[Amended 1-31-1977 by Ord. No. 77-35]
An applicant for an approval of a major subdivision, as defined in this chapter and as classified by the Subdivision Committee of the Planning Board, may request review and discussion in advance of filing an application for Planning Board approval of a major subdivision by submitting at least 15 black-on-white prints of a plat for discussion prepared in accordance with the requirements of § 234-11 hereof, together with three completed forms entitled "Application for Discussion Leading to Application for Final Approval" with the Planning and Zoning Coordinator, at least two weeks prior to the next regular public meeting of the Planning Board. At the time of filing, a fee of $50 shall be paid to the Planning and Zoning Coordinator. The Planning and Zoning Coordinator shall immediately notify the Planning Board upon receipt of such an application and transmit the application to the Board, except for the fee and one copy of the form and maps, which the Planning and Zoning Coordinator shall keep with the records of the office.
Copies of the preliminary plat shall be forwarded by the Secretary of the Planning Board to such Township, county and state officials as directed by the Planning Board.
The plat and any other engineering documents to be submitted shall be required in tentative form for discussion purposes for preliminary approval. If the application for development is found to be incomplete, the developer shall be notified thereof within 45 days of submission of such application, or it shall be deemed to be properly submitted.
The discussion plat shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 100 feet. Discussion plats shall be designed and drawn by a New Jersey licensed land surveyor. The plat shall be designed in compliance with the provisions of Article VI of this chapter, and the size of the plat shall be the same as that called for in the final plat by state statutes. The plat shall give or show the following information:
A key map showing the entire subdivision and its relation to surrounding areas.
Acreage of the tract to be subdivided, to the nearest tenth of an acre.
Contours at five-foot intervals for slopes averaging 10% or greater and at two-foot intervals for land of lesser slope.
The location of existing and proposed property lines, streets, buildings, watercourses, railroads, bridges, culverts, drainpipes and any natural features, such as wooded areas and rock formations.
Plan of proposed utility layouts (sewers, storm drains, water) showing feasible connections to existing or any proposed utility systems. Water mains shall be installed in a gridiron system to provide continuous circulation. No dead-end lines shall be permitted. The Township Engineer will be required to certify to the Planning Board that water main sizes and water pressures are adequate to handle the demand of the new subdivision area before permission will be given to connect to municipal supply. He will also certify that the surrounding storm drains and sanitary sewers are adequate to handle peak-flow demands of the new area to be developed. The Township Engineer will further certify to the Planning Board that utility lines are large enough to adequately service the fully developed neighboring areas which might arise in the future. When an individual water supply or sewage disposal system is proposed, the plan for such system must be approved by the appropriate local, county or state health agency. When a public sewage disposal system is not available, the developer shall have percolation tests made and submit the results with the discussion plat. On any plat of more than four residential lots, no lot of less than 15,000 square feet in area, or more if so specified by the Township Department of Health, shall be approved by the Planning Board if inaccessible to sewers, unless the subdivider enters into contract and bond with the Township to make the necessary sewer connections, extend the necessary sewers to existing sewers and, if necessary due to topographic conditions, install force mains. Any subdivision or part thereof which does not meet with the established requirements shall not be approved. Any remedy proposed to overcome such a situation shall first be approved by the appropriate local, county or state health agency.
Type of proposed residential structure, including the area of livable floor space.
A copy of any protective covenants or deed restrictions applying to the land being subdivided shall be submitted with the discussion plat.
A certificate from the Township Tax Collector that all property taxes or assessments are paid and current.
[Added 5-6-1991 by Ord. No. 91-383]
The Planning Board and the subdivider shall review and discuss the problems peculiar to the area and the subdivider's recommended solutions. The Planning Board shall guide the planning of each subdivision on the basis of experience, knowledge, technical assistance, guidance from the Master Plan, Official Map, Chapter 268, Zoning, and all other applicable ordinances, additional data supplied by the subdivider upon request of the Planning Board and from additional data and recommendations supplied at the request of the Board by any other municipal, county or state department or agent.
[Amended 1-31-1977 by Ord. No. 77-35]
Following the review and discussion referred to in § 234-12, the Planning Board shall return one copy of the discussion plat, together with a letter entitled "Letter of Conclusions and Recommendations" advising the subdivider of all conclusions and recommendations arrived at by the Planning Board that should be considered in the preparation of an application for approval of a major subdivision. The Planning Board's conclusions and recommendations with regard to a review of a discussion plat shall not be binding upon the Planning Board and under no circumstances shall be deemed or construed as authority to proceed with construction.
If the Planning Board required any substantial amendment in the layout of improvements proposed by the developer, an amended application shall be submitted and proceeded upon, as in the case of the original application for development. The Planning Board shall, if the proposed subdivision complies with this chapter and statutory provision, grant preliminary approval to the subdivision.
Upon the submission to the administrative officer of a complete application for a subdivision of 10 or fewer lots, the Planning Board shall grant or deny preliminary approval within 45 days of the date of such submission or within such further time as may be consented to by the developer. Upon the submission of a complete 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. Otherwise the Planning Board shall be deemed to have granted preliminary approval to the subdivision.
Effect of preliminary approval. Preliminary approval of a major subdivision pursuant to this chapter shall, except as provided in Subsection D(4) of this section, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
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, 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.
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, as the case may be.
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.
In the case of a subdivision of an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsections D(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, 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.