Galloway City Zoning Code
ARTICLE V
Subdivision and Site Plan Review Procedures
§ 233-27 Preparation and filing of plat.
[Amended 9-9-1986 by Ord. No. 828; 11-9-1988 by Ord. No. 931; 5-27-1997 by Ord. No. 1298; 6-10-1997 by Ord. No. 1302; 12-11-2001 by Ord. No. 1491]
A.
Whenever a subdivision or development of land is desired to be effected, a plat of the layout of such subdivision or development shall be prepared, filed and processed, according to the requirements of this chapter. In the Pinelands Area, the applicant shall also comply with the requirements of § 233-85. No development involving the use of Pinelands development credits shall be approved until the developer has provided the Commission and the approving authority with evidence of his ownership and redemption of the requisite Pinelands development credits; provided, however, that the approving authority may grant general developmental plan, preliminary subdivision or preliminary site plan approval conditioned upon such evidence being presented as a prerequisite to final subdivision or site plan approval. For such a final subdivision or site plan, the developer shall provide evidence of the Pinelands development credit ownership and redemption to secure the same proportion of lots or residential units as was approved for Pinelands development credit use in the preliminary approval or, as appropriate, the general development plan. Notification of any such development approval shall be made to the Pinelands Commission pursuant to § 233-85E and to the New Jersey Pinelands Development Credit Bank in accordance with N.J.A.C. 3:42-3. Redemption of the requisite Pinelands development credits shall occur in accordance with N.J.A.C. 3:42-3.6, prior to the memorialization of the resolution granting final subdivision or site plan approval, or if no such approval is required, prior to the issuance of any construction permits.
B.
Prior to the filing of any formal application before the Planning Board, any person or developer may request an informal meeting with the Township Development Review Committee. At that time the person or developer may make any presentation he or she desires and obtain any other information and/or suggestions from the said Committee prior to the filing of a formal application. The applicant will, under such circumstances, be responsible for the payment of $300 for the first meeting, and $125 for subsequent meetings, to appear before the Township Community Development Review Committee in order to offset any expenses incurred in connection with said meeting including the payment of charges made by Township professionals and/or to cover overtime payments for Township employees who may be required to attend said meetings in an effort to render the required assistance and to insure project compliance prior to presentation to the Planning Board. In addition, an escrow account should be established should the applicant desire or require additional work or information beyond the meeting. This escrow shall be in amount agreed upon by the Committee and the applicant. Professionals' time and costs are to be charged to this escrow. The escrow account is to be replenished as necessary.
C.
Except for subdivision or individual lot applications for detached one- or two-dwelling-unit buildings, site plan review and approval shall be required for the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any building or structure, or of any mining excavation or landfill, or the clearing, grading or disturbance of any area in excess of 5,000 square feet for nonagricultural purposes and any use or change in use the use of any building or other structure or land or extension of use of land, including the use of land for outdoor sales of products produced off site, whether such use is temporary or permanent. Site plan review may be waived by the Planning Board if it determines that the development would not result in any significant impact on the site.
[Added 5-14-2002 by Ord. No. 1501]
§ 233-28 General requirements for all applications.
[Amended 6-12-2001 by Ord. No. 1473;9-28-2004 by Ord. No. 1580]
All checklist items must be submitted with the application prior to the application being deemed complete.
A.
Complete application form with completed checklist and copies, documents, reports and plans relating to application (original and 16 copies filed with the administrative officer).
B.
Certification from the Township of Galloway Tax Collector that all taxes are paid as of the date the application is filed.
C.
Application fee(s) and escrow deposit(s).
D.
Minor and major subdivisions only. Administrative Tax Map fees must be submitted on a separate check calculated at $30 per lot.
E.
Proof that there are no outstanding uncollected fees and escrows resulting from past applications or prior submissions by this applicant involving this property or any other properties within the Township.
F.
Statement of justification in support of any variance(s) or waiver(s) from the development standards and/or filing submissions must be submitted as part of the application.
G.
Proof that any conditions required as a result of any prior approval granted for the subject property have been fulfilled.
H.
If applicable, a Pinelands certificate of filing or a letter of no interest is required to be submitted with the submission of an application.
§ 233-29 Details required for minor subdivision plats.
[Amended 7-6-1982 by Ord. No. 699; 6-22-1993 by Ord. No. 1127; 11-12-1996 by Ord. No. 1271; 6-12-2001 by Ord. No. 1473; 9-28-2004 by Ord. No. 1580]
A.
The details required for minor subdivision plats include the following:
(1)
Plats or plans signed and sealed by a New Jersey licensed land surveyor or professional engineer, planner or architect as required by state regulations and folded into eighths with the title block revealed.
(2)
Plan proposed at a scale of not less than one inch equals 50 feet and submitted on one of the following standard sheet sizes: 24 inches by 36 inches or 30 inches by 42 inches. If one sheet is not sufficient to contain the entire territory, the map may be divided into sections and shown on separate sheets of equal size, with reference on each sheet as to the location of all adjoining sheets.
(3)
North arrow based on USNVD data on plans, graphic scale (inches to feet).
(4)
Key map(s)with project site plotted thereon at a scale not less than one inch equals 2,000 feet based on the Official Zoning Map, Tax Map, USGS map and a soils map with a North arrow on each key map.
(5)
Title block:
(a)
Name of subdivision or development;
(b)
Name, address and telephone number of subdivider or developer;
(c)
Name, title, address, phone and fat number and license number of the professional who prepared the plot or plan;
(d)
Name, address and telephone number of the owner(s) of record;
(e)
Scale in inches to feet; and
(f)
Original date that the plans were prepared and the date of each subsequent revision thereof and a list of specific revisions entered on each sheet.
(6)
Lot area in acreage and square feet to the nearest one hundredth, both with and without any area(s) located within any existing or proposed public rights-of-way.
(8)
Acreage to the nearest hundredth of an acre and a computation of the area of the tract to be disturbed in square feet and the proposed number of lots, including the area and dimensions of each proposed lot.
