A.
As more particularly set forth below, this section outlines the basic requirements for plans submitted under provisions of this chapter. Each provision shall be deemed to represent minimum requirements and, where necessary, to effectuate the purposes set forth in § 330-2 of this chapter, the reviewing agency may require additional information or documents to properly inform the board or body of the intent, purpose and effect of the application for development. Nothing, however, shall prohibit the reviewing agency by resolution from waiving any of the specific requirements hereinafter specified where said requirements are not necessary to adequately appraise the reviewing agency of the details of the application for development.
B.
The preparation of all phases of land development
(i.e., subdivisions and site plans) shall be in accordance with the
applicable state statutes as they pertain to land surveyors, architects
and professional engineers. Reference: Title 45, N.J.S.A. 45:8-27
et seq., An Act Concerning the Practice of Professional Engineering
and Land Surveying, Chapter 149, P.L. 1950, as amended; Laws Governing
the Practice of Architecture, Title 45, N.J.S.A. 45:3-1 et seq., as
amended.[1]
C.
It is, therefore, a requirement that all subdivision
plans be signed and sealed by a New Jersey licensed land surveyor,
and if the subdivision and/or site plan involves the design and determination
of such matters as street location, drainage, sewers, water mains,
utilities, bridge culverts and/or percolation tests, then the plans
shall also be signed and sealed by a New Jersey licensed professional
engineer.
D.
It is a requirement that all site plans be signed
and sealed by either a New Jersey licensed professional engineer or
a New Jersey licensed architect.
A.
Generally. It shall be the right of any developer to request a preapplication conference prior to formal submission of an application for development. At this conference, the developer shall meet with the engineer and solicitor of the appropriate reviewing agency as determined by the Administrative Officer. It shall be the purpose of this conference to review the development ideas and concepts with the developer and point out any obvious problems and make suggestions as to revisions. The Land Development Ordinance requirements may be discussed with the developer to ensure that all applicable provisions, including those for establishing an escrow account, are understood and will be met. There shall be no fee for informal meetings between an applicant and the reviewing board; however, where an applicant requests meetings with the professional staff employed by the Board, the sum specified within § 330-28 shall be posted to cover the cost incurred by the Township for this review.
B.
Requirements. In order to properly evaluate the proposed
land development, it is recommended that the developer, as a minimum,
submit plans or documentation which show the following:
(1)
Scaled plan based on Tax Map information which shows
the entire parcel to be developed.
(2)
Key map showing location of tract and adjacent streets
and waterways.
(3)
North arrow.
(4)
Zoning.
(5)
Lot and block number of tract to be developed.
(6)
Existing roads, woods, streams, structures.
(7)
Existing utilities.
(8)
Existing use.
(9)
Existing rights-of-way or easements.
(10)
Existing drainage flows (may be designated by arrows).
(11)
Proposed use, structures, circulation, utility and
recreational concepts.
(12)
A detailed program designed to prevent rodent infestation
and, in the event of infestation, to control and terminate such rodent
infestation, with the reviewing agency or its designee to determine
the acceptability of the rodent control program and to make such visual
inspection as it may deem necessary to ensure that the applicant has
prepared and successfully monitors and completes the rodent control
program.
A.
Subdivision plan requirements. The subdivision plan
shall clearly and accurately show:
(2)
A key map, at a scale of not less than one inch equals
2,000 feet, showing the location of the tract within the Township
and its relation to major streets, water bodies and political boundaries
within the area.
(3)
Tax Map Sheet, block and lot number.
(4)
A statement of the proposed use of the site required
and proposed setback and yard dimensions.
(5)
The location of that portion which is subdivided in
relation to the entire tract.
(6)
Names and addresses of record owners of land to be
subdivided.
(7)
Names of owners, lot lines and block and lot numbers
of lands within 200 feet of the site.
(8)
Existing zoning.
(9)
Certifications and signature lines for the Planning
Board Chairman and Secretary.
(10)
All existing and proposed buildings, structures and
wooded areas within the tract and 100 feet therefrom, and watercourses
within the tract and 500 feet therefrom. The information for off-tract
structures, wooded areas and watercourses may be included on the key
map.
(11)
The location and extent of existing and proposed easements
along with a statement of use and ownership.
(12)
The location, size and nature of all existing and
proposed roads within and abutting the land development. If additional
right-of-way is to be dedicated to Burlington Township, a note stating:
"Additional right-of-way dedicated to Burlington Township for road
widening purposes" shall appear on the plan; or to the county, if
the road is under its jurisdiction.
(13)
Location, type and number of existing and proposed
driveways.
(14)
A general indication of drainage flow by the use of
arrows.
B.
Subdivision plan documentation.
