The Clerk of the Planning Board, after an applicant
for preliminary or final approval has submitted an application in
proper form with the requisite fees, shall refer the application to
the Planning Board or its designated subcommittee or administrative
officer to determine, within 45 days of application submission, if
the application is complete. Upon a determination of completeness,
the Clerk shall notify the applicant of the hearing date so that he
or she can comply with the notice requirements and refer the site
plan or subdivision and exhibits to all local reviewing agencies and
the County Planning Board. The Planning Board may also designate other
local, County, state or other governmental officials or agencies to
receive copies of any application for review and recommendation.
A.
Prior to the submittal of a formal plan, the applicant
is encouraged to submit a concept plan to the Board for discussion
purposes.
B.
Applicants for subdivision or site plan approval are
encouraged to attend at least one preapplication meeting with the
Planning Board or its designated subcommittee to discuss the relationship
of this chapter to the applicant's property and the general design
of the proposed lotting plan or land development.
A.
The concept plan is considered a sketch or general
plan neither fully engineered nor surveyed. Information used to prepare
the concept plan can be available from secondary source information
such as the Soil Conservation Survey Map or United States Geodetic
Survey maps, but should be sufficiently detailed to allow the Planning
Board to make suggestions on general site design and layout for circulation,
stormwater management, location of open space and buffers and building
arrangements and to determine how this chapter affects the proposal.
B.
It is recommended that data furnished at stage include
the following:
(1)
Block and lot number.
(2)
Name and address of the owner/applicant.
(3)
Name and address of the professional engineer, professional
planner, certified landscape architect, registered architect and/or
professional land surveyor responsible for the plan. A nonprofessional
can prepare a concept plan containing all the information listed in
this section. The concept plan should be neatly and accurately drawn.
(5)
Location map showing the relation of the site to adjoining
properties and streets within 1,000 feet, at a scale of one inch equals
800 feet.
(6)
North arrow.
(7)
Written and graphic scales, including scale of location
map.
(8)
Total acreage of the site.
(9)
Site boundaries.
(10)
Intersecting boundaries of all adjoining properties
with names of landowners.
(11)
Streets on and adjacent to the site with future
rights-of-way.
(12)
Buildings and their uses, driveways, sewer lines,
storm drains, culverts, bridges, utility easements, quarries, railroads
and other significant man-made features within 500 feet of and within
the site, including properties across roadways.
(13)
The net buildable site area, if required for
use.
(14)
Proposed general street layout.
(15)
Proposed general lot layout, if subdivision
is proposed.
(16)
Types of buildings proposed.
(17)
Numbers of units proposed.
(18)
Open space areas.
(19)
Recreation areas.
(20)
Natural features map, including:
(a)
Contour lines measured at vertical intervals
not less than 20 feet and of sufficient detail to determine slopes.
Slopes may be determined by interpretation of U.S.G.S. maps for the
concept plan stage.
(b)
Floodplain areas.
(c)
Floodplain soil areas.
(d)
Slopes areas: 8% to 15%; 15% to 25%; 25% to
30%; and greater than 30%.
(e)
Forest areas.
(f)
Streams.
(g)
Lakes and ponds.
(h)
Wetlands.
Neither the applicant nor the Planning Board
is bound by any concept plan review. The suggestions made at the concept
plan stage may change with new information discovered when a formal
development application is prepared using original site specific data
and on-site test findings. The applicant may request a review of an
additional concept plan based upon new information prior to submission
of a preliminary subdivision or site plan application.
A.
Before recording final subdivision plats or as a condition
of final site plan approval, the Planning Board shall require and
shall accept, in accordance with the standards adopted herein, for
the purpose of assuring the installation and maintenance of on-tract
public improvements and landscaping:
(1)
The furnishing of a performance guaranty in favor
of the Township of Alexandria in an amount equal to 120% of the cost
of installation of streets, grading, pavement, gutters, curbs, sidewalks,
streetlighting, shade trees, surveyor's monuments, water mains, culverts,
storm drainage structures, standpipes, cisterns, erosion control and
sedimentation control devices, public improvements of open space and
public on-site improvements, as well as landscaping.
[Amended 7-13-1988 by Amendment 1]
(2)
The furnishing of a maintenance guaranty, to be posted
with the governing body, for a period of two years after final acceptance
of the improvement, in an amount equal to 15% of the cost of the improvement.
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 guaranty to another governmental
agency, no performance or maintenance guaranty, as the case may be,
shall be required by the Township for such utilities or improvements.
B.
The time allowed for installation of the improvements
for which the performance guaranty has been provided may be extended
by the governing body by resolution. As a condition or part of any
such extension, the amount of any performance guaranty shall be increased
or reduced, as the case may be, to an amount not to exceed 120% of
the cost of the installation as determined at of the time of the passage
of the resolution.
C.
If the required improvements are not completed or
corrected in accordance with the performance guaranty, the obligor
and surety, if any, shall be liable thereon to the Township for the
reasonable cost of the improvements not completed or corrected, and
the Township may, either prior to or after the receipt of the proceeds
thereof, complete such improvements.
D.
Upon substantial completion of all required appurtenant
utility improvements and the connection of same to the public system,
the obligor may notify the Township in writing by certified mail addressed
in care of the Township Clerk of the completion or substantial completion
of improvements and shall send a copy thereof to the Township Engineer.
Thereupon the Township Engineer shall inspect all improvements of
which such notice has been given and shall file a detailed report,
in writing, with the Township, indicating either approval, partial
approval or rejection of such improvements with a statement of reasons
for any rejection. The cost of the improvements as approved or rejected
shall be set forth.
E.
The Township shall either approve, partially approve
or reject the improvements on the basis of the report of the Township
Engineer and shall notify the obligor, in writing by certified mail,
of the contents of said report and the action of said approving authority
with relation thereto not later than 65 days after receipt of the
notice from the obligor of the completion of the improvements. Where
partial approval is granted, the obligor shall be released from all
liability pursuant to its performance guaranty, except for that portion
sufficient to secure provision of the improvements not yet approved,
provided that 30% of the amount of the performance guaranty posted
may be retained to insure completion of all improvements.
F.
If any portion of the required improvement is rejected,
the approving authority may require the obligor to complete such improvements,
and upon completion, the same procedure of notification as set forth
in this section shall be followed.
G.
Nothing herein, however, shall be construed to limit
the right of the obligor to contest by legal proceedings any determination
of the Township or the Township Engineer.
H.
The obligor shall reimburse the Township for all reasonable
inspection fees paid to the Township Engineer for the foregoing inspection
of the improvements, provided that the Township may require of the
developer a deposit for all or a portion of the reasonably anticipated
fees to be paid to the Township Engineer for such inspection.
I.
In the event that final approval is by stages or sections
of development pursuant to Subsection a of Section 29 of the Municipal
Land Use Act (N.J.S.A. 40:55D-38), the provisions of this section
shall be applied by stage or section.