(9)
Existing block and lot number(s) to be subdivided or developed as they appear on the current Township Tax Map, and proposed block and lot numbers as provided by the Township Tax Assessor upon written request. Subdivision or development boundary lot lines to be removed as a result of this application should be shown with a faded line and new lots with a heavy solid line and labeled as such.
(10)
The location of existing and proposed property lines (with bearings and distances) streets, buildings, with their dimensions to the nearest hundredth (100") of a foot, and an indication as to whether existing buildings will be retained or removed, existing wells, septic systems, parking spaces, loading areas, driveways, watercourses, railroads, bridges, culverts, drain pipes, any natural features such as burial grounds and buildings more than 60 years old, both within the site and within 200 feet of its boundary.
(11)
The location and width of all existing and proposed utility easements.
(12)
Zoning districts affecting the tract, including district names and requirements.
(13)
All required setback lines shall be shown on the plans and clearly labeled.
(14)
Delineation of floodplains, including floodway and flood-fringe areas and location of all wetland areas and buffers on or within 300 feet of site.
(15)
Existing contours shall be based on the most current NGVD datum.
(16)
Marshes, ponds and land subject to flooding within the tract and within 200 feet thereof.
(17)
Certified list of property owners whose property is located within 200 feet of the subject property must be added to the plans. (This certified list of property owners must be less than six months old as of the date of submission of the application.)
(18)
The location and material of all existing and proposed monuments, including iron and copper pins.
(19)
If the proposed development is not served by a sanitary sewer, certification by a licensed professional engineer that the proposed lot(s) can adequately accommodate a septic system and a copy of any written review and report by the Atlantic County Board of Health must be submitted. The location(s) of the test boring(s), test results and a statement by the engineer that the site soils are in compliance with the "Individual Sewage Disposal Code of New Jersey," as well as N J.A.C. 719A-1.1 et seq., "Standards for Individual Subsurface Sewage Disposal Systems," shall be shown on the plat and certified by a licensed professional engineer.
(20)
Road right-of-way dedication and improvements, if required.
(21)
All sight triangle easements with dimensions and/or bearings and distances.
(22)
Legal descriptions of all easements, including a metes and bounds description, copies of all existing or proposed easements, and/or covenants, restrictions now affecting the property, including the roadway and sight triangle dedication.
(23)
Soil erosion/sediment control plans.
(25)
Driveway apron details must be added to the plans per Township standards.
(26)
These items must be submitted on the landscaping plan:
(a)
Proposed screening, buffer(s) and the location and species of all individual trees or groups of trees having caliper of eight inches or more measured three feet above the ground level, shall be shown within the portion(s) of the tract to be disturbed as a result of the proposed development.
(b)
The location of all proposed plantings shall be indicated and a legend provided listing the botanical and common names and the sizes of plant material at time of planting.
(27)
A copy of any easements, protective covenants or deed restrictions applying to the land being developed and an indication of the location of them on the submitted plat or plan. All required utility easements must be shown. The purpose of each easements and the entity to be responsible for its maintenance shall also be noted on the plans.
B.
Any sections for which a waiver or bulk/area variance(s) is specifically being requested must include a narrative paragraph explaining why the applicant believes that he or she is entitled to such relief. The requirements for copies includes, but is not limited to, existing or proposed easements to telephone, electric, gas, water and sewer utilities; deed restrictions and covenants, master deeds and proposed bylaws of any homeowners' or community associations; proposed deeds for dedication of any portion of the affected property for public use or for ownership by any public body. It is a requirement of the Township of Galloway that any of the instruments specified above must be in clear and understandable English language. Prior to granting any approval or as a condition of granting approval the Board will review all descriptions and their legal instruments.
C.
Off-tract assessment.
[Added 5-10-2005 by Ord. No. 1604]
(1)
In order for the Township to provide for appropriate recreation facilities for all Township residences, the Planning Board shall require all minor subdivisions to post an off-tract assessment in accordance with Subsection C(2) herein.
(2)
The contribution cost is established at $5,000 on each newly created lot. The requirements for such fee shall be imposed by the Planning Board at the time of minor subdivision approval, and shall be made a condition to be satisfied prior to the subdivision plat being filed with the County Clerk; it being the responsibility of the Planning Board Chairman to confirm such payment prior to the signing the final plat.
§ 233-29.1 Details required for preliminary and final major subdivision plats.
[Added 9-28-2004 by Ord. No. 1580]
A.
The details required for preliminary and final major subdivision plats include the following:
(1)
Plats or plans signed and sealed by a New Jersey licensed land surveyor or professional engineer, planner or architect as required by state regulations and folded into eighths with the title block revealed.
(2)
North arrow based on USNVD data on plans, graphic scale (inches to feet).
(3)
Plans prepared at a scale not less than one inch equals 50 feet and submitted on one of the following standard sheet sizes: (24 inches by 36 inches or 30 inches by 42 inches). If one sheet is not sufficient to contain the entire site, the map may be divided into sections and shown on separate sheets of equal size, with reference on each sheet as to the location of all adjoining sheets.
(4)
Key map at less no less than one inch equals 2,000 feet based on the official Zoning Map, Tax Map, USGS Map and a soils map with a North arrow on each key map. Project site shall be accurately plotted thereon.
(5)
Title block:
(a)
Name of subdivision or development;
(b)
Name, address and telephone number of subdivider or developer;
(c)
Name, title, address, telephone, fax and license number of the professional(s) who prepared the plot or plan;
(d)
Name, address and telephone number of the owner(s) of record;
(e)
Graphic scale and scale in inches to feet and bar scale; and
(f)
Original date of preparation of the plans and the date of each subsequent revision and a list of specific revisions entered on each sheet.
(6)
Lot area in acreage and square feet to the nearest one hundredth, both with and without any area(s) located within any existing or proposed public rights-of-way.
(8)
Acreage to the nearest hundredth at acre and a computation of the area of the tract to be disturbed in square feet and the proposed number of lots, including the area and dimensions of each proposed lot.
