Gloucester Township
City Zoning Code
City Zoning Code
ARTICLE VIII
Application Submission Requirements
§ 500-801 Site plan and subdivision approval required; soil removal.
A.
Site plan.
(1)
Except as may be exempted by law under the provision of N.J.S.A. 40:55D-37a or waived by the appropriate authority, site plan approval by resolution of the Planning Board (or by resolution of the Zoning Board of Adjustment whenever a Zoning Board of Adjustment has jurisdiction over a site plan pursuant to § 500-604) shall be required as a condition for the issuance of a zoning permit, building permit, certificate of conformity or certificate of occupancy for any development as the word "development" is defined under N.J.S.A. 40:55D-4, and particularly including any use, change of use, extension of nonconforming use for which a zoning permit is required under the provisions of § 500-1103B.
(2)
Site plan approval is not required to permit a change of use that involves an existing structure if there is an existing site plan approval on file and the change of use does not necessitate any new construction with the exception of minor interior renovations; does not require any site improvements effecting bulk and/or setback regulations or revisions to adopted design standards such as parking and access; and does not require use variance approval under the provisions of N.J.S.A. 40:55D-70d.
[Amended 12-28-2016 by Ord. No. O-16-23]
(3)
Site plan review waiver. The approving authority may waive the requirement of site plan approval whenever it determines that the proposed development, alteration, repair, or change of use or occupancy does not affect the existing conditions of the lot or premises, including topography; vegetation; drainage; floodplains; marshes and waterways; open space; walkways, means of ingress and egress; utility services; landscaping; structures; signs; lighting and screening devices; and other considerations of site plan review. Any applicant desiring a waiver under this section shall present sufficient credible evidence to allow the Board to reach such conclusions as would permit a waiver. Such evidence may consist of sketches, property descriptions, methods of operation, photographs, testimony, or other documentation or information as the approving authority may require. The approving authority shall render a decision based on such evidence and may attach conditions to any waiver so granted.
B.
Subdivision. Approval of subdivision plats by resolution of the Planning Board (or by resolution of the Zoning Board of Adjustment if said agency has jurisdiction over a subdivision plan pursuant to § 500-604) shall be required as a condition for the filing of such plats with the county recording officer.
C.
Soil removal. Soil removal in conjunction with site plan and subdivision review and approval.
(1)
The removal of soil for sale or use other than for the premises from which the soil shall be taken in conjunction with site plan or subdivision (whether the same be minor or major) shall be subject to the provisions of the Gloucester Township Soil Removal Ordinance, Chapter 71, Soil Removal, of the Code of the Township of Gloucester, and the applicable provisions of this chapter.
(2)
The soil removal plan to be submitted in accordance with this article shall contain the following:
(a)
Titled as "Soil Removal Plan for (name of development)," showing block and lot, municipality and county.
(b)
North arrow.
(c)
Scale of not less than one inch equals 50 feet.
(d)
The date of the original drawing.
(e)
Area for the date and substance of each revision.
(f)
Existing topographical contour lines.
(g)
Proposed topographical contour grades which will result from the intended soil removal.
(h)
Existing water drainage conditions.
(i)
All wooded areas.
(j)
The limit of the area or areas on the premises within which the soil operations or removal is to be conducted, and unless specifically waived by the Council, the dimensions of the premises or the lot.
(k)
The existing elevations of the lands, buildings, structures, streets, streams, bodies of water and watercourses on the premises or lot and within 200 feet of said premises or lot.
(l)
The proposed final elevations at each point where existing elevations are shown on the map which are to be changed as a result of completion of the proposed work.
(m)
The proposed slopes and lateral supports at the limits of the area, upon completion of the excavations and soil removal operations.
(n)
The proposed provisions and facilities for water drainage.
(o)
An accurate cross section or sections showing the location or locations in quantities, in cubic yards, of the soil to be removed.
(p)
Unless specifically waived by Council, the plan shall be prepared by a licensed engineer of the State of New Jersey.
(q)
The place or places where the entrances or exits to the excavation area of the soil removal operation are located, and where fences or buildings are to be located.
(r)
The total number of cubic yards of soil to be removed pursuant to the permit.
§ 500-802 Submission procedure, general.
A.
Preapplication consultation. Copies of this chapter shall be available upon request and payment of fee covering cost of preparation to any person desiring to subdivide a parcel of land or obtain site plan approval. It shall be the right of any applicant to request a meeting with the Planning Board to review his development concept and/or the applicability of the regulations of this chapter.
B.
Approvals of other agencies. Unless specifically provided otherwise by statute, any approval granted by the local approving authority shall be conditioned upon timely receipt of the required approval from any other reviewing agency having jurisdiction, regardless whether such condition is expressed in a resolution of approval.
C.
Submission deadline. When warranted, considering the size of the project, the agenda of the approving authority and the applicant's factual circumstances, the deadline for the submission of a new application can be reduced by the administrative officer.
D.
Staff review. The administrative officer shall submit the development application to the professional staff of the approving agency or other Township department or agency as directed by the Board for review and report to the Board, except that no review and report by the Board Planner shall be required for minor subdivisions unless specifically ordered by the Board. Each shall have not more than 30 days from receipt to report thereon.
E.
Amended applications. Whenever a development application which has been the subject of a public hearing has been substantially amended for the layout of improvements or impact on adjoining properties, it shall be proceeded upon as a new application.
F.
Wetland delineation. No application for development will be considered complete until the applicant has calculated and delineated the area of wetlands based upon a wetlands delineation approved by the New Jersey Department of Environmental Protection.
G.
County Planning Board. Each application for subdivision approval, where required pursuant to Section 5 of P.L. 1968, c. 285,[1] and each application for site plan approval, where required pursuant to Section 8 of P.L. 1968, c. 285,[2] shall be submitted by the applicant to the County Planning Board for review and approval, as required by the aforesaid sections, and the approving authority shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board or approval by the County Planning Board by its failure to report thereon within the required time period.
H.
Minimum requirements. Each application for subdivision approval and each application for site plan approval shall meet the requirements of this article and shall contain where applicable the following provisions pursuant to N.J.S.A. 40:55D-38:
(1)
Streets in the subdivision or land development of sufficient width and suitable grade and suitably located to accommodate prospective traffic and to provide access for firefighting and emergency to buildings and coordinated so as to compose a convenient system consistent with the Official Map, if any, and the circulation element of the Master Plan, if any, and so oriented as to permit, with the limits of practicality and feasibility the buildings constructed thereon the maximize solar gain, provided that no street or width greater than 50 feet within the right-of-way lines shall be required unless said street constitutes an extension of an existing street of the greater width or already has been shown on the Master Plan at the greater width, or already has been shown in greater width on the Official Map.
(2)
Protection and conservation of soils from erosion by wind or water or from excavating or grading.
(3)
Consistency of the layout or arrangement of the subdivision or land development with the requirements of Article IX of this chapter.
(4)
Adequate water supply, drainage, shade trees, sewerage facilities and other utilities necessary for essential services to residents and occupants.
(5)
Suitable size, shape and location for any area reserved for public use pursuant to N.J.S.A. 40:55D-44.
(6)
Reservation pursuant to N.J.S.A. 40:55D-43 of any open space to be set aside for the use and benefit of the residents of planned development resulting from application of standards of density or intensity of land use contained in Article IX of this chapter, pursuant to N.J.S.A. 40:55D-65c.