(1)
Names and addresses of record owners of tracts within
200 feet of the site.
(2)
Copies of any protective covenants, easements or deed
restrictions applying to the site.
(3)
Certification from the applicant stating that no record
exists of a previous subdivision approval for the site which would
affect the proposed application.
(4)
Certification that the applicant is the agent or owner
of the land or that the owner has given consent under an option agreement.
(5)
A certificate from the Tax Collector that no taxes
or assessments for local improvements are due or delinquent.
(6)
Any additional documentation as may be required by
the reviewing board.
C.
Site plan requirements.
(1)
The site plan shall be a true and accurate map drawn
to a scale of not less than one inch equals 50 feet on a sheet 24
inches by 36 inches or, in the case of areas over 50 acres, the plot
plan may be drawn to a scale of one inch equals 100 feet with the
sheet size 30 inches or 42 inches by 72 inches, showing the exact
size, shape and location of existing and proposed buildings with all
yard dimensions and the actual dimensions of each lot to be built
upon.
(2)
A key map, at a scale of not less than one inch equals
2,000 feet, showing the location of the tract within the Township,
and its relation to major streets, water bodies and political boundaries
within the area.
(3)
Certification and signature lines for the Chairman,
Secretary and Engineer of the appropriate reviewing board and other
reviewing agencies.
(4)
Reference meridian.
(5)
Applicable zoning, covenants running with the land,
existing deed restrictions and the proposed use of the property shall
be clearly shown or exhibited in separate documentation. Lands to
be dedicated or reserved for public use shall be clearly indicated.
If additional right-of-way is to be dedicated to the Township of Burlington,
a note stating: "Additional right-of-way dedicated to Burlington Township
for road widening purposes" shall appear on the plan, or to the county,
if a road is under its jurisdiction.
(6)
Setback dimensions shall be shown on the plan.
(7)
Existing and proposed contours with intervals of one
foot where slopes are more than 3% but less than 15% and five feet
when they are 15% or more and spot elevations where needed to show
the situation properly (indicate datum).
(8)
Location on the site and 500 feet therefrom of ponds,
streams, drainage ditches and watercourses. There shall be provided
sufficient elevation data beyond the limits of the tract to determine
the size and elevation of areas which drain toward the tract. Profiles
and cross sections of watercourses draining to or from the tract for
a sufficient length to determine the effect of the proposed development
upon other lands adjoining the watercourses shall be provided. Boundaries
of floodplains of water bodies (if defined) within land development.
Where defined, these should correspond to the "floodway" and "flood
hazard areas" commonly designated by the New Jersey Department of
Environmental Protection.
(9)
All buildings, structures, wooded areas, easements,
rights-of-way, signs, lights and paving within the tract and 100 feet
therefrom.
(10)
Tax Map sheet, block and lot number for the site,
and names of owners, lot lines and block and lot numbers of lands
within 200 feet of the site.
(11)
Names and addresses of the record owner and the person
who prepared the plan.
(12)
The site plan shall show proposed buildings or structures,
including dimensions, distances from property lines, corner elevations,
first floor elevation, floor areas, front, rear, and side elevations
and preliminary architectural plans.
(13)
The location and arrangement of vehicular accessways
and location, size and capacity of all parking and loading areas shall
be included.
(14)
Curbs, sidewalks, walkways and all other areas devoted
to pedestrian use shall be clearly delineated.
(15)
A complete landscape plan, including size and type
of all plants, shall be included.
(16)
Location of all utilities shall be shown, including
water supply, sewers, gas and electric services, lighting, illumination
and refuse storage area. Provisions for industrial waste or effluent
shall be shown.
(17)
The storm drainage system shall be shown, and the
applicant shall supply drainage calculations to substantiate the size
and location of the proposed storm drainage system.
(18)
Parking schedule.
(19)
Pavement construction detail.
(20)
Locations and details of all signs.
(21)
Designs and details of any structures such as curbs,
sidewalks, retaining walls, manholes, headwalls, retention basins.
The locations, dimensions, capacity and depth of underground storage
tanks along with a detail showing the proposed method of anchoring.
(22)
Where work is to be done in the municipal right-of-way,
a detailed plan at a scale of not less than one inch equals 30 feet,
showing the layout of any intersection, including driveways to a municipal
road. This plan shall show the following:
(a)
Existing elevations of the center line of the
municipal road every 25 feet to extend 100 feet beyond the property
line or intersection pavement transition.
(b)
Proposed elevations of the curb, gutter and
top of curb every 25 feet along the municipal road.
(c)
Half cross sections every 50 feet and at critical
points along the municipal road, and spot elevations of the center
line, edge of pavement and proposed curbline along the municipal road.
