Any applicant wishing to subdivide land within
Carneys Point Township shall apply for and obtain the approval of
the Planning Board in accordance with the following procedure. Sketch
plat approval shall be required for all minor subdivisions. Major
subdivisions shall be formally reviewed and approved in two stages:
preliminary and final. An informal discussion and review of a sketch
plat is encouraged of applicants seeking major subdivision plat approval.
The applicant or his agent shall appear at all regular and special
meetings of the Planning Board whenever the application is being considered.
Failure to appear shall give the Planning Board the right to postpone
action on the application for that particular meeting or deny and
dismiss the application without prejudice if applicant or his agent's
absence deprives the Planning Board of information necessary to make
a decision.
A.
At the request of the applicant, the Planning Board
or the Subdivision and Site Plan Committee shall grant an informal
review of a concept plan for a development for which the applicant
intends to prepare and submit an application for development. The
purpose of the concept plan is to provide the Planning Board or Subdivision
and Site Plan Committee input in the formative stages of subdivision
and/or site plan design.
B.
Applicants seeking concept plan informal review shall
notify the administrative officer at least four weeks prior to the
meeting of the Board. The administrative officer shall thereafter
notify the developer of the time and place which has been scheduled
by the Planning Board for the informal review.
C.
The applicant will be charged the fee established
by ordinance for concept plan review.
D.
The applicant shall not be bound by any concept plan
for which review is requested nor shall the Planning Board or Subdivision
and Site Plan Committee be bound by any such review.
A.
Filing. The applicant shall submit 15 copies of all
required exhibits as set forth under the appropriate subdivision review
stage of this article together with an application form and all applicable
fees to the administrative officer. The time for the Board's review
shall not begin to run until the application is deemed to be complete
and all required fees are posted.
B.
Referral. The administrative officer shall forward,
upon receipt of a subdivision application in proper form with requisite
fees, one copy of the application to the Township Engineer for his
preliminary determination of completeness and classification of the
subdivision. The Township Engineer shall report back to the administrative
officer within 15 days of the filing date whether the application
is complete or noting items omitted or other deviations of ordinances.
If the application is deemed to be complete, the administrative officer
shall distribute copies as stipulated within this chapter for the
appropriate subdivision review state. The Planning Board may also
designate other local or higher governmental agencies to receive copies
of any application for review and recommendation beyond those agencies
stipulated in this chapter. If the application is found to be incomplete
or in violation of any applicable codes and ordinances, the applicant
shall be notified, by certified mail, as to the items omitted or other
deviations of ordinances.
C.
Classification. The administrative officer shall classify
the application as either a minor or major subdivision and may confer
with the Township Attorney, Engineer or Planner in making this determination.
The Subdivision Committee shall review the complete
application and report back to the Planning Board within 30 days after
the filing date of an application. In the event that during its review
of an application it is found by the Planning Board to be incomplete
or in violation of any applicable codes or ordinances, the applicant
shall be notified by the administrative officer within 45 days of
the official receipt of the application, by certified mail, as to
the items omitted or ordinances violated.
A.
Map details. All maps or other documents submitted
for subdivision plat review shall contain the following information
in addition to specific plat details as required for each approval
stage noted herein:
(1)
Title and location of the property.
(2)
Name and address of landowner and applicant, if a
corporation is landowner or applicant, the principal office and name
of president and secretary shall be included.
(3)
Name, address and professional license number and
seal of the professional preparing documents and drawings. All plats,
except those prepared at the concept stage, shall be signed and sealed
by a licensed land surveyor of the State of New Jersey.
(4)
Place for signature of the Chairman and Secretary
of the Planning Board.
(5)
Date of plat and any modifications thereto.
