For preliminary approval of a major subdivision
or site plan, the procedure shall be as follows:
A.
An application shall be submitted to the proper administrative
officer in writing, in duplicate, on forms supplied by the Planning
Board, furnishing pertinent data such as names and addresses of owner,
agent, engineer and identification of property involved.
B.
The application shall be accompanied by 10 copies of a preliminary plat of the proposed subdivision or of the site plan, accurate and to scale as to boundaries, existing features and proposed features. The accuracy of the boundaries and existing features shall be certified by a licensed land surveyor. All design shall be done by a licensed professional engineer. The details of the plat shall be in conformity with § 126-11.
C.
Copies of plat.
(1)
Simultaneously with the filing of the application,
copies of the preliminary plat shall be forwarded by the applicant
to the following persons:
(2)
The applicant shall produce proof by affidavit of
the date such copies were sent. The said persons and boards may make
recommendations in writing to the Board within 30 days after service
of the preliminary plat on them. The Board shall take the said recommendations
into account, but shall have the authority to proceed in the absence
of such recommendations or to disregard or modify such recommendations.
Copies of all recommendations shall be sent to the applicant by the
recommending professionals and boards.
D.
Upon receipt of a completed application, the Planning
Board shall schedule a public hearing. The applicant shall thereupon
give notice of such hearing in accordance with the requirements of
any ordinance and of law.
A.
The preliminary plat of a site plan or subdivision
shall contain the following:
(1)
Date. All revisions shall be noted and added.
(2)
Key map showing the location of the tract with reference
to surrounding properties and existing street intersections.
(3)
Title of development; north arrow; scale; block and
lot number; name and address of record owner; name and address, license
number and seal of person preparing the plat. If the owner of the
premises is a corporation, the name and address of the president and
secretary shall be submitted with the application.
(4)
A scale of not less than one inch equals 100 feet.
All distances shall be in feet and decimals of a foot and all bearings
shall be given to the nearest 10 seconds.
(5)
The names, as shown on the current tax records, of
all owners of property within 200 feet of the subdivision, together
with the block and lot numbers of the said property.
(6)
The zoning district in which the parcel is located,
together with zone boundaries included within the boundaries of the
parcel or within 200 feet therefrom.
(7)
Survey data showing boundaries of the property, building
or setback lines and lines of existing and proposed streets, lots,
reservations, easements and areas dedicated to public use, including
grants, restrictions and rights-of-way.
(8)
Reference to any existing or proposed covenants, deed
restrictions or exceptions covering all or any part of the parcel.
A copy of such covenants, deed restrictions or exceptions shall be
submitted with the application.
(9)
The distances, measured along the right-of-way lines
of existing streets abutting the property, to the nearest intersections
with other public streets.
(10)
Location of existing buildings and all other
structures, including walls, fences, culverts and bridges, with spot
elevations of such buildings and structures. Structures to be removed
shall be indicated by dashed lines; structures to remain shall be
indicated by solid lines.
(11)
Location of all existing and proposed storm
drainage structures and utility lines, whether publicly or privately
owned, with pipe sizes, grades and direction of flow, locations of
inlets, manholes or other appurtenances and appropriate invert and
other elevations. If any existing utility lines are underground, the
estimated location of said utility lines shall be shown.
(12)
Existing and proposed contours, referred to
United States Coast and Geodetic datum, at a contour interval of one
foot for slopes of less than 10% and an interval of two feet for slopes
of more than 10%. Existing contours are to be indicated by dashed
lines and proposed contours are to be indicated by solid lines.
(13)
Location of existing rock outcrops, high points,
watercourses, depressions, ponds, marshes, wooded areas, trees having
a diameter greater than nine inches and other significant features,
including previous flood elevations of watercourses, ponds and marsh
areas as determined by survey.
[Amended 8-9-1979]
(14)
All proposed streets, with profiles, indicating
grading, and cross sections showing width of roadway, location and
width of curb, if any, and location and size of utility lines conforming
to the standards and specifications of the Borough.
(15)
The location of all existing and proposed water
lines, valves and hydrants and all sewer lines or alternative means
of water supply or sewage disposal and treatment.
(16)
Existing and proposed stormwater drainage system.
All site plans and major subdivisions shall be accompanied by a sketch
plan showing all existing drainage within 500 feet of any boundary
and all areas, such as paved areas, grassed areas, wooded areas and
any other surface area, contributing to the calculations, and showing
methods used in the drainage calculations.
(17)
Acreage, to the nearest tenth of an acre, of
tract to be subdivided, and the area in square feet of all lots.
(18)
Positions of existing and proposed monuments.
(19)
Open spaces, if any, to be dedicated for public
parks or playgrounds or other public use, and the location and use
of all property reserved for the common use of all property owners.
(20)
As an additional requirement to all other existing
requirements for the approval of any proposed major subdivision, the
written results of a percolation test and soil log, performed and
certified by a licensed professional engineer, shall be submitted,
demonstrating conditions satisfactory to the Board of Health of the
feasability of all proposed septic systems for each and every lot
proposed and containing a certification by the applicant that such
tests were performed at the area of the proposed lot where the proposed
septic system would eventually be located and that any such test was
performed between the dates of February 1 and May 1 within 12 months
of the applications.
[Amended 5-8-1986 by Ord. No. 8-86]
(21)
Such other information or data as may be required
by the Planning Board or the County Planning Board for determination
that the details of the subdivision are in accordance with the standards
of this chapter and all other ordinances of the Borough and all other
applicable laws, ordinances or resolutions.
(22)
The location of all proposed driveways on each
lot in a residential zone.
[Added 5-9-1985]
B.
In addition to the requirements of Subsection A of this section, the preliminary plat of a site plan shall contain the following:
(1)
The proposed use or uses of land and buildings, together
with the floor space of all buildings and the estimated number of
employees. If the precise use of the building is unknown at the time
of application, an amended plan showing the proposed use shall be
required prior to the issuance of a certificate of occupancy.
(2)
The means of vehicular access for ingress to and egress
from the site, showing in particular the size and location of driveways
and curb cuts; walkways; the proposed traffic channels, if any; additional
width, if any; and any other means of controlling vehicular and pedestrian
traffic.
(3)
The location and design of any off-street parking
areas or loading areas, showing size and location of bays, aisles
and barriers.
(4)
The location, direction of illumination, power and
hours of operation of existing and proposed outdoor lighting.
(5)
The location and elevation plan of existing and proposed
signs.
(6)
The location and dimensions of proposed buffer area.
(7)
The proposed screening, landscaping and planting plan.
(8)
The typical floor plan and elevations of the proposed
buildings, showing the materials proposed to be used on each facade.
[Added 8-9-1979]
(9)
The location of solid waste storage areas and the
proposed means of disposal of solid wastes.
[Added 8-9-1979]
A.
Preliminary approval of a major subdivision or of a site plan shall, except as provided in Subsection B of this section, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
(1)
That the general terms and conditions on which preliminary
approval was granted shall not be changed, including but not limited
to use requirements; layout and design standards for streets, curbs
and sidewalks; lot size; yard dimensions and off-tract improvements;
and, in the case of a site plan, any requirements for preservation
of existing natural resources, for safe and efficient vehicular and
pedestrian circulation, parking and loading, for screening, landscaping
and location of structures and for exterior lighting, except that
nothing herein shall be construed to prevent the municipality from
modifying by ordinance such general terms and conditions of preliminary
approval as relate to public health and safety.
(2)
That the applicant may submit for final approval on
or before the expiration date of preliminary approval the whole or
a section or sections of the preliminary subdivision plat or site
plan, as the case may be.
(3)
That the applicant may apply for and the Planning
Board may grant extensions on such preliminary approval for additional
periods of at least one year but not to exceed a total extension of
two years, provided that if the design standards have been revised
by ordinance, such revised standards may govern.
B.
In the case of a subdivision or of a site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsection A(1), (2) and (3) above for such period of time longer than three years as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval and the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, economic conditions and the comprehensiveness of the development, provided that if the design standards have been revised, such revised standards may govern.
For final approval of a major subdivision or
site plan, the procedure shall be as follows:
A.
The plat of a subdivision and an application for final
approval, in duplicate and in a form approved by the Board, shall
be submitted to the proper administrative officer, together with the
fee required by ordinance.
B.
The original cloth tracing and five white prints (blue
or black on white) of the plat of a subdivision shall accompany the
application. No final plat shall be required for a site plan.
C.
The plat of a subdivision shall not differ substantially
from the preliminary plat as approved.
D.
The final plat of a subdivision shall be drawn in
ink on tracing cloth at a scale of not less than one inch equals 100
feet and in compliance with all the provisions of the Map Filing Law[1] and with the plat details contained in § 126-14 of this chapter.
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
E.
The administrative officer shall make a record of
the date of submission of the final plat and application to him and
shall forthwith transmit the final plat and application to the Planning
Board.
F.
Prior to final approval, the Board, upon the advice
of the Borough Engineer, shall determine:
(1)
The nature of the improvements to be required as a
condition of final approval.
(2)
The estimated value of the improvements installed
or to be installed in accordance with this chapter.
(3)
The nature and amount of performance guaranties, if
any, to be required as a condition to final approval.
(4)
The amounts to be deposited to reimburse the Planning
Board and Borough for costs incurred or to be incurred for legal,
engineering and other consultant reports, for recording fees and for
any other costs anticipated by the Board.
(5)
Any other conditions upon which final approval will
be granted.
G.
Prior to final approval, the applicant shall submit
to the Board:
(1)
A developer's agreement, prepared by the Board Attorney,
setting forth the obligations of the applicant in connection with
the final approval.
(2)
A performance guaranty, in a form satisfactory to
the Board and Borough, complying with this chapter and guaranteeing
performance of the developer's agreement.
(3)
Maintenance guaranties, if any, for work completed
prior to final approval.
(4)
Deeds for any easements, rights-of-way or public lands,
in a form satisfactory to the Board Attorney.
(5)
Funds to be deposited to reimburse the Board for costs
incurred or to be incurred for legal, engineering and other consultant
reports, for recording fees and for any other costs anticipated by
the Board.
(6)
Evidence of compliance with any other conditions imposed
by the Board.
H.
Within 45 days after submission of a complete application
to the proper administrative officer or within such further time as
may be agreed to by the applicant, but in no event less than the thirty-day
reporting period within which the County Planning Board may act, the
Planning Board shall approve, conditionally approve or disapprove
the final plat and report said action, whether it be approval, conditional
approval or disapproval, to the governing body. In case of approval,
the final plan shall be so certified. The applicant shall be notified
of the Board's action and the reasons therefor.
I.
Upon final approval by the Planning Board and after
all required signatures are placed on the original tracing, the administrative
officer shall request the applicant's engineer to have one cloth print
and one Mylar reproductible and 10 copies made of such final plat
and file a copy thereof with each of the following:
The final plat of a subdivision shall contain
the following:
A.
Date, name and location of the subdivision, name of
owner, graphic scale and reference meridian.
B.
Tract boundary lines, right-of-way lines of streets,
street names, easements and other rights-of-way, land to be 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, and areas of each lot.
C.
The names, exact locations and widths of all existing
and recorded streets intersecting or paralleling the plot boundaries
within a distance of 200 feet.
D.
The purpose of any easement or land reserved or dedicated
to public use shall be designated and the proposed use of sites other
than residential shall be noted.
E.
Lot, block and street numbers as approved by the Borough
Engineer, including lot and block numbers of abutting property.
F.
Minimum building setback lines on all lots and other
sites.
G.
Location and description of all monuments.
H.
Names of owners of adjoining unsubdivided land.
I.
Certification by surveyor as to accuracy of details
of plat.
J.
Certification that the applicant is agent or owner
of the land or that the owner has given consent under an option agreement.
K.
When approval of a plat is required by any other officer
or body of a municipality, county or state, such approval shall be
certified on the plat or evidence shall be submitted that an application
has been made for such approval.
L.
Proposed final grades of all streets shall be shown
to a scale of one inch equals five feet vertical and one inch equals
50 feet horizontal on sheets 22 by 36 inches, and drawings shall include
both plans and profiles and shall show elevations of all monuments
referred to United States Coast and Geodetic Survey level bench marks,
and such elevations shall be shown in feet and hundredths of feet.
M.
Plans and profiles of storm and sanitary sewers and
water mains.
N.
Certificate from Tax Collector that all taxes are
paid to date.
O.
Written proof that the lands set aside or shown for
easement, public use or streets are free and clear of all liens and
encumbrances.
A.
After installation of the improvements required by
this chapter, the subdivider or applicant for site plan approval shall
cause to be prepared, signed and sealed by a licensed professional
engineer or land surveyor:
(1)
Plans showing:
(a)
The contours (at two-foot intervals for lands
having slopes averaging 10% or greater and at one-foot intervals for
lands of lesser average slopes) of the land as finally graded.
(b)
The location, as built, of all improvements
required by this chapter, including, without intending to limit the
generality hereof, the location of water mains, gas mains and underground
supply lines for light, power and telephone service, and all of their
appurtenances.
(2)
Profiles, as built, of streets, storm sewers and sanitary
sewers and their respective appurtenances.
(3)
Cross sections, as built, of streets.
B.
The plans, profiles and cross sections required by
this section are hereinafter referred to as "as-built plans."
