Collingswood City Zoning Code
ARTICLE VII
Subdivision, Site Plan, and Conditional Use Review and Approval
§ 141-27 Hardship variances from the requirements of development approval.
The approving authority, when acting upon applications for preliminary or minor subdivision approval or for preliminary or minor site plan approval, shall have the power to grant such exceptions from the requirements of subdivision approval or site plan approval, as the case may be, as may be reasonable and within the general purpose and intent of the provisions for subdivision/site plan review and approval if the literal enforcement of one or more provisions of this chapter is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land in question.
§ 141-28 Site plan approval required unless exempt.
Site plan approval is required for all site plans not defined herein as exempt.
§ 141-29 Exemption for certain minor and exempt subdivisions and site plans.
The approving authority may waive required notices and hearings for minor and exempt subdivisions and site plans, except where a variance or conditional use is part of the application. Divisions of land not considered a subdivision under the provisions of N.J.S.A. 40:55D-7 shall be exempt from compliance with the subdivision requirements of this chapter.
§ 141-30 Simultaneous review.
The approving authority shall have the power to act upon subdivisions, conditional uses or site plans simultaneously without the developer making further application or the approving authority holding further hearings. The longest time period for action by the approving authority, whether it is for subdivision, conditional use or site plan approval, shall apply. Whenever approval of a conditional use is requested by the developer in conjunction with a site plan or subdivision, notice of the hearing on the plat shall include reference to the request for such conditional use.
§ 141-31 Informal plat review.
A.
An informal plat submission is optional. The purpose of an informal review is for the Planning Board, their professionals and the applicant to review concepts and assist the applicant in the preparation of subsequent plans and submissions. Other than classification, no decisions will be made, no hearings held and no formal action taken.
B.
Filing procedure. The developer shall file with the Planning Board Secretary, at least 21 days prior to the meeting of the approving authority, fifteen black-on-white copies of the informal plat, two completed copies of the application form, two completed copies of the informal plat checklist and the applicable fee.
C.
Sketch plan for subdivisions. The informal subdivision plat submitted for review by the approving authority shall be clearly and legibly drawn, shall be at a graphic scale of not less than one inch equals 100 feet and shall contain, at a minimum, the following:
(1)
The Tax Map sheet; block and lot numbers for the tract and all adjacent lots; a title, including the words "Informal Plat for Review and Classification"; the North arrow; scale; space for the application number; the date of the original drawing; and the date and substance of each revision.
(2)
Zoning district(s) of proposed lot(s).
(3)
The names, addresses, signatures and phone numbers of the owner, the developer and the person preparing the plat.
(4)
A key map showing the entire development and its relation to surrounding areas.
(5)
The existing and proposed lot and street layout showing that portion proposed for development in relation to the entire tract.
(6)
The existing lot lines to be eliminated.
(7)
The area of the original tract and of the proposed lots.
(8)
The basic intent for water and sewerage treatment.
(9)
Location and size of any existing structures and associates uses.
(10)
The location and, if applicable, direction of flow of all natural features, including wooded areas, waterways, wetlands, and slopes. Percolation tests and soil logs are not required. However, where the slope and soil conditions indicate that problems may be encountered, percolation tests and soil logs, as required for the preliminary plat, may be advisable.
(11)
Existing and proposed rights-of-way within and adjoining the tract. Proposed access points and parking areas shall be included if in conjunction with a site plan.
(12)
All required yard and setback lines.
(13)
All existing and proposed easements or land reserved for dedication to the public.
D.
Sketch plan for minor and major site plans. The informal site plan plat submitted for review by the approving authority shall be clearly and legibly drawn, shall be at a graphic scale of not less than one inch equals 100 feet and shall contain, at a minimum, the following:
(1)
The Tax Map sheet; block and lot numbers for the tract and all adjacent lots; a title, including the words "Informal Plat for Review and Classification"; the North arrow; scale; space for the application number; the date of the original drawing; and the date and substance of each revision.
(2)
Zoning district(s) of proposed lot(s).
(3)
The names, addresses, signatures and phone numbers of the owner, the developer and the person preparing the plat.
(4)
A key map showing the entire development and its relation to surrounding areas.
(5)
The existing and proposed lot and street layout showing that portion proposed for development in relation to the entire tract.
(6)
The approximate on-site or on-tract stormwater detention facilities, water and sewer service, and any other available utility locations.
(7)
Location and size of any existing and proposed structures and associates uses.
(8)
The location and, if applicable, direction of flow of all natural features, including wooded areas, waterways, wetlands, and slopes. Percolation tests and soil logs are not required. However, where the slope and soil conditions indicate that problems may be encountered, percolation tests and soil logs, as required for the preliminary plat, may be advisable.
(9)
Existing and proposed rights-of-way within and adjoining the tract.
(10)
Proposed access points, parking, and loading areas.
(11)
Location and details of proposed lighting, signage, and landscaping.
(12)
All required yard and setback lines.
(13)
All existing and proposed easements or land reserved for dedication to the public.
E.
Action by approving authority.
(1)
The approving authority shall classify the application as a minor or major development within 45 days of the date of submission or such further time as may be consented to by the applicant. If the approving authority suggests any changes to be included in the preliminary or final plat, such changes and/or conditions shall be in writing and shall be sent to the applicant.
(2)
If the approving authority determines that the development may, directly or indirectly, create an adverse effect on either the property being developed or nearby property, the approving authority may require the developer to revise the plan and incorporate such revisions in the preliminary or final plat. Where any remaining portion of the original tract is sufficient to be developed or subdivided further, the developer may be required to indicate a feasible plan whereby the proposed development, together with subsequent development, will not create, impose, aggravate or lead to any such adverse effect(s).
§ 141-32 Filing of application for conditional use, minor and major subdivision, minor and major site plan approval.
A.
Forms for filing applications for development and information regarding the steps to be taken, as well as the regular meeting dates of the Planning Board, shall be obtained by the applicant from either the Planning Board Secretary or the Zoning Officer.
B.
Applications for minor and major site plan review approval, major subdivision approval, conditional use approval, or any other development within the jurisdiction of the Planning Board shall be submitted for filing with the Planning Board Secretary at least 21 days prior to a work meeting of the Planning Board
C.
The applicant shall submit for filing 15 copies of all plats, maps, plans, and other information as required for a complete application, and the applicant shall inform the Planning Board Secretary within 48 hours of the filing. In the case of applications for final approval of a major subdivision, the application shall include the originals and processed tracings as required by the Map Filing Law, N.J.S.A. 46:23-9.9 et seq. Any amended application, together with any amended plats, maps or other plans, shall be submitted for filing in the same manner as the original application.
§ 141-33 Minor subdivisions.
A.
The following regulations shall apply to the applications for the approval of minor subdivisions as defined by this chapter:
(1)
A complete application for preliminary approval shall be consistent with § 141-32 of this chapter and shall be accompanied by the following materials, where applicable:
(a)
Copies of the completed Borough application form.
(b)
Copies of the completed checklist.
(c)
Copies of the Camden County Planning Board application form.
(d)
A certificate from the Borough Tax Collector that no taxes or assessments are due or delinquent (tax search).
(e)
A copy of the deed, including the text of any easements, protective covenants and deed restrictions applying to the land being subdivided.
(f)
The appropriate application fees.
(g)
One translucent tracing on cloth or plastic film and 15 paper copies of the minor subdivision plat.
(2)
The minor subdivision plat shall be a certified survey of the tract, signed and sealed by a licensed land surveyor, be clearly drawn at a scale no less than one inch equals 100 fee, to show existing and proposed conditions of the proposed site and shall contain the following information:
(a)
A key map showing the entire subdivision in relation to the surrounding area and roadway system. This map shall be taken from the Borough Zoning Map.
(b)
All existing structures and significant natural features on the proposed site and within 200 feet of the subject property.
(c)
The current zoning and use of the tract.
(d)
The name and address of the owner of record, the tract name and the name and address of the subdivider/applicant, if different from the owner.
(e)
Name, address, seal, and signature of the person preparing the plat.
(f)
The tax plate, block, lot numbers.
(g)
Address of the property.
(h)
The North arrow with reference used, scale (not greater that one inch equals 100 feet), and date of creation and revisions, if applicable.
(i)
The point of beginning and metes and bounds of the property in question as well as the dimensions of all proposed lot lines being created and parcels being retained. Any lot lines to be eliminated shall be clearly indicated. All measurements shall be in feet and decimals of a foot.
(j)
Property corner markers, both found and set, or the relation of existing markers to the property corner.
(k)
Streets and street names and widths where such streets abut or adjoin the property in question. If the street is not open, the plat should indicate this fact.
(l)
All fences, tree rows, hedges, streams, ditches, building location, any physical occupation influencing property line determination, driveways and site improvements.
(m)
The location of proposed or existing easements and the purpose served by the easement.
(n)
The minimum front, side and rear building setback lines for each lot.
(o)
The acreage of the tract to be subdivided and the number of resultant lots and acreage each to the nearest tenth of an acre.
(p)
The block, lot, and the owners' names of adjoining properties within 200 feet of the subject property.
(q)
Soil types shall be plotted on the plat as determined from Soil Conservation Service Soil Survey Maps.
(r)
The location of all proposed utilities and existing or proposed facilities to provide water for use and consumption of occupants of all buildings and sanitary facilities which will serve the proposed development.
(s)
The following certifications shall appear on the subdivision plat:
It is hereby certified that the lands subdivided by this map are owned by title of record and that consent to the approval of said map is given. | ||
|---|---|---|
DATE | NAME OF PROPERTY OWNER | |
I hereby certify that this map and survey have been made under my supervision and comply with the provisions of the Map Filing Law. | ||
DATE | LICENSED LAND SURVEYOR NJ | |
I certify that the public streets or other ways shown hereon have been approved as to location and width and names by the proper authority. | ||
DATE | BOROUGH CLERK | |
I have carefully examined this map and find that it conforms to the provisions of the Map Filing Law and the municipal ordinances and requirements applicable thereto. | ||
DATE | MUNICIPAL ENGINEER | |
This map is hereby approved by the Planning Board of the Borough of Collingswood. | ||
DATE | PLANNING BOARD CHAIRPERSON | |
I certify that this map was duly approved by resolution of the Planning Board at an official meeting held on _______________ and shall be titled on or before _______________ . | ||
I hereby certify that the Planning Board is the constituted proper authority. | ||
DATE | SECRETARY OF PLANNING BOARD | |
This map has been reviewed as prescribed by N.J.S.A. 40:27-6.2 and has been approved as required by N.J.S.A. 40:27-6.3 on _______________ for the Camden County Planning Board. | ||
DATE | PLANNING DIRECTOR | |
B.
The Planning Board may waive notice and public hearing for an application for development if it finds that the application for development conforms to the definition of minor subdivisions set forth in this chapter. Minor subdivision approval shall be deemed to be final approval of the subdivision by the Board, provided that the Board may condition such approval on terms ensuring the provision of improvements pursuant to this chapter.
C.
Minor subdivision approval shall be granted or denied within 45 days of the date of submission of a complete application or within such further time as may be consented to by the applicant. Failure of the Planning Board to act within the period prescribed shall constitute minor subdivision approval, and a certificate of the Secretary of the Planning Board 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 shall be so accepted by the County Clerk for purposes of filing subdivision plats.
D.
Except as provided in Subsection F of this section, approval of a minor subdivision shall expire 190 days from the date on which the resolution of municipal approval is adopted unless, within such period, a plat in conformity with such approval and the provisions of the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., or a deed clearly describing the approved minor subdivision is filed by the developer with the county recording officer, the Borough Engineer and the Borough Tax Assessor. Any such plat or deed accepted for such filing shall have been signed by the Chairman and Secretary of the Planning Board. In reviewing the application for development for a proposed minor subdivision, the Planning Board may accept a plat not in conformity with the Map Filing Act, provided that, if the developer chooses to file the minor subdivision as provided herein by plat rather than deed, such plat shall conform to the provisions of said Act.
E.
The zoning district requirements and general terms and conditions, whether conditional or otherwise, upon which minor subdivision approval was granted, shall not be changed for a period of two years after the date on which the resolution of minor subdivision approval is adopted, provided that the approved minor subdivision shall have been duly recorded as provided herein.
F.
The Planning Board may extend the one-hundred-ninety-day period for filing a minor subdivision plat or deed pursuant to Subsection E of this section if the developer proves to the reasonable satisfaction of the Planning Board that the developer was barred or prevented, directly or indirectly, from filing because of delays in obtaining legally required approvals from other governmental or quasi-governmental entities and that the developer applied promptly for and diligently pursued the required approvals. The length of the extension shall be equal to the period of delay caused by the wait for the required approvals, as determined by the Planning Board. The developer may apply for the extension either before or after what would otherwise be the expiration date.
G.
The Planning Board shall grant an extension of minor subdivision 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 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. A developer shall apply for the extension before what would otherwise be the expiration date of minor subdivision approval or before the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later.
§ 141-34 Minor site plans.
A.
The following regulations shall apply to the applications for the approval of minor site plans as defined by this chapter:
(1)
A complete application for preliminary approval shall be consistent with § 141-32 of this chapter and shall be accompanied by the following materials, where applicable:
(a)
Copies of the completed Borough application form.
(b)
Copies of the completed checklist.
(c)
Copies of the Camden County Planning Board application form.
(d)
A certificate from the Borough Tax Collector that no taxes or assessments are due or delinquent (tax search).
(e)
A copy of the deed, including the text of any easements, protective covenants and deed restrictions applying to the land in question.
(f)
The appropriate application fees.
(g)
15 copies of the minor site plan.
(2)
The minor site plan plat shall be clearly drawn at a scale no less than one inch equals 100 feet, to show existing and proposed conditions of the proposed site, be drawn by the appropriate professionals as outlined in N.J.S.A. 13:40-7.1, and shall contain the following information:
(a)
A key map showing the entire subdivision in relation to the surrounding area and roadway system. This map shall be taken from the Borough Zoning Map.
(b)
All existing structures and significant natural features on the proposed site and within 200 feet of the subject property.
(c)
The current zoning and use of the tract.
(d)
The name and address of the owner of record, the project name and address and the name and address of the applicant, if different from the owner.
(e)
Name, address, seal, and signature of the person preparing the plat.
(f)
The tax plate, block, lot numbers.
(g)
The North arrow with reference used, scale, and date of creation and revisions, if applicable.
(h)
All measurements shall be in feet and decimals of a foot. Dimensions should be based on a certified survey prepared by a licensed land surveyor.
(i)
Existing and proposed street right-of-way locations, names, widths where such streets abut or adjoin or are planned for the property in question.
(j)
All existing and proposed natural features, including but not limited to topography, water bodies, wooded areas, and landscaping.
(k)
The location of proposed or existing easements and the purpose served by the easement.
(l)
The minimum front, side and rear building setback lines for each lot.
(m)
The block, lot, and the owners' names of adjoining properties within 200 feet of the subject property.
(n)
The location and design of any off-street parking and loading areas, showing the number of bays, aisles, barriers, pedestrianways, and driveways.
(o)
Location of all existing and proposed utilities, including stormwater facilities, potable water, sewer, gas, electricity.
(p)
Architectural elevations and floor plans.
(q)
Location and details of all signage, lighting, screening, and solid waste disposal.
(r)
Listing of other required permits and approvals from outside agencies.
B.
The Planning Board may waive notice and public hearing for an application for development if it finds that the application for development conforms to the definition of minor site plan set forth in this chapter. Minor site plan approval shall be deemed to be final approval of the site plan by the Board, provided that the Board may condition such approval on terms ensuring the provision of improvements pursuant to this chapter.
C.
Minor site plan approval shall be granted or denied within 45 days of the date of submission of a complete application or within such further time as may be consented to by the applicant. Failure of the Planning Board to act within the period prescribed shall constitute minor site plan approval, and a certificate of the Secretary of the Planning Board as to the failure of the Planning Board to act shall be issued on request of the applicant
D.
Whenever review or approval of the application by the County Planning Board is required, the Municipal Planning Board shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Bard or approval by the County Planning Board by its failure to act within 30 days of the date of submission.
E.
The zoning district requirements and general terms and conditions, whether conditional or otherwise, upon which minor site plan approval was granted, shall not be changed for a period of two years after the date on which minor site plan approval is granted. The Planning Board shall grant an extension of minor site plan 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 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. A developer shall apply for the extension before what would otherwise be the expiration date of minor site plan approval or before the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later.
§ 141-35 Application for preliminary approval of a major subdivision and major site plan.
A.
A complete application for preliminary approval shall be consistent with § 141-32 of this chapter and shall be accompanied by the following materials, where applicable:
(1)
Preliminary plat.
(2)
Completed copies of the application form.
(3)
Completed copies of the plat checklist.
(4)
Copies of any protective covenants, deed restrictions and easements applying to the land being developed.
(5)
Copies of the drainage calculations and soil erosion and sediment control data as required in this chapter.
(6)
The applicable fee(s).
(7)
Certification by the Tax Collector that all taxes are paid to date.
(8)
A complete environmental impact statement (see § 141-62) or a written request for a waiver of any or all of its requirements. If a waiver is requested, the approving agency shall either approve, approve in part or disapprove the request at the first regular meeting at which the application is heard. The applicant shall provide any required data within 21 days or at least 21 days prior to the date the approving authority is required to act, whichever comes first.
§ 141-36 Application for final approval of a major subdivision and major site plan.
A.
A complete application for final approval shall consist of the following, where applicable:
(1)
A properly completed final subdivision or site plan approval form;
(2)
The required fee or fees;.
(3)
A site plan in final form, including all the information shown on the preliminary plat and the conditions of preliminary approval;
(4)
A subdivision plat conforming to the Map Filing Law, N.J.S.A. 46:23-9.9 et seq.;
(5)
The performance guaranty approved by the governing body, including off-tract improvements, if any; and
(6)
Any maintenance guaranties.
B.
The reviewing board shall grant final approval if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by this chapter for final approval, the conditions of preliminary approval and, in the case of a major subdivision, the standards prescribed by the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., provided that, in the case of a planned development, the reviewing body may permit minimal deviations from the conditions of preliminary approval necessitated by change of condition beyond the control of the developer since the date of preliminary approval without the developer's being required to submit another application for development for preliminary approval.
C.
Final approval shall be granted or denied within 45 days after submission of a complete application or within such further time as may be consented to by the applicant. Failure of the reviewing board to act within the period prescribed shall constitute final approval of the application as submitted.
§ 141-37 Submission and preliminary and final plat details for major subdivisions.
A.
Plat conformity. All applications shall be submitted in plat form, and all plats shall conform to the submission requirements. All plats shall be drawn by a land surveyor, and all drawings of improvements shall be prepared by a professional engineer; and all such drawings shall bear the signature, embossed seal, license number and address of the preparer.
B.
Preliminary subdivision plat. The preliminary subdivision plat shall be clearly and legibly drawn, shall be at a graphic scale of not less than one inch equals 100 feet, shall be based on a certified boundary survey and shall be on sheet sizes of 24 inches by 36 inches or 15 inches by 21 inches. If more than one sheet is required to show the entire subdivision, one composite map shall show the entire subdivision, with reference to the sheets on which the various sections are shown. The preliminary subdivision plat shall contain the following:
(1)
A key map with the North arrow, showing the entire subdivision in relation to surrounding areas, including the names of principal roads, and at a scale of not less than one inch equals 2,000 feet.
(2)
Title block, with the name and address of the subdivision; the Tax Map sheet; block and lot numbers; the date of preparation and most recent revision; the reference meridian; the North arrow; a graphic scale; the names, addresses, phone numbers and signatures of the owner, the developer and the person(s) who prepared the plat(s), including the seal of the latter; and space for the application number.
(3)
The names and addresses of all property owners within 200 feet of the limits of the development, as disclosed on the most recent municipal tax records.
(4)
The tract acreage to the nearest 1/1,000 of an acre; the number of new lots; each lot line dimension scaled to the nearest tenth of a foot; and each lot area to the nearest square foot.
(5)
The existing and proposed contours at two-foot intervals. All elevations shall be related to a bench mark noted on the plan and, wherever possible, be based on United States Geological Survey mean sea level data.
(6)
The location of existing natural features, such as soil types, slopes exceeding 12%, wooded areas, the view within the development and the location of individual trees outside wooded areas having a diameter of four inches or more measured five feet above ground level. Soil types shall be based on United States Soil Conservation Service data.
(7)
The existing and proposed streams, lakes and marsh areas accompanied by the following maps and drawings:
(a)
When a running stream is proposed for alteration or when a structure or fill is proposed in or along such a stream, approval of the New Jersey Division of Water Resources shall accompany the plat.
(b)
Cross sections and profiles of watercourses at an appropriate scale showing the extent of the flood fringe area, top of bank, normal water level and bottom elevations of the following locations:
[1]
Where a watercourse crosses a lot line (profile and cross sections) and at one-hundred-foot intervals, but at no fewer than two locations, along each watercourse which runs through or adjacent to the development (cross sections).
[2]
At fifty-foot intervals for a distance of 300 feet upstream and downstream of any existing or proposed culvert or bridge within the development (cross sections).
[3]
When watercourses are to be altered, the method of controlling erosion and siltation during construction as well as typical ditch sections and profiles shall be shown on the plan or shall accompany it.
(c)
The total upstream acreage in the drainage basin of any watercourse running through or adjacent to a development, including a small-scale watershed map developed from United States Geological Survey sheets.
(d)
The total acreage in the drainage basin to the nearest downstream drainage structure and the acreage in that portion of the development which drains to the structure.
(e)
All existing or proposed drainage and conservation easements and flood hazard areas.
(f)
The location, extent and water level elevation of all existing or proposed lakes or ponds within or no farther than 300 feet from the development.
(g)
Plans and computations for any storm drainage systems, including the following:
[1]
Existing or proposed storm sewer lines within or adjacent to the development and all required off-site and off-tract drainage improvements showing the size, profile and slope of the lines, the direction of flow and the location of each catch basin, inlet, manhole, culvert and headwall.
[2]
The location and extent of any proposed dry wells, groundwater recharge basins, detention basins, flood control devices, sedimentation basins or other water conservation devices.
(8)
Plans, cross sections, center-line profiles, tentative grades and details of proposed and existing utilities and all improvements within street rights-of-way in the tract, including the type and width of street pavement, curbs, sidewalks, bike routes, shade trees and plantings; all utilities, including water, sewer, gas, electric, telephone and cable television; and facilities such as storm drainage facilities, detention ponds and erosion control. At intersections, the sight triangles, radii or curblines, crosswalks, curb ramps and street sign locations shall be shown. Final street naming may be deferred.
(9)
The names, locations, widths and purpose(s) of existing and proposed easements, streets and other rights-of-way in the development. The text of any deed restriction or dedications shall be included.
(10)
The locations and descriptions of all monuments, existing and proposed.
(11)
All lot lines that exist and will remain, those proposed and those to be eliminated. All setback lines with dimensions and municipal boundaries, if within 200 feet, shall be shown. Any lot(s) and/or rights-of-way to be reserved or dedicated to public use shall be identified. Each block shall be numbered, and the lots within each block shall be numbered as assigned by the Borough Tax Assessor.
(12)
The locations of all existing structures, drainage and parking areas in the tract and within 200 feet, showing existing and proposed front, rear and side yard setbacks, structures of historic significance and an indication of existing structures and uses to be retained and those to be removed.
(13)
Utility plans showing feasible connections to any existing or proposed utility systems. If private utilities are proposed, they shall comply fully with all Borough, county and state regulations. If service will be provided by an existing utility company, a letter from that company shall be submitted stating that service will be available before occupancy of any proposed structures.
(14)
Zoning district(s) and zoning district lines.
(15)
A list of other agencies requiring their approval and the status of the application of these agencies.
C.
Final subdivision plat. The final subdivision plat shall be clearly and legibly drawn in ink on translucent tracing cloth or its equivalent at a graphic scale of not less than one inch equals 50 feet unless a larger scale is approved by the Municipal Engineer that is large enough to contain legibly written data on dimensions, bearings and all other details of the boundaries. The plat shall be drawn on sheet sizes of 24 inches by 36 inches or 15 inches by 21 inches. If more than one sheet is required to show the entire subdivision, a separate composite map shall be drawn showing the entire subdivision on one sheet and the sheets on which the various sections are shown. The plat shall comply with all the provisions of the Map Filing Law, N.J.S.A. 46:23-9.9 et seq. The final plat shall show or be accompanied by only that information and those details specified in the Map Filing Law or in the following list:
(1)
The date, location and name of the subdivision, name of the owners, graphic scale and reference meridian.
(2)
Tract boundary lines, right-of-way lines of streets, street names, easements and other rights-of-way, land to be reserved or dedicated to public use, lot lines and other site lines, all with accurate dimensions, bearings or deflection angles, and the radii, arcs and central angles of all curves. Distances and bearings shall be on the North American Datum of 1927 or North American Datum of 1983, as specified by the Borough Engineer.
(3)
The purpose of any easement or land reserved or dedicated to public use shall be designated, and the proposed use of sites other than residential shall be noted.
(4)
All natural and artificial watercourses, streams, water boundaries and encroachment lines shall be shown. Final stormwater outfalls in retention basins or other receiving bodies of water shall be identified by coordinates based on the datum specified in Subsection B(2) above.
(5)
Each block shall be numbered and the lots within each block shall be numbered as directed by the Tax Assessor.
(6)
Minimum building setback lines on all lots and other sites.
(7)
The location and description of all monuments.
(8)
The names of owners of adjoining land parcels.
(9)
Certification by a licensed land surveyor as to the accuracy of details of the plat.
(10)
Certification that the applicant is the owner or equitable owner of the land, or a representative thereof, or that the owner has given consent under an option agreement.
(11)
As updated certification from the Tax Collector shall show there are no delinquent taxes or other assessments charged to the property involved in the subdivision.
(12)
The preliminary plat, engineering details, cross sections and profiles of streets and plan and profiles of storm drainage systems, approved by the Borough Engineer, shall be required to accompany the final plat, with all conditions of preliminary approval met and reviewed by the Engineer prior to final plat submission.
(13)
If applicable, plans and profiles of sanitary sewers and water mains, approved by the Municipal Sewage Authority, will be required to accompany the final plat.
(14)
When approval of a plat is required by an officer or body of the municipality, county or state, approval shall be certified on the plat prior to its filing in the office of the County Clerk.
(15)
All approvals and permits from other agencies.
(16)
Performance guaranties, approved by the Borough Solicitor as to form and the Municipal Engineer as to amount, sufficient to ensure the satisfactory completion of improvements and facilities as required by the resolution of the Planning Board granting preliminary approval. The developer's engineer shall submit a detailed engineer's estimate for review and approval by the Municipal Engineer.
§ 141-38 Plat design standards for major site plans.
In cases requiring site plan review and approval, applications for development shall be in accordance with the provisions of § 141-32 of this chapter and shall be accompanied by information and documentation specified in this section.
A.
Preliminary site plan submission requirements. Site plans submitted for conventional developments shall include materials that clearly show conditions on the site at the time of the application, the features of the site which are to be incorporated into the proposed development and the appearance and function of the proposed development. The various elements of the site plan shall be prepared by the professionals as required in N.J.S.A. 13:40-7.1 licensed to practice in the State of New Jersey according to the following instructions and including the following information and data:
(1)
Site plans shall be drawn to a scale of not less than 100 feet to the inch. All distances shall be in decimals of a foot, and all bearings shall be given to the nearest tenth-second, and the error of closure of the tract shall be one in 10,000 and certified by a licensed land surveyor. Distances and bearings shall be on the North American Datum of 1927 or North American Datum of 1983, as specified by the Borough Engineer.
(2)
Site plans shall be submitted on one of the following standard sheet sizes: 15 inches by 21 inches or 24 inches by 36 inches. If one sheet is not sufficient to contain the entire territory, one composite map shall show the entire development with reference to the sheets on which the various sections are shown.
(3)
A key map showing the entire parcel to be developed and its relation to the surrounding area, based on the Borough of Collingswood Zoning Map.
(4)
The title of the development, North arrow, scale, name and address of the record owner as well as the applicant and persons preparing the site development plan with their seal and signature affixed to said plan.
(5)
The name of the owners of record of all adjacent properties and the block and lot numbers of such adjacent properties.
(6)
All existing school, zoning and special district boundaries located on or adjacent to the property involved. Such boundaries shall be shown on the key map accompanying the detailed site plan.
(7)
The boundaries of the property involved, building or setback lines and lines of existing streets, lots, reservations, easements and other areas dedicated to public use.
(8)
The location of existing buildings and all other structures, such as but not limited to signs, culverts, bridges (with spot elevations of such structures), walls, fences, roadways and sidewalks.
(9)
The size, height, location, arrangement and use of all proposed areas, buildings, structures (including fences, roadways and sidewalks) and special sites for individual uses, all including proposed grades.
(10)
The location and design of any off-street parking or loading areas, showing size and location of bays, aisleways, barriers, pedestrian access, vehicular access and number of parking or loading spaces.
(11)
All means of vehicle access and egress proposed for the site, showing size and location of driveways and driveway or curb openings to existing public streets. Shall include access streets by name; acceleration and deceleration lanes; curbs; sight triangles; traffic channelization; traffic signs; fire lanes; pedestrian walks; bikeways; and sidewalks.
(12)
The location of all storm drainage pipes, structures and watercourses, whether publicly or privately owned, with pipe sizes, grades and direction of flow, whether existing or proposed, and also whether above or below the ground surface. Final stormwater outfalls in streams, swales, retention basins or other receiving bodies of water shall be identified by coordinates based on the datum specified above.
(13)
Existing and proposed topography with a contour interval of one foot where slopes are 3% or less, two feet where slopes are more than 3% but less than 15% and five feet where slopes are greater than 15%, referenced to the National Geodetic Vertical Datum, 1929, and indicated by a dashed line. Where any regrading is proposed, finished grade contours should be shown in solid lines.
(14)
The location of existing high points, depressions, ponds, marshes, wooded areas and other significant existing natural features.
(15)
An environmental impact statement.
(16)
A certified survey prepared by a land surveyor licensed in the State of New Jersey shall accompany site plans and shall show the boundaries of the parcel and the limits of all proposed streets and other property to be dedicated to public use or to common open space. In the case of new commercial, industrial or public buildings, the site plan shall be accompanied by preliminary architectural floor plans and elevations, with the name, address, professional number and seal of the architect involved. In apartment, townhouse, or other residential projects, the number of dwelling units, by type, shall be shown.
(17)
All proposed street profiles and cross sections shall be shown, indicating width of roadway, location and width of sidewalks and location and size of utility lines according to standards and specifications of the Borough. Such features are to be shown on a separate map when necessary.
(18)
The location of all proposed utilities, including but not limited to electrical, natural gas, telephone, cable, solid waste disposal, sewer and water lines, valves, hydrants and other appurtenances in conformance with applicable standards of the appropriate Borough, county and state agencies.
(19)
The proposed positioning, direction, illumination, wattage and periods of operation of all proposed outdoor lighting to be used anywhere on the site or in connection with any proposed building or structure, including signs, thereon. Standards are outlined in § 141-71 of this chapter.
(20)
The location of all proposed signs, their size, nature of construction, height and orientation, including all identification signs, traffic and directional signs and freestanding and facade signs, together with the nature and time control of sign lighting.
(22)
A copy of any covenants or deed restrictions that are intended to cover all or any part of the tract.
(23)
An internal surface drainage plan designed to produce no greater volume of surface runoff from the site subsequent to development than that existing prior to development.
(24)
A written description of the proposed use(s) of nonresidential buildings, including the number of employees; the proposed number of shifts to be worked and the maximum number of employees on each shift; expected truck and tractor-trailer traffic.
(25)
A listing of other required permits from agencies having jurisdiction and the status of each permit required.
(26)
Such other information or data as may be required by the Planning Board, as set forth in its rules of procedure, in order to determine that the proposed development is in accord with the Borough Master Plan and all applicable ordinances of the Borough.
B.
Final submission requirements. Site plans shall be submitted for final approval in accordance with the provisions of § 141-32 of this chapter and shall contain or be accompanied by the following:
(1)
Information and data contained in the submission for preliminary approval. Final site plans shall be drawn to a scale of not less than 50 feet to the inch.
(2)
Any site plan revisions, additional data or revised documentation required by the Planning Board in its resolution granting preliminary approval.
(3)
Offer of dedication of streets or other public ways and deed for any public open space resulting from preliminary development approval.
(4)
Performance guaranties, approved by the Borough Solicitor as to form and the Borough Engineer as to amount, sufficient to ensure the satisfactory completion of improvements and facilities as required by the resolution of the Planning Board granting preliminary approval. The developer's engineer shall submit a detailed engineer's estimate to review and approval by the Borough Engineer.
(5)
A statement from the Borough Engineer that adequate construction plans for all streets, drainage and other facilities covered by the Borough's standards are adequate and comply with Borough's standards.
(6)
All approvals from other agencies having jurisdiction.
§ 141-39 Action and decisions for major subdivision and major site plan approval.
A.
Completeness of applications. The approving authority shall accept or reject the submission as a complete application within 45 days of submission to the Planning Board Secretary and, if rejected, notify the applicant within the same 45 days. If the Planning Board or designated authority does not notify the applicant within 45 days, the application is considered complete.
B.
Public hearing. If the submission is accepted as a complete application, a public hearing shall be set and proper notice given.
C.
Upon submission of a plat, the Secretary of the Planning Board shall submit one copy of the plat and supporting data to the County Planning Board, the Municipal Engineer, the Environmental Commission and any other agency or person, as directed by the approving authority, for review and action. Each shall have not more than 30 days from receipt of the plat to report to the approving authority. In the event of disapproval, such report shall state the reasons therefor. If any agency or person fails to submit a report within 30 days, the plat shall be deemed to have been approved by it or him. Upon mutual agreement between the County Planning Board and the approving authority, with approval of the developer, the thirty-day period for a County Planning Board report may be extended for an additional 30 days; and any extension shall so extend the time within which the approving authority is required to act.
D.
Time periods for approvals.
(1)
Site plans.
(a)
Upon the submission of a complete application for a site plan which involves 10 acres of land or less or 10 dwelling units or fewer, the Planning Board shall grant or deny preliminary approval within 45 days of the date of such submission or within such further time as may be consented to by the applicant.
(b)
Upon the submission of a complete application for a site plan which involves more than 10 acres or more than 10 dwelling units, the Planning Board shall grant or deny preliminary approval within 95 days of the date of such submission or within such further time as may be consented to by the applicant.
(c)
Final approval shall be granted or denied within 45 days after submission of a complete application to the Planning Board Secretary or within such further time as may be consented to by the applicant.
(2)
Conditional uses. Upon the submission of a complete application, including a site plan, for a conditional use, the Planning Board shall grant or deny preliminary approval of it within 95 days of the date of such submission or within such further time as may be consented to by the applicant.
(3)
Subdivisions.
(a)
Upon the submission of a complete application for a subdivision of 10 or fewer lots, other than a minor subdivision, the Board shall grant or deny preliminary approval within 45 days of the date of such submission or within such further time as may be consented to by the applicant, except that if the application for subdivision approval also involves an application for a variance, the Board shall grant or deny preliminary approval within 95 days of the date of such submission of a complete application or within such further time as may be consented to by the applicant.
(b)
Upon the submission of a complete application for a subdivision of more than 10 lots, the Planning Board shall grant or deny preliminary approval within 95 days of the date of such submission or within such further time as may be consented to by the applicant.
