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.

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.

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.

Complete application form with completed checklist and copies, documents, reports and plans relating to application (original and 16 copies filed with the administrative officer).

Certification from the Township of Galloway Tax Collector that all taxes are paid as of the date the application is filed.

Application fee(s) and escrow deposit(s).

Minor and major subdivisions only. Administrative Tax Map fees must be submitted on a separate check calculated at $30 per lot.

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.

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.

Proof that any conditions required as a result of any prior approval granted for the subject property have been fulfilled.

If applicable, a Pinelands certificate of filing or a letter of no interest is required to be submitted with the submission of an application.

The details required for minor subdivision plats include the following:

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.

Off-tract assessment.

The details required for preliminary and final major subdivision plats include the following:

The details required for minor site plans include the following:

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.

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.

The details required for preliminary and final major site plans include the following:

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:

Effect of preliminary approval.

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.

Action by Planning Board on final plat.

Effect of final approval.

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.

Plats or plans signed and sealed by a NJPLS or NJPE, as required, and folded into eighths with the title block revealed.

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.

All items required in general requirements and minor site plan checklists.

A phasing plan, if proposed.

Detailed architectural and engineering plans as required by ordinance.

Plats or plans signed and sealed by a NJPLS or NJPE, as required, and folded into eighths with the title block revealed.

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.

All items required in general requirements and minor site plan checklists.

A phasing plan, if proposed.

Detailed architectural and engineering plans as required by ordinance.

Plat or plans clearly and legibly drawn or reproduced at a scale not smaller than one inch equals 100 feet.

Sheet size either 15 inches by 21 inches, 24 inches by 36 inches or 30 inches by 42 inches.

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.

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.

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.

Property line shown in degrees, minutes and seconds.

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.

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.

Each block and lot numbered in conformity with the Municipal Tax Map as determined by the Municipal Tax Assessor.

Scale of map, both written and graphic.

North arrow giving reference meridian.

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.)

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.

Zone requirements per ordinance and degree to which the proposed application conforms to the requirements.

Acreage of affected parcel to nearest hundredth of an acre.

Provide four Polaroid or other similar photograph(s) of the premises in question taken from the opposite side of the street(s).

Location, names and widths of all existing and proposed streets on the property and within 200 feet of the tract.

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.

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.

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.

Plat clearly and legibly drawn or reproduced at a scale not smaller than one inch equals 100 feet.

Sheet size either 15 inches by 21 inches, 24 inches by 36 inches or 30 inches by 42 inches.

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.

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.

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.

Property line shown in degrees, minutes and seconds.

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.

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.

Each block and lot numbered in conformity with the Municipal Tax Map as determined by the Municipal Tax Assessor.

Scale of map, both written and graphic.

North arrow giving reference meridian.

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.)

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).

Zone requirements per ordinance and how proposed development conforms to requirements of the zoning district.

Acreage of affected parcel to nearest hundredth of an acre.

Provide four Polaroid or other similar photograph of the premises in question taken from the opposite side of the street.

Location, names and widths of all existing and proposed streets on the property and within 200 feet of the tract.

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.

Space for signatures of Chairman and Secretary of the municipal agency.

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%.

Floodplains.

Natural and artificial watercourses, streams, shorelines, water boundaries and encroachment lines.

Existing wooded areas, indicating predominant species of plant material and size.

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.

Areas in which construction is precluded due to presence of stream corridors and/or steep slopes.

All areas to be disturbed by grading or construction.

Location and type of existing and proposed easements or right-of-way, including power lines.

Location of existing railroads, bridges, culverts, drainpipes, water and sewer mains and other man-made installations affecting the tract.

Location of existing and proposed wells and septic systems.

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.

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.

Location and description of monuments, and if monuments are existing or must be set.

Location, names and widths of all existing and proposed streets on the property and within 200 feet of the tract.

Required road dedication.

Plans, profiles and cross sections of all proposed new streets and/or access to proposed streets.

Proposed sight easements, where required.

Limitations for septic tank absorption field (only where septic tank is proposed to be used).

Agricultural soils capacity classifications based on the standards contained in the Atlantic County Soil Conservation District.

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.

Soil erosion and sediment control plan consistent with the requirements of Atlantic County Soil Conservation District.

Design calculations showing proposed drainage facilities prepared in accordance with the design requirements contained in the ordinance.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

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:

The change in use or development will not require any additional parking or drainage improvements.

The change in use or development will not require a variance or design waiver from any provision of Chapter 233.

The change in use or development will not result in any changes to site circulation patterns.

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.

In addition to the above, the following standards shall apply for areas located within the Pinelands: