[Amended 10-23-2001 by Ord. No. O-31-2001]
No development application shall be accepted unless submitted in plat form, and no plat shall be accepted for consideration unless it conforms to the following requirements as to form, content and accompanying information, and complies with the provisions of N.J.S.A. 45-23.1 et seq. (Map Filing Law), as amended. Except, in reviewing the application for development for a proposed minor subdivision, the Planning Board may accept a plat not in conformity with the Map Filing Law, provided that, if the developer chooses to file the minor subdivision as provided herein by plat rather than by deed, such plat shall conform to the provisions of the Map Filing Law. All plats shall be prepared by a land surveyor as required by law, licensed to practice in the State of New Jersey, and shall bear the signature, seal, license number and address of the land surveyor. All drawings of improvements and/or technical information shall be prepared, signed and sealed by a licensed professional engineer of the State of New Jersey.
A conceptual review of any type of proposed development may be submitted to the Planning Board. This informal submission is optional. The purpose of such submission is for informal discussion to review overall development concepts in order to assist in the preparation of subsequent formal submissions. A submission shall include the following information:
A. 
A conceptual plan must show the lot lines, proposed building(s), proposed use(s), parking, loading, on-site circulation, driveways, wooded areas, streams, approximate flood hazard area, contours based on United States Geological Survey or similarly available datum, approximate on-site, stormwater detention facilities, and water and sewer service. The scale shall be one inch equals 100 feet.
B. 
The conceptual plan of a major subdivision for the purposes of classification and discussion must contain as a minimum the following information:
(1) 
It shall be titled as such and shall be based on Tax Map information or some other similarly accurate base, at a graphic scale of not less than one inch equals 200 feet. Plats shall be presented on sheet(s) 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.
(2) 
It shall further include the following information:
(a) 
All the data required for a plat of a minor subdivision, except that lot areas need only be measured to the nearest 0.1 acre, lot line dimensions need only be measured to the nearest whole foot, and contours shall be based on United States Geological Survey or similarly available datum.
(b) 
The location of that portion which is to be subdivided in relation to the entire tract.
(c) 
A tentative lot and street layout with dimensions, and all streets, roads, streams, watercourses and drainage rights-of-way.
C. 
A conceptual plat is not required to be in conformity with the Map Filing Act.
[Added 10-28-2008 by Ord. No. O:39-2008; amended 4-14-2009 by Ord. No. O:05-2009]
A general development plan to be submitted pursuant to the provisions of § 175-56.1 of this chapter shall contain or be accompanied by the following:
A. 
A general land use plan, at a scale of not less than one inch equals 100 feet, indicating the tract area and general locations of the land uses to be included in the planned development. The total number of dwelling units and amount of nonresidential floor area to be provided and proposed land area to be devoted to residential or nonresidential 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.
B. 
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.
C. 
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 and recreational purposes and a general description of improvements proposed to be made thereon, including a plan for the operation and maintenance of parks and recreational lands.
D. 
A utility plan indicating the need for and showing the proposed location of sewage and waterlines, any drainage facilities necessitated by the physical characteristics of the site, proposed methods for handling solid waste disposal and a plan for the operation and maintenance of proposed utilities.
E. 
A stormwater management plan setting forth the proposed method of controlling and managing stormwater on the site.
F. 
An environmental inventory, including general descriptions of the vegetation, soils, topography, geology, surface hydrology, 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.
G. 
A fiscal impact 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 Township or school district 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 I of this section, following completion of the planned development in its entirety.
H. 
A traffic impact report containing calculations of the number of motor vehicles expected to enter or leave the site for an average peak hour and a revaluation of the ability of the internal circulation plan and the external access roadways, including the two nearest intersections on collector roadways to handle this anticipated traffic, made by a qualified traffic engineer. In addition, the report shall explain how road layout relates to terrain and the reasons for any proposed deviations from the Township’s design standards.
I. 
A proposed timing schedule in the case of a planned development whose construction is contemplated over a period of years, including any terms or conditions which are intended to protect the interests of the public and of the residents who occupy any section of the planned development prior to the completion of the planned development in its entirety.
J. 
