Branchburg City Zoning Code
ARTICLE VI
DEVELOPMENT APPLICATION REVIEW PROCEDURES
§ LDO6-1.1 Purpose.
The purpose of this Article is to establish the procedure for Planning Board or Board of Adjustment review and action on applications for subdivisions and/or site plans. The procedure is intended to provide orderly and expeditious processing of such applications.
§ LDO6-1.2 Approval Agency.
A.
The provisions of this Article shall be administered by the Planning Board of the Township of Branchburg pursuant to the provisions of the Municipal Land Use Law, P.L. 1975, c.291, as amended.
B.
Whenever the Board of Adjustment is reviewing an application for a variance under N.J.S.A. 40:55D-70d, it shall have the power to grant site plan or subdivision approval to the same extent and subject to the same restrictions as the Planning Board. Whenever the term Planning Board is used in connection with site plan or subdivision approval in this Article, it is understood to mean Board of Adjustment when subdivision or site plan approval is being requested as part of an application for a variance under N.J.S.A. 40:55D-70d.
C.
The Planning Board shall have the power to review and approve or deny site plans or conditional uses simultaneously with review for subdivision approval without the applicant being required to make further application to the Planning Board or the Planning Board being required to hold further hearings. The longest time period for action by the Planning Board, whether it be for subdivision, site plan or conditional use approval, shall apply. Whenever approval of a conditional use is requested by the applicant pursuant to this subsection, notice of the hearing shall include reference to the request for such conditional use.
§ LDO6-1.3 Application.
A.
Assignment. The applicant may seek the direction of the Administrative Officer of the Planning Board as to which approvals are required and the appropriate board for hearing same, or of filing an application and proceeding before the board which the applicant believes to be appropriate. The following applications may be filed:
B.
Content. An application for development shall include the items specified in the appropriate checklists of this ordinance which constitute items required to be submitted for subdivision or site plan review. A copy of the appropriate checklist shall be completed by the applicant, and submitted with the application form.
C.
Complete application.
1.
A subdivision and site plan application shall be complete for purposes of commencing the applicable time period for action by the Planning Board when so certified by the Administrative Officer. In the event that the Administrative Officer does not certify the application to be complete within 45 days of the date of its submission, the application shall be deemed complete upon the expiration of the forty-five-day period unless (1) the application lacks information indicated on the checklist of items to be submitted and (2) the Administrative Officer has notified the applicant, in writing, of the deficiencies in the application within 45 days of submission of the application.
2.
The applicant may request that one or more of the submission requirements be waived, in which event the Board shall grant or deny the waiver request within 45 days of the date of its submission. In the event that the approving board shall deem the application incomplete in accordance with the provisions of this section, only resubmissions by the applicant shall be reviewed and certified to be complete within 45 days of the submission of those resubmissions.
3.
Nothing herein shall be construed as diminishing the applicant's obligation to prove in the application process that the applicant is entitled to approval of the application. The Planning Board may subsequently require correction of any information found to be in error, and submission of additional information not specified in the ordinance 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 Planning Board.
D.
Upon a determination of completeness, the Clerk shall notify the applicant of the hearing date so that the applicant can comply with the notice requirements and refer the site plan or subdivision and exhibits to all local reviewing agencies and the County Planning Board. The Planning Board may also designate other local, county, state or governmental officials or agencies to receive copies of any application for review and recommendation.
E.
Taxes due. All applications for development permitted under the terms of this Article shall furnish proof that tax payments for the property in question are current and that there are no assessments for local improvements due or delinquent. No approval can be granted without up-to-date tax payments.
§ LDO6-1.4 Concept Plan/Informal Review.
A.
Prior to the submittal of a formal plan, the applicant for subdivision or site plan may request an informal review for the purposes of expediting applications and reducing subdivision and site plan development costs. The purpose of this review is to:
1.
Acquaint the applicant with the substantive and procedural requirements of the subdivision and site plan ordinance;
2.
Provide for an exchange of information regarding the proposed development plan and applicable elements of the master plan, zoning ordinance and other development requirements;
3.
Advise the applicant of any public sources of information that may aid the application;
4.
Otherwise identify policies and regulations that create opportunities or pose significant constraints for the proposed development;
5.
Review any proposed concept plans and consider opportunities to increase development benefits and mitigate undesirable project consequences;
6.
Permit input into the general design of the project.
Applicants seeking informal review shall submit a concept plan to the Board for discussion purposes. |
§ LDO6-1.5 Information for Concept Plan Review.
A.
The concept plan is considered a sketch or general plan neither fully engineered nor surveyed. Information used to prepare the concept plan can be available from secondary source information such as the Soil Conservation Survey Map or U.S. Geodetic Survey maps, but should be sufficiently detailed to allow the Planning Board to make suggestions on general site design and layout for circulation, stormwater management, location of open space and buffers and building arrangements and to determine how the land use code affects the proposal.
B.
Data furnished at this stage shall include that indicated in the submission checklist.
C.
Applicants seeking informal review/concept plan review shall provide sufficient copies of the concept plan and the completed application as required by the Planning Board, and the required review fees to the Administrative Officer at least 21 days before a regularly scheduled meeting of the Board.
§ LDO6-1.6 Effect of Concept Plan/Informal Review.
Neither the applicant nor the Planning Board is bound by any concept plan or informal review. The suggestions made at the concept plan stage may change with new information discovered when a formal development application is prepared using original site-specific data and on-site test findings. The applicant may request a review of an additional concept plan based upon new information prior to submission of a preliminary subdivision or site plan application.
§ LDO6-1.7 Submission Procedures.
All site plan and subdivision applications submitted under the provisions of this Article shall comply with all the applicable requirements and provisions for administrative regulations and procedures under the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.
§ LDO6-2.1 Site Plan Requirements.
[Ord. No. 2009-1136 § 3; Ord. No. 2017-1317]
No development shall take place within the Township; nor shall any land be cleared or altered; nor shall any tree with a DBH of six inches or greater be removed; nor shall any watercourse be diverted or its channel or floodplain dredged or filled; nor shall any parking area, accessory or otherwise, be constructed, installed or enlarged; nor shall any construction permit, building permit, zoning permit, certificate of occupancy or other required permit be issued with respect to any such structure, land or parking area; nor shall any expansion or extension of use or use variance be granted except in accordance with an approved final site plan, as required by pursuant to this chapter unless otherwise exempted in subsection 6-2.2.
§ LDO6-2.2 Site Plan Exemptions.
A.
Single-family and two-family residential structures and structures and uses incidental thereto permitted as of right under applicable zoning regulations are exempt from the site plan requirements.
B.
The following additional developments are also exempt from the requirements:
1.
The construction of a parking area for less than three vehicles.
2.
Signs which meet all requirements of this Chapter.
3.
Any structure or use for which a site plan review application was made to the Planning Board prior to the effective date of this Chapter and that is developed in accordance with an approval of such application heretofore or hereafter given by the Planning Board.
§ LDO6-2.3 Subdivision Exemptions.
No building permit or certificate of occupancy shall be issued unless all improvements required have been installed, except for the following:
A.
A building permit or certificate of occupancy may be issued if all improvements have been installed except the finish course of the road and the Township Engineer warrants that completion of the road is in the Township's interest after the subdivider or developer has completed construction of dwellings and structures. The maintenance guaranty required hereafter shall not begin until the finish course has been installed.
B.
A building permit shall not be issued until all on-site improvements have been installed, except for the finish course of the road, monuments, and trees, provided that the Township Engineer warrants that it is in the Township's interest to delay completion of the road, monuments, and trees until after the subdivider has completed construction of dwellings and structures. The maintenance guaranty required hereafter shall not begin until the finish course of the road, monuments, and trees have been installed.
§ LDO6-2.4 Waiver of Requirements.
The Planning Board, when acting upon applications for preliminary site plan approval, shall have the power to grant such exceptions from the requirements for site plan and subdivision approval as may be reasonable and within the general purpose and intent of the provisions of site plan and subdivision review and approval pursuant to the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq., if the literal enforcement of one or more of the provisions is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land in question. Such waivers may also be granted if the proposed development:
A.
Secured previous site plan approval under the terms of this Article;
B.
Involves normal maintenance or replacement, such as a new roof, painting, new siding, or similar activity; or
C.
Does not affect existing circulation, drainage, building arrangements, landscaping, buffering, lighting and other considerations of site plan review.
§ LDO6-2.5 Reservation of Public Areas.
A.
If the Master Plan provides for the reservation of designated streets, public drainageways, flood control basins, parks, or other public areas within the proposed development, before approving a site plan or subdivision, the Planning Board may further require that such streets, ways, basins, or areas be shown on the plan in locations and sizes suitable to their intended uses. The Planning Board may reserve the location and extent of such streets, ways, basins, or areas, shown on the plan for a period of one year after the approval of the final plan or within such further time as may be agreed to by the developer. Unless during such period or extension thereof the Township shall have entered into a contract or purchase or instituted condemnation proceedings according to the law for the fee or lesser interest in the land comprising such streets, ways, basins, or areas, the developer shall not be bound by such reservations shown on the plan and may proceed to use such land for private use in accordance with applicable development regulations. The provisions of this section shall not apply to the streets and roads, flood control basins or public drainageways necessitated by the land development and required for final approval.
B.
The developer shall be entitled to just compensation for actual loss found to be caused by such temporary reservation and deprivation of use. In such instance, unless a lesser amount has previously been mutually agreed upon, just compensation shall be deemed to be the fair market value of an option to purchase the land reserved for the period of reservation; provided that the determination of such fair market value shall include but not be limited to consideration of the real property taxes apportioned to the land reserved and prorated for the period of the reservation. The developer shall be compensated for the reasonable increased cost of legal, engineering or other professional services incurred in connection with obtaining site plan approval caused by the reservation.
§ LDO6-2.6 Additional Requirements.
A.
No subdivision or site plan involving any street(s) requiring additional right-of-way width as specified in the Master Plan and the street requirements of this Ordinance shall be approved unless such additional right-of-way, either along one or both sides of said street(s), as applicable, shall be deeded to the municipality or other appropriate governmental agency.
B.
The Board reserves the right to require additional information before granting preliminary approval when unique circumstances affect the tract and/or when the application for development poses special problems for the tract and surrounding area. Such information may include, but not be limited to, drainage calculations and traffic analysis.
C.
