At the request of the developer, the planning board shall grant an informal review of a conceptual plan for a development for which the developer intends to prepare and submit an application for development. The developer shall not be required to submit any fees for such an informal review. The developer shall not be bound by any conceptual plan for which review is requested, and the planning board shall not be bound by any such review.

(Prior code § 13-1.1)

A.

Any owner of land within the township shall, prior to subdividing or resubdividing land, as defined in Chapters 16.02 through 16.14, Land Use Procedures, shall submit to the secretary of the planning board or other designated official, at least ten (10) days prior to the regular meeting of the board, ten (10) copies of the sketch plat, survey prints, of the proposed subdivision for purposes of classification and preliminary discussion and two copies of the township application.

B.

The sketch plat shall be the basis of preliminary informal discussion with the applicant at the next regularly scheduled planning board meeting.

C.

If the plat is classified as a major subdivision, a notation to that effect shall be made on the plat which will be returned to the subdivider for compliance with the procedure set forth in Section 16.16.040.

D.

A preliminary plat may be submitted in lieu of the sketch plat if the subdivider has reasonable doubt as to the proper classification of the proposed subdivision.

(Prior code § 13-1.2)

A.

Procedure.

1.

Submit to the secretary at least ten (10) days prior to the first regularly scheduled monthly meeting of the planning board:

a.

Twelve (12) copies of the minor plat or plan;

b.

Four copies of the appropriate application;

c.

A fee in accordance with Section 16.04.030(D).

The secretary shall process the application and shall issue 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 for processing in conjunction with the application.

2.

Upon receipt of an application, the secretary shall preliminarily screen the material and determine its completeness relative to the details required by this chapter for minor subdivision plats or minor site plans, as the case may be. If the application is deemed to be incomplete, the secretary shall notify the applicant of the deficiency.

3.

If the secretary determines the application to be substantially complete, the secretary shall send a copy to each of the following:

a.

Site plan committee;

b.

Subdivision committee;

c.

Board solicitor;

d.

Water superintendent.

B.

Details Required for Plats and Plans.

1.

Each minor plat or minor plan shall be drawn by a professional engineer and/or land surveyor licensed to practice in the state of New Jersey and shall bear the signature, seal, license number and telephone number of such professional, provided, however, that all engineering data shall be signed and sealed by a professional engineer.

2.

Each submission shall be drawn at an appropriate scale of not less than one inch equals one hundred (100) feet.

3.

If one sheet is not sufficient to contain the entire territory, the map may be divided into two sections, to be shown on separate sheets of equal sizes, with reference on each sheet to the adjoining sheets. Each minor plat or plan shall show the following information, as such information is applicable to the minor subdivision or minor site plan submission:

a.

A key map showing the entire tract and its relation to the surrounding area, at a scale of one inch equals not more than two thousand (2,000) feet;

b.

Title block to include:

i.

Name of the subdivision or development, East Greenwich Township and Gloucester County,

ii.

Name, address and telephone number of the subdivider or developer,

iii.

Name and address of the owner or owners of record,

iv.

Scale,

v.

Date of original preparation and of each subsequent revision thereof and a list of the specific revisions entered on each sheet;

c.

Acreage figures and north arrow;

d.

Approval signature lines for the board chairperson and secretary;

e.

Existing block and lot numbers of the lots to be subdivided or developed as they appear on the township tax map;

f.

Subdivision or development boundary line shown by a heavy solid line;

g.

The location of existing and proposed property lines with bearings and distances, streets, buildings with their numerical dimensions and an indication as to whether existing buildings will be retained or removed, parking spaces, loading areas, driveways, watercourses, railroads, bridges, culverts, drain pipes and any natural features, such as wetlands and treed areas, both within the tract and within fifty (50) feet of the boundary of the proposed new lot;

h.

The location and width of all existing and proposed utility easements;

i.

Zoning districts affecting the tract, including district names and requirements;

j.

Proposed buffer and landscaped areas;

k.

Delineation of floodplains, including both floodway and flood fringe areas;

l.

Contours at two- foot intervals may be required at the discretion of the township engineer;

m.

Marshes, ponds and lands subject to flooding within the tract and within one hundred (100) feet thereof;

n.

The name of all adjacent property owners as they appear on the most recent tax list prepared by the township tax assessor;

o.

Concerning minor subdivisions only, existing and proposed monuments and/or iron or copper pins.

4.

No minor subdivision or minor site plan involving any streets requiring additional right-of-way width, as specified in the master plan or official map and the street requirements of this title, shall be approved unless such additional right-of-way, either along one or both sides of such streets, as applicable, shall be deeded to the township or other appropriate governmental agency.

5.

No minor subdivision or minor site plan involving any corner lot shall be approved unless a sight triangle easement shall be granted as specified in this title.

C.

Action by Board.

1.

The board, or its designated official, shall certify the application is complete or incomplete within forty-five (45) days of submission of the application. If incomplete, the reasons for such determination shall be specified to the applicant.

