Cranbury City Zoning Code
ARTICLE VII
Development Application Review Procedures
§ 150-80 (Reserved) [1]
[1]
Editor’s Note: Former § 150-80, Jurisdiction of responsibility during development application review, was repealed 10-9-2017 by Ord. No. 09-17-14.
§ 150-81 Application requirements.
A.
Assignment. The applicant may seek the direction of the Administrative Officer as to which approvals are required and the appropriate Board, or of filing an application and proceeding before the Board which the applicant believes to be appropriate. The following applications may be filed:
(1)
Concept plan/sketch plat.
(2)
Conditional use.
(3)
Minor subdivision.
(4)
Major preliminary subdivision.
(5)
Major final subdivision.
(6)
Minor site plan.
(7)
Major preliminary site plan.
(8)
Major final site plan.
(9)
General development plan.
(Note: Certain applications may involve a combination of actions.) |
B.
Content. An application for development shall include a completed checklist, the items specified in the checklist, and an application form.
C.
Complete application.
(1)
An application for development shall be complete when so certified by the Administrative Officer. In the event that the application is not certified to be complete within 45 days of the date of its submission, the application shall be certified complete upon the expiration of the forty-five-day period unless the application lacks information indicated on the checklist of items to be submitted, and the Board Secretary 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 Administrative Officer shall grant or deny the request within 45 days of the date of submission. In the event that the Township Planner and Township Engineer deem the application incomplete in accordance with the provisions of this section, only resubmissions by the applicant shall be reviewed.
(3)
Nothing herein shall be construed as reducing the applicant's obligation to prove that the application is entitled to approval. The Board may subsequently require correction of any information found to be in error. The Board may also ask for such additional information not specified in the chapter or for revisions as are reasonably necessary. 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 Board.
D.
Upon a certification of completeness, the Board Secretary shall notify the applicant of the hearing date in order to comply with the notice requirements. The Board Secretary shall refer the site plan or subdivision and exhibits to all local reviewing agencies and the County Planning Board. The 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 applicants 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 such proof.
§ 150-82 Variance relief.
A.
All applicants for use variances shall submit the required fee and seven copies of each application and any maps or related material to the Secretary of the Zoning Board of Adjustment for review by the Development Review Committee. The Board Secretary shall process the application and assign an application number. Once an application has been assigned a number, such number shall appear on all papers, maps, plats or plans and other documents submitted for processing in conjunction with the application.
[Amended 3-7-2005 by Ord. No. 02-05-04]
B.
Upon determination that the application is complete, the applicant shall submit 20 copies of all plans and the Board Secretary will place the item on the agenda.
§ 150-83 Concept plans and sketch plats.
[Amended 3-7-2005 by Ord. No. 02-05-04; 10-9-2017 by Ord. No. 09-17-14]
A.
Applicants for subdivision or site plan approval are encouraged to file concept plans and sketches prior to the submittal of a formal plan. Applicants may request an informal review by the Development Review Committee as set forth in § 150-76D(1) or may request an informal review before the Planning Board. The purpose of such review is as follows:
(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)
Identify policies and regulations that create opportunities or pose significant constraints for the proposed development.
(5)
Consider opportunities to increase development benefits and mitigate undesirable project consequences.
(6)
Permit input into the general design of the project.
B.
Applicants seeking review of a concept plan or sketch plat by the Development Review Committee shall provide 10 copies of the plan or plat and 10 copies of the completed application and the required review fees to the Board Secretary at least 10 days before a regularly scheduled meeting of the Development Review Committee. The Development Review Committee shall review the application pursuant to the requirements of § 150-76.
C.
Applicants seeking review of a concept plan or sketch plat by the Planning Board shall provide 15 copies of the concept plan or sketch plat and 15 copies of the completed application and the review fees to the Board Secretary at least 30 days prior to a regular scheduled meeting of the Planning Board. The Planning Board shall review the application pursuant to the appropriate section of the Land Development Ordinance for which approval is being sought, but only on an informal, non-binding basis.
D.
Information required for concept plan or sketch plat review.
(1)
The concept plan or sketch plat to be reviewed by the Development Review Committee or the Planning Board may consist of a general plan that is neither fully engineered nor surveyed, provided the plan or plat is sufficiently detailed to enable the Development Review Committee or the Planning Board to make suggestions on general site design and layout for circulation, stormwater management, location of open space and buffers, building arrangements and to determine how the proposal meets the Township's development goals and objectives.
(2)
For reviews that are being conducted by the Development Review Committee, plans or plats shall provide as much information as may be necessary for the Development Review Committee to provide guidance and input as set forth in § 150-83D(1) above. However, for concept plan or sketch plan review being conducted by the Planning Board, items in the submission checklist in § 150-89A shall be the minimum requirements for such review.
E.
Effect of concept plan/informal review. Neither the applicant, the Development Review Committee nor the Planning Board or other entity of the Township of Cranbury that is authorized to make decisions relating to a development application shall be 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 current detailed 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 formal application for development, subject to the same fees and procedure as set forth herein.
§ 150-84 General provisions.
A.
Submission procedures. All site plan and subdivision applications submitted under the provisions of this chapter shall comply with all the applicable requirements of the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.
B.
Uses requiring site plan approval.
(1)
All activities except the following shall require site plan approval:
(a)
The construction, customary use and modification of detached single- or two-family dwellings, including any permitted accessory buildings and uses incidental to the principal use of the property.
[Amended 10-9-2017 by Ord. No. 09-17-14]
(b)
Any structure or use for which site plan approval was granted prior to the effective date of this chapter and that was developed in accordance with such approval.
(c)
Buildings and customary accessory buildings, including agricultural stands associated with home agriculture and structures associated with farming. Commercial agricultural farm stands shall require site plan approval.
(d)
Construction which is determined by the Construction Official to constitute ordinary repairs, as defined by the State of New Jersey Department of Community Affairs Uniform Construction Code.
(e)
Soil disturbance of less than 300 cubic yards in total, no matter how long it takes, except that nothing shall be construed to prevent the otherwise lawful excavating or cutting, stripping or other change in the existing configuration of the land for the following purposes and no others:
[1]
Gardening for noncommercial purposes.
[2]
The construction or reconstruction of curbs, sidewalks, private residential driveways, drainage systems, sewage disposal systems and other utility service connections, provided that all other Township, County, State and district approvals have been received.
(2)
A change in use or occupancy of a building or land requires site plan approval if one or more of the following criteria is met, as determined by the Zoning Officer when an applicant applies for a building permit:
(a)
The previous use never received site plan approval.
(b)
The proposed use requires more off-street parking than the previous use based upon the parking requirements of this chapter.
(c)
The proposed use has significantly different hours of operation than the previous use.
(d)
The proposed use has different loading requirements which have an effect on site circulation.
(e)
The proposed use involves the storage or handling of chemicals or hazardous substances.
[Amended 10-9-2017 by Ord. No. 09-17-14]
(f)
The proposed use calls for a significant change in one or more of the following: exterior lighting, circulation and/or landscaping.
[Amended 10-9-2017 by Ord. No. 09-17-14]
(g)
The proposed use will generate a significantly greater amount of solid waste requiring additional refuse receptacles than previously required.
[Amended 10-9-2017 by Ord. No. 09-17-14]
(h)
The proposed use requires a change in drainage and stormwater management.
C.
Additional requirements.
(1)
No subdivision or site plan involving any street(s) requiring additional right-of-way width as specified in the Master Plan or Official Map and the street requirements of this chapter 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.
(2)
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, traffic analysis and detailed environmental information.
D.
Environmental impact statements.
(1)
When required. An environmental impact statement shall be required for:
(2)
Exempt applications. The following applications are exempt from the environmental impact statement requirements:
(a)
All agricultural operations conducted in accordance with a plan approved by the Soil Conservation District and all silviculture operations conducted in accordance with a plan prepared by a professional forester.
