Berlin City Zoning Code

No person shall carry out any development within the Pinelands Area without obtaining development approval from an approving authority in accordance with the provisions set forth in this section.

Except as provided in A(3) below, the following shall not be subject to the procedures set forth in § 335-28B through G:

The exceptions contained in Subsection A(2) above shall not apply to any historic resource designated by the Pinelands Commission pursuant to N.J.A.C. 7:50-6.154.

Nothing herein shall preclude any local or state agency from reviewing, in accordance with the provisions of any applicable ordinance or regulation, any proposed development which does not require an application to the Pinelands Commission pursuant to this section.

In addition to other development and design standards set forth in this chapter, all development located in the Pinelands Area shall comply with the standards set forth in § 335-28.

The applicant's name and address and his interest in the subject property;

The owner's name and address, if different from the applicant's, and the owner's signed consent to the filing of the application;

The legal description, including block and lot designation and street address, if any, of the subject property;

A description of all existing uses of the subject property;

A brief written statement generally describing the proposed development;

A United States Geological Survey Quadrangle map, or copy thereof, and a copy of the municipal tax map sheet on which the boundaries of the subject property, the Pinelands management area designation and the zoning designation are shown;

A plat or plan showing the location of all boundaries of the subject property, the location of all proposed development, existing or proposed facilities to provide water for the use and consumption of occupants of all buildings, and sanitary facilities which will serve the proposed development. The following information shall be included with respect to existing or proposed sanitary facilities:

A location map, including the area extending at least 300 feet beyond each boundary of the subject property, showing ownership boundary of the proposed development, owners of holdings adjoining and adjacent to the subject property, existing facilities, buildings and structures on the site, all proposed development, wetlands, streams (including intermittent streams), rivers, lakes and other water bodies and existing roads;

A soils map including a county soils survey which conforms to the guidelines of the United States Department of Agriculture, Soil Conservation Service, showing the location of all proposed development;

A map showing existing vegetation identifying predominant vegetation types in the area, and showing proposed landscaping of the subject property, including the location of the tree line before and after development and all areas to be disturbed as a result of the proposed development;

A certificate of filing from the Commission issued pursuant to N.J.A.C. 7:50-4.34 or, until January 14, 1991, evidence of prior approval from the Pinelands Development Review Board or the Commission pursuant to the Interim Rules and Regulations; and

When prior approval for the development has been granted by the approving authority, evidence of Commission review pursuant to § 335-28E below.

A certificate of filing from the Pinelands Commission issued pursuant to N.J.A.C. 7:50-4.34; and

When prior approval for the development has been granted by the Borough, evidence of Pinelands Commission review pursuant to § 335-28E below.

Application submission and modifications. Written notification shall be given by the Borough, by e-mail or regular mail, to the Pinelands Commission within seven days after a determination is made by the Borough that an application for development in the Pinelands Area is complete or if a determination is made by the Borough approval agency that the application has been modified. Said notice shall contain:

Meetings and hearings. Where a meeting, hearing or other formal proceeding on an application for development approval in the Pinelands Area is required, the applicant shall provide notice to the Pinelands Commission by e-mail, regular mail or delivery of the same to the principal office of the Commission at least five days prior to such meeting, hearing or other formal proceeding. Such notice shall contain at least the following information:

Notice of approvals and denials. The Pinelands Commission shall be notified of all approvals and denials of development in the Pinelands Area, whether the approval occurs by action or inaction of any approval agency or an appeal of any agency's decision. The applicant shall, within five days of the approval or denial, give notice by e-mail or regular mail to the Commission. Such notice shall contain the following information:

Notification is received from the Pinelands Commission that review of the Borough's prior approval is not required.

Review of the Borough's prior approval has been completed pursuant to N.J.A.C. 7:50-4.27 through 7:50-4.32, and a final order regarding approval is received by the Borough from the Pinelands Commission.

The approving authority shall review the submission for its completeness and, if sufficient data is presented, shall classify the application as an informal submission of a minor or major development within 45 days of the date of submission or such further time as may be consented to by the applicant. If the approving authority shall require any changes in the plat prior to the applicant's resubmitting the plat as a preliminary or final plat, such changes and/or conditions shall be in writing and shall be sent to the applicant.