(6)
The following legends shall be on the plat map:
(a)
Minor or preliminary or final.
|
SUBDIVISION OF _____ LOT _____ BLOCK _____ ZONE
_____ DATE _____ SCALE _____ APPLICANT _____ ADDRESS _____ SUBDIVISION
CONTROL NO. _____
|
(b)
I CONSENT TO THE FILING OF THIS SUBDIVISION
PLAT WITH THE Planning Board OF Carneys Point Township.
|
|
|
|---|---|
|
(owner)
|
(Date)
|
(c)
To be signed before issuance of a building permit
and incorporated only on a final plat of a major subdivision:
|
I HEREBY CERTIFY THAT ALL THE REQUIRED IMPROVEMENTS
HAVE BEEN INSTALLED OR A BOND POSTED IN COMPLIANCE WITH ALL APPLICABLE
CODES AND ORDINANCES.
| |
|
(If Improvements Installed)
| |
|
| |
|
(Township Engineer) (Date)
| |
|
(If Bond Posted)
| |
|
| |
|
(Township Clerk)
|
(Date)
|
|
| |
|
Building Permit Issued
|
(Date)
|
(d)
To be incorporated on final plat for major or
minor plat and signed prior to issuance of a building permit:
|
VERIFICATION THAT PAYMENT OF MUNICIPAL TAXES
OR ASSESSMENTS IS CURRENT.
| |
|
| |
|
(Township Clerk)
|
(Date)
|
(e)
The appropriate approval signature block to
be incorporated depending on whether subdivision is a minor or a major:
|
[1]
|
Minor Subdivision Approved
| |
|
(Date of Board Approval)
| ||
|
| ||
|
(Chairman)
|
(Date)
| |
|
| ||
|
(Planning Board
Secretary)
|
(Date)
| |
|
Deed to subdivision must be filed with County
Clerk within 190 days of date of Board approval.
| ||
|
[2]
|
Major Subdivision Approved (Preliminary or Final)
| |
|
| ||
|
(Date of Board Approval)
| ||
|
| ||
|
(Chairman)
|
(Date)
| |
|
| ||
|
(Planning Board
Secretary)
|
(Date)
| |
B.
Other information. The Planning Board may require
such additional information not specified in this chapter, or any
revisions in the accompanying documents, as are reasonably necessary
to make an informed decision as to whether the requirements necessary
for approval of the application for development have been met. The
application shall not be deemed incomplete for lack of any such additional
information or any revisions in the accompanying documents so required
by the municipal agency.
A.
Information and documents required to comply with
other local, County, state or federal rules and regulations shall
be submitted as part of an application for subdivision approval and
may be used to comply with subdivision submission requirements for
particular stages as applicable.
B.
Waiver of information required. The Planning Board
may waive submission of any required exhibits in appropriate cases
and for specific subdivision plats. Request for such waivers shall
accompany a subdivision application, stating the reasons why such
waiver(s) is being requested.
A.
Objectives of submission. The concept plan may be
submitted so that it can be informally reviewed to determine the plan's
general compliance with applicable Township ordinances and design
requirements as set forth herein. Also, the submission may form the
basis for classification by the Planning Board of the plan as a major
or minor subdivision.
B.
Application. Fifteen of the minor subdivision plat,
an application in a form approved by the Planning Board and the requisite
fee shall be delivered to the administrative officer in accordance
with the procedures set forth herein.
C.
Minor subdivision plat details. The minor subdivision
plat, notwithstanding any other requirement stipulated by this chapter,
shall contain the following information, except that the Planning
Board may waive any requirement or request additional information
where it is clearly appropriate to the particular application:
(1)
All plats shall be based on accurate information at
a scale of not more than one inch equals 100 feet to enable the entire
tract to be shown on one sheet.
(2)
A location map showing the entire tract to be subdivided,
giving the accurate location of all existing and proposed property
and street lines, at a scale of one inch equals 1,000 feet or larger
scale, showing the entire subdivision and its relation to all features
shown on the Official Map and Master Plan sand located within 1/2
mile of the extreme limits of the subdivision, and the zoning classification
of the proposed subdivision and of adjacent land.
(3)
The location of existing houses, buildings and other
structures with accurate dimensions from all existing and proposed
lot lines, wooded areas and isolated trees more than five inches in
diameter and topography within the portion to be subdivided and within
200 feet thereof at twenty-foot, or smaller, contour intervals. (USGS
topographic quadrant map series are acceptable for topography at this
stage.)
(4)
The name and address of the owner, the subdivider,
the person preparing the plat, all adjoining property owners and those
across existing or proposed streets as disclosed by the most recent
Township tax records.