(d)
Pavement markings, signs and traffic control
islands and devices.
(e)
Proposed structures.
(23)
Provisions for soil erosion and sediment control.
(24)
Other information as may be required by the reviewing
board.
D.
Site plan documentation.
(1)
Names and addresses of record owners of tracts within
200 feet of the site.
(2)
Copies of any protective covenants, easements or deed
restrictions applying to the site.
(3)
Certification from the applicant stating that no record
exists of a previous site plan approval for the site which would affect
the proposed application.
(4)
Certification that the applicant is the agent or owner
of the land or that the owner has given consent under an option agreement.
(5)
Detailed cost estimates for the proposed construction
of site improvement for bond calculation purposes.
(6)
Written approval of local, county, state or federal
organizations, as required.
(7)
Traffic study.
(8)
Construction timetable.
(9)
Certification from the Tax Collector that all taxes
are paid to date and that any local improvement assessment against
the tract being developed is paid in full.
(10)
Any additional documentation as may be required by
the reviewing board.
A.
Preliminary plan; requirements and documentation.
(1)
Subdivision plan and requirements. Preliminary plans
shall be drawn to a scale of not less than one inch equals 100 feet
and shall clearly and accurately show the following:
(a)
A key map at a scale of not less than one inch
equals 2,000 feet, showing the location of the tract within the Township
and its relation to major streets, water bodies and political boundaries
within the area.
(b)
Certification and signature lines for the Chairman,
Secretary and Engineer of the appropriate reviewing board, other reviewing
agencies, the person who prepared the plan and the owner.
(c)
The tract name, Tax Map sheet, block and lot
numbers of the tract and of all properties within 200 feet of the
tract, date, graphic scale and reference meridian.
(d)
The name and address of the applicant and the
person who prepared the plan.
(e)
Acreage of the tract to the nearest tenth of
an acre.
(f)
The location of existing property lines, streets,
rights-of-way and watercourses within 500 feet of the street.
(g)
The location of buildings, structures, wooded
areas, easements, signs, lights and paving within 100 feet of the
tract.
(h)
Applicable zoning and proposed use shall be
shown along with any deed restrictions or covenants running with the
land. Lands to be dedicated or reserved for public use shall be clearly
indicated.
(i)
All existing buildings, streets, paving, watercourses
and their extent, surface elevation, depth and their floodplains,
railroads and their rights-of-way, bridges, culverts, drain pipes,
easements, utility lines, rock formations, wooded areas and isolated
trees over five inches in diameter and other natural features shall
be shown.
(j)
Existing and proposed contours at a two-foot
interval maximum, referenced to National Oceanographic and Atmospheric
Administration Datum and extended 200 feet beyond the lot lines to
determine drainage of site. Spot elevations shall be included where
needed to show the situation properly.
(k)
Profiles and typical cross sections of existing
streets abutting the development, indicating type and width of pavement
and curb and sidewalk location. If additional right-of-way is to be
dedicated to the Township or county, a note stating: "Additional right-of-way
dedicated to Burlington Township/County for road widening purposes"
shall appear on the plan.
(l)
All existing features that are to be removed
and/or destroyed or preserved, with details. Plans and details for
modification, addition or any other alteration to existing man-made
features.
(m)
Percolation tests and soil logs, at the minimum
ratio of one each for every three acres, plus one test at the location
of each proposed retention basin and per 500 linear feet of proposed
open ditch. Soil logs shall be to a depth of not less than 10 feet
below the existing grade or 10 feet below the finished grade, whichever
is lower, and shall indicate types of soil, elevation of the water
table and date accomplished on the entire tract.
(n)
A soil erosion and sediment control plan drawn
in accordance with the New Jersey Standards for Soil Erosion and Sediment
Control showing the Soil Conservation Service soil classification.
(o)
The location of all proposed property and building
setback lines.
(p)
The location of all proposed buildings, including
dimensions, distances from property lines and first floor and corner
elevations. In predominately residential subdivisions, a statement
of the number of dwelling units and the density of land use to be
allocated to the parts of the site to be developed shall be provided.
(q)
The location, name and proposed cross sections
and center-line profiles of all new streets, and the location of pedestrianways,
sidewalks and parking areas to include provisions for parking for
recreational vehicles in cluster-type developments. Where work is
to be done in the municipal right-of-way, a detailed plan at a scale
of not less than one inch equals 30 feet, showing the layout of any
intersection, including driveways to a municipal road. This plan shall
show the following:
[1]
Existing elevations of the center line of the
municipal road every 25 feet to extend 100 feet beyond the property
line or intersection pavement transition.
[2]
Proposed elevations of the curb gutter and top
of curb every 25 feet along the municipal road.
[3]
Half cross sections every 50 feet and at critical
points along the municipal road, and spot elevations of the center
line, edge of pavement and proposed curbline along the municipal road.
[4]
Pavement markings, signs, traffic control islands
and devices.
[5]
Proposed structures.
(r)
The location and details of all hydrants, valves,
water mains, sanitary sewers, underdrains, storm drains, retention
and detention basins and all other utilities. Complete design criteria,
details and calculations shall be included and shall cover off-tract
conditions. Boundaries of floodplains of water bodies (if defined)
within land development. Where defined, these should correspond to
the "floodway" and "flood hazard areas" commonly designated by the
New Jersey Department of Environmental Protection. No more than 50%
of the floodplain can be used in calculations of plan density. There
shall be provided sufficient elevation data beyond the limits of the
tract to determine the size and location of areas which drain toward
the tract. Profiles and cross sections of watercourses draining to
or from the tract for a sufficient length to determine the effect
of the proposed subdivision upon other lands adjoining the watercourses
shall be provided.
(s)
The location and details of all signs and street
furniture, including the specific design, location, size, construction
and illumination.
(t)
The location, details and extent of all open
spaces, recreation areas, historic sites, lakes and ponds, including
surface water elevations and depths.
(u)
A complete landscape plan, including location,
type and size of all plantings and showing all buffer and screening
strips.
(v)
Legend indicating types of buildings along with
an architectural sketch of each class of structure.
(w)
A delineation of proposed sections, including
sequence and timing of development for the entire tract. If the preliminary
plat covers only a portion of the applicant's entire holdings, the
prospective future street system for the entire tract shall be indicated.
(x)
A schedule of proposed recreational facilities, as required by § 330-81B(2)(a).
(y)
All other information required by the reviewing
agency.
(2)
Subdivision plan; documentation. Preliminary subdivision
plans shall be accompanied by the following documentation:
(a)
Names and addresses of record owners of tracts
within 200 feet of the site.
(b)
Copies of any prospective covenants, easements
or deed restrictions applying to the site.
(c)
Certification from the applicant stating that
no record exists of a previous subdivision plan approval for the site
which would affect the proposed application.
(d)
Certification that the applicant is the agent
or owner of the land or that the owner has given consent under an
option agreement.
(e)
Detailed cost estimates for the proposed construction
of improvements for bond calculation purposes.
(f)
Written approval of local, county, state, or
federal organizations as required.
(g)
Traffic impact report.
(h)
An environmental impact statement.
(j)
The form of ownership or entity proposed to
own and maintain common open space or private facilities.
(k)
No electric or telephone utility facilities
shall be installed until the Planning Board shall have specifically
approved the nature and location of such proposed facilities and the
following has been submitted:
[1]
The developer shall request the serving utility
to install its distribution supply lines, services and streetlighting
supply facilities underground in accordance with its specifications
and with the provisions of the applicable standard terms and conditions
incorporated as a part of its tariff as the same are then on file
with the State of New Jersey Board of Public Utility Commissioners
and shall submit to the Planning Board a written instrument from each
serving utility which shall evidence its disposition of the request.
If approved by the utility, the subdivider shall, if so directed by
the Planning Board, arrange with the utility for such underground
installation.
[2]
Where the installation of underground telephone
and/or electric facilities is impractical because of a geographic,
technical or operating standpoint, the developer shall be required
to install standards at a maximum of 200 feet apart on all streets
contained within the subdivision.
(l)
Complete design specifications for all aspects
of the proposed improvements.
(m)
A detailed cost estimate for the improvements
for the entire tract broken down into sections corresponding to the
sections of development.
(n)
A detailed construction timetable.
(o)
Prior to granting of preliminary subdivision
approval, where 50 or more realty improvements are involved, certification
of the adequacy of proposed water supply and sewerage facilities must
be obtained from the New Jersey Department of Environmental Protection.
(p)
Certification from the Tax Collector that all
taxes are paid to date and that any local improvement assessments
against the tract being developed are paid in full.
(q)
Any additional documentation as may be required
by the reviewing board.
(r)
Market feasibility study.
(3)
Site plan requirements. The site plan shall clearly
and accurately show:
(a)
A scale of not less than one inch equals 50
feet on a sheet 24 inches by 36 inches or, in the case of areas over
50 acres, the plot plan may be drawn to a scale of one inch equals
100 feet with a sheet size of 30 inches or 42 inches by 72 inches.
(b)
A key map at a scale of not less than one inch
equals 2,000 feet, showing the location of the tract within the Township
and its relation to major roads, water bodies and political boundaries
within the area.
(c)
Certification and signature lines for the Chairman,
Secretary and Engineer of the appropriate reviewing board and other
reviewing agencies.
(d)
Reference meridian.
(e)
Applicable zoning, covenants running with the
land, existing deed restrictions and the proposed use of the property
shall be clearly shown or exhibited in separate documentation. Lands
to be dedicated or reserved for public use shall be clearly indicated.
(f)
Setback dimensions.
(g)
Existing and proposed contours with intervals
of one foot where slopes are more than 3% but less than 15% and five
feet when they are 15% or more and spot elevations where needed to
show the situation properly. Elevations shall be based on National
Oceanographic and Atmospheric Administration Datum.
(h)
The location of site and 500 feet therefrom
of ponds, streams, drainage ditches and watercourses. There shall
be provided sufficient elevation data beyond the limits of the tract
to determine the size and elevation of areas which drain toward the
tract. Profiles and cross sections of watercourses draining to or
from the tract for a sufficient length to determine the effect of
the proposed subdivision upon other lands adjoining the watercourses
shall be provided. Boundaries of floodplains of water bodies (if defined)
within land development. Where defined, these should correspond to
the "floodway" and "flood hazard areas" commonly designated by the
New Jersey Department of Environmental Protection.
(i)
All buildings, structures, wooded areas, easements,
rights-of-way, signs, lights, and paving within the tract and 100
feet therefrom.
(j)
Tax Map sheet, block and lot numbers for the
site, and names of owners, lot lines, and block and lot numbers of
lands within 200 feet of the site.
(k)
Name and address of the record owner and person
who prepared the plan.
(l)
Proposed buildings or structures, including
dimensions, distances from property lines, corner elevations, first
floor elevations, rear and side elevations and preliminary architectural
plans.
(m)
A parking schedule and the location and arrangement
of vehicular accessways and location, size and capacity of all parking,
service and loading areas with details of paving. Where work is to
be done in the municipal right-of-way, a detailed plan at a scale
of not less than one inch equals 30 feet showing the layout of any
intersection, including driveways to a municipal road. This plan shall
show the following:
[1]
Existing elevations of the center line of the
municipal road every 25 feet to extend 100 feet beyond the property
line or intersection pavement transition.
[2]
Proposed elevations of the curb gutter and top
of curb every 25 feet along the municipal road.
[3]
Half cross sections every 50 feet and at critical
points along the municipal road and spot elevations of the center
line, edge of pavement and proposed curbline along the municipal road.
[4]
Pavement markings, signs and traffic control
islands and devices.
[5]
Proposed structures.
(n)
Curbs, sidewalks, walkways, and all other areas
devoted to pedestrian use.
(o)
A complete landscape plan showing all buffer
and screening strips and type and size of all plants.
(p)
Location of all utilities, including water supply,
sewers, gas and electric services, lighting, illumination and circumference
of the minimum required intensity for each light and refuse storage
areas.
(q)
Storm drainage system shall be shown and the
applicant shall supply drainage calculations to substantiate the size
and location of the proposed storm drainage system.
(r)
Location and details of all signs showing the
specific design, location, size, construction and illumination.
(s)
Designs and details of any structures, such
as curbs, sidewalks, retaining walls, manholes, headwalls and retention
basins.
(t)
Provisions for soil erosion and sediment control
in accordance with the New Jersey Standards for Soil Erosion and Sediment
Control.
(u)
The locations, dimensions, capacity and depth
of underground storage tanks along with a detail showing the proposed
method of anchoring.
(v)
The location, size and nature of all existing
and proposed roads within and abutting the land development. If additional
right-of-way is to be dedicated to the Township of Burlington, a note
stating: "Additional right-of-way dedicated to Burlington Township
for road widening purposes" shall appear on the plan; or to the County,
if a road is under its jurisdiction.
(w)
Provision for industrial waste or effluent shall
be shown.
(x)
Percolation tests and soil borings at the minimum
ratio of one each for every three acres plus one test at the location
of each proposed retention basin and per 500 linear feet of open ditch.
Soil logs shall be to a depth of not less than 10 feet below existing
grade or 10 feet below finished grade, whichever is lower, to indicate
types of soil and elevation of the water table on the entire tract.
(y)
Other information as may be required by the
reviewing agency.
(4)
Site plan; documentation.
(a)
Names and addresses of record owners of tracts
within 200 feet of the site.
(b)
Copies of any protective covenants, easements
or deed restrictions applying to the site.
(c)
Certification from the applicant stating that
no record exists of a previous site plan approval for the site which
would affect the proposed application.
(d)
Certification that the applicant is agent or
owner of the land or that the owner has given consent under an option
agreement.
(e)
Detailed cost estimates for the proposed construction
of improvement for bond calculation purposes.
(f)
Written approval of local, county, state or
federal organizations as required.
(g)
Traffic impact report.
(h)
An environmental impact statement.
(j)
A letter from the Department of Public Works
indicating its ability to provide water and sewer service.
(k)
Complete design specifications for all aspects
of the proposed improvements.
(l)
A detailed cost estimate for the improvements
for the entire tract broken down into sections corresponding to the
sections of the development.
(m)
A detailed construction timetable.
(n)
For industrial applications, the following information
shall be provided on industrial processes if, in the opinion of the
reviewing agency, these may be an annoyance or interference with the
comfort or general well-being of the inhabitants of other districts
adjacent to the Industrial District:
(o)
Certification from the Tax Collector that all
taxes are paid to date and that any local improvement assessments
against the tract being developed are paid in full.
(p)
The form of ownership or entity proposed to
own and maintain common open space or private facilities.
(q)
Any additional documentation as may be required
by the reviewing board.
B.
Final plan requirements and documentation.
(1)
Subdivision plan requirements.
(a)
Final plans shall conform to the preliminary
plans and conditions of approval as set forth by the Planning Board
and shall show all improvements as installed or to be installed. Final
plans shall be accompanied by a file plat drawn in compliance with
the Map Filing Law[1] which shall also show the following:
[1]
All land developments located within the distances
as shown in the table below shall have at least two concrete monument
bench marks on the NOAA datum. All elevations shall be based and referenced
to these bench marks. The elevations of the monuments shall be shown
on the plans filed with the county. The preferable precision shall
be 0.035 run in miles. Information as to the location of bench marks
may be obtained at the County Engineer's Office.
|
Site Plan
(acres)
|
Distance to Nearest Vertical Control
(miles)
| |
|---|---|---|
|
Less than 2
|
2
| |
|
2 to 10
|
6
| |
|
Over 10
|
12
|
|
Land developments that fall outside the specifications
listed above may use an assumed elevation, which shall be shown on
the plan.
|
[2]
The property lines of all land developments
shall be placed on the New Jersey System of Plane Coordinates if they
are located within the distances as shown on the table below. The
coordinates of all monuments shall be shown on the final plats filed
in the County Clerk's Office.
|
Land Development
(acres)
|
Distance to Nearest Horizontal Control
(miles)
| |
|---|---|---|
|
2 to 10
|
2
| |
|
Over 10 to 50
|
6
| |
|
Over 50
|
12
|
|
Land developments of less than two acres, or
those which fall outside of the specifications listed above, may not
be required to use the New Jersey System of Plane Coordinates. A closed
traverse shall be run to current acceptable standards with a preferable
precision of at least one in 20,000.
|
[1]
Editor's Note: See N.J.S.A. 46:23-9.8 et seq.
(2)
Subdivision plan documentation. The following documentation
shall accompany the final plan:
(a)
Certificate from the Tax Collector that all
taxes are paid to date and that any local improvement assessments
against the tract being subdivided have been paid in full or that
such local improvement assessments have been apportioned among the
lots of the subdivision upon the application of the applicant, pursuant
to N.J.S.A. 54.7-1 et seq., and in the event of such apportionment,
that such local improvement assessments are paid to date.
(b)
Written report from the reviewing board engineer,
stating:
[1]
That all improvements, as indicated on the final
plan, are in conformance with the approved preliminary plan.
[2]
That he is in receipt of a plan of improvements
showing all utilities in exact location and elevation, identifying
those portions already installed and those to be installed, and that
the applicant has complied with one or both of the following:
[3]
In those instances where improvements have been
installed, that the Engineer has received proper as-built drawings.
(c)
When final approval is requested for an area
which is less than the full area for which preliminary approval was
given, the applicant shall submit a key map at a scale if not less
than one inch equals 200 feet which clearly and accurately shows the
entire subdivision for which preliminary approval was granted including
all proposed streets and property lines and that portion for which
final approval is being requested.
(d)
A letter from the postmaster or other appropriate
authority of the area where subdivision is located, stating that the
proposed street names in the subdivision do not duplicate names in
use and are acceptable.
(e)
Certification by the County Soil Conservation
District of compliance with sediment and erosion control methods.
(f)
Where the required improvements differ from
those shown on the preliminary plan, complete plans and profiles with
drawing revisions listed shall be submitted in sufficient detail to
meet the requirements of the reviewing board engineer.
(g)
Copies of all supplemental agreements between
the developer and any and all agencies or bodies of the Township shall
be presented.
(3)
Site plan requirements.
(a)
Final plans shall conform to the preliminary
plans and conditions of approval as set forth by the Planning Board
and shall show all improvements as installed or to be installed, together
with the following:
[1]
All land developments located within the distances
as shown in the table below shall have at least two concrete monument
bench marks on the N.O.A.A. datum. All elevations shall be based and
referenced to these bench marks. The elevations of the monuments shall
be shown on the plans filed with the County. The preferable precision
shall be 0.035 Run in Miles. Information as to the location of bench
marks may be obtained at the County Engineer's Office.
|
Site Plan
(acres)
|
Distance to Nearest Vertical Control
(miles)
| |
|---|---|---|
|
Less than 2
|
2
| |
|
2 to 10
|
6
| |
|
Over 10
|
12
|
|
Land developments that fall outside the specifications
listed above may use an assumed elevation which shall be shown on
the plan.
|
(b)
The property line of all land developments shall
be placed on the New Jersey System of Plane Coordinates if they are
located within the distances as shown in the table below. The coordinates
of all monuments shall be shown on the final plats filed in the County
Clerk's Office.
|
Site Plan
(acres)
|
Distance to Nearest Horizontal Control
(miles)
| |
|---|---|---|
|
2 to 10
|
2
| |
|
Over 10 to 50
|
6
| |
|
Over 50
|
12
|
|
Land development of less than two acres, or
those which fall outside of the specifications listed above, may not
be required to use the New Jersey System of Plane Coordinates. A closed
traverse shall be run to current acceptable standards with a preferable
precision of at least one in 20,000.
|
(4)
Site plan documentation. The following documentation
shall accompany the final plan:
(a)
Certificate from the Tax Collector that all
taxes are paid to date and that any local improvement assessments
against the tract being developed have been paid in full or that such
local improvement assessments have been apportioned among the lots
of the development upon the application of the applicant, pursuant
to N.J.S.A. 54.7-1 et seq., and in event of such apportionment, that
such local improvement assessments are paid to date.
(b)
Written report from the reviewing board engineer
stating:
[1]
That all improvements, as indicated on the final
plan, are in conformance with the approved preliminary plan.
[2]
That he is in receipt of a plan of improvements
showing any municipal utilities in exact location elevation.
[3]
That a performance and maintenance guarantee
has been posted with the Municipal Clerk.
(c)
When final approval is requested for an area
which is less than the full area for which preliminary approval was
given, the applicant shall submit a key map at a scale of not less
than one inch equals 200 feet which clearly and accurately shows the
entire development for which preliminary approval was granted and
that portion for which final approval is being requested.
(d)
Certification by the County Soil Conservation
District of compliance with sediment and erosion control methods.
(e)
Where the required improvements differ from
those shown on the preliminary plan, complete plans and profiles with
drawing revisions listed shall be submitted in sufficient detail to
meet the requirements of the reviewing board engineer.
(f)
Copies of all supplemental agreements between
the developer and any and all agencies or bodies of the Township shall
be presented.
A.
Conditional uses. Plans and documentation shall conform
to the requirements for major or minor development applications.
B.
Variances. Plans and documentation shall conform to
the requirements for major or minor development applications.
C.
Rezoning. Plans and documentation shall conform to
the requirements for major or minor development applications.[1]
[1]
Editor's Note: Original Sec. 19:3-5.4, Planned
industrial parks, and original Sec. 19:3-5.5, Planned residential,
which previously followed this section, were deleted 9-23-2008 by
Ord. No. 08-OR-025.
[Added 1-12-2010 by Ord. No. 10-OR-001]
A.
Findings required for general development plan approval. Prior to
approval of a planned development, the Planning Board shall first
find the following facts and conclusions:
(1)
That departures by the proposed development from zoning regulations
otherwise applicable to the subject property conform to the zoning
ordinance standards.
(2)
That the proposals for maintenance and conservation of the common
open space are reliable, and the amount, location and purpose for
the common space are adequate.
(3)
That provision, through the physical design of the proposed
development, for public services, control over vehicular and pedestrian
traffic, and the amenities of light and air, recreation, and visual
enjoyment are adequate.
(4)
That the proposed planned development will not have an unreasonably
adverse impact upon the area in which it is proposed to be established.
(5)
In the case of a proposed development which contemplates construction
over a period of years, not to exceed 14 years, that the terms and
conditions intended to protect the interests of the public and of
the residents, occupants and owners of the proposed development in
the total completion of the development are adequate.
B.
General development plans.
(1)
General development plan requirements.
(a)
A developer of a parcel of land greater than 100 acres in size
for which the developer is seeking approval of a planned development
may submit a general development plan to the Planning Board for approval
prior to the granting by the Planning Board of preliminary major site
plan or preliminary major subdivision approval. 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.
(b)
The general development plan may include, but shall not be limited
to:
[1]
A land use plan at a scale of 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 and nonresidential use 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 calculated and provided.
[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]
A stormwater management plan, setting forth the
proposed method of controlling and managing stormwater on the site.
[4]
An open space plan showing the proposed land area
and general location of parks and any other land area to be set aside
for conservation and recreational purposes and a general description
of proposed improvements, including a plan for the operation and maintenance
of parks, recreational lands and other types of open space.
[5]
A utility plan indicating the need for and showing
the proposed location of all utilities, including sewage and water
lines, 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 all proposed utilities.
[6]
A community facility plan indicating the scope
and type of supporting community facilities which may include, but
shall not be limited to, educational or cultural facilities, historic
sites, libraries, hospitals, firehouses and police stations.
[7]
A housing plan outlining the number of housing
units to be provided and the extent to which any housing obligation
assigned to the Township by the New Jersey Council on Affordable Housing
pursuant to N.J.S.A. 52:27D-301 et seq. will be fulfilled by the development.
[8]
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 Township or the Burlington Township 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, Township, and school district according to the timing schedule provided under Subsection B(1)(b)[9] and following the completion of the planned development in its entirety.
[9]
A proposed timing schedule, in the case of a planned
development whose construction is contemplated over a period of years,
not to exceed 14 years, including any terms or conditions which are
intended to protect the interests of the public and of the residents
who will occupy any section of the planned development prior to the
completion of the development, in its entirety.
[10]
An environmental inventory, including a general
description of the vegetation, soils, topography, geology, surface
hydrology, climate and cultural resources of the site, all existing
man-made or natural structures or features and the probable impacts
of the development on such environmental aspects of the site, and
such other information as may be required by the Planning Board for
an environmental impact statement (EIS).
[11]
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.
[12]
A development agreement, between the Township
and the developer, which shall set forth in detail the respective
rights and responsibilities of the developer and the Township, relating
to the planned development.
(2)
General development plan application and approval process.
(b)
An application for general development plan approval shall include
submission of all items included on the checklist adopted pursuant
to this section and payment of the filing fees and the escrow deposit
for professional services for review of the application in the following
amounts:
(c)
General development plan approval shall be granted or denied
within 95 days of the date of the submission of a complete application
or within such further time as may be consented to by the applicant.
Failure of the Planning Board to act within such time shall constitute
general development plan approval of the planned development.
(d)
Term of general development plan and factors to be considered.
The term of the effect of the general development plan approval shall
be determined by the Planning Board by considering the following guidelines
set forth in N.J.S.A. 40:55D-45.1(c): the number of dwelling units
or amount of nonresidential floor area to be constructed, prevailing
economic conditions, the timing schedule to be followed in completing
the development and the likelihood of its fulfillment, the developer's
capability of completing the proposed development, and the contents
of the general development plan and any conditions which the Planning
Board attaches to the approval thereof.
(e)
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. A development shall be considered
complete on the date upon which the 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 its obligations pursuant to the approval.
(f)
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 account prevailing economic and market conditions, anticipated
and actual needs for residential units and nonresidential space within
the Township and the region, and the availability and capacity of
public facilities to accommodate the proposed development.
(g)
Variation approval. The developer shall be 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.
C.
Post-approval reporting obligation.
(1)
At least once every two years following GDP approval by the
Planning Board, the developer/applicant shall submit a written report
to the Planning Board describing the status of the development for
which the approval was granted. The developer may be requested to
appear before the Board in conjunction with its review of any such
report.
(2)
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 its obligations under the approved
plan. "Completion" shall mean that the developer has a certificate
of occupancy for every residential unit or nonresidential structure
in the section, as set forth in the approved general development plan.
If the Township does not receive such notification at the completion
of any section of the development, the Township shall notify the developer,
by certified mail, in order to determine whether or not the terms
of the approved plan are being complied with.
(3)
If the developer does not complete any section within eight
months of the date provided for in the approved plan, or if at any
time the Township has cause to believe that the developer is not fulfilling
his obligations pursuant to the approved plan, the Township shall
notify the developer, by certified mail, and the developer shall have
10 days within which to give evidence that the developer is fulfilling
its obligations pursuant to the approved plan. The Township shall
thereafter conduct a hearing to determine whether the developer is
in violation of the approved plan. If, after such a hearing, the Township
finds good cause to terminate the approval, it shall provide written
notice to the developer and the approval shall be terminated 30 days
thereafter.
(4)
Additionally, the Township shall have cause to terminate the
approval in the event that the developer does not apply for preliminary
approval for the planned development within five years of the date
upon which the general development plan received Planning Board approval.
