Haddon Township City Zoning Code
ARTICLE IV
Subdivision, Site Plan and Conditional Use Approval
§ 142-15 Filing of applications.
A.
Forms for filing applications for development, completeness review checklists and information regarding the steps to be taken, as well as the regular meeting dates of the reviewing board, shall be obtained by the applicant from the Zoning Officer or the Board Administrator.
B.
Applications for site plan approval, subdivision approval, conditional use approval, planned development approval, or any other development within the jurisdiction of the reviewing board shall be submitted to the Zoning Officer as follows:
(1)
Minor subdivision - at least 14 days prior to a work session of the reviewing board.
(2)
Preliminary or final major subdivision - at least 21 days prior to a work session of the reviewing board.
(3)
Preliminary or final site plan or conditional use approval - at least 21 days prior to a work session of the reviewing board.
(4)
Other applications - at least 21 days prior to a work session of the reviewing board.
C.
The applicant shall submit for filing 15 copies of all plats, maps or other plans required for a complete application and the applicant shall inform the reviewing board's administrative officer within 48 hours of the filing. In the case of applications for final approval of a major subdivision, the application shall include the originals and processed tracings, as required by the Map Filing Law, N.J.S.A. 46:23-9.9, as amended. Any amended application, together with any amended plats, maps or other plans, shall be submitted for filing in the same manner as the original application.
§ 142-16 Time for decision on subdivision, site plan and conditional uses.
A.
Determination of a complete application.
(1)
Within 45 days of the submission of an application for development pursuant to Subsections B, C and D (below) the reviewing board or its authorized committee or designee shall certify in writing if the application is complete for the purposes of commencing the applicable time period for review specified in Subsections B, C and D. In the event that the reviewing board, committee or designee does not act to issue a certification within the forty-five-day time period, the application shall automatically be deemed complete for review. Nothing herein shall be construed as diminishing the applicant's obligation to prove in the application process that he is entitled to approval of the application.
(2)
An application shall not be certified as complete if it lacks information indicated on the checklist adopted by the Township by ordinance and provided to the applicant along with the development application forms.
(3)
The applicant may include with their application a request to waive one or more of the required checklist items which shall be granted or denied within 45 days.
(4)
The reviewing board may subsequently require correction of any information found to be in error and submission of additional information not specified in this chapter or any revisions in the accompanying documents as are reasonably necessary to make an informed decision as to whether the requirements necessary for approval of the application have been met. The application shall not be deemed incomplete for lack of any such additional information or any revisions in the accompanying documents so required by the reviewing board.
B.
Site plans. Upon the submission of a complete application for a site plan which involves 10 acres of land or less or 10 dwelling units or less, the reviewing board shall grant or deny preliminary approval within 45 days of the date of such submission, or within such further time as may be consented to by the applicant. Upon submission of a complete application for a site plan which involves more than 10 acres or more than 10 dwelling units, the reviewing board 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 reviewing board shall be deemed to have granted preliminary approval of the site plan. If the application also involves an application for a variance, the reviewing board shall grant or deny preliminary approval within 120 days of the date of such submission of a complete application or within such further time as may be consented to by the applicant.
C.
Conditional uses. Upon submission of a complete application for a conditional use, the reviewing board shall grant or deny approval of the application within 95 days of the date of such submission or within further time as may be consented to by the applicant. If the application also involves an application for a variance, the reviewing board shall grant or deny preliminary approval within 120 days of the date of such submission of a complete application or within such further time as may be consented to by the applicant.
D.
Subdivisions.
(1)
Upon submission of a complete application for a subdivision of 10 or fewer lots, other than a minor subdivision, the reviewing board shall grant or deny preliminary approval within 45 days of the date of such submission or within such further time as may be consented to by the applicant. Upon submission of a complete application for a subdivision of more than 10 lots, the reviewing board 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. If the application also involves an application for a variance, the reviewing board shall grant or deny preliminary approval within 120 days of the date of such submission of a complete application or within such further time as may be consented to by the applicant.
(2)
Minor subdivision approvals shall be granted or denied within 45 days of the date of submission of a complete application to the reviewing board or within such further time as may be consented to by the applicant. If the application also involves an application for a variance, the reviewing board shall grant or deny preliminary approval within 95 days of the date of such submission of a complete application or within such further time as may be consented to by the applicant. In order to prohibit the filing of minor subdivisions to avoid required major subdivision approval, resubdivision of an approved minor subdivision, other than a lot line adjustment, shall not be permitted for a period of two years.
E.
If the reviewing board requires any substantial amendments in the layout of improvements proposed by the developer, which have been the subject of a hearing, an amended application for development shall be submitted and shall proceed as in the case of the original application for development.
F.
Nothing herein shall be construed to limit the right of a developer to submit a sketch plat to the reviewing board for an informal review, and neither the reviewing board nor the developer shall be bound by any discussion or statements during such review, provided that the right of the developer to submit a complete application for subdivision or site plan approval shall not at any time be limited to submission of a sketch plat. The time for the reviewing board's decision shall not begin to run until the submission of a complete application.
§ 142-17 Right under preliminary approval.
A.
Preliminary approval of a major subdivision or site plan, except as provided in Subsection B of this section, shall confer upon the applicant the following rights for a three-year period from the date on which the resolution of preliminary approval is adopted.
(1)
Terms and conditions not to be changed.
(a)
The general terms and conditions on which preliminary approval was granted should not be changed, including but limited to:
(b)
Except that nothing herein shall be construed to prevent the Township from modifying, by ordinance, such general terms and conditions of preliminary approval as related to public health and safety.
(2)
The applicant may submit for final approval on or before the expiration date of preliminary approval the entire plat or plan or a section or sections of the preliminary subdivision plat or site plan.
(3)
The applicant may apply for, and the reviewing board may grant, extensions of such preliminary approval for additional periods of at least one year, but not to exceed a total extension of two years, provided that if the design standards have been revised by ordinance, such revised standards may govern.
(4)
Subdivision of or site plan for an area of 50 acres or more.
(a)
In the case of a subdivision of or site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsection A(1), (2) or (3) of this section for such period of time, no longer than three years, as shall be determined by the Planning Board to be reasonable taking into consideration:
(b)
The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable taking into consideration: the number of dwelling units and nonresidential floor area permissible under preliminary approval; the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval; economic conditions; and the comprehensiveness of the development, provided that if the design standards have been revised, such revised standards may govern.
(5)
Whenever the Planning Board grants an extension of preliminary approval pursuant to Subsection A(3) or (4) of this section and preliminary 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 developer may apply for the extension either before or after what would otherwise be the expiration date.
(6)
The Planning Board shall grant an extension of preliminary approval for a period determined by the Board but not to exceed one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer 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 developer applied promptly for and diligently pursued the required approvals. A developer shall apply for the extension before: what would otherwise be the expiration date of the preliminary approval; or the ninety-first day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Planning Board from granting an extension pursuant to Subsection A(3) or (4) of this section.
B.
In the case of a subdivision or site plan of an area of 50 acres or more, the reviewing board may grant the rights referred to in Subsection A(1), (2) and (3) above for such period of time longer than three years, as shall be determined by the reviewing board to be reasonable and taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the reviewing board may grant an extension of preliminary approval for such an additional period of time as shall be determined by the reviewing board to be reasonable, and taking into consideration: the number of dwelling units and nonresidential floor area permissible under preliminary approval; the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval; economic conditions; and the comprehensiveness of the development, provided that if the design standards have been revised by ordinance, such revised standards may govern.
§ 142-18 Application for final approval of site plans and major subdivisions.
A.
The reviewing board shall grant final approval if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by this chapter 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, provided that in the case of a planned development, the reviewing body may permit minimal deviations from the conditions of preliminary approval necessitated by change of condition beyond the control of the developer since the date of preliminary approval, without the developer's being required to submit another application for development for preliminary approval.
B.
Final approval shall be granted or denied within 45 days after submission of a complete application to the Board Administrator, or within such further time as may be consented to by the applicant. Failure of the reviewing board to act within the period prescribed shall constitute final approval of the application, and a certificate of the Board Administrator as to failure of the reviewing board to act shall be issued at the 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.
C.
Whenever review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.3, in the case of a subdivision, or N.J.S.A. 40:27-6.6, in the case of a site plan, the reviewing board 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.
§ 142-19 Effect of final approval.
A.
The requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer pursuant to this chapter, whether conditionally or otherwise, shall not be changed for a period of two years from the date of the resolution of adoption, provided that in the case of major subdivisions, the rights conferred by this section shall expire if the plat has not been duly recorded within the time period provided in this chapter. If the developer has followed the standards prescribed for final approval and, in the case of a subdivision, has duly recorded the plat as required by this chapter, the reviewing board may extend such period of protection for extensions of one year, but not to exceed three extensions. Notwithstanding any other provision of this chapter, the granting of final approval terminates the time period of preliminary approval pursuant to this chapter for the section granted final approval.
B.
In the case of a subdivision or site plan for a planned development of 50 acres or more or a conventional subdivision or a site plan of 150 acres or more, the reviewing board may grant the rights referred to in Subsection A of this section for such period of time longer than two years, as shall be determined by the reviewing board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible after final approval, economic conditions and the comprehensiveness of the development. The developer may apply for thereafter and the reviewing board may thereafter grant an extension of final approval for such additional period of time as shall be determined by the reviewing board to be reasonable, taking into consideration: the number of dwelling units and nonresidential floor area permissible under final approval; the number of dwelling units and nonresidential floor area remaining to be developed; economic conditions; and the comprehensiveness of the development.
C.
Whenever the Planning Board grants an extension of final approval pursuant to Subsection A or B of 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 developer may apply for the extension either before or after what would otherwise be the expiration date.
D.
The Planning Board shall grant an extension of final approval for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer 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 developer applied promptly for and diligently pursued these approvals. A developer shall apply for the extension before: what would otherwise be the expiration date of final approval; or the ninety-first day after the developer receives the last legally required approval from other government entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Planning Board from granting an extension pursuant to Subsection A or B of this section.
§ 142-20 Minor subdivision.
A.
The reviewing board may waive notice and public hearing for an application for development if the reviewing board or a subdivision committee of the board appointed by the Chairman finds that the application for development conforms to the definition of minor subdivisions set forth in this chapter. Minor subdivision approval shall be deemed to be final approval of the subdivision by the board, provided that the board may condition such approval on terms ensuring the provision of improvements pursuant to this chapter.
B.
Minor subdivision approval shall be granted or denied within 45 days of the date of submission of a complete application or within such further time as may be consented to by the applicant. Failure of the reviewing board to act within the period prescribed shall constitute minor subdivision approval, and a certificate of the administrative officer as to the failure of the reviewing board to act shall be issued at the 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 Clerk for purposes of filing subdivision plats.
C.
Whenever review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.3, the reviewing board 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.
D.
Except as provided in Subsection F of this section, approval of a minor subdivision shall expire 190 days from the date on which the resolution of municipal approval is adopted, unless, within such period, a plat in conformity with such approval and the provisions of the Map Filing Law (N.J.S.A. 46:23-9.9) or a deed clearly describing the approved minor subdivision is filed by the developer with the county recording officer, the Township Engineer and the Township Tax Assessor. Any such plat or deed accepted for such filing shall have been signed by the Chairman and the Secretary of the reviewing board. In reviewing the application for development for a proposed minor subdivision, the reviewing board may accept a plat not in conformity with the Map Filing Act, provided that if the developer chooses to file the minor subdivision as provided herein by plat rather than deed, such plat shall conform to the provisions of said act.
E.
The zoning district requirements and general terms and conditions, whether conditional or otherwise, upon which minor subdivision approval was granted, shall not be changed for a period of two years after the date on which the resolution of minor subdivision approval is adopted; provided that the approved minor subdivision shall have been duly recorded as provided herein.
F.
The reviewing board may extend the one-hundred-ninety-day period for filing a minor subdivision plat or deed pursuant to Subsection C of this section if the developer proves to the reasonable satisfaction of the Planning Board: that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities or quasi-governmental entities; and that the developer applied promptly for and diligently pursued these 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 Planning Board. The developer may apply for the extension either before or after what would otherwise be the expiration date.
G.
The reviewing board shall grant an extension of minor subdivision approval for a period determined by the Board not to exceed one year from what would otherwise be the expiration date if the developer proves to the reasonable satisfaction of the reviewing board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities or quasi-governmental entities; and that the developer applied promptly for and diligently pursued these approvals. A developer shall apply for the extension before: what would otherwise be the expiration date of minor subdivision approval; or the ninety-first day after the developer receives the last legally required approval from other governmental entities, whichever occurs later.
§ 142-21 Filing subdivision plats.
A.
Final approval of a major subdivision shall expire 95 days from the date of signing of a plat, unless, within such period, the plat shall have been duly filed by the developer with the County Clerk. The reviewing board may, for good cause shown, extend the period of recording for an additional period not to exceed 190 days from the date of signing the plat. The Planning Board may extend the ninety-five-day or one-hundred-ninety-day period if the developer proves to the reasonable satisfaction of the reviewing board: that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities or quasi-governmental entities; and that the developer applied promptly for and diligently pursued these 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 reviewing board. The developer may apply for the extension either before or after what would otherwise be the expiration date.
B.
No subdivision plat shall be accepted for filing by the county recording officer until it has been approved by the reviewing board as indicated on the instrument by the signature of the Chairman and Secretary of the reviewing board or a certificate has been issued pursuant to N.J.S.A. 40:55D-47, 50, 56, 61, 67, or 76. The signatures of the Chairman and the Secretary of the reviewing board shall not be affixed until the developer has posted the guarantees required pursuant to N.J.S.A. 40:55D-53. If the Clerk 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.
C.
It shall be the duty of the county recording officer to notify the reviewing board in writing within seven days of the filing of any plat, identifying such instrument by its title, date of filing, and official number.
§ 142-22 Site plan required.
[Amended 7-28-2015 by Ord. No. 1338]
A.
Prior to the issuance of any permit by the Construction Official or Zoning Officer of the Township of Haddon for the excavation, construction, renovation, alteration or expansion of any building, structure or regulated use within the Township, site plan approval for the proposed development must be obtained from the appropriate Board if the proposed building, structure or use affects site lighting, drainage, parking or parking requirements, internal traffic circulation, disturbance of existing buffering or access to a street or highway in any zone.
B.
Site plan approval also must be obtained for the following:
(1)
A change from one nonresidential use to another nonresidential use, including a change of name and/or change of ownership of an existing nonresidential lot or nonresidential use located on such lot; or
(2)
A change from a residential use to a nonresidential use; or
(3)
If the existing parking spaces are less than the number required by this Code for the proposed use; or
(4)
Where site plan approval is required by any other chapter of this Code.
C.
Site plan approval is not required for the following:
(1)
Building permits for individual lot applications involving only detached one- or two-dwelling-unit buildings; or
(2)
Uses and buildings accessory to a residential use, such as a private garage or private swimming pool, unless it is part of a townhouse apartment project or other multifamily use; or
(3)
A sign for an existing structure which meets all applicable zoning requirements, as determined by the Zoning Officer.
D.
Notwithstanding anything in this section to the contrary, grading plans may be required in the discretion of the Township Engineer and/or the Township personnel reviewing any building permit or other application for any construction, improvement and/or development on any lot even if such construction, improvement or development does not require site plan approval as set forth in this chapter.
E.
Notwithstanding anything in this section to the contrary, the reviewing Board may grant a waiver from the requirement to obtain minor site plan approval if the applicant can demonstrate to the satisfaction of the Board and its professionals that the intent, purpose, goals and policies of the Haddon Township Master Plan and Land Use and Development Code and Zoning Code of the Township of Haddon will be complied with by the applicant and that the proposed development will have no deleterious effect on adjoining properties.
§ 142-23 General application requirements for subdivision and site plan review.
Applications for subdivision and site plan review and approval shall be made to the Haddon Township reviewing board following the procedures contained in this chapter. All applications for subdivision, site plan or conditional use review and approval shall include or be accompanied by:
A.
Fifteen copies of the appropriate application form(s), completely filled in. If any item is not applicable to the applicant, it should be so indicated on the application form(s).
B.
Certification that no taxes or assessments for local improvements are due or delinquent on the subject property.
C.
Receipt indicating that all fees are paid.
D.
Affidavit of ownership. If the applicant is not the owner, the applicants interest in the land (e.g., tenant, contract purchaser, lienholder, etc.) and the signed consent of the owner shall be provided.
E.
If a corporation or a partnership, a list of the names and addresses of all stockholders or individual partners owning at least 10% of its stock of any class as required by N.J.S.A. 40:55D-48.1 et seq.
F.
Fifteen copies of any required plot plan, site plan or subdivision plan.
G.
Either:
(1)
A letter of interpretation from NJDEP identifying the absence of freshwater wetlands or verifying the delineation of the boundaries of a freshwater wetlands area; or
(2)
A letter from NJDEP certifying that the proposed activity is exempt from the regulation under the Freshwater Wetlands Protection Act; or
(3)
A copy of any application made to NJDEP for any permit concerning a proposed regulated activity in or around freshwater wetlands. The reviewing board may waive the above requirements where it can be established by the applicant and verified by the board and its professionals that no wetlands exist on site or on any contiguous property.
H.
Statements as to the exact nature of any waiver or variance required by this application and the reasons why the waiver(s) or variance(s) should be granted.
§ 142-24 Minor subdivision plat details.
A.
Proposed subdivisions which are found by the reviewing board or its authorized committee or designee to comply with the definition of a minor subdivision contained in this chapter shall be considered and reviewed according to specific procedures contained in this chapter. The first approval given a minor subdivision shall be deemed to be final approval of the subdivision, provided that the Zoning Officer or the Board may condition such approval on terms insuring the provision of improvements, pursuant to § 142-32, if applicable.
B.
The application form for minor subdivision review shall be completed and shall be accompanied by a plat signed and sealed by a licensed land surveyor, which plat shall be a certified survey of the tract, at a suitable scale to enable the entire tract to be shown on one sheet and which shall show or include information indicated on a checklist adopted by the Township by ordinance, or in the absence of a checklist the following information:
(1)
A key map showing the entire subdivision in relation to the surrounding area and roadway system. The key map shall be taken from the Haddon Township Zoning Boundaries Map, with the property plotted therein.
(2)
All existing structures and wooded areas within the parcel to be subdivided and within 200 feet of said parcel.
(3)
The name and address of the owner and the name of all property owners within 200 feet, as disclosed by the most recent municipal tax records.
(4)
The tax map sheet, block and lot numbers.
(5)
All existing and proposed streets and easements (including pubic utility easements) within or adjoining the proposed subdivision, with right-of-way widths clearly indicated.
(6)
The point of beginning and metes and bounds of the property in question. All measurements shall be in feet and decimals of a foot.
(7)
Property corner markers, both found and set, or the relation of existing markers to the property corner.
(8)
The dimensions of all proposed lot lines of all new lots being created and parcels being retained; the minimum front, side and rear building setback lines for each lot; and any existing lot lines to be eliminated by the proposed subdivision shall be clearly indicated.
(9)
Location, size and direction of flow of all streams, brooks, lakes, watercourses, drainage structures and drainage ditches in the area to be subdivided and 300 feet of the proposed subdivision.
(10)
North arrow scale at which the plat is drawn and the date of preparation.
(11)
Acreage of the entire tract and of new parcels being proposed.
(12)
Number of new lots being created.
(13)
Name and address of the owner, subdivider and person preparing the plat.
(14)
The classification of the zoning district or districts in which the proposed subdivision is located, and a schedule showing compliance of the proposed lots with the area and bulk standards of the district or districts.
(15)
The location of any proposed open space or recreation area.
(16)
Soil types shall be plotted on the plat as determined from S.C.S. Soil Survey Maps or a field survey by a qualified soil scientist.
(18)
A plat or plan showing the location of all boundaries of the subject property, the location of an proposed development, and existing or proposed facilities to provide water for the use and consumption of occupants of all buildings and sanitary facilities which will serve the proposed development.
(19)
The following certifications shall appear of the subdivision plot:
DATE: __________ | |
__________________________ NAME OF PROPERTY OWNER | |
I hereby certify that this map and survey has been made under my supervision and complies with the provisions of the Map Filing Law. | |
DATE: __________ | |
__________________________ LICENSED LAND SURVEYOR N.J. # | |
I hereby certify that the public streets or other ways shown hereon have been approved as to location and width and names by the proper authority. | |
DATE: __________ | |
__________________________ TOWNSHIP CLERK | |
I hereby carefully examined this map and find it conforms with the provisions of the Map Filing Law and the municipal ordinances and requirements applicable thereto. | |
DATE: __________ | |
__________________________ TOWNSHIP ENGINEER | |
This map is hereby approved by the Planning Board (or Zoning Board of Adjustment) of the Township of Haddon. | |
DATE: __________ | |
__________________________ PLANNING BOARD CHAIRPERSON | |
I certify that this map was duly approved by resolution of the Planning Board (or Zoning Board of Adjustment) at an official meeting held on ______________________ and shall be titled. | |
I hereby certify that the Planning Board (or Zoning Board of Adjustment) is the constituted proper authority. | |
DATE: __________ | |
__________________________ SECRETARY OF PLANNING BOARD (or ZONING BOARD OF ADJUSTMENT) | |
This map has been reviewed as prescribed by N.J.S.A. 40:27-6.2 and has been approved as required by N.J.S.A. 40:27-8.3 on ___________ for the ________ Camden County Planning Board. | |
DATE: __________ | |
__________________________ PLANNING DIRECTOR | |
DATE: ________________ | ATTEST: _____________________ |
This map is certified to the Register of Deeds as conforming to the provisions of the Map Filing Law for the Camden County Planning Board. | |
DATE: __________ | |
__________________________ PLANNING BOARD CHAIRPERSON | |
§ 142-25 Major subdivisions: sketch plat, preliminary plat and final plat details.
A.
Major subdivision sketch plats for discussion purposes shall be drawn to a scale of not less than one inch equals 200 feet and shall, as a minimum, include Subsection B(1) to (16) of § 142-24, Minor subdivisions.
B.
Applications for major subdivisions shall be made for preliminary review and approval by the reviewing board and appropriate application forms to be provided by said reviewing board.
C.
Preliminary submission requirements.
(1)
An application for preliminary plat review and approval shall include a completed application form, together with a preliminary plat which shall:
(a)
Be clearly and accurately drawn or reproduced at a suitable scale and not less than one inch equals 100 feet;
(b)
Be designed and drawn by a professional engineer and licensed land surveyor with certification that the outbounds of the tract have been accurately located;
(d)
Show or be accompanied by the information indicated on the checklist adopted by the Township by ordinance, or in the absence of a checklist following information.
(2)
A key map, based on the Haddon Township Zoning Map, showing: the entire subdivision, the proposed street pattern in the area to be subdivided; the distance to the nearest existing developed area; and the relationship of the subject tract to the surrounding area and road system.
(3)
The name of the proposed subdivision; applicable municipal tax map sheets; block and lot numbers; the date; reference meridian; graphic scale; and the following names and addresses:
(4)
The point of beginning and metes and bounds of the property in question. All measurements shall be in feet and decimals of a foot; the acreage of the tract to be subdivided to the nearest tenth of an acre and the number of lots to be formed. The dimensions of all proposed lot lines of all new lots being created and parcels being retained to the nearest foot and any existing lot lines to be eliminated by the proposed subdivision shall be clearly indicated.
(5)
The location of:
(a)
Existing and proposed property lines.
(b)
Property corner markers, both found and set, or the relation of existing markers to the property corners.
(c)
Existing or proposed railroads or bridges.
(d)
Existing buildings and structures with an indication of whether they will be retained or removed.
(e)
Proposed building setback lines from streets.
(f)
The outline of any wooded areas, together with the limit of any proposed clearing.
(g)
Vegetation information may be required in any major subdivision application at the request of the reviewing board.
(6)
Profiles and cross-sections of proposed streets within the subdivision and existing streets and highways abutting the subdivision. Typical cross-sections of streets shall clearly indicate the type and width of paving, location of curb, location of sidewalks and street tree locations. Buffer or screen planting locations, any existing or proposed sight triangles at intersections and the radius of the curblines shall be indicated.
(7)
Elevation contours as outlined in § 142-26A(1)(l) of this chapter. All contour lines shall be referenced to the National Geodetic Vertical Datum 1929. Appropriate contour designations shall show existing ground elevations and proposed elevation in any areas to be regraded.
(8)
All existing watercourses shall be shown, and the application shall include or be accompanied by the following data:
(a)
In cases where a brook or stream is proposed for alteration, improvement or relocation or when any structures are proposed within the ordinary high water mark of a stream with a drainage area of 1/2 square mile or a stream encroachment permit, issued by the N.J. Division of Water Resources, Bureau of Water Control, shall accompany the application.