(5)
The Tax Map sheet, date of revision, block and lot
numbers and zone district of the tract proposed to be subdivided.
(6)
The location of existing or proposed streets, roads,
easements, public rights-of-way, streams, bridges, culverts, drainage
ditches and natural watercourses in and within 500 feet of the subdivision.
Also, indicate all Master Plan proposals on-site or off-tract within
500 feet of the proposed subdivision. In assembling the required data,
the applicant shall be required to rely only on existing information
available from the Master Plan documents, natural resource inventory
and engineering data available from the Township Engineer.
(7)
The original and proposed lot layout, lot dimensions,
all required setback lines and lot area of each lot in square feet
and acreage. Lots shall be designated by letters for minor subdivisions
and by consecutive numbers for major subdivisions until given official
lot number designations by the Township Engineer.
(8)
The drawing scale, North arrow and, as applicable,
date of original preparation and date of revision, if any, of plat,
as well as old name, if submitted previously under different title.
(9)
The proposed location of any driveways or other entrances
onto a public street.
(10)
Acreage of the entire tract and the area of
each lot to be conveyed, created or reserved estimated to the nearest
tenth of an acre.
(11)
A landscape plan, prepared by a qualified professional,
showing existing structure and existing woodlands, isolated trees
greater than five inches in caliper, existing topographic contours
and all other natural features.
(12)
An aerial photograph on the drawings with the
site boundaries outlined to evaluate the effects upon existing vegetation
and surrounding land uses.
(13)
A certificate from the Tax Collector that all
taxes are paid to date.
(14)
All required front, side and rear setback lines
and any other areas restricted by municipal zoning regulations.
(15)
For all applications involving the creation
of more than two lots, plot elevations on lot corners and for any
application where found necessary by the Planning Board, sufficient
topographic information for a proper determination of requirements
but not exceeding the topographic information requirement applicable
to preliminary major subdivision applications.
(16)
For any application, where found necessary by
the Planning Board to assure that there is no adverse effect upon
the development or provision of access to the remainder of the tract,
a rough indication of an acceptable layout of the remainder of the
tract.
(17)
The location of any municipal boundary lines
within 200 feet of the subdivision.
D.
Plat approval, minor subdivision.
(1)
Distribution. If classified as a minor subdivision,
one copy of the plat shall be retained for the Planning Board file
and one copy of the plat shall be forwarded by the administrative
officer to each of the following for review and comment:
(a)
Township Planning Board.
(b)
Township Engineer.
(c)
Township Planner.
(d)
County Board of Health.
(e)
County Planning Board.
(f)
Township Construction Official.
(g)
Township Clerk.
(h)
Township Zoning Officer.
(i)
Township Tax Assessor.
(j)
Planning Board Attorney.
(k)
Other agencies as may be determined by the Planning
Board [e.g., Secretary of School Board, Clerk of adjoining Township,
New Jersey Department of Environmental Protection (NJDEP), etc.].
(2)
Action. The Planning Board shall act within 45 days
of the filing date of a complete application for a minor subdivision.
Further, the Planning Board shall have the right to approve the subdivision
by a majority vote. If approved, a notation to the effect shall be
made on the plat, and it shall be signed by the Planning Board Chairman
and the Planning Board Secretary and returned to the subdivider within
one week following the meeting of the Planning Board at which official
action was taken. If rejected, the reasons for rejection shall be
noted on all copies of the application form, one of which shall be
returned to the applicant. The Planning Board may attach conditions
of approval to any minor subdivision.
(3)
Filing with County recording officer. If approved
as a minor subdivision, a plat drawn in compliance with Chapter 141
of the Laws of 1960[1] or a deed stamped with the date of the Planning Board
approval shall be filed by the subdivider with the County recording
officer within 190 days from the date of approval. Failure to file
within 190 days shall void said subdivision approval.
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
(4)
Limit of minor subdivision. No minor subdivision shall
be approved by the Planning Board if any minor subdivision has already
been made from the same original parcel within the past six years.
This limitation prohibits the further minor subdivision of an original
tract of land from which a minor subdivision has been approved. It
also prohibits the further minor subdivision of the new lot created
from such a minor subdivision.