A municipal development agreement, which shall mean a written agreement between the Township of Monroe and the developer relating to the planned development.
K. 
A certificate of filing for a development located in the Pinelands Area of Monroe Township.
The submitted minor subdivision plat shall be based on Tax Map information or some other similarly accurate base and shall be neatly and accurately drawn at an approximate scale of not more than 200 feet to the inch on one of four of the following standard sheet sizes: 8 1/2 inches by 13 inches; 15 inches by 21 inches; 24 inches by 36 inches; or 30 inches by 42 inches, to enable the entire tract to be shown on one sheet. The following information shall also be included:
A. 
The location of that portion which is to be subdivided in relation to the entire tract.
B. 
All existing structures and wooded lands within the area to be subdivided and within 200 feet thereof, and the shortest distance from any existing structure to any proposed and existing lot line.
C. 
The name of the owner and all adjoining property owners as disclosed by the most recent municipal tax records.
D. 
The Tax Map, block and lot numbers and the subdivision application number.
E. 
All existing and proposed streets within 200 feet of the area to be subdivided for minor subdivisions with rights-of-way and names indicated.
F. 
All subdivisions including more than 5.0 acres or which contain natural drainageways or soils of poor drainage characteristics as indicated in United States Department of Agriculture Soil Survey must show contours as shown on United States Coast and Geodetic Survey topographic survey sheets.
G. 
All proposed lot lines and existing lot lines proposed to be eliminated.
H. 
The location and approximate size of all bridges and culverts and the location, direction of flow and approximate drainage area of all streams, brooks, ponds, wet weather swales and ditches in the area to be subdivided and within 200 feet of the area to be subdivided for minor subdivisions.
I. 
A general description of the proposed drainage facilities.
J. 
The location and width of all existing and proposed utility easements in the area to be subdivided.
K. 
The zoning district within which the proposed subdivision is located. If more than one zoning district is involved, the plat shall indicate the district line(s).
L. 
North arrow.
M. 
Scale of plat and date of latest revision.
N. 
Acreage of the entire tract and the area being subdivided to the nearest tenth of an acre; square footage shall be shown when areas to be subdivided are to be less than 3.2 acres.
O. 
The number of new lots created.
P. 
The names, addresses, phone numbers and signatures of the owner, subdivider and person preparing the plat.
Q. 
The signature, seal and license number and address of the person preparing the plan.
R. 
A key map showing the entire subdivision and its relation to surrounding areas at a scale not more than 2,000 feet to the inch.
The preliminary plans shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 100 feet unless otherwise specified. All plans shall be designed in compliance with the provisions of this chapter and shall show or be accompanied by the following information on existing and proposed features:
A. 
A location map drawn at a scale of either one inch equals 1,000 feet or one inch equals 2,000 feet showing the location of the entire site and its relation to the surrounding areas. Such map shall show all existing land uses within 500 feet of the site.
B. 
Site characteristics maps showing all woodlands, significant individual trees (over 16 inches diameter at breast height), existing streams, ponds and any other watercourses, wetlands and floodplains as defined by this chapter, and historically, cultural and/or archaeological significant structures or resources, the topography of the site at two-foot contours and data relating to the soil types present on the site, including the location and results of all soil borings.
C. 
A preliminary site plan of the project site at the scale required above showing:
(1) 
The tract name, Tax Map sheet, block and lot numbers in a title block; meridia; North arrow; written and graphic scales; the names, addresses, phone numbers and signatures of the owner and subdivider; the names of all property owners within 200 feet of the extreme limits of the development as disclosed by the most recent municipal tax records; the name and address of the preparer of the map and his professional seal and signature; the development application number; and the date of the original preparation and of each subsequent revision thereof.
(2) 
The acreage of the original tract being subdivided measured to the nearest 1/1000 of an acre and the number of the new lots created.
(3) 
The zoning district within which the proposed subdivision is located. If more than one zoning district is involved, the plan shall indicate the district line(s).
(4) 
The locations and dimensions of existing and proposed railroad rights-of-way, bridges and natural features such as wooded areas, and any extensive rock formations, both within the tract and within 200 feet of its boundaries.
(5) 
All proposed lots, including existing lot lines to remain and those to be eliminated and all setback lines required by the Zoning Ordinance with the dimensions thereof, and the areas of all lots shown measured to the nearest square foot. Any lot(s) to be reserved or dedicated to public use shall be identified in the proposed use of lots for other than residential developments and shall be shown.
(6) 
Locations of all existing structures showing existing and proposed front, rear and side yard setback distances and an indication of whether the existing structures and uses will be retained or removed.
(7) 
The names, locations and dimensions (cartway and right-of-way widths) of all streets, both existing and proposed, within a distance of 500 feet from the boundaries of the subdivision, showing any connections from the proposed streets to existing streets and to those proposed arterial and collector streets as shown on the Master Plan or Official Map, as adopted.
D. 
A preliminary stormwater management plan at the same scale as the development plan, showing:
[Amended 7-21-1992 by Ord. No. O-27-92]
(1) 
All existing and proposed watercourses, including lakes and ponds, including elevations at water level.
(2) 
Cross sections of watercourses and/or drainage swales at an approximate scale showing the extent of floodplain, top of bank, normal water levels and bottom elevations at the following locations:
(a) 
At any point where a watercourse crosses a boundary of the development.
(b) 
At fifty-foot intervals for a distance of 500 feet upstream and downstream of any proposed and/or existing culvert or bridge within the subdivision and within 1,000 feet downstream of the development.
(c) 
At fifty-foot intervals up to 500 feet upstream and downstream of any point of juncture of two or more watercourses within 1,000 feet of the development.
(d) 
At a maximum of five-hundred-foot intervals, but not less than two locations along each watercourse which runs through or within 500 feet of the development.
(e) 
When ditches, streams or watercourses are to be altered, improved or relocated, the method of stabilizing slopes and measures to control erosion and siltation, as well as typical ditch section profiles, shall be shown on the plat or accompany it. Where the Universal Soil Equation indicates a tract soil loss during construction in excess of 10 tons per acre per year, an erosion-sedimentation control plan in conformity with the recommendations of the Soil Conservation Service shall be furnished to and approved by the Board Engineer.
(f) 
The boundaries of the floodplains of all watercourses within or adjacent to the development.
(3) 
The total acreage in the drainage basin of any watercourse running through or adjacent to a development in the area upstream of the development.
(4) 
The total acreage in the drainage basin to the nearest downstream drainage structure and the acreage in the development which drains to the structure.
(5) 
The location and extent of drainage and conservation easements and stream encroachment lines.
(6) 
All existing or proposed storm sewer lines within or adjacent to the development showing size and profile of the lines, direction of flow and the location of each catch basin, inlet, manhole, culvert and headwall.
(7) 
The location and extent of any proposed dry wells, groundwater detention basins, retention basins or other water or soil conservation devices.
(8) 
The location of existing and proposed stormwater drainage and collection systems shall be indicated and designed in accordance with the standards of § 175-140 (Stormwater management). Information required by such standards, including hydrological and hydraulic calculations, soil boring logs, maintenance schedules, etc., shall be provided. The size/capacity of existing facilities which are to be utilized in the proposal must be analyzed and indicated.
(9) 
A plan showing all on-site watershed devices and the appropriate drainage areas to the various collection system inlets, superimposed on a site plan of the development.
E. 
A preliminary utilities plan at the same scale of the site plan showing:
(1) 
The location of existing utility structures such as water and sewer mains, gas transmission lines and high tension power lines on the subdivision and within 200 feet of its boundaries.
(2) 
Plans of proposed improvements and utility layouts, including sewer, water, storm drains, water, gas, telephone, television and electricity showing feasible connections to any proposed utility systems. If private utilities are proposed, they shall comply fully with all Township, county and state regulations. If service will be provided by an existing utility company, a letter from that company stating that service will be available before occupancy will be sufficient. When individual on-lot water or sewage disposal is proposed, the plan for such system shall be approved by the appropriate Township and state agencies, and the results of percolation tests shall be submitted with the preliminary plat under conditions designated by the County Board of Health. Where applicable, the utility company letter must indicate that wet hookups will be available for each subdivided lot.
F. 
Plans, typical cross sections, center-line profiles, tentative grades and details of all proposed streets and of the existing streets abutting the development based on the vertical datum specified by the Board Engineer, including curbing, sidewalks, storm drains and drainage structures. Sight triangles, the radii of curbline and street sign locations shall be clearly indicated at intersections.
G. 
A copy of any protective convenants or deed restrictions applying to the land being subdivided shall be submitted with the preliminary plat and application.
H. 
In the case of a planned and/or cluster development, the application for preliminary approval shall contain, in addition to the items specified above, the following:
(1) 
Common open space map at a scale the same as the site plan showing all areas of the site to be designated as common open space and the designation of each area according to its proposed use, and the type, size and general location of planting or other screening techniques to be used in designated buffer areas. The map shall also denote the size of each designated area in acres and the total common open space area in acres and as a percentage of the site, in conformance with Article XIII of this chapter.
(2) 
An open space report outlining the form of organization proposed to own and maintain the common open space in conformance with this chapter and identifying how the common open space and facilities relate to existing and proposed Township open space areas and facilities.
(3) 
A sewer and water report containing an explanation of plans to tie into existing sewer and water facilities, including the status of efforts to have such tie-ins approved by the appropriate authorities, and calculations of the water demand and sewage generation anticipated from the proposed development using the standards of this chapter. Based on these calculations and the existing excess capacities of existing sewer and water systems, the applicant shall, if pertinent, describe what improvements shall be implemented to increase the capacities to meet the anticipated demands.
(4) 
A traffic report containing calculations of the number of motor vehicles expected to enter or leave the site for an average peak hour and an revaluation of the ability of the internal circulation plan and the external access roadways, including the two nearest intersections on collector roadways to handle this anticipated traffic, made by a qualified traffic engineer. In addition, the report shall explain how road layout relates to terrain and the reasons for any proposed deviations from the Township's design standards.
(5) 
Development schedule data, if the proposed construction is to extend over more than one year.
(a) 
A schedule map at the same scale as the site plan showing the location of each successive annual phase of the development.
(b) 
A schedule report listing by each annual phase the number of residential units by type, the anticipated sales price of each unit type, the total value of residential development, the square footage of commercial construction and its value, the type of open space structures and improvements, and the value of public improvements installed by the applicant for dedication to the Township, its various departments or other governmental agencies.
(6) 
A fiscal impact report indicating the impact of the project on Township services, the cash flow of the project, and an indication of pro rata share of necessary improvements.
(7) 
A modification report, if applicable, showing the modifications of Township standards requested, along with supporting documentation.
A. 
The final plat for major subdivisions shall be drawn in accordance with the requirements for preliminary plats specified in this chapter. The final plat shall show or be accompanied by the same information required for preliminary plat approval in addition to the following:
(1) 
Tract boundary lines; exterior lines or streets; easements and other rights-of-way; street names; land reserved or dedicated to public use; all lot lines and other site lines with accurate dimensions, bearings or deflection angles; and radii, arcs and central angles of all curves based on an actual survey by a land surveyor licensed to practice in the State of New Jersey. All dimensions of the exterior boundaries of the subdivision shall be balanced and closed to a precision of one to 10,000 and the dimensions of all lot lines to within one to 20,000. All dimensions, angles and bearings must be tied to at least two permanent monuments not less than 300 feet apart, and all information shall be indicated on the plat.
(2) 
At least one corner of the subdivision shall be tied to United States Geological Survey bench marks with data on the plat as to how the bearings were determined.
(3) 
Block and lot numbers in accordance with established standards and in conformity with Township Tax Map. Services of the Board Engineer will be available to the developer to assist him in the assignment of lot and block numbers, the Engineer's fee for such service to be paid by the developer.
(4) 
Cross sections, profiles and established grades of all streets as approved by the Township Engineer.
(5) 
Plans and profiles of all storm and sanitary sewers and water mains as approved by the Board Engineer.
B. 
In the case of a planned and/or cluster development, the application for final approval shall contain the following, unless waived by the Planning Board:
(1) 
A comparison of the final plan to the development schedule approved as part of the tentative plan, noting any changes or variations from the approved schedule and indicating the scope of the change(s), particularly any change in the total number of dwelling units to be constructed, the number by type of dwelling units to be constructed, the number of square feet of commercial uses to be constructed, the number by type of community facilities to be constructed, the acreage of common open space, the nature and cost of public improvements to be produced and the anticipated values of residential and commercial construction. If applicable, a report documenting the nature and reasons for the changes shall also be submitted.
(2) 
A land use plan at a scale of one inch equals 50 feet, including:
(a) 
A closed boundary survey of the total land area to be developed, with area measurements to an accuracy of 0.10 acre.
(b) 
Locations of existing and proposed permanent monuments.
(c) 
Location, type and description of existing buildings, roads, easements, watercourses and drainageways on and adjacent to the development area.
(d) 
Location and dimensions of all parking areas, proposed buildings and other structures.
(e) 
Horizontal alignment and geometry and clear sight dimensions for all proposed roads and intersections.
(f) 
Location of easements and areas to remain as commonly held or publicly held open space.
(g) 
Certification by a licensed land surveyor and/or professional engineer.
(3) 
A clearing, grading and drainage plan at a scale of one inch equals 50 feet showing:
(a) 
Location and defined limits of all clearing and/or removal of vegetative cover.
(b) 
Existing and proposed grades within the development area at a contour interval of two feet.
(c) 
Location and proposed grades and elevations for all buildings, roads, walks, storm sewers, and other drainage structures and devices, retaining walls and other landscape constructions.
(d) 
Profiles of existing and proposed grades for roads, storm sewers and swales, abutting and within the site.
(e) 
Cross sections and typical construction details for all existing and proposed buildings, roads, drives, parking areas, walks, drainage facilities and other construction elements within the site.
(4) 
A utilities system plan at a scale of one inch equals 50 feet showing:
(a) 
Type and description of all utility lines located by dimensions.
(b) 
Location and elevation of all manholes, inlet, catch basins, hydrants and light standards.
(c) 
Profiles of existing and proposed grades for sanitary sewer and water lines.
(d) 
Location and typical construction details for utilities and easements.
(e) 
Certification by a New Jersey licensed professional engineer.
(5) 
Common open space organization documents. These documents shall show conformance with the provisions of Article XIII of this chapter and shall include:
(a) 
Articles of incorporation for any homeowner's association, condominium association or other organization to maintain the common open space or community facilities.
(b) 
Bylaws and membership rules and regulations of any such organization defining its rights, duties and responsibilities.
(c) 
A copy of the master deed detailing the rights and privileges of individual owners in the areas of common open space.
(d) 
Covenants or easements restricting the use of the common open space.
(e) 
Covenants or agreements requiring homeowners or residents to pay the organization for the maintenance of the common open space and/or community facilities. This shall include a proposed schedule of membership fees for at least the first three years of operations.
(6) 
Other covenants and easements. These documents shall include any easements or covenants affecting any land in the development other than those easements and covenants already specified is Subsection B(5) of this section.
(7) 
Other maintenance agreements. These documents shall include any easements or proposed agreements under which private roads will be maintained, refuse collected or other supplementary services provided.
(8) 
Offer of dedication. The offer of dedication shall include all legal requirements for a valid dedication to the Township, or, where appropriate, another governmental or public body, of roads or other improvements intended for public ownership.
Plats submitted for minor site plan approval shall be as follows:
A. 
Makeup of plan.
(1) 
Each site plan submitted for approval shall be at a scale of one inch equals 50 feet for a tract up to 40 acres in size; one inch equals 100 feet for a tract between 40 and 150 acres: and one inch equals 200 feet for a tract 150 acres or more.