(b)
Cross-sections of all watercourses at an appropriate scale, showing extent of floodplain, top of bank, normal water level and abutting lot elevations at the following locations:
(c)
When ditches, streams, brooks or watercourses are involved, improved or relocated, the method of stabilizing slopes and measures to control erosion and siltation, as well as typical ditch section profiles, shall be shown on the plat or accompanying it.
(d)
The boundaries of the floodplain and special flood hazard areas of all watercourses within or adjacent to the subdivision as are shown on the Haddon Township Flood Insurance Rate Maps.
(e)
Profile of streambed 300 feet upstream and downstream from subject property limits.
(9)
The total acreage of the drainage basin, upstream of the proposed subdivision of any watercourse, running through or adjacent to said subdivision.
(10)
The total acreage of the drainage basin (of which the subdivision is part) to the nearest downstream drainage structure.
(11)
The location and extent of drainage or conservation easements and stream encroachment lines.
(12)
The location, extent and water level of all existing or proposed lakes or ponds located within or adjacent to the subdivision.
(13)
The plat shall show or be accompanied by plans and computations for a storm drainage system, including the following:
(a)
All existing or proposed storm sewer lines within or adjacent to the subdivision, showing size and profile of the lines, direction of flow and location of manholes and inlets and all calculation sheets used for the design of the proposed storm sewer system.
(b)
The location and extent of any proposed dry wells, groundwater recharge basins, retention basins or other water conservation devices. Plans of proposed utility layouts (sewer, storm drains, water, gas, electricity) shall be included and shall indicate feasible connections to existing or proposed utility systems.
[1]
Any sewage collection or water distribution system must have preliminary approval by the Haddon Township Water and Sewer Department.
[2]
All retention or detention facilities shall be designed to be a minimum of two feet from bottom of facility to maximum groundwater, as determined by mottling or other approved methods.
(14)
A zoning schedule identifying compliance of the proposed subdivision with the use, density, area and bulk and parking regulations of this chapter.
(15)
A landscape plan showing the location of all plant materials to be installed on site and all areas of existing vegetation to be preserved.
(16)
Any lands to be dedicated or reserved for public use shall be clearly indicated.
(17)
The location of all underground or surface utilities and easements to accommodate them shall be clearly indicated.
(18)
A copy of any protective covenants or deed restrictions proposed for application to the land being subdivided shall accompany the preliminary plat.
(19)
The location of standards, distance from intersections and illumination factors for all streetlighting shall be included.
(20)
An area acceptable to the reviewing board as to location and shape, suitable for municipal recreation purposes, shall be shown. Such area shall comprise not less than 15% of the land area to be developed. Such parcels, when approved by the reviewing board, shall be dedicated by the developer to the municipality.
(21)
A soil erosion and sediment control plan.
(23)
A list of other agencies requiring their approval, and the status of the application of these agencies.
(24)
Any other information deemed necessary to the review of the subdivision by the reviewing board, Township Engineer or Township Planner.
D.
Final submission requirements. Final submission plats shall be accompanied by an appropriate completed application form; shall be drawn in ink on translucent tracing cloth or its equivalent at a suitable scale; and shall comply with all provisions of the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.). The final plat shall show, or be accompanied by, only that information and those details specified in the aforementioned New Jersey Map Filing Law or in the information indicated on the checklist adopted by the Township by ordinance, or in the absence of a checklist following list:
(1)
Date, location and name of the subdivision, name of the owners, graphic scale and reference meridian.
(2)
Tract boundary lines, right-of-way lines of streets, street names, easements and other rights-of-way, land to be reserved or dedicated to public use, lot lines and other site lines, all with accurate dimensions bearings or deflection angles and radius, arcs and central angles of all curves.
(3)
The purpose of any easement or land reserved or dedicated to public use shall be designated and the proposed use of sites other than residential shall be noted.
(4)
All natural and artificial watercourses, streams, shorelines, water boundaries and encroachment lines shall be shown.
(5)
Each block and lot shall be numbered, with the lots within each block numbered consecutively beginning Number 1, and shall be subject to the approval of the Tax Assessor.
(6)
Minimum building setback lines on all lots and other sides.
(7)
Location and description of all monuments.
(8)
Names of owners of adjoining land parcels.
(9)
Certification by a licensed land surveyor as to the accuracy of details of the plat.
(10)
Certification that the applicant is owner, or equitable owner, of the land or a representative thereof, or that the owner has given consent under an option agreement.
(11)
An updated certification from the Tax Collector that there are no delinquent taxes charged to the property involved in the subdivision.
(12)
The preliminary plat, engineering details, cross-sections and profiles of streets and plan and profiles of storm drainage systems approved by the Municipal Engineer shall be required to accompany the final plat with all conditions of preliminary approval met and reviewed by the engineer prior to the final plat submission.
(13)
If applicable, plans and profiles of sanitary sewers and water mains approved by the municipal utilities authority will be required to accompany the final plat.
(14)
When approval of a plat is required by an officer or body of the municipality, county or state, approval shall be certified on the plat prior to its filing in the office of the County Clerk.
(15)
All approvals, notices and permits from other agencies.
(16)
Performance guarantees, approved by the municipal solicitor as to form and the Municipal Engineer as to amount, sufficient to insure the satisfactory completion of improvements and facilities as required by the resolution of the reviewing board granting preliminary approval. The developer's engineer shall submit a detailed engineer's estimate for review and approval by the Municipal Engineer.
(17)
The following certifications shall appear on the subdivision plat:
It is hereby certified that the lands subdivided by this map are zoned by the title or record and that consent to the approval of said map is given. | |
DATE: __________ | |
____________________________ NAME OF PROPERTY OWNER | |
I hereby certify that this map and survey has been made under my supervision and complies with the provisions of the Map Filing Law. | |
DATE: __________ | |
____________________________ LICENSED LAND SURVEYOR N.J. # | |
I certify that the public streets or other ways shown hereon have been approved as to location and width and names by the proper authority. | |
DATE: __________ | |
____________________________ TOWNSHIP CLERK | |
I have carefully examined this map and find it conforms with the provisions of the Map Filing Law and the municipal ordinances and requirements applicable thereto | |
DATE: __________ | |
____________________________ TOWNSHIP ENGINEER | |
This map is hereby approved by the Planning Board (or Zoning Board of Adjustment) of the Township of Haddon. | |
DATE: __________ | |
____________________________ PLANNING BOARD (or ZONING BOARD OF ADJUSTMENT) CHAIRMAN | |
I certify that this map was duly approved by resolution of the Planning Board (or Zoning Board of Adjustment) at an official meeting held on _________ and _______ shall be filed on or before | |
DATE: __________ | |
____________________________ PLANNING BOARD (or ZONING BOARD OF ADJUSTMENT) SECRETARY | |
§ 142-26 Site plan details and submission requirements.
In cases requiring site plan review and approval, applications for development shall be in accordance with the provisions of § 142-15 of this chapter and shall be accompanied by information and documentation specified in this section.
A.
Preliminary submission requirements.
(1)
Site plans submitted for conventional developments shall include materials that clearly show conditions on the site at the time of the application, the features of the site which are to be incorporated into the proposed development; and the appearance and function of the proposed development. The various elements of the site plan shall be prepared by the professionals, as required by N.J.S.A. 13:40-7.1, licensed to practice in the State of New Jersey, according to the following instructions and including the information indicated on the checklist adopted by the Township by ordinance, or in the absence of a checklist the following information and data:
(a)
Site plans shall be drawn to a scale of not less than one inch to 50 feet, or in the case of an area of 50 acres, the plot plan may be drawn to a scale of one inch to 100 feet. All distances shall be in decimals of a foot and all bearings shall be given to the nearest tenth-second and the error of closure of the tract shall be one in ten thousand (1:10,000) and certified by a licensed land surveyor.
(b)
A key map showing the entire parcel to be developed and its relation to the surrounding area, based on the Haddon Township Zoning Map.
(c)
Title of development, North point, scale, name and address of record owner and persons preparing the site development plan with their seal and signature affixed to said plan.
(d)
The name of the owners of record of any adjacent properties and the block and lot numbers of such adjacent properties.
(e)
All existing school, zoning and special district boundaries located on or adjacent to the property involved. Such boundaries shall be shown on the key map accompanying the detailed site plan.
(f)
The boundaries of the property involved, building or setback lines of existing streets, lots, reservations, easements and other areas dedicated to public use.
(g)
The location of existing buildings and all other structures such as, but not limited to, signs, culverts, bridges (with spot elevations of such structures), walls, fences, roadways and sidewalks.
(h)
The location of all proposed use areas, buildings, structures (including fences, roadways and sidewalks) and special sites for individual uses, all including proposed grades.
(i)
A zoning schedule identifying compliance of the proposed subdivision with the use, density, area and bulk and parking regulations of this chapter.
(j)
The location and design of any off-street parking or loading areas, showing size and location of bays, aisle ways, barriers, pedestrian access, vehicular access and number of parking or loading spaces.
(k)
All means of vehicle access and egress proposed for the site, showing size and location of driveways and driveway or curb openings to existing public streets.
(l)
Location of all storm drainage pipes, structures and watercourses, whether publicly or privately owned, with pipe sizes, grades and direction of flow, whether existing or proposed, and, also, whether above or below the ground surface.
(m)
Existing topography with a contour interval of one foot, where slopes are 3% or less; two feet, where slopes are more than 3% but less than 15%; and five feet, where slopes are greater than 15%, referenced to the National Geodetic Vertical Datum 1929 and indicated by a dashed line. Where any regrading is proposed, finished grade contours should be shown in solid lines.
(n)
Location of existing high points, depressions, ponds, marshes, wooded areas and other significant existing natural features. Vegetation information may be required at the request of the reviewing board. Watercourses and public roads, located within 1,000 feet of the site, shall be shown on the key map.
(o)
A certified survey, prepared by a land surveyor licensed in the State of New Jersey, shall accompany site plans and show the boundaries of the parcel and the limits of all proposed streets, recreation areas and other property to be dedicated to public use or to common open space.
(p)
In the case of new commercial, industrial or public buildings, the site plan shall be accompanied by preliminary architectural floor plans and elevations, with the name, address, professional number and seal of the architect involved.