(9)
Certified list of property owners whose property is located within 200 feet of the subject property, must be added to the plans. (This certified list of property owners must be less than six months old as of the date of submission of the application.)
(10)
Existing block and lot number(s) 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. Subdivision or development boundary lines. All lot lines to be removed as a result of this application should be shown with a faded line and new lot lines shown with a heavy solid line and labeled as such.
(11)
Zoning districts affecting the tract, including district names and requirements.
(12)
Zoning matrix or table containing the requirements of zoning district(s) and how proposed project conforms to district(s) regulations.
(13)
The locations and dimensions of existing and proposed bridges and the location of natural features, including but not limited to wooded areas and any extensive rock formations, both within the tract and within 200 feet of its boundaries.
(14)
These items must be submitted on the landscaping plan.
(a)
Proposed screening, buffer(s) and the location and species of all individual trees or groups of trees having caliper of eight inches or more measured three feet above the ground level shall be shown within the portion(s) of the tract to be disturbed as a result of the proposed development.
(b)
The location of all proposed plantings shall be indicated and a legend provided listing the botanical and common names and the sizes of plant material at time of planting.
(15)
Pursuant to NJDEP stormwater regulations, existing and proposed watercourses (including lakes and ponds) with the following required information:
(a)
When a stream is proposed for alteration, improvement or relocation or when 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 must be submitted.
(b)
Cross-sections of watercourses and/or drainage swales at an appropriate scale showing the extent of floodplain, top of bank, normal water levels and bottom elevations at the locations specified in the ordinance.
(c)
The total acreage of the drainage basin of any watercourse running through or adjacent to the tract.
(d)
The location and extent of drainage and conservation easements and stream encroachments lines.
(e)
The location, extent and water level elevation of all existing or proposed lakes or ponds within the tract and within 200 feet of the tract.
(f)
Statement of compliance with N J.A.C. 7:8 (SMR).
(g)
Delineation of floodplains, including floodway and flood-fringe areas, and location of all wetland areas and buffers on or within 300 feet of site.
(h)
Marshes, ponds and land subject to flooding within the tract and within 200 feet thereof.
(16)
Existing contours shall be based on the most current NGVD datum.
(17)
Soil erosion and sediment control plans.
(18)
Locations of all existing structures, and indicate if existing structures and uses will be retained or removed. If retained, all setbacks must be delineated on the plans.
(19)
Size, height, location and details of all proposed buildings, structures and signs.
(20)
These items must he indicated on a lighting plan. The proposed location, direction of illumination, power and type of proposed outdoor lighting, includes details regarding light standards and fixtures, lumen pattern and footcandle. Information shall be submitted in accordance with § 233-17.2, Outdoor lighting.
(21)
The location and design of any off-street parking area(s), showing size and location of parking stalls, bays, aisles and barriers.
(22)
All means of vehicular ingress to or egress from the site onto public streets, with all information required by ordinance.
(23)
Plans must show all proposed improvements and location of proposed utilities and existing utility structures on the tract and within 200 feet of the boundaries of the site.
(24)
Plans must show proposed connections to existing water supply and sanitary sewerage systems or alternative means of providing these services.
(25)
Plans, typical cross-sections, construction details and horizontal and vertical alignment of the center line of all proposed streets and of existing streets abutting the tract shall be shown on the plans.
(26)
A copy of any easements, protective covenants or deed restrictions applying to the land being developed and an indication of the location of them on the submitted plat or plan. All required utility easements should be shown. The purpose of each easements and the entity to be responsible for its maintenance shall also be noted on the plans. The requirements for easements or deed restrictions includes, but is not limited to, existing or proposed easements to telephone, electric, gas, water and sewer utilities; deed restrictions and covenants, master deeds and proposed bylaws of any homeowners' or community associations; proposed deeds to dedicate any portion of the affected property for public use or for ownership by any public body. The Township of Galloway requires that any of the instruments specified above must be in clear and understandable English language. All documents will be reviewed prior to the Board granting any approval and/or condition of approval.
(27)
The location and material of all existing and proposed monuments, including iron and copper pins.
(28)
In the case of any subdivision involving planned development, information for all of the properties comprising the planned development must be provided.
(30)
A phasing plan, if proposed.
(32)
Driveway apron details must be added to the plans per Township standards.
(33)
The location of existing and proposed property lines (with bearings and distances), streets, buildings, with their dimensions to the nearest hundredth (100") of a foot, and an indication as to whether existing buildings will be retained or removed, existing wells and septic systems, parking spaces, loading areas, driveways, watercourses, railroads, bridges, culverts, drain pipes, any natural features such as burial grounds and buildings more than 60 years old, both within the site and within 200 feet of its boundary.
(34)
All required setback lines shall be shown on the plans and clearly labeled.
(35)
If the proposed lot(s) is (are) not served by a sanitary sewer, certification by a licensed professional engineer that the proposed lot(s) can adequately accommodate a septic system and a copy of any written review and report by the Atlantic County Board of Health must be submitted. The location(s) of the test boring(s), test results and a statement by the engineer that the site soils are in compliance with the "Individual Sewage Disposal Code of New Jersey," as well as N.J.A.C. 719A-1.1 et seq., "Standards for Individual Subsurface Sewage Disposal Systems," shall be shown on the plat and certified by a licensed professional engineer.
(36)
Road right-of-way dedication and improvements, if required.
(37)
All sight triangle easements with dimensions and/or bearings and distances.
(38)
Legal descriptions of all easements, including a metes and bounds description, copies of all existing or proposed easements, and/or covenants, restrictions now affecting the property, including the roadway and sight triangle dedication.
(39)
All proposed limits of clearing must be shown on plans.
§ 233-30 Details required for minor site plans.
[Amended 10-5-1982 by Ord. No. 705; 9-9-1986 by Ord. No. 828; 6-12-2001 by Ord. No. 1473; 9-28-2004 by Ord. No. 1580]
A.