(2) 
All plans shall be certified by a licensed architect or engineer, including accurate lot lines certified by a land surveyor, submitted on one of the following standard sheet sizes: 8 1/2 by 13 inches; 15 by 21 inches; 24 by 36 inches; or 30 by 42 inches; and including the following data (if one sheet is not sufficient to contain the entire territory, the map may be divided into sections to be shown on separate sheets of equal sizes, with reference on each sheet to the adjoining sheets): boundaries of the tract; North arrow; date; scale; zone district(s) in which the lot(s) are located; existing and proposed streets and street names; existing and proposed contour lines based on United States Geological Survey data and topographical surveys not older than two years, at five-foot intervals inside the tract and within 200 feet of any paved portion of the tract; title of plans; existing and proposed streams and easements; total building coverage in area and percent of lot; total number of parking spaces; all dimensions needed to conform to this chapter, such as but not limited to buildings, lot lines, parking spaces, setbacks and yards; a small key map giving the general location of the parcel to the remainder of the municipality; and the site relation to all remaining lands in the applicant's ownership.
B. 
The plat submitted for approval shall have the following minimum criteria for review and approval:
(1) 
Size, height, location and arrangement of all existing and proposed buildings, structures and signs in accordance with the requirements of this chapter, including a licensed architect's and/or engineer's drawing of each building or a typical building and sign showing front, side and rear views and the proposed use of all structures.
(2) 
Proposed circulation plans, including access street, curbs, aisles and lanes, easements, fire lanes, driveways, parking spaces, loading areas, loading berths or docks, pedestrian walks and all related facilities for the movement and storage of goods, vehicles and persons on the site and including the location of lights, lighting standards and signs and driveways within the tract and within 100 feet of the tract. Sidewalks shall be provided from each building entrance/exit along expected paths of pedestrian travel, such as but not limited to access to parking lots, driveways or other buildings where pedestrian traffic can be expected to be concentrated. Plans shall be accompanied by cross sections of new streets, aisles, lanes and driveways, which shall adhere to the applicable requirements and design standards of this chapter.
(3) 
Existing and proposed wooded areas, buffer areas and landscaping shall be shown on the plan. The landscaping plan, including seeded and/or sodded areas, grading, retaining walls, fencing, signs, recreation areas, shrubbery, trees and buffer areas shall be in accordance with applicable requirements of this chapter. These plans shall show the location, species and caliper of plant material for all planted or landscaped areas. For applications in the Pinelands Area, the landscaping plan shall incorporate the elements set forth in § 175-147E.
[Amended 4-28-1997 by Ord. No. O-27-97]
(4) 
Utilities.
(a) 
The proposed location of all drainage (including calculations), sewage and water facilities with proposed grades, sizes, capacities and types of materials to be used, including any drainage easements acquired or required across adjoining properties. The method of sewage and waste disposal and waste incineration, if any, shall be shown, percolation tests and test borings from sufficient locations on the site to allow a determination of adequacy shall be included where septic tanks and leaching fields are permitted and are proposed. Such plans shall be reviewed by the Board of Health and Board Engineer and/or other appropriate authority, as applicable, with recommendations to the Planning Board.
(b) 
Proposed lighting facilities shall be included, showing the direction and reflection of the lighting. All public services shall be connected to an approved public utilities system where one exists.
(c) 
The applicant shall arrange with the servicing utility for the underground installation of the utilities' distribution supply lines and service connections, in accordance with the provisions of the applicable standard terms and conditions incorporated as part of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners, and the developer shall provide the Township with four copies of a final plan showing the installed location of the utilities.
(d) 
The applicant shall submit to the Board, prior to the granting of final approval, a written instrument from each serving utility, which shall evidence full compliance or intended full compliance with the provisions of this subsection; provided, however, that lots which abut existing streets where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from these overhead lines, but any new service connections from the utilities' overhead lines shall be installed underground. In cases where total electrical and telephone load and service cannot be determined in advance, such as industrial parks, shopping centers, etc., perimeter utility poles may be used, but service to buildings from poles shall be underground.
(e) 
A written description of the proposed operations of the buildings, including the number of employees or members of nonresidential buildings; the proposed number of shifts to be worked and the maximum number of employees on each shift; expected truck and tractor-trailer traffic, emission of noise, glare and air and water pollution; safety hazards; and anticipated expansion plans incorporated in the building design. Where the applicant cannot furnish the information required herein because of nondetermination of use, site plan approval may be required and, if conditionally granted subject to further review and approval of the applicant's final plans, the applicant may proceed with this application. No certificate of occupancy shall be issued until all such plans are given final approval.