(b)
Any variance application to the Zoning Board of Adjustment not involving a site plan or subdivision application, unless specifically required by the Board.
(c)
Applications for minor subdivision approval, unless specifically required by the approving Board.
(d)
Applications for minor site plan approval, unless specifically required by the approving Board.
(3)
Submission format. All environmental impact statements shall consist of written and graphic materials which clearly present the following information:
(a)
Project description. 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 and the uses intended. The resident population, working population, and visitor population shall be estimated.
(c)
Site description and inventory. The suitability of the site for the intended use shall be discussed. This shall include a description of environmental conditions on the site which shall include, but not be limited to, the following items:
[1]
Types of soils. A description and list of each soil type on the site shall be provided and identified on a map. If septic systems are to be installed, percolation data shall be provided.
[2]
Topography. A description and map of the topographic conditions of the site shall be provided. Areas where slopes are in excess of 15% shall be identified on the map.
[3]
Geology. A description and map of the geologic formations and features of the site shall be provided. Areas where bedrock is within two feet of the surface as well as major rock outcroppings shall be shown on the map.
[4]
Vegetation. A description and map of existing vegetation on the site showing the location of major vegetative groupings such as woodlands, open fields and isolated trees greater than six inches caliper shall be provided. Where woodlands are delineated, the forest type and its characteristics shall be identified.
[5]
Wildlife. Habitats of any rare or endangered species defined by the State of New Jersey shall be identified and described.
[6]
Critical areas. A description and map of the wetland areas, wetland buffers and floodplains on the site shall be provided.
[7]
Surface water. A description and map of existing watercourses and water bodies that are partially or totally on the site shall be identified.
[8]
Subsurface water. Subsurface water conditions on the site shall be described both in terms of depth to groundwater and water supply capabilities. Where existing conditions warrant, detailed information of the depth, capacity and water quality of existing wells within 500 feet of the site shall be provided. The water supply capabilities of the adjacent areas and the recharge capabilities of the site shall be described.
[9]
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 and any scenic view from the site.
[10]
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.
(d)
Impact. The negative and positive impacts of the project during and after construction shall be discussed. The specific concerns that shall be considered include the following:
[1]
Soil erosion and sedimentation resulting from surface runoff.
[2]
Flooding and floodplain disruption.
[3]
Degradation of surface water quality.
[4]
Groundwater pollution.
[5]
Reduction of groundwater capabilities.
[6]
Sewage disposal.
[7]
Solid waste disposal.
[8]
Vegetation destruction.
[9]
Disruption of wildlife habitats of endangered species.
[10]
Destruction or degradation of scenic and historic features on and off site.
[11]
Air quality degradation.
[12]
Noise levels.
(e)
Environmental performance controls. The applicant shall indicate the measures which will be employed during the planning, construction and operation phases which will minimize or eliminate negative impacts on and off site. Of specific interest are:
[1]
Drainage plans which shall include but not be limited to soil erosion and sedimentation controls.
[2]
Sewage disposal techniques.
[3]
Water supply and water conservation proposals.
[4]
Site design techniques sensitive to the natural environment which should include innovative landscape, building and circulation design.
[5]
Noise reduction techniques.
[6]
Screening and landscaping intended to enhance the compatibility of the development with adjacent areas.
[7]
Miscellaneous on-site and off-site public improvements.
(f)
Alternatives. A discussion of site design and project location alternatives that were considered shall be provided. The discussion shall indicate why an alternative was rejected if it would have resulted in less of a negative impact than the proposed development.
(g)
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 is not be limited to, approvals required by the municipality and 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.
(h)
Documentation. All publications, file reports, manuscripts or other written sources of information which were consulted in preparation of the environmental impact statement shall be listed and footnoted. 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.
(i)
Disposition. The Board shall review the environmental impact statement to determine if the development will result in appreciable harmful effects to the environment. In making its decision, the Board shall give due consideration to any recommendations from the Environmental Commission.
E.
Community impact statement.
(1)
When required. All applications for preliminary major subdivision or site plan approval for projects on sites of 50 acres or more or involving not less than 100 dwelling units or 250,000 square feet of nonresidential floor space shall be accompanied by a community impact assessment.
(2)
General provisions. The community impact statement shall analyze the proposed development and its expected impact upon existing facilities and services. The information provided in the community impact assessment shall be used to determine the increased demand for municipal facilities created by the development, what facilities can be coordinated with the construction of the proposed development, and to alert the appropriate public agencies to anticipated needs that may have to be satisfied in the near future.
(3)
Submission format. All community impact statements shall contain the following information:
(a)
Population impact. An analysis of the number of people that can be expected to be added to the municipal population as a result of the proposed development. The impact analysis shall address the following age cohorts: preschool-aged children, school-aged children, adults of childbearing age, middle-aged adults and persons of retirement age.
(b)
School impact. An analysis of the anticipated number of pupils who will be added to the student population in the municipality and anticipated operating and capital improvement costs.
(c)
Facilities impact. An evaluation of the adequacy of the existing facilities to serve the proposed development shall be provided. This shall include existing public water facilities, public sewerage facilities, recreational and library facilities.
(d)
Service impact. An evaluation as to the adequacy of the existing public services to serve the proposed development shall be provided. This shall address the impact of the development upon municipal services, including police protection, fire protection, solid waste disposal and street maintenance services.
(e)
Utility impacts. Verification of who will design and construct the public facilities necessary to service the development must be provided in the form of letters directed to the Secretary of the Board and signed by a responsible official of the utility company or governmental authority or district having jurisdiction in the area.
(f)
Financial impact. An analysis of the revenues expected to be generated from the development compared to the anticipated costs. Revenues and costs shall be shown for the municipality, the municipal school system and the County.
F.
Traffic impact statement.
(3)
Submission format. All traffic impact statements shall provide a description of the impact and effect of the proposed land development upon all roads which are adjacent to or immediately affected by traffic and shall specifically address the following items:
(c)
Traffic impacts caused by the proposed development as per change in existing conditions.
(d)
Explanation of employee trip 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).
(e)
Recommendations for alleviating or diminishing any possible congestion or disruption to the established traffic pattern.
(f)
Any other information requested by the appropriate Board reasonably required to make an informed assessment of potential traffic impacts.
§ 150-85 Minor subdivision and minor site plan approval.
[Amended 3-7-2005 by Ord. No. 02-05-04; 10-9-2017 by Ord. No. 09-17-14]
A.
Application.
(1)
Pursuant to § 150-76D(5), an applicant for minor site plan or minor subdivision approval that requires no variances or exceptions may submit such application to the Development Review Committee (DRC) for approval. In such cases, the applicant shall submit the required fee with 10 copies each of the application and 10 copies of the minor subdivision plat or minor site plan to the Secretary of the Board for review by the Development Review Committee. The Board Secretary shall process the application and assign an application number. Once an application has been assigned a number, such number shall appear on all papers, maps, plats or plans and other documents submitted for processing in conjunction with the application.
(2)
An applicant who wishes the Planning Board to review an application for minor site plan or minor subdivision approval shall submit the required fee and 10 copies of the application as set forth in § 150-85A(1) above. The same procedures as set forth therein shall be followed for the processing of such application, except that where the Planning Board conducts such a review, notice and a hearing shall not be required as set forth in § 150-72C(1)(d). Upon determination that the application is complete, the applicant shall submit 20 copies of all plans and the Board Secretary will place the item on the agenda.
B.
Submission requirements.
(2)
The Secretary of the Board shall forward copies of the minor subdivision plat or the minor site plan to the following for review and comment, where appropriate:
(a)
Planning Board or Board of Adjustment, depending on which board has jurisdiction.
(b)
Planning Board Planner.
(c)
Planning Board Engineer.
(d)
Township Board of Health.
(e)
Construction Official.
(f)
Zoning Officer.
(g)
Environmental Commission.
(h)
Freehold Soil Conservation District.
(i)
Township Historic Preservation Commission.
(3)
The Board shall also have the authority to refer any minor subdivision plat or minor site plan to other agencies or individuals for comment or recommendations.
C.
Review. The officials and agencies shall forward their comments and recommendations in writing, to the Development Review Committee or to the Board within 30 days from the receipt of minor subdivision plat or minor site plan application.
D.
Public hearing before the Development Review Committee. In the case of an application for minor subdivision or minor site plan approval before the Development Review Committee, at the time when the application is certified complete, the DRC shall set a date for the public hearing and notify the applicant of said date. After such notification, the applicant shall provide notice to the public of the date, time and location of the hearing in the manner specified in N.J.S.A. 40:55D-12 and 12.1.
E.
Public hearing before the Planning Board. In the case of an application for minor subdivision or minor site plan before the Planning Board, at the time when the application is certified complete, the Planning Board shall set a date for the hearing and notify the applicant of said date. No public notice shall be required.
F.
Revisions. The Board or DRC may require the filing of an amended application, which shall proceed in the same manner as in the case of the original application. No additional application fee shall be required. The time within which the DRC or Board shall review the amended application and make its determination shall commence as of the date of the filing of the amended minor subdivision plat or amended minor site plan. If the applicant fails to submit an amended application within the original time for review authorized by this chapter, the DRC or the Board shall be obligated to act on the original application. If, at the discretion of the DRC or 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.
G.
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 DRC or the Board shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board.
H.
Action.
(1)
The Board shall approve, conditionally approve, or deny a minor subdivision within 45 days of the certification that the application is complete, unless the applicant shall extend the period of time within which the Board may act. 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, the Board shall take action within 120 days from which the application is certified complete.
(2)
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. The certificate 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.
(3)
Where the remaining portion of the original tract is sufficient to be subdivided or further developed, the applicant may be required to submit a sketch of the entire remaining portion of the tract to indicate that the proposed subdivision or development, together with such subsequent subdivision(s) or development(s) as may be submitted in the future, is feasible. Any requirements under this subsection shall be limited to those that will prevent the proposed development from causing any reasonably avoidable damage to any adjacent property or any environmental resource.
I.
Effect of approval. Approval of a minor site plan or subdivision shall be deemed final approval and shall be prepared in accordance with final site plan or subdivision requirements, provided that the Board may condition such approval on 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.
J.
Filing with the County Recording Officer.
(1)
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 Township Engineer and the Township Tax Assessor. Any such plat or deed accepted for such filing shall be reviewed by the Township Engineer and Board Attorney prior to signing and be signed by the Chairperson and Secretary of the Board. In reviewing the application for development for a proposed minor subdivision, the Board may 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.
(2)
Prior to filing the plat, all legal requirements for dedication of public facilities shall be completed.
K.
Extensions.
(1)
The Board may extend the one-hundred-ninety-day period for filing a minor subdivision plat or deed pursuant to this chapter if the developer proves to the reasonable satisfaction of the Board:
(a)
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
(b)
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 Board. The developer may apply for the extension either before or after what would otherwise be the expiration date.
(2)
The Board shall grant an extension of minor subdivision or 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 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.
L.
Distribution of copies. A copy of the recorded plat or a copy of the recorded deed, or in the case of site plan approval, a copy of the approved site plan and eight paper copies, shall be filed with the Administrative Officer of the appropriate Board. The Administrative Officer shall distribute copies of the plat, deed or plan to the following:
M.
Lands resulting from minor subdivisions. No subdivider or owner shall be entitled to approval of a minor subdivision for any land which has been subdivided as a minor subdivision within 48 months immediately preceding the subdivision application.
§ 150-86 Preliminary major subdivision and site plan approval.
A.
Application.
(1)
The applicant shall submit the required fee, seven copies each of the application and the preliminary major subdivision plat or preliminary major site plan and seven copies of any protective covenants or deed restrictions applying to the land being subdivided or developed to the Secretary of the Board for review by the Development Review Committee. The Board Secretary shall process the application and assign an application number. Once an application has been assigned a number, such number shall appear on all papers, maps, plats or plans and other documents submitted for processing in conjunction with the application.
[Amended 3-7-2005 by Ord. No. 02-05-04]
(2)
Upon determination that the application is complete, the applicant shall submit 20 additional copies of all plans and two additional copies of the protective covenants or deed restrictions, and the Board Secretary shall place the item on the agenda.
B.
Submission requirements.
(2)
The Secretary of the Board shall forward copies of the plat or site plan to the following for review and comment, where appropriate:
(a)
Planning Board or Board of Adjustment.
(b)
Township Planner.
(c)
Township Engineer.
(d)
Township Board of Health.
(e)
Construction Official.
(f)
Zoning Officer.
(g)
Environmental Commission.
(h)
Police Department.
(i)
Middlesex County Planning Board.
(j)
Freehold Soil Conservation District.
(k)
Township Historic Preservation Commission.
(3)
The Board shall also have the authority to refer any plat to other agencies or individuals for comment or recommendations.
C.
Exhibits required. A written statement from the applicant indicating:
D.
Review. The officials and agencies cited above shall forward their comments and recommendations in writing to the Board within 30 days from the receipt of the plat.
E.
Notice of public hearing. At the time when the Board considers the application and determines that the application is complete and ready for public hearing, the Board shall set a date for the public hearing and notify the applicant of said date. After such notification by the Board, the applicant shall follow the procedures established in this chapter with respect to the notice of hearing.
F.
Revisions. The 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. The time within which the 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 Board shall be obligated to act on the original application. If, at the discretion of the 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.
G.
Other required approvals.
(1)
If a Board disapproves a subdivision plat, the reasons for disapproval shall be returned with the plat.
(2)
Before preliminary approval is granted for any plat involving a proposed extension of any sanitary sewer system, the Township Committee shall first authorize the sewer extension by resolution.
(3)
If the Board approves a plat conditioned upon County Planning Board approval, or that of any other governmental agency, officer or public body, and in meeting any conditions of County Planning Board or other governmental agency approval there is a substantial change in the design, access, circulation, drainage or improvement, the revised plat shall be resubmitted to the Township.
H.
Action.
(1)
Subdivisions.
(a)
The Board shall approve, conditionally approve or deny a preliminary major subdivision application of 10 lots or less within 45 days after the application is certified complete unless the applicant shall extend the period of time within which the Board may act.
(b)
The Board shall approve, conditionally approve or deny the preliminary major subdivision application of more than 10 lots within 95 days after the application is certified complete unless the applicant shall extend the period of time within which the Board may act.
(c)
If a preliminary subdivision application is being considered by the Zoning Board of Adjustment simultaneously with an application for a use variance, the Zoning Board of Adjustment shall act on the application within 120 days after the application is certified complete unless the applicant shall extend the period of time within which the Board may act.
(d)
Failure of the 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 Board to act shall be issued on request of the applicant. Said certificate 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 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.
(2)
Site plans.
(a)
The 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 after the application is certified complete unless the applicant shall extend the period of time within which the Board may act.
(b)
The 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 after the application is certified complete unless the applicant shall extend the period of time within which the Board may act.
(c)
If a preliminary site plan application is being considered by the Zoning Board of Adjustment simultaneously with an application for a use variance, the Zoning Board of Adjustment shall act on all aspects of the application within 120 days after the application has been certified complete unless the applicant shall extend the period of time within which the Board may act.
(d)
Failure of the 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 Board to act shall be issued on request of the applicant. Said certificate shall be sufficient in lieu of a written endorsement or other evidence of approval herein required.
(3)
Where the remaining portion of the original tract is sufficient to be subdivided or further developed, the applicant may be required to submit a sketch of the entire remaining portion of the tract to indicate that the proposed subdivision or development, together with such subsequent subdivision(s) or development(s) as may be submitted in the future, is feasible. Any requirements under this subsection shall be limited to those that will prevent the proposed development from causing any reasonably avoidable damage to any adjacent property or any environmental resource.
(4)
If the Board acts favorably on the preliminary plat or plan, the Chairman and Secretary of the Board (or, where either or both may be absent, the Acting Chairman or Secretary) shall affix their signatures to at least 10 copies of the plat or plan with the notification that it has been approved.
(5)
Should minor revisions or additions to the plan be deemed necessary, the Board may grant preliminary approval subject to specified conditions and receipt of revised plans within 30 days from the date of said approval. Should major revisions be deemed necessary, the Board shall require that an amended plan be submitted and acted upon as in the case of the original application for preliminary approval.
(6)
If the Board, after consideration and discussion of the preliminary plat or plan, denies the application, a notation shall be made by the Chairman of the Board to that effect on the plat or plan and a resolution adopted setting forth the reasons for such rejection. One copy of the plat or plan and said resolution shall be returned to the applicant within 10 days of such determination.
I.
Effect of preliminary approval of major subdivision and site plans.
(1)
If the Planning Board or Board of Adjustment approves the preliminary plat, it shall make a notation to that effect, and a resolution shall be adopted setting forth the approval and any conditions of approval.
(2)
Extensions. Preliminary approval of a major subdivision and site plan, except as provided in Subsection I(2)(d) of this section, shall 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.:
(a)
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 Township from modifying by ordinance such general terms and conditions of preliminary approval as related to public health and safety.
(b)
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.
(c)
That the applicant may apply for and the 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.
(d)
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 Subsection I(2)(a), (b) and (c) above for such period of time, longer than three years, as shall be determined by the appropriate Board to be reasonable taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, economic conditions, and the comprehensiveness of the development; provided that if the design standards have been revised, such revised standards may govern.
(e)
Whenever the Board grants an extension of preliminary approval pursuant to Subsection I(2)(c) or (d) 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.
(f)
The 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. The developer shall apply for the extension before what would otherwise be the expiration date of the preliminary approval, or 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 Board from granting an extension pursuant to Subsection I(2)(c) or (d) above.
(3)
Where the developer 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 shall be forwarded to the applicant by 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 by the Board, the developer shall comply with the requirements of the performance and inspection guaranties of this chapter. All of the above shall be verified by the Township Engineer at a preconstruction meeting. Thereafter, the developer may commence construction of the project prior to final approval.
J.
Compliance with site plan approval.
(1)
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.
(2)
The Construction Official and/or the Township Engineer may authorize minor variations in the site plan caused by field conditions and shall notify the Board of such variations.
K.
Revocation of construction permit. In the event of a failure to comply with any condition of the preliminary site plan approval, the Construction Official or Township Engineer, 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.
L.
Signatures required. If the Board favorably acts on a preliminary plat or plan, the Chairperson and the Secretary of the Board shall affix their signatures to the plat or plan 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 Board shall not affix their signatures to the plat until all conditions required for approval have been complied with.
M.
Distribution of approved preliminary major subdivision and site plans. The applicant shall provide the Administrative Officer of the Board with eight copies of the approved preliminary plat, which shall be distributed as follows and where appropriate:
§ 150-87 Final approval of major subdivisions and site plans.
A.
Application.
(1)
Three copies of a final plat or final plan shall be submitted to the Secretary of the Board within three years after the date of the preliminary approval or any authorized extension thereof. The applicant shall submit to the Secretary the required fee, a copy of the application and the final major subdivision plat or final major site plan for a determination by the Planner and Engineer that said application is complete.
(2)
Upon certifying that the application is complete, the applicant shall submit 20 additional copies and plans to the Secretary of the Board. The Board Secretary shall process the application and place the item on the agenda.
B.
Submission requirements.
C.
Exhibits required.
(1)
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 as part of preliminary approval.
(2)
The final plat shall be accompanied by a statement from the Township Engineer that the municipality is in receipt of the following:
(a)
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.
(d)
That the final plat conforms to the preliminary plat as submitted and approved with changes as noted in an affidavit from applicant.
(e)
That all items required by the checklist for final approval have been provided.
D.
Review. The officials and agencies shall forward their comments and recommendations in writing to the Board within 30 days from the receipt of the final plat or site plan.
E.
Revisions. The 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. The time within which the 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 Board shall be obligated to act on the original application. If, at the discretion of the 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.
F.
Final approval of site plans and major subdivisions.
(1)
The Board shall grant final approval if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by ordinance for final approval, the conditions for preliminary approval, and, in the case of a major subdivision, the standards prescribed in the Map Filing Law, P.L. 1960, c. 141. In the case of a planned unit development, planned unit residential development or residential cluster, the Board may permit minimal deviations from the conditions of preliminary approval necessitated by change of conditions beyond the control of the developer since the date of preliminary approval without the developer being required to submit another application for development for preliminary approval.
(2)
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 Board to act within the period prescribed shall constitute final 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. Said certificate 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.
(3)
Whenever review or approval of the application by the County Planning Board is required, the Board shall condition its approval upon timely receipt of a favorable report on the application by the County Planning Board or approval by the County Planning Board by its failure to report thereon within the required time period.
G.
Effect of final approval of site plan or major subdivision.
(1)
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 final approval and has duly recorded the plat with the County Recording Officer, the 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.
(2)
Extension of rights.
(a)
In the case of a subdivision or site plan for a planned development of 50 acres or more, conventional subdivision for 150 acres or more, or site plan for the development of a nonresidential floor area of 200,000 square feet or more, the Board may grant the rights referred to in Subsection G(1) of this section for such period of time, longer than two years, as shall be determined by the Board to be reasonable, taking into consideration:
(b)
The developer may apply for thereafter, and the Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Board to be reasonable taking into consideration the following:
(3)
Whenever the 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.
(4)
The 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 an extension before what would otherwise be the expiration date of final approval, or the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this section shall not preclude the Board from granting an extension pursuant to Subsection G(1) or (2) above.
H.
Improvement guarantees required; surety; release.
[Amended 12-28-1998 by Ord. No. O-11-98-25]
(1)
Before recording final subdivision plats or as a condition of final site plan approval, the Board shall require and 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 and Article VIII of this chapter.
(2)
Prior to final release of performance guarantees for any major site plan or major subdivision, an internal closed circuit television inspection shall be performed on all newly constructed sanitary sewers. Television equipment used for the inspection shall be specifically designed and constructed for sewer line inspections. Lighting for the camera shall be suitable to allow a clear picture for the entire inside of the pipe. The camera adjustments shall be set to produce a clear, sharp picture of the interior of the pipe. Video recordings shall be made in the VHS recording format at the fastest tape recording speed to produce the best video recording. The date of the inspection and the distance that the camera has traveled through a particular sewer reach shall be continuously displayed on the recorded cassette. All video cassettes shall be submitted to the Township Engineer for permanent records. The video cassette shall be accompanied by a typed report locating all joints and lateral connections. This inspection shall be in addition to air testing, mandrel testing and any additional testing as required by the Township Engineer and/or Superintendent of Public Works.
I.
Recording of final subdivision approval.
(1)
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 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 Board may extend the ninety-five-day or one-hundred-ninety-day 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 or quasi-governmental entities, and 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 Board. The developer may apply for an extension either before or after the original expiration date.
(2)
No subdivision plat shall be accepted for filing by the County Recording Officer until it has been approved by the Board as indicated on the instrument by the signature of the Chairperson and Secretary of the Board and when applicable, the Township Engineer and Township Clerk. The signatures of the Chairperson and Secretary of the 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.
(3)
It shall be the duty of the County Recording Officer to notify the Board in writing within seven days of the filing of any plat, identifying such instrument by its title, date of filing, and official number.
(4)
Upon the filing of a plat showing the subdivision or resubdivision of land, the County Recording Officer shall send a copy of such notification to the Township Tax Assessor at the same time that notification is given to the Township Board pursuant to 42 (N.J.S.A. 40:55D-54).
J.
Compliance with final site plan approval.
(1)
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.
(2)
The Construction Official and/or the Township Engineer may authorize through the Township Planner minor variations in the final site plan caused by field conditions and shall notify the Board of such variations.
K.
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. The submission of as built plans for major subdivisions and site plans shall also include submission of information in AutoCAD Release 13 or 14 format or such other format as designated by the Township Engineer.
[Amended 12-28-1998 by Ord. No. O-11-98-25]
L.
Signatures required. If the Board favorably acts on a final plat or plan, the Chairperson and the Secretary of the Board shall affix their signatures to the plat or plan with a notation that it has received final approval and shall return same to the applicant for compliance with final approval requirements.
M.
Distribution of approved plat.
(1)
After the approval or denial of a final major subdivision or site plan, two Mylar copies of the executed and recorded final subdivision plat shall be filed with the Board and six copies of the signed plat and/or resolution of memorialization shall be distributed as follows, where appropriate:
(2)
In addition, the final plat for all major subdivisions shall be submitted to the Township Engineer in AutoCAD Release 13 or 14 format or such other format as designated by the Township Engineer, to facilitate the necessary revisions to the Township Tax Maps.
[Amended 12-28-1998 by Ord. No. O-11-98-25]
N.
Issuance of certificate of occupancy. The issuance of a certificate of occupancy for any dwelling unit within a major subdivision shall be accompanied by a statement from the Township Engineer that all public improvements affecting the dwelling unit in question have been installed and a statement from the Township Attorney that all required deeds of dedication have been reviewed and approved.
§ 150-88 Optional Phase I preliminary approval for planned developments.
A.
Applicability. In order to provide flexibility in the review of large planned developments within Cranbury Township, this section prescribes requirements and procedures for a Phase I preliminary approval of permitted planned developments which exceed 50 acres in area. An applicant is not required to submit a plan for Phase I preliminary review and approval in accordance with the provisions in this section, but instead may immediately proceed to the preliminary review process as specified in this chapter.
B.
Details required for Phase I preliminary approval.
(1)
The details specified for preliminary site plan submissions in § 150-86 of this chapter shall be required for planned development submissions under this section.
(2)
A land use plan shall be submitted, indicating the specific land areas to be devoted to each of the proposed land uses throughout the entire tract, as to acreage, the type(s) of uses proposed, the aggregate floor area proposed, and the floor area ratio.
(3)
A traffic circulation plan shall be submitted, indicating all existing and proposed collector streets, typical road cross sections and critical elevations and grades. The plan shall indicate how the overall collector road network relates to the terrain, the overall design of the planned development and the road network of the municipality and neighboring municipalities, as applicable.
(4)
A utility plan shall be submitted, indicating existing and proposed sewer and water lines, pump stations, and connections to electric, gas, CATV and telephone facilities.
(5)
A drainage plan, together with all supporting calculations, shall be submitted, indicating the proposed method of controlling and draining surface water on and from the site. In addition, a conceptual description of the intended soil erosion and sediment control plan shall be submitted.
(6)
An open space and recreation plan shall be submitted, indicating the major areas to be devoted to open space, conservation and recreational purposes and a description of the intended improvements within said areas.
(7)
An environmental impact assessment shall be submitted, as set forth in this chapter.
(8)
A community impact assessment shall be submitted, as set forth in this chapter.
(9)
A staging plan shall be submitted if the planned development is intended to be developed over a period of years, indicating the areas to be developed in each stage and the priority of each stage. The eventual development of each stage shall conform to the land use plan, traffic circulation plan, drainage plan and open space and recreation plan to ensure that a reasonable balance of the different components of the proposed development is maintained in each stage.
C.
Review and action by the Township. The procedure for submitting Phase I preliminary plans shall be as provided for preliminary site plans in § 150-86B of this chapter. The Township shall take action on the submitted Phase I preliminary plan as provided for preliminary site plans in § 150-86H of this chapter. The submitted environmental impact assessment shall be reviewed and evaluated in relation to the Phase I preliminary application and any additional environmental impact data that will be required for Phase II preliminary approval shall be stipulated.
D.
Effect of Phase I preliminary approval. Phase I preliminary approval shall confer upon the applicant the following rights for the period of time in excess of three years as determined by the Planning Board in accordance with § 150-86I of this chapter.
§ 150-89 Checklists.
[Amended 4-8-2019 by Ord. No. 03-19-05]
No application for development shall be deemed complete unless the items, information and documentation listed for each application checklist are submitted to the approving Board. If any of the required items is not submitted, the applicant must request a waiver and state the reasons for such request.
A.
Sketch Plat and Concept Plan Checklist.
CONCEPT PLAN/SKETCH PLAT CHECKLIST | ||
|---|---|---|
1 | Name, address and telephone number of owner and applicant. | |
2 | Name, signature, license number, address and telephone number of engineer, land surveyor, architect, professional planner and/or landscape architect, as applicable, responsible for preparation of plat. | |
3 | Title block denoting name of project, type of application, Tax Map sheet, County, name of municipality, block and lot, and street location. | |
4 | A key map at not more than 1” = 1,000' showing location of tract with reference to surrounding properties, streets, zone lines and municipal boundaries within 500 feet. | |
5 | A schedule of required and provided zone district(s) requirements, including lot area, width, depth, yard setbacks, building coverage, floor area ratio, open space, and parking. | |
6 | North arrow and scale of: | |
1” = 50' for tracts up to 40 acres | ||
1” = 100' for tracts greater than 40 acres | ||
7 | Authorized affidavit of ownership. | |
8 | Acreage of tract to the nearest tenth of an acre. | |
9 | Size and general location of any existing or proposed structures. | |
10 | General location and dimension of any existing or proposed streets. | |
11 | Approximate location of all proposed lot lines and area of lots in square feet. | |
12 | Location and acreage of any existing or proposed easement or land reserved for or dedicated to public or utility use. | |
13 | List of variances required or requested. | |
14 | Payment of application fees. | |
15 | All existing watercourses, floodplains, floodway and flood fringe areas, wetlands, marshes, ponds and land subject to flooding on the site and within 200 feet of the site. | |
16 | Existing streets, rights-of-way and/or easements on and within 200 feet of tract. | |
17 | Architectural or historic significance of any existing buildings to remain or to be removed. | |
18 | Compliance with all Master Plan proposals affecting the development. | |
19 | Additional road right-of-way as specified in Township Master Plan or Official Map. | |
20 | Topographical features of subject property from best available public source. | |
21 | Boundary, limits, nature and general extent of wooded areas, specimen trees and other significant physical features. | |
22 | General soil types. | |
23 | Parking plan showing spaces, size and type, aisle width, curb cuts, drives, driveways, and all ingress and egress areas and dimensions. | |
B.
Minor Subdivision Checklist.
MINOR SUBDIVISION CHECKLIST | ||
|---|---|---|
1 | Name, address and telephone number of owner and applicant. | |
2 | Name, signature, license number, seal, address and telephone number of engineer, land surveyor, architect, professional planner and/or landscape architect, as applicable, responsible for preparation of plat. | |
3 | Title block denoting name of project, type of application, Tax Map sheet, County, name of municipality, block and lot, and street location. | |
4 | A key map at not more than 1” = 1,000' showing location of tract with reference to surrounding properties, streets, zone lines and municipal boundaries within 500 feet. | |
5 | A schedule of required and provided zone district(s) requirements, including lot area, width, depth, yard setbacks, building coverage, floor area ratio, open space, and parking. | |
6 | North arrow and scale of: | |
1” = 50' for tracts up to 40 acres | ||
1” = 100' for tracts greater than 40 acres | ||
7 | Proof that taxes are current. | |
8 | Signature blocks for Chairman, Secretary and Municipal Engineer. | |
9 | Appropriate certification blocks as required by the Map Filing Law. | |
10 | Monumentation as specified by the Map Filing Law. | |
11 | Source and date of current property survey. | |
12 | One of four standardized sheets: | |
30” x 42” | ||
24” x 36” | ||
15” x 21” | ||
8.5” x 13” | ||
13 | Metes and bounds description showing dimensions, bearings, curve data, length of tangents, radii, arcs, chords and central angles for all center lines and rights-of-way, and center line curves on streets. | |
14 | Authorized affidavit of ownership. | |
15 | Acreage of tract to the nearest tenth of an acre (for GDP, to the nearest acre). | |
16 | Revision box showing date of original and all revisions. | |
17 | Size and location of any existing or proposed structures with all setbacks dimensioned. | |
18 | Location and dimension of any existing or proposed streets. | |
19 | All proposed lot lines and area of lots in square feet. | |
20 | Building envelopes with front/rear, side yard setback lines dimensioned for newly proposed and existing lots. | |
21 | Copy and/or delineation of any existing or proposed deed restrictions or covenants. | |
22 | Location and acreage of any existing or proposed easement or land reserved for or dedicated to public or utility use. | |
23 | List of required regulatory approvals or permits. | |
24 | List of variances required or requested. | |
25 | Requested or obtained design waivers or exceptions. | |
26 | Payment of application fees. | |
27 | Names, block and lot numbers and addresses of property owners and lot lines of all parcels within 200 feet identified on most recent Tax Map sheet. | |
28 | All existing watercourses, floodplains, floodway and flood fringe areas, wetlands, marshes, ponds and land subject to flooding on the site and within 200 feet of the site. | |
29 | Existing streets, rights-of-way and/or easements on and within 200 feet of tract. | |
30 | Architectural or historic significance of any existing buildings to remain or to be removed. | |
31 | Compliance with all Master Plan proposals affecting the development. | |
32 | Additional road right-of-way as specified in Township Master Plan or Official Map. | |
33 | Topographical features of subject property from best available public source. | |
34 | Boundary, limits, nature and general extent of wooded areas, specimen trees and other significant physical features. | |
35 | Drainage calculations. | |
36 | General soil types. | |
37 | Percolation tests and soil log results in compliance with Individual Sewage Disposal Code of New Jersey. | |
38 | New block and lot numbers confirmed with local Assessor. | |
39 | Sight triangles. | |
40 | Provide the location, with setbacks, size, height of any utility box enclosure or structure, whether above or below ground, along with details on use, color, buffering and screening. | |
C.
Minor Site Plan Checklist.
MINOR SITE PLAN CHECKLIST | ||
|---|---|---|
1 | Name, address and telephone number of owner and applicant. | |
2 | Name, signature, license number, seal, address and telephone number of engineer, land surveyor, architect, professional planner and/or landscape architect, as applicable, responsible for preparation of plat. | |
3 | Title block denoting name of project, type of application, Tax Map sheet, County, name of municipality, block and lot, and street location. | |
4 | A key map at not more than 1” = 1,000' showing location of tract with reference to surrounding properties, streets, zone lines and municipal boundaries within 500 feet. | |
5 | A schedule of required and provided zone district(s) requirements, including lot area, width, depth, yard setbacks, building coverage, floor area ratio, open space, and parking. | |
6 | North arrow and scale of: | |
1” = 50' for tracts up to 40 acres | ||
1” = 100' for tracts greater than 40 acres | ||
7 | Proof that taxes are current. | |
8 | Signature blocks for Chairman, Secretary and Municipal Engineer. | |
9 | Source and date of current property survey. | |
10 | Authorized affidavit of ownership. | |
11 | Acreage of tract to the nearest tenth of an acre (for GDP, to the nearest acre). | |
12 | Revision box showing date of original and all revisions. | |
13 | Size and location of any existing or proposed structures with all setbacks dimensioned. | |
14 | Location and dimension of any existing or proposed streets. | |
15 | All proposed lot lines and area of lots in square feet. | |
16 | Building envelopes with front/rear, side yard setback lines dimensioned for newly proposed and existing lots. | |
17 | Copy and/or delineation of any existing or proposed deed restrictions or covenants. | |
18 | Location and acreage of any existing or proposed easement or land reserved for or dedicated to public or utility use. | |
19 | List of required regulatory approvals or permits. | |
20 | List of variances required or requested. | |
21 | Requested or obtained design waivers or exceptions. | |
22 | Payment of application fees. | |
23 | Names, block and lot numbers and addresses of property owners and lot lines of all parcels within 200 feet identified on most recent Tax Map sheet. | |
24 | All existing watercourses, floodplains, floodway and flood fringe areas, wetlands, marshes, ponds and land subject to flooding on the site and within 200 feet of the site. | |
25 | Existing streets, rights-of-way and/or easements on and within 200 feet of tract. | |
26 | Architectural or historic significance of any existing buildings to remain or to be removed. | |
27 | Compliance with all Master Plan proposals affecting the development. | |
28 | Additional road right-of-way as specified in Township Master Plan or Official Map. | |
29 | Topographical features of subject property from best available public source. | |
30 | Boundary, limits, nature and general extent of wooded areas, specimen trees and other significant physical features. | |
31 | Drainage calculations. | |
32 | General soil types. | |
33 | Percolation tests and soil log results in compliance with Individual Sewage Disposal Code of New Jersey. | |
34 | Proposed utility infrastructure plans, including disposal of sanitary sewerage, water and stormwater management. Telephone, electric and cable TV may be shown by footnote. | |
35 | Soil Erosion and Sediment Control Plan, if soil disturbance exceeds 5,000 square feet. | |
36 | Spot and finished elevations at all property corners. | |
37 | Lighting plan and details. | |
38 | Landscape plan and details. | |
39 | Solid waste management plan. | |
40 | Site identification signs, traffic control signs and directional signs. | |
41 | Sight triangles. | |
42 | Parking plan showing spaces, size and type, aisle width, curb cuts, drives, driveways, and all ingress and egress areas and dimensions. | |
43 | Preliminary architectural plan and elevations. | |
44 | Provide the location, with setbacks, size, height of any utility box enclosure or structure, whether above or below ground, along with details on use, color, buffering and screening. | |
D.
Preliminary Major Subdivision Checklist.
