytime.
(2)
Township Council shall determine at the aforementioned work
session if the rezoning request should be sent to the Planning Board
for review.
D.
Once the Township Council sends a rezoning to the Planning Board
for review, the Planning Board Secretary shall provide all materials
submitted by the applicant to the administrative officer for review
and comment for the Planning Board.
E.
The administrative officer may determine that the request for rezoning
is of such impact to the Master Plan and/or surrounding property owners
that a planning report shall be submitted by the applicant. The reason(s)
for this determination shall be provided to the applicant in writing.
F.
The Planning Board may hold a work session to review the request
for the change with the administrative officer; however, no action
shall be taken except at a public hearing.
G.
The administrative officer shall notify the Planning Board Secretary
to schedule a request for a zone change for a public hearing:
H.
The Planning Board Secretary shall cause all property owners as shown
on the tax duplicate to be notified as follows:
(1)
In the case of a classification change, within the district
and within the state within 200 feet in all directions of the boundaries
of the district.
(2)
In the case of a boundary change in the state within 200 feet
in all directions of the proposed new boundaries of the district which
is the subject of the hearing.
(4)
In addition, an affidavit of service shall be completed by the
Planning Board Secretary affirming compliance with the above notice
requirements.
(5)
The applicant shall bear the cost of the posting of the notice
by regular mail.
I.
The Planning Board shall conduct a public hearing to consider the
merits of the request for zone change.
J.
The Planning Board shall, based upon the reports, comments and testimony
at the public hearing, either recommend the requested zone change
be adopted by Township Council or not recommend the requested zone
change be adopted by Township Council.
K.
The Planning Board Secretary shall send to the Township Clerk a copy
of the resolution for each request for zone change. Any zone change
that the Planning Board recommends for adoption by Township Council
shall be placed on an agenda for consideration. Any requests for zone
change that the Planning Board does not recommend for adoption by
Township Council may or may not be placed on an agenda for consideration.
All ordinances shall be adopted in conformance with N.J.S.A. 40:55D-62.
The following applications shall be made on forms promulgated
by the administrative officer who shall process them in accordance
with the requirements of the Municipal Land Use Law. The fee for any
application for special consideration shall be $50.
A.
Conditional use.
B.
Building permit in the bed of a mapped street, pursuant to N.J.S.A.
40:55D-60c and 40:55D-32.
C.
Permit for a structure unrelated to a street, pursuant to N.J.S.A.
40:55D-60c and 40:55D-36.
D.
Appeal to the governing body, pursuant to N.J.S.A. 40:55D-17.
E.
Request for a certificate of approval, pursuant to N.J.S.A. 40:55D-68.
F.
Appeals from the decision of the Zoning Officer and the administrative
officer, pursuant to N.J.S.A. 40:55D-72a and 40:55D-70a.
G.
Exceptions to requirements, pursuant to N.J.S.A. 40:55D-51a, b, c.
H.
Interpretation, pursuant to N.J.S.A. 40:55D-70b.
[Amended 4-12-2010 by Ord. No. O-10-14]
A.
Grading plan required. A grading plan, prepared and sealed by a licensed
professional engineer, reviewed and inspected by the Township Engineer,
shall be submitted to the Department of Community Development and
Planning in conjunction with the following types of development exempt
from site plan approval:
(1)
Detached one-unit dwellings not part of an approved subdivision
or site plan.
(2)
Detached two-unit dwellings not part of an approved subdivision
or site plan.
(3)
Detached one- or two-unit dwelling units that do not substantially
conform to a grading plan part of an approved subdivision or site
plan.
C.
Additions and residential accessory uses.
(1)
Upon submission by the property owner of a grading compliance certification, as prepared by the Department of Community Development and Planning in accordance with § 500-814C(2), the provisions of § 500-814, Grading approval, shall not be applicable to the following types of development and accessory uses, except as may be required by § 500-814E, Exceptions:
(a)
Residential additions.
(b)
Private residential swimming pool and cabana.
(c)
Private residential toolshed.
(d)
Private residential greenhouse.
(e)
Recreational vehicle storage.
(f)
Outdoor recreational facilities, including tennis or other court
sports.
(g)
Off-street parking and private garage.
(h)
Other accessory uses customarily incidental to a principal residential
use.
(2)
Grading compliance certification. On a form provided by the
Department of Community Development and Planning, the property owner
shall be required to certify the following:
(a)
The yard areas surrounding the location of the proposed improvement
will not be significantly regraded, altered, changed, or modified
except as minimally required to establish reasonable grades.
(b)
Soil or other materials that may be displaced will not be deposited
on the property to significantly alter the natural grades.
(c)
Any drainage problems to adjacent property owners that may arise
from the proposed improvements or noncompliance with this certification
shall be corrected.
D.
Grading plan details.
(2)
Concrete curb and sidewalks shall be a required component of
a grading plan. This shall apply to lots part of an approved land
development application and individual infill lots that are not part
of an approved land development application.
(a)
The Director of Community Development and Planning or his designee
is empowered to approve a waiver from the requirement to install concrete
curbs and sidewalks if said improvement is impractical because of
an exceptional shape of a property, topographic conditions, or physical
features, or other exceptional situation uniquely affecting the property.
(3)
Subsequent to construction of the foundation but prior to issuance
of a building permit for the remainder of the structure, the builder
shall:
(a)
Provide top-of-block, curb, and property corner elevations to
the Township inspection agency for review and approval.
(b)
A written certification prepared by a New Jersey licensed professional
engineer or land surveyor that the elevations are in substantial conformance
to the approved grading plan.
(c)
The top-of-block elevations shall be neither more than 1.0 foot
higher or 0.2 foot lower than the approved grading plan.
E.
Exceptions.
(1)
The Director of Community Development and Planning or his designee may require a grading plan for any of the nonapplicable uses enumerated in § 500-814C where it is determined, because of exceptional narrowness, shallowness or shape of a property, or exceptional topographic conditions, or physical features, or other exceptional situation uniquely affecting the property, a grading plan would guide appropriate development in a manner to promote the public health, safety, and general welfare.
F.
Exemptions. Applicants shall be exempt from § 500-814A, Grading plan required, upon submission to the Department of Community Development and Planning of a grading plan prepared by a New Jersey licensed professional engineer or land surveyor with a certification on the grading plan that indicates the proposed development will substantially conform to a previously approved grading plan part of an approved site plan, subdivision plan, or individual one- or two-dwelling unit grading plan and all conditions on the property and adjacent properties are substantially consistent with the aforementioned previously approved plan.
The traffic impact report, when required, shall include the
following contents:
A.
A description of the project phasing, access points, and connection
to other existing or proposed developments.
B.
An analysis of existing conditions, including:
(1)
A description of the study area and the rationale behind choosing
this area;
(2)
A description of the study area's roadway facilities, including
number of lanes, functional classification, condition, location and
type of traffic signals, and location of other traffic control devices
or signs;
(3)
The location of transit routes and stops and any transit facilities,
including on-street, off-street, and private facilities, and service
frequency;
(4)
The location of school bus routes and stops;
(5)
The location of pedestrian crosswalks, sidewalks, and bicycle
pathways;
(6)
Traffic volume data, including turning movement counts at key
intersections during the peak periods of the day, truck movements,
pedestrian counts, and transit use;
(7)
Volume/capacity analysis and an assessment of existing conditions;
(8)
Traffic generation of the proposed uses in the development;
(9)
Traffic distribution.
D.
Impact analysis and recommendations.
(1)
Levels of service shall be computed for each analysis year both
with and without the inclusion of site traffic;
(2)
Comparison of levels of service conditions with site traffic,
and with site traffic after recommended improvements are constructed;
(3)
Recommendations for automobile reduction techniques;
(4)
Schematic plan of any recommended improvements.
A.
When required. The impact of the environment generated by land development
projects necessitates a comprehensive analysis of the variety of problems
that may result and the actions that can be taken to minimize these
problems. It is further recognized that the level of detail required
for various types of applications shall vary depending on the size
of the project, the nature of the site and the location of the project.
Therefore, having determined that flexibility is needed in preparing
the environmental impact statement, the requirements for such a document
pertaining to different types of development applications are listed
below:
(1)
All agricultural operations conducted in accordance with a plan
approved by the Soil Conservation District and all silviculture operations
conducted in accordance with a plan prepared by a professional forester
are specifically exempt from the submission of an environmental impact
statement.
(2)
Any variance application to the Zoning Board of Adjustment not
involving a site plan or subdivision application shall not require
an environmental impact statement unless specifically requested by
the Board. The Board may request an environmental impact statement
where there exists significant critical areas or suspected environmental
hazard on the site in question. The Zoning Board of Adjustment or
its designee shall inform the applicant regarding the scope of the
information that may be required.
(3)
Any minor subdivision and/or minor site plan applications to
the Board shall not require an environmental impact statement unless
specifically requested by the Board. The Board may request an environmental
impact statement where there exists significant critical areas or
suspected environmental hazard on the site in question. The Board
or its designee shall inform the applicant regarding any information
that may be required.
(4)
All preliminary major subdivision and preliminary major site
plan applications shall be accompanied by an environmental impact
statement.
(5)
Notwithstanding the categories of development that are excluded
from the requirement to submit an environmental impact statement,
the approving authority may require the submission of information
that may be included in the document that is reasonably necessary
to make an informed decision.
B.
Submission format. When an environmental impact statement is required,
the applicant shall retain one or more competent professionals to
perform the necessary work. All applicable material on file in the
Department of Community Development and Planning pertinent to local
conditions shall be consulted. Any additional material pertinent to
the 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 addressing the following areas and utilizing
the following format:
(1)
Project description. 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.
(2)
Demographics. The resident population, working population, and
visitor population shall be estimated.
(3)
Master Plan compatibility. The compatibility or incompatibility
of the proposed project shall be described in relation to the following
documents:
(4)
Site description and inventory. An inventory shall be provided
of environmental conditions on the site which shall include the following
items:
(a)
Types of soils. When septic effluent disposal or private well,
whether individual or community, is proposed, a description of each
soil type located on the site from the Soil Survey of Mercer County
- Soil Conservation Service shall be provided. If available, percolation
data shall be submitted. Where proposed land improvements would involve
severe limitations for the development of buildings or roads, then
soil information shall be submitted for the entire site.
(b)
Topography. Describe the topographic conditions of the site,
with specific delineation of any lands with slopes exceeding 12%.
(c)
Geology. When septic effluent disposal or private well, whether
individual or community, is proposed, a description of each geologic
formation shall be provided. Depth to bedrock shall be delineated
where it would interfere with proposed land improvements.
(d)
Vegetation. A description of the existing vegetation on the
site. The location of tree masses shall be depicted. Where woodlands
are delineated, the forest type shall be indicated.
(e)
Wildlife. Unique or rare wildlife habitats shall be identified.
Where applicable, other data assembled regarding wildlife activity
on the site shall also be mapped or described.
(f)
Surface water. When the natural drainage pattern shall be significantly
altered, an analysis shall be conducted which shall investigate flow,
depth, capacity and water quality of the receiving waters. Floodplains
and wetlands shall be delineated.
(g)
Subsurface water. Where private or community wells are proposed,
a description of subsurface water conditions shall be provided on
the depth to groundwater and the water supply capabilities of the
site. Where existing conditions warrant, detailed information regarding
existing wells within 500 feet of the site relative to depth, capacity
and water quality shall be described.
(h)
Historic resources. The historic resources that would be affected
by the proposed development shall be discussed if the site is included
in the Historic Preservation Element of the Master Plan.
(i)
Existing development features. A description of any existing
improvements shall be provided.
(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.
(5)
Area and regional description. Provide a description of the
surrounding environs. Describe the existing land use pattern. When
required, describe in detail the existing infrastructure with respect
to the drainage and transportation network as well as any central
sewerage and water supply facilities. Include an appropriate regional
analysis relative to the proposed project.
(6)
Environmental performance controls. Describe in detail the measures
to be employed during the construction and operation phases which
shall minimize or eliminate negative impacts on and off site that
could result from the proposed project. Of specific interest are:
(7)
Impact. Discuss both the negative and positive and off-tract
impacts. Indicate those negative impacts that are unavoidable. The
specific concerns that shall be considered include, but are not limited
to, the following:
(a)
Flooding and floodplain impact.
(b)
Impact on surface water and groundwater quality.
(c)
Impact on the capacity to supply groundwater.
(d)
Sewage disposal impacts.
(e)
Alteration to existing vegetation and its impact on wildlife
and wildlife habitats.
(f)
Destruction or disturbance of cultural resources.
(g)
Noise level impacts.
(h)
Energy utilization.
(i)
Blighting or improving effects on neighborhoods.
(8)
Alternatives. Alternatives to the arrangement of the proposed
development shall be discussed. The Board of jurisdiction shall reserve
the right to require alternative arrangements of land, buildings,
and infrastructure to determine a design of lesser impact.
(9)
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 shall 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.
(10)
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. 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.
(11)
Disposition. The Board shall not approve a submission unless
it determines and finds that the proposed development:
(a)
Shall not result in appreciable harmful effects to the environment;
(b)
Has been designed and conceived with a view toward the protection
of regional sources; and
(c)
Shall not place a disproportionate or excessive demand upon
the total resources available for such proposal and for any future
proposals.
[Amended 12-13-2004 by Ord. No. O-04-37]
Each application for development or variance shall be accompanied
by the submission materials in the following checklist or a waiver
requested from the requirement.[1]
[1]
Editor's Note: The Submission Checklist is included as an attachment to this chapter.