A. 
An applicant shall submit a preliminary site plan in tentative form for discussion purposes in conformity with the following minimum criteria:
(1) 
The preliminary site plan shall be drawn to a scale no less than one inch equals 100 feet, but consideration shall be given to a smaller scale if it permits the total project to be clearly depicted on a standard sheet of the sizes permitted in the Map Filing Law.
(2) 
All plans shall be certified by a licensed architect or engineer, including accurate lot lines certified by a licensed land surveyor in the State of New Jersey.
(3) 
The plan shall include, but not be limited to the following:
(a) 
A deed plotting of the tract may be submitted in lieu of an actual field survey of the lot lines, but the applicant accepts the responsibility that at final submission, if the accuracy of said deed plotting sufficiently alters the intent of the proposal, the Board shall reserve the right to reject the final submittal without prejudice and require a resubmittal for preliminary approval.
(b) 
Topographic contours from the United States Geological Survey quadrangle sheets may be submitted in lieu of an actual field or aerial topographical survey, or the applicant may opt to furnish the same. Contours shall extend 200 feet beyond the boundary of the proposal. All existing streams that will receive, either directly or indirectly, the tract stormwater runoff shall be indicated. A key plan of a smaller scale may be shown if it is not practicable to indicate it on the site plan.
(c) 
All dimensions needed to confirm conformity with appropriate zoning ordinances and other zoning criteria (i.e., density, land coverage, etc.) shall be indicated.
(d) 
All contiguous owners, existing dedicated streets (ownership and route numbers if applicable), existing wooded areas in outline only and geophysical conditions of any open or recreation space to be dedicated for public or quasi-public use.
(e) 
An architectural plan and views of each type of building shall be furnished and certified by an architect licensed in the State of New Jersey.
(f) 
Proposed circulation plans, including access streets, easements, fire lanes and a typical section of all major cartways proposed shall be required.
(g) 
Existing and proposed stormwater drainage and collection systems shall be indicated and designed in accordance with the standards of § 175-140 (Stormwater management). Information required by such standards, including hydrological and hydraulic calculations, soil boring logs, maintenance schedules, etc., shall be provided. The size/capacity of existing facilities which are to be utilized in the proposal must be analyzed and indicated.
[Amended 7-21-1992 by Ord. No. O-27-92]
(h) 
Size, height, location and arrangement of all existing and proposed buildings, structures and signs in accordance with the requirements of this chapter.
(i) 
The location of existing and proposed wastewater collection facilities and potable water supply facilities shall be indicated.
[Added 7-21-1992 by Ord. No. O-27-92]
B. 
The plan shall be signed by the applicant and owner and shall include respective names and addresses.
Plats submitted for final major site plan approval shall be as follows:
A. 
Each plan shall be at a scale of one inch equals 50 feet for a tract up to 40 acres in size; one inch equals 100 feet for a tract between 40 and 150 acres; and one inch equals 200 feet for a tract 150 acres or more. All plans shall be certified by a licensed architect or engineer, including accurate lot lines certified by a licensed land surveyor, submitted on one of the following standard sheet sizes: 8 1/2 inches by 13 inches; 15 inches by 21 inches; 24 inches by 36 inches; or 30 inches by 42 inches.
B. 
The plat shall include the following data (if one sheet is not sufficient to contain the entire territory, the map may be divided into sections to be shown on separate sheets of equal sizes, with reference on each sheet to the adjoining sheets): boundaries of the tract; North arrow; date; scale; zone district(s) in which the lots are located; existing and proposed streets and street names; existing and proposed contour lines based on United States Geological Survey data and topographical surveys not older than two years, at two-foot intervals inside the tract and within 200 feet of any paved portion of the tract; title of plans; existing and proposed streams and easements; total building coverage in area and percent of lot; total number of parking spaces; ill dimensions needed to confirm conformity with this chapter, such as but not limited to buildings, lot lines, parking spaces, setbacks and yards; a small key map giving the general location of the parcel to the remainder of the municipality; and the site relation to all remaining lands in the applicant's ownership.
C. 
The plan shall also have the following minimum criteria for review and approval:
(1) 
Size, height, location and arrangement of all existing and proposed buildings, structures and signs in accordance with the requirements of this chapter, including a licensed architect's and/or engineer's drawing of each building or a typical building and sign showing front, side and rear elevations and the proposed use of all structures.
(2) 
Proposed circulation plans, including access streets, curbs, aisles and lanes, easements, fire lanes, driveways, parking spaces, loading areas, loading berths or docks, pedestrian walks and all related facilities for the movement and storage of goods, vehicles and persons on the site and including the location of lights, lighting standards and signs and driveways within the tract and within 100 feet of the tract. Sidewalks shall be provided from each building entrance/exit along expected paths of pedestrian travel, including but not limited to access to parking lots, driveways or other buildings where pedestrian traffic can be expected to be concentrated. Plans shall be accompanied by cross sections of new streets, aisles, lanes and driveways, which shall adhere to applicable requirements of this chapter and applicable design standards in the subdivision ordinance.
(3) 
Existing and proposed wooded areas, buffer areas and landscaping shall be shown. The landscaping plan, including seeded and/or sodded areas, grading, retaining walls, fencing, signs, recreation areas, shrubbery, trees and buffer areas shall be in accordance with applicable requirements of this chapter. These plans shall show the location, species and caliper of plant material for all planted or landscaped areas. For applications in the Pinelands Area, the landscaping plan shall incorporate the elements set forth in § 175-147E.
[Amended 4-28-1997 by Ord. No. O-27-97]
(4) 
Utilities.
(a) 
The proposed location of all drainage (including calculations), sewage and water facilities with proposed grades, sizes, capacities and types of materials to be used, including any drainage easements acquired or required across adjoining properties. The method of sewage and waste disposal and waste incineration, if any, shall be shown; percolation tests and test borings from sufficient locations on the site to allow a determination of adequacy shall be included where septic tanks and leaching fields are permitted and are proposed. Such plans shall be reviewed by the Board of Health and/or the Board Engineer and/or other appropriate authority, as applicable, with recommendations to the Planning Board.
(b) 
Proposed lighting facilities shall be included, showing the direction and reflection of the lighting. All public services shall be connected to an approved public utilities system where one exists.
(c) 
The applicant shall arrange with the servicing utility for the underground installation of the utilities' distribution supply lines and service connections, in accordance with the provisions of the applicable standard terms and conditions incorporated as part of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners, and the developer shall provide the Township with four copies of a final plan showing the installed location of the utilities.
(d) 
The applicant shall submit to the Board, prior to the granting of final approval, a written instrument from each serving utility, which shall evidence full compliance or intended full compliance with the provisions of this subsection; provided, however, that lots which abut existing streets where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from these overhead lines, but any new service connections from the utilities' overhead lines shall be installed underground. In cases where total electrical and telephone load and service cannot be determined in advance, such as industrial parks, shopping centers, etc., perimeter utility poles may be used, but service to building from poles shall be underground.
(5) 
A written description of the proposed operations of the building(s), including the number of employees or members of nonresidential buildings; the proposed number of shifts to be worked and the maximum number of employees on each shift; expected truck and tractor-trailer traffic, emission of noise, glare and air and water pollution; safety hazards; and anticipated expansion plans incorporated in the building design. Where the applicant cannot furnish the information required herein because of nondetermination of use, site plan approval may be conditionally granted subject to further review and approval of the applicant's final plans. No certificate of occupancy shall be issued until all such plans are approved.
(6) 
Where the applicant can clearly demonstrate that, because of peculiar or special conditions pertaining to his land or the proposed use, the literal enforcement of one or more of these provisions is impracticable or will exact undue hardship, the Planning Board may grant such relief for the goals intended and the rules and standards established herein if it determines that literal enforcement will create an inequitable situation.
Applications for conditional uses shall include plat details and information requirements to the same extent as major site plans for both preliminary and final approval in addition to such information as may be necessary for the Board to determine whether the conditions for the specific use have been met.