(7)
Provisions for off-tract water, sewer, drainage, and street improvements which are necessitated by a subdivision or land development, subject to the provisions of N.J.S.A. 40:55D-42.
I.
Alternate submissions. Alternate design submissions shall not be accepted. Only one plat design shall be accepted for public hearing.
J.
Simultaneous review.
(1)
The approving authority shall have the power to act upon subdivision, conditional use, or variance applications simultaneously without the applicant making further application or approving authority holding further hearing. The longest time period for action by the approving authority, whether it be for subdivision, conditional use, site plan or use variance approval, shall apply. Whenever approval of a conditional use or variance is requested by the applicant in conjunction with a site plan or subdivision application, notice of the hearing on the plan shall include reference to the request for conditional use or variance.
(2)
It is the intent and purpose of this chapter that the subdivision application be made at the same time as the variance application, in which case the applicant shall further submit the data required, where applicable. If, however, the applicant desires to obtain a decision on the variance application without undergoing the expense of a detailed subdivision application, the applicant may submit all required data and obtain a decision within the time prescribed by N.J.S.A. 40:55D-73. However, any approval of a variance application that shall require either a major or minor subdivision approval shall provide, as a condition of approval, that the variance granted shall be null, void and of no legal effect, unless the required major or minor subdivision and/or site plan approval is obtained within 180 days of the date of the resolution approving said variance.
K.
Plan preparation. All drawings and documents submitted for consideration shall be signed and sealed in accordance with N.J.A.C. 13:41-4.
§ 500-803 Submission procedure for informal review of major subdivision.
A.
The submission of an informal plat for a major subdivision is optional. The purpose shall be to review concepts to assist the applicant in the preparation of subsequent plans. No decision shall be made and no formal action shall be taken on an informal plat. The data to be included for an informal review shall be sufficient to enable the approving authority and the applicant to comment upon:
(1)
Design concepts such as building location, ingress and egress, parking, major natural features that shall have to recognize or may influence certain design criteria, and the applicant's basic intent for water, sewage, and storm drainage facilities; and
(2)
The effect on environmentally sensitive areas based upon a map of the site indicating all "ecologically sensitive areas" as derived from the applicant's or his representatives' knowledge of the site and ecologically sensitive lands as indicated in existing sources of information such as the Gloucester Township Master Plan, Natural Resource Inventory, USGS Maps, and Camden County Soil Conservation Service.
B.
The developer shall file with the administrative officer at least 20 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the administrative officer.
(2)
A copy of the informal plat.
(3)
A letter from the applicant to the approving authority outlining the development plans.
(4)
Seven copies of the informal plat as follows:
(b)
Titled as "Informal Plat for Review."
(c)
Title block containing block and lot number and signature of plat preparer.
(d)
Name and address of the applicant and of the owner.
(e)
Name, address, telephone number and signature of plat preparer.
(f)
North arrow.
(g)
Scale not less than one inch equals 100 feet.
(h)
The date of the original drawing.
(i)
Area for the date and substance of each revision.
(j)
All adjacent block and lot numbers.
(k)
Zoning district(s).
(l)
A key map with North arrow showing the entire development and its relation to surrounding areas.
(m)
Area of original tract to nearest tenth of an acre.
(n)
Existing lot lines to be eliminated.
(o)
Existing and proposed street and lot layout, with dimensions, showing that portion proposed for development in relation to the entire tract.
(p)
Area of each proposed lot.
(q)
Existing structures and uses, including the shortest distance between any existing building and proposed or existing lot lines.
(r)
All setback lines.
(s)
Intent for water supply and sewage treatment.
(t)
Existing contours based on USGS datum where appropriate.
(u)
Approximate location of wooded areas.
(v)
Existing and proposed rights-of-way and easements within and adjoining tract.
(w)
Proposed access points and parking area on site plans.
§ 500-804 Submission procedure for general development plan.
A.
Statement of purpose. It is the purpose of this section to promote mutual agreement between the developer and the Planning Board concerning planned developments. This provision for general development plans seeks to encourage a formal basis for clearly establishing the expectations of the developer by the Planning Board and what the developer can expect from the Planning Board. A planned development by its nature requires flexibility and it is intended to grant the Planning Board sufficient flexibility to ensure that such developments are successful and meet the needs of the community.
B.
Submission of a general development plan. An applicant may elect to submit an application for development under these provisions for any planned unit development, planned residential development, residential cluster, planned commercial development or planned industrial development on any tract of land 100 acres or larger.
C.
General requirements.
(1)
The general development plan shall set forth the permitted number of dwelling units, the amount of nonresidential floor space, the residential density, and the nonresidential floor area ratio for the planned development, in its entirety, according to a schedule which sets forth the timing of the various sections of the development. The planned development shall be developed in accordance with the general development plan approved by the Planning Board, or an ordinance or regulation adopted pursuant thereto after the effective date of the approval.
(2)
A general development plan, as authorized by N.J.S.A. 40:55D-45.1 et seq., shall be submitted to the Planning Board prior to the granting of preliminary approval.
(3)
The Planning Board shall grant or deny general development plan approval within 95 days after submission of a complete application to the Board, or within such time as may be consented to by the applicant. Failure of the Planning Board to act within the prescribed period shall constitute general plan approval of the planned development. The applicant may not submit a joint application to the Planning Board that combines the general development plan with the preliminary plan application for the first phase of the planned development.
D.
Preapplication conference.
(1)
The applicant may request an informal preapplication conference with the staff of the Planning Board prior to the filing of a formal application for the purpose of clarifying standards and regulations that will be applicable to their proposal. Requests for a preapplication conference shall be made in writing to the Planning Board. Requests shall include the name and address of the applicant, location of the property proposed for development, and a brief description of the nature of the proposed development.
(2)
Within 10 working days following receipt of a request for a preapplication conference, the planning staff shall schedule a preapplication conference and notify the applicant of the time, date and location of the conference.
(3)
Neither the developer nor the Planning Board shall be bound by any informal or concept plan approval of the general development plan in accordance with N.J.S.A. 40:55D-10.1.
(4)
At the preapplication conference the applicant may present a conceptual, or schematic, plan, or any other materials that are descriptive of the proposed development. No representation made by the planning staff or Planning Board during the course of the preapplication conference shall be binding on the staff or the Planning Board with respect to any application subsequently submitted.
E.
General development plan contents. A general development plan shall include the following submission items:
(1)
A general land use plan, at a scale indicating the tract area and general locations of the land uses to be included in the planned development. The total number and types of dwelling units, the amount of nonresidential floor area to be provided, and proposed land areas to be devoted to residential, nonresidential and open space uses 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 ratio shall be provided, according to a schedule which sets forth the timing of the various sections of the development;
(2)
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;
(3)
An open space plan showing the proposed land area and general location of parks and any other land areas to be set aside for conservation, recreational, or agricultural purposes, and a general description of improvements proposed to be made thereon, including a plan for the operation and maintenance of parks, recreational or agricultural lands;
(4)
A utility plan indicating the need for and showing the proposed location of sewerage and water lines, any drainage facilities necessitated by the physical characteristics of the site, proposed methods of handling solid waste disposal and a plan for the operation and maintenance of proposed utilities;
(5)
A stormwater management plan setting forth the proposed method of controlling and managing stormwater on the site;
(6)
An environmental inventory, including a general description of the vegetation, soils, topography, steep slopes, geology, surface hydrology, wetlands, floodplains, 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;
(7)
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;
(8)
An affordable housing plan, incorporating and describing the steps to be taken by the developer and officials of Gloucester Township, shall be approved by the Planning Board in conjunction with the general plan approval, if required. In addition, the affordable housing plan shall outline the number of affordable housing units to be provided and the extent to which any housing obligation assigned to the municipality will be fulfilled by the development;
(9)
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;
(10)
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 the 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) hereinbelow of these regulations and following the completion of the planned development in its entirety;
(11)
A proposed timing schedule, in the case that the planned development construction is contemplated over a period of years, including any terms or conditions which are intended to protect the interest 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;
(12)
A landscaping plan detailing the location, type, size, and extent of vegetative cover and plantings to be utilized in the planned development; and
(13)
A municipal development agreement, which shall mean a written agreement between a municipality and a developer relating to the planned development.
F.
Major site plan or subdivision approval required.
(1)
Preliminary approval. The planned development shall be subject to the development review procedures specified in Article VII and this Article VIII and shall require preliminary approval of a subdivision plat and site plan. A combined preliminary and final application for subdivision and site plan approvals shall be permitted for an individual phase of the planned development.
G.
Effect of general development plan approval.
(1)
The term of the effect of the general development plan approval shall be determined by the Planning Board, which shall take into consideration the following factors in making its determination:
(a)
The number of dwelling units and size of the land area;
(b)
The prevailing economic conditions and market;
(c)
The proposed phasing schedule for the project and likelihood of its fulfillment;
(d)
The developer's capability of completing the proposed development;
(e)
The specific contents of the general development plan; and
(f)
Any conditions which the Planning Board attached to its approval.
(2)
The term of the effect of the general development plan approval shall not exceed 20 years from the date of final approval of the first section of the planned development.
(3)
Should a developer, having general development plan approval, fail to apply for preliminary approval for the planned development which is the subject of that general development plan approval within five years of the date upon which the general development plan has been approved by the Planning Board, the general development plan approval shall lapse.
H.
Modification of timing schedule. In the event that the developer seeks to modify the proposed timing schedule, such modification shall require the approval of the Planning Board. The Planning Board shall, in deciding whether or not to grant approval of the modification, take into consideration prevailing economic and market conditions, anticipated and actual needs for residential units and nonresidential space within the municipality and the region, and the availability and capacity of public facilities to accommodate the proposed development.
I.
Variation approval.
(1)
The developer is required to gain the prior approval of the Planning Board if, after approval of the general development plan, the developer wishes to make any variation in the location of land uses within the planned development or to increase the density of residential development or the floor area ratio of nonresidential development in any section of the planned development.
(2)
Any variation in the location of land uses or increase in density or floor area ratio proposed in reaction to a negative decision of, or condition of development approval imposed by the Department of Environmental Protection pursuant to P.L. 1973, c. 185 (N.J.S.A. 13:19-1 et seq.), shall be approved by the Planning Board if the developer can demonstrate, to the satisfaction of the Planning Board, that the variation being proposed is a direct result of such determination by the Department of Environmental Protection, as the case may be.
J.
Revision of general development plan.
(1)
Except as provided hereunder, once a general development plan has been approved by the Planning Board, it may be amended or revised only upon application by the developer and approved by the Planning Board.
(2)
A developer may, without violating the terms of the general development plan approval, reduce the number of residential units or amounts of nonresidential floor space by no more than 15% or reduce the residential density or nonresidential floor area ratio by no more than 15%; provided, however, that a developer may not reduce the number of residential units to be provided pursuant to P.L. 1985, c. 222 (N.J.S.A. 52:27D-301 et al.), without prior municipal approval.
K.
Notification of completion.
(1)
Upon the completion of each section of the development as set forth in the approved general development plan, the developer shall notify the administrative officer, by certified mail, as evidence that the developer is fulfilling his obligations under the approved plan. For the purposes of this section, "completion" of any section of the development shall mean that the developer has acquired a certificate of occupancy for every residential unit or every nonresidential structure, as set forth in the approved general development plan and pursuant to Section 15 of P.L. 1975, c. 217 (N.J.S.A. 52:27D-133). If the municipality does not receive such notification at the completion of any section of the development, the municipality shall notify the developer, by certified mail, in order to determine whether or not the terms of the approved plan are being complied with.
(2)
If a developer does not complete any section of the development within eight months of the date provided for in the approved plan, or if at any time the municipality has cause to believe that the developer is not fulfilling his obligations pursuant to the approved plan, the municipality shall notify the developer, by certified mail, and the developer shall have 10 days within which to give evidence that he is fulfilling his obligations pursuant to the approved plan. The municipality thereafter shall conduct a hearing to determine whether or not the developer is in violation of the approved plan. If, after such a hearing, the municipality finds good cause to terminate the approval, it shall provide written notice of same to the developer and the approval shall be terminated 30 days thereafter.
(3)
In the event that a developer who has general development plan approval does not apply for preliminary approval for the planned development which is the subject of that general development plan approval within five years of the date upon which the general development plan has been approved by the Planning Board, the municipality shall have cause to terminate the approval.
L.
Approval terminated upon completion. In the event that a development which is the subject of an approved general development plan is completed before the end of the term of the approval, the approval shall terminate with the completion of the development. For the purposes of this section, a development shall be considered complete on the date upon which a certificate of occupancy has been issued for the final residential or nonresidential structure in the last section of the development in accordance with the timing schedule set forth in the approved general development plan and the developer has fulfilled all of his or her obligations pursuant to the approval.
§ 500-805 Submission procedures for minor subdivision.
A.
Buildable lots. The data to be included for a minor subdivision shall be sufficient to enable the approving authority to determine that the proposed lots shall be buildable lots within the standards established by this chapter.
B.
Submission requirements. The applicant shall file with the administrative officer at least 15 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the administrative officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the minor subdivision plat checklist.
(6)
Seven copies of the minor subdivision plat as follows:
(7)
North arrow.
(8)
Scale of not less than one inch equals 100 feet.
(9)
The date of the original drawing.
(10)
Area for the date and substance of each revision.
(11)
All adjacent block and lot numbers.
(12)
Zoning district(s).
(13)
A key map with the North arrow showing the entire development and its relation to surrounding areas.
(14)
Area of original tract to nearest tenth of an acre.
(15)
Existing lot lines to be eliminated.
(16)
Existing and proposed street and lot layout, with dimensions showing that portion proposed for development in relation to the entire tract, together with new block and lot numbers issued by the Tax Assessor and street addresses approved by the Engineer.
(17)
Area of each proposed lot.
(18)
Existing structures and uses, including the shortest distance between any existing building and proposed or existing lot lines.
(19)
All setback lines.
(20)
Intent for water and sewer treatment.
(21)
Contours based on USGS datum where appropriate.
(22)
Approximate location of wooded area.
(23)
Existing and proposed rights-of-way and easements within and adjoining the tract.
(26)
Deed restricted buffer, if required.
(27)
Appropriate places for the signature of the Chairperson and Secretary of the approving authority, the dates of the official approving authority actions and dates of the signatures.
§ 500-806 Submission procedures for preliminary plat of major subdivision.
A.
Standards for review. In reviewing major subdivisions, the reviewing body shall take into consideration conformity with the adopted Master Plan, the natural features of the Township and the site, and the ecological systems of the Township, retention of trees, preservation of historic areas, alleviation of existing problems and reasonably anticipated problems worsened or caused by the subdivision relating to water systems and resources, drainage, sewerage, traffic hazards and pedestrian travel, fire and police protection, health and sanitation, and erosion and siltation. In reviewing major subdivisions for 50 or more units of single-family housing or 25 or more units of multifamily housing, the reviewing body shall take into consideration methods of addressing the recycling requirements of the Township.
B.
Submission requirements. The applicant shall file with the administrative officer at least 35 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the administrative officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the completed major subdivision preliminary plat checklist.
(6)
Four copies of the drainage calculations and engineer's report.
(7)
Four copies of an environmental impact report which shall include the requirements and elements set forth in § 500-816, Environmental impact statement, of this article.
(8)
Four copies of the Soil Erosion and Sediment Control Plan.
(9)
Four copies of the traffic impact statement, which shall include the requirements and elements set forth in § 500-815, Traffic impact report, of this article.
(10)
Four copies of a recycling report addressing the means of recycling for the proposed subdivision, including:
(11)
Four copies of any additional reports or supporting data not included on the preliminary plat.
(12)
The applicant should demonstrate that the number of proposed dwelling units on the tract or parcel of land are in accordance with the definition of "density" in Article II.
(13)
Twelve copies of the preliminary plat which shall show or be accompanied by the information listed below and by such other information as is reasonably necessary to make a decision as to whether the requirements necessary for preliminary approval have been met:
(a)
Identifying and general information.
[2]
Titled as "Preliminary plat" for (name of development).
[3]
Plats shall be presented on sheets 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.
[4]
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, and each detail sheet shall include a key map showing its relation to the whole tract.
[5]
The plat shall consist of as many separate maps as necessary to properly evaluate the subdivision and the proposed work.
[6]
A boundary survey by a licensed New Jersey surveyor certified on a date of submission.
[7]
Title block containing block and lot number for the tract and the name of the Township.
[8]
Name and address of the applicant and the owner, together with owner's written consent to the application.
[9]
Name, address, telephone number, signature and seal of plat preparer.
[10]
Space for the application number.
[11]
North arrow.
[12]
Scale not less than one inch equals 100 feet with written and graphic scales shown.
[13]
The date of the original drawing.
[14]
Area for the date and substance of each revision.
[15]
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.
[16]
The names, addresses, block and lot numbers of all property owners within 200 feet of the subdivision.
[17]
Locations of all existing structures and their uses within 200 feet of the tract.
[18]
Zoning district(s).
[19]
Area of original tract to nearest one-hundredth of an acre.
[20]
Existing lot lines to be eliminated.
[21]
Existing and proposed street and lot layout, with dimensions correct to scale accuracy, showing that portion proposed for development in relation to the entire tract.
[22]
The names, location, right-of-way in the subdivision.
[23]
The location and description of all existing or proposed boundary control monuments and pipes.
[24]
The number of lots being created.
[25]
Each block shall be numbered or lettered, and the lots within each block shall be numbered consecutively beginning with the number one or as acceptable to the Township Engineer.
[26]
Area of each proposed lot correct to one-tenth of an acre.
[28]
All side, rear and front setback lines with dimensions.
[29]
Appropriate places for the signature of the Chairperson and Secretary of the approving authority, the dates of the official approving authority actions and dates of the signatures.
[30]
Area for storage and pickup of recyclables.
(b)
Natural features and drainage.
[1]
Two permanent bench marks based on USGS datum. All elevations to relate to bench marks.
[2]
Existing elevations and contour lines over the entire area of the proposed subdivision. Contours shall be shown at not more than two-foot intervals for area with less than 20% slope, five-foot intervals for areas with slopes in excess of 20%.
[5]
Floodplain limits as determined by the Master Plan and on-site evaluation by a licensed professional engineer.
[6]
When a running stream is proposed for alteration, improvement or relocation, or when a structure or fill is proposed over, under, in or along such a running stream, evidence of result of preapplication meeting with New Jersey Division of Water Resources or such agency having jurisdiction shall accompany the application.
[7]
The total upstream acreage in the drainage basin of any watercourse running through or adjacent to a subdivision, including the distance and average slope upstream to the basin.
[8]
The total acreage in the drainage basin to the nearest downstream drainage structure and the acreage of that portion of the subdivision which drains to the structure, including the distance and average slope downstream to the structure and final disposition of the surface waters.
(c)
Circulation and utilities.
[2]
[4]
If private utilities are proposed, they shall comply fully with all Township, county and state regulations.
[5]
If service is to be provided by an existing water or sewer utility company, a letter from that company shall be submitted, stating that service shall be available before occupancy of any proposed structures.
[6]
When on-lot water or sewage disposal is proposed, the concept plan shall be submitted, stating that service shall be available before occupancy of any proposed structure.
(d)
A traffic impact statement in accordance with § 500-815, Traffic impact report, of this article.
(e)
Environmental impact statement in accordance with § 500-816, Environmental impact statement, of this article.
(f)
(g)
Landscaping, recreational and areas of public use.
[3]
A landscape plan shall be submitted that includes:
[5]
All man-made improvements shall be shown.
[6]
All areas to be sodded or seeded shall be shown.
§ 500-807 Submission procedures for final plat for major subdivision.
A.
Standards for review. In reviewing final plats, the approving authority shall ensure that the subdivision is in conformity with the preliminary plat approval. In the case of residential clusters, approving authority 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.
B.
Submission requirements. The applicant shall file with the administrative officer at least 15 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the Administrative Officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the signed preliminary plat in conformance with the resolution of approval.
(6)
A copy of the completed major subdivision final plat checklist.
(7)
Four sets of final development plans at one inch to 50 feet showing all utilities and other improvements (both in the development and off-tract) in exact location and elevation that includes the information required to be submitted for a preliminary major subdivision application, excepting a traffic impact report and an environmental impact report.
(8)
A construction schedule in accordance with § 500-905D of this article for all improvements yet to be installed.
(9)
A street numbering plan prepared by the administrative officer.
(10)
Seven copies of the final plat as follows:
(b)
Titled as "Final Plat for (name of development)" and showing block and lot, municipality and county.
(c)
Plats shall be presented on sheets 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.
(e)
Tract boundary lines.
(f)
Municipal boundary lines if within 200 feet of the tract being subdivided.
(g)
All street names and addresses approved by the Township Engineer and Tax Assessor.
(h)
All lot lines and other site lines with accurate dimension, bearings, central angles, radii, and lengths of all curves.
(i)
Minimum building setback lines.
(j)
The area of each lot shown to the nearest square foot and the nearest one-thousandth of an acre.
(k)
All dimensions, both linear and angular, shall be based on a certified boundary.
(l)
Block and lot numbers provided by the Township Engineer.
C.
Certification by the Township Engineer. The Township Engineer shall prepare a statement that he/she has examined the street, drainage, utility, erosion, stormwater control, and grading plans and found that they substantially conform with the provisions of this chapter. He shall also identify those portions of any improvements already installed and indicate that the developer has either:
§ 500-808 Submission procedures for minor site plans.
