Glassboro City Zoning Code

The approving authority shall review the submission for its completeness and take action on accepting or rejecting the submission as a complete application no later than its first regular meeting following the two-week review period. If incomplete, the material shall be returned to the applicant for a resubmission at least two weeks prior to a subsequent meeting with reasons for incompleteness submitted in writing. If complete, the approving authority shall classify the application as a minor or major development and shall approve, approve with conditions or deny the application within 45 days of the date of submission to the administrative officer or such further time as may be consented to by the applicant. The decision shall be in writing and shall be sent to the applicant and the newspaper as required in § 107-22, Public hearings and notices.

Whenever review or approval of the application by the County Planning Board and other governmental agencies is required but not yet received, the municipal approving authority in taking action shall grant conditional approval in accordance with § 107-9, Conditional approval.

Expiration of approval.

When the approving authority determines that any proposed development may create, either directly or indirectly, an adverse effect on either the remainder of the property being developed or nearby property, the approving authority may require the applicant to revise the plat. Where the remaining portion of the original tract is of sufficient size to be developed or subdivided further, the applicant may be required to submit a sketch plat of the entire remaining portion of the tract to indicate a feasible plan whereby the design of the proposed development, together with subsequent subdivisions or development, will not create, impose, aggravate or lead to any such adverse effect(s).

If classified as a major development and either approved with conditions as a major development or approved as a minor development, a notation to that effect, including the date of the approving authority's action, shall be made on all copies of the plat and shall be signed by the Chairman and Secretary of the approving authority (or Vice Chairman or Assistant Secretary in their absence, respectively), except that the minor plat shall not be signed until all conditions are incorporated on the plat. All conditions on minor developments shall be complied with within 90 days of the meeting at which conditional approval was granted, otherwise the conditional approval shall lapse. If classified as a major development, sketch plat modifications are not required. Any conditions shall be incorporated on the preliminary plat.

The applicant shall submit to the administrative officer, at least two weeks prior to the meeting of the approving authority, 12 black-on-white copies of the preliminary plat; three completed copies of the application form for preliminary approval; two completed copies of the preliminary plat checklist; two completed copies of the County Planning Board application form; two copies of any protective covenants, deed restrictions and easements applying to the land being developed; two copies of the master deed and bylaws that create a homeowners' association and establish its operating procedures; three copies of the drainage calculations, and soil erosion and sediment control data, as required by this chapter; the applicable fee and escrow deposits; and a certification issued by the Borough Tax Collector that no taxes or assessments for local improvements are due or delinquent for the property for which application is made. In accordance with Chapter 223 of the Borough Code, the applicant shall be made aware that in addition to the application fee required herein, an affordable housing fee is to be paid at the time the construction permit is issued. The remainder of the fee is to be paid prior to the time the certificate of occupancy is issued. Where the owner of a lot and the applicant are not the same, the application shall be filed jointly by the owner and the developer.

A corporation or partnership applying for permission to subdivide a parcel of land into three or more lots, or for a variance to construct a multiple dwelling of 25 or more family units, or for approval of a site to be used for commercial purposes, shall list the names and addresses of all stockholders or individual partners owning at least 10% of its stock of any class or at least 10% of the interest in the partnership, as the case may be. If a corporation or partnership owns 10% or more of the stock of a corporation, or 10% or greater interest in a partnership, subject to the above disclosure, that corporation or partnership shall list the names and addresses of its stockholders holding 10% or more of its stock or of 10% or greater interest in the partnership, as the case may be, and this requirement shall be followed by every corporate stockholder, or partner in a partnership, until the names and addresses of the noncorporate stockholders and individual partners exceeding the 10% ownership criterion established in this chapter have been listed. No planning board, board of adjustment or municipal governing body shall approve the application of any corporation or partnership which does not comply with this requirement of N.J.S.A. 40:55D-48.1. The penalty for concealment by a corporation or partnership shall be as outlined in N.J.S.A. 40:55D-48.4.

The application shall be accompanied by four copies of a complete environmental impact report (EIR) in accordance with § 107-44. The report shall comply with § 107-44 except as may have been either modified and approved by the approving authority by data submitted in the sketch plat stage, or the applicant has submitted a written request for a waiver of any or all of the EIR requirements. As part of the EIR, the applicant shall include evidence that 1) NJDEP has been requested to issue either a letter of interpretation regarding the wetland boundaries and their resource value and permit(s) for averaging or filling, or a letter of exemption that there are no wetlands; and 2) that NJDEP has been requested to issue either a stream encroachment permit or a waiver. If waiver(s) from the EIR are requested, the approving agency shall either approve, approve in part, or disapprove the request(s) at the first regular meeting of the approving authority at which the application is heard. If approved in part or disapproved, the applicant shall provide the required data within 15 days or at least 15 days prior to the date the approving authority is required to act, whichever comes first, or at least 10 days prior to some further date the approving agency may set if the applicant consents to an extension of time.