(5)
Approved minor subdivisions; municipal distribution.
Before the Construction Official issues a building permit for the
approved minor subdivision, the applicant shall provide the administrative
officer with a certificate of filing from the County Clerk's office.
The administrative officer shall distribute copies of the approved
subdivision to each of the following:
(6)
Effect of minor subdivision approval. The granting
of minor subdivision approval shall guarantee that 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. Applicants shall be responsible for necessary
approvals prior to development as may be required by other Township
codes and ordinances.
E.
Concept plan review, major subdivision.
(1)
Distribution. If classified as a major subdivision,
one copy of the plat shall be retained by the Township Planning Board
and one copy of the plat shall be forwarded by the administrative
officer to each of the following for review and comment:
(a)
Township Subdivision Committee.
(b)
Township Engineer.
(c)
Township Planner.
(d)
County Board of Health.
(e)
County Planning Board.
(f)
Township Fire Protection Official.
(g)
Township Clerk.
(h)
Township Zoning Officer.
(i)
Township Tax Assessor.
(j)
Other agencies as may be determined by the Planning
Board [e.g., Clerk of adjoining Township, New Jersey Department of
Environmental Protection (NJDEP), etc.].
(2)
Action. The Planning Board shall act upon a recommendation
received from the Subdivision Committee at a scheduled public meeting.
The Planning Board shall approve or disapprove the plan setting forth
reasons therefor, and if approved, the applicant shall proceed onto
preliminary plat approval stage as stipulated herein.
(3)
Effect of concept plan approval, major subdivision.
Concept plan approval shall be deemed to be approved by the Planning
Board only of the concept presented by the plan. No vested rights
shall accrue as the result of concept plan approval.
A.
Objectives of submission. To transfer the general
and approximate ideas of the concept plan more exactly to a precise
base to verify their feasibility and merit before proceeding with
detailed construction and engineering documents.
B.
Application. Fifteen copies of the preliminary plat,
an application in a form approved by the Planning Board and the requisite
fee shall be delivered to the administrative officer in accordance
with the procedures set forth herein.
C.
Preliminary plat details. The preliminary plat, notwithstanding
any other requirement stipulated by this chapter, shall be clearly
and legibly drawn or reproduced at a scale of not less than one inch
equals 50 feet by a licensed New Jersey land surveyor or licensed
New Jersey engineer and shall contain or be accompanied by the following
information, except that the Planning Board may waive any requirement
or request additional information where it is clearly appropriate
to the particular application:
(1)
A key map at a scale not smaller than one inch equals
1,000 feet showing the relation of the portion to be subdivided to
the entire tract and the relation of the entire tract to the neighborhood
for at least 1,000 feet beyond its boundaries.
(2)
The tract name, Tax Map sheet, block and lot number,
date reference meridian, graphic scale and the following names and
addresses:
(3)
Acreage of tract to be subdivided to nearest tenth
of an acre.
(4)
Contours at five-foot intervals for slopes averaging
10% or greater, at two-foot intervals for slopes between 5% and 10%
and at one-foot intervals for slopes less than 5% shall be required.
Elevations or contours need not be shown, however, for any parcel
to be retained by the subdivider in excess of three acres for agricultural
purposes if the Planning Board, on the recommendation of the Township
Engineer, finds that they are not necessary to evaluate the effect
of drainage onto or away from the areas to be conveyed or to determine
the proper location of roads, drainageways, structures or improvements
relating to the subdivision. Contours shall be in the United States
Coast and Geodetic Control Survey Datum. At least two permanent bench
marks for each 50 acres or portion thereof shall be established on
opposite ends of the proposed subdivision, and their locations, descriptions
and elevations shall be noted on the preliminary plat. For preliminary
applications only, the applicant may rely on existing topographic
information on file in the Township Engineer's office, provided that
there have been no major chances in the site's topography and that
if requested by the Township Engineer, specific portions of the site
topography will be updated if required, at the applicant's expense,
to approve the project's stormwater control drainage plan.
(5)
The location of existing and required setback lines,
streets within 200 feet of the subdivision, the location of existing
and proposed buildings, watercourses, floodplains, railroads, bridges,
culverts, drain pipes and all natural features, such as wooded areas
and rock formations. Also indicate all Township Master Plan proposals
on-site or off-tract within 500 feet of the proposed subdivision.