A.
Standards for review. The data to be included for a minor site plan shall be sufficient to enable the approving authority to determine that the proposed site design shall not have a deleterious effect upon the neighborhood and that it is designed in conformance with the standards of this chapter. In reviewing minor site plans incorporating any commercial or industrial development proposal for the utilization of 1,000 square feet or more of land, the reviewing body shall take into consideration methods of addressing the recycling requirements of the Township.
B.
Submission requirements. The applicant shall file with the administrative officer at least 28 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the administrative officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the completed minor site plan checklist.
(6)
Four copies of a recycling report addressing the means of recycling for the proposed minor site, including:
(7)
Seven copies of the minor site plan checklist.
(8)
Minor site plan, including the following items and/or standards:
(b)
Titled as "Minor Site Plan" for name of the development.
(c)
Title block containing block and lot number for the tract.
(d)
Name and address of the application and of the owner.
(e)
Name, address, telephone number and signature of plat preparer.
(f)
North arrow.
(g)
Scale not less than one inch equals 100 feet.
(h)
The date of the original drawing.
(i)
Area for the date and substance of each revision.
(j)
Signature blocks for the Board Engineer, Planner and appropriate Fire Marshal.
(k)
All adjacent block and lot numbers.
(l)
Zoning district(s).
(m)
A key map with North arrow showing the entire development and its relation to surrounding areas.
(n)
Area of tract to nearest tenth of an acre.
(o)
Existing lot lines to be eliminated.
(p)
Existing and proposed street and lot layout with dimensions showing that portion proposed for development in relation to the entire tract.
(q)
Existing and proposed structure and uses, including the shortest distances between buildings and lot lines.
(s)
An indication of those buildings to remain and those to be removed.
(t)
Building elevations.
(u)
Building coverage and impervious coverage in acres or square feet and percentage of lot coverage.
(v)
All setback lines.
(w)
Intent for water and sewer treatment.
[1]
Show any existing wells and/or septic systems.
[2]
Show proposed septic systems and/or well locations.
[3]
Show proposed public water and/or sewer connections.
[4]
When septic systems are proposed, supply boring and percolation test results per § 500-806B(13)(f).
[5]
When public sewer is proposed, supply one boring for each acre if soil maps indicate that the seasonal high water table may exceed ordinance standard for buildable lot.
(x)
Existing and proposed right-of-way and easements within the adjoining tract.
(y)
(aa)
Freestanding sign details showing location and dimensions.
(bb)
Circulation and parking details in accordance with the standards of this chapter, including:
§ 500-809 Submission procedures for preliminary site plan.
A.
General purposes and standards for review. Site plan review shall be for the general purpose of enhancing the neighborhood, providing adequate access to off-street parking and loading facilities for employees, visitors and residents; providing buffering techniques for safety and/or aesthetic purposes; preventing uses which violate applicable state and federal safety and environmental regulations; preserving floodways and flood hazard areas; and requiring that all raw materials, fuel, goods in process, finished goods, machinery and equipment shall be appropriately housed and/or screened; and for the protection and promotion of public health, safety, morals and welfare. In reviewing major site plans, the reviewing body shall take into consideration conformity with the adopted Master Plan, the natural features of the Township and the site, and the ecological systems of the Township, retention of trees, preservation of natural vegetation and scenic beauty, preservation of historic areas, problems worsened or caused by the site development relating to water systems and resources, drainage, sewerage, traffic hazards and pedestrian travel, fire and police protection, health and sanitation, and erosion and siltation. In reviewing major site plan incorporating any commercial or industrial development proposal for the utilization of 1,000 square feet or more of land, the reviewing body shall take into consideration methods of addressing the recycling requirements of the Township.
B.
Submission requirements. The applicant shall file with the administrative officer at least 35 days prior to the meeting of the approving authority the following:
(1)
The required application forms supplied by the administrative officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the major site plan preliminary checklist.
(6)
Four copies of the drainage calculations and engineer's report.
(7)
Four copies of the environmental impact report which shall include the requirements and elements set forth in § 500-816, Environmental impact statement, of this article.
(8)
Four copies of the Soil Erosion and Sediment Control Plan.
(9)
Four copies of the traffic impact statement which shall include the requirements and elements set forth in § 500-815, Traffic impact report, of this article.
(10)
Four copies of any additional reports or supporting data not included on the preliminary site plan and required by this chapter.
(11)
Four copies of a recycling report addressing the means of recycling for the proposed site plan, including:
(12)
The applicant should demonstrate that the number of proposed dwelling units on the tract or parcel of land are in accordance with the definition of "density" in Article II.
(13)
Twelve copies of the preliminary site plan which shall show or be accompanied by the following information:
(a)
Identifying and general information.
[2]
Titled as "Preliminary Site Plan for (name of development)."
[3]
Plans shall be presented on sheets 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.
[4]
If more than one sheet is required to show the entire site development, a separate composite map shall be drawn showing the entire tract and the sheets on which the various sections are shown, and each detail sheet shall include a key map showing its relation to whole tract.
[5]
The plat shall consist of as many separate maps as are necessary to properly evaluate the site plan and the proposed work.
[6]
A boundary survey by a licensed New Jersey land surveyor, certified on a date within six months of the date of submission.
[7]
Title block containing block and lot numbers for the tract and the name of the Township.
[8]
Name and address of the applicant and of the owner, and signed consent of latter, if different from applicant.
[9]
Name, address, telephone number, signature and seal of plat preparer.
[10]
Space for the application number.
[11]
North arrow.
[12]
Scale not less than one inch equals 50 feet with written and graphic scales shown.
[13]
The date of the original drawing.
[14]
Area for the date and substance of each revision.
[15]
A key map with the 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.
[16]
The names, addresses and block and lot numbers of all property owners within 200 feet of the tract.
[17]
Locations of all existing structures and their uses within 200 feet of the tract.
[18]
Zoning district(s) and lines.
[19]
Area of original tract to nearest one-hundredth of an acre.
[20]
Existing lot lines to be eliminated.
[21]
Existing and proposed street and lot layout with dimensions correct to scale accuracy, showing that portion proposed for development in relation to the entire tract.
[22]
The site in relation to all remaining contiguous lands in the applicant's or owner's ownership.
[23]
The names, locations, rights-of-way widths and purposes of existing and proposed easements and other right-of-way on the tract. Legal documentation that supports the granting of an easement by an adjoining property owner shall be included where necessary.
[24]
Existing and proposed building coverage in square feet and as a percentage of the lot area.
[25]
Existing and proposed impervious lot coverage in acres or square feet and as a percentage of the lot area.
[26]
All side, rear and front setback lines with dimensions.
[27]
Appropriate places for the signatures of the Board Engineer, Planner of the approving authority actions and dates of the signatures and the appropriate Fire Marshal.
[28]
Area for the storage and pickup of recyclables.
(b)
Building and use.
[2]
Proposed structures and uses on the tract, including:
[3]
A written description of the proposed use(s) and operation(s) of the building(s), including:
[a]
The number of employees or users of nonresidential buildings;
[b]
The proposed number of shifts to be worked and maximum number of employees on each shift;
[c]
Expected truck and tractor trailer traffic;
[d]
Emission of noise, glare, variation, heat, odor, air, and water pollution;
[e]
Safety hazards.
