Township of Washington, NJ
Gloucester County
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Table of Contents
Table of Contents
Subdividers are urged to prepare sketch plans for review with the Planning Board. Such sketch plans shall be considered for informal discussion and shall not constitute official submission. Based on the data on the plan and information received during the discussion, the Planning Board will advise the subdivider of the extent to which the proposed subdivision conforms to these regulations and suggest any modifications which are deemed advisable or necessary to secure conformance with these regulations where applicable.
A. 
An applicant may submit a plan as either a minor subdivision plan, a major subdivision plan or an industrial subdivision plan.
B. 
Applications shall be submitted to the administrative officer, who shall determine if the application is complete within 45 days of the date of submission. Applicants with incomplete applications shall be so notified, setting forth the deficiencies, in writing, within 45 days of actual submission.
C. 
After an application has been determined to be complete, the Planning Board shall review the application and by majority vote shall classify the application plans as either minor, major or industrial. A notation to that effect shall be made on the application.
Each application for subdivision approval, where required pursuant to P.L. 1975, c. 291 (N.J.S.A. 40:55D-1 et seq.), shall be submitted by the applicant to the County Planning Board for review and approval, and the Township Planning Board shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board or approval by the County Planning Board by its failure to report thereon within the required time period.
A. 
The applicant shall submit seven copies of the complete application, together with all applicable fees.
B. 
The Secretary of the Planning Board shall distribute copies to Planning Board members, and the applicant shall make application to the County Planning Board.
C. 
The Planning Board, by majority vote, shall waive notice and public hearing if it finds that the application for development conforms to the definition of "minor subdivision" in § 220-4.
D. 
Minor subdivision approval shall be deemed to be final approval of the subdivision by the Board, provided that the Board may condition such approval on terms ensuring the provisions of improvements pursuant to this chapter.
E. 
Minor subdivision approval shall be granted or denied within 45 days of the date of submission of a complete application to the administrative officer or within such further time as may be consented to by the applicant. Failure of the Planning Board to act within the period prescribed shall constitute minor subdivision approval, and a certificate of the Secretary of the Planning Board as to the failure of the Planning Board to act shall be issued upon request of the applicant, and it shall be sufficient in lieu of the written endorsement or other evidence of approval herein required and shall be so accepted by the county recording officer for the purpose of filing subdivision plats.
F. 
Approval of a minor subdivision shall expire 190 days from the date of Township approval unless within such period the developer files a plan or deed, as specified below, with the county recording officer, the Planning Board engineer and the Municipal Tax Assessor. The Chairperson and Secretary of the Planning Board shall have signed any such plat or deed accepted for such filing.[1]
(1) 
Filing by plan. All minor subdivisions to be filed by plan must conform to all of the requirements of the Map Filing Law, P.L. 1960, c. 141.
(2) 
Filing by deed. All minor subdivisions to be filed by deed must conform to local ordinances and include the following requirements:
(a) 
A survey prepared by a New Jersey licensed land surveyor at a scale not less than one inch equals 100 feet.
(b) 
A location map at a scale not less than one inch equals 2,000 feet, showing all road intersections within 500 feet or the nearest intersection, whichever is the most distant.
(c) 
All structures and wooded areas within the tract and on adjoining properties within 100 feet.
(d) 
All lot lines and names of owners of lots adjoining the tract. If any variance is required, include information for all lots within 200 feet of the tract.
(e) 
Streets, easements, watercourses and rights-of-way, both existing and proposed, within the tract.
(f) 
Utilities and drainage, both existing and proposed, within the tract (if applicable).
(g) 
Any extension of off-tract improvements necessitated by the proposed development (if applicable).
(h) 
A general indication of drainage flow by the use of arrows.
(i) 
Location, type and number of existing and proposed driveways.
(j) 
The Tax Map sheet, block and lot numbers.
(k) 
Route numbers of all county and state roads.
