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A final submission is required of all development
plans approved at the preliminary submission stage.
[Ord. #585, § 709] |
[Ord. #585, § 709A]
a.
Within three years after the date of preliminary approval, the applicant shall submit to the Board Secretary after the fifteenth day of the calendar month preceding the first regularly scheduled monthly meeting of the Board which granted preliminary approval, but not later than the first day of the calendar month in which such meeting is to be held, 18 copies of the application package, including the completed application form, plans and support documents in accordance with Subsection 21-55.2 below, and the fee in accordance with Article IX of this chapter.
[Ord. #1429, 5-29-2001, amended]
b.
The Board shall certify the application as complete
or direct the Board Secretary to notify the applicant in writing of
any deficiencies within 45 days of the submission. If the application
has been found to be complete, the Board Secretary shall forward two
copies of the resolution to the County Planning Board for review and
action. If the application has been found to be incomplete, the Board
Secretary shall notify the applicant in writing and the applicant
may submit an appropriately revised application as in the first instance.
[Ord. #1456, 4-10-2001, amended; Ord. #1429, 5-29-2001, amended]
c.
At the direction of the Planning Board or the Zoning
Board of Adjustment, or at the suggestion of the Technical Coordinating
Committee, additional copies of the submission may be forwarded to
other individuals, offices and agencies for information, review and
comment.
[Ord. #585, § 709B; Ord. #760,
§ 55; Ord. #1429, 5-29-2001, amended]
(A checklist is attached as Appendix C, Article III, at the end of this chapter.)
a.
All details stipulated in Subsection 21-54.4 of this chapter except those which were specifically waived by the Board at the time of the preliminary submission.
b.
All additional details required at the time of preliminary
approval and/or set forth as a requirement for final approval in the
resolution memorializing the preliminary approval.
c.
Detailed architectural and engineering data including:
1.
An architect's rendering of each building and sign,
or of a typical building and signs, showing front, side and rear elevations.
2.
Final cross sections, profiles and established grades
of all streets, aisles, lanes and driveways and construction documents
(plans and specifications or reference to specifications) for all
public improvements.
3.
Final plans and profiles of all storm and sanitary
sewers and water mains.
4.
All dimensions of the exterior boundaries of any subdivision,
balanced and closed to a precision of one to 10,000 and the dimensions
of all lot lines to within one to 20,000. All dimensions, angles and
bearings must be tied to at least two permanent monuments not less
than 300 feet apart and all information shall be indicated on the
plat. At least one corner of the subdivision shall be tied to U.S.C.
and G.S. benchmarks with data on the plat as to how the bearings were
determined.
5.
Proposed street names.
d.
The final submission shall be accompanied by the following
documents:
1.
A Final Application Comparison Report. This report
shall define the development plan for the phase being submitted for
approval and include the following, stating any differences between
the final development plan and the development plan receiving preliminary
approval:
(a)
The total number of dwelling units to be constructed.
(b)
The number by type of dwelling units to be constructed.
(c)
The amount of square feet of nonresidential
uses to be constructed.
(d)
The number by type of community facilities and/or
structures to be constructed.
(e)
The amount of open space to be preserved.
(f)
The nature and cost of public improvements to
be provided.
(g)
The anticipated value of residential and nonresidential
construction.
(h)
A comparison to the development schedule report
as approved in the preliminary development plan for the applicable
phase. This comparison shall note any changes or variations from the
approved submission and indicate the scope of the changes. If applicable,
a report documenting the nature and reasons for the changes shall
also be submitted.
(i)
The finalized landscape plan and associated
documentation pursuant to Sections 21-43 through 21-45, inclusive.
[Ord. #1357, 6-29-1999, added]
2.
Organization Documents. These documents shall include,
if applicable:
(a)
Articles of incorporation for any homeowners'
association, condominium association or other organization to maintain
the common open space or community facilities.
(b)
Bylaws and membership rules and regulations
of any such organization, defining its rights, duties and responsibilities.
(c)
A copy of the master deed detailing the rights
and privileges of individual owners of common property.
(d)
A copy of all materials submitted to the Department
of Community Affairs as required by the New Jersey Planned Real Estate
Development Full Disclosure Act Regulations and evidence of the status
of acceptance of and/or approval by the Department of Community Affairs.
Review by the Board of these materials shall be for informal purposes
only and is not intended to imply approval or acceptance, which shall
be the full responsibility of the State of New Jersey.
(e)
Final approval may be conditioned upon submission
of the documents listed in Subparagraphs d2(a), (b), (c) and (d) above
for review and comment by the Board or, if Subparagraphs d2(a), (b)
and (c) above are to be used as a guaranty for the maintenance of
common elements, final approval may be conditioned upon approval of
the applicable portions of these documents by the Board.
(f)
Covenants or easements restricting the use of
the common open space or elements.
(g)
Covenants or agreements requiring homeowners
or residents to pay the organization for the maintenance of the common
open space and/or community facilities. This shall include a proposed
schedule of membership fees for at least the first three years of
operation.
3.
Other Covenants and Easements. These documents shall
include any easements or covenants affecting any land in the development.
4.
Maintenance Agreements. If there is to be no homeowners'
association, condominium association, open space organization or similar
arrangement for the maintenance of common facilities, the developer
shall furnish an agreement under which private roads and other facilities
will be maintained, refuse collected and other supplementary services
provided, and the same shall be submitted to and approved by the Board.
5.
Offer of Dedication. Any offer of dedication shall
include all legal requirements for valid dedication to the Township
or, where appropriate, to another governmental body of roads or other
improvements intended for public ownership.
6.
Performance guaranty. Unless improvements are completed prior to final approval, a performance guaranty shall be posted in the amount and in the form required by the Township as set forth in Article IX of this chapter.
7.
Certification from the Tax Collector that all taxes
are paid to date.
8.
Certification that the applicant is the owner of the
land or the owner's authorized agent or that the owner has given consent
under an option agreement.
9.
Certification from the administrative officer that
all fees required at the time of filing have been paid.
10.
A copy of a letter to the Technical Coordinating Committee
requesting a statement that it is in receipt of a map showing all
utilities in exact locations and elevations; that it has examined
the drainage plan and found that the interests of the Township and
of neighboring properties are adequately protected; and that it has
identified those portions of any utilities already installed and those
to be installed. The applicant shall certify in writing to the Board
that he has:
11.
A copy of a letter to the TCC requesting a statement that all improvements installed prior to application for final approval have been inspected as provided in Article IX of this chapter, and that such improvements meet the requirements of the Township. Any improvements installed prior to application for final approval that do not meet or exceed Township standards shall be factored into the required performance guaranty.
e.
The applicant shall provide, at a scale of one inch
equals 100 feet, a Mylar showing all proposed topographic features,
including contours at two-foot intervals according to the New Jersey
Plane Coordinate System Grid, prior to the release of any performance
guaranties. The Mylar may be a photographic reproduction of the approved
development plan, showing building location, site grading, site drainage
and public and private roadway pavement.
f.
The applicant shall provide one Mylar of the final
subdivision at the same scale as the current Tax Map.
[Ord. #585, § 709C; Ord. #1103,
§ 47]
a.
Except for the County Planning Board, all individuals,
offices and agencies to which copies of the submission were forwarded
shall submit their comments and recommendations to the Board within
14 days of their receipt of the submission.
[Ord. #1456, 4-10-2001, amended]
b.
Upon the certification by the Board of the completeness
of an application for final approval, the Board shall grant or deny
final approval within 45 days of the date of such submission or within
such further time as may be consented to in writing by the developer.
Failure of the Board to act within 45 days or such further time as
agreed to in writing by the applicant shall constitute final approval.
In such case, the Board shall certify the submission date of the complete
application and the failure of the Board to act within the specified
time period, and this certification shall be sufficient in lieu of
formal action by the Board.
[Ord. #1456, 4-10-2001, amended]
c.
If the Board acts favorably on the final submission,
the Chairman and the Secretary of the Board (or acting Chairman and
Secretary where either or both may be absent) shall affix their signatures
to at least eight copies and a reverse sepia of the development plan
with a notation that it has been approved. The applicant shall furnish
such copies and reverse sepia to the Board for signing. In the case
of final subdivisions only, the applicant shall also include at least
two Mylar copies of the approved development plan. In all cases, the
applicant shall furnish a Mylar original of all drawings submitted
for preliminary and final approval.
d.
After approval of the final plat or plan by the Board,
copies of the signed plat or plan shall be furnished by the Secretary
of the Board to each of the following within 10 days from the date
of decision:
[Ord. #1456, 4-10-2001, amended]
e.
In the case of a subdivision, within 95 days of the
date of signing, the developer shall file a copy of the approved final
development plan with the County Clerk. In the event of failure to
file within the 95 days, the approval of the subdivision shall expire
and further proceedings shall require the filing of a new development
plan as in the first instance. The Board, for good cause shown, may
extend the time for filing for an additional 95 days.
f.
If the Board, after consideration and discussion of
the final submission, determines that it is unacceptable, a notation
shall be made by the Chairman of the Board (or Acting Chairman in
his absence) to that effect on the development plan and the resolution
of memorialization shall set forth the reasons for such rejection.
One copy of the development plan and the resolution shall be returned
to the applicant within seven days of the date of decision.
[Ord. #585, § 709D]
Final approval of a development plan shall confer
upon the applicant the following rights for a two-year period from
the date of final approval:
a.
The zoning requirements applicable to the preliminary
approval first granted and all other rights conferred upon the developer,
whether conditionally or otherwise, shall not be changed.
b.
If the developer has followed the standards prescribed
for final approval, the Board may extend the protection for periods
of one year each, not exceeding three such extensions.
c.
In the case of a subdivision or site plan for a planned
development involving 50 acres or more or for a conventional subdivision
or site plan involving 150 acres or more, the Board may grant the
rights associated with final approval for such period of time, longer
than two years, as it shall deem reasonable considering the number
of dwelling units and nonresidential floor area permissible under
final approval, economic conditions, and the comprehensiveness of
the development. The applicant may thereafter apply for and the Board
may thereafter grant an extension of final approval for such additional
period of time as shall be determined by the Board to be reasonable
considering the number of dwelling units and nonresidential floor
area permissible under final approval, the number of dwelling units
and nonresidential floor area remaining to be developed, economic
conditions and the comprehensiveness of the development.
[Ord. #1433, 12-26-2000, added; Ord. #1429, 5-29-2001, amended]
Prior to the issuance of any certificate of occupancy associated with an approved application, or prior to filing any map/deed (if the application does not involve new construction), the applicant shall submit to the Board Secretary digital copies of all maps, plans, documents and any other information submitted with the application. These digital copies shall be in the format(s) specified in Appendix A, Article VII, Digital Submission Standards, found at the end of this chapter.