[4]
Expansion plans incorporated into the building design.
[5]
Floor plans where multiple dwelling units or more than one use is proposed that have different parking standards.
(c)
Natural features and drainage.
[1]
Two permanent bench marks based on USGS datum. All elevations shall be related to bench marks.
[2]
Existing and proposed elevations and contour lines over the entire area of the proposed site development.
(d)
Circulation, facilities and utilities.
[2]
Plans of all proposed improvements, whether on-site, or off-site or off-tract, showing:
[a]
Acceleration/deceleration lanes;
[b]
Traffic channelization;
[c]
Fire lanes;
[d]
Driveways and aisles with dimensions;
[f]
Loading areas and number;
[g]
Curbs;
[h]
Ramps for handicapped;
[i]
Sidewalks and bike routes;
[j]
Any related facility for the movement and storage of goods, vehicles and persons;
[k]
Directional signs with scaled drawings;
[l]
Sight triangle easements at intersections;
[m]
Radii of curblines;
[n]
Street names;
[o]
Traffic control devices;
[r]
Fencing, railroad ties, bollards and parking bumpers;
[s]
Any expansion plans for the proposed use shall show feasible parking and loading expansion plans to accompany building expansion;
[t]
Cross sections;
[u]
Proposed grades;
[v]
For roads provide center line profiles at horizontal scale of not less one inch equals 50 feet.
[4]
If private utilities are proposed, they shall comply fully with all Township, county, and state regulations.
[5]
If service is to be provided by an existing water or sewer company, a letter from the company shall be submitted, stating that service shall be available before occupancy of any proposed structures.
[7]
Location of proposed electric, telephone and cable television lines.
(e)
A traffic impact statement in accordance with § 500-815, Traffic impact report, of this article.
(f)
An environmental impact statement in accordance with § 500-816, Environmental impact statement, of this article.
(g)
Landscaping, recreation and areas of public use. The same as required by § 500-806B(13)(g) of this article.
§ 500-810 Submissions for final site plan.
A.
Standards for review. In reviewing final site plans, the approving authority shall ensure that the drawing specifications and estimates of the application for final approval conform with the preliminary site plan approval. In the case of residential cluster, the approving authority may permit minimal deviations from the conditions of preliminary approval, without the developer being required to submit another application for development for preliminary approval.
B.
Submission requirements. The applicant shall file with the administrative officer at least 15 days prior to the meeting of the approving authority:
(1)
The required application forms supplied by the administrative officer.
(3)
A signed escrow agreement.
(4)
Certification that all taxes are paid to date.
(5)
A copy of the signed preliminary site plan is in conformance with the resolution of approval.
(6)
A copy of the final site plan checklist.
(7)
Four sets of the final development plans at a minimum scale of one inch equals 50 feet showing all utilities and other improvements (both in the development and off-tract) in exact location and elevation.
(8)
A construction schedule in accordance with § 500-905D of this chapter for all improvements yet to be installed.
(9)
Seven copies of the final site plan as follows:
(a)
Clearly and legibly drawn and prepared in accordance with § 802.K.
(b)
Titled as "Final Site Plan for (name or development)" and showing block and lot, municipality and county.
(c)
Plats shall be presented on sheets of one of the following dimensions: 30 inches by 42 inches; 24 inches by 36 inches; 15 inches by 21 inches; 8 1/2 inches by 13 inches.
(d)
If more than one sheet is required to show the entire site development, a separate composite map shall be drawn showing the entire tract and the sheets on which the various sections are shown, and each detail sheet shall include a key map showing its relation to the whole tract.
(e)
Appropriate places for the signatures of the Chairperson and Secretary of the approving authority, the dates of the official approving authority actions and dates of the signatures.
(f)
Tract boundary lines.
(g)
Street names.
(h)
All lot lines and other site lines with accurate dimensions, bearings, central angles, radii, and lengths of all curves.
(i)
Minimum building setback lines.
C.
Certification by Township Engineer. The Township Engineer shall prepare a statement that he/she has examined the street, drainage, utility, erosion, stormwater control, and found that they substantially conform with the provisions of this chapter. He shall also identify those portions of any improvements already installed and indicate that the developer has either:
§ 500-811 Submission procedures for variance application.
A.
Standards for review. In reviewing variance applications, the reviewing authority shall determine that sufficient information has been submitted for the reviewing authority to fully evaluate the prerequisites of N.J.S.A. 40:55D-70c or 40:55D-70d or 40:55D-60, as appropriate, are present and may request the submission of any information to that end.
B.
Bulk variance. An applicant for bulk variance or variances pursuant to N.J.S.A. 40:55D-70c and N.J.S.A. 40:55D-60a shall submit the following:
(1)
The required application forms supplied by the administrative officer.
(3)
A boundary survey of the property by a licensed New Jersey land surveyor, certified on a date within six months of the date of submission.
(4)
Certification by the Tax Collector that all taxes on said property are paid to date.
(5)
A sketch plan outlining the location, nature and extent of any variance or variances requested.
(6)
A sketch of the proposed addition or new construction for which a variance is sought, demonstrating how same is architecturally consistent with the existing structure or an improvement thereof.
C.
Use variance (with minor subdivision or site plan). An applicant for a variance pursuant to N.J.S.A. 40:55D-70d in conjunction with a minor subdivision or minor site plan shall submit the following information:
(1)
An applicant for a use variance pursuant to N.J.S.A. 40:55D-70d which shall also require minor subdivision or minor site plan approval shall submit the information required for bulk variances in § 500-811B hereinabove.
(2)
In addition the applicant shall provide a written statement delineating the exact proposed use requested.
D.
Variances (with major subdivision and/or major site plan). An applicant for a variance pursuant to N.J.S.A. 40:55D-70c or d, including use variances, which shall also require major subdivision and/or major site plan approval, shall submit the following information:
(1)
The required application form supplied by the administrative officer.
(3)
A certified survey of the property.
(4)
A certification that all taxes on said property are paid to date.
(5)
A variance plan showing the limits of the proposed construction.
(6)
Architectural renderings and an informal plan, including, at a minimum, the data required under § 500-803 which the applicant shall accept as binding as a condition of approval of any subsequent application for major site plan and/or major subdivision approval.
(8)
An environmental impact statement pursuant to § 500-816, Environmental impact statement, of this article.
(9)
A written statement delineating the exact proposed use requested.
§ 500-812 Request for zone change.
A.
Every property owner in the Township of Gloucester is permitted by the Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.) to request a review of the appropriateness of the zoning designation.
B.
Application process. All requests for rezoning shall be in writing and shall be addressed to the Township Clerk. All requests shall include the following information:
(1)
Name and address of the property owner and consent to the request for rezoning.
(2)
Block and lot number.
(3)
Present zoning.
(4)
Requested zoning.
(5)
Survey of the property.
(6)
Disclosure statement of all shareholders of 10% or more.
(7)
Any other supporting materials deemed appropriate by the applicant.
C.
The Township Clerk shall acknowledge receipt of the request and send a copy of the request to Township Council. Upon receipt of a rezoning request, the Township Council shall:
(1)
Hold a work session on all such requests a maximum of two times per year, unless it is determined by Township Council that a rezoning request will have significant benefits to the public good. If a rezoning is determined to benefit the public good, Township Council may hear such a request at anytime.
(2)
Township Council shall determine at the aforementioned work session if the rezoning request should be sent to the Planning Board for review.
D.
Once the Township Council sends a rezoning to the Planning Board for review, the Planning Board Secretary shall provide all materials submitted by the applicant to the administrative officer for review and comment for the Planning Board.
E.
The administrative officer may determine that the request for rezoning is of such impact to the Master Plan and/or surrounding property owners that a planning report shall be submitted by the applicant. The reason(s) for this determination shall be provided to the applicant in writing.
F.
The Planning Board may hold a work session to review the request for the change with the administrative officer; however, no action shall be taken except at a public hearing.
G.
The administrative officer shall notify the Planning Board Secretary to schedule a request for a zone change for a public hearing:
H.
The Planning Board Secretary shall cause all property owners as shown on the tax duplicate to be notified as follows:
(1)
In the case of a classification change, within the district and within the state within 200 feet in all directions of the boundaries of the district.
(2)
In the case of a boundary change in the state within 200 feet in all directions of the proposed new boundaries of the district which is the subject of the hearing.
(4)
In addition, an affidavit of service shall be completed by the Planning Board Secretary affirming compliance with the above notice requirements.
(5)
The applicant shall bear the cost of the posting of the notice by regular mail.
I.
The Planning Board shall conduct a public hearing to consider the merits of the request for zone change.
J.
The Planning Board shall, based upon the reports, comments and testimony at the public hearing, either recommend the requested zone change be adopted by Township Council or not recommend the requested zone change be adopted by Township Council.
K.
The Planning Board Secretary shall send to the Township Clerk a copy of the resolution for each request for zone change. Any zone change that the Planning Board recommends for adoption by Township Council shall be placed on an agenda for consideration. Any requests for zone change that the Planning Board does not recommend for adoption by Township Council may or may not be placed on an agenda for consideration. All ordinances shall be adopted in conformance with N.J.S.A. 40:55D-62.
§ 500-813 Applications for special consideration.
The following applications shall be made on forms promulgated by the administrative officer who shall process them in accordance with the requirements of the Municipal Land Use Law. The fee for any application for special consideration shall be $50.
A.
Conditional use.
B.
Building permit in the bed of a mapped street, pursuant to N.J.S.A. 40:55D-60c and 40:55D-32.
C.
Permit for a structure unrelated to a street, pursuant to N.J.S.A. 40:55D-60c and 40:55D-36.
D.
Appeal to the governing body, pursuant to N.J.S.A. 40:55D-17.
E.
Request for a certificate of approval, pursuant to N.J.S.A. 40:55D-68.
F.
Appeals from the decision of the Zoning Officer and the administrative officer, pursuant to N.J.S.A. 40:55D-72a and 40:55D-70a.
G.
Exceptions to requirements, pursuant to N.J.S.A. 40:55D-51a, b, c.
H.
Interpretation, pursuant to N.J.S.A. 40:55D-70b.
§ 500-814 Grading approval.
[Amended 4-12-2010 by Ord. No. O-10-14]
A.
Grading plan required. A grading plan, prepared and sealed by a licensed professional engineer, reviewed and inspected by the Township Engineer, shall be submitted to the Department of Community Development and Planning in conjunction with the following types of development exempt from site plan approval:
(1)
Detached one-unit dwellings not part of an approved subdivision or site plan.
(2)
Detached two-unit dwellings not part of an approved subdivision or site plan.
(3)
Detached one- or two-unit dwelling units that do not substantially conform to a grading plan part of an approved subdivision or site plan.
C.
Additions and residential accessory uses.
(1)
Upon submission by the property owner of a grading compliance certification, as prepared by the Department of Community Development and Planning in accordance with § 500-814C(2), the provisions of § 500-814, Grading approval, shall not be applicable to the following types of development and accessory uses, except as may be required by § 500-814E, Exceptions:
(a)
Residential additions.
(b)
Private residential swimming pool and cabana.
(c)
Private residential toolshed.
(d)
Private residential greenhouse.
(e)
Recreational vehicle storage.
(f)
Outdoor recreational facilities, including tennis or other court sports.
(g)
Off-street parking and private garage.
(h)
Other accessory uses customarily incidental to a principal residential use.
(2)
Grading compliance certification. On a form provided by the Department of Community Development and Planning, the property owner shall be required to certify the following:
(a)
The yard areas surrounding the location of the proposed improvement will not be significantly regraded, altered, changed, or modified except as minimally required to establish reasonable grades.
(b)
Soil or other materials that may be displaced will not be deposited on the property to significantly alter the natural grades.
(c)
Any drainage problems to adjacent property owners that may arise from the proposed improvements or noncompliance with this certification shall be corrected.
D.
Grading plan details.
(2)
Concrete curb and sidewalks shall be a required component of a grading plan. This shall apply to lots part of an approved land development application and individual infill lots that are not part of an approved land development application.
(a)
The Director of Community Development and Planning or his designee is empowered to approve a waiver from the requirement to install concrete curbs and sidewalks if said improvement is impractical because of an exceptional shape of a property, topographic conditions, or physical features, or other exceptional situation uniquely affecting the property.
(3)
Subsequent to construction of the foundation but prior to issuance of a building permit for the remainder of the structure, the builder shall:
(a)
Provide top-of-block, curb, and property corner elevations to the Township inspection agency for review and approval.
(b)
A written certification prepared by a New Jersey licensed professional engineer or land surveyor that the elevations are in substantial conformance to the approved grading plan.
(c)
The top-of-block elevations shall be neither more than 1.0 foot higher or 0.2 foot lower than the approved grading plan.
E.
Exceptions.
(1)
The Director of Community Development and Planning or his designee may require a grading plan for any of the nonapplicable uses enumerated in § 500-814C where it is determined, because of exceptional narrowness, shallowness or shape of a property, or exceptional topographic conditions, or physical features, or other exceptional situation uniquely affecting the property, a grading plan would guide appropriate development in a manner to promote the public health, safety, and general welfare.
F.
Exemptions. Applicants shall be exempt from § 500-814A, Grading plan required, upon submission to the Department of Community Development and Planning of a grading plan prepared by a New Jersey licensed professional engineer or land surveyor with a certification on the grading plan that indicates the proposed development will substantially conform to a previously approved grading plan part of an approved site plan, subdivision plan, or individual one- or two-dwelling unit grading plan and all conditions on the property and adjacent properties are substantially consistent with the aforementioned previously approved plan.
§ 500-815 Traffic impact report.
The traffic impact report, when required, shall include the following contents:
A.
A description of the project phasing, access points, and connection to other existing or proposed developments.
B.
An analysis of existing conditions, including:
(1)
A description of the study area and the rationale behind choosing this area;
(2)
A description of the study area's roadway facilities, including number of lanes, functional classification, condition, location and type of traffic signals, and location of other traffic control devices or signs;
(3)
The location of transit routes and stops and any transit facilities, including on-street, off-street, and private facilities, and service frequency;
(4)
The location of school bus routes and stops;
(5)
The location of pedestrian crosswalks, sidewalks, and bicycle pathways;
(6)
Traffic volume data, including turning movement counts at key intersections during the peak periods of the day, truck movements, pedestrian counts, and transit use;
(7)
Volume/capacity analysis and an assessment of existing conditions;
(8)
Traffic generation of the proposed uses in the development;
(9)
Traffic distribution.
D.
Impact analysis and recommendations.
(1)
Levels of service shall be computed for each analysis year both with and without the inclusion of site traffic;
(2)
Comparison of levels of service conditions with site traffic, and with site traffic after recommended improvements are constructed;
(3)
Recommendations for automobile reduction techniques;
(4)
Schematic plan of any recommended improvements.
§ 500-816 Environmental impact statement.
A.
When required. The impact of the environment generated by land development projects necessitates a comprehensive analysis of the variety of problems that may result and the actions that can be taken to minimize these problems. It is further recognized that the level of detail required for various types of applications shall vary depending on the size of the project, the nature of the site and the location of the project. Therefore, having determined that flexibility is needed in preparing the environmental impact statement, the requirements for such a document pertaining to different types of development applications are listed below:
(1)
All agricultural operations conducted in accordance with a plan approved by the Soil Conservation District and all silviculture operations conducted in accordance with a plan prepared by a professional forester are specifically exempt from the submission of an environmental impact statement.
(2)
Any variance application to the Zoning Board of Adjustment not involving a site plan or subdivision application shall not require an environmental impact statement unless specifically requested by the Board. The Board may request an environmental impact statement where there exists significant critical areas or suspected environmental hazard on the site in question. The Zoning Board of Adjustment or its designee shall inform the applicant regarding the scope of the information that may be required.
(3)
Any minor subdivision and/or minor site plan applications to the Board shall not require an environmental impact statement unless specifically requested by the Board. The Board may request an environmental impact statement where there exists significant critical areas or suspected environmental hazard on the site in question. The Board or its designee shall inform the applicant regarding any information that may be required.
(4)
All preliminary major subdivision and preliminary major site plan applications shall be accompanied by an environmental impact statement.
(5)
Notwithstanding the categories of development that are excluded from the requirement to submit an environmental impact statement, the approving authority may require the submission of information that may be included in the document that is reasonably necessary to make an informed decision.
B.
Submission format. When an environmental impact statement is required, the applicant shall retain one or more competent professionals to perform the necessary work. All applicable material on file in the Department of Community Development and Planning pertinent to local conditions shall be consulted. Any additional material pertinent to the evaluation of regional impacts shall also be considered. Furthermore, as much original research as necessary shall be conducted to develop the environmental impact statement. All environmental impact statements shall consist of written and graphic materials which clearly present the required information addressing the following areas and utilizing the following format:
(1)
Project description. A description of the proposed project shall be presented to indicate the extent to which the site must be altered, the kinds of facilities to be constructed, how they are to be considered and the uses intended.
(2)
Demographics. The resident population, working population, and visitor population shall be estimated.
(3)
Master Plan compatibility. The compatibility or incompatibility of the proposed project shall be described in relation to the following documents:
(4)
Site description and inventory. An inventory shall be provided of environmental conditions on the site which shall include the following items:
(a)
Types of soils. When septic effluent disposal or private well, whether individual or community, is proposed, a description of each soil type located on the site from the Soil Survey of Mercer County - Soil Conservation Service shall be provided. If available, percolation data shall be submitted. Where proposed land improvements would involve severe limitations for the development of buildings or roads, then soil information shall be submitted for the entire site.
(b)
Topography. Describe the topographic conditions of the site, with specific delineation of any lands with slopes exceeding 12%.
(c)
Geology. When septic effluent disposal or private well, whether individual or community, is proposed, a description of each geologic formation shall be provided. Depth to bedrock shall be delineated where it would interfere with proposed land improvements.
(d)
Vegetation. A description of the existing vegetation on the site. The location of tree masses shall be depicted. Where woodlands are delineated, the forest type shall be indicated.
(e)
Wildlife. Unique or rare wildlife habitats shall be identified. Where applicable, other data assembled regarding wildlife activity on the site shall also be mapped or described.
(f)
Surface water. When the natural drainage pattern shall be significantly altered, an analysis shall be conducted which shall investigate flow, depth, capacity and water quality of the receiving waters. Floodplains and wetlands shall be delineated.
(g)
Subsurface water. Where private or community wells are proposed, a description of subsurface water conditions shall be provided on the depth to groundwater and the water supply capabilities of the site. Where existing conditions warrant, detailed information regarding existing wells within 500 feet of the site relative to depth, capacity and water quality shall be described.
(h)
Historic resources. The historic resources that would be affected by the proposed development shall be discussed if the site is included in the Historic Preservation Element of the Master Plan.
(i)
Existing development features. A description of any existing improvements shall be provided.
(j)
Miscellaneous. When warranted, an analysis shall be conducted of existing air quality and noise levels as prescribed by the New Jersey Department of Environmental Protection.
(5)
Area and regional description. Provide a description of the surrounding environs. Describe the existing land use pattern. When required, describe in detail the existing infrastructure with respect to the drainage and transportation network as well as any central sewerage and water supply facilities. Include an appropriate regional analysis relative to the proposed project.
(6)
Environmental performance controls. Describe in detail the measures to be employed during the construction and operation phases which shall minimize or eliminate negative impacts on and off site that could result from the proposed project. Of specific interest are:
(7)
Impact. Discuss both the negative and positive and off-tract impacts. Indicate those negative impacts that are unavoidable. The specific concerns that shall be considered include, but are not limited to, the following:
(a)
Flooding and floodplain impact.
(b)
Impact on surface water and groundwater quality.
(c)
Impact on the capacity to supply groundwater.
(d)
Sewage disposal impacts.
(e)
Alteration to existing vegetation and its impact on wildlife and wildlife habitats.
(f)
Destruction or disturbance of cultural resources.
(g)
Noise level impacts.
(h)
Energy utilization.
(i)
Blighting or improving effects on neighborhoods.
(8)
Alternatives. Alternatives to the arrangement of the proposed development shall be discussed. The Board of jurisdiction shall reserve the right to require alternative arrangements of land, buildings, and infrastructure to determine a design of lesser impact.
(9)
Licenses, permits and other approvals required by law. The applicant shall list all known licenses, permits and other forms of approval required by law for the construction and operation of the proposed project. This list shall include, but shall not be limited to, approvals required by the municipality, as well as agencies of the county, state and federal governments. Where approvals have been granted, copies of said approvals shall be attached. Where approvals are pending, a note shall be made to that effect.
(10)
Documentation. All publications, file reports, manuscripts or other written sources of information related to the project, the project site and the municipality which were consulted and employed in compilation of the environmental impact statement shall be listed. A list of all agencies and individuals from whom pertinent information was obtained orally or by letter shall be listed separately. Dates and locations of all meetings shall be specified.
(11)
Disposition. The Board shall not approve a submission unless it determines and finds that the proposed development:
(a)
Shall not result in appreciable harmful effects to the environment;
(b)
Has been designed and conceived with a view toward the protection of regional sources; and
(c)
Shall not place a disproportionate or excessive demand upon the total resources available for such proposal and for any future proposals.
§ 500-817 Submission Checklist.
[Amended 12-13-2004 by Ord. No. O-04-37]
Each application for development or variance shall be accompanied by the submission materials in the following checklist or a waiver requested from the requirement.[1]
[1]
Editor's Note: The Submission Checklist is included as an attachment to this chapter.