2.

The board shall take action on minor subdivision and minor site plan applications within forty-five (45) days after the application has been certified complete, or within such further time as may be consented to by the applicant. Failure of the board to act within the prescribed time period shall constitute approval of the application.

3.

Any proposed subdivision or development determined by the board to be creating, imposing, aggravating or leading to the possibility of an adverse effect upon either the property in question or upon any adjacent properties, may be required to be revised to remove any adverse effects prior to further review, classification or approval by the board, or, where the remaining portion of the original tract is sufficient to be subdivided or developed further, the applicant may be required to submit a sketch of the entire remaining portion of the tract to indicate a feasible plan whereby the applied for subdivision or development, together with subsequent subdivisions or developments, may be submitted that will not create, impose, aggravate or lead to any adverse effect.

4.

When a minor subdivision or minor site plan is approved by the board, a notation to that effect, including the date of approval, shall be made on a master copy. At least six prints of the plat or plan and any related deed descriptions the applicant intends to file with the county recording officer shall be signed by the chairperson and secretary of the board, or the acting chairperson or secretary where either or both may be absent. No further approval of the application shall be required. In the event that the same is disapproved by the board, the secretary of the board, within ten (10) days of such action, shall notify the applicant of such disapproval and forward the applicant a copy of the resolution adopted in accordance with Section 16.12.080(B) setting forth the reasons for the disapproval.

5.

Within one hundred ninety (190) days from the date of approval by the board of a minor subdivision, a plat, drawn in compliance with the Map Filing Act, R.S. 46:29-9.9, et seq., or deed description, properly drafted and signed by the chairperson and secretary of the board, or the acting chairperson or secretary where either or both may be absent, shall be filed by the subdivider with the county recording officer. Unless filed within one hundred ninety (190) days, the approval shall expire and such plat or plans shall require board approval as in the first instance. The zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor subdivision approval was granted, shall not be changed with respect to such approval for a period of two years after the date of minor subdivision approval by the board, provided that the approved minor subdivision shall have been duly recorded.

6.

Before the secretary of the board returns any approved minor subdivision or minor site plan to the applicant, the applicant shall provide additional copies of the plat or plan as may be necessary in order to furnish copies to each of the following:

a.

Township engineer;

b.

Construction official;

c.

Zoning officer;

d.

Township tax assessor;

e.

File of the planning board;

f.

Such other township, county or state agencies and officials as directed by the board.

(Prior code § 13-1.3)

(Ord. 01-2008)

A.

Procedure for Submission.

1.

There shall be submitted to the secretary at least ten (10) days prior to the first regularly scheduled monthly meeting of the planning board:

a.

Twelve (12) copies of the preliminary plat or preliminary plan;

b.

Four copies of the appropriate application;

c.

Twelve (12) copies of any protective covenants or deed restrictions applying to the land being subdivided or developed;

d.

A fee in accordance with Section 16.04.030(D).

The secretary shall process the application and shall issue 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.

Upon receipt of an application, the secretary shall preliminarily screen the material and determine its completeness relative to the details required by this title for preliminary major subdivision plats or preliminary major site plans, as the case may be. If the application is deemed to be incomplete, the secretary shall notify the applicant of the deficiency. Such action shall be taken within forty-five (45) days of submission.

3.

If the secretary determines the application to be substantially complete, the secretary shall send a copy to each of the following:

a.

Site plan committee;

b.

Subdivision committee;

c.

Board solicitor;

d.

Water superintendent.

B.

Details Required for Plats and Plans. Each preliminary plat or preliminary plan shall be drawn by a professional engineer licensed to practice in the state of New Jersey and shall bear the signature, seal, license number and telephone number of such professional engineer. Each submission shall be at a scale of one inch equals fifty (50) feet for a tract up to forty (40) acres in size, and one inch equals one hundred (100) feet for a tract over forty (40) acres. If one sheet is not sufficient to contain the entire territory, the map may be divided into sections, to be shown on separate sheets of equal sizes, with reference on each sheet to the adjoining sheets. Each preliminary plat or plan shall show the following information, as appropriate to a subdivision plat or site plan, unless the board or its designated officers determines and so notifies the applicant that such information either is unnecessary or inapplicable to the particular subdivision or development plan:

1.

A key map showing the entire tract and its relation to the surrounding areas, at a scale of one inch equals not more than two thousand (2,000) feet;

2.

Title block containing:

a.

Name of the subdivision or development, East Greenwich Township and Gloucester County,

b.

Name, address and telephone number of the subdivider or developer,

c.

Name and address of the owners of record,

d.

Scale,

e.

Date of original preparation and of each subsequent revision thereof and a list of the specific revisions entered on each sheet;

3.

North arrow;

4.

Certification that the applicant is the owner of the land, or the owner's properly authorized agent, or that the owner has given his or her consent under an option agreement;

5.

Approval signature lines for the board chairperson, secretary and township engineer;

6.

Acreage to the nearest tenth of an acre and a computation of the area of the tract to be disturbed;

7.

The names and addresses of all property owners within two hundred (200) feet of the extreme limits of the tract, as shown on the most recent tax list prepared by the township tax assessor;

8.

Existing block and lot numbers of the lots to be subdivided or developed as they appear on the township tax map, and proposed block and lot numbers, as provided by the township tax assessor upon written request;

9.

Tract boundary line shown in heavy solid line;

10.

Zoning districts, including district names and requirements;

11.

The locations and dimensions of existing and proposed bridges, and the location of natural features, such as wooded areas and any extensive rock formations, both within the tract and within two hundred (200) feet of its boundaries;

12.

Existing contours, with intervals of one foot where slopes are less than ten (10) percent, and five feet when ten (10) percent or more, referred to United States Geological Survey datum, and to be indicated by a dashed line. Where any changes to contours are proposed, finished grades should be shown as a solid line;

13.

The location and species associations of all individual trees or groups of trees having a caliper of eight inches or more measured three feet above the ground level shall be shown. The proposed location of all proposed plantings shall also be indicated and a legend provided listing the botanical and common names, the sizes at time of planting, the total quantity of each plant and the location of each plant keyed to the plan or plat;

14.

All existing and proposed watercourses, including lakes and ponds, shall be shown and accompanied by the following information:

a.

When a stream is proposed for alteration, improvement or relocation or where a drainage structure or fill is proposed over, under, in or along a running stream, a report on the status of review by the New Jersey Department of Environmental Protection, Division of Water Resources, shall accompany the submission,

b.

Cross sections of watercourses and drainage swales at an approximate scale showing the extent of the floodplain, top of bank, normal water levels and bottom elevations at the following locations, where appropriate:

i.

At any point where a watercourse crosses a boundary of the tract,

ii.

At one hundred (100) foot intervals up to five hundred (500) feet upstream and downstream of any point of juncture of two or more watercourses within the tract,

iii.

At one hundred (100) foot intervals for a distance of five hundred (500) feet upstream and downstream of any proposed and existing culvert or bridge within the tract,

iv.

At a maximum of one hundred (100) foot intervals, but not less than two locations, along each watercourse which runs through or within five hundred (500) feet of the tract,

v.

When ditches, streams or watercourses are to be altered, measures to control erosion and siltation, as well as typical ditch sections and profiles, shall be shown,

vi.

The delineation of the floodways and flood fringe areas of all watercourses within or adjacent to the tract,

c.

The total acreage basin of any watercourse running through or adjacent to the tract,

d.

The location of all drainage structures upstream and downstream of the tract, to which the tract is tributary, between the tract and the township boundary. Hydrologic and hydraulic computations for each of the structures shall be provided as required by the township engineer,

e.

The location and extent of drainage and conservation easements and stream encroachment lines,

f.

The location, extent and water level evaluation of all existing or proposed lakes or ponds within the tract and within two hundred (200) feet of the tract;

15.

Proposals for soil erosion and sediment control as required by R.S. 4:24-39, et seq.;

16.

Locations of all existing structures showing existing and proposed front, rear and side yard setback distances and an indication of whether the existing structures and uses will be retained or removed, both within the tract and within two hundred (200) feet of its boundary;

17.

Size, height and location of all proposed buildings, structures, signs and lighting facilities;

18.

All dimensions necessary to confirm conformity with the chapter, such as structure setbacks, structure heights, yards and floor area ratios;

19.

The proposed location, direction of illumination, power and type of proposed outdoor lighting, including details of lighting poles and luminaires;

20.

The proposed screening, buffering and landscaping, including a landscaping plan containing the following:

a.

Buffer zones are required along lot and street lines of all nonresidential lots where the property lines or the centerline of adjacent streets abut residential uses or residential zoning district lines. Each permitted use shall provide landscaping grounds and suitable screening in order to safeguard the character of adjacent districts. The width of the buffer area for each particular district shall be as prescribed in Chapter 16.28. Buffer areas shall be measured horizontally and at right angles to either a straight lot line or street line or the tangent lines of curved lots or street lines. Buffer areas shall be maintained and kept clear of all debris, rubbish, weeds and tall grass. No above surface structure or activity or the storage of materials or parking of vehicles shall be permitted in the buffer area, and all buffer areas shall be planted and maintained with grass or groundcover, together with a dense screen of trees, shrubs or other plant materials meeting the following requirements:

i.

Plant materials used in screen plantings shall be at least four to six feet in height when planted and shall be of such density as determined appropriate for the activities involved. The plant materials shall be of a species common to the area, be of nursery stock and shall be free of insect and disease.

ii.

Buffer areas shall be permanently maintained, and plant material which does not live shall be replaced by the owner within one year or one growing season.

iii.

The screen planting shall be so placed that at maturity the plant material will be no closer than three feet from any street or property line.

iv.

The buffer area shall not be broken unless specifically approved by the board.

b.

Landscaping in parking areas shall be specified.

c.

The board, at its discretion, may consult with a landscape architect regarding the appropriateness of the landscaping plan as it relates to the physical characteristics of the sites;

21.

The location and design of any off-street parking area, showing size and location of bays, aisles and barriers;

22.

All means of vehicular access and egress to and from the site onto public streets, showing the site and the location of driveways and curb cuts, including the possible utilization of traffic signals, channelization, acceleration and deceleration lanes, additional width and other proposed devices necessary to prevent a difficult traffic situation;

23.

The application shall include plans and computations for any storm drainage systems, including the following:

a.

All existing or proposed storm sewer lines within or adjacent to the tract showing sire and slope of the lines, direction of flow and the location of each catchbasin, inlet, manhole, culvert and headwall,

b.

The location and extent of any proposed groundwater recharge (retention) basins, detention basins or other water or soil conservation devices;

24.

The location and size of existing utilities, such as water and sewer mains, gas transmission lines and high tension power lines on the tract and within two hundred (200) feet of its boundaries;

25.

Plans of proposed improvements and utility layouts, including sewers, storm drains and water lines and feasible connections to gas, telephone and electrical utility systems. If private utilities are proposed, they shall comply fully with all township, county and state regulations. If service will be provided by an existing utility company, a letter from that company stating that service will be available before occupancy will be sufficient. When individual on-lot water or sewage disposal is proposed, the plan for such systems shall be approved by the appropriate agencies;

26.

Plans, typical cross sections and details, centerline profiles and tentative grades of all proposed streets and of existing streets abutting the tract based on United States Geological Survey vertical datum or a more specified datum supplied by the township engineer, including curbing, sidewalks, storm drains and drainage structures. Sight triangles, the radius of curblines and street sign locations shall be clearly indicated at the intersections;

27.

A copy of any protective covenants or deed restrictions applying to the land being developed shall be submitted with the application;

28.

The proposed permanent monuments shall be shown in accordance with the Map Filing Act, R.S. 46:23-9.0, et seq.;

29.

The board reserves the right to acquire additional information before granting preliminary approval when unique circumstances affect the tract or when the application for development poses special problems for the tract and the surrounding area. Such information shall include, but not be limited to, drainage calculations and traffic analyses.

C.

Action by Board.

1.

Upon submission of the application to the secretary, the secretary shall preliminarily screen the material and determine its completeness relative to the details required by this title for preliminary major subdivisions or preliminary major site plans, as the case may be. The secretary shall either determine the application to be incomplete or determine that the application is substantially complete. Should the secretary determine that the application is incomplete, the reasons for such determination shall be specified to the applicant and an appropriately revised plan may thereafter be submitted to the secretary as in the first instance.

2.

Within forty-five (45) days from the date of the submission of the application to the secretary, the applicant either shall be notified in writing that the application has been determined to be incomplete or shall be forwarded certification that the submission is a complete application. If the application is deemed incomplete by the secretary in accordance with subsection (A)(2) of this section, then the secretary of the board, at the direction of the board, either shall notify the applicant in writing that the application has been determined to be incomplete or shall certify that the submission is a complete application. If the application is determined to be incomplete, the reasons for such determination shall be specified to the applicant and an appropriately revised plan may thereafter be submitted to the secretary as in the first instance. If the secretary of the board neither certifies to the applicant that the application is complete nor notifies the applicant in writing that the application has been determined incomplete, then the application shall be considered certified complete and the period for action by the board shall commence as of the expiration of such forty-five (45) day period.

3.

The planning board shall take action on a preliminary major site plan application involving ten (10) acres of land or fewer, ten (10) dwelling units or fewer, or preliminary major subdivision application involving ten (10) lots or fewer within forty-five (45) days after the application has been certified complete by the secretary of the board, or within such further time as may be consented to by the applicant. Failure of the board to act within the prescribed time period shall constitute approval of the application; provided that any preliminary application, including a request for variance relief pursuant to Section 16.08.070, shall be acted upon within ninety-five (95) days or within such further time as may be consented to by the applicant.

4.

The planning board shall take action on a preliminary major site plan application involving more than ten (10) acres of land, more than ten (10) dwellings or a preliminary major subdivision application involving more than ten (10) lots within ninety-five (95) days after the application has been certified complete by the secretary of the board, or within such further time as may be consented to by the applicant. Failure of the board to act within the prescribed time period shall constitute approval of the application.

5.

Any proposed subdivision or development determined by the board to be creating, imposing, aggravating or leading to the possibility of an adverse effect upon either the property in question or upon any adjacent properties, may be required to be revised to mitigate any adverse effects prior to further review, classification or approval by the board, or, 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 portion of the tract to indicate a feasible plan whereby the applied for subdivision or development, together with subsequent subdivisions or developments, may be submitted that will not create, impose, aggravate or lead to any such adverse effect.

6.

In the case of planned developments only, the board shall find the following facts and conclusions prior to granting approval:

a.

That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the zoning provisions specified in Chapters 16.56 through 16.86, Zoning, pursuant to R.S. 40:55D-65c;

b.

That the proposals for maintenance and conservation of the common space are reliable, and the amount, location and purpose of the common open space are adequate;

c.

That provision, through the physical design of the proposed development, for public services, control over vehicular and pedestrian traffic and the amenities of light and air, recreation and visual enjoyment are adequate;

d.

That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established;

e.

In the case of a proposed development which contemplates construction over a period of years, that the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.

7.

All hearings held on applications for preliminary major subdivision approval and for preliminary site plan shall require public notice of the hearing. The board shall set the date, time and place for the public hearing and shall inform the applicant of this at least fourteen (14) days prior to such hearing date. Notice of the hearing shall be given by the applicant to those persons to whom notice is required to be given, as set forth in Section 16.12.060, at least ten (10) days prior to the date of the hearing.

8.

The recommendation of those agencies and officials to whom the preliminary plat or plan was forwarded shall be given careful consideration in the final decision on the development application. If the Gloucester County planning board or the township engineer approve the preliminary submission, such approval shall be noted on the plat or plan. If the board acts favorably on the preliminary plat or plan, the township engineer and the chairperson and secretary of the board, or the acting chairperson or secretary, where either or both may be absent, shall affix their signatures to at least six copies of the plat or plan with the notification that it has been approved. The applicant shall furnish such copies to the board.

9.

Should revisions or additions to the plat or plan be deemed necessary, the board may grant preliminary approval, subject to specified conditions and receipt of revised plans.

10.

If the board, after consideration and discussion of the preliminary plat or plan, determines that it is unacceptable, a notation shall be made by the chairperson of the board to that effect on the plat or plan and a resolution adopted setting forth the reasons for such rejection in accordance with the state land use law. One copy of the plat or plan and such resolution shall be returned to the applicant within ten (10) days of the adoption of such resolution.

D.

Rights on Preliminary Approval.

1.

Rights. Preliminary approval shall confer upon the applicant the following rights for a three-year period from the date of preliminary approval:

a.

That the general terms and conditions on which preliminary approval was granted shall not be changed, including, but not limited to:

i.

Use requirements,

ii.

Layout and design standards for streets, curbs and sidewalks,

iii.

Lot size,

iv.

Yard dimensions and off-tract improvements;

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 plat or plan.

2.

Extensions.

a.

That the applicant may apply for, and the board may grant, extensions on such preliminary approval for additional periods of at least one year, but not to exceed a total extension of two years; provided, that if the design standards have been revised by ordinance, such revised standards may govern;

b.

In the case of a subdivision or of a site plan for an area fifty (50) acres or more, the planning board may grant the rights referred to in subsection (D)(1) of this section for such period of time, longer than three years, as shall be determined by the board to be reasonable, taking into consideration:

i.

The number of dwelling units and nonresidential floor area permissible under preliminary approval,

ii.

Economic conditions,

iii.

The comprehensiveness of the development;

C.

The applicant may apply for thereafter, and the board may thereafter grant, an extension to preliminary approval for such additional period of time as shall be determined by the board to be reasonable, taking the following into consideration, provided that if the design standards have been revised by ordinance, such revised standards may govern:

i.

The number of dwelling units and nonresidential floor area permissible under preliminary approval,

ii.

The potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval,

iii.

Economic conditions,

iv.

The comprehensiveness of the development.

(Prior code § 13-1.4)

(Ord. 01-2008)

A.

Procedure for Submitting Final Plats and Final Plans.

1.

A final plat or final plan shall be submitted to the secretary within the time permitted by Section 16.16.040 (D)(1)(b) after the date of preliminary approval or any authorized extension thereof. The applicant shall submit to the secretary at least ten (10) days prior to the first regularly scheduled meeting of the planning board twelve (12) copies of the final major subdivision plat or final major site plan, four copies of the appropriate application, and a fee in accordance with Section 16.04.030 (D).

2.

Upon receipt of an application, the secretary shall preliminarily screen the material and determine its completeness relative to the details required by this title for final major subdivision plats or final major site plans, as the case may be. The secretary shall either determine the application to be incomplete or determine that the application is substantially complete. Should the secretary determine that the application is incomplete, the reasons for such determination shall be specified to the applicant and an appropriately revised plan may thereafter be submitted to the secretary as in the first instance.

3.

The secretary shall send a copy of the application to each of the following:

a.

Site plan committee;

b.

Subdivision committee;

c.

Board solicitor;

d.

Water superintendent.

B.

Details required for final plats and final plans:

1.

All details stipulated in Section 16.16.040(B);

2.

All additional details required at the time of preliminary approval shall be submitted;

3.

A section or staging plan, if proposed, indicating the portion of the tract to be considered for final approval as part of the current application and the relationship of the portion of the tract to the remaining land area, including all applicable comparisons, such as parking spaces, building coverage, lot coverage, open space areas and number of lots;

4.

Detailed architectural and engineering data, including:

a.

An architect's isometric design or perspective as required by the board of each building and sign or a typical building and sign showing front, side and rear elevations,

b.

Cross sections, profiles and established grades of all streets, aisles, lanes and driveways,

c.

Plans and profiles of all storm and sanitary sewers and water mains and street lighting,

d.

All dimensions of the exterior boundaries of any subdivision shall be balanced and closed to a precision of one to five thousand (5,000), and the dimensions of all lot lines to within one to ten thousand (10,000). All dimensions, angles and bearings must be tied to at least two permanent monuments not less than three hundred (300) feet apart, and all information shall be indicated on the plat. At least one corner of the subdivision shall be tied horizontally to the New Jersey State Grid Coordinate System and vertically to United States Geological Survey benchmarks with the data on the plat as to how the bearings were determined;

5.

The final submission shall be accompanied by the following documents:

a.

Certificate from the township tax collector that all taxes are paid up to date,

b.

Letters directed to the chairperson of the board and signed by a responsible official of the lighting agency, water company and of any other company or governmental authority or district which provides accessory utility service and has jurisdiction in the area, approving each proposed utility installation design and stating who will construct the facility so that service will be available prior to occupancy. The designing engineers shall certify to the board that the existing cross sections and profiles have been run in the field, and the field notes shall be forwarded to the township engineer,

c.

The applicant shall certify in writing to the board that he or she has:

i.

Installed all improvements in accordance with the requirements of this chapter, and/or

ii.

Posted a performance guaranty in accordance with Section 16.14.060.

6.

Six copies of final subdivision plats are to be reduced to sheets dimensioned at eleven inches by seventeen inches (11″x17″) and shall be provided to the township clerk prior to the plat signature.

C.

Action by the Board. The board shall take such action as is specified in Section 16.16.040 (C).

D.

Rights on Final Approval.

1.

Rights. Final approval of a subdivision or site plan shall confer upon the applicant the following rights for a period of two years from the date of final approval:

a.

The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer, whether conditionally or otherwise, shall not be changed.

2.

Extensions.

a.

If the developer has followed the standards prescribed for final approval, the board may extend the period of protection for extensions of one year each, not exceeding three such extensions.

b.

In the case of a subdivision or site plan for a planned unit development, planned residential development or residential cluster of fifty (50) acres or more, or in the case of a conventional subdivision or site plan of one hundred fifty (150) acres or more, the board may grant the rights referred to in subsection (D)(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:

i.

The number of dwelling units and nonresidential floor area permissible under final approval;

ii.

Economic conditions;

iii.

The comprehensiveness of the development.

c.

The developer may apply for thereafter, and the board may thereafter grant, an extension to preliminary approval for such additional period of time as shall be determined by the board to be reasonable, taking into consideration:

i.

The number of dwelling units and nonresidential floor area permissible under final approval;

ii.

The number of dwelling units and nonresidential floor area remaining to be developed;

iii.

Economic conditions;

iv.

The comprehensiveness of the development.

(Ord. 19-2002; prior code § 13-1.5)

(Ord. 01-2008)

A.

General Development Plan: Submission to Planning Board.

1.

Any developer of a parcel of land greater than one hundred (100) acres in size for which the developer is seeking approval of a planned development pursuant to P.L. 1975, c. 291 (C. 40:55D-1 et seq.) may submit a general development plan to the planning board prior to the granting of preliminary approval of that development by the planning board pursuant to Section 34 of P.L. 1975, c. 291 (C. 40:55D-46) or Section 36 of P.L. 1975, c. 291 (C. 40:55D-48).

2.

The planning board shall grant or deny general development plan approval within ninety-five (95) days after submission of a complete application to the administrative officer, or within such further time as may be consented to by the applicant. Failure of the planning board to act within the period prescribed shall constitute general development plan approval of the planned development.

B.

General Development Plan: Required Contents.

1.

A general development plan shall include the elements set forth infra. Nothing set forth herein shall limit the discretion of the planning board in the waiving of elements as may be appropriate.

a.

A general land use plan at a scale of not less than 1″ = 200′ indicating the tract area and general locations of the land uses to be included in the planned development. The total number of dwelling units and amount of non-residential floor area to be provided and proposed land area to be devoted to residential and non-residential use shall be set forth. In addition, the proposed types of non-residential uses to be included in the planned development shall be set forth, and the land area to be occupied by each proposed use shall be estimated. The density and intensity of use of the entire planned development shall be set forth, and a residential density and a non-residential floor area ratio shall be provided;

b.

A circulation plan showing the general location and types of transportation facilities, including facilities for pedestrian access, within the planned development and any proposed improvements to the existing transportation system outside the planned development;

c.

An open space plan showing the proposed land area and general location of parks and any other land area to be set aside for conservation and recreational purposes and a general description of improvements proposed to be made thereon, including a plan for the operation and maintenance of parks and recreational lands;

d.

A utility plan indicating the need for and showing the proposed location of sewage and water lines, any drainage facilities necessitated by the physical characteristics of the site, proposed methods for handling solid waste disposal, and a plan for the operation and maintenance of proposed utilities;

e.

A storm water management plan setting forth the proposed method of controlling and managing storm water on the site;

f.

An environmental inventory to include a general description of the vegetation, soils, topography, geology, surface hydrology, climate and cultural resources of the site, existing man-made structures or features and the probable impact of the development on the environmental attributes of the site;

g.

A community facility plan indicating the scope and type of supporting community facilities which may include, but not be limited to, educational or cultural facilities, historic sites, libraries, hospitals, firehouses, and police stations;

h.

A housing plan outlining the number of housing units to be provided and the extent to which any housing obligation assigned to the municipality pursuant to P.L. 1985, c. 222 (C. 52:27D-301 et al.) will be fulfilled by the development;

i.

A local service plan indicating those public services which the applicant proposes to provide and which may include, but not be limited to, water, sewer, cable, and solid waste disposal;

j.

A fiscal report describing the anticipated demand on municipal services to be generated by the planned development and any other financial impacts to be faced by municipality or school districts as a result of the completion of the planned development. The fiscal report shall also include a detailed projection of property tax revenues which will accrue to the county, municipality, and school district according to the timing schedule provided under subsection k, of this section, and following the completion of the planned development in its entirety;

k.

A proposed timing schedule in the case of a planned development whose construction is contemplated over a period of years, including any terms or conditions which are intended to protect the interests of the public and of the residents who occupy any section of the planned development prior to the completion of the development in its entirety;

l.

A municipal development agreement, which shall mean a written agreement between a municipality and a developer relating to the planned development; and

m.

A comprehensive narrative report describing each plan component to provide as well supplemental information as may be useful in promoting mutual agreement between the applicant and planning board on the proposed development scheme.

n.

Other Information. The planning board may require such additional information not specified in the section, or any revisions in the accompanying documents, as are reasonably necessary to make an informed decision as to whether the requirements necessary for approval of the application for development have been met. The application shall not be deemed incomplete for lack of any such additional information or any revisions in the accompanying documents so required by the municipal agency.

C.

General Development Plan: Effect.

1.

The term of the effect of the general development plan approval shall be determined by the planning board using the guidelines set forth in subsection 2 of this section, except that the term of the effect of the approval shall not exceed twenty (20) years from the date upon which the developer receives final approval of the first section of the planned development pursuant to P.L. 1975, c. 291 (C. 40:55D-1 et seq.).

2.

In making its determination regarding the duration of the effect of approval of the development plan, the planning board shall consider: the number of dwelling units or amount of non-residential floor area to be constructed, prevailing economic conditions, the timing schedule to be followed in completing the development and the likelihood of its fulfillment, the developer's capability of completing the proposed development, and the contents of the general development plan and any conditions which the planning board attaches to the approval thereof.

D.

General Development Plan: Modification of Timing Schedule.

1.

In the event that the developer seeks to modify the proposed timing schedule, such modification shall require the approval of the planning board.

2.

The planning board shall, in deciding whether or not to grant approval of the modification, take into consideration prevailing economic and market conditions, anticipated and actual needs for residential units and non-residential space within the municipality and the region, and the availability and capacity of public facilities to accommodate the proposed development.

E.

General Development Plan: Variation in Certain Physical Features, Approval Required.

1.

Except as provided hereunder, the developer shall be required to gain the prior approval of the planning board if, after approval of the general development plan, the developer wishes to make any variation in the location of land uses within the planned development or to increase the density of residential development or the floor area ratio of non-residential development in any section of the planned development.

2.

Any variation in the location of land uses or increase in density or floor area ratio proposed in reaction to a negative decision of, or condition of development approval imposed by, the Pinelands Commission pursuant to P.L. 1979, c. 111 (C. 13:18A-1 et seq.) or the Department of Environmental Protection pursuant to P.L. 1973, c. 185 (C. 13:19-1 et seq.) shall be approved by the planning board if the developer can demonstrate, to the satisfaction of the planning board, that the variation being proposed is a direct result of such determination by the Pinelands Commission or the Department of Environmental Protection, as the case may be.

F.

General Development Plan: Amendments, Approval Required.

1.

Except as provided hereunder, once a general development plan has been approved by the planning board, it may be amended or revised only upon application by the developer approved by the planning board.

2.

A developer, without violating the terms of the approval pursuant to this act, may, in undertaking any section of the planned development, reduce the number of residential units or amounts of non-residential floor space by no more than fifteen (15) percent or reduce the residential density or non-residential floor area ratio by no more than fifteen (15) percent; provided, however, that a developer may not reduce the number of residential units to be provided pursuant to P.L. 1985, c. 222 (C. 52:27D-301 et al.), without prior municipal approval.

G.

General Development Plan: Completion of Development Sections.

1.

Upon the completion of each section of the development as set forth in the approved general development plan, the developer shall notify the administrative officer, by certified mail, as evidence that the developer is fulfilling his obligations under the approved plan. For the purposes of this section, "completion" of any section of the development shall mean that the developer has acquired a certificate of occupancy for every residential unit or every non-residential structure, as set forth in the approved general development plan and pursuant to Section 15 of P.L. 1975, c. 217 (C. 52:27D-133). If the municipality does not receive such notification at the completion of any section of the development, the municipality shall notify the developer, by certified mail, in order to determine whether or not the terms of the approved plan are being complied with.

2.

If a developer does not complete any section of the development within eight months of the date provided for in the approved plan, or if at any time the municipality has cause to believe that the developer is not fulfilling his obligations pursuant to the approved plan, the municipality shall notify the developer, by certified mail, and the developer shall have ten (10) days within which to give evidence that he is fulfilling his obligations pursuant to the approved plan. The municipality thereafter shall conduct a hearing to determine whether or not the developer is in violation of the approved plan. If, after such a hearing, the municipality finds good cause to terminate the approval, it shall provide written notice of same to the developer and the approval shall be terminated thirty (30) days thereafter.

3.

In the event that a developer who has general development plan approval does not apply for preliminary approval for the planned development which is the subject of that general development plan approval within five years of the date upon which the general development plan has been approved by the planning board, the municipality shall have cause to terminate the approval.

H.

General Development Plan: Termination of Approval.

1.

In the event that a development which is the subject of an approved general development plan is completed before the end of the term of the approval, the approval shall terminate with the completion of the development. For the purposes of this section, a development shall be considered complete on the date upon which a certificate of occupancy has been issued for the final residential or non-residential structure in the last section of the development in accordance with the timing schedule set forth in the approved general development plan and the developer has fulfilled all of his obligations pursuant to the approval.

(Ord. 20-2002)

A.

Traffic Impact Study Report.

1.

Required. All applications for planning board review and approval of development under this code, other than minor subdivisions, shall contain a traffic impact study report in the form required by this subsection, unless the report is specifically waived by the planning board.

2.

Contents of Report. The traffic impact study report shall contain the following information:

a.

Projections of traffic to be generated by the proposed development for average, daily, morning peak highway hour(s), afternoon peak highway hour(s) and any other peak traffic condition deemed applicable as a result of the type and/or location of the proposed generator. Traffic generation rates should be based upon local indices where available and should be documented in the report. Also the method and data base upon which traffic-approach-route distributions are based shall be fully documented. Any assumptions regarding the diversion of existing traffic to alternative routes should be clearly specified in the report;

b.

The report shall contain a full documentation of existing conditions on adjacent streets serving immediate site access/egress, including roadway pavement width, rights-of-way, curb parking conditions, pavement conditions, sight visibility, grade and curvatures of roadway and the location and type of intersection-traffic-control devices. Existing traffic volumes for average daily and peak hour conditions shall be presented with the source of these data denoted;

c.

Assessment of the traffic impact of the proposed development, including estimate of volume-versus-capacity relationships, shall be provided. In preparing these estimates, assumptions regarding the annual growth rate of existing traffic should be fully documented. Capacity determination shall be based upon normally accepted standards, with the basis of these estimates clearly indicated. In the event the project is staged over a period of time, independent estimates for each stage envisioned shall be provided;

d.

In the event that roadway deficiencies are identified for existing and/or future conditions, specific recommendations for the resolution of these problems shall be addressed in the report. The report shall contain a listing of any and all actions to be undertaken by the applicant to resolve or minimize traffic problems and, as such, shall be considered a firm offer by the applicant to undertake such actions subject to approval by the planning board.

B.

Environmental Impact Worksheet. The planning board and the township committee shall provide a preliminary and final environmental impact worksheet that must be completed by those applicants so designated by the planning board. This worksheet may be modified from time to time by the approval of both the planning board and the township committee as evidenced by a resolution approving the worksheet as to form and substance.

In addition to the foregoing, all traffic impact study reports shall conform to the requirements set forth under Section 16.90.040 of Chapter 16.19, Off Tract Roadway—Signalization Improvements.

(Ord. 27-2003 § 3; prior code § 13-1.6)

In addition to all requirements listed above, each applicant for development shall submit a completed checklist, pertinent to the application, on the forms provided by the board secretary. Such checklists are adopted pursuant to the requirements of N.J.S.A. 40:55D-10.3.

(Prior code § 13-1.7)