Proposed deed restrictions and all other documentation required by this Article with respect to low and moderate income housing shall be submitted by any applicant for approval of a development in which there is a requirement that dwelling units be set aside for such housing.
§ LDO6-2.7 Environmental Impact Statements.
A.
The Planning Board or Zoning Board of Adjustment, whichever is appropriate, may, as a condition of a preliminary subdivision or site plan application, require an applicant to prepare, at the applicant's own expense, an Environmental Impact Statement describing and explaining the impact and effect of proposed land development upon natural systems and the environment of the Township. An Environmental Impact Statement shall be required at the discretion of the approving body. An Environmental Impact Statement shall also be required where:
1.
20% or more of the development site contains any combination of environmentally sensitive areas, i.e., steep slopes (slopes in excess of 20%), wetlands, floodplains;
2.
Proposed project development will create a use which commonly uses any volatile or toxic substances as primary materials in their operation or is identified within the provision of the New Jersey Worker and Community Right To Know Act (N.J.S.A. 34:5A) by SIC code as a typical hazardous substance user.
B.
Submission format. The Environmental Impact Statement shall be prepared by competent professionals. All applicable material on file in the Township pertinent to local conditions shall be consulted. Any additional material pertinent to evaluation of regional impacts shall also be considered. Furthermore, as much original research as necessary shall be conducted to develop the Environmental Impact Statement. All Environmental Impact Statements shall consist of written and graphic materials which clearly present the required information utilizing the following format:
1.
Project description. Indicate the purpose and scope of the proposed project. Enumerate the suitability of the site for the intended use. A description of the proposed project shall be presented to indicate the extent to which the site must be altered, the kinds of facilities to be constructed, how they are to be considered and the uses intended. The resident population, working population, and visitor population shall be estimated. The compatibility or incompatibility of the proposed project shall be described in relation to the following:
2.
Site description and inventory. Provide a description of environmental conditions on the site which shall include, but not be limited to, the following items:
(a)
Types of soils. List and describe each soil type located on the site. If applicable, provide percolation data. Where the proposed area of land disturbance will involve soils with moderate or severe limitations (as per the Soil Survey of Somerset County - Soil Conservation Service) relative to the type of project proposed, a complete mapping of all soil types on the site shall be required indicating where those moderate and severe limitations exist.
(b)
Topography. Describe the topographic conditions of the site, with specific delineation of any lands with slopes exceeding 12%.
(c)
Geology. Describe the geologic formations and features associated with the site as well as depth to bedrock conditions. Delineate those areas where bedrock is in close proximity to the surface (within two feet of the surface as well as major rock outcroppings).
(d)
Vegetation. Describe the existing vegetation on the site. When required, prepare a map showing the location of major vegetative groupings such as woodland, open field and wetland. Where woodlands are delineated, indicate the forest type.
(e)
Wildlife. Identify habitats of any rare or endangered species as defined by the State of New Jersey.
(f)
Surface water. Describe existing watercourses and water bodies that are partially or totally on the site and their relationship to the area of land disturbance. Calculate existing surface runoff from the site. When the natural drainage pattern will be significantly altered, an analysis shall be conducted which will investigate flow, depth, capacity and water quality of the receiving waters. When required, floodplain and wetland areas will be mapped in consultation with New Jersey Department of Environmental Protection. Existing drainage structures shall be mapped and the capacity of the drainage network shall be determined. Additionally, wetland areas shall be delineated.
(g)
Subsurface water. Describe the subsurface water conditions on the site both in terms of depth to ground water and water supply capabilities of the site. Where existing conditions warrant, provide detailed information regarding existing wells within 500 feet of the site relative to depth, capacity and water quality. Discuss the water supply capabilities of the adjacent areas and the recharge capabilities of the site.
(h)
Unique, scenic and/or historic features. Describe and map those portions of the site that can be considered to have unique, scenic and/or historic qualities.
(i)
Water quality and supply. Describe the proposed method of water supply and wastewater management.
(j)
Miscellaneous. When warranted, an analysis shall be conducted of existing air quality and noise levels as prescribed by the New Jersey Department of Environmental Protection and Energy.
3.
Impact. Discuss the probable negative and positive impacts the project will have on the topics described in this Article.
4.
Environmental performance controls. Describe in detail what measures will be employed during the planning, construction and operation phases which will minimize or eliminate negative impacts on and off site that could result from the proposed project. Of specific interest are:
(a)
Drainage plans which shall include but not be limited to soil erosion and sedimentation controls. Every effort should be made to limit off-site surface runoff to pre-development levels.
(b)
Sewage disposal techniques.
(c)
Water supply and water conservation proposals.
(d)
Site design techniques sensitive to the natural environment which should include innovative landscape, building and circulation design.
(e)
Energy conservation measures.
(f)
Noise reduction techniques.
(g)
Miscellaneous on-site and off-site public improvements.
5.
Alternatives. Discuss what alternatives were considered both in terms of site design and project location. Indicate why an alternative was rejected if it would have resulted in less of a negative impact than the subject proposal.
6.
Licenses, permits and other approvals required by law. The applicant shall list all known licenses, permits and other forms of approval required by law for the construction and operation of the proposed project. This list shall include, but will not be limited to, approvals required by the municipality, as well as agencies of the county, state and federal governments. Where approvals have been granted, copies of said approvals shall be attached. Where approvals are pending, a note shall be made to that effect.
7.
Documentation. All publications, file reports, manuscripts or other written sources of information related to the project, the project site and the municipality which were consulted and employed in compilation of the Environmental Impact Statement shall be listed and footnoted where appropriate. A list of all agencies and individuals from whom pertinent information was obtained orally or by letter shall be listed separately. Dates and locations of all meetings shall be specified.
8.
Disposition. The Board shall not approve any submission unless it determines and finds that the proposed development will not result in appreciable harmful effects to the environment. In making its decision, the Board shall give due consideration to any recommendations of the Environmental Commission.
§ LDO6-2.8 Traffic Impact Statement.
A.
The Planning Board or Zoning Board of Adjustment may, as a condition of preliminary major subdivision or site plan approval, require the applicant to prepare, at his own expense, a Traffic Impact Statement describing and explaining the impact and effect of the proposed land development upon all roads which are adjacent to or immediately affected by traffic. Such report shall be a requirement for all proposed developments generating 100 or more peak hour trips during the morning and evening as analyzed using the most recent edition of the Trip Generation Handbook of the Institute of Transportation Engineers, or as otherwise required by the reviewing Board.
B.
The Traffic Impact Statement shall be prepared by a person or persons having appropriate experience and background, and shall identify all relevant sources of information used in the preparation of said statement and shall, at a minimum, address the following:
3.
Traffic impacts caused by the proposed development as per change in existing conditions.
4.
Explanation of Traffic Reduction/Traffic Management Plans necessary pursuant to any current Federal, State or County requirements, and, where applicable, proposed interaction with appropriate County Transportation Management Areas (TMA).
5.
Recommendations for alleviating or diminishing any possible congestion or disruption to the established traffic pattern.
6.
Any other information requested by the appropriate board reasonably required to make an informed assessment of potential traffic impacts of a proposed development.
§ LDO6-2.9 Community Impact Statement.
[Ord. No. 2004-949 § 1; Ord. No. 2007-1079 § 1]
A.
Every application for 10 or more dwellings or residential lots shall be accompanied by a Community Impact Statement analyzing the proposed development and its expected impact upon existing facilities and services in the Township. The information furnished in the Community Impact Statement shall serve to influence the design of the proposed development so that the provision of necessary municipal facilities can be anticipated and coordinated with the construction of the proposed development. The community impact statement shall be prepared in accordance with the methodologies and standards set forth in the most recent edition of "The New Practitioner's Guide to Fiscal Impact Analysis," Robert W. Burchell, David Listokin, William R. Dolphin, published by the Rutgers Center for Urban Policy Research.
B.
The Community Impact Statement shall address the following areas:
1.
Population impact. The applicant shall provide an analysis of the number of people expected to be added to the municipal population as a result of the proposed development within the following age cohorts: pre-school aged children (zero to four years of age), school aged children (five to 18 years of age), parents of family bearing age (18 to 40 years of age), middle aged adults (41 to 62 years of age) and senior citizens (over 62 years of age).
2.
School impact. The applicant shall provide an analysis of the anticipated number of pupils who will be added to the student population in the Township, the ability of the existing public school facilities to absorb the expected student population during a ten-year time period, and the expected cost of any required building additions and increased teaching staff which may be necessary as a result of the proposed number of pupils who will be added to the student population. The applicant may provide this analysis by either of the following means:
(a)
The applicant may submit an analysis prepared by the Township Superintendent of Schools or Board of Education; or
(b)
The applicant may submit an analysis prepared for the applicant by competent professionals. The applicant shall provide proof that a copy of the analysis has been served on the Township Superintendent of Schools with the following notice: "The Planning Board requests that the Superintendent of Schools or the Board of Education provide written comments on this analysis within 30 days after service. The Superintendent and the Board are also invited to attend the hearings on this application and give testimony on the impact of the application on the school system."
3.
Financial impact. The applicant shall provide an analysis of the revenues expected to be generated from the development compared to the anticipated costs which the proposed development is expected to generate. Revenues and costs shall be shown for the Township, the Township school system and the county.
§ LDO6-3.1 Application.
Any applicant requesting approval of a proposed minor subdivision or minor site plan as defined in this Chapter shall submit to the Administrative Officer of the appropriate board sufficient copies, as required by the appropriate board, of the items required in the appropriate checklist, the completed application form and checklist, and review fees, at least 21 days prior to the meeting at which the application is to be considered.
§ LDO6-3.2 Submission Requirements.
Submission requirements for minor subdivision approval are given in subsection 6-6.4. Submission requirements for site plan approval are given in subsection 6-6.3. The Administrative Officer shall forward copies of the plat or minor site plan to the following for review and comment, where appropriate:
A.
Planning Board or Board of Adjustment: 10 copies.
B.
Township Engineer: one copy.
C.
Fire Subcode Official: one copy.
D.
Township Historic Preservation Commission (if the application is a historic site as designated by the Historic Preservation Commission or in the Master Plan): one copy.
E.
Environmental Commission: three copies.
The applicant shall make a separate submission to the Somerset County Planning Board and to the Somerset-Union Conservation District if a certified Soil Erosion and Sediment Control Plan is required. |
The approving board shall also have the authority to refer any plat or minor site plan to other agencies or individuals for comment or recommendations. |
§ LDO6-3.3 Completeness.