(q)
All proposed street profiles and cross-sections shall be shown, indicating width of sidewalks and location and size of utility lines, according to the standards and specifications of Haddon Township. Such features are to be shown on a separate map, when necessary.
(r)
Location of all proposed sewer and water lines, valves, hydrants and other appurtenances or alternative means of water supply and sewage disposal and treatment in conformance with the applicable standards of the appropriate municipal, county and state agencies.
(s)
The proposed positioning, direction, illumination, wattage and periods of operation of all proposed outdoor lighting to be used anywhere on the site or in connection with any proposed building or structure (including signs) thereon.
(t)
Location of all proposed signs, their size, nature of construction, height and orientation, including all identification signs, traffic and directional signs and freestanding and facade signs, together with the nature and time control of sign lighting.
(u)
A landscape plan showing the location of all plant materials to be installed on site and all areas of existing vegetation to be preserved.
(v)
A copy of any covenants or deed restrictions that are intended to cover all or any part of the tract.
(w)
An internal surface drainage plan, designed to produce no greater volume of surface runoff from the site subsequent to development than that existing prior to development.
(y)
Such other information or data as may be required by the reviewing board, Township Engineer or Township Planner, in order to determine that the proposed development is in accord with the Master Plan and all applicable ordinances of Haddon Township.
(z)
A listing of other required permits from agencies having jurisdiction and the status of each permit required.
(2)
In any case of any planned development, the application for site plan review shall be accompanied by 15 copies of all site plans and other documenting material. Prior to the determination of completeness of the application for preliminary approval of any planned development under the terms of this chapter, the reviewing board administrative officer shall, insofar as possible, secure the advice of the Municipal Engineer and all other experts hired by the reviewing board to review planned development applications concerning the adequacy of plans submitted and the completeness of the submission. In addition to the materials and data required in connection with conventional site plan applications, as set forth above, an application for planned development shall show or be accompanied by:
(a)
An open space management report setting forth the form of organization proposed to own or maintain the common open space. Information shall be provided establishing that the association or other entity proposed to administer such common open space will have adequate funding and a sufficient organization to properly maintain, repair and replace such open space and its structures and facilities.
(b)
The use, approximate height and bulk of proposed buildings and other structures.
(c)
Modification of existing municipal ordinance requirements governing streets or ways or the use, density and location of buildings or structures being requested.
(d)
The projected schedule for development and the approximate times when final approvals will be requested.
(e)
A statement as to why the public interest would be served by the proposed development.
B.
Final submission requirements. Site plans shall be submitted for final approval in accordance with the provisions of § 142-15 of this chapter and shall contain or be accompanied by the information indicated on a checklist adopted by the Township by ordinance, or in the absence of a checklist the following:
(1)
Information and data contained in the submission for preliminary approval. Final site plans shall be drawn to a scale of not less than 50 feet to the inch.
(2)
Any site plan revisions, additional data or revised documentation required by the reviewing board in its resolution granting preliminary approvals.
(3)
Offer of dedication of streets or other public ways and deeds for any public open space resulting from preliminary development approval.
(4)
Performance guarantees, approved by the municipal solicitor as to form, and the Municipal Engineer as to amount, sufficient to ensure the satisfactory completion of improvements and facilities, as required by the resolution of the reviewing board granting preliminary approval. The developer's engineer shall submit a detailed engineer's estimate for review and approval by the Municipal Engineer.
(5)
A statement from the Municipal Engineer that adequate construction plans for all streets, drainage and other facilities covered by the municipal standards are adequate and comply with municipal standards.
(6)
All approvals from other agencies having jurisdiction.
(7)
The following certifications shall appear on the site plan:
Final Site Plan Approval granted on ____________ by the Township of Haddon Planning Board (or Zoning Board of Adjustment). | |
____________________________ SECRETARY | |
I hereby certify that the engineering conditions imposed on this application for final site plan approval have been met. | |
____________________________ TOWNSHIP ENGINEER | |
C.
Common open space documents. These documents shall ensure the adequate organization and financial soundness of the association or other entity proposed to own or maintain the common open space. Such documents shall include:
(1)
Articles of incorporation for any homeowner's association, condominium association or other organization to be established to maintain the common open space.
(2)
A master deed or declaration of covenants and restrictions detailing the rights and privileges of individual owners and residents, restricting the use of the common open space and establishing a system of fees assessed against individual owners. A proposed schedule of membership fees for at least the first five years of operation shall be provided.
(3)
Bylaws and membership rules and regulations of any such organization defining the details of its organization and operation.
(4)
The Board Solicitor must review and approve the Declaration of Covenants and Restrictions.
§ 142-27 Requirement waivers.
A.
The reviewing board may waive any of the requirements or details specified to be shown on the site plan or subdivision in the case of a particular application, if the applicant can demonstrate to the reviewing board's satisfaction that certain required site plan data are not necessary to be shown in order for the reviewing board to be able to determine clearly that all Master Plan goals, objectives, and policies and all Haddon Township ordinance provisions will be complied with by the proposed developer and that the proposed development will have no deleterious effect on neighboring