PRELIMINARY MAJOR SUBDIVISION CHECKLIST | ||
|---|---|---|
1 | Name, address and telephone number of owner and applicant. | |
2 | Name, signature, license number, seal, address and telephone number of engineer, land surveyor, architect, professional planner and/or landscape architect, as applicable, responsible for preparation of plat. | |
3 | Title block denoting name of project, type of application, Tax Map sheet, County, name of municipality, block and lot, and street location. | |
4 | A key map at not more than 1” = 1,000' showing location of tract with reference to surrounding properties, streets, zone lines and municipal boundaries within 500 feet. | |
5 | A schedule of required and provided zone district(s) requirements, including lot area, width, depth, yard setbacks, building coverage, floor area ratio, open space, and parking. | |
6 | North arrow and scale of: | |
1” = 50' for tracts up to 40 acres | ||
1” = 100' for tracts greater than 40 acres | ||
7 | Proof that taxes are current. | |
8 | Signature blocks for Chairman, Secretary and Municipal Engineer. | |
9 | Appropriate certification blocks as required by the Map Filing Law. | |
10 | Source and date of current property survey. | |
11 | One of four standardized sheets: | |
30” x 42” | ||
24” x 36” | ||
15” x 21” | ||
8.5” x 13” | ||
12 | Authorized affidavit of ownership. | |
13 | Acreage of tract to the nearest tenth of an acre (for GDP, to the nearest acre). | |
14 | Revision box showing date of original and all revisions. | |
15 | Size and location of any existing or proposed structures with all setbacks dimensioned. | |
16 | Location and dimension of any existing or proposed streets. | |
17 | All proposed lot lines and area of lots in square feet. | |
18 | Building envelopes with front/rear, side yard setback lines dimensioned for newly proposed and existing lots. | |
19 | Copy and/or delineation of any existing or proposed deed restrictions or covenants. | |
20 | Location and acreage of any existing or proposed easement or land reserved for or dedicated to public or utility use. | |
21 | Development stages or staging plans. | |
22 | List of variances required or requested. | |
23 | Requested or obtained design waivers or exceptions. | |
24 | Payment of application fees. | |
25 | Names, block and lot numbers and addresses of property owners and lot lines of all parcels within 200 feet identified on most recent Tax Map sheet. | |
26 | All existing watercourses, floodplains, floodway and flood fringe areas, wetlands, marshes, ponds and land subject to flooding on the site and within 200 feet of the site. | |
27 | Existing streets, rights-of-way and/or easements on and within 200 feet of tract. | |
28 | Architectural or historic significance of any existing buildings to remain or to be removed. | |
29 | Compliance with all Master Plan proposals affecting the development. | |
30 | Additional road right-of-way as specified in Township Master Plan or Official Map. | |
31 | Existing and proposed contour intervals based on U.S.C. and G.S. datum. Contours to extend at least 200 feet beyond subject property as follows: | |
up to 3% grade = 1 foot | ||
3% + grade = 2 feet | ||
32 | Boundary, limits, nature and general extent of wooded areas, specimen trees and other significant physical features. | |
33 | Existing system of drainage of subject site. | |
34 | Drainage Area Map. | |
35 | Drainage calculations. | |
36 | General soil types. | |
37 | Percolation tests and soil log results in compliance with Individual Sewage Disposal Code of New Jersey. | |
38 | Proposed utility infrastructure plans, including disposal of sanitary sewerage, water and stormwater management. Telephone, electric and cable TV may be shown by footnote. | |
39 | Soil Erosion and Sediment Control Plan, if soil disturbance exceeds 5,000 square feet. | |
40 | Spot and finished elevations at all property corners. | |
41 | Construction details, as required by ordinance. | |
42 | Road and underground utility cross sections and profiles. | |
43 | Lighting plan and details. | |
44 | Landscape plan and details. | |
45 | Site identification signs, traffic control signs and directional signs. | |
46 | Sight triangles. | |
47 | Parking plan showing spaces, size and type, aisle width, curb cuts, drives, driveways, and all ingress and egress areas and dimensions. | |
48 | Environmental impact statement. | |
49 | Traffic impact statement. | |
50 | Provide the location, with setbacks, size, height of any utility box enclosure or structure, whether above or below ground, along with details on use, color, buffering and screening. | |
E.
Final Major Subdivision Checklist.
FINAL MAJOR SUBDIVISION CHECKLIST | ||
|---|---|---|
1 | Name, address and telephone number of owner and applicant. | |
2 | Name, signature, license number, seal, address and telephone number of engineer, land surveyor, architect, professional planner and/or landscape architect, as applicable, responsible for preparation of plat. | |
3 | Title block denoting name of project, type of application, Tax Map sheet, County, name of municipality, block and lot, and street location. | |
4 | A key map at not more than 1” = 1,000' showing location of tract with reference to surrounding properties, streets, zone lines and municipal boundaries within 500 feet. | |
5 | A schedule of required and provided zone district(s) requirements, including lot area, width, depth, yard setbacks, building coverage, floor area ratio, open space, and parking. | |
6 | North arrow and scale of: | |
1” = 50' for tracts up to 40 acres | ||
1” = 100' for tracts greater than 40 acres | ||
7 | Proof that taxes are current. | |
8 | Signature blocks for Chairman, Secretary and Municipal Engineer. | |
9 | Appropriate certification blocks as required by the Map Filing Law. | |
10 | Monumentation as specified by the Map Filing Law. | |
11 | Source and date of current property survey. | |
12 | One of four standardized sheets: | |
30” x 42” | ||
24” x 36” | ||
15” x 21” | ||
8.5” x 13” | ||
13 | Metes and bounds description showing dimensions, bearings, curve data, length of tangents, radii, arcs, chords and central angles for all center lines and rights-of-way, and center line curves on streets. | |
14 | Authorized affidavit of ownership. | |
15 | Acreage of tract to the nearest tenth of an acre (for GDP, to the nearest acre). | |
16 | Revision box showing date of original and all revisions. | |
17 | Size and location of any existing or proposed structures with all setbacks dimensioned. | |
18 | Location and dimension of any existing or proposed streets. | |
19 | All proposed lot lines and area of lots in square feet. | |
20 | Building envelopes with front/rear, side yard setback lines dimensioned for newly proposed and existing lots. | |
21 | Copy and/or delineation of any existing or proposed deed restrictions or covenants. | |
22 | Location and acreage of any existing or proposed easement or land reserved for or dedicated to public or utility use. | |
23 | Development stages or staging plans. | |
24 | List of required regulatory approvals or permits. | |
25 | List of variances required or requested. | |
26 | Requested or obtained design waivers or exceptions. | |
27 | Payment of application fees. | |
28 | Names, block and lot numbers and addresses of property owners and lot lines of all parcels within 200 feet identified on most recent Tax Map sheet. | |
29 | All existing watercourses, floodplains, floodway and flood fringe areas, wetlands, marshes, ponds and land subject to flooding on the site and within 200 feet of the site. | |
30 | Existing streets, rights-of-way and/or easements on and within 200 feet of tract. | |
31 | Architectural or historic significance of any existing buildings to remain or to be removed. | |
32 | Compliance with all Master Plan proposals affecting the development. | |
33 | Additional road right-of-way as specified in Township Master Plan or Official Map. | |
34 | Existing and proposed contour intervals based on U.S.C. and G.S. datum. Contours to extend at least 200 feet beyond subject property as follows: | |
up to 3% grade = 1 foot | ||
3% + grade = 2 feet | ||
35 | Boundary, limits, nature and general extent of wooded areas, specimen trees and other significant physical features. | |
36 | Existing system of drainage of subject site. | |
37 | Drainage Area Map. | |
38 | Drainage calculations. | |
39 | General soil types. | |
40 | Percolation tests and soil log results in compliance with Individual Sewage Disposal Code of New Jersey. | |
41 | Proposed utility infrastructure plans, including disposal of sanitary sewerage, water and stormwater management. Telephone, electric and cable TV may be shown by footnote. | |
42 | Soil Erosion and Sediment Control Plan, if soil disturbance exceeds 5,000 square feet. | |
43 | Spot and finished elevations at all property corners. | |
44 | Construction details, as required by ordinance. | |
45 | Proposed street names and street address numbers confirmed with the Township Engineer. | |
46 | New block and lot numbers confirmed with local Assessor. | |
47 | Lighting plan and details. | |
48 | Landscape plan and details. | |
49 | Parking plan showing spaces, size and type, aisle width, curb cuts, drives, driveways, and ingress and egress areas and dimensions. | |
50 | Provide the location, with setbacks, size, height of any utility box enclosure or structure, whether above or below ground, along with details on use, color, buffering and screening. | |
F.
Preliminary Major Site Plan Checklist.
PRELIMINARY MAJOR SITE PLAN CHECKLIST | ||
|---|---|---|
1 | Name, address and telephone number of owner and applicant. | |
2 | Name, signature, license number, seal, address and telephone number of engineer, land surveyor, architect, professional planner and/or landscape architect, as applicable, responsible for preparation of plat. | |
3 | Title block denoting name of project, type of application, Tax Map sheet, County, name of municipality, block and lot, and street location. | |
4 | A key map at not more than 1” = 1,000' showing location of tract with reference to surrounding properties, streets, zone lines and municipal boundaries within 500 feet. | |
5 | A schedule of required and provided zone district(s) requirements, including lot area, width, depth, yard setbacks, building coverage, floor area ratio, open space, and parking. | |
6 | North arrow and scale of: | |
1” = 50' for tracts up to 40 acres | ||
1” = 100' for tracts greater than 40 acres | ||
7 | Proof that taxes are current. | |
8 | Signature blocks for Chairman, Secretary and Municipal Engineer. | |
9 | Source and date of current property survey. | |
10 | Authorized affidavit of ownership. | |
11 | Revision box showing date of original and all revisions. | |
12 | Size and location of any existing or proposed structures with all setbacks dimensioned. | |
13 | Location and dimension of any existing or proposed streets. | |
14 | All proposed lot lines and area of lots in square feet. | |
15 | Copy and/or delineation of any existing or proposed deed restrictions or covenants. | |
16 | Location and acreage of any existing or proposed easement or land reserved for or dedicated to public or utility use. | |
17 | Development stages or staging plans. | |
18 | List of variances required or requested. | |
19 | Requested or obtained design waivers or exceptions. | |
20 | Payment of application fees. | |
21 | Names, block and lot numbers and addresses of property owners and lot lines of all parcels within 200 feet identified on most recent Tax Map sheet. | |
22 | All existing watercourses, floodplains, floodway and flood fringe areas, wetlands, marshes, ponds and land subject to flooding on the site and within 200 feet of the site. | |
23 | Existing streets, rights-of-way and/or easements on and within 200 feet of tract. | |
24 | Architectural or historic significance of any existing buildings to remain or to be removed. | |
25 | Compliance with all Master Plan proposals affecting the development. | |
26 | Additional road right-of-way as specified in Township Master Plan or Official Map. | |
27 | Existing and proposed contour intervals based on U.S.C. and G.S. datum. Contours to extend at least 200 feet beyond subject property as follows: | |
up to 3% grade = 1 foot | ||
3% + grade = 2 feet | ||
28. | Boundary, limits, nature and general extent of wooded areas, specimen trees and other significant physical features. | |
29 | Existing system of drainage of subject site. | |
30 | Drainage Area Map. | |
31 | Drainage calculations. | |
32 | General soil types. | |
33 | Percolation tests and soil log results in compliance with Individual Sewage Disposal Code of New Jersey. | |
34 | Proposed utility infrastructure plans, including disposal of sanitary sewerage, water and stormwater management. Telephone, electric and cable TV may be shown by footnote. | |
35 | Soil Erosion and Sediment Control Plan, if soil disturbance exceeds 5,000 square feet. | |
36 | Spot and finished elevations at all property corners. | |
37 | Construction details, as required by ordinance. | |
38 | Road and underground utility cross sections and profiles. | |
39 | Proposed street names. | |
40 | Lighting plan and details. | |
41 | Landscape plan and details. | |
42 | Solid waste management plan. | |
43 | Site identification signs, traffic control signs and directional signs. | |
44 | Sight triangles. | |
45 | Parking plan showing spaces, size and type, aisle width, curb cuts, drives, driveways, and all ingress and egress areas and dimensions. | |
46 | Preliminary architectural plan and elevations. | |
47 | Environmental impact statement. | |
48 | Traffic impact statement. | |
49 | Provide the location, with setbacks, size, height of any utility box enclosure or structure, whether above or below ground, along with details on use, color, buffering and screening. | |
G.
Final Major Site Plan Checklist.
FINAL MAJOR SITE PLAN CHECKLIST | ||
|---|---|---|
1 | Name, address and telephone number of owner and applicant. | |
2 | Name, signature, license number, seal, address and telephone number of engineer, land surveyor, architect, professional planner and/or landscape architect, as applicable, responsible for preparation of plat. | |
3 | Title block denoting name of project, type of application, Tax Map sheet, County, name of municipality, block and lot, and street location. | |
4 | A key map at not more than 1” = 1,000' showing location of tract with reference to surrounding properties, streets, zone lines and municipal boundaries within 500 feet. | |
5 | A schedule of required and provided zone district(s) requirements, including lot area, width, depth, yard setbacks, building coverage, floor area ratio, open space, and parking. | |
6 | North arrow and scale of: | |
1” = 50' for tracts up to 40 acres | ||
1” = 100' for tracts greater than 40 acres | ||
7 | Proof that taxes are current. | |
8 | Signature blocks for Chairman, Secretary and Municipal Engineer. | |
9 | Source and date of current property survey. | |
10 | Metes and bounds description showing dimensions, bearings, curve data, length of tangents, radii, arcs, chords and central angles for all center lines and rights-of-way, and center line curves on streets. | |
11 | Authorized affidavit of ownership. | |
12 | Acreage of tract to the nearest tenth of an acre (for GDP, to the nearest acre). | |
13 | Revision box showing date of original and all revisions. | |
14 | Size and location of any existing or proposed structures with all setbacks dimensioned. | |
15 | Location and dimension of any existing or proposed streets. | |
16 | All proposed lot lines and area of lots in square feet. | |
17 | Copy and/or delineation of any existing or proposed deed restrictions or covenants. | |
18 | Location and acreage of any existing or proposed easement or land reserved for or dedicated to public or utility use. | |
19 | Development stages or staging plans. | |
20 | List of required regulatory approvals or permits. | |
21 | List of variances required or requested. | |
22 | Requested or obtained design waivers or exceptions. | |
23 | Payment of application fees. | |
24 | Names, block and lot numbers and addresses of property owners and lot lines of all parcels within 200 feet identified on most recent Tax Map sheet. | |
25 | All existing watercourses, floodplains, floodway and flood fringe areas, wetlands, marshes, ponds and land subject to flooding on the site and within 200 feet of the site. | |
26 | Existing streets, rights-of-way and/or easements on and within 200 feet of tract. | |
27 | Architectural or historic significance of any existing buildings to remain or to be removed. | |
28 | Compliance with all Master Plan proposals affecting the development. | |
29 | Additional road right-of-way as specified in Township Master Plan or Official Map. | |
30 | Existing and proposed contour intervals based on U.S.C. and G.S. datum. Contours to extend at least 200 feet beyond subject property as follows: | |
up to 3% grade = 1 foot | ||
3% + grade = 2 feet | ||
31 | Boundary, limits, nature and general extent of wooded areas, specimen trees and other significant physical features. | |
32 | Existing system of drainage of subject site. | |
33 | Drainage Area Map. | |
34 | Drainage calculations. | |
35 | General soil types. | |
36 | Percolation tests and soil log results in compliance with Individual Sewage Disposal Code of New Jersey. | |
37 | Proposed utility infrastructure plans, including disposal of sanitary sewerage, water and stormwater management. Telephone, electric and cable TV may be shown by footnote. | |
38 | Soil Erosion and Sediment Control Plan, if soil disturbance exceeds 5,000 square feet. | |
39 | Spot and finished elevations at all property corners. | |
40 | Construction details, as required by ordinance. | |
41 | Road and underground utility cross sections and profiles. | |
42 | Proposed street names. | |
43 | Lighting plan and details. | |
44 | Landscape plan and details. | |
45 | Solid waste management plan. | |
46 | Site identification signs, traffic control signs and directional signs. | |
47 | Sight triangles. | |
48 | Parking plan showing spaces, size and type, aisle width, curb cuts, drives, driveways, and all ingress and egress areas and dimensions. | |
49 | Preliminary architectural plan and elevations. | |
50 | Provide the location, with setbacks, size, height of any utility box enclosure or structure, whether above or below ground, along with details on use, color, buffering and screening. | |