The details required for minor site plans include the following:
(1)
Plats or plans signed and sealed by a New Jersey licensed land surveyor or professional engineer, planner or architect as required by state regulations and folded into eighths with the title block revealed.
(2)
Plan proposed at a scale of not less than one inch equals 50 feet and submitted on one of the following standard sheet sizes: 24 inches by 36 inches or 30 inches by 42 inches. If one sheet is not sufficient to contain the entire territory, the map may be divided into sections and shown on separate sheets of equal size, with reference on each sheet as to the location of all adjoining sheets.
(3)
North arrow based on USNVD data on plans.
(4)
Key map (s)at a scale not less than one inch equals 2,000 feet based on the Official Zoning Map, Tax Map, USGS map and a soils map with a North arrow on each key map and the project site plotted accurately thereon.
(5)
Title block:
(a)
Name of subdivision or development;
(b)
Name, address and telephone number of subdivider or developer;
(c)
Name, title, address, phone and fax number and license number of the professional who prepared the plot or plan;
(d)
Name, address and telephone number of the owner(s) of record;
(e)
Scale in inches to feet and graphic; and
(f)
Original date that the plans were prepared and the date of each subsequent revision thereof and a list of specific revisions entered on each sheet.
(6)
Lot area in acreage and square feet to the nearest one hundredth, both with and without any area(s) located within any existing or proposed public rights-of-way.
(8)
Existing block and lot number(s) of the lot(s) to be 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. All tract boundary lines must be indicated with a heavy solid line.
(9)
The location of existing and proposed property lines (with bearings and distances), streets, buildings, with their dimensions and an indication as to whether existing buildings will be retained or removed, existing wells, septic systems, parking spaces, loading areas, driveways, watercourses, railroads, bridges, culverts, drain pipes, any natural features such as burial grounds and buildings more than 60 years old, both within the site and within 200 feet of its boundary.
(10)
The location and width of all existing and proposed utility easements.
(11)
The zoning district and zoning requirements, including the proposed use or uses of land and buildings, floor area and number of parking spaces.
(12)
Zoning matrix or table containing the requirements of zoning district(s) and how proposed project conforms to district(s) regulations.
(13)
All required setback lines shall be shown on the plans and clearly labeled.
(14)
Delineation of floodplains, including floodway and flood-fringe areas, and location of all wetland areas and buffets on or within 300 feet of site.
(15)
Marshes, ponds and land subject to flooding within the tract and within 200 feet thereof.
(16)
Existing contours shall be based on the most current NGVD datum.
(17)
Certified list of property owners whose property is located within 200 feet of the subject property must be added to the plans. (This certified list of property owners must be less than six months old as of the date of submission of the application.)
(18)
Road right-of-way dedication and improvements, if required.
(19)
If the proposed development is not served by a sanitary sewer, certification by a licensed professional engineer that the proposed lot(s) can adequately accommodate a septic system and a copy of any written review and report by the Atlantic County Board of Health must be submitted. The location(s) of the test boring(s), test results and a statement by the engineer that the site soils are in compliance with the "Individual Sewage Disposal Code of New Jersey," as well as N.J.A.C. 719A-1.1 et. seq., "Standards for Individual Subsurface Sewage Disposal Systems," shall be shown on the plat and certified by a licensed professional engineer.
(20)
All sight triangle easements with dimensions and/or bearings and distances.
(21)
Legal descriptions of all easements, including a metes and bounds description, copies of all existing or proposed easements, and/or covenants, restrictions now affecting the property, including the roadway and sight triangle dedication.
(22)
Trash/refuse storage plans, if applicable.
(23)
Sign details, including dimensions, area, height, illumination and construction materials. The locations of and details pertaining to all identification signs, freestanding and facade-mounted signs shall be shown on the plans. Information shall be submitted in accordance with § 233-17.2, Outdoor lighting.
(24)
These items must be submitted on the landscaping plan.
(a)
Proposed screening, buffer(s) and the location and species of all individual trees or groups of trees having caliper of eight inches or more measured three feet above the ground level shall be shown within the portion(s) of the tract to be disturbed as a result of the proposed development.
(b)
The location of all proposed plantings shall be indicated and a legend provided listing the botanical and common names and the sizes of plant material at time of planting.
(26)
Site characteristics map, including the existing edge of woods, any significant trees over 12 inches diameter at a height of three feet above grade. All proposed limits of clearing must be shown on plans.
(27)
Size, height and location of all proposed structures, including architectural and elevation drawings depicting all four building elevations (labeled north, south, east and west), with colors and materials indicated on the plans. All proposed setbacks for structures must be delineated on the plans.
(28)
The location and material of all existing and proposed monuments, including iron and copper pins.
B.
Any sections for which a waiver or bulk/area variance(s) is specifically being requested, must include a narrative paragraph explaining why the applicant believes that he or she is entitled to such relief. The requirements for copies includes, but is not limited to, existing or proposed easements to telephone, electric, gas, water and sewer utilities; deed restrictions and covenants, master deeds and proposed bylaws of any homeowners' or community associations; proposed deeds for dedication of any portion of the affected property for public use or for ownership by any public body. It is a requirement of the Township of Galloway that any of the instruments specified above must be in clear and understandable English language. Prior to granting any approval or as a condition of granting approval the Board will review all descriptions and their legal instruments.
C.
The requirements for easements or deed restrictions includes, but is not limited to, existing or proposed easements to telephone, electric, gas, water and sewer utilities; deed restrictions and covenants, master deeds and proposed bylaws of any homeowners' or community associations; proposed deeds to dedicate any portion of the affected property for public use or for ownership by any public body. The Township of Galloway requires that any of the instruments specified above must be in clear and understandable English language. All documents will be reviewed prior to the Board granting any approval and/or as condition as approval.
§ 233-30.1 Details required for preliminary and final major site plans.
[Added 9-28-2004 by Ord. No. 1580]
A.
The details required for preliminary and final major site plans include the following:
(1)
Plats or plans signed and sealed by a New Jersey licensed land surveyor or professional engineer, planner or architect as required by state regulations and folded into eighths with the title block revealed.
(2)
Plans prepared at a scale not less than one inch equals 50 feet and submitted on one of the following standard sheet sizes: 24 inches by 36 inches or 30 inches by 42 inches. If one sheet is not sufficient to contain the entire territory, the map may be divided into sections and shown on separate sheets of equal size, with reference on each sheet as to the location of all adjoining sheets.
(3)
Key map at no less than one inch equals 2,000 feet based on the official Zoning Map, Tax Map, USGS map and a soils map with a North arrow on each key map, and the project site plotted accurately thereon.
(4)
Title block:
(a)
Name of subdivision or development;
(b)
Name, address and telephone number of subdivider or developer;
(c)
Name, title, address, telephone, fax and license number of the professional(s) who prepared the plot or plan;
(d)
Name, address and telephone number of the owner(s) of record;
(e)
Graphic scale and scale in inches to feet and bar scale; and
(f)
Original date of preparation of the plans and the date of each subsequent revision and a list of specific revisions entered on each sheet.
(5)
Lot area in acreage and square feet to the nearest one hundredth, both with and without any area(s) located within any existing or proposed public rights-of-way.
(7)
Acreage to the nearest hundredth of an acre and a computation of the area of the tract to be disturbed in square feet and the proposed number of lots, including the area and dimensions of each proposed lot.
(8)
Certified list of property owners whose property is located within 200 feet of the subject property must be added to the plans. (This certified list of property owners must be less than six months old as of the date of submission of the application.)
(9)
Existing block and lot number(s) of the lot(s) to be 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. All tract boundaries lines must be indicated with a heavy solid line.
(10)
The zoning district and zoning requirements, including the proposed use or uses of land and buildings, floor area and number of parking spaces.
(11)
Zoning matrix or table containing the requirements of zoning district(s) and how proposed project conforms to district(s) regulations.
(12)
The locations and dimensions of existing and proposed bridges and the location of natural features, including but not limited to wooded areas and any extensive rock formations, both within the tract and within 200 feet of its boundaries.
(13)
Marshes, ponds and land subject to flooding within the tract and within 200 feet thereof.
(14)
Pursuant to NJDEP stormwater regulations, existing and proposed watercourses (including lakes and ponds) with the following required information:
(a)
When a stream is proposed for alteration, improvement or relocation or when 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 must be submitted.
(b)
Cross-sections of watercourses and/or drainage swales at an appropriate scale showing the extent of floodplain, top of bank, normal water levels and bottom elevations at the locations specified in the ordinance.
(c)
The total acreage of the drainage basin of any watercourse running through or adjacent to the tract.
(d)
The location and extent of drainage and conservation easements and stream encroachments lines.
(e)
The location, extent and water level elevation of all existing or proposed lakes or ponds within the tract and within 200 feet of the tract.
(f)
Statement of compliance with N.J.A.C. 7:8 (SMR).
(g)
Delineation of floodplains, including floodway and flood-fringe areas and location of all wetland areas and buffers on or within 300 feet of site.
(h)
Marshes, ponds and land subject to flooding within the tract and within 200 feet thereof.
(15)
Existing contours shall be based on the most current NGVD datum.
(16)
Soil erosion and sediment control plans.
(17)
Locations of all existing structures, and indicate if existing structures and uses will be retained or removed. If retained, all setbacks must be delineated on plans.
(18)
Size, height and location of all proposed structures, including architectural and elevation drawings depicting all four building elevations (labeled north, south, east and west), with colors and materials indicated on the plans. All proposed setbacks for structures must be delineated on the plans.
(19)
Sign details, including dimensions, area, height and illumination and construction materials. The locations of and details pertaining to all identification signs, freestanding and facade-mounted signs shall be shown on the plans. Information shall be submitted in accordance with § 233-17.2, Outdoor lighting.
(20)
These items must be submitted on the landscaping plan:
(a)
Proposed screening, buffer(s) and the location and species of all individual trees or groups of trees having caliper of eight inches or more measured three feet above the ground level shall be shown within the portion(s) of the tract to be disturbed as a result of the proposed development.
(b)
The location of all proposed plantings shall be indicated and a legend provided listing the botanical and common names and the sizes of plant material at time of planting.
(21)
The location and design of any off-street parking area(s), showing size and location of parking stalls, bays, aisles and barriers.
(22)
All means of vehicular access to or egress from the site onto public streets, with all information required by ordinance.
(23)
Plans must show all proposed improvements and location of proposed utilities and existing utility structures on the tract and within 200 feet of the boundaries of the site.
(24)
Plans must show proposed connections to existing water supply and sanitary sewerage systems or alternative means of providing these services.
(25)
Plans, typical cross-sections, construction details and horizontal and vertical alignment of the center line of all proposed streets and of existing streets abutting the tract shall be shown on the plans.
(26)
A copy of any easements, protective covenants or deed restrictions applying to the land being developed and an indication of the location of them on the submitted plat or plan. All required utility easements shall be shown. The purpose of each easement and the entity to be responsible for its maintenance shall also be noted on the plans. The requirements for easements or deed restrictions includes, but is not limited to, existing or proposed easements to telephone, electric, gas, water and sewer utilities; deed restrictions and covenants, master deeds and proposed bylaws of any homeowners' or community associations; proposed deeds to dedicate any portion of the affected property for public use or for ownership by any public body. The Township of Galloway requires that any of the instruments specified above must be in clear and understandable English language. All documents will be reviewed prior to the Board granting any approval and/or as a condition of approval.
(27)
The location and material of all existing and proposed monuments, including iron and copper pins.
(29)
A phasing plan, if proposed.
(30)
The location of existing and proposed property lines (with bearings and distances) streets, buildings, with their dimensions and an indication as to whether existing buildings will be retained or removed, existing wells, septic systems, parking spaces, loading areas, driveways, watercourses, railroads, bridges, culverts, drain pipes, any natural features such as burial grounds and buildings more than 60 years old, both within the site and within 200 feet of its boundary.
§ 233-31 Planned development approval procedure.
[Amended 6-14-1988 by Ord. No. 914; 6-12-2001 by Ord. No. 1473]
A.
Action by Planning Board on preliminary plat. In the case of a planned development, the Planning Board shall find the following facts and conclusions prior to approval:
(1)
That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the zoning ordinance standards.
(2)
That the proposals for maintenance and conservation of the common open space are reliable and that the amount, location and purpose of the common open space are adequate.
(3)
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.
(4)
That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established.
(5)
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.
B.
Effect of preliminary approval.
(1)
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, except that the municipality may by ordinance modify such general terms and conditions as relate to public health and safety.
(b)
That the applicant may submit for final approval the whole or a section or sections of the preliminary plat or plan.
(c)
That the applicant may apply for and the Planning 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.
(2)
In the case of a subdivision of an area of 50 acres or more, the Planning Board may grant the above rights for such period of time longer than three years, as shall be determined by the Planning Board taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension of preliminary approval for such additional period of time as shall be determined by the Planning 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 after the initial three-year period.
C.
Filing of the final plat. The applicant, at least 14 days prior to the meeting of the Planning Board at which consideration is desired, shall file with the Planning Board nine copies of the plat and of the required accompanying materials.
D.
Action by Planning Board on final plat.
(1)
The Planning 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 of preliminary approval and, in the case of a major subdivision, the standards prescribed by the Map Filing Law,[1] provided that, in the case of a planned development, the Planning 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. In addition, approval shall be conditioned upon certification by the Municipal Utilities Authority or authorized agency.
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
(2)
Final approval shall be granted or denied within 45 days after submission of a complete application to the administrative officer, or within such further time as may be consented to by the applicant. Failure of the Planning Board to act within the period prescribed shall constitute final approval, and a certificate of the administrative officer of the failure of the Planning Board to act shall be issued on request of the applicant.
E.
Effect of final approval.
(1)
The zoning requirements applicable to the preliminary approval and all other rights pursuant to § 233-30 shall not be changed for a period of two years after the date of final approval, provided that, in the case of a major subdivision, the rights shall expire if the plat has not been duly recorded within 95 days with the county recording officer. If the developer has followed the standards prescribed for final approval and, in the case of a subdivision, has duly recorded the plat, the Planning Board may extend such period of protection for extensions of one year, but not to exceed three such extensions.
(2)
In the case of a planned unit development, planned unit residential development or residential cluster of 50 acres or more, or conventional subdivision for 150 acres or more, the Planning Board may grant the rights referred to for such period of time, longer than two years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor space permissible under final approval, economic conditions and the comprehensiveness of the development. The developer may apply for thereafter, and the Planning Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions and the comprehensiveness of the development.
F.
Elimination of certain planned development. From and after the effective date of this amendment,[2] no preliminary approvals shall be granted pursuant to Article V in the NR District for planned industrial residential development, planned unit development and planned unit residential development. Nothing contained herein shall limit the granting of final approval to any planned development which has received preliminary approval prior to the effective date of this section.
[2]
Editor's Note: "This amendment" refers to Ord. No. 914, adopted 6-14-1988.
§ 233-32 Planned development approval.
[Amended 4-7-1980 by Ord. No. 618; 5-19-1980 by Ord. No. 624; 3-16-1982 by Ord. No. 688; 10-5-1982 by Ord. No. 705; 2-21-1984 by Ord. No. 759; 9-9-1986 by Ord. No. 828; 6-12-2001 by Ord. No. 1473]
The application for planned development approval must contain the following:
A.
Plats or plans signed and sealed by a NJPLS or NJPE, as required, and folded into eighths with the title block revealed.
B.
Plans prepared at a scale not less than one inch equals 50 feet and submitted on one of the following standard sheet sizes: 24 inches by 36 inches or 30 inches by 42 inches. If one sheet is not sufficient to contain the entire site, the map may be divided into sections shown on separate sheets of equal size, with reference on each sheet to adjoining sheets.
C.
All items required in general requirements and minor site plan checklists.
D.
A phasing plan, if proposed.
E.
Detailed architectural and engineering plans as required by ordinance.
§ 233-33 Contents of application for final major subdivision plat and final major site plan approval.
[Added 6-12-2001 by Ord. No. 1473]
The application for final major subdivision plat and final major site plan approval must contain the following:
A.
Plats or plans signed and sealed by a NJPLS or NJPE, as required, and folded into eighths with the title block revealed.
B.
Plans prepared at a scale not less than one inch equals 50 feet and submitted on one of the following standard sheet sizes: 24 inches by 36 inches or 30 inches by 42 inches. If one sheet is not sufficient to contain the entire site, the map may be divided into sections shown on separate sheets of equal size, with reference on each sheet to adjoining sheets.
C.
All items required in general requirements and minor site plan checklists.
D.
A phasing plan, if proposed.
E.
Detailed architectural and engineering plans as required by ordinance.
§ 233-34 Application for variance approval.
[Added 6-12-2001 by Ord. No. 1473]
The application for a "D" variance approval shall contain the following [Note: The applicant will be required to obtain site plan approval as a condition of the Board granting a use variance.]:
A.
Plat or plans clearly and legibly drawn or reproduced at a scale not smaller than one inch equals 100 feet.
B.
Sheet size either 15 inches by 21 inches, 24 inches by 36 inches or 30 inches by 42 inches.
C.
The applicant shall submit 17 copies of the plans of the building or structures to be erected or altered and indicate whether the building is to be frame, stone, brick or other construction. The applicant shall indicate the color selection of any proposed building materials.
D.
The plan shall be prepared by an architect, planner, engineer, land surveyor or the applicant, where appropriate. When the plans are prepared by the applicant, an affidavit must be submitted stating he is the designer, owner and occupant.
E.