(l) 
Existing zoning of the tract and the bulk requirements.
(m) 
The area of the federal Flood Hazard Zone, if applicable, or a notation that it is not applicable.
(n) 
A statement of the proposed use of the site.
(o) 
Name and address of the record owner(s) of the lands to be subdivided.
(p) 
Floodplain, wetland, wetland buffer delineations, and conservation easement alignments, as approved by NJDEP, or a statement that these are not applicable. If applicable, these are to be shown on the plan by metes and bounds and included in the deed(s) by metes and bounds.
(q) 
Monuments shall be shown on the plan and installed at each intersection of an outside boundary of the newly created lots with the right-of-way line of any side of any existing street. Monuments shall also been shown on the plan and installed along conservation easements, at intersections with the tract boundary, lot lines, and at any change of bearing.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
G. 
The zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor subdivision approval was granted shall not be changed for a period of two years after the date of minor subdivision approval, provided that the approved minor subdivision shall have been duly recorded as provided herein.
H. 
Performance guarantee.[2]
(1) 
Before the recording of minor subdivision plans or deeds, the Planning Board shall require the posting of adequate guarantees in keeping with the approved estimate of improvement costs and in accordance with the provisions of Article X, Improvements.
(2) 
Such performance guarantee shall have been reviewed and have the approval of the Township Solicitor as to both form and amount.
(3) 
In the event that other governmental agencies or public utilities automatically will own the utilities to be installed or the improvements are covered by a performance or maintenance guarantee to another governmental agency, no performance or maintenance guarantee, as the case may be, shall be required for such utilities or improvements.
(4) 
The performance guarantee shall remain in effect and be valid until all the required improvements are completed. If letters of credit are used, the bank shall notify the Township two months before such letters of credit expire, and if the letters of credit are not renewed 30 days before the expiration date, the Township shall have the right to draw upon the performance guarantee.
[2]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
A. 
Submission of application. The applicant shall submit 12 blueprint copies of the complete application, together with all applicable fees.
B. 
Distribution of application. The Secretary of the Planning Board shall distribute copies as specified in § 220-8B.
C. 
Time for decision.
(1) 
Upon the submission of a completed application for a subdivision of 10 or fewer lots, other than a minor subdivision as defined in this chapter, the Planning Board shall grant or deny preliminary approval within 45 days of the date of submission or within such further time as may be consented to by the developer.
(2) 
If the application for subdivision approval also involves an application for relief pursuant to N.J.S.A. 40:55D-70c, the Planning Board shall grant or deny preliminary approval within 95 days of the date of submission of a completed application, or within such further time as may be consented to by the applicant. Whenever relief is requested pursuant to this subsection, notice of a hearing on the application for development shall include reference to the request for a variance or direction for issuance of a permit, as the case may be.
(3) 
Upon the submission of a completed application for a subdivision of more than 10 lots, the Planning Board shall grant or deny preliminary approval within 95 days of the date of such submission, or within such further time as may be consented to by the developer.
(4) 
Failure of the Planning Board to reach a decision within the specified time periods or extensions thereof shall result in the approval of the application. A certificate of the administrative officer as to the failure of the Planning Board to act shall be furnished upon request of the applicant.
D. 
Public hearing. A public hearing in accordance with N.J.S.A. 40:55D-10 and 40:55D-11 shall be held on all applications for preliminary approval. The date set for the hearing shall be given to the applicant after consultation with the Planning Board.
E. 
Plan amendments. If the Planning Board requires any substantial amendment in the layout of improvements proposed by the developer that have been the subject of a hearing, an amended application for development shall be submitted and proceeded upon, as in the case of the original application for development. Documents and plans not needing revision need not be resubmitted, except if required by the Planning Board. The Planning Board, if the proposed development complies with this chapter, shall grant preliminary subdivision approval.
F. 
Professional review. The Planning Board engineer and Township Planner shall forward to the Secretary of the Planning Board a written review report, together with any recommendations for improvement or modification.
G. 
Disapproval of preliminary plat. If the preliminary plat is disapproved, one copy of the plat shall be returned to the applicant, together with a copy of the resolution explaining the reasons for denial. The applicant may resubmit a major subdivision for preliminary approval as a new application in accordance with the requirements of this chapter, including the payment of additional fees, after modifying the application to conform with the requirements of the disapproval letter.
H. 
Approval of preliminary plat. If the Planning Board acts favorably on a preliminary plat, the plat shall be revised by the applicant to reflect all conditions of approval. Six copies of the revised plat and landscape plan shall be submitted to the Planning Board engineer, who shall review the revised plat for compliance with all conditions. The plat, if acceptable, shall be certified by the Planning Board engineer as conforming to the approval resolution, and (s)he shall submit one copy each to the Planning Board Secretary and Construction Official and two copies to the applicant and shall retain two copies.
I. 
Display of preliminary plat. After Township approval of the preliminary plan has been granted, it shall be the obligation of the applicant to visually display a completely corrected copy of the approved preliminary plan in all sales offices. The preliminary plan shall be prominently displayed where it will be readily noticeable to prospective home buyers so they can determine the relationship of home sites, public facilities and commercial-industrial zones.
J. 
Preliminary major subdivision approval shall expire and be of no further effect unless a complete application for final approval for such subdivision has been submitted to the Washington Township Planning Board or Zoning Board within a three-year period from the date of which the resolution of preliminary approval was adopted or prior to the expiration of any extensions granted by the Planning Board or Zoning Board on such preliminary approval for additional periods of time as permitted by law.
[Added 10-27-2004 by Ord. No. 21-2004]
A. 
Submission of application. The applicant shall submit six blueprints of the complete application, together with all applicable fees.
B. 
Distribution of application. The Secretary of the Planning Board shall distribute copies to the Planning Board, Planning Board engineer and Township Planner.
C. 
Professional review. The Planning Board engineer and Township Planner shall forward to the Secretary of the Planning Board a written report as to the compliance of the final plat with all requirements of this chapter.
D. 
Time for decision.
(1) 
The reviewing board shall grant final approval if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by this chapter for final approval, the conditions of preliminary approval and the standards prescribed by the Map Filing Law, P.L. 1960, c. 141.
(2) 
Final approval shall be granted or denied within 45 days after 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 the period prescribed shall constitute final approval of the application for final approval as submitted, and a certificate of the Secretary of the Planning Board as to the failure of the Planning Board to act shall be issued upon request of the applicant, and it shall be sufficient in lieu of the written endorsement or other required evidence of approval.
E. 
Disapproval of final plat. If the final plat is disapproved, one copy of the plat shall be returned to the applicant, together with a letter from the Planning Board Secretary explaining the reason for denial. The applicant may resubmit a major subdivision for final approval as a new application in accordance with the requirements of this chapter, including the payment of additional fees, after modifying the application to conform with the requirements of the disapproval letter.
F. 
Approval of final plat and bonding estimate. If the Planning Board acts favorably on a final plat, the plan shall be revised by the applicant to reflect all conditions of approval. Twelve blueprints, one original tracing, one Mylar and two linens of the reviewed plat shall be submitted to the Planning Board engineer, who shall review the revised plat for compliance with all conditions. The applicant shall also prepare and submit to the Planning Board engineer an estimate of improvement costs for bonding purposes. The plat, if accepted, shall be signed and approved by the Planning Board and Township Engineer, and two copies of the final plat shall be sent to the applicant. Two copies and the reproducibles shall be sent to the Planning Board Secretary.
G. 
Performance guarantee.
(1) 
Before recording of final subdivision plats, the Planning Board shall require the posting of adequate performance guarantees in keeping with the approved estimate of improvement costs and in accordance with the provisions of Article X, Improvements.
(2) 
Such performance guarantee shall have been reviewed and have the approval of the Township Solicitor as to both form and amount.
(3) 
In the event that other governmental agencies or public utilities automatically will own the utilities to be installed or the improvements are covered by a performance or maintenance guarantee to another governmental agency, no performance or maintenance guarantee, as the case may be, shall be required for such utilities or improvements.
(4) 
The performance guarantee shall remain in effect and be valid until all the required improvements are completed. If letters of credit are used, the bank shall notify the Township two months before such letters of credit expire, and if the letters of credit are not renewed 30 days before the expiration date, the Township shall have the right to draw upon the performance guarantee.
H. 
Filing of final plats.
(1) 
Final approval of a major subdivision shall expire 95 days from the date of final approval of the plat, unless within such period the plat shall have been duly filed by the developer with the county recording officer. The Planning Board, for good cause shown, may extend the period for recording for an additional period not to exceed 190 days from the date of final approval of the plat.
(2) 
Final approval of a major subdivision shall be evidenced by affixing to the plat the signature of the Chairperson and Secretary of the Planning Board or a copy of the certificate of the Secretary of the Planning Board indicating that the Planning Board failed to reach a decision on the subdivision application within the specified time. The signatures of the Chairperson and Secretary shall not be affixed until the developer has posted the guarantees required pursuant to this chapter. The plan shall be dated with the date when the Board took action and not the date when the plans were signed. The applicant's time period for filing the final plat shall commence with the date when action was taken by the Board, which date shall be deemed the date of final approval.
A. 
Phases of review. All industrial subdivisions shall comply with § 220-6 dealing with classification, § 220-9 dealing with preliminary plat approval and § 220-10 dealing with final approval as to its initial application. Such initial application should show the perimeter of the tract, improvements to be made and all design specifications, and, in addition, the plat should also indicate the type of industry and if there is any noise, smell, dust, tar or other deleterious product or byproducts and how the public would be protected therefrom.
B. 
Standards of review. Rearrangement or creation of an interior lot line, additional improvements or relocation of initial improvements and any other matter pertaining to development of the tract within the perimeter boundaries shall be handled by the same procedure as minor subdivisions are handled, regardless of the number of lots involved or the number of subdivisions that the applicant makes, provided that each interior subdivision meets the following criteria:
(1) 
Does not involve the extension of any Township facilities outside the development.
(2) 
Does not have access on any major street.
(3) 
Does not, in the opinion of the Planning Board, adversely affect the development of the remainder of the parcel.
(4) 
Does not, in the opinion of the Planning Board, adversely affect adjoining property.
(5) 
Does not adversely affect the present or future development of the Township.
The Planning Board, when acting upon applications for preliminary or minor subdivision approval, shall have the power to grant such exceptions from the requirements for subdivision approval as may be reasonable and within the general purpose and intent of the provisions for subdivision review and approval of this chapter, if the literal enforcement of one or more provisions of this chapter is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land in question.
The Planning Board shall have the power to review and approve or deny conditional uses and site plans simultaneously with review for subdivision approval without the developer being required to make further application to the Planning Board or the Planning Board being required to hold further hearings. The longest time period for action by the Planning Board, whether it is for subdivisions, conditional use or site plan approval, shall apply. Whenever approval of a conditional use is requested by the developer pursuant to this subsection, notice of the hearing on the plat shall include reference to the request for such conditional use.
Pursuant to the provisions of N.J.S.A. 40:55D-39 and 40:55D-65, every application for development submitted to the Planning Board shall be accompanied by proof that no taxes or assessments for local improvements are due or delinquent on the property which is the subject of such application, or if it is shown that taxes or assessments are delinquent on such property, any approvals or other relief granted by the Board shall be conditioned upon either the prompt payment of such taxes or assessments or the making of adequate provision for the payment thereof in such manner that the Township will be adequately protected.