When the approving authority determines that any proposed development may create, either directly or indirectly, an adverse effect on either the remainder of the property being developed or nearby property, the approving authority may require the developer to revise the plat. Where the remaining portion of the original tract is of sufficient size to be developed or subdivided further, the developer may be required to submit an informal plat of the entire remaining portion of the tract to indicate a feasible plan whereby the design of the proposed development together with subsequent subdivisions or development will not create, impose, aggravate or lead to any such adverse effect(s).

The developer shall submit to the administrative officer at least two weeks prior to the applicable meeting of the approving authority the applicable fees; certification by the Tax Collector that no taxes or assessments for local improvements are due or delinquent on the property; a copy of the deed, including the text of any easements, protective covenants and deed restrictions applying to the land being developed; up to 14 black-on-white copies of the complete preliminary plat submission; and three completed copies of the following: the application form for preliminary approval; preliminary plat checklist; and soil erosion and sediment control data as required in Article V of this chapter. Preliminary drainage information shall be submitted as part of the preliminary plat application. Detailed drainage calculations shall be required prior to the approval of the preliminary plat based on the requirements of this chapter and the recommendations of the Borough Engineer. Failure to submit full drainage calculations and related site improvements and stormwater management consistent with those calculations shall be sufficient to deny the preliminary plat approval.

The application shall be accompanied by either four copies of a complete Environmental Impact Report (EIR) in accordance with the following or a written request for a waiver of any or all of its requirements. The EIR shall include evidence that the Department of Environmental Protection (NJDEP) has issued, or has been requested to issue, either a letter of interpretation regarding the wetland boundaries and their resource value and/or permit(s) for averaging or filling or a letter of exemption that there are no wetlands; and that NJDEP has issued, or been requested to issue, either a stream encroachment permit or a waiver. If waiver(s) from the EIR are requested, the approving agency shall either approve, approve in part or disapprove the request(s). If approved in part or disapproved, the applicant shall provide the required data within 10 days or at least two weeks prior to the date the approving authority is required to act, whichever comes first, or at least two weeks prior to some future date the approving agency may set if the applicant consents to an extension of time.

A corporation or partnership applying to subdivide a parcel of land into six or more lots or for a variance to construct a multiple dwelling of 25 or more family units or for approval of a site to be used for commercial purposes shall list the names and addresses of all stockholders or individual partners owning at least 10% of its stock of any class or at least 10% of the interest in the partnership, as the case may be. If a corporation or partnership owns 10% or more of the stock of a corporation or 10% or greater interest in a partnership, subject to the above disclosure, that corporation or partnership shall list the names and addresses of its stockholders holding 10% or more of its stock or of 10% or greater interest in the partnership, as the case may be, and this requirement shall be followed by every corporate stockholder or every partner in a partnership until the names and addresses of the noncorporate stockholders and individual partners exceeding the ten-percent-ownership criteria established in this chapter have been listed. There shall be no approval of any application by any corporation or partnership which does not comply with this requirement of N.J.S.A. 40:55D-48.1. The penalty for concealment by a corporation or partnership shall be as outlined in N.J.S.A. 40:55D-48.4.

Acceptance. The approving authority shall review the submission for its completeness and take action accepting or rejecting the submission as a complete application within 45 days of submission. If deemed incomplete, the applicant shall be notified, in writing.

Public hearing. If accepted as an application, a public hearing date shall be set by the approving authority and notice given by the applicant as required by this chapter.

Referrals. The administrative officer shall submit one copy of the plat and supporting data to the County Planning Board, Borough Engineer and any other agency or person as directed by the approving authority for their review and action. Each shall have not more than 30 days from receipt of the plat to report to the approving authority. In the event of disapproval, such report shall state the reasons therefor. If any agency or person fails to report to the approving authority within the designated period, said plat shall be deemed to have been approved by said agency or person. Upon mutual agreement between the County Planning Board and the approving authority, with approval of the developer, the thirty-day period for a County Planning Board report may be extended for an additional 30 days and any extension shall so extend the time within which the approving authority is required to act.