The application shall be declared complete or incomplete within a forty-five-day period from the date of its submission.
§ LDO6-3.4 Review.
The officials and agencies shall forward their comments and recommendations in writing to the approving board within 30 days from the receipt of minor subdivision plat or site plan.
§ LDO6-3.5 Notice of Public Hearing.
At the time when the approving board considers the application and determines that the application is complete and ready for public hearing, the approving board shall set a date for the public hearing and notify the applicant of said date. After such notification by the approving board, the applicant shall follow the procedures established with respect to the notice of hearing.
§ LDO6-3.6 Revisions.
The approving board may require the filing of an amended application which shall proceed as in the case of the original application for development. No additional application fee shall be required. Completeness review shall be at the discretion of the approving board. The time within which the approving board shall review the amended application and make its determination shall commence as of the date of the filing of the amended plat. If the applicant fails to submit an amended application within the original time for review authorized by this Chapter, the approving board shall be obligated to act on the original application. If, at the discretion of the approving board, the change or changes are considered minor in nature, the applicant may be given approval subject to the submission of an amended plan indicating the changes.
§ LDO6-3.7 Conditional Approval.
Whenever review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.3, the approving board shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board by its failure to report thereon within the required time period.
§ LDO6-3.8 Action.
A.
The approving board shall approve, conditionally approve, or deny a minor subdivision within 45 days of the determination of the approving board that the application is complete, unless the applicant shall extend the period of time within which the Board may act, or where a variance is requested pursuant to Subsection b of N.J.S.A. 40:55D-60 or N.J.S.A. 40:55D-70 is involved, in which case the approving board shall take said action within 120 days of the determination date of completed application.
B.
A resolution on the Board's action, reciting the reasons for approval or disapproval shall be prepared. Failure of the Board to act within the period prescribed shall constitute minor subdivision or site plan approval and a certificate of the Administrative Officer as to the failure of the Board to act shall be issued on request of the applicant; and it shall be sufficient in lieu of the written endorsement or other evidence of approval, herein required, and, in the case of minor subdivision, shall be so accepted by the County Recording Officer for purposes of filing subdivision plats or deeds.
§ LDO6-3.9 Effect of Approval.
Approval of a minor site plan or subdivision shall be deemed final approval and as such be prepared in accordance with final site plan or subdivision requirements, provided that the approving board may condition such approval on terms of insuring the provision of improvements as may be required pursuant to N.J.S.A. 40:55D-53. The zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor subdivision or site plan approval was granted, shall not be changed for a period of two years after the date on which the resolution of approval is adopted provided that the approved minor subdivision or site plan shall have been duly recorded as provided in this section.
§ LDO6-3.10 Filing with the County Recording Officer.
Approval of a minor subdivision or site plan shall expire 190 days from the date on which the resolution of the approval is adopted unless within such period a plat in conformity with such approval and 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 Municipal Engineer and the Municipal Tax Assessor. Any such plat or deed accepted for such filing shall have been signed by the chairperson and Secretary of the approving board. In reviewing the application for development for a proposed minor subdivision, the approving board may be permitted by ordinance to accept a plat not in conformity with N.J.S.A. 46:23-9.9 et seq.; provided that if the developer chooses to file the minor subdivision as provided herein by plat rather than deed such plat shall conform with the provisions of the said act.
§ LDO6-3.11 Extensions.
The approving board may extend the 190-day period for filing a minor subdivision plat or deed pursuant to this Article after developer proves to the reasonable satisfaction of the approving board (1) 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 (2) 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 board. The developer may apply for the extension either before or after what would otherwise be the expiration date.
The approving board may grant an extension of minor subdivision or site plan approval for a period determined by the approving board, but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the approving board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays of obtaining legally required approvals from other governmental agencies and that the developer applied promptly for and diligently pursued the required approvals. The developer shall apply for the extension before (a) what would otherwise be the expiration date of minor subdivision or site plan approval; or (b) the 91st day after the developer receives the first legally required approval from other governmental entities, whichever occurs later.
§ LDO6-3.12 Distribution of Copies.
One mylar copy with 14 paper prints and one linen of the recorded plat or two copies of the recorded deed, or in the case of site plan approval, eight sealed paper prints of plan approved by the Township Engineer shall be filed with the Administrative Officer of the appropriate board for signature of the appropriate Township officials. The Administrative Officer shall distribute copies of the plat, deed or plan to the following, where appropriate:
A.
Planning Board or Board of Adjustment Clerk: 14 paper prints of plat or one copy of the filed deed, two copies of the signed plans.
B.
Township Engineer: Mylar of plat and one copy of signed plans.
C.
Township Tax Assessor: Linen of plat, one copy of filed deed and one copy of signed plans.
D.
Fire Subcode Official: one copy of signed plans.
E.
County Planning Board: one copy.
F.
Township Historic Preservation Commission: one copy of signed plans, if required.
G.
Applicant: two copies of signed plans.
§ LDO6-3.13 Lands Resulting from Minor Subdivisions.
[Ord. No. 2008-1117 § 2]
Any lot that has been part of a minor subdivision may not be resubmitted for minor subdivision for a sixty-month period from the date of initial approval as a minor subdivision where the cumulative total will exceed three lots.
§ LDO6-4.1 Application.
Any applicant requesting preliminary approval of a major subdivision or site plan as defined by this Chapter shall submit to the Administrative Officer of the appropriate board sufficient copies, as required by the appropriate board, of the items required in the appropriate checklist, the completed application form and checklist, and review fees at least 21 days prior to a regularly scheduled board meeting at which the application is to be considered.
§ LDO6-4.2 Submission Requirements.
Submission requirements for preliminary major site plans and preliminary major subdivision approval are given in appropriate checklists. The Administrative Officer shall forward copies of the plat or site plan to the following for review and comment, where appropriate:
A.
Planning Board: 10 copies.
B.
Township Engineer: one copy.
C.
Township Clerk: one copy.
D.
Fire Subcode Official: one copy.
E.
Historic Preservation Commission: one copy (if the application is in or within 200 feet of a historic site or district).
F.
Environmental Commission: three copies.
The applicant shall make a separate submission to the Somerset County Planning Board and to the Somerset-Union Soil Conservation District if a certified Soil Erosion and Sediment Control Plan is required. |
In appropriate cases the approving board shall have the authority to approve a preliminary major subdivision or site plan without the necessity of any specific referrals. The approving board shall also have the authority to refer any plat to other agencies or individuals for comment or recommendations. |
§ LDO6-4.3 Exhibits Required.
The following additional documents shall be provided during the hearing process:
A.
A written statement from the applicant's engineer indicating:
§ LDO6-4.4 Completeness.
The application shall be declared complete or incomplete within 45 days from the date of its submission.
§ LDO6-4.5 Review.
The officials and agencies cited above shall forward their comments and recommendations in writing to the approving board within 30 days from the receipt of the plat.
§ LDO6-4.6 Notice of Public Hearing.
At the time when the approving board considers the application and determines that the application is complete and ready for public hearing, the approving board shall set a date for the public hearing and notify the applicant of said date. After such notification by the approving board, the applicant shall follow the procedures established in this Chapter with respect to the notice of hearing.
§ LDO6-4.7 Revisions.
The approving board may require the filing of an amended application which shall proceed as in the case of the original application for development. No additional application fee shall be required. Completeness review shall be at the discretion of the approving board. The time within which the approving board shall review the amended application and make its determination shall commence as of the date of filing of the amended plat. If the applicant fails to submit an amended application within the original time for review authorized by this Chapter, the approving board shall be obligated to act on the original application. If, at the discretion of the approving board, the change or changes are considered minor in nature, the applicant may be given approval subject to the submission of an amended plan indicating the changes.
§ LDO6-4.8 Other Required Approvals.
A.
If either the approving board or County Planning Board disapproves a subdivision plat, the reasons for disapproval shall be returned with the plat. The reasons for disapproval shall be remedied prior to further consideration. If the approving board approves a plat conditioned upon County Planning Board approval, or that of any other governmental agency, and in meeting any conditions of County Planning Board or other governmental agency approval a substantial change is required in the design, access, circulation, drainage or improvement, the revised plat shall be resubmitted to the Township approving board for reapproval.
B.
If approval is required by any other officer or public body, the same procedure as applies to submission and approval by the County Planning Board shall apply.
§ LDO6-4.9 Approving Board Action for Subdivisions.
The approving board shall approve, conditionally approve or deny the preliminary major subdivision application of 10 lots or less within 45 days of the determination by the Administrative Officer that the application is complete unless the applicant shall extend the period of time within which the approving board may act. The approving board shall approve, conditionally approve or deny the preliminary major subdivision application of more than 10 lots within 95 days of the determination by the Administrative Officer that the application is complete unless the applicant shall extend the period of time within which the approving board may act. Failure of the approving board to act within the time prescribed shall constitute preliminary major approval and a certificate of the Administrative Officer as to the failure of the approving board to act shall be issued on request of the applicant; and it shall be sufficient in lieu of the written endorsement or other evidence of approval herein required, and shall be accepted by the County Recording Officer for purposes of filing subdivision plats. The approving board shall include findings of fact and conclusions based on the testimony and documentary evidence submitted and shall reduce their determination to writing in accordance with law.
§ LDO6-4.10 Approving Board Action for Site Plans.
The approving board shall approve, conditionally approve or deny the preliminary major site plan which involves 10 acres of land or less, or 10 dwelling units or less within 45 days of the determination by the Administrative Officer that the application is complete unless the applicant shall extend the period of time within which the approving board may act. The approving board shall approve, conditionally approve or deny the preliminary major site plan of more than 10 acres or more than 10 dwelling units within 95 days of the determination by the Administrative Officer that the application is complete unless the applicant shall extend the period of time within which the approving board may act. Failure of the approving board to act within the time prescribed shall constitute preliminary major site plan approval and a certificate of the Administrative Officer as to the failure of the approving board to act shall be issued on request of the applicant; and it shall be sufficient in lieu of a written endorsement or other evidence of approval herein required.
§ LDO6-4.11 Effect of Preliminary Approval of Major Subdivision and Site Plans.
A.
If the Planning Board or Board of Adjustment determines, by resolution, that the preliminary plat is acceptable, it shall make a notation to that effect, and a resolution shall be adopted setting forth the approval and any conditions of such approval.
B.