(c)
Final approval shall be granted or denied within 45 days after submission of a complete application to the Planning Board Secretary or within such further time as may be consented to by the applicant.
E.
Failure of the Planning Board to reach a decision within the specified time periods or extensions thereof shall result in the approval of the subdivision, site plan or conditional use as submitted.
F.
The approving authority may approve, disapprove or approve with conditions the preliminary application, including action on the environmental impact report. If the Planning Board requires any substantial amendments in the layout of improvements proposed by the developer that have been the subject of a hearing, an amended application for development shall be submitted and shall proceed as in the case of the original application for development.
G.
The approving authority shall grant final approval if the application conforms to the standards of this chapter, the conditions of preliminary approval and, in the case of a major subdivision, the standards prescribed by the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.). In the case of a minor or exempt subdivision or site plan where there has been no previous submission of an informal or preliminary plat, the approving authority may waive the required notices and hearing. Minimal deviations shall not require the developer to submit another application. Whenever review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.3 or 40:27-6.6, the approving authority shall condition any approval that it grants upon timely receipt of a favorable report from the County Planning Board or upon its failure to submit a report within the required time period.
H.
An approved final plat shall be signed by the Chairman and the Secretary of the approving authority (or the Vice Chairman or the Assistant Secretary in their absence, respectively).
I.
Nothing herein shall be construed to limit the right of a developer to submit a sketch plat to the Planning Board for an informal review, and neither the Planning Board nor the developer shall be bound by any discussions or statements during such review, provided that the right of the developer at any time to submit a complete application for subdivision or site plan approval shall not be limited to submission of a sketch plat, and the time for Planning Board decision shall not begin to run until the submission of a complete application.
J.
The Planning Board will not provide any professional review, outside the Planning Board meetings, to applicants without the payment of a required escrow fee for review costs.
§ 141-40 Filing of subdivision plats.
A.
Final approval of a major subdivision shall expire 95 days from the signing of the plat unless, within such period, the plat shall have been duly filed by the developer with the County Clerk. The approving authority may, for good cause shown, extend the period for recording for an additional period not to exceed 190 days from the date of signing of the plat. The Planning Board may extend the ninety-five- or one-hundred-ninety-day signing period if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from filing because of delays in obtaining legally required approvals from other governmental agencies and that the developer applied promptly for and diligently pursued the required approvals. The length of extension shall be equal to the period of delay caused by the wait for the required approvals, as determined by the Planning 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 Planning Board as indicated on the instrument of signature of the Chairman and the Secretary of the approving authority or a certificate has been issued pursuant to Sections 35, 38, 44, 48, 54, or 63 of P.L. 1975, c. 291. The signatures of the Chairman and Secretary of the approving authority shall not be affixed until the applicant has posted the appropriate guarantees.
§ 141-41 Rights conferred by preliminary approval for a major subdivision and major site plan.
A.
Preliminary approval of a major subdivision or major site plan, except as provided in Subsection B of this section, shall confer upon the applicant the following rights for a three-year period from the date on which the resolution of preliminary approval is adopted:
(1)
That the general terms and conditions on which preliminary approval was granted should not be changed, including but not limited to use requirements; layout and design standards for streets, curbs and sidewalks, if any; lot size; yard dimensions and off-tract improvements; and in the case of a site plan, existing natural resources to be preserved on the site; vehicular and pedestrian circulation, parking and loading; screening, landscaping and location of structures; and exterior lighting both for safety reasons and streetlighting; except that nothing herein shall be construed to prevent the Borough from modifying by ordinance such general terms and conditions of preliminary approval as relate 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.
(3)
That the applicant may apply for and the reviewing board may grant extensions of such preliminary approval for additional periods of at least one year, but not to exceed a total extension of two years, provided that, if the design standards have been revised by ordinance, such revised standards may govern.
B.
Whenever the Planning Board grants an extension of preliminary approval pursuant to Subsection A(3) of this section and preliminary approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for the extension either before or after what would otherwise be the expiration date.
C.
The Planning Board shall grant an extension of preliminary 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 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. A developer shall apply for the extension before what would otherwise be the expiration date of preliminary approval or before the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Planning Board from granting an extension to Subsection A(3) of this section.
§ 141-42 Effect of final approval of a major subdivision, minor and major site plan.
A.
Requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer pursuant to this chapter, whether conditionally or otherwise, shall not be changed for a period of two years after the date on which the resolution of final approval is adopted, provided that, in the case of major subdivisions, the rights conferred by this section shall expire if the plat has not been duly recorded within the time period provided in this chapter. If the developer has followed the standards prescribed for final approval and, in the case of a subdivision, has duly recorded the plat as required in this chapter, the reviewing board may extend such period of protection for extensions of one year, but not to exceed three extensions. Notwithstanding any other provision of this chapter, the granting of final approval terminates the time period of preliminary approval pursuant to this chapter for the section granted final approval.
B.
Whenever the Planning Board grants an extension of final approval pursuant to Subsection A of this section and final approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for the extension either before or after what would otherwise be the expiration date.
C.
The Planning 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 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 the extension before what would otherwise be the expiration date of final approval or before the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Planning Board from granting an extension pursuant to Subsection A of this section.