Action on subdivision. A subdivision of 10 or fewer lots shall be granted or denied within 45 days of the date of a complete submission or within such further time as may be consented to by the developer. With more than 10 lots, the approving authority shall grant or deny preliminary approval within 95 days of the date of a complete submission or within such further time as may be consented to by the developer. Otherwise, the approving authority shall be deemed to have granted preliminary approval to the subdivision. Whenever an application for preliminary approval includes a request for relief pursuant to N.J.S.A. 40:55D-60, the approving authority shall grant or deny approval of the application within 120 days after submission of a complete application or within such further time as may be consented to by the applicant. In the event that the developer elects to submit separate consecutive applications, this one-hundred-twenty-day period shall apply only to the application for the approval of the variance or the direction for issuance of a permit as set forth in N.J.S.A. 40:55D-60. The period for granting or denying the other approval(s) shall be as set forth for the other approvals.

Action on site plan. The approving authority shall grant or deny preliminary site plan approval within the following time periods unless some further time has been consented to by the developer:

Amended plan. If the approving authority required any substantial amendment in the layout of improvements in either a site plan or subdivision as proposed by the developer and that plan had been the subject of a hearing, an amended application for development shall be submitted and proceeded upon as in the case of the original application for development. The approving authority shall, if the proposed development complies with this chapter, grant preliminary approval.

Form of approval. The approving authority may approve, disapprove or approve with conditions the application, including action on the environmental impact report [§ 335-30B(2)]. The decision shall be in writing and shall be sent to the applicant and the newspaper as required by § 335-17, Public hearings and notices. If the approving authority grants preliminary approval, its Chairman and Secretary (or the Vice Chairman or Assistant Secretary in their absence, respectively) and Borough Engineer shall sign each page of the plat indicating the approval. If the plat is conditionally approved, it shall not be signed until all conditions are complied with. If all conditions are not complied with within 190 days from the date of the meeting at which a plat was conditionally approved, the conditional approval shall lapse and become null and void. The conditions set forth in N.J.S.A. 40:55D-22b need not be met in order for municipal signatures to be placed on the plans or need not be met within the 190 days set forth above.

Rights granted by approval. Preliminary approval shall, except as provided in Subsection C(9) below, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval, otherwise the approval shall be void:

Extended period of approval. In the case of a development of an area of 50 acres or more, the approving authority may grant the rights referred to in Subsection C(8)(a), (b) and (c) above for such period of time longer than three years, as shall be determined by the approving authority 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(s) 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.

No development involving the use of Pinelands development credits shall be approved until the developer has provided the Commission and the Borough approving authority with evidence of his ownership and redemption of the requisite Pinelands development credits; provided, however, that the Borough approving authority may grant preliminary subdivision approval conditioned upon such evidence being presented as a prerequisite to final subdivision approval. For such a final subdivision, the developer shall provide evidence of Pinelands development credit ownership and redemption to secure the same proportion of lots or residential units as was approved for Pinelands development credit use in the preliminary approval. Notification of any preliminary approval shall be made to the Pinelands Commission pursuant to § 335-28D, and to the New Jersey Pinelands Development Credit Bank in accordance with N.J.A.C. 3:42-3. Redemption of the requisite Pinelands development credits shall occur in accordance with N.J.A.C. 3:42-3.6, prior to the memorialization of the resolution granting final subdivision approval or, if no such approval is required, prior to the issuance of any construction permits.

The developer shall submit to the administrative officer at least two weeks prior to the applicable meeting of the approving authority the applicable fees, certification by the Tax Collector that no taxes or assessments for local improvements are due or delinquent on the property, up to 14 black-on-white copies of the complete final plat submission, one translucent tracing on cloth or plastic film; one opaque cloth print and three completed copies of the following: the application form for final approval; final plat checklist; all amendments or changes in the deed, including the text of any protective covenants, deed restrictions and easements applying to the land being developed which have been or will be incorporated into the deed as a result of the development; the deed restrictions and other legal documents assuring compliance with the Lower-Income Housing requirements, where applicable; and copies of correspondence with NJDEP that either a letter of interpretation regarding wetlands or a letter of exemption that there are no wetlands, has been requested or issued, and/or a stream encroachment permit from NJDEP or a waiver has been requested or granted and certification by the Soil Conservation District has been issued pursuant to the Soil Erosion and Sediment Control Act, Chapter 251 of the Laws of 1975;[1] and a list of proposed street names.

Where utility services are to be extended to a property or into the tract, the final plat shall be accompanied by letters directed to the Chairman of the approving authority and signed by a responsible officer of the water company, sewer authority and utility which provides gas, telephone, electricity and cable television that has jurisdiction in the area approving each proposed utility installation design and stating who will construct the facility.

The final plat shall be accompanied by a statement by the Borough Engineer that he is in receipt of a map showing all utilities and other improvements (both in the development and off-tract improvements) in exact location and elevation, that he has examined the drainage, erosion, stormwater control and excavation plans and found that the interests of the Borough and of nearby properties are fully protected, identifying those portions of any improvements already installed and that the developer has either:

Acceptance. The approving authority shall review the submission for completeness and take action on accepting or rejecting the submission as a complete application. If deemed incomplete, the applicant shall be notified within 45 days of submission. If accepted as a complete application, the approving authority shall grant final approval if the detailed drawings, specifications and estimates conform to the standards established by this chapter, the conditions of preliminary approval, the changes and/or conditions required on the informal plat in cases where there has been no preliminary plat and the standards prescribed by the Map Filing Law, N.J.S.A. 46:23-9.9 et seq. In the case of a minor or exempt subdivision or site plan where there has been no previous submission of an informal or preliminary plat, the approving authority may waive the required notices and hearing. In the case of a planned development, the approving authority may permit minimal deviations from the conditions of preliminary plat approval necessitated by change of conditions beyond the control of the developer since the date of preliminary approval. Minimal deviations shall not require the developer to submit another application for preliminary approval.

Action on application. Final approval shall be granted or denied within 45 days after submission of a complete application to the administrative officer or within such further time as may be consented to by the applicant. Failure of the applicant to comply with any condition within the time required shall cause a conditional approval to lapse. An approved final plat and any deeds associated with a final approval shall be signed by the Chairman and Secretary of the approving authority (or the Vice Chairman or Assistant Secretary in their absence, respectively) only after all conditions have been met. Failure of the approving authority to act within the period prescribed shall constitute final approval, and a certificate of the administrative officer as to the failure of the approving authority to act shall be issued on request of the applicant. Such certificate shall be sufficient in lieu of the written endorsement or other evidence of approval herein required and shall be so accepted by the county recording officer for the purpose of filing subdivision plats. Whenever an application for final approval includes a request for relief pursuant to N.J.S.A. 40:55D-60, the approving authority shall grant or deny approval of the application within 120 days after submission of a complete application or within such further time as may be consented to by the applicant. In the event that the developer elects to submit separate consecutive applications, this one-hundred-twenty-day period shall apply only to the application for the approval of the variance or the direction for issuance of a permit as set forth in N.J.S.A. 40:55D-60. The period for granting or denying the other approval(s) shall be as set forth for the other approvals.

Condition on county or state actions. Whenever review or approval of the application is required by the County Planning Board or by any state agency such as NJDEP or New Jersey Department of Transportation (NJDOT), the approving authority shall condition any approval that it grants upon timely receipt of a favorable report from these agencies or upon the County Board's failure to submit a report within the required time period.

Expiration of minor approval; filing. Final approval of a minor subdivision shall expire 190 days from the date on which the resolution of Borough approval was adopted unless within such period a plat in conformity with such approval, including any conditions imposed by the approving authority, and in conformity with the provisions of the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.) or a deed clearly describing the approved minor subdivision, is filed, by the developer with the county recording officer, the Borough Engineer and the Borough Tax Assessor. Any such plat or deed accepted for such filing shall have been signed by the Chairman and Secretary of the approving authority. In reviewing the application for development for a proposed minor subdivision, the approving authority may accept a plat not in conformity with the Map Filing Law, provided that if the developer chooses to file the minor subdivision by plat rather than deed, such plat shall conform to the provisions of said law.

Expiration of major approval; filing. Final approval of a major subdivision shall expire 95 days from the date of signing of the plat unless within such period the approved plat, including any conditions imposed by the approving authority and in conformity with the provisions of the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.), shall have been duly filed by the developer with the county recording officer. The approving authority may, for good cause shown, extend the period for recording for an additional period not to exceed 190 days from the date of signing of the plat.

Extension of time for filing. The approving authority may extend the ninety-five or one-hundred-ninety-day period if the developer proves to the reasonable satisfaction of the approving authority that the developer was barred or prevented, directly or indirectly, from filing because of delays in obtaining legally required approvals from other governmental or quasi-governmental entities and that the developer applied promptly for and diligently pursued the required approvals. The length of the extension shall be equal to the period of delay caused by the wait for the required approvals, as determined by the approving authority. The developer may apply for an extension either before or after the original expiration date.

Filing with county. No subdivision plat or deed shall be accepted for filing by the county recording officer until it has been approved by the approving authority as indicated on the instrument by the signature of the Chairman and Secretary of the approving authority or a certificate has been issued as to the failure of the approving authority to act within the required time. The signature of the Chairman and Secretary shall not be affixed until the developer has posted the required guaranties. If the county recording officer records any plat without such approval, such recording shall be deemed null and void, and upon request of the Borough, the plat shall be expunged from the official records. It shall be the duty of the county recording officer to notify the approving authority, in writing, within seven days of the filing of any plat, identifying such instrument by its title, date of filing and official number.

Rights granted for final plat. Provided that the approved final subdivision plat or deed, as appropriate, has been filed with the county recording officer, the zoning requirements applicable to the preliminary approval first granted to a site plan or a major subdivision and all other rights conferred upon the developer pursuant to the Municipal Land Use Law,[2] whether conditionally or otherwise, shall not be changed for a period of two years after the date on which the resolution of final approval was adopted. If the developer has followed the standards prescribed for final approval, the approving authority may extend such period of protection for extensions of one year, but not to exceed three extensions. Whenever the approving authority grants an extension of final approval pursuant to this section, and final approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for the extension either before or after what would otherwise be the expiration date. The approving authority shall grant an extension of final approval for a period determined by the approving authority but not exceeding one year from what would otherwise be the expiration date if the developer proves to the reasonable satisfaction of the approving authority that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued the required approvals. The developer shall apply for the extension before what would otherwise be the expiration date of preliminary approval or the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the approving authority from granting any other extensions authorized by law. Upon granting of final approval, the rights conferred upon the applicant by the granting of preliminary approval shall be terminated upon final approval.

Rights granted for minor subdivision. Provided that the approved final plat of a minor subdivision has been filed with the county recording officer, 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.

Rights granted for large development. In the case of a subdivision or site plan for a planned development of 50 acres or more or a conventional subdivision or site plan of 150 acres or more, the approving authority may grant the rights referred to in Subsection B(6) and (7) above for such period of time longer than two years as shall be determined by the approving authority 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 and the approving authority may thereafter grant an extension of final approval for such additional period of time as shall be determined by the approving authority to be reasonable, taking into consideration 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.

Distribution of final plat. The developer shall supply sufficient copies of the approved final plat so the administrative officer can distribute one copy to each of the following: Borough Clerk, Tax Assessor and approving authority and any other agency or person directed by the approving authority; and the developer shall supply one translucent cloth or Mylar copy to the Borough Engineer.

No development involving the use of Pinelands development credits shall be approved until the developer has provided the Commission and the Borough approving authority with evidence of his ownership and redemption of the requisite Pinelands development credits; provided, however, that the Borough approving authority may grant preliminary subdivision approval conditioned upon such evidence being presented as a prerequisite to final subdivision approval. For such a final subdivision, the developer shall provide evidence of Pinelands development credit ownership and redemption to secure the same proportion of lots or residential units as was approved for Pinelands development credit use in the preliminary approval. Notification of any final approval shall be made to the Pinelands Commission pursuant to § 335-28D, and to the New Jersey Pinelands Development Credit Bank in accordance with N.J.A.C. 3:42-3. Redemption of the requisite Pinelands development credits shall occur in accordance with N.J.A.C. 3:42-3.6, prior to the memorialization of the resolution granting final subdivision approval, or if no such approval is required, prior to the issuance of any construction permits.

Clearly and legibly drawn.

A key map with North arrow showing the entire development and its relation to surrounding areas.

The Tax Map sheet, block and lot number for the tract and all adjacent lots; the title of "Informal plat for review and classification”; North arrow; and the date of the original drawing and the date and substance of each revision.

Graphic scale not less than one inch equals 100 feet.

Existing and proposed street and lot layout, with dimensions and all setback lines, showing that portion proposed for development in relation to the entire tract.

Existing lot lines to be eliminated and new lot lines being created.

Area of the original tract and each proposed lot.

Existing structures and uses, including the location of units proposed for lower-income housing, if applicable.

Connection points for public water and the sewage collection system.

Contours based on United States Geological Survey data.

All watercourses, including their direction of flow; the location of all drainage structures; and the approximate location of flood hazard areas, floodway lines and wetlands.

Existing and proposed rights-of-way and easements within and adjoining the tract, including sight triangles. Proposed access points and parking areas shall be included on site plans.

Clearly and legibly drawn.

Graphic scale not less than one inch equals 100 feet.

Based on certified boundary survey and drawn by a land surveyor licensed in New Jersey with design and improvements drawn by a professional engineer licensed in New Jersey. Property corner markers, both found and set, or the relation to existing markers to the property corners shall be shown.

If more than one sheet is required to show the entire development, a separate composite map shall be included showing the entire development on one sheet.

Key map with North arrow showing the entire subdivision in relation to surrounding areas, including the names of principal roads.

Title block prepared in accordance with N.J.A.C. 13:40-2 and including the name of the development; any development names previously associated with the application; the name of the Borough; Tax Map sheet, block and lot number; address of property; date of preparation and most recent revision; North arrow; graphic scale; and the names, addresses, phone numbers, seals and signatures of the person(s) who prepared the plat(s) and of the applicant.

The developer shall designate a site supervisor responsible for on-site construction safety during the course of site improvements. This requirement shall be noted on all plats.

The names of all property owners within 200 feet of the extreme limits of the development as disclosed on the most recent Borough tax records.

Tract acreage to the nearest 1/1,000 of an acre, the number of new lots, each lot line dimension scaled to the nearest 1/10 of a foot and each lot area to the nearest square foot.

Existing and proposed contours at two-foot intervals. All elevations shall be related to a bench mark noted on the plan and shall be based on United States Geological Survey mean sea level datum.

Location of existing natural features such as wetlands, wetland transition areas, one-hundred-year flood hazard areas, slopes exceeding 10%, wooded areas, and individual trees outside wooded areas having a diameter of six inches or more as measured four feet above ground level.

Existing and proposed streams, lakes, ponds, wetlands and wetland transition areas accompanied by the following data:

The names, locations and dimensions, including paved widths and right-of-way widths, of all existing and proposed streets within a distance of 200 feet of the boundaries of the development. The plan shall show the proposed on-tract circulation system(s), including streets, driveways and sidewalks and any connections to either existing or proposed streets and sidewalks and what off-site extension(s), if any, will be made to nearby existing or proposed streets as shown on the adopted Master Plan. Construction vehicle access shall be shown and approved by the approving authority.

Plans, cross sections, center-line profiles, tentative grades and details of all proposed and existing streets in the tract and within 200 feet of the development together with full information as to the disposal of surface drainage, including plans, cross sections and profiles of streets, storm drains and drainage structures. Typical street cross sections shall indicate the type and width of pavement and the location of curbs, sidewalks, typical underground utilities and shade tree planting. At intersections, the sight triangles, radii of curblines, crosswalks and street sign locations shall be shown. Final street naming may be deferred. For streets where curbs and/or sidewalks are to be provided, separate curb and sidewalk profiles shall be required at street intersections. Barrier free access across curbs shall be required where sidewalks and bike routes cross the curb.

The names, locations, paved widths, right-of-way widths and purpose(s) of existing and proposed easements, streets, driveways and other rights-of-way in the subdivision. The text of any proposed deed restriction shall be included, including those deed restrictions required in relation to lower-income housing units in § 335-49, Lower-income housing. The text to be included in each deed shall be submitted identifying the purpose(s) and all applicable restrictions for each type of easement.

The location and description of all monuments existing and tentatively proposed.

All proposed lot lines as well as all existing lot lines to remain and those to be eliminated all setback lines required by the zoning provisions of this chapter with their dimensions and any Borough boundary line where the boundary is within the tract or within 200 feet of the tract. Any lot(s) to be reserved or dedicated to public use shall be identified. Each block shall be numbered and the lots within each block shall be numbered in accordance with numbers assigned by the Borough Tax Assessor. The Assessor shall certify, in writing, to the approving authority prior to preliminary approval that the block and lot numbers shown on the plat are in accordance with the Assessor's designation.

Locations of all existing buildings and structures and their use(s) in the tract and within 200 feet thereof showing existing and proposed front, rear and side yard setback distances, structures of historic significance and an indication of all existing structures and uses to be retained and those to be removed, including the location and number of proposed lower-income housing units.

Plans and profiles of proposed improvements and utility layouts (water mains, sanitary sewers, storm sewers, erosion control, stormwater control, excavation, fire hydrants, streetlights, electric, telephone, cable television, etc.) showing location, size, type, slope, invert elevations, pumping stations and other details as well as feasible connections to any existing or proposed utility systems. Underground installations are required (See § 335-57, Public utilities). If private utilities are proposed, they shall comply fully with Borough, county and state regulations. If service will be provided by an existing utility company, a letter from that company shall be submitted stating that service will be available before occupancy of any proposed structures.

Zoning district(s) and zoning district lines.

An itemization of all improvements to be made to the site in accordance with the standards specified in Articles V and VI and such other improvements on-site, off-site, on-tract and off-tract as the public interest may require together with a listing of the work and materials to be used in installing such improvements, including estimated quantities of necessary materials sufficient to enable the Borough Engineer to formulate a performance guaranty estimate.

Proposed temporary trailer sales and/or construction office locations. The developer shall provide accessibility to trailers during development construction activity, and parking shall be provided for staff and prospective buyers.

Clearly and legibly drawn.

The scale shall be at least one inch equals 100 feet unless a larger scale is approved by the Borough Engineer that is large enough to contain legibly written data on the dimensions, bearings and all other details of the boundaries.

Drawn by a licensed land surveyor in compliance with the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.).

The developer shall designate a site supervisor responsible for on-site construction safety during the course of site improvements. This requirement shall be noted on all plats.

If more than one sheet is required to show the entire development or if the development is being phased, a separate composite map shall be drawn showing the entire development on one sheet and the sheets on which the various phases or sections are shown.

The submission for final plat approval shall show the following, except that the plat to be filed with the county recording officer need only contain the data required for filing with the county and all other data may be submitted on separate sheets:

The final plat shall be accompanied by the following:

Every preliminary site plan shall be at a minimum graphic scale of one inch equals 10, 20, 30, 40 or 50 feet and certified by a New Jersey licensed architect or engineer, including accurate lot lines certified by a New Jersey licensed land surveyor. If one sheet is not sufficient to contain the entire territory, or if the development is to be phased, a separate composite map shall be drawn showing the entire development on one sheet and the sheets on which the various sections or phases are shown. The following data shall be shown on the site plan or accompany it: all lot lines and the exterior boundaries of the tract; North arrow; zone district(s) in which the tract is located; date of original drawing and each subsequent amendment; existing and proposed streets and street names; existing and proposed contours at two-foot intervals throughout the tract and within 100 feet of any building or paved area under review; title of the plan; streams, floodways, one-hundred-year flood hazard area, wetlands and wetland transition areas; total area to within one square foot; total number of parking and loading spaces; all dimensions, areas and distances needed to confirm conformity with this chapter, such as but not limited to building lengths, building coverage, lot coverage, floor area ratio, lot lines, parking spaces, loading spaces, setbacks and yards; a key map giving the general location of the parcel within the Borough; a separate map showing the site in relation to all remaining lands in the present owner's ownership; and any and all existing or proposed easements including the text to be included in each deed identifying the purpose(s) and all applicable restrictions for each type of easement. The text of any proposed deed restriction shall be included, including those deed restrictions required in relation to any lower-income housing units in § 335-49.

Each site plan shall include the following information and be designed to comply with Articles IV, V and VI:

A site plan for construction of a condominium development shall have all block and lot numbers included in accordance with numbers assigned by the Borough Tax Assessor and shall follow the procedure for preliminary subdivision plats in § 335-32C(17).