Glen Gardner City Zoning Code
ARTICLE XIII
General Procedures for Site Plans and Subdivisions
§ 104-96 Filing and referral.
The Secretary of the Planning Board, after an applicant for preliminary or final approval has submitted an application in proper form with the requisite fees, shall refer the application to the Planning Board or its designated subcommittee or administrative officer to determine, within 45 days of application submission, if the application is complete. Upon a determination of completeness, the Secretary shall notify the applicant of the hearing date so that he or she can comply with the notice requirements and refer the site plan or subdivision and exhibits to all local reviewing agencies and the County Planning Board. The Planning Board may also designate other local, county, state or other governmental officials or agencies to receive copies of any application for review and recommendation.
§ 104-97 Concept.
A.
Prior to the submittal of a formal plan, the applicant is encouraged to submit a concept plan to the Board for discussion purposes.
B.
Applicants for subdivision or site plan approval are encouraged to attend at least one preapplication meeting with the Planning Board or its designated subcommittee to discuss the relationship of this chapter to the applicant's property and the general design of the proposed lotting plan or land development.
§ 104-98 Information for concept plan review.
A.
The concept plan is considered a sketch or general plan neither fully engineered nor surveyed. Information used to prepare the concept plan can be available from secondary source information such as the Soil Conservation Survey Map or United States Geodetic Survey maps, but should be sufficiently detailed to allow the Planning Board to make suggestions on general site design and layout for circulation, stormwater management, location of open space and buffers and building arrangements and to determine how the Land Use Code affects the proposal.
B.
It is recommended that data furnished at this stage include the following:
(1)
The block and lot number.
(2)
The name and address of the owner/applicant.
(3)
The name and address of the professional engineer, professional planner, certified landscape architect, registered architect, and/or professional land surveyor responsible for the plan. (A nonprofessional can prepare a concept plan containing all the information listed in this section.) The concept plan should be neatly and accurately drawn.
(5)
Location map showing the relation of the site to adjoining properties and streets within 1,000 feet, based upon the municipal Tax Maps.
(6)
North arrow.
(7)
Written and graphic scales, including scale of location map.
(8)
Total acreage of the site.
(9)
Site boundaries.
(10)
Interesting boundaries of all adjoining properties, with names of landowners.
(11)
Streets on and adjacent to the site with future rights-of-way.
(12)
Buildings and their uses, driveways, sewer lines, storm drains, culverts, bridges, utility easements, quarries, railroads and other significant man-made features within 500 feet of and within the site, including properties across roadways.
(13)
The net buildable site area, if required for use.
(14)
Proposed general street layout.
(15)
Proposed general lot layout, if subdivision is proposed.
(16)
Types of buildings proposed.
(17)
Number of units proposed.
(18)
Open space areas.
(19)
Recreation areas, as applicable.
(20)
Natural features map which includes the following:
(a)
Contour lines measured at vertical intervals not greater than 20 feet and to be of sufficient detail to determine slopes. Slopes may be determined by interpretation of United States Geological Survey maps for the concept plan stage.
(b)
Floodplain areas and floodplain soil areas.
(c)
Types of soils.
(d)
Slope areas in the following categories: 0% to 10%, 10% to 20%, 20% to 30% and greater than 30%.
(e)
Wooded areas.
(f)
Waterbodies and watercourses.
(g)
Wetlands.
§ 104-99 Effect of concept plan review.
Neither the applicant nor the Planning Board is bound by any concept plan review. The suggestions made at the concept plan stage may change with new information discovered when a formal development application is prepared using original site-specific data and on-site test findings. The applicant may request a review of an additional concept plan based upon new information prior to submission of a preliminary subdivision or site plan application.
§ 104-100 Improved guaranties required; surety; release.
A.
Before recording final subdivision plats or as a condition of final site plan approval, the Planning Board shall require and shall accept, in accordance with the standards adopted herein, for the purpose of assuring the installation and maintenance of on-tract public improvements and landscaping:
(1)
The furnishings of a performance guaranty in favor of the Borough of Glen Gardner in an amount equal to 120% of the cost of installation of streets, grading, pavement, gutters, curbs, sidewalks, street lighting, shade trees, surveyor's monuments, water mains, culverts, storm drainage structures, erosion control and sedimentation control devices, public improvements of open space and public on-site improvements, as well as landscaping.
(2)
The furnishing of a maintenance guaranty, to be posted with the governing body, for a period of two years after final acceptance of the improvement, in an amount equal to 15% of the cost of the improvement. In the event that other governmental agencies or public utilities automatically will own the utilities to be installed or the improvements are covered by a performance or maintenance guaranty to another governmental agency, no performance or maintenance guaranty, as the case may be, shall be required by the Borough for such utilities or improvements.
B.
The time allowed for installation of the improvements for which the performance guaranty has been provided may be extended by the governing body by resolution. As a condition or part of any such extension, the amount of any performance guaranty shall be increased or reduced, as the case may be, to an amount not to exceed 120% of the cost of the installation as determined as of the time of the passage of the resolution.
C.
If the required improvements are not completed or corrected in accordance with the performance guaranty, the obligor and surety, if any, shall be liable thereon to the Borough for the reasonable cost of the improvements not completed or corrected and the Borough may, either prior to or after the receipt of the proceeds thereof, complete such improvements.
D.
The Borough shall either approve, partially approve or reject the improvements on the basis of the report of the Borough Engineer and shall notify the obligor, in writing, by certified mail, of the contents of said report and the action of said approving authority with relation thereto not later than 65 days after receipt of the notice from the obligor of the completion of improvements. Where partial approval is granted, the obligor shall be released from all liability pursuant to its performance guaranty, except for that portion sufficient to secure provision of the improvements not yet approved, provided that 30% of the amount of the performance guaranty posted may be retained to insure completion of all improvements.
E.
If any portion of the required improvement is rejected, the approving authority may require the obligor to complete such improvements, and, upon completion, the same procedure of notification as set forth in this section shall be followed.
F.
Nothing herein, however, shall be construed to limit the right of the obligor to contest by legal proceedings any determination of the Borough or the Borough Engineer.
G.
The obligor shall reimburse the Borough for all reasonable inspection fees paid to the Borough Engineer for the foregoing inspection of the improvements, provided that the Borough may require of the developer a deposit for all or a portion of the reasonably anticipated fees to be paid to the Borough Engineer for such inspection.
H.
In the event that final approval is by stages or sections of development pursuant to Subsection a of Section 29 of the Municipal Land Use Law (N.J.S.A 40:55D-38), the provisions of this section shall be applied by stage or section.