An application for minor subdivision or minor site plan approval shall be filed in accordance with Article
VI and shall contain all data and information prescribed in §
218-62 or
218-66, as applicable.
The zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor subdivision or minor site plan approval was granted, shall not be changed for a period of two years after the date on which the resolution of approval is adopted; provided that the approved minor subdivision shall have been duly recorded as provided in §
218-50. With regard to both minor subdivision and minor site plan approvals, the Planning Board shall grant an extension of the original approval period for an additional period determined by the Board, but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from governmental entities and that the developer applied promptly for and diligently pursued approvals. A developer shall apply for this extension before:
A. What would otherwise be the expiration date; or
B. The 91st day after the date on which the developer
received the last of the legally required approvals from other governmental
entities, whichever occurs later.
An application for preliminary approval for a major subdivision or major site plan shall be filed in accordance with Article
VI of this chapter and shall contain all the data and information prescribed in §§
218-64 and
218-67. If any architectural plans are required to be submitted for site plan approval, the preliminary plans and elevations shall be sufficient.
If the Planning Board requires any substantial
amendment in the layout of improvements proposed by the developer
that have been the subject of a hearing, an amended application for
development shall be submitted and proceeded upon as in the case of
the original application for development. The Planning Board shall,
if the proposed development complies with the requirements of this
chapter, together with any conditions imposed by the Board, grant
preliminary site plan approval.
Before recording of final subdivision plats
or as a condition of final site plan approval, the Planning Board
or Board of Adjustment may require the provision of performance and
maintenance guaranties in accordance with the following standards.
If improvements are installed prior to final subdivision approval,
construction plans and specifications shall be approved by the Township
Engineer prior to construction of the improvements.
A. Amount estimated.
(1) A performance and maintenance guaranty estimate shall
be approved by the Township Engineer setting forth all requirements,
as fixed by the Planning Board or Board of Adjustment, and the estimated
cost of providing the same. The cost of the installation of improvements
for the purposes of performance guaranties and maintenance guaranties
shall be estimated by the Municipal Engineer based on documented construction
costs for public improvements prevailing in the general area of the
municipality. The developer may appeal the Municipal Engineer's estimate
to the governing body. The governing body shall decide the appeal
within 45 days of receipt of the appeal, in writing, by the Municipal
Clerk. After the developer posts a guaranty with the municipality
based on the cost of the installation of improvements as determined
by the governing body, he may institute legal action within one year
of the posting in order to preserve the right to a judicial determination
as to the fairness and reasonableness of the amount of the guaranty.
(2) The governing body shall pass a resolution either
approving or adjusting this performance and maintenance guaranty estimate.
The amount of the performance guaranty shall not exceed 120% of the
estimated cost. The amount of the maintenance guaranty shall not exceed
15% of the cost of the improvements. Said cost shall be determined
by the Municipal Engineer according to the method of calculation set
forth in N.J.S.A. 40:55D-53.4. The performance guaranty costs and
the maintenance guaranty costs shall be calculated by the Municipal
Engineer. The Municipal Engineer shall prepare an itemized cost estimate
of the improvements covered by the performance guaranty, which itemized
cost estimates shall be appended to each performance guaranty posted
by the obligor.
B. Approval by Municipal Attorney.
(1) The subdivider shall present two copies of the performance
guaranty in an amount equal to the estimate for approval as to form
and execution by the Municipal Attorney.
(2) The Municipal Attorney shall notify the Secretary
of the Board prior to the meeting that the performance guaranty is
properly executed and can be added to the agenda.
C. Bonding and cash requirements.
(1) The performance guaranty shall be made payable and
deposited to Middle Township and shall be in the form of cash or a
certified check or a performance bond in which the owner shall be
principal, the bond to be provided by an acceptable surety company
licensed to do business in the State of New Jersey. The Township shall
issue its receipt for such deposits and shall cause the same to be
deposited in a bank named by the municipality in the name of the Township
to be retained as security for completion of all requirements and
to be returned to the owner on completion of all required work, or,
in the event of default on the part of the owner, to be used by the
Township to pay the cost and expense of obtaining completion of all
requirements. Every bond, whether cash or surety, shall contain a
clause to the effect that a determination by the Township Engineer
that the principal has defaulted in the performance of his obligation
shall be binding upon the surety and the principal.
(2) Ten percent of the amount of the approved performance
guaranty estimate shall be deposited by the owner in cash with the
Township. The remaining 90% may be in cash or surety bond. In the
event of default, the ten-percent fund herein mentioned shall be first
applied to the completion of the requirements, and the cash or the
surety bond shall thereafter be resorted to, if necessary, for the
completion of the requirements. The cash or surety bond shall recite
the foregoing provisions.
(3) The approving authority shall accept a performance
guaranty or maintenance guaranty which is an irrevocable letter of
credit if it:
(a)
Constitutes an unconditional payment obligation
of the issuer running solely to the municipality for an express initial
period of time in the amount determined pursuant to N.J.S.A. 40:55D-53.
(b)
Is issued by a banking or savings institution
authorized to do and doing business in the State of New Jersey.
(c)
Is for an unlimited period of time or is self-renewing
in perpetuity.
[Amended 3-5-2001 by Ord. No. 1078-2001]
(d)
Permits the municipality to draw upon the letter
of credit at any time upon the failure of the subdivider to complete
the off-site improvements.
[Amended 3-5-2001 by Ord. No. 1078-2001]
The approval of any application for development
by the Township shall in no way be construed as acceptance of any
street or drainage system or any other improvement, nor shall such
approval obligate the Township in any way to maintain or exercise
jurisdiction over such street or drainage system or other improvements.
No improvement shall be accepted by the governing body unless and
until all of the following conditions have been met:
A. The Township Engineer shall have certified in writing
that the improvements are complete and that they comply with the requirements
of this chapter.
B. The final application for development shall have been
approved by the Board.
C. The owner shall have filed with the governing body
a maintenance guaranty in an amount equal to not more than 15% of
the original estimate of the cost of installing the improvements.
The maintenance guaranty shall run for a period of two years. The
procedures and requirements governing such maintenance guaranty shall
be identical with the procedures and requirements for a performance
guaranty set forth in this chapter. The requirements for a maintenance
guaranty may be waived by the governing body only if the Township
Engineer has certified that the improvements have been in continuous
use for not less than two years from the date the Township Engineer
certified completion of such improvements and that during this period
the owner has maintained the improvements in a satisfactory manner.
Pursuant to the Municipal Land Use Law, maintenance guaranties need
not be in cash.
If an approving authority includes as a condition
of approval of an application for development pursuant to the Municipal
Land Use Law the installation of streetlighting on a dedicated public
street connected to a public utility, then upon notification, in writing,
by the developer to the approving authority and governing body of
the municipality that the streetlighting on a dedicated public street
has been installed and accepted for service by the public utility
and that certificates of occupancy have been issued for at least 50%
of the dwelling units and 50% of the floor area of the nonresidential
uses on the dedicated street or portion thereof indicated by section
pursuant to N.J.S.A. 40:55D-38, the municipality shall, within 30
days following receipt of the notification, make appropriate arrangements
with the public utility for, and assume the payment of, the costs
of streetlighting on the dedicated public street on a continuing basis.
Compliance by the municipality with the provisions of this section
shall not be deemed to constitute acceptance of the street by the
municipality.
An application for preliminary plat review and
approval shall include a completed application form, together with
a preliminary plat, which shall include the following information:
A. General information.
(1) Key maps showing the entire subdivision, clearly indicated,
in relation to the surrounding area and roadway system must be included
on the subdivision plan. The key maps shall be taken from the Middle
Township Zoning Map, the Middle Township Tax Map, the United States
Geodetic Survey Map and the Cape May County Soil Survey and shall
be at a scale of not less than one inch equals 2,000 feet.
(2) The name of the proposed subdivision, block and lot
numbers, the date of preparation, revision dates, a North arrow, a
graphic scale and the following names and addresses must appear on
the plan:
(a)
The name and address of the record owner or
owners and the name and lot and block numbers of all adjoining property
owners within 200 feet as disclosed by the most recent municipal tax
records.
(b)
The name and address of the subdivider/applicant.
(c)
The name and address of the professional who
prepared the plat.
(3) The major subdivision plat must be signed and sealed
by a licensed professional surveyor.
(4) A survey of the entire tract must be provided, unless
a proven hardship exists.
(5) If the proposed subdivision map was previously submitted
under a different title, the old name must appear on the plan.
(6) The classification of the zoning district or districts
in which the proposed subdivision is located and the proposed project's
compliance with the zoning standards must appear on the plan. In addition,
the zoning classification of contiguous properties must be indicated
on the plan.
(7) The acreage of the tract to be subdivided to the nearest
tenth of an acre and the number of lots to be created must be indicated
on the plan. The dimensions of all proposed lot lines of all new lots
being created and parcels being retained to the nearest foot and any
existing lot lines to be eliminated by the proposed subdivision shall
be clearly indicated.
(8) The plan shall show the location of all existing structures
(with an indication of whether they will be removed or retained),
wooded areas, roads, railroads, easements, utility services, streams,
bridges, culverts, drainage ditches and natural watercourses in and
within 200 feet of the subdivision.
(9) The present and proposed grades at NJGVD datum at
one-foot contour intervals must be provided. If the exiting slope
is 10% or greater, five-foot contour intervals are required.
(10)
The location and extent of drainage, conservation,
utility and sight triangle easements must be clearly indicated on
the subdivision.
(11)
When the development of the subdivision or improvements
within the subdivision are contingent upon information outside the
boundaries of said subdivision, such information shall be supplied
by the subdivider.
(12)
The established benchmark used for surveying
of the subdivision must be noted on the plan.
(13)
Any lands to be dedicated or reserved for public
use shall be clearly indicated.
(14)
Copies of any protective covenants or deed restrictions
proposed for application to the land being subdivided shall accompany
the preliminary plat.
(15)
The applicant shall submit a complete list of
other agencies requiring their approval, the status of the applications
to these agencies and copies of any of the required approvals received.
(16)
The plan shall contain a note as to whether
wetlands are present or absent on the subject property. If wetlands
are present, the wetlands boundary line must be delineated in the
field and verified by the New Jersey Department of Environmental Protection.
In addition, any associated wetland buffers imposed by the NJDEP must
be accurately shown on the plan.
(17)
Soil borings and percolation tests must be performed
on each proposed lot. The exact location of the borings must be noted
on the plan, and the boring results must include an estimated depth
to the seasonal high water table.
(18)
Street signs must be installed at all intersections
specified by the Township Engineer.
(19)
Monuments must be of the size and shape required
by Section 4 of Chapter 358 of the laws of New Jersey and must be set in the field according to the Map Filing
Law.
(20)
Each lot must front on an improved street with
a minimum required lot frontage.
(21)
The proposed lots must be designated by numbers
until the official lot numbers are assigned by the Middle Township
Tax Assessor.
(22)
All proposed and required setback lines must
be clearly indicated on the plan.
(23)
Side lot lines shall be at right angles to straight
streets and radial to curved streets.
(24)
A signed consent by the owner of the land to
be subdivided must appear on the plan.
(25)
The Planning Board may waive submission of any
required exhibits in appropriate cases and for specific subdivision
plans. Requests for such waivers should accompany the application
and should state the reason that such waivers are being requested.
Furthermore, the Board reserves the right to require additional information
as may be required by the specific application before the Board.
(26)
Sheet size shall be 8 1/4 inches by 13 inches,
15 inches by 21 inches, 24 inches by 36 inches, or 30 inches by 42
inches.
[Added 5-5-2003 by Ord. No. 1131-2003]
(27)
Location and dimensions of existing and proposed
septic systems and wells.
[Added 5-5-2003 by Ord. No. 1131-2003]
(28)
Presence or absence of water and/or sewer utilities,
existing and proposed.
[Added 5-5-2003 by Ord. No. 1131-2003]
(29)
Location and dimensions of all proposed and
existing easements, including sight easements, drainage easements,
utility easements, conservation easements, access easements and easements
of any other type.
[Added 5-5-2003 by Ord. No. 1131-2003]
(30)
Area of premises and dimensions of same.
[Added 5-5-2003 by Ord. No. 1131-2003]
(31)
Street light locations and details.
[Added 5-5-2003 by Ord. No. 1131-2003]
(32) Environmental assessment report in accordance with §
218-72.
[Added 10-17-2011 by Ord. No. 1399-11]
B. Road design.
(1) The designer shall follow the street design requirements as set forth in §
218-76 of this chapter.
(2) Profiles and cross-sections of proposed streets within the subdivision and existing streets and highways abutting the subdivision must be provided. Profiles shall show the change of natural contour of the roads, location of inlets and vertical curve calculations. The typical cross-sections of the streets shall clearly indicate the type and width of paving and the location of the curbs, sidewalks and street trees. Street width requirements as set forth in §
218-76C of this chapter shall be adhered to in the design of all streets.
(3) Streets shall be classified according to the street hierarchy as set forth in §
218-76B of this chapter. Each street shall be designed to meet the standards for its classification as outlined in §
218-76 of this chapter.
(4) All streets shall be constructed of six inches of
soil aggregate Type 2, Class B subgrade, a two-inch bituminous concrete
stabilized base course, Mix No. I-5, and a surface course of two-inch
compacted bituminous concrete. All streets shall be constructed in
accordance with NJDOT specifications and must be approved by the Township
Engineer.
(5) All subdivisions must be designed showing curbs and
sidewalks along the proposed roadways.
C. Stormwater design.
(1) The subdivision plat shall show or be accompanied
by plans and computations for a storm drainage system.
(2) All design standards and calculation methods as set forth in §
218-73 of this chapter shall be adhered to in the design of all drainage systems.
(3) All existing or proposed storm sewer lines within
or adjacent to the subdivision must be shown. The size and the profile
of the lines, direction of flow, the location of manholes and inlets
and all calculation sheets used for the design of the proposed storm
sewer system shall be submitted.
(4) The location and extent of any proposed groundwater
recharge basins, retention basins or other drainage devices must be
shown on the subdivision plan. Plans of proposed storm sewer layouts
shall be included and shall indicate feasible connections to existing
or proposed systems.
(5) Soil borings and percolation tests must be performed
in the location of each drainage facility. All soil boring results
must specify the estimated depth to seasonal high water.
(6) Profiles of drainage basins must indicate top and
bottom elevations and maximum water volume.
(7) The design engineer shall utilize the Soil Conservation Service's Technical Release No. 55 for determining the total stormwater storage requirement for sites one acre or larger as set forth in §
218-73C(1) of this chapter.
(8) The design engineer shall utilize the Rational Method (Q = CIA) for calculating runoff quantities for smaller sites as set forth in §
218-73C(2) of this chapter.
(9) Retention or detention basins and associated facilities
shall utilize two-, five-, ten- and fifty-year design storm calculations.
(10)
Construction specifications as set forth in §
218-73D of this chapter shall be followed when specifying storm drain pipes, drainage structures and discharge structures for a proposed project.
(11)
All plans must indicate grades, lengths, diameters,
type of materials and grate and invert elevations of all drainage
structures. Pipe rim elevations shall be matched in all manholes and
inlets.
(12)
All drainage structures must be located at least
two feet above the estimated seasonal high water table.
(13)
One diameter of cover shall be maintained over
all drainage pipe. If one diameter is not possible, trench conditions
must be designed and detailed to ensure at least 85% relative compaction.
(14)
A stormwater facility maintenance schedule must
be provided which specifies the party responsible for maintenance,
the type and frequency of maintenance, maintenance costs and lifetime
of stormwater facility.
D. Other approvals.
(1) All other approvals required for the development of
the major subdivision shall be obtained by the applicant, and copies
of said approvals must be submitted to the Board.
(2) These approvals may include but are not limited to
the following:
(a)
SCS soil erosion and sediment control.
(d)
NJDEP wetlands verification.
(e)
NJDEP waterfront development.
[Amended 5-5-2003 by Ord. No. 1131-2003]
Final submission plats shall be accompanied
by an appropriate completed application form; three Mylar copies and
12 revised paper copies shall be submitted at a suitable scale on
standard sized sheets and shall comply with all provisions of the
Map Filing Law (N.J.S.A. 46:23-9.9 et seq.) and shall show the following
information:
A. The date, location and name of the subdivision, name
of the owner, graphic scale and reference meridian.
B. Tract boundary lines, right-of-way lines of streets,
street names, easements and other right-of-way, land to be reserved
or dedicated to public use, lot lines and other site lines, all with
accurate dimensions, bearings or deflection angles; radius, arcs and
central angles of all curves; and dimensions and square feet of each
lot.
C. The purpose of any easement or land reserved or dedicated
to public use shall be designated and the proposed use of sites other
than residential shall be noted.
D. All natural and artificial watercourses, streams,
shorelines, water boundaries, wetlands boundaries and encroachment
lines.
E. Each block shall be numbered and the lots within each
block shall be numbered consecutively.
F. Minimum building setback lines on all lots and other
sites and other design controls including minimum street widths, minimum
lot area and yard dimensions.
G. Location and description of all monuments.
H. The names of owners of adjoining land parcels.
I. Certification by a licensed land surveyor as to the
accuracy of details of the plat. The date of the survey shall also
be certified.
J. All municipal boundary lines crossing or adjacent
to the territory intended to be shown.
K. Certification by the Municipal Clerk that the Township
has approved all streets. The preliminary plat, engineering details,
cross sections and profiles of streets and plans and profiles of storm
drainage systems approved, by the Township Engineer, shall be required
to accompany the formal plat, with all conditions of preliminary approval
met and reviewed by the Engineer prior to final subdivision submission.
L. Letters directed to the Chairman of the Board and
signed by a responsible official of the lighting agency, water company,
water district, sewer district, Fire Official and of any other Township
official, utility company or governmental authority or district which
provides accessory utility service and has jurisdiction in the area.
Such letters shall certify sufficient capacity (including that for
fire fighting) to serve the premises approving each proposed utility
installation design and stating who will construct the facilities
so that the service will be available prior to occupancy. If applicable,
plans and profiles of sanitary sewers and water mains approved by
the appropriate municipal department, district or authority shall
be required to accompany the final plat.
M. When approval of a plat is required by an officer
or body of the municipality, county or state, approval shall be certified
on the plat prior to its filing in the office of the County Clerk.
N. All approvals and permits from other agencies.
O. Performance guaranties, approved by the Municipal
Solicitor as to form and the Municipal Engineer as to amount, sufficient
to insure the facilities as required by the resolution of the Planning
Board granting preliminary approval. The developer's engineer shall
submit a detailed engineer's estimate for review and approval by the
Municipal Engineer.
P. Performance guaranties, approved by the Municipal
Solicitor as to form and the Municipal Engineer as to amount, sufficient
to insure the satisfactory completion of improvements and facilities
as required by the resolution of the Planning Board granting preliminary
approval. The developer's engineer shall submit a detailed engineer's
estimate for review and approval by the Municipal Engineer.
Q. The Planning Board may waive submission of any required
exhibits in appropriate cases and for specific subdivision plans.
Requests for such waivers should accompany the application and should
state the reason that such waivers are being requested. Furthermore,
the Board reserves the right to require additional information as
may be required by the specific application before the Board.
[Amended 5-5-2003 by Ord. No. 1131-2003]
A. Site plans submitted for conventional developments
shall include materials that clearly show conditions of the site at
the time of the application, the features of the site which are to
be incorporated into the proposed development and the appearance and
function of the proposed development. The various elements of the
site plan shall be prepared by professionals, as required in N.J.A.C.
13:40-7.1, licensed to practice in New Jersey and whose name, address,
license number and professional seal shall be placed on the site plan
and the site plan shall include the following information and data:
(1) Site plans submitted for proposed developments shall
clearly show the existing conditions of the site, the features which
are to be incorporated into the proposed development and the appearance
and function of the proposed development.
(2) Key maps showing the entire site, clearly indicated,
in relation to the surrounding area and roadway system must be included
on the site plan. The key maps shall be taken from the Middle Township
Zoning Map, the Middle Township Tax Map, the United States Geodetic
Survey Map and the Cape May County Soil Survey and shall be at a scale
of not less than one inch equals 2,000 feet.
(3) The name of the project, tax lot and block numbers,
the municipality and the county in which the site is located must
be indicated on the plan.
(4) The plan shall show the location of all existing structures
from all existing lot lines and shall indicate whether the structures
are to be retained or removed.
(5) The plan shall show the location of all existing structures,
wooded areas, roads, easements, utility services, driveways, streams,
bridges, culverts, drainage ditches and natural watercourses in and
within 200 feet of the site.
(6) The scale at which the site plan is drawn must be
indicated on the plan and must be not less than one inch equals 50
feet. Sheet size for the site plan shall be 8 1/2 inches by 13 inches,
15 inches by 21 inches, 24 inches by 36 inches, or 30 inches by 42
inches.
(7) A North arrow, the date of preparation and any revision
dates shall be included on the plan.
(8) The name and address and tax lot and block numbers
of the owner and the names of all property owners within 200 feet
of the subject property, as disclosed on the most recent municipal
tax records, must appear on the plan.
(9) The Tax Map sheet number and block and lot numbers
must be indicated.
(10)
A schedule including the following information
must appear on the plan:
(a)
The area of the tract in acres and square feet.
(b)
The total building area in square footage and
percent lot coverage.
(c)
The total landscape area in square footage and
percent lot coverage.
(d)
The total area of the driveways, access roads
and walkways in square footage and percent lot coverage.
(e)
The total parking area (including drive aisles)
in square footage and percent lot coverage.
(f)
The total number of parking stalls and stall
dimensions.
(g)
The number of employees, total, and the maximum
for one shift.
(h)
The method of calculating the required parking using the standards set forth in §
218-77 of this chapter.
(11)
The site plan must show the existing and proposed
streets in and abutting the site. Cross-sections and dimensions of
all proposed streets must be provided.
(12)
The first floor elevations of all existing and
proposed buildings must be shown on the plan.
(13)
The plan must include a loading area, properly
dimensioned.
(14)
The site plan must indicate the zoning classification
of the proposed site and the adjacent land. The proposed project's
compliance with the site zoning requirements must be specifically
outlined on the plan.
(15)
The dimensions of the lot and the front, side
and rear yard setbacks and property line dimensions must be clearly
shown on the plan.
(16)
The exact location, dimensions and details of
all signs must be included on the site plan.
(17)
The site plan must specify the location, dimensions
and details of all exterior lighting, types of standards, radius of
light patterns and the intensity of footcandles.
(18)
The outside dimensions of existing and proposed
principal buildings and all accessory structures must be shown on
the plan.
(19)
A stormwater management plan must be prepared as per §
218-73 of this chapter. The site plan must show the location of all existing and proposed inlets, pipes, swales, detention or retention basins, berms and other storm drainage facilities. The design engineer must provide existing and proposed runoff calculations and soil borings indicating the depth to seasonal high water.
(20)
The entire property in question must be shown
on the plan, unless a proven hardship exists. Where it is physically
impossible to show the entire property on the required sheet, a separate
sheet at the appropriate scale may be submitted.
(21)
All plans must be accompanied by a survey of
the entire site drawn by a New Jersey licensed land surveyor.
(22)
The plan must detail the proposed off-street
parking area layout and off-street loading facilities, showing the
location, number and dimensions of individual parking spaces, loading
areas, aisles, traffic patterns and driveways for ingress and egress.
Details of all structures must be provided.
(23)
All existing and proposed curbs and sidewalks
must be clearly indicated on the plan, and details must be provided.
(24)
All existing and proposed utilities within and
adjacent to the subject property, including water mains, sanitary
sewer and gas mains, must be shown on the plan.
(25)
Architectural floor plans and elevations must
be submitted with all site plans.
(26)
The proposed method of solid waste disposal
and storage must be indicated on the plan. Accurate details of the
trash storage area must be included.
(27)
All existing and proposed ground elevations
at all building corners, center lines of abutting roads, parking areas,
top and bottom of curbs, property corners, gutters and other pertinent
locations must be provided on the plan.
(28)
A landscaping and buffering plan showing what will remain and what will be planted, indicating the names of plants and trees, dimensions, approximate time of planting and the method of planting, must be prepared for the site. All requirements as set forth in §
218-81 of this chapter shall be followed in the design of the landscaping plan.
(29)
Sight triangles must be clearly designated at all driveway and street intersection locations. The requirements as set forth in §
218-76C(5) must be followed in the designation of site triangle easements.
(30)
The plan shall contain a note as to whether
wetlands are present or absent on the subject property. If wetlands
are present, the wetlands boundary line must be delineated in the
field and verified by the New Jersey Department of Environmental Protection.
In addition, any associated wetlands buffers imposed by the NJDEP
must be accurately shown on the plan.
(31)
Photographs of the subject property, particularly
of any unusual site conditions, must be provided for review.
(32)
The size, location and design of any open space
areas or common open spaces must be specified on the site plan, if
applicable.
(33)
The Board may require a traffic study to accompany
the site plan, which includes anticipated traffic volumes, capacity
of existing and proposed roadways, traffic volume impact from other
sources, roadway network problems (e.g. unsafe intersections, turns
and grades) and the need for traffic signals and other improvements.
(34)
All other approvals required for the development
of the site shall be obtained by the applicant, and copies of said
approvals must be submitted to the Board.
(35)
The Planning Board may waive submission of any
required exhibits in appropriate cases and for specific site plans.
Requests for such waivers should accompany the application and should
state the reasons that such waivers are being requested. Furthermore,
the Board reserves the right to require additional information as
may be required by the specific application before the Board.
(36)
Name and address of applicant.
(37)
Name and address and consent of owner, if other
than applicant.
(38)
Location and dimensions of existing and proposed
septic systems and wells.
(39)
Location and dimensions of all proposed and
existing easements, including sight easements, drainage easements,
utility easements, conservation easements, access easements and easements
of any other type.
(40)
Copies of all protective covenants and deed
restrictions.
(41)
Location of all proposed and required setback
lines.
(42)
Area of premises and dimensions of same.
(43)
Fences: size, type, location.
(44)
Existing and proposed monuments.
(45) Environmental assessment report in accordance with §
218-72.
[Amended 10-17-2011 by Ord. No. 1399-11]
[Amended 10-5-1995 by ord. No. 942-95]
Site plans shall be submitted for final approval
in accordance with the provisions of this chapter and shall include
the following with the exception of items C-G, which must be provided
prior to issuance of a final certificate of occupancy:
A. Information and data contained in the submission for
preliminary approval. Final site plans shall be drawn to a scale of
not less than one inch equals 50 feet. Upon final approval, three
revised, signed and sealed paper copies shall be submitted and the
plan shall be stamped "final construction plans."
[Amended 5-5-2003 by Ord. No. 1131-2003]
B. Any site plan revisions, additional data or revised
documentation required by the Planning Board in its resolution granting
preliminary approvals.
C. Offer of dedication of streets or other public ways
and deed for any public open space resulting from preliminary approval.
D. Letters directed to the Chairman of the Board and
signed by a responsible official of the lighting agency, water company,
water district, sewer district, Fire Official and of any other Township
official, utility company or governmental authority or district which
provides accessory utility service and has jurisdiction in the area.
Said letters shall certify sufficient capacity (including that for
fire fighting) to serve the premises approving each proposed utility
installation design and stating who will construct the facility so
that the service will be available prior to occupancy. If applicable,
plans and profiles of sanitary sewers and water mains approved by
the appropriate municipal department, district or authority shall
be required to accompany the final plat.
[Amended 5-5-2003 by Ord. No. 1131-2003]
E. A statement from the Township Engineer that he is
in receipt of a map showing all utilities in exact location and elevation,
that he has examined the drainage plan and found that the interests
of the Township and of neighboring properties are protected and that
he has identified those portions of any utilities already installed
and those to be installed. The applicant shall certify in writing
to the Board that he has:
(1) Installed all improvements in accordance with the
requirements of this chapter; and/or
(2) Posted a performance guaranty in accordance with §
218-56 of this chapter.
F. A statement from the Township Engineer that all improvements installed prior to application have been inspected as provided in §
218-55 of this chapter and that such improvements meet the requirements of the Township. Any improvements installed prior to application for final approval that do not meet or exceed Township standards shall be factored into the required performance guaranty. An "as-built" map, showing the exact location of all improvements, including utilities and their elevations, may be required.
G. Letters of approval for drainage structures and encroachments
of natural waterways from the State Division of Water Policy of the
Department of Environmental Protection, the County Engineering Department
and the Township Engineer shall be submitted. Where the Division lacks
jurisdiction or chooses to refer the matter for county or Township
approval, such alternative letters of approval shall be furnished.
H. All approvals from other agencies having jurisdiction
over the development.
I. The Planning Board may waive submission of any required
exhibits in appropriate cases and for specific site plans. Requests
for such waivers should accompany the application and should state
the reasons that such waivers are being requested. Furthermore, the
Board reserves the right to require additional information as may
be required by the specific application before the Board.
J. Detailed improvement cost estimate for review and
approval by the Township Engineer.
[Added 5-5-2003 by Ord. No. 1131-2003]
K. Performance guarantee in a form approved by the Municipal
Solicitor and in an amount approved by the Municipal Engineer.
[Added 5-5-2003 by Ord. No. 1131-2003]
[Amended 10-5-1995 by Ord. No. 942-95; 5-5-2003 by Ord. No. 1131-2003]
The Planning Board (and the Zoning Board where
it has jurisdiction) may waive the requirement for site plan approval
where there is a change in use or occupancy, and no extensive construction
or improvements (or de minimis construction or improvements) is sought.
The waiver may be granted only upon a resolution by the Board finding
that the use will not affect existing drainage, circulation, relationship
of buildings to each other, landscaping, buffering, lighting, parking
and other considerations of site plan approval, and that the existing
facilities do not require upgraded or additional site improvements,
except that curbing and sidewalks may be required by the Board in
areas of the Township where curbs and sidewalks are to be provided
and they do not exist at the site at the time of application for site
plan waiver. The application for a waiver of site plan shall include
a discussion of the prior use of the site, the proposed use, and its
impact. The waiver can be granted only at a public meeting with notice
to be given in accordance with N.J.S.A. 40:55D-12. An application
for site plan waiver shall be considered to be an application for
site plan approval so as to authorize and permit the Planning Board
to exercise its ancillary powers to hear variance requests pursuant
to N.J.S.A. 40:55D-60. (See Checklist 1: General Requirements and
Checklist 11: Site Plan Waiver Checklist.)