Preliminary approval of a major subdivision and site plan shall, except as provided in paragraph 4 below, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval as specified by N.J.S.A. 40:55D-1 et seq.:
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 sizes; yard dimensions and off-tract improvements; and in the case of a site plan, any requirements peculiar to site plan approval pursuant to N.J.S.A. 40:55D-41, except that nothing herein shall be construed to prevent the municipality from modifying by ordinance such general terms and conditions of preliminary approval as related to public health and safety.
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 or site plan, as the case may be.
3.
That the applicant may apply for and the appropriate board may grant extension 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 and improvement standards have been revised by ordinance, such revised standards may govern.
4.
In the case of a subdivision of or a site plan for an area of 50 acres or more, the appropriate board may grant the rights referred to in paragraphs 1, 2, and 3 above for such period of time, longer than three years, as shall be determined by the appropriate board to be reasonable taking into consideration (1) the number of dwelling units and nonresidential floor area permissible under preliminary approval, (2) economic conditions, and (3) the comprehensiveness of the development.
5.
The applicant may apply for thereafter and the appropriate 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 (1) the number of dwelling units and nonresidential floor area permissible under preliminary approval, (2) the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, (3) economic conditions, and (4) the comprehensiveness of the development; provided that if the design and improvement standards have been revised, such revised standards may govern.
6.
Whenever the approving board grants an extension of preliminary approval pursuant to paragraph 3 or 4 above and preliminary approval has expired before the date on which the extension was granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for an extension either before or after what would otherwise be the expiration date.
7.
The approving board shall grant an extension of preliminary approval for a period determined by the approving board but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the approving board 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 one what would otherwise be the expiration date of the preliminary approval, or two the 91st day after the developer received the last legally required approval from other governmental entities whichever is later. An extension granted pursuant to this section shall not preclude the approving board from granting an extension pursuant to paragraph 3 or 4 above.
8.
Where the developer of a previously approved major subdivision or site plan seeks to commence construction of the project prior to final approval, the developer shall submit the engineering plans and specifications for the improvements to the Township Engineer who shall approve or deny them within 35 days. In the event of a denial, the specific reasons must be enumerated in a letter to the applicant from the Township Engineer. If revised plans are submitted in response to a denial letter, they shall be approved or denied within 20 days with the same requirements as previously imposed for the denial. After the plans have been approved and signed by the approving board, the developer shall comply with the requirements of the performance guaranties of this Chapter. All of the above shall be verified by the Township Engineer at a pre-construction meeting. Thereafter, the developer may commence construction of the project prior to final approval.
§ LDO6-4.12 Compliance with Site Plan Approval.
A.
All proposed improvements or development indicated on the approved site plan map shall meet the requirements of all applicable codes, ordinances and specifications of the Township, County, State or Federal governments and other agencies with jurisdiction over matters pertaining to site development.
B.
The Township Engineer may authorize minor variations in the site plan caused by field conditions and shall notify the approving board of such variations.
§ LDO6-4.13 Revocation of Construction Permit.
In the event of a failure to comply with any condition of the preliminary site plan approval, the Construction Official, on his or her own initiative, may revoke the construction permit and seek to enjoin the violation, or take such other steps as permitted by law.
§ LDO6-4.14 Distribution of Approved Preliminary Major Subdivision and Site Plans.
The applicant shall provide the Administrative Officer of the approving board with sufficient copies, as required by the appropriate board, of the approved preliminary plat, signed by the Township Engineer, Board Chairman and Secretary, which shall be distributed as follows and where appropriate:
§ LDO6-5.1 Application.
Within three years of the date of preliminary approval, or such an extension of time has been granted to the applicant, an application for final site plan or subdivision approval shall be submitted. An applicant requesting final approval of a proposed major subdivision or site plan shall submit to the Administrative Officer of the approving board, sufficient copies, as required by the appropriate board, of the items required in the appropriate checklist, the completed application and checklist and the required application fee and escrow deposit, at least 21 days prior to the meeting at which the application is to be considered.
§ LDO6-5.2 Submission Requirements.
The Administrative Officer shall forward copies of the plat for the following officials for review and comment where appropriate:
A.
Township Planning Department: 10 copies.
B.
Township Engineer: one copy.
C.
Tax Assessor: one copy.
D.
Fire Subcode Official: one copy.
E.
Environmental Commission: one copy.
F.
Historic Preservation Commission: one copy.
The applicant shall make a separate submission to the Somerset County Planning Board and to the Somerset-Union Soil Conservation District if a certified Soil Erosion and Sediment Control Plan is required. |
In appropriate cases, the approving board shall have the authority to approve a final major subdivision or site plan without the necessity of any specific referrals. The approving board shall also have the authority to refer any plat to other agencies or individuals for comment or recommendations. |
§ LDO6-5.3 Exhibits Required.
Unless the preliminary subdivision plat or site plan was approved without changes, the final plat or plan shall have incorporated all changes, modifications and conditions required by the Planning Board. The final plat shall be accompanied by a statement from the Municipal Engineer that the municipality is in receipt of as-built plans indicating:
A.
That the Engineer is in receipt of a map showing all utilities in exact location and elevation, identifying those portions already installed and those to be installed.
B.
That the applicant has either completed the installation of all improvements in accordance with the requirements of this Chapter or posted with the Township Clerk a performance guarantee in an amount sufficient to cover the cost of all improvements as required by this Chapter, or uncompleted portions thereof, as estimated by the Township Engineer, and assuring the installation of such improvements on or before an agreed date.
C.
That all times and amounts required for the maintenance guarantee have been provided for the improvement installed.
D.
That the final plat conforms to the preliminary plat as submitted and approved with changes as noted in affidavit from applicant.
E.
That all items required by the checklist for final approval have been provided.
§ LDO6-5.4 Completeness.
The application for final subdivision or site plan approval shall be declared complete within a forty-five-day period from the date of its submission.
§ LDO6-5.5 Review.
No action shall be taken until such time as the required officials and agencies review said plat or 30 days have elapsed from date of referral.
§ LDO6-5.6 Revisions.
The approving board may require the filing of an amended application which shall proceed as in the case of the original application for development. No additional application fee shall be required. Completeness review shall be at the discretion of the approving board. The time within which the approving board shall review the amended application and make its determination shall commence as of the date of the filing of the amended plat. If the applicant fails to submit an amended application within the original time for review authorized by this Chapter, the approving board shall be obligated to act on the original application. If, at the discretion of the approving board, the change or changes are considered minor in nature, the applicant may be given approval subject to the submission of an amended plan indicating the changes.
§ LDO6-5.7 Other Required Approvals.
For any plat which required County Planning Board approval pursuant to N.J.S.A. 40:27-12 or other governmental agency approval, the approving board shall condition its approval upon approval by the County Planning Board or such other agency. If the approving board approves a plat conditioned upon County Planning Board approval or approval of any other governmental agency, and in meeting any conditions of County Planning Board or other governmental agency approval a substantial change is required in the design, access, circulation, drainage or improvements, the revised plat shall be submitted to the Township approving board for reapproval.
§ LDO6-5.8 Approving Board Action for Subdivision and Site Plans.
Final approval shall be granted or denied within 45 days after submission of a complete application to the Administrative Officer of the Board, or within such further time as may be consented to by the applicant. Failure of the Board to act within the period prescribed shall constitute final approval and a certificate of the Administrative Officer as to the failure of the Planning Board to act shall be issued on request of the applicant, and it shall be sufficient in lieu of the written endorsement or other evidence of approval, herein required, and, in the case of subdivision plans, shall be so accepted by the County Recording Officer for purposes of filing.
§ LDO6-5.9 Improvement Guarantees Required; Surety; Release.
[Ord. No. 2004-974 § 1; Ord. No. 2010-1161 § 1; Ord. No. 2014-1243]
Before recording final subdivision plats or as a condition of final site plan approval, the Planning Board shall require and the Township shall accept, for the purpose of assuring the installation and maintenance of on-tract public improvements and landscaping, performance, maintenance and other guarantees in accordance with N.J.S.A. 40:55D-53 of the Municipal Land Use Law. Every guaranty that is a letter of credit shall be collectable at a bank branch in New Jersey or the Borough of Manhattan, New York City.
§ LDO6-5.10 Compliance with Final Site Plan Approval.
A.
All proposed improvements or development indicated on the approved site plan map shall meet the requirements of all applicable codes, ordinances and specifications of the Township, County, State or Federal governments and other agencies with jurisdiction over matters pertaining to site development.
B.
The Township Engineer may authorize minor variations in the final site plan caused by field conditions and shall notify the approving board of such variations.
§ LDO6-5.11 Revocation of Construction Permit or Certificate of Occupancy.
In the event of a failure to comply with any condition of final site plan approval, the Construction Official, on his or her initiative, may revoke the construction permit or certificate of occupancy, as the case may be, and seek to enjoin the violation, or take such other steps as permitted by law.
§ LDO6-5.12 Recording of Final Subdivision Approval.
A.
Final approval of a major subdivision shall expire 95 days from the date of signing of the plat unless within such period the plat shall have been duly filed by the developer with the County Recording Officer. The approving board 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. The approving board may extend the ninety-five-day or 190-day period if the developer proves to the reasonable satisfaction of the approving board (1) 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 (2) that the developer applied promptly for and diligently pursued 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 board. The developer may apply for an extension either before or after the original expiration date.
B.
No subdivision plat shall be accepted for filing by the County Recording Officer until it has been approved by the approving board as indicated on the instrument by the signature of the Chairperson and Secretary of the approving board. The signatures of the Chairperson and Secretary of the approving board shall not be affixed until the developer has posted the guarantees required by this Chapter. If the County records any plat without such approval, such recording shall be deemed null and void, and upon request of the municipality, the plat shall be expunged from the official records.
C.
It shall be the duty of the County Recording Officer to notify the approving board in writing within seven days of the filing of any plat, identifying such instrument by its title, date of filing, and official number.
§ LDO6-5.13 As-Built Plans.
At such times as all utilities and public improvements have been installed and constructed, reproducible as-built plans for such utilities and public improvements shall be filed with the Township Engineer. Public improvements shall not be accepted by the Township until such plans are presented and approved by the Township Engineer.
§ LDO6-5.14 Effect of Final Approval of Major Subdivision.
A.
The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer, whether conditionally or otherwise, shall not be changed for a period of two years after the date on which the resolution of final approval was adopted; provided that in the case of major subdivision the rights conferred by this section shall expire if the plat has not been duly recorded within the required time period. If the developer has followed the standards prescribed for in final approval and has duly recorded the plat with the County Recording Officer, the approving board may extend such period of protection for extensions of one year but not to exceed three extensions. Notwithstanding any other provisions of this Chapter, the granting of final approval terminates the time period of preliminary approval pursuant to this Article.
B.
In the case of a site plan for a planned unit development or planned unit residential development or residential cluster of 50 acres or more or conventional subdivision for 150 acres or more, the approving board may grant the rights referred to in paragraph B1 of this subsection for such period of time, longer than two years, as shall be determined by the approving board to be reasonable, taking into consideration:
C.
The developer may apply for thereafter, and the approving board may thereafter grant an extension to final approval for such additional period of time as shall be determined by the approving board to be reasonable, taking into consideration:
D.
Whenever approving board grants any extension of final approval 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 extension date.
E.
The approving board shall grant an extension of final approval for a period determined by the board but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the approving board 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 these approvals. A developer shall apply for an extension before (a) what would otherwise be the expiration date of final approval, or (2) 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 section shall not preclude the approving board from granting an extension pursuant to paragraphs A or B above.
§ LDO6-5.15 Signatures Required.
If the approving board favorably acts on a preliminary plat, the Chairperson and the Secretary of the approving board shall affix their signatures to the plat with a notation that it has received preliminary approval and shall return same to the applicant for compliance with final approval requirements. Where conditional approval is granted, the Chairperson and the Secretary of the approving board shall not affix their signatures to the plat until all conditions required for approval have been complied with. Once all conditions of approval have been met, the applicant shall submit to the Administrative Officer eight copies of the construction plans, three mylars and two linens of the approved plat for signatures.
§ LDO6-5.16 Distribution of Approved Plat.
After the approved plat has been filed with the County, the applicant shall submit to the Administrative Officer one mylar, one linen and 14 paper prints of the recorded plat. The plat and the eight signed sets of construction plans shall be distributed as follows, where appropriate:
A.
Planning Board or Board of Adjustment Clerk: 14 copies of plat, two copies of construction plans.
B.
Township Engineer: one mylar, one copy of construction plans.
C.
Tax Assessor: one linen, one copy of construction plans.
D.
Fire Official: one copy of construction plans.
E.
Historic Preservation Commission: one copy of construction plans, if required.
F.
Applicant: two copies of construction plans.
§ LDO6-6.1 Development Application Review Checklists.
No application for development shall be deemed complete unless the following items, information and documentation where applicable, are submitted to the Administrative Officer.
§ LDO6-6.2 Pre-application Concept Plan - Plat Details and Requirements Checklist.
NA | Yes | No | Item# | Description |
|---|---|---|---|---|
( ) | ( ) | ( ) | (1) | One signed original of complete application and seven copies |
( ) | ( ) | ( ) | (2) | Correct filing fee received. |
( ) | ( ) | ( ) | (3) | Required variance or conditional use application. |
( ) | ( ) | ( ) | (4) | Certification that property tax payments are current. |
( ) | ( ) | ( ) | (5) | Ownership disclosure statement where required by law. If a corporation or partnership, names and addresses of all officers, stockholders and/or partners with more than 10% interest. |
( ) | ( ) | ( ) | (6) | All plans submitted shall be folded individually with signature block positioned in lower right adjacent to title block (to be visible when folded). Space for approval block signatures shall be adjacent to title block. Space shall be provided for signatures of Chairman, Secretary of Planning Board and Township Engineer (except concept) |
( ) | ( ) | ( ) | (7) | When drawings are re-submitted, provide 17 copies and revision date marked on each copy of each revised map and cover sheet |
( ) | ( ) | ( ) | (8) | Location of tract to be subdivided in relation to entire tract |
( ) | ( ) | ( ) | (9) | Key map at 1 inch equals 2,000 feet showing general location of tract with reference to surrounding properties, streets, zoning districts and municipal boundaries within 500 feet and date of current survey |
( ) | ( ) | ( ) | (10) | Tax map sheet, block/lot number of site |
( ) | ( ) | ( ) | (11) | Total acreage of site |
( ) | ( ) | ( ) | (12) | Name and address of owner and applicant |
( ) | ( ) | ( ) | (13) | Name, signature, license number, seal, address and telephone number of engineer, land surveyor, architect, planner, landscape architect, and/or other as applicable in preparation of plat |
( ) | ( ) | ( ) | (14) | North arrow and graphic and numeric scale not smaller than 100 feet for concept plan review |
( ) | ( ) | ( ) | (15) | Identification of property owners located within 200 feet located on the most recent tax map sheet and on the most recent tax records |
( ) | ( ) | ( ) | (16) | General location of all existing/proposed structures, driveways and sidewalks on tract to be subdivided. Type of building proposed |
( ) | ( ) | ( ) | (17) | General location of all streets, rights-of-way and easements |
( ) | ( ) | ( ) | (18) | Copy and/or delineation of any existing deed restrictions or covenants |
( ) | ( ) | ( ) | (19) | General location of all watercourses, ponds, lakes, wetlands, flood hazard areas and other environmentally sensitive areas on and within 200 feet of the site |
( ) | ( ) | ( ) | (20) | Location and acreage of all land and/or easements reserved for or to be dedicated to public use and/or all open space areas |
( ) | ( ) | ( ) | (21) | Zoning districts and location of zoning boundaries, list of bulk requirements including lot area, width at street line and setback, front, rear and side yard setbacks, depth, coverage, floor area ratio, etc. and variances and/or waivers required |
( ) | ( ) | ( ) | (22) | Maximum density permitted and proposed density. Number of units proposed |
( ) | ( ) | ( ) | (23) | Topographical features of subject property for USGS mapping |
( ) | ( ) | ( ) | (24) | 17 copies of plans |
§ LDO6-6.3 Site Plan Submission Details and Requirements Checklist.
[Ord. No. 2001-865 § 8; Ord. No. 2015-1285 § 2; amended 2-22-2021 by Ord. No. 2021-1405]
Scale: 1"=10'; 20'; 30'; 40'; 50'
Plan Legibility: Satisfactory ( ) Unsatisfactory ( )
NA | Yes | No | Item # | Description | |
|---|---|---|---|---|---|
( ) | ( ) | ( ) | (1) | One original and seven copies of a complete application signed by applicant and owner | |
( ) | ( ) | ( ) | (2) | Application fee and escrow deposit | |
( ) | ( ) | ( ) | (3) | Proof that soil erosion and sediment control filing has been made, if required | |
( ) | ( ) | ( ) | (4) | Required variance or conditional use application | |
( ) | ( ) | ( ) | (5) | Certification that property taxes, sewer fees and assessments where applicable, are current | |
( ) | ( ) | ( ) | (6) | Proof that filing has been made with Somerset County Planning Board | |
( ) | ( ) | ( ) | (7) | Ownership disclosure statement where required by law. If a corporation or partnership, names and addresses of all officers, stockholders and/or partners with more than 10% interest | |
( ) | ( ) | ( ) | (8) | All plans submitted shall be folded individually with signature block positioned in lower right adjacent to title block (to be visible when folded). Space for approval block signatures shall be adjacent to title block. Space shall be provided for signatures of Chairman, Secretary of Planning Board and Township Engineer | |
( ) | ( ) | ( ) | (9) | When drawings are re-submitted, to comply with comments of the Administrative Officer for completeness, provide 18 copies of complete plans with revision date on each revised plan and on the cover sheet | |
( ) | ( ) | ( ) | (10) | Name, title, address of owner and applicant, including telephone numbers and signatures | |
( ) | ( ) | ( ) | (11) | Name, telephone number, signature, license number, seal and address of engineer, land surveyor, architect, planner and/or landscape architect, as applicable in preparation of plat | |
( ) | ( ) | ( ) | (12) | North arrow and scale | |
( ) | ( ) | ( ) | (13) | An index sheet showing each sheet's location in relation to the overall project and list of attached drawings | |
( ) | ( ) | ( ) | (14) | Type of application (minor, preliminary or final site plan), current tax map sheet, block/lot number (in the title block), street address, municipality and county of the premises affected | |
( ) | ( ) | ( ) | (15) | Proof of ownership; if applicant is not owner, consent of owner to submit application | |
( ) | ( ) | ( ) | (16) | Key map at 1 inch equals 2,000 feet scale, showing location of tract with reference to surrounding properties, streets, zoning districts and municipal boundaries within 500 feet and date of current survey | |
( ) | ( ) | ( ) | (17) | Identification of property owners located within 200 feet located on the most recent tax map sheet and on the most recent tax records | |
( ) | ( ) | ( ) | (18) | Date of original preparation/date of revisions, tract name, north arrow, reference meridian, graphic and numeric scale; on each drawing and on cover sheet, if present | |
( ) | ( ) | ( ) | (19) | Acreage of entire tract to nearest 0.01 acre | |
( ) | ( ) | ( ) | (20) | List of zone district bulk requirements and proposed bulk requirements, including lot area, width at setback and streetline, front, side, rear setbacks, lot and building coverage, FAR, parking spaces, etc. and variances and/or waivers required | |
( ) | ( ) | ( ) | (21) | Location on the plan of all existing/proposed principal and accessory structures showing setback | |
( ) | ( ) | ( ) | (22) | Location, size, nature of property, and contiguous property owned by the applicant or in which the applicant has direct or indirect interest | |
( ) | ( ) | ( ) | (23) | All lot line dimensions and area of lot based on accurate survey certified by licensed NJ surveyor | |
( ) | ( ) | ( ) | (24) | Complete building elevation and floor plan drawings of proposed structure(s) | |
( ) | ( ) | ( ) | (25) | The location, type, size of all existing/proposed pathways, driveways, fences, retaining walls, outdoor storage areas, and trash receptacle areas. All off-street parking and loading areas, dimensions, schedules and associated parking and loading calculations. All ingress and egress areas and dimensions | |
( ) | ( ) | ( ) | (26) | Location of all existing/proposed rights-of-way, easements on and within 200 feet of the tract | |
( ) | ( ) | ( ) | (27) | Sight triangles, text of deed restrictions or other encumbrances which may affect premises, location, size and description of lands contemplated for dedication to Township | |
( ) | ( ) | ( ) | (28) | Location of proposed vehicular and pedestrian circulation patterns | |
( ) | ( ) | ( ) | (29) | Location, size, widths of all existing/proposed streets and sidewalks abutting premises, property | |
( ) | ( ) | ( ) | (30) | Road and paving cross sections and profiles and traffic sight distances. Cross sections to show: existing grade, proposed grade at center line, topsoil depth, side slopes, earth berm, cut, fill, stripping incut, stripping infill and topsoiling quantities, drainage facilities, depth of base and pavement, guardrails | |
( ) | ( ) | ( ) | (31) | Existing/proposed topographical features of site, contours at two foot intervals, on and within 50 feet of property. The elevation datum is NAVD 1988 | |
( ) | ( ) | ( ) | (32) | Steep slopes by the following categories: less than 15%; 15% or more but less than 25%; and above 25%. Slope categories shall be differentiated on a separate sheet through the use of diagonal and cross hatch lines with an appropriate key provided. Acreage of steep slopes within each category shall be provided. If no steep slopes are present on the tract, a note to that effect shall be placed on the cover sheet of the plan set | |
( ) | ( ) | ( ) | (33) | Spot and finished elevations at all property corners, corners of all structures or dwelling, and existing and proposed first floor elevation | |
( ) | ( ) | ( ) | (34) | Location of all watercourses, ponds, lakes, wetlands, swamps, wooded areas, and environmentally sensitive areas or significant natural terrain features on and within 200 feet of the site. Watercourses identified as trout production or trout maintenance as applicable with buffer as required by ordinance shown. Classification of watercourse as per NJDEP | |
( ) | ( ) | ( ) | (35) | Location of all individual existing trees noted for preservation within the area of development and 30 feet beyond the limit of disturbance. Trees over six inches in diameter, as measured above the existing ground level, shall be located and identified by name and diameter | |
( ) | ( ) | ( ) | (36) | Sign details, showing existing and proposed signs, location on site, their size, type of construction, lettering detail, proposed illumination, if any, and proposed colors | |
( ) | ( ) | ( ) | (37) | Lighting plan showing the location of existing and proposed lighting including size, height, area, direction of illumination, lumen power including building security lighting plan and 0.2 and 0.5 isofootcandle curves | |
( ) | ( ) | ( ) | (38) | Four copies of a Storm Water Management Plan. prepared in accordance with Article XII of the Township Land Development Ordinances, including a maintenance and repair plan for any related improvements that are to be privately maintained. Any development as defined as a Major Development under LDO 12-2.2 shall provide all checklist items outlined in LDO 12-2.9. | |
( ) | ( ) | ( ) | (39) | Soil Erosion & Sediment Control Plan | |
( ) | ( ) | ( ) | (40) | Soil Removal Application (where applicable) | |
( ) | ( ) | ( ) | (41) | Traffic Impact Statement (where required by Board) | |
( ) | ( ) | ( ) | (42) | Environmental Impact Study (where required by Board) | |
( ) | ( ) | ( ) | (43) | Community Impact Study (where required by Board) | |
( ) | ( ) | ( ) | (44) | Landscape Plan, including information required under Section 5-7 | |
( ) | ( ) | ( ) | (45) | Tree Removal Permit | |
( ) | ( ) | ( ) | (46) | Location and limits of flood plain | |
( ) | ( ) | ( ) | (47) | Solid Waste Management Plan including location, size and details of garbage/recycling facilities | |
( ) | ( ) | ( ) | (48) | Location and extent of drainage and conservation easements and stream encroachment lines | |
( ) | ( ) | ( ) | (49) | Location and acreage of all land reserved for or dedicated to public use | |
( ) | ( ) | ( ) | (50) | Location of wetlands, transition areas and letter of interpretation from NJDEP | |
( ) | ( ) | ( ) | (51) | Location and limits of flood plain | |
( ) | ( ) | ( ) | (52) | Septic testing, design and location, date. Results of perc and soil log tests with NJ licensed engineer | |
( ) | ( ) | ( ) | (53) | Location of test holes accurately designated and evidence of personal inspection of test holes by Township Health Officer | |
( ) | ( ) | ( ) | (54) | Historic sites designated in the Master Plan | |
( ) | ( ) | ( ) | (55) | Development stages or staging plans | |
( ) | ( ) | ( ) | (56) | Residential cluster details including: | |
a) | Amount of common open space to be provided | ||||
b) | Location of common open space to be provided | ||||
c) | Location of any common facilities to be provided | ||||
d) | Description of any common facilities to be provided | ||||
e) | Description of organization to be established for ownership of any common open space | ||||
f) | Description of organization to be established for ownership of any common facilities | ||||
g) | Description of organization to be established for maintenance of any common open space | ||||
h) | Description of organization to be established for maintenance of any common facilities | ||||
( ) | ( ) | ( ) | (57) | List of municipal, county, state and/or federal approvals or permits required | |
( ) | ( ) | ( ) | (58) | 18 copies of plans | |
( ) | ( ) | ( ) | (59) | Any/all other information/dates necessary to meet any requirement of the Land Development Ordinance not listed above | |
§ LDO6-6.4 Minor Subdivision Plat Details and Requirements.
[Ord. No. 2001-865 § 8; Ord. No. 2006-1011 § 7; Ord. No. 2006-1044 § 7; Ord. No. 2008-1117 § 3; Ord. No. 2015-1285 § 3; 2-22-2021 by Ord. No. 2021-1405]
Plan Accuracy & Legibility Sufficient for Review: | Yes ( ) | No ( ) |
Plat Size: | Satisfactory ( ) | Unsatisfactory ( ) |
Scale: | Satisfactory ( ) | Unsatisfactory ( ) |
NA | Yes | No | Item # | Description |
|---|---|---|---|---|
( ) | ( ) | ( ) | (1) | One signed original application form by the owner and applicant and seven copies. |
( ) | ( ) | ( ) | (2) | Application and escrow deposit |
( ) | ( ) | ( ) | (3) | Proof of filing has been made, if appropriate, for soil erosion and sediment control |
( ) | ( ) | ( ) | (4) | Required variance or conditional use application |
( ) | ( ) | ( ) | (5) | Certification that property taxes, sewer fees and assessments are current |
( ) | ( ) | ( ) | (6) | Proof that filing has been made with the Somerset County Planning Board |
( ) | ( ) | ( ) | (7) | Ownership disclosure statement where required by law. If a corporation or partnership, names and addresses of all officers, stockholders and/or partners with more than 10% interest |
( ) | ( ) | ( ) | (8) | All plans submitted shall be folded individually with signature block positioned in lower right adjacent to title block (to be visible when folded). Space for approval block signatures shall be adjacent to title block. Space shall be provided for signatures of Chairman, Secretary of Planning Board and Township Engineer |
( ) | ( ) | ( ) | (9) | When drawings are re submitted, to comply with the comments of the Administrative Officer for completeness, provide 18 copies of sealed plans with revision date on each revised plan and the cover sheet |
( ) | ( ) | ( ) | (10) | Name and address of owner(s), applicant(s) and subdivider(s), including telephone numbers and signatures |
( ) | ( ) | ( ) | (11) | Name, signature, license number, seal, telephone number and address of engineer, land surveyor |
( ) | ( ) | ( ) | (12) | An index sheet showing each sheet's location in relation to the overall project and list of attached drawings |
( ) | ( ) | ( ) | (13) | Proof of ownership; if applicant is not owner, consent of owner to submit application |
( ) | ( ) | ( ) | (14) | Key map at a scale not smaller than one inch equals 2,000 feet, showing location of tract with reference to surrounding properties, streets, zoning districts and municipal boundaries within 500 feet and date of current survey |
( ) | ( ) | ( ) | (15) | Location of tract to be subdivided in relation to entire tract and acreage of entire tract to nearest 0.01 acre |
( ) | ( ) | ( ) | (16) | Type of application, current tax map sheet, block/lot number, street address, municipality, and county shown in the title block |
( ) | ( ) | ( ) | (17) | New block/lot numbers confirmed with local assessor |
( ) | ( ) | ( ) | (18) | Identification of property owners located within 200 feet located on the most recent tax map sheet and on the most recent tax records |
( ) | ( ) | ( ) | (19) | Date of original preparation/date of revisions, tract name, north arrow, reference meridian, graphic and numeric scale on each drawing |
( ) | ( ) | ( ) | (20) | Map to be drawn at a scale not smaller than one inch equals 100 feet |
( ) | ( ) | ( ) | (21) | Location and limits of flood plain |
( ) | ( ) | ( ) | (22) | Location of all existing/proposed structure, driveways and sidewalks on tract to be subdivided and within 200 feet of entire tract |
( ) | ( ) | ( ) | (23) | Location of all existing and proposed streets, rights-of-way, easements and sight triangles, restrictions of each easement, text of restrictions |
( ) | ( ) | ( ) | (24) | List of zone district bulk requirements and minimum proposed bulk measurements including lot area, width at setback and streetline, front, side, rear setbacks, and variance or waivers required |
( ) | ( ) | ( ) | (25) | Building envelope with front/rear, side yard setback lines dimensioned for newly proposed and existing lots |
( ) | ( ) | ( ) | (26) | Road profiles and traffic sight distances (where required by Board) |
( ) | ( ) | ( ) | (27) | Location of all watercourses, ponds, lakes, wetlands, swamps and other environmentally sensitive areas or significant natural terrain features on and within 50 feet of the site. Watercourses identified as trout production or trout maintenance as approved with buffer or required by ordinance shown. Classification of watercourse as per NJDEP |
( ) | ( ) | ( ) | (28) | Location and acreage of all land reserved for or dedicated to public use |
( ) | ( ) | ( ) | (29) | Wetlands letter of interpretation from NJDEP |
( ) | ( ) | ( ) | (30) | Topographical features of subject site, contours at two foot intervals, on and within 50 feet of the site. The datum is to be referenced and shall be NAVD 1988 unless otherwise approved by the Township Engineer |
( ) | ( ) | ( ) | (31) | Steep slopes by the following categories: less than 15%; 15% or more but less than 25%; and above 25%. Slope categories shall be differentiated on a separate sheet through the use of diagonal and cross hatch lines with an appropriate key provided. Acreage of steep slopes within each category shall be provided. If no steep slopes are present on the tract, a note to that effect shall be placed on the cover sheet of the plan set |
( ) | ( ) | ( ) | (32) | Location and limits of flood plain |
( ) | ( ) | ( ) | (33) | Septic testing, design and location, date. Results of perc and soil log tests (1 per lot) with NJ licensed engineer's signature and seal |
( ) | ( ) | ( ) | (34) | Location of test holes accurately designated |
( ) | ( ) | ( ) | (35) | Evidence of personal inspection of test holes by the Board of Health or its designated agents |
( ) | ( ) | ( ) | (36) | List of municipal, county, state and/or federal approvals or permits required |
( ) | ( ) | ( ) | (37) | 17 copies of plans |
( ) | ( ) | ( ) | (38) | One copy of application signed by owner and applicant |
( ) | ( ) | ( ) | (39) | Resource Conservation Area Plan depicting the various resource conservation factors and existing conservation easement areas as required by Section 5-9. The plan shall include the Resource Conservation Area Maximum Tract Yield Calculation Form |
( ) | ( ) | ( ) | (40) | Applications that include lots that can be further subdivided shall provide evidence that the proposed location of the dwelling(s) and driveway(s) do not preclude the development of the lots in conformance with the Township's Land Development Ordinance |
( ) | ( ) | ( ) | (41) | Four copies of a Stormwater Management Plan prepared in accordance with Article XII of the Township Land Development Ordinances, including a maintenance and repair plan for any related improvements that are to be privately maintained. Any development as defined as a Major Development under LDO 12-2.2 shall provide all checklist items outlined in LDO 12-2.9. |
§ LDO6-6.5 Preliminary Major Subdivision - Plat Details and Requirements Checklist.
[Ord. No. 2001-865 § 8; Ord. No. 2004-949 § 2; Ord. No. 2006-1011 § 8; Ord. No. 2006-1044 § 8; Ord. No. 2015-1285 § 4; 2-22-2021 by Ord. No. 2021-1405]
Prepared by P.E. or L.S. Yes ( ) No ( )
NA | Yes | No | Item# | Description | |
|---|---|---|---|---|---|
General information to be contained in application package | |||||
( ) | ( ) | ( ) | (1) | One signed original application form by the owner and applicant. Note: all signatures must be in blue ink to insure originality. | |
( ) | ( ) | ( ) | (2) | Ownership disclosure statement where required by law. | |
( ) | ( ) | ( ) | (3) | If applicant is not owner, one copy of owner's consent with original signature. Note: signatures must be in blue ink to insure originality. | |
( ) | ( ) | ( ) | (4) | One signed original variance application form where required. Note: all signatures must be in blue ink to insure originality. | |
( ) | ( ) | ( ) | (5) | Application and escrow deposit, provided by separate checks made payable to Township of Branchburg. Applicant may include $10 fee for preparation of certified property owner's list with application fee. | |
( ) | ( ) | ( ) | (6) | One copy of the soil erosion and sediment control application that has been filed with the Somerset Union Soil Conservation District. | |
( ) | ( ) | ( ) | (7) | One copy of the application that has been filed with the Somerset County Planning Board, or a letter of non-applicability from the Somerset County Planning Board. | |
( ) | ( ) | ( ) | (8) | Written documentation from the Township Tax Collector that property taxes, sewer fees and assessments are current. | |
( ) | ( ) | ( ) | (9) | Written confirmation from the Township Tax Assessor that proposed block and lot numbers are acceptable. | |
( ) | ( ) | ( ) | (10) | Six individually bound sets of plans in standard D or E size that have been folded to fit within an 8.5 inches by 14 inches file folder. Note: any applications that include plans that have not been folded correctly will be rejected out of hand and thereby deemed incomplete. Any plans that are not bound in complete sets will also be rejected out of hand and thereby deemed incomplete. Plan sets comprised of more than 25 individual sheets may be bound in two separately folded subsets. All plan sheets in plan set must be of the same size. | |
( ) | ( ) | ( ) | (11) | Four copies of a Stormwater Management Plan prepared in accordance with Article XII of the Township Land Development Ordinances, including a maintenance and repair plan for any related improvements that are to be privately maintained. Any development as defined as a Major Development under LDO 12-2.2 shall provide all checklist items outlined in LDO 12-2.9. | |
Information to be contained on face of folded plan set | |||||
( ) | ( ) | ( ) | (12) | Signature block for Board Chairperson, Board Secretary and Township Engineer. | |
( ) | ( ) | ( ) | (13) | Project title block which includes the following information: | |
(a) | Applicant's name | ||||
(b) | Street address of property that is the subject of the application | ||||
(c) | Type of application | ||||
(d) | Tax map block and lot number of property that is the subject of the application | ||||
Information to be contained on Cover Sheet of plan set | |||||
( ) | ( ) | ( ) | (14) | Name, mailing address, telephone number and signature of property owner and of applicant. Note: original signature must be in blue ink to insure originality. Original signature may not be present for completeness review but must be present on plan sets that are to be endorsed by Chairman | |
( ) | ( ) | ( ) | (15) | If applicant is not owner, one copy of owner's consent with original signature. Note: signatures must be in blue ink to insure originality. Original signature may not be present for completeness review but must be present on plan sets that are to be endorsed by Chairman | |
( ) | ( ) | ( ) | (16) | Name, mailing address, telephone number, professional license number, professional seal and signature of professional in responsible charge of preparation of the plans | |
( ) | ( ) | ( ) | (17) | Index of all sheets in plan set in order presented | |
( ) | ( ) | ( ) | (18) | Key map at a scale not smaller than one inch equals 2,000 feet showing the location of the property in question with reference to surrounding properties, rights of way, zoning districts and municipal boundaries for a distance of 500 feet beyond the tract boundary. Key map should also include north arrow and written and graphic scale | |
( ) | ( ) | ( ) | (19) | List of all sections of the Township Land Development Ordinances for which variances are sought and descriptions of variances | |
( ) | ( ) | ( ) | (20) | List of all outside agency approvals required as part of project | |
( ) | ( ) | ( ) | (21) | Date of original preparation and date of all subsequent revisions | |
( ) | ( ) | ( ) | (22) | Identification of all property owners located within 200 feet of the tract based upon the most recent records of the Township Tax Assessor | |
( ) | ( ) | ( ) | (23) | List of all Township zone district bulk requirements, existing conditions and proposed conditions upon completion of the project | |
( ) | ( ) | ( ) | (24) | For residential subdivisions, provide the following information with regard to the Residential Site Improvement Standards: | |
(a) | Certification of compliance endorsed by the professional in responsible charge of preparation of the plans | ||||
(b) | List of all sections of the standards the applicant is proposing to exceed | ||||
(c) | List of all sections of the standards for which the applicant is seeking exceptions | ||||
Information to be contained within plan set | |||||
( ) | ( ) | ( ) | (25) | All additional plan sheets are to include the professional title block currently required under state law | |
( ) | ( ) | ( ) | (26) | All plan sheets to be numbered sequentially utilizing whole numbers and referencing total number of drawings in plan set | |
( ) | ( ) | ( ) | (27) | Outbound survey used in preparation of subdivision to be included in plan set. | |
( ) | ( ) | ( ) | (28) | Final plat prepared in accordance with most recent version of the New Jersey Map Filing Law to be included in plan set | |
( ) | ( ) | ( ) | (29) | North arrow with reference on all sheets containing plan views | |
( ) | ( ) | ( ) | (30) | Numeric and graphic scale | |
( ) | ( ) | ( ) | (31) | Building envelope with front, rear and side yard setback lines with typical dimensions for all newly proposed lots and all existing lots adjacent to property that is subject of application. Delineation and area (s.f.) of unconstrained lot area and delineation of lot circle for all newly proposed lots | |
( ) | ( ) | ( ) | (32) | Location of all existing/proposed elements of circulation system including driveways, sidewalks, rights of way, roads, traffic control and direction signs, railroads, and all associated easements on tract to be subdivided and within 200 feet | |
( ) | ( ) | ( ) | (33) | Location of all property owned or reserved by the Township, County, State or any other not for profit organization within 200 feet of tract | |
( ) | ( ) | ( ) | (34) | Location of all existing/proposed elements of utility infrastructure including sanitary sewer, water, stormwater management, telephone, electric, gas and cable TV and all associated easements on tract to be subdivided and within 200 feet | |
( ) | ( ) | ( ) | (35) | Location of all watercourses, ponds, lakes, wetlands, swamps and other environmentally sensitive areas or significant natural terrain features on and within 200 feet of the site | |
( ) | ( ) | ( ) | (36) | Location and limits of flood plain, wetlands and transition areas for property and within 200 feet of tract | |
( ) | ( ) | ( ) | (37) | Topographical features of subject site, contours at two foot intervals for property and within 200 feet of tract. Datum is to be NAVD 1988 | |
( ) | ( ) | ( ) | (38) | Steep slopes in the following categories: less than 15%; 15% or more but less than 25%; and above 25%. Slope categories shall be differentiated on a separate sheet through the use of diagonal and cross hatch lines with an appropriate key provided. Acreage of steep slopes within each category shall be provided. If no steep slopes are present on the tract, a note to that effect shall be placed on the cover sheet of the plan set | |
( ) | ( ) | ( ) | (39) | Grading plan showing proposed contours at two foot intervals, spot elevations at corners of all existing/proposed structures and dwellings and proposed first floor and garage floor elevations. Datum is to be NAVD 1988 | |
( ) | ( ) | ( ) | (40) | Plans and profiles of all proposed roads including existing and proposed grade along center line, edge of pavement and right-of-way line and existing and proposed underground utilities. All profile drawings to be at a scale of 1 inch equals 5 feet vertical and 1 inch equals 5 feet horizontal. Plans to be at a scale of 1 inch equals 5 feet | |
( ) | ( ) | ( ) | (41) | Proposed sanitary and storm sewer profiles to be drawn at a scale of 1 inch equals 5 feet vertical and 1 inch equals 50 feet horizontal | |
( ) | ( ) | ( ) | (42) | Detailed plans of any off-site and off-tract improvements | |
( ) | ( ) | ( ) | (43) | Soil Erosion & Sediment Control Plan | |
( ) | ( ) | ( ) | (44) | Landscaping plan | |
( ) | ( ) | ( ) | (45) | Work zone safety plan and detour plans prepared in accordance with the Manual for Uniform Traffic Control Devices for any work proposed within existing Township rights-of-way | |
( ) | ( ) | ( ) | (46) | For lots that are to be serviced by individual subsurface sewage disposal systems, provide the locations and results of all tests conducted as part of the design/suitability investigation along with written approval of the final design by a representative of the Township Health Department or its designated representative | |
( ) | ( ) | ( ) | (47) | Phasing plan when the project is proposed to be developed in phases | |
Impact Statements to be contained in the application package | |||||
( ) | ( ) | ( ) | (48) | 18 copies of an Environmental Impact Statement prepared in accordance with Article VI of the Township Land Development Ordinances | |
( ) | ( ) | ( ) | (49) | For all proposed developments generating 100 or more peak hour trips during the morning and evening as analyzed using the most recent edition of the Trip Generation Handbook of the Institute of Transportation Engineers, or if otherwise required, 18 of a Traffic Impact Statement prepared in accordance with Article VI of the Township Land Development Ordinances | |
( ) | ( ) | ( ) | (50) | 18 copies of a Community Impact Statement prepared in accordance with Article VI of the Township Land Development Ordinances | |
( ) | ( ) | ( ) | (51) | Resource Conservation Area Plan depicting the various resource conservation factors and existing conservation easement areas as required by Section 5-9. The plan shall include the Resource Conservation Area Maximum Tract Yield Calculation Form | |
Note: Once the applicant receives notification of completeness from the Township Administrative Officer, they are required to immediately furnish the Board with 18 copies of the complete plan set for distribution. |
§ LDO6-6.6 Final Major Subdivision - Plat Details and Requirements Checklist.
[Ord. No. 2001-865 § 8; Ord. No. 2015-1285 § 5; amended 2-22-2021 by Ord. No. 2021-1405]
Prepared by P.E. or L.S. Yes ( ) No ( )
NA | Yes | No | Item # | Description | |
|---|---|---|---|---|---|
General information to be contained in application package | |||||
( ) | ( ) | ( ) | (1) | One signed original application form by the owner and applicant. Note: all signatures must be in blue ink to insure originality | |
( ) | ( ) | ( ) | (2) | Ownership disclosure statement where required by law | |
( ) | ( ) | ( ) | (3) | If applicant is not owner, one copy of owner's consent with original signature. Note: signatures must be in blue ink to insure originality | |
( ) | ( ) | ( ) | (4) | One signed original variance application form where required. Note: all signatures must be in blue ink to insure originality | |
( ) | ( ) | ( ) | (5) | Application and escrow deposit, provided by separate checks made payable to Township of Branchburg. Applicant may include $10 fee for preparation of certified property owner's list with application fee | |
( ) | ( ) | ( ) | (6) | One copy of the soil erosion and sediment control application that has been filed with the Somerset Union Soil Conservation District | |
( ) | ( ) | ( ) | (7) | One copy of the application that has been filed with the Somerset County Planning Board, or a letter of non-applicability from the Somerset County Planning Board | |
( ) | ( ) | ( ) | (8) | Written documentation from the Township Tax Collector that property taxes, sewer fees and assessments are current | |
( ) | ( ) | ( ) | (9) | Written confirmation from the Township Tax Assessor that proposed block and lot numbers are acceptable | |
( ) | ( ) | ( ) | (10) | Six individually bound sets of plans in standard D or E size that have been folded to fit within an 8.5 inches by 14 inches file folder. Note: any applications that include plans that have not been folded correctly will be rejected out of hand and thereby deemed incomplete. Any plans that are not bound in complete sets will also be rejected out of hand and thereby deemed incomplete. Plan sets comprised of more than 25 individual sheets may be bound in two separately folded subsets. All plan sheets in plan set must be of the same size | |
( ) | ( ) | ( ) | (11) | Four copies of a Stormwater Management Plan prepared in accordance with Article XII of the Township Land Development Ordinances, including a maintenance and repair plan for any related improvements that are to be privately maintained. Any development as defined as a Major Development under LDO 12-2.2 shall provide all checklist items outlined in LDO 12-2.9. | |
( ) | ( ) | ( ) | (12) | One construction cost estimate of all municipal improvements associated with the project | |
Information to be contained on face of folded plan set | |||||
( ) | ( ) | ( ) | (13) | Signature block for Board Chairperson, Board Secretary and Township Engineer | |
( ) | ( ) | ( ) | (14) | Project title block which includes the following information: | |
a. | Applicant's name | ||||
b. | Street address of property that is the subject of the application | ||||
c. | Type of application | ||||
d. | Tax map block and lot number of property that is the subject of the application | ||||
Information to be contained on Cover Sheet of plan set | |||||
( ) | ( ) | ( ) | (15) | Name, mailing address, telephone number and signature of property owner and of applicant. Note: original signature may be in blue ink to insure originality. Original signature must not be present for completeness review but must be present on plan sets that are to be endorsed by Chairman | |
( ) | ( ) | ( ) | (16) | If applicant is not owner, one copy of owners consent with original signature. Note: signatures must be in blue ink to insure originality. Original signature may not be present for completeness review but must be present on plan sets that are to be endorsed by Chairman | |
( ) | ( ) | ( ) | (17) | Name, mailing address, telephone number, professional license number, professional seal and signature of professional in responsible charge of preparation of the plans | |
( ) | ( ) | ( ) | (18) | Index of all sheets in plan set in order presented | |
( ) | ( ) | ( ) | (19) | Key map at a scale not smaller than one inch equals 2,000 feet showing the location of the property in question with reference to surrounding properties, rights of way, zoning districts and municipal boundaries for a distance of 500 feet beyond the tract boundary. Key map should also include north arrow and written and graphic scale | |
( ) | ( ) | ( ) | (20) | List of all sections of the Township Land Development Ordinances for which variances are sought and descriptions of variances | |
( ) | ( ) | ( ) | (21) | List of all outside agency approvals required as part of project | |
( ) | ( ) | ( ) | (22) | Date of original preparation and date of all subsequent revisions | |
( ) | ( ) | ( ) | (23) | Identification of all property owners within 200 feet of the tract based upon the most recent records of the Township Tax Assessor | |
( ) | ( ) | ( ) | (24) | List of all Township zone district bulk requirements, existing conditions and proposed conditions upon completion of the project | |
( ) | ( ) | ( ) | (25) | For all residential subdivisions, provide the following information with regard to the Residential Site Improvement Standards: | |
a. | Certification of compliance endorsed by the professional in responsible charge of preparation of the plans | ||||
b. | List of all sections of the standards the applicant is proposing to exceed | ||||
c. | List of all sections of the standards for which the applicant is seeking exceptions | ||||
Information to be contained within plan set | |||||
( ) | ( ) | ( ) | (26) | All additional plan sheets are to include the professional title block currently required under state law. | |
( ) | ( ) | ( ) | (27) | All plan sheets to be numbered sequentially utilizing whole numbers and referencing total number of drawings in plan set. | |
( ) | ( ) | ( ) | (28) | Outbound survey used in preparation of subdivision to be included in plan set. | |
( ) | ( ) | ( ) | (29) | Final plat prepared in accordance with most recent version of the New Jersey Map Filing Law to be included in plan set | |
( ) | ( ) | ( ) | (30) | North arrow with reference on all sheets containing plan views | |
( ) | ( ) | ( ) | (31) | Numeric and graphic scale | |
( ) | ( ) | ( ) | (32) | Building envelope with front, rear and side yard setback lines with typical dimensions for newly proposed and all existing lots adjacent to property that is subject of application | |
( ) | ( ) | ( ) | (33) | Location of all existing/proposed elements of circulation system including driveways, sidewalks, rights-of-way, roads, traffic control and direction signs and railroads and associated easements on tract to be subdivided and within 200 feet | |
( ) | ( ) | ( ) | (34) | Location of all property owned or reserved by the Township, County, State or any other not for profit organization within 200 feet of tract | |
( ) | ( ) | ( ) | (35) | Location of all existing/proposed elements of utility infrastructure including sanitary sewer, water, stormwater management, telephone, electric, gas and cable TV and all associated easements on tract to be subdivided and within 200 feet | |
( ) | ( ) | ( ) | (36) | Location of all watercourses, ponds, lakes, wetlands, swamps and other environmentally sensitive areas or significant natural terrain features on and within 200 feet of the site. | |
( ) | ( ) | ( ) | (37) | Location and limits of flood plain, wetlands and transition areas for property and within 200 feet of tract | |
( ) | ( ) | ( ) | (38) | Topographical features of subject site, contours at two foot intervals for property and within 200 feet of tract. Datum is to be NAVD 1988 | |
( ) | ( ) | ( ) | (39) | Steep slopes in the following categories: less than 15%; 15% or more but less than 25%; and above 25%. Slope categories shall be differentiated on a separate sheet through the use of diagonal and cross hatch lines with an appropriate key provided. Acreage of steep slopes within each category shall be provided. If no steep slopes are present on the tract, a note to that effect shall be placed on the cover sheet of the plan set | |
( ) | ( ) | ( ) | (40) | Grading plan showing proposed contours at two foot intervals, spot elevations at corners of all existing/proposed structures and dwellings and proposed first floor and garage floor elevations. Datum is to be NAVD 1988 | |
( ) | ( ) | ( ) | (41) | Plans and profiles of all proposed roads including existing and proposed grade along center line, edge of pavement and right of way line and existing and proposed underground utilities. All profile drawings to be at a scale of one inch equals 5 feet vertical and one inch equals 50 feet horizontal. Plans to be at a scale of one inch equals 50 feet | |
( ) | ( ) | ( ) | (42) | Proposed sanitary and storm sewer profiles to be drawn at a scale of one inch equals 5 feet vertical and one inch equals 50 feet horizontal | |
( ) | ( ) | ( ) | (43) | Detailed plans of any off-site and off-tract improvements | |
( ) | ( ) | ( ) | (44) | Soil Erosion & Sediment Control Plan | |
( ) | ( ) | ( ) | (45) | Landscaping plan | |
( ) | ( ) | ( ) | (46) | Work zone safety plan and detour plans prepared in accordance with the Manual for Uniform Traffic Control Devices for any work proposed within existing Township rights-of-way. | |
( ) | ( ) | ( ) | (47) | For lots that are to be serviced by individual subsurface sewage disposal systems, provide the locations and results of all tests conducted as part of the design/suitability investigation along with written approval of the final design by a representative of the Township Health Department or its designated representative | |
( ) | ( ) | ( ) | (48) | Phasing plan when the project is proposed to be developed in phases | |
Note: Once the applicant receives notification of completeness from the Township Administrative Officer, they are required to immediately furnish the Board with 18 copies of the complete plan set for distribution. |