(6)
When a public sewage disposal system is not available,
the current rules, regulations and procedures of the County Board
of Health shall be followed in submission of sufficient percolation
test and soil log data that will enable the Board of Health to make
a recommendation to the Township Planning Board. An adverse report
by the Board of Health shall be deemed as sufficient grounds for the
Planning Board to disapprove said subdivision or portion thereof.
The Planning Board will not reconsider any subdivision, or portion
thereof, so disapproved until the requirements of the Board of Health
are met.
(7)
A copy of any protective covenants or deed restrictions
applying to the land being subdivided shall be submitted with the
preliminary plat.
(8)
Preliminary plans and profiles at a scale of not more
than one inch equals 50 feet horizontally and one inch equals five
feet vertically showing proposed utility layouts (sanitary sewers,
storm drains, water, gas, electric, detention basins, etc.) showing
feasible connections to existing or proposed utility systems; and
cross sections and center-line profiles of streets within the subdivision
and existing streets which abut the subdivision. Locations of fire
hydrants and streetlights shall be established with the aid of the
Township Fire Protection Official and the Township Engineer, respectively.
(9)
The proposed names of all streets within the subdivision
shall be shown and shall be subject to approval by the Planning Board.
(10)
Each block and lot shall be numbered in accordance
with the system of numbers which will ultimately be the numbers shown
on the Township Tax Map.
(11)
A preliminary drainage plan and profiles at
a scale of one inch equals 50 feet horizontally and one inch equals
five feet vertically shall be submitted which shall show the existing
contours; proposed finished grade elevations at street intersections
and breaks in grade; proposed rates of grades of streets; locations
of drainage subbasin limits; proposed method of block drainage, including
proposed (down) slope arrows; and all drainage systems and structures,
including sizes and invert and casting elevations. The plan shall
be accompanied by a set of drainage computations certified by a professional
engineer. Where brook or stream channel improvements are proposed
or required, the plans for such improvement shall be approved by the
State Department of Environmental Protection or the Salem County Planning
Board, where applicable.
(12)
All proposed lot lines, dimensioned in feet
and tenths, and the approximate area of all lots in square feet as
well as any open spaces proposed to be dedicated for public use.
(13)
When the development of the subdivision or improvements
within the subdivision are contingent upon improvements outside the
boundaries of said subdivision, information shall be supplied by the
subdivider prior to Planning Board consideration for preliminary approval
that the improvements outside the subdivision shall be installed and
shall be available to the subdivider prior to the issuance of any
certificate of occupancy for the project or phase of a project that
is the subject of a development application.
(14)
Any open space proposed to be dedicated for
public use or playgrounds or other public purpose and the location
and use of all such property shall be shown on the plat.
(15)
When deemed necessary to determine the suitability
of the soil to support new construction, the Planning Board may require,
as a condition of final approval, test holes or borings to be made
by a New Jersey licensed engineer or an approved testing laboratory
at the expense of the subdivider under the direction of the Township
Engineer, prior to the commencement of construction.
(16)
Statement accompanying preliminary plat indicating
type of structure(s) to be erected, approximate date of construction
start and a tentative section plan for the entire subdivision indicating
the estimated number of lots on which final approval will be requested
for the first section.
(17)
The location(s) of utility poles, distance(s)
from intersections and illumination factors for all streetlighting.
(18)
A traffic signage plan in conformance with accepted
engineering standards.
(19)
The location of all specimen trees having a
diameter in excess of 24 inches.
(20)
Any structure of historic significance within
200 feet of the subdivision and a statement of the impact of the development
on the historic structure.
(21)
Watercourses. All existing and proposed watercourses
shall be shown accompanied by the following information:
(a)
When a stream is proposed for alteration, improvement
or relocation or when a drainage structure or fill is proposed within
the floodway of an existing stream, evidence of submission of the
improvement to the NJDEP, Division of Water Resources, shall accompany
the subdivision.