Four copies of a traffic impact report prepared by a licensed New Jersey professional engineer shall be prepared and submitted for all developments located along a collector or arterial highway as classified in the Borough's Master Plan, or along a county or state highway regardless of its classification, or for any development generating more than 500 vehicle movements per day regardless of the classification of abutting street(s). The report shall include, but not be limited to, the review of existing conditions such as use(s), traffic volumes, traffic distribution, levels of service, and the physical conditions and capacity(s) of effected roads; the proposed traffic volumes and traffic distribution after completion of the development during normal daily operations and during peak hourly conditions, including levels of service at effected intersections; the proposed on-site and off-site roadway improvements, including, but not limited to, signalization, traffic controls, signage, striping, control islands, separate traffic lanes, and compliance with the requirements of NJ DOT's State Highway Access Management Code; and consistency with the Borough's Circulation Plan of the adopted Master Plan.

The approving authority shall review the submission for its completeness and take action on accepting or rejecting the submissions as a complete application. If the submission is found to be incomplete, the applicant shall be notified in writing of the deficiencies therein, by the Board or the Board's designee, for the determination of the completeness within 45 days of the submission or it shall be deemed to be properly submitted. If accepted as an application, a public hearing date shall be set and notice given as required by this chapter.

Upon submission of a plat and before approval of a plat, the administrative officer shall submit one copy of the plat and supporting data to the County Planning Board, Water and Sewer Department, Environmental Commission, utility companies having easements or rights-of-way on-site, and any other agency or person as directed by the approving authority for their review and action. Each shall have 30 days from receipt of the plat to report to the approving authority. In the event of disapproval, such report shall state the reasons therefor. If any agency or person fails to report to the approving authority within the thirty-day period, said plat shall be deemed to have been approved by them. Upon mutual agreement between the County Planning Board and the approving authority, with approval of the applicant, the thirty-day period for a County Planning Board report may be extended for an additional 30 days and any extension shall so extend the time within which the approving authority is required to act.

If the submission is accepted as a subdivision, the approving authority shall grant or deny preliminary approval of a subdivision of 10 or fewer lots within 45 days of the date of such submission or within such further time as may be consented to by the applicant. Upon the submission of a complete application for a subdivision of more than 10 lots, the approving authority shall grant or deny preliminary approval within 95 days of the date of such submission or within such further time as may be consented to by the applicant. Otherwise, the approving authority shall be deemed to have granted preliminary approval to the subdivision.

Preliminary site plan approval.

If the approving authority required any substantial amendment in the layout of improvements in either a site plan or subdivision as proposed by the applicant and that plan had been the subject of a hearing, an amended application for development shall be submitted and proceeded upon, as in the case of the original application for development. The approving authority shall, if the proposed development complies with this chapter, grant preliminary approval.

The approving authority may approve, disapprove or approve with conditions the application, including action on the environmental report required in § 107-44, Environmental impact report, in Article IV. Such action shall not take place until after any required public hearing has been conducted. The decision shall be in writing and shall be sent to the applicant and the newspaper as required by § 107-22H, Public hearings and notices. If the approving authority grants preliminary approval, its Chairman and Secretary (or the Vice Chairman or Assistant Secretary in their absence, respectively) and Municipal Engineer shall sign each page of the plat indicating the approval. If the plat is conditionally approved, it shall not be signed until all conditions are complied with. If all conditions are not complied with within 180 days from the date of the meeting at which a plat was conditionally approved, the conditional approval shall lapse.

Preliminary approval.

The applicant shall file with the administrative officer, at least two weeks prior to the meeting of the approving authority, one Mylar, two cloth and 12 black-on-white paper prints of the plat and three completed copies of the application form for final approval; three completed copies of the final plat checklist; two completed copies of the County Planning Board application form; the performance guaranty, including off-tract improvements, if any; any maintenance guaranties; two copies of the master deed and bylaws that create a homeowners' association and establish its operating procedures as required to be modified based on preliminary plat approval; three copies of the deed for each and every lot on which there is an easement with the deed stating the metes and bounds of each easement together with the purpose of each easement and a listing of any and all limitations on how the area within the easement(s) may be used; three copies of a draft developer's construction agreement; the applicable fee and escrow deposit; and a certification issued by the Borough Tax Collector that no taxes or assessments for local improvements are due or delinquent for the property for which application is made. In accordance with Chapter 223 of the Borough Code, the applicant shall be made aware that in addition to the application fee required herein, an affordable housing fee is to be paid at the time the construction permit is issued. The remainder of the fee is to be paid prior to the time the certificate of occupancy is issued. Where the owner of a lot and the applicant are not the same, the application shall be filed jointly by the owner and the developer.

The final plat shall be accompanied by letters directed to the Chairman of the approving authority and signed by a responsible officer of the Water and Sewer Department, and any other utility service such as, but not limited to, gas, telephone, cable TV and electricity that has jurisdiction in the area. Such letters shall approve each proposed utility installation design and state who will construct the facility.

The final plat shall be accompanied by a statement by the Municipal Engineer that he is in receipt of a map showing all utilities and other improvements (both in the development and off-tract improvements) in their exact locations and elevations; that he has examined the drainage, erosion, stormwater control and excavation plans and found that the interests of the Borough and of nearby properties are fully protected, and identifying those portions of any improvements already installed; and that the subdivider has either:

Phasing plan. A phase plan may be submitted for any development having 30 or more dwelling units or lots. Developments with less than 30 dwelling units or lots shall be limited to one phase. For any development to be completed in phases, a phasing plan in mapped form shall be submitted. The phasing plan shall be approved as part of the final plat approval showing each phase in relation to the total project and showing the following. In any phasing plan, each phase shall have at least 15 dwelling units or lots and no phased development shall contain more than four phases of development.

The approving authority or its designee shall act on the submission's completeness. If rejected, the applicant shall be notified in writing of the deficiencies within 45 days of the submission. The approving authority 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 (N.J.S.A. 46:23-9.9 et seq.), provided that, in the case of a planned development, the approving authority may permit minimal deviations from the conditions of preliminary approval necessitated by change of conditions beyond the control of the applicant since the date of preliminary approval without the applicant being required to submit another application for development for preliminary approval.

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. An approved final plat shall be signed by the Chairman and Secretary of the approving authority. Failure of the approving authority to act within the period prescribed shall constitute final approval, and a certificate of the administrative officer as to the failure of the approving authority to act shall be issued on request of the applicant, and it shall be sufficient in lieu of the written endorsement or other evidence of approval herein required and shall be so accepted by the county recording officer for purposes of filing subdivision plats.

Whenever review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.3 or 40:27-6.6, the municipal approving authority shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board and other governmental agencies, or approval by the County Planning Board by its failure to report thereon within the required time period.

Rights granted for final subdivision. Provided the approved final subdivision plat or deed, as appropriate, has been filed with the county recording officer, the zoning requirements applicable to the preliminary approval first granted to a site plan or a major subdivision and all other rights conferred upon the applicant pursuant to the Municipal Land Use Law, whether conditionally or otherwise, shall not be changed for a period of two years after the date on which the resolution of final approval was adopted. If the applicant has followed the standards prescribed for final approval, the approving authority may extend such period of protection for extensions of one year, but not to exceed three extensions. Whenever the approving authority grants an extension of final approval pursuant to this section, and final approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The applicant may apply for the extension either before or after what would otherwise be the expiration date. The approving authority shall grant an extension of final approval for a period determined by the approving authority, but not exceeding one year from what would otherwise be the expiration date, if the applicant proves to the reasonable satisfaction of the approving authority that the applicant was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the applicant applied promptly for and diligently pursued the required approvals. The applicant shall apply for the extension before what would otherwise be the expiration date of preliminary approval or the 91st day after the applicant receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the approving authority from granting any other extensions authorized by law. Upon granting of final approval, the rights conferred upon the applicant by the granting of preliminary approval shall be terminated upon final approval.

In the case of subdivision or site plan for a planned development of 50 acres or more or a conventional subdivision or site plan of 150 acres or more, the approving authority may grant the rights referred to in the above Subsection B(4) for such period of time, longer than two years, as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter, and the approving authority may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the approving authority 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.

Final approval of a major subdivision shall expire 95 days from the date of signing the plat unless within such period a developer's construction agreement has been executed by the Mayor and Council, and the plat and all deed restrictions and/or covenants on each lot such as, but not limited to, the obligation to be a member of the homeowners' association, shall have been duly filed by the applicant with the county recording officer. The approving authority may, for good cause shown, extend the period for recording for an additional period not to exceed 190 days from the date of the signing of the plat.

Extension of time for filing. The approving authority may extend the ninety-five-day or one-hundred-ninety-day period if the applicant proves to the reasonable satisfaction of the approving authority 1) that the applicant was barred or prevented, directly or indirectly, from filing because of delays in obtaining legally required approvals from other governmental or quasi-governmental entities and 2) that the applicant applied promptly for and diligently pursued the required approvals. The length of the extension shall be equal to the period of delay caused by the wait for the required approvals, as determined by the approving authority. The applicant may apply for an extension either before or after the original expiration date.

No subdivision plat shall be accepted for filing by the county recording officer until it has been approved by the approving authority as indicated on the instrument by the signature of the Chairman and Secretary of the Planning Board or a certificate has been issued as to the failure of the approving authority to act within the required time. The signatures of the Chairman and Secretary shall not be affixed until the applicant has posted the required guaranties. If the county recording officer records any plat without such approval, such recording shall be deemed null and void, and upon request of the municipality, the plat shall be expunged from the official records. It shall be the duty of the county recording officer to notify the approving authority in writing within seven days of the filing of any plat, identifying such instrument by its title, date of filing and official number.

After final approval, the approving authority shall forward copies of the plat to the Borough Clerk, Municipal Engineer, Borough Construction Official, County Planning Board, Borough Tax Assessor and the applicant, with a copy to remain in the file of the approving authority.

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 nonresidential 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.

The approval may be extended by the Planning Board for good cause for additional two year periods but the Planning Board shall have the right to include with each extension a requirement that the planned development comply with such additional condition as the Planning Board may deem appropriate and in the public interest. In no case shall the term of the effect of the approval and any extensions exceed 20 years from the date upon which the developer receives final approval of the first section of the planned development.

A general land use plan at a scale specified by ordinance 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 nonresidential floor area to be provided and proposed land area to be devoted to residential and nonresidential use shall be set forth. In addition, the proposed types of nonresidential 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 nonresidential floor area ration shall be provided; 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.

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.

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.

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

A stormwater management plan setting forth the proposed method of controlling and managing stormwater on the site.

An environmental inventory including 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.

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.

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 (N.J.S.A. 52:27D-301 et seq.) will be fulfilled by the development.

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.

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 E(11) of this section, and following the completion of the planned development in its entirety.

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.

In the event that a general development plan approval expires prior to the expiration of rights granted pursuant to a subdivision or site plan for a specific section, the rights granted to that section shall remain in effect for the period guaranteed by N.J.S.A. 40:55D-1 et seq.

Upon the expiration of general development plan approval, the conditional approval of the planned development shall be deemed to have expired and the land shall be regulated by the zoning regulations of the underlying district.

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 Borough has cause to believe that the developer is not fulfilling his obligations pursuant to the approved plan, the Borough shall notify the developer, by certified mail, and the developer shall have 10 days within which to give evidence that he is fulfilling his obligations pursuant to the approved plan. The Borough thereafter shall conduct a hearing to determine whether or not the developer is in violation of the approved plan. If, after such hearing, the Borough finds good cause to terminate the approval, it shall provide written notice of same to the developer and the approval shall be terminated 30 days thereafter.

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 approval within five years of the date upon which the general development plan has been approved by the Planning Board, the Borough shall have cause to terminate the approval.

Clearly and legibly drawn.

Graphic scale not less than one inch equals 100 feet.

Based on actual survey and certified by land surveyor licensed in New Jersey.

Sheet sizes of 30 inches by 42 inches; 24 inches by 36 inches; 15 inches by 21 inches; or 8 1/2 inches by 13 inches.

Existing and proposed lot lines with bearings and dimensions to 0.01 foot.

Existing lot lines to be eliminated.

Area of original tract to one square foot.

Area of proposed lot to one square foot.

Contours at two-foot intervals in areas with less than ten-percent slope and five-foot intervals in areas with ten- to twenty-percent slope. Properties containing slopes in more than one category shall have those contours at ten-foot intervals drawn at twice the width as either the two-foot or five-foot contours. Elevations shall be based on USGS datum with reference to the applicable monument.

Existing structures, uses, wooded areas and isolated trees with a diameter of six inches or more measured five feet above ground level.

Shortest distance between any existing building and a proposed or existing lot line.

All streams, lakes and drainage rights-of-way and easements within the limits of the tract(s) being subdivided and within 200 feet thereof, including the location, width and direction of flow of all streams, brooks and drainage rights-of-way; the location and dimension of all drainage structures; existing features to be removed or relocated; and flood hazard area and floodway lines, steep slopes, wetlands and swamps.

Existing and proposed rights-of-way and easements within the adjoining tract with dimensions, existing driveways, street names and the purpose for any easement. Sight triangles shall be shown. Copies of the text of any deed restrictions shall be included.

The name of the owner of the proposed tract and all adjoining property owners as disclosed by the most recent Borough tax records.

The Tax Map sheet, block and lot numbers for the tract and all adjacent lots; title; graphic scale; North arrow; space for the subdivision application number; and the date of the original drawing and the date and substance of each revision.

Zoning district(s). If the property lies in more than one zoning district, the plat shall indicate all the zoning district lines. All front, side and rear yard setback lines shall be shown conforming to the Zoning Ordinance.

The name, address, signature and phone number of the owner, subdivider and person preparing the plat, including the seal of the person(s) preparing the plat.

When no sanitary sewers are proposed, the plat shall show the results of the percolation test(s). Two percolation test(s) shall have been conducted on each proposed lot and within 30 feet of each other at a site appropriate for the location of a septic filter field. The plat shall show the following data: the date of the test(s), the location of each test, cross section of the soil to a depth of at least 10 feet below finished grade, groundwater level and the rate of percolation. The test(s) shall be performed at the applicant's expense by a licensed professional engineer.

A key map with North arrow showing the entire development and its relation to surrounding areas at a scale of not less than one inch equals 2,000 feet.

This sketch plat shall be titled as such and shall be based on Tax Map information or some other similarly accurate base, at a graphic scale of not less than one inch equals 200 feet for a subdivision and one inch equals 100 feet for a site plan. Plats shall be presented on sheet(s) of one of the following dimensions: 30 inches by 42 inches; 24 inches by 36 inches; 15 inches by 21 inches; or 8 1/2 inches by 13 inches.

A sketch plat of a major subdivision shall show the following information:

A sketch plat of a major site plan shall show to scale the lot lines, proposed building(s), proposed use(s), parking, loading, on-site circulation, driveways, wooded areas, streams, approximate flood hazard area, contours based on United States Geological Survey or similarly available datum, approximate on-site or on-tract stormwater detention facilities and water and sewer service.

Clearly and legibly drawn.

Graphic scale not less than one inch equals 50 feet.

Based on certified boundary survey and drawn by a land surveyor licensed in New Jersey with design and improvements drawn by a professional engineer licensed in New Jersey.

Sheet sizes of 30 inches by 42 inches; 24 inches by 36 inches; 15 inches by 21 inches; or 8 1/2 inches by 13 inches. If more than one sheet is required to show the entire subdivision, a separate composite map shall be drawn showing the entire subdivision and the sheets on which the various sections are shown.

Key map with North arrow showing the entire subdivision in relation to surrounding areas, including the names of principal roads, and at a scale of not less than one inch equals 2,000 feet.

Title block with the name of the subdivision; any development names previously associated with the application; the name of the municipality; Tax Map sheet, block and lot numbers; date of preparation and most recent revision; meridian; North arrow; graphic scale; the names, addresses, phone numbers and signatures of the owner, subdivider and person(s) who prepared the plat(s), including the seal of the latter; and space for the subdivision application number.

The names of all property owners within 200 feet of the extreme limits of the subdivision, as disclosed on the most recent municipal tax records.

Tract acreage to the nearest one-hundredth of an acre, the number of new lots, each lot line dimension scaled to the nearest foot; and each lot area to the nearest square foot.

A grading plan as required in § 107-47 showing existing and proposed contours at two-foot intervals. All elevations shall be related to a benchmark noted on the plan and wherever possible be based on United States Geological Survey mean sea level datum. The areas of proposed cuts and fills shall be shown, except excavations for basements are exempt.

Location of existing natural features such as soil types, slopes exceeding 5%, wooded areas, views within the development and the location of individual trees outside wooded areas having a diameter of six inches or more measured five feet above ground level. Soil types shall be based on United States Soil Conservation Service categories.

A landscape plan as required in § 107-48.1.

Existing and proposed streams, lakes, ponds, marsh areas, wetlands and wetlands transition areas, one-hundred-year floodplain boundaries, and accompanied by the following data:

The names, locations and dimensions, including cartway and right-of-way widths, of all existing streets within a distance of 200 feet of the boundaries of the development, existing driveways and any connections from proposed streets, sidewalks and bike routes in the development to any adjoining street(s), sidewalk(s) or bike route(s) and what off-site extensions, if any, will be made to nearby arterial and collector streets as those streets are shown on the adopted Master Plan.

Plans, cross sections, center-line profiles, tentative grades and details of proposed and existing utilities and all improvements within street rights-of-way in the tract including the type and width of street pavement, curbs, sidewalks, bike routes, shade trees, all utilities including water, sewer, gas, electric, telephone and cable TV, and facilities such as storm drainage facilities, detention ponds and erosion control. At intersections, the sight triangles, radii of curblines, crosswalks, curb ramps and street sign locations shall be shown. Final street naming may be deferred.

The names, locations, paved widths, right-of-way widths and purpose(s) of existing and proposed easements, streets and other rights-of-way in the subdivision. The text of any deed restriction shall be included. Street names shall be a determination of and approved by the approving authority.

The location and description of all monuments, existing and tentatively proposed.

All proposed lot lines and all existing lot lines to remain and those to be eliminated. All setback lines required by the Zoning Ordinance with the dimensions thereof and any municipal boundary line where the boundary is within the tract or within 200 feet of the tract. Any lot(s) to be reserved or dedicated to public use shall be identified. Each block shall be numbered and the lots within each block shall be numbered consecutively beginning with the number one.

Locations of all existing structures and their use(s) in the tract and within 200 feet thereof, showing existing and proposed front, rear and side yard setback distances, structures of potential historic significance and an indication of all existing structures and uses to be retained and those to be removed.

Plans and profiles of proposed improvements and utility layouts (sanitary sewers, storm sewers, erosion control, stormwater control, excavations, etc.), showing location, size, slope, pumping stations and other details as well as feasible connections to any existing or proposed utility systems. If private utilities are proposed, they shall comply fully with all municipal, county and state regulations. If service shall be provided by an existing utility company, a letter from that company shall be submitted stating that service will be available before occupancy of any proposed structures. When on-lot water or sewage disposal is proposed, the plan for the water system and the results of percolation tests shall be submitted.

Zoning district(s) and zoning district lines.

An itemization of all improvements to be made to the site as required in Article IV and such other improvements, on-site, off-site and off-tract as the public interest may require, together with a listing of the work and materials to be used in installing such improvements, including estimated quantities of necessary materials, sufficient to enable the Municipal Engineer to formulate a performance guaranty estimate.

Every preliminary site plan shall be at a minimum graphic scale of one inch equals either 10 feet, 20 feet, 30 feet, 40 feet or 50 feet, certified by a New Jersey licensed architect or engineer, including accurate lot lines certified by a New Jersey licensed land surveyor, submitted on one of four of the following standard sheet sizes: 8 1/2 inches by 13 inches; 15 inches by 21 inches; 24 inches by 36 inches; or 30 inches by 42 inches. The site plan shall include the following data and if one sheet is not sufficient to contain the entire territory, a separate composite map shall be drawn, separate composite map shall be drawn, showing the entire development and the sheets on which the various sections are shown: all lot lines and the exterior boundaries of the tract; North arrow; zone district(s) in which the lot(s) is (are) located; date of original drawing and each subsequent amendment; existing and proposed street(s) and street name(s); existing and proposed contours at two-foot intervals throughout the tract and within 100 feet of any building or paved area under review; title of the plan; streams; total area to one square foot; total number of parking spaces; all dimensions, areas and distances needed to confirm conformity with this chapter, such as but not limited to building lengths, building coverage, lot lines, parking spaces, loading spaces, setbacks and yards; a small key map giving the general location of the parcel within the Borough; and a separate map showing the site in relation to all remaining lands in the present owner's ownership.

Site plan information for preliminary and final approval. Each site plan shall have the following information shown thereon or annexed thereto and shall be designed to comply with the applicable provisions of this chapter and shall be accompanied by an Environmental Impact Report unless waived by the approving authority (See § 107-44.):

Clearly and legibly drawn.

Graphic scale not less than one inch equals 50 feet.

Drawn in compliance with Map Filing Law.

Sheet sizes of 30 inches by 42 inches; 24 inches by 36 inches; 15 inches by 21 inches; or 8 1/2 inches by 13 inches. If more than one sheet is required to show the entire subdivision, a separate composite map shall be drawn showing the entire subdivision and the sheets on which the various sections are shown.

The final plat shall show the same information required for preliminary approval, in addition to the following: