Words in the present tense include the future
tense. Words in the plural shall include the singular, and words in
the singular shall include the plural. "Building" includes structure,
and shall be construed as if followed by the words "or part thereof."
"Shall" and "will" are mandatory; "may" is permissive.
Unless otherwise expressly stated, the following
words, or terms, shall, for the purpose of these regulations, have
the meaning indicated:
Same as "subdivider."
The application form and all accompanying documents and fees
required by ordinance for approval of a subdivision plat, site plan,
planned development, conditional use, zoning variance or direction
of the issuance of a permit pursuant to § 25 or § 27
of P.L.1975, c.291 (N.J.S.A. 40:55D-34 or N.J.S.A. 40:55D-36) and
as required by the Harrison Township land development review checklist.
[Added 4-4-2011 by Ord. No. 13-2011]
The approval granted by the Planning Board to a preliminary
plat for a major subdivision. Tentative approval shall confer upon
the applicant the following rights for a three-year period from the
date of approval which may not be extended:
The official action of the Planning Board taken on a preliminarily
approved major subdivision or site plan after all conditions, engineering
plans and other requirements have been completed or fulfilled and
the required improvements have been installed or guarantees properly
posted for their completion, or approval conditioned upon the posting
of such guarantees.
[Amended 1-27-1977 by Ord. No. 2-1977]
Plans which show the exact location and elevation of all
improvements which have been made to the land, such as water mains,
sanitary, and storm sewers, underdrains, culverts, electric lines,
telephone lines, etc.
An area bounded by three or more streets or delineated on
the current Tax Map, and not intersected by streets within such area.
Same as "roadway."
A line of unobstructed vision from a point 3 3/4 feet above
the center line of a street or alley to the nearest point on the top
of an object four inches high on the same center line.
A triangular area at a street intersection where vision is
unobstructed formed by the intersecting street lines and a line drawn
between points on the street center lines located 75 feet from the
intersection of the center lines.
See "Master Plan."
The County of Gloucester, State of New Jersey.
The Planning Board of the County of Gloucester.
A street with only one access and with a vehicular turnaround
at the other end.
The legal or beneficial owner or owners of a lot or of any
land proposed to be included in a proposed development, including
the holder of an option or contract to purchase, or other person having
an enforceable proprietary interest in such land.
[Amended 5-6-2002 by Ord. No. 12-2002]
A map showing topography, highlighting slopes of 20% or greater; soils; wetlands; watercourses; ponds; floodplain; natural drainage flow; vegetation; depth to seasonal high water; and cultural and historic sites on the site; overlaid to depict the developable land area of the site as defined in § 225-3 of the Harrison Township Zoning Ordinance.[1]
[Added 9-7-2004 by Ord. No. 27-2004]
The removal of surface water or groundwater from land by
drains, grading or other means and includes control of runoff to minimize
erosion and sedimentation during and after construction or development
and means necessary for water supply preservation or prevention or
alleviation of flooding.
[Added 1-27-1977 by Ord. No. 2-1977]
The lands required for installation and/or maintenance of
adequate drainage by means of storm sewers or drainage ditches, or
as may be required along a natural stream or watercourse for preserving
the channel and providing for the flow of water therein to safeguard
the public against flood damage.
[Amended 1-27-1977 by Ord. No. 2-1977]
Any structure or part thereof designed to be occupied as
living quarters as a single housekeeping unit.
A right-of-way granted for limited use of private land for
a public or quasi-public purpose, and within which the owner of the
property shall not erect any permanent structures.
An ordinance providing for an analysis of a major subdivision
as it relates to its effect on the environment.
A fiscal impact report describing the anticipated demand
on municipal and school district services, including a projection
of tax revenues generated and costs incurred to the Township, the
school district and county following completion of development. It
shall include projected population of school-age children (ages three
to 21) likely to result from the development.
[Added 9-7-2004 by Ord. No. 27-2004]
An ordinance delineating and regulating encroachments such
as but not limited to buildings in the relatively flat area adjoining
waterways.
[2]Any building, structure, area or property that is significant
in the history, architecture, archaeology or culture of this state,
its communities or the nation and has been so designated pursuant
to this chapter.
[Amended 1-27-1977 by Ord. No. 2-1977]
See "subdivision, industrial."
Same as "pedestrianway."
Of or pertinent to Harrison Township.
A designated parcel, tract or area of land established by
a plat or otherwise as permitted by law and to be used, developed
or built upon as a unit.
[Amended 1-27-1977 by Ord. No. 2-1977]
any security, other than cash, which may be accepted by a
municipality for the maintenance of any improvements required by this
chapter.
[Amended 1-27-1977 by Ord. No. 2-1977]
A residential development which includes more than three
residential lots.
[Added 5-6-2002 by Ord. No. 12-2002]
A composite of one or more written or graphic proposals for
the development of the municipality as set forth in and adopted pursuant
to Section 19 of the Municipal Land Use Law.[3]
[Amended 1-27-1977 by Ord. No. 2-1977]
See "subdivision, minor."
a building containing three or more dwelling units occupied
or intended to be occupied by persons living independently of each
other or a group of such buildings.
[Added 12-20-1993 by Ord. No. 20-1993]
A recreational area utilized as an athletic field and designed
to facilitate more than one type of athletic or sporting activity.
[Added 5-6-2002 by Ord. No. 12-2002]
Any city, town, township or village.
[Amended 1-27-1977 by Ord. No. 2-1977]
A map adopted by ordinance pursuant to Article 5 of the Municipal
Land Use Law.
[Amended 1-27-1977 by Ord. No. 2-1977]
Any parcel or area of land or water essentially unimproved
and set aside, dedicated, designated or reserved for public or private
use or enjoyment or for the use and enjoyment of owners and occupants
of land adjoining or neighboring such open space; provided that such
areas may be improved with only those buildings, structures, streets
and off-street parking and other improvements that are designed to
be incidental to the natural openness of the land.
[Added 2-16-2010 by Ord. No. 02-2010]
Any person or entity having proprietary interest in the land
for which subdivision is sought.
A right-of-way easement upon which no structures may be erected.
Any security, which may be accepted by a municipality, including
cash, provided that a municipality shall not require more than 10%
of the total performance guarantee in cash.
[Amended 1-27-1977 by Ord. No. 2-1977]
Any individual or any legal entity.
An area with a specified minimum contiguous or noncontiguous
acreage of 10 acres or more to be developed as a single entity according
to a plan, containing one or more residential clusters or planned
unit residential developments and one or more public, quasi-public,
commercial or industrial areas in such ranges of ratios of nonresidential
uses to residential uses as shall be specified in the Zoning Ordinance.[4]
[Added 2-16-2010 by Ord. No. 02-2010]
An area with a specified minimum contiguous or noncontiguous
acreage of five acres or more to be developed as a single entity according
to a plan containing one or more residential clusters, which may include
appropriate commercial, or public or quasi-public uses all primarily
for the benefit of the residential development.
[Added 2-16-2010 by Ord. No. 02-2010]
The Harrison Township Planning Board established pursuant
to Section 14 of the Municipal Land Use Law.[5]
[Amended 1-27-1977 by Ord. No. 2-1977]
A plan showing all improvements such as storm drainage, sanitary
storage, water systems, streets, curbs, sidewalks, lighting, pedestrianways,
landscaping on one or more sheets of common scale.
A map or maps of a subdivision or site plan.
[Amended 1-27-1977 by Ord. No. 2-1977]
A drawing made in conformance with § 192-14 of this chapter which is submitted to facilitate classification of the subdivision application.
A drawing made in conformance with § 192-15 of this chapter which is submitted for tentative approval of the proposals made thereon.
A drawing made in conformance with § 192-16 of this chapter incorporating refinements of the preliminary plat which is submitted for final approval and filing with the county recording officer.
An area developed with a recreational purpose to serve the
population of the development and the residents of the Township of
Harrison. Recreational facilities would include tot-lots, multipurpose
fields, swimming pools, tennis courts, golf courses, driving ranges,
basketball courts, handball courts, ice-skating rinks, walking trails,
soccer fields, picnic areas, bike trails, skateboarding parks, lacrosse
fields, outdoor theater facilities, indoor recreation centers, or
such other facilities as the Planning Board determines to be of equal
or needed recreational value to the residents of the proposed development.
[Added 5-6-2002 by Ord. No. 12-2002]
Space allocated for collection and storage of source-separated
recylclabel materials.
[Added 12-20-1993 by Ord. No. 20-1993]
A contiguous or noncontiguous area to be developed as a single
entity according to a plan containing residential housing units which
have a common or public open space area as an appurtenance.
[Added 2-16-2010 by Ord. No. 02-2010]
The portion of a street right-of-way, paved or unpaved, intended
for vehicular use.
The Secretary of the Planning Board, Harrison Township, Gloucester
County, New Jersey.
A light fixture with cutoff optics that allows no direct
light emissions above a vertical cutoff angle of 90 degrees above
nadir, through the light fixture's lowest light-emitting part. Any
structural part of the light fixture providing this cutoff angle must
be permanently affixed.
[Added 6-6-2005 by Ord. No. 19-2005]
A lot or lots on which a particular improvement has been
made or is proposed.
Planning Board approval required by the Site Plan Ordinance
of the Township for all improvements to land within the Township regardless
of whether subdivision approval is required.
An ordinance providing for review of plans for construction
prior thereto.
[6]The State of New Jersey, or any of its agencies.
Any street, avenue, boulevard, road, parkway, viaduct, drive,
or other way which is an existing state, county, or Township roadway,
or which is shown upon a plat heretofore approved pursuant to law,
or which is approved by official action, or which is shown on a plat
duly filed and recorded in the office of the county recording officer
prior to the appointment of a Planning Board and the grant to such
Board of the power to review plats; and includes the land between
street lines, whether improved, or unimproved, and may comprise pavement,
shoulders, gutters, curbs, sidewalks, parking areas, and other areas
within the street lines.
[Amended 1-27-1977 by Ord. No. 2-1977; 6-15-1992 by Ord. No. 9-1992]
COLLECTOR STREETStreets designed to carry traffic from the lowest order of streets to higher orders, such as arterial or primary roadways. Collectors are designed to function with average daily traffic between 500 and 3,000 vehicle trips.
CONTROLLED ACCESS HIGHWAYA divided, multilane, street designed for through traffic with controlled access points at interchanges and no at-grade intersections. The Federal Highway Administration's Interstate Highway system is an example.
CUL-DE-SACA street with a single means of ingress and egress designed to provide access to lots. Culs-de-sac are designed with turnarounds at their terminus.
PRIMARY STREETThe highest order of municipal street, which functions to carry through traffic around centers of population. Primary streets function the same as Gloucester County arterial roads, designed to handle more than 3,000 but not more than 10,000 vehicle trips per day.
RESIDENTIAL ACCESS STREETThe lowest order of residential street that provides a means of ingress and egress to individual lots from collector streets.
RESIDENTIAL COLLECTOR STREETThe highest order of residential street designed to collect and distribute traffic between the lower-order residential streets and primary or arterial roadways. Residential collector streets do not provide direct access to lots and are designed for a maximum average daily traffic of 3,000 vehicle trips.
RESIDENTIAL SUBCOLLECTOR STREETA medium-order residential street that collects traffic from the lowest order streets for distribution to residential collectors or, in certain circumstances, primary or arterial roadways. Residential subcollectors are designed for a maximum of 500 vehicle trips per day on average.
RURAL RESIDENTIAL STREETA low-order street designed to provide access to low-density rural populations or residential clusters in agricultural areas, intended to function with 200 vehicles trips per day on average or less.
Any person or legal entity who has applied for subdivision
approval by the terms of this chapter.
The division of a lot, tract or parcel of land into two or
more lots, tracts, parcels or other divisions of land for sale or
development. The following shall not be considered subdivisions within
the meaning of this chapter, if no new streets are created: divisions
of land found by the Planning Board or Subdivision Committee thereof
appointed by the Chairman to be for agricultural purposes where all
resulting parcels are five acres or larger in size; divisions of property
by testamentary or intestate provisions; divisions of property upon
court order; and conveyances so as to combine existing lots by deed
or other instrument. The term "subdivision" shall also include the
term "resubdivision."
[Amended 1-27-1977 by Ord. No. 2-1977]
A division of lands wherein the parcels are used for agricultural
purposes; where the only buildings to be erected thereon, if any,
are for agricultural purposes exclusively and are not to include residential
uses; where the parcels are three acres or larger in size; said subdivision
requirements if no new streets or roads are involved.
A division of land into lots for the purpose, whether immediate
or future, of sale or building development for industrial usage. An
industrial subdivision shall not be classified as a minor subdivision
regardless of the number of lots involved. However, after approval
of an industrial subdivision as a major subdivision, further interior
divisions thereof shall be treated as minor subdivisions regardless
of the number, provided that they shall satisfy the criteria set forth
in the definition of "subdivision, minor," excluding item 202.51.6
thereof which pertains to the number of prior subdivisions.
A subdivision of land that does not involve the creation
of more than the maximum number of lots specifically permitted by
ordinance as a minor subdivision, planned development, any new street,
or extension of any off-tract improvement.
[Amended 1-27-1977 by Ord. No. 2-1977]
Any subdivision not classified as a minor subdivision.
[Amended 1-27-1977 by Ord. No. 2-1977]
The Planning Board may empower the Minor Subdivision Committee
to classify and approve minor subdivisions; such classification and
approval would require the unanimous affirmative vote of the Committee.
A play area, equipped and designed for use by children under
10 years of age.
[Added 5-6-2002 by Ord. No. 12-2002]
See "municipality."
A parcel or portion or other division of land which is proposed
for subdivision, composed of a portion of one lot, or one or more
contiguous lots in the same ownership. Lots separated by easements,
streets or other public rights-of-way shall be considered contiguous
for the purpose of this chapter.
The Harrison Township ordinance regulating and restricting
the use of land and buildings and the size, dimension, location, density,
etc., as to same.