Plat prepared to scale based on deed description, Tax Map or similarly reasonably accurate data for the purpose of review and discussion by the municipal agency.
F.
Property line shown in degrees, minutes and seconds.
G.
Key map based on the map showing location of tract to be considered in relation to surrounding area at a scale of not less than one inch equals 2,000 feet.
H.
Title block containing name of applicant, person or company responsible for preparing the plan, lot and block numbers, date prepared, date of last amendment and list of specific revisions.
I.
Each block and lot numbered in conformity with the Municipal Tax Map as determined by the Municipal Tax Assessor.
J.
Scale of map, both written and graphic.
K.
North arrow giving reference meridian.
L.
Certified list of property owners whose property is located within 200 feet of the subject property. (This certified list of property owners must be less than six months old as of the date of submission of the application.)
M.
Zoning district in which parcel is located, indicating all setbacks, lot coverage, height, floor area ratio and density, both as to required and proposed conditions. This should be indicated on the site plan or survey as well as shown in a zoning table.
N.
Zone requirements per ordinance and degree to which the proposed application conforms to the requirements.
O.
Acreage of affected parcel to nearest hundredth of an acre.
P.
Provide four Polaroid or other similar photograph(s) of the premises in question taken from the opposite side of the street(s).
Q.
Location, names and widths of all existing and proposed streets on the property and within 200 feet of the tract.
R.
Any sections for which a waiver or bulk/area variance(s) is specifically being requested and a narrative paragraph explaining why the applicant is entitled to such a waiver or variance.
S.
Justification for the granting of a use variance, including a statement of both the positive and negative criteria as required in N.J.S.A. 40:55D-70d.
T.
A two-hundred-foot line must be drawn on the plans within which is located existing structures and their distances from existing and proposed property lines, required setbacks, zoning boundaries and lot dimensions.
§ 233-35 Application for conditional use approval.
[Added 6-12-2001 by Ord. No. 1473]
The application for conditional use approval shall contain the following:
A.
Plat clearly and legibly drawn or reproduced at a scale not smaller than one inch equals 100 feet.
B.
Sheet size either 15 inches by 21 inches, 24 inches by 36 inches or 30 inches by 42 inches.
C.
The applicant shall submit 17 sealed copies of the plans of the building or structures to be erected or altered and indicate whether the building is to be frame, stone, brick or other construction. The applicant shall indicate the color selection of any proposed building materials.
D.
The plan shall be prepared by an architect, planner, engineer, land surveyor or the applicant, where appropriate. When the plans are prepared by the applicant, an affidavit must be submitted stating he is the designer, owner and occupant.
E.
Plat prepared to scale based on deed description, Tax Map or similarly reasonably accurate data for the purpose of review and discussion by the municipal agency.
F.
Property line shown in degrees, minutes and seconds.
G.
Key map based on the map showing location of tract to be considered in relation to surrounding area at a scale not less than one inch equals 2,000 feet.
H.
Title block containing name of applicant, person or company responsible for preparing the plan, lot and block numbers, date of last amendment and list of specific revisions.
I.
Each block and lot numbered in conformity with the Municipal Tax Map as determined by the Municipal Tax Assessor.
J.
Scale of map, both written and graphic.
K.
North arrow giving reference meridian.
L.
Certified list of property owners whose property is located within 200 feet of the subject property. (This certified list of property owners must be less than six months old as of the date of submission of the application.)
M.
Zoning district(s) in which parcel is located, indicating all setbacks, lot coverage, height, floor ratio and density, both as to required and proposed. The applicant shall provide this information in both text form and graphically on the plans (zoning matrix/table).
N.
Zone requirements per ordinance and how proposed development conforms to requirements of the zoning district.
O.
Acreage of affected parcel to nearest hundredth of an acre.
P.
Provide four Polaroid or other similar photograph of the premises in question taken from the opposite side of the street.
Q.
Location, names and widths of all existing and proposed streets on the property and within 200 feet of the tract.
R.
Any sections for which a waiver or bulk/area variance(s) is specifically being requested and a narrative paragraph explaining why the applicant believes that he or she is entitled to such relief.
S.
Space for signatures of Chairman and Secretary of the municipal agency.
T.
Contours to determine the natural drainage of the land. Intervals of contours shall be at two-foot intervals where grades are less than 10% and at five-foot intervals where the grades are greater than 10%.
U.
Floodplains.
V.
Natural and artificial watercourses, streams, shorelines, water boundaries and encroachment lines.
W.
Existing wooded areas, indicating predominant species of plant material and size.
X.
Location of trees six inches or greater in diameter, as measured one foot above ground level, located outside wooded area(s), designating species of each.
Y.
Areas in which construction is precluded due to presence of stream corridors and/or steep slopes.
Z.
All areas to be disturbed by grading or construction.
AA.
Location and type of existing and proposed easements or right-of-way, including power lines.
BB.
Location of existing railroads, bridges, culverts, drainpipes, water and sewer mains and other man-made installations affecting the tract.
CC.
Location of existing and proposed wells and septic systems.
DD.
When applicant intends to use a conventional septic disposal system: location of the test borings, test results and approximate location of the intended disposal field.
EE.
Plans and profiles of proposed utility layouts such as sanitary sewer lines, storm drains, water, gas and electric, showing feasible connections to existing or proposed utility systems.
FF.
Location and description of monuments, and if monuments are existing or must be set.
GG.
Location, names and widths of all existing and proposed streets on the property and within 200 feet of the tract.
HH.
Required road dedication.
II.
Plans, profiles and cross sections of all proposed new streets and/or access to proposed streets.
JJ.
Proposed sight easements, where required.
KK.
Limitations for septic tank absorption field (only where septic tank is proposed to be used).
LL.
Agricultural soils capacity classifications based on the standards contained in the Atlantic County Soil Conservation District.
MM.
Landscaping plan, including the types, quantity, size and location of all proposed plants. The scientific and common names of all plants must be included on the plans.
NN.
Soil erosion and sediment control plan consistent with the requirements of Atlantic County Soil Conservation District.
OO.
Design calculations showing proposed drainage facilities prepared in accordance with the design requirements contained in the ordinance.
PP.
The purpose of any proposed easement of land reserved or dedicated to public or common use shall be designated, and the proposed use of sites other than residential shall be noted.
QQ.
Any sections for which a waiver or bulk/area variance(s) is specifically being requested and a narrative paragraph explaining why the applicant believes that he or she is entitled to such a relief.
RR.
In the Pinelands Area, no application shall be deemed complete until a certificate of filing from the Pinelands Commission or other evidence of Pinelands Commission review has been obtained and submitted to the Board for review.
§ 233-36 Review standards.
In reviewing any plan, the Board shall consider:
A.
Pedestrian and vehicular traffic movement within and adjacent to the site with particular emphasis on the provision and layout of parking areas, off-street loading and unloading, movement of people, goods and vehicles from access roads, within the site, between buildings and between buildings and vehicles. The Planning Board shall ensure that all parking spaces are usable and are safely and conveniently arranged. Access to the site from adjacent roads shall be designed so as to interfere as little as possible with traffic flow on these roads and to permit vehicles a rapid and safe ingress and egress to the site. All of the above shall be consistent with municipal, county and state requirements.
B.
The design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection, impact on surrounding development and contiguous and adjacent buildings and lands.
C.
Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes. Lighting standards shall be a type approved by the Planning Board. Directional lights shall be arranged so as to minimize glare and reflection on adjacent properties.
D.
Buffering shall be located around the perimeter of the site to minimize headlights of vehicles, noise, light from structures, the movement of people and vehicles and to shield activities from adjacent properties when necessary. Buffering may consist of fencing, evergreens, shrubs, bushes, deciduous trees or combinations thereof to achieve the stated objectives.
E.
Landscaping shall be provided as part of the overall site plan design and integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and/or the use of building and paving materials in an imaginative manner.
F.
Signs shall be designed so as to be aesthetically pleasing, harmonious with other signs on the site and located so as to achieve their purpose without constituting hazards to vehicles and pedestrians.
G.
Storm drainage, sanitary waste disposal, water supply and garbage disposal shall be reviewed and considered. Particular emphasis shall be given to the adequacy of existing systems and the need for improvements, both on-site and off-site, to adequately carry runoff and sewage and to maintain an adequate supply of water at sufficient pressure. Garbage disposal shall be adequate to ensure freedom from vermin and rodent infestation. All disposal systems shall meet municipal specification, when in effect, as to installation and construction.
H.
General environmental impacts, including but not limited to soil erosion, preservation of trees, protection of watercourses and resources, noise, topography, soil, and animal life, shall be reviewed; and the design of the plan shall avoid, or limit to a minimum, any adverse impact on such elements.
[Amended 2-7-1984 by Ord. No. 755]
§ 233-36.1 Development Review Committee.
[Added 6-12-2007 by Ord. No. 1714]
A.
Development Review Committee. The Chairman of the Planning Board shall appoint a Development Review Committee. The Committee shall consist of at least three regular or alternate Planning Board members. Additionally, the Development Review Committee shall also consist of the Board Engineer, Planner and Solicitor.
B.
Responsibilities. The Development Review Committee shall review all site plan waiver applications and make recommendations to the full Board to waive site plan approval or to require a full site plan application. The Committee shall also review conceptual plans presented by applicants to provide insight as to the deficiencies of the plan and to offer suggestions and recommendations for the improvement of said plan, and to comment on the acceptability of the proposed plan.
C.
Conduct of the Development Review Committee meeting. The Development Review Committee meeting is a working session between the Committee and the applicant. The meeting is used to provide the applicant with a review of his or her application. Comments made by the Committee are nonbinding. It is not a public hearing and need not be advertised.
§ 233-36.2 Site plan waiver.
[Added 6-12-2007 by Ord. No. 1714]
A.
A site plan waiver may be granted by the Planning Board for a permitted nonresidential development based on a recommendation of the Development Review Committee to the Planning Board for any addition to an existing permitted principal or accessory structure or for the construction of a permitted accessory structure in accordance with the following:
(1)
The development will not result in the creation of more than five new parking spaces. Any subsequent applications for a site plan waiver on the same property shall take into account any parking spaces constructed as part of a prior waiver request so that a total of no more than five new parking spaces are constructed without receiving site plan approval from the Planning or Zoning Board.
[Amended 4-26-2016 by Ord. No. 1941-2016]
(2)
The development will result in not more than 7,000 square feet of disturbance.
[Amended 4-26-2016 by Ord. No. 1941-2016]
§ 233-36.3 Administrative approval.
[Added 6-12-2007 by Ord. No. 1714; 4-26-2016 by Ord. No. 1941-2016]
An administrative approval may be granted for any nonresidential development by the Planning Board Engineer and Planning Board Planner for any change of use, addition to an existing permitted principal or accessory structure of no more than 10% of the existing building area or for the construction of an accessory structure which is no more than 10% of the existing building area on-site. All administrative approvals must meet the following conditions:
A.
The change in use or development will not require any additional parking or drainage improvements.
B.
The change in use or development will not require a variance or design waiver from any provision of Chapter 233.
C.
The change in use or development will not result in any changes to site circulation patterns.
D.
Technical changes in engineering design, location of facilities and improvements, or composition of the same may be granted by the Township Engineer and Planner if said changes have no effect on the purpose and intent of the initial approval and said changes do not diminish setbacks or location of improvements less than stipulated or required by ordinance or increase the dimension of any building or facility beyond 10% of the original approval (if not the subject of a "d" variance before the Zoning Board of Adjustment), provided that all other requirements or stipulations of approval have been met.
E.
In addition to the above, the following standards shall apply for areas located within the Pinelands:
(1)
(3)
The development conforms to the exceptions provided in § 233-85A(2) of this chapter.
(4)
The development will not result in any grading, clearing or disturbance of more than 1,500 square feet.