(b)
Cross sections of watercourses and/or drainage
swales at an appropriate scale showing the extent of the floodplain,
the top of the bank, the normal water level and the bottom elevations
at the following locations:
[1]
At any point where a watercourse crosses the
boundary of a subdivision.
[2]
At fifty-foot intervals for a distance of 300
feet upstream and downstream of any proposed culvert or bridge within
or adjacent to the subdivision.
[3]
Immediately upstream and downstream of any point
or junction of two or more watercourses.
[4]
At a maximum of three-hundred-foot intervals
along all watercourses which run through or adjacent to the subdivision.
(c)
When ditches, streams, brooks or watercourses
are to be altered, improved or relocated, the method of stabilizing
slopes and the measures to control erosion and siltation as well as
typical cross sections and profiles shall be shown on the plat or
accompany it.
(d)
The boundaries of the floodplains within or
adjacent to the subdivision.
(22)
On-site sewage disposal. The results and location
of all percolation tests and test boring shall be shown on the plat.
At a minimum, a test boring and percolation test shall be taken for
every four lots. When deemed necessary by the Planning Board to determine
the suitability of the soil to support new construction, further percolation
tests shall be submitted. Any subdivision or part thereof which does
not meet established sewage treatment requirements shall not be approved,
unless the proposed remedy to overcome such a situation is approved
by the appropriate local, County or state agencies.
(23)
The appropriate locations of all front property
corners shall be staked out and identified in the field to clearly
identify the bounds of all new lots.
(24)
The locations of any and all wetland areas and
required wetlands transition areas or buffers within the proposed
development as required under the Freshwater Wetlands Protection Act
rules, N.J.A.C. 7:7A, New Jersey Department of Environmental Protection,
or a letter of interpretation from the New Jersey Department of Environmental
Protection indicating that the proposed activity within the subdivision
requires no wetlands permit or delineation.
D.
Preliminary plat review. Within 45 days of the submission
to the administrative officer of a complete subdivision plat application
for 10 lots or fewer or within 95 days of submission of a complete
application for a subdivision application of more than 10 lots or
within such further time as may be agreed upon by the developer, the
Planning Board shall act upon the application.
(1)
Distribution. Upon receipt of a complete application,
the administrative officer shall submit one copy to each member of
the Subdivision Committee and one copy of the application to the following
professionals and boards:
(a)
Township Engineer.
(b)
Township Planner.
(c)
Township Chief of Police.
(d)
Township Fire Protection Official.
(e)
Township Clerk.
(f)
Township Zoning Officer.
(g)
Salem County Planning Board and other agencies,
where applicable (e.g., NJDOT, Clerk of adjoining Township, Secretary
of School Board, etc.)
(h)
Such other boards, agencies or professionals
as the Planning Board may deem necessary or which may be required
to be notified by law.
E.
Preliminary plat hearing. All actions of the Planning
Board on preliminary subdivision plats shall be at a public hearing.
Public notice of an application as required by N.J.S.A. 40:55D-12
will be required for all major subdivision plats. Applicants for major
subdivision plats requiring variances by the Planning Board shall
also be required to provide public notice of application.
F.
Preliminary plat action. In accordance with the times stipulated in § 185-16D, the Planning Board shall, by resolution, approve, disapprove or conditionally approve the preliminary plat, stating reasons for any disapproval.
G.
Decisions of Planning Board. See N.J.S.A. 40:55D-10
for decisions on subdivision plat application under varying procedural
conditions.
H.
Effect of preliminary approval. Preliminary approval
of a subdivision plat shall, except as provided in § 185-161
herein, 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 on-site and off-tract
improvements; and any requirements peculiar to the specific subdivision
plat. The Township may modify by ordinance, such general terms and
conditions of preliminary approval as they relate to public health
and safety, provided that such modifications are in accord with amendments
adopted by ordinance subsequent to approval.
(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.
I.
Extension of preliminary approval. 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 plat for an area of 50 acres or more,
the Planning Board may grant the rights referred to 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.
J.
Variances; Planning Board review in lieu of Board
of Adjustment. The Planning Board, when reviewing applications for
subdivision plats, shall have the power to grant, to the same extent
and subject to the same restrictions as the Board of Adjustment, variances
from lot area, lot dimensions, setback and yard requirements, provided
that relief shall not be granted for more than one lot.
A.
Objectives of review. The final plat shall be reviewed
to determine whether the construction documents to be utilized in
construction of the project substantially conform with the approved
preliminary plat and to assure proper posting of performance and maintenance
bonds.
B.
Application. Fifteen copies of the final plat, an
application in a form approved by the Planning Board and the requisite
fee shall be delivered to the administrative officer. The final plat
shall be submitted to the Planning Board for final approval within
three years from the date of preliminary plat approval or within such
extension as provided herein.
C.
Final plat details. The final plat, notwithstanding
any other requirements stipulated by this chapter or other Township
ordinances, shall be drawn in ink on tracing cloth, Mylar or equal
at a scale of not less than one inch equals 50 feet, except where
otherwise permitted by the Planning Board and in compliance with all
the provisions of Chapter 141 of the Laws of 1960 (Map Filing Law).[1] The final plat shall be submitted in the following form:
the original tracing, one translucent tracing cloth copy, two cloth
prints and 10 black-on-white prints. The final plat shall contain
or be accompanied by:
(1)
Date, name and location of the subdivision, name of
owner, graphic scale and reference meridian.
(2)
Tract boundary lines, right-of-way lines of streets,
street names, easements and other rights-of-way, land 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.
(3)
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.
(4)
Each block and lot shall be numbered in accordance
with the system of numbers which will ultimately be the numbers shown
on the Township Tax Map.
(5)
Location and description of all monuments.
(6)
Names of owners of adjoining unsubdivided land.
(7)
Certification by a land surveyor or engineer licensed
in the State of New Jersey as to accuracy of details of plat.
(8)
Certification that the applicant is agent or owner
of the land or that the owner has given consent under an option agreement.
(9)
When approval of a plat is required by any officer
or body of such municipality, County or state, approval shall be certified
on the plat.
(10)
Township Engineer.
(a)
A statement by the Township Engineer that he
is in receipt of final construction plans and profiles showing proposed
utility layouts (sanitary sewers, storm drains, water, gas, electric,
detention basins, etc.) showing connections to existing or proposed
utility systems and that the subdivider has complied with one or both
of the following:
[1]
Installed all improvements in accordance with
the requirements of these regulations; or
[2]
Filed a performance guaranty which has been
approved by the Township Solicitor and is in sufficient amount to
assure the completion of all required improvements. The provisions
of N.J.S.A. 40:55D-53 shall govern said bonds and the completion,
inspection and approval of said improvements and the payment of inspection
fees.
(b)
Cross sections and profiles of streets may be
required by the Township Engineer.
(11)
A final drainage plan shall accompany the final
plat. Such drainage plan shall show the same information as required
on the preliminary plat with the addition that the individual lot
grading shall be shown as follows: Final grades shall be shown for
each lot corner, all high and low points and breaks in grade and at
the corners of tentative house locations. If it is intended to use
drainage swales, the elevation of these swales shall be shown.
(12)
A soil erosion control plan and narrative shall
accompany the final plat. Such soil erosion control plan shall show
the same information as required on the final drainage plan and soil
erosion control measures conforming with the Township's Soil Erosion
and Sediment Control Ordinance. The soil erosion control plan and
the final drainage plan may be combined as one plan.
(13)
As a condition precedent to the issuance of
certificates of occupancy, pursuant to the Township building code,
the developer's engineer shall submit an as-built lot grading plan
to the Construction Official bearing a certification that the lot
grading complies with the approved final lot grading and soil erosion
control plans.
(14)
The location of any municipal boundary lines
within 200 feet of the subdivision.
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
D.
Final plat review.
(1)
Distribution. The administrative officer shall submit
one copy to each member of the Subdivision Committee and one copy
to each of those professionals and boards or agencies having received
a copy of the preliminary plat.
(2)
Review. The professionals and boards or agencies shall
have a period of 30 days after the filing date of the final plat to
make a report and recommendation concerning the final plat. The Planning
Board shall have the right to proceed in the absence of any such recommendation.
(3)
Within 45 days after the filing date of a complete
final plat application, or within such further time as may be agreed
upon by the applicant, the Planning Board shall approve the application
for final plat approval, with or without conditions, provided that
the following requirements are met:
(a)
The detailed drawings and specifications meet
all applicable Township codes and ordinances.
(b)
The final plats are substantially the same as
the approved preliminary plats.
(c)
Bonds have been posted to ensure the installation
of all improvements.
(d)
The applicant agrees, in writing, to all conditions
of final approval.
(e)
Proof has been submitted that all taxes and
assessments for local improvements on the property have been paid.
E.
Final plat hearing. Planning Board action shall take
place at a public meeting. No public notice of the application shall
be required.
F.
Decision of Planning Board. Decisions shall be as
set forth in N.J.S.A. 40:55D-10 for decisions on subdivision applications
under varying procedural conditions.
G.
Effect of final approval. Final approval shall terminate the time period of preliminary approval for the section granted final approval and shall guarantee the applicant that the zoning requirements applicable to the preliminary approval and all other rights conferred upon applicant as part of preliminary approval shall not be changed for a period of two years after the date of final approval, provided that these rights shall expire if the plat has not been duly recorded within the time prescribed in § 185-17J herein.
H.
Time limit for final approval and extensions. Final approval shall expire two years from the date of final approval unless the applicant has secured a building permit to commence construction. The Planning Board may extend final approval and the protection offered under § 185-17G herein for one year. Up to three such extensions may be granted. In the case of an open space or residential cluster of 50 acres or more or a conventional subdivision for 150 acres or more, the Planning Board may extend the rights granted under final approval for such period of time, longer than two 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 final approval, economic conditions and the comprehensiveness of the development. The developer may apply for thereafter and the Planning Board may thereafter grant an extension of final approval for such additional period of time as shall be determined by the Planning Board to be reasonable taking into consideration the above factors.
I.
County Planning Board approval. Any plat which requires
County Planning Board approval, pursuant to N.J.S.A. 40:27-6.2, shall
be forwarded to the County Planning Board for its action. The Planning
Board may grant final approval subject to approval by the County Planning
Board.
J.
Filing of approved final plat. The final plat shall
be filed by the subdivider with the County recording officer within
95 days from the date of such approval. If any final plat is not filed
within that period, the approval shall expire. For good cause, the
Planning Board may extend the time for the filing of the plat for
an additional period not to exceed 95 days. No plat shall be accepted
for filing by the Clerk of the County of Salem unless it has been
duly approved by the Township of Carneys Point Planning Board and
signed by its Chairman and Secretary.
K.
Approved final plat; municipal distribution. Before
the administrative officer returns any approved final plat to the
subdivider or the Construction Official issues a building permit for
the subdivision, the applicant shall provide the administrative officer
with a certificate of filing from the County Clerk's office. The administrative
officer shall distribute copies of the approved final plat as follows:
A.
The prospective purchaser, prospective mortgagee or
any other person interested in any land which forms part of a subdivision
or which formed part of such a subdivision three years preceding the
effective date of this act may apply, in writing, to the administrative
officer of the municipality for the issuance of a certificate certifying
whether or not such subdivision has been approved by the Planning
Board. Such application shall contain a diagram showing the location
and dimension of the land to be covered by the certificate and the
name of the owner thereof.
B.
The administrative officer shall make and issue such
certificate within 15 days after the receipt of such written application
and the fees therefor. Said officer shall keep a duplicate copy of
each certificate, consecutively numbered, including a statement of
the fee charged, in a binder as a permanent record in his/her office.
C.
Each such certificate shall be designated a "certificate
as to approval of subdivision of land" and shall certify:
(1)
Whether there exists in said municipality a duly established
Planning Board and whether there is an ordinance controlling subdivision
of land adopted under the authority of this chapter.
(2)
Whether the subdivision, as it relates to the land
shown in said application, has been approved by the Planning Board,
and, if so, the date of such approval and any extensions and terms
thereof, showing that subdivision of which the lands are a part is
a validly existing subdivision.
(3)
Whether such subdivision, if the same has not been
approved, is statutorily exempt from the requirement of approval as
provided in this chapter.
(4)
The administrative officer shall be entitled to receive
for such certificate issued a fee as stipulated in the Township's
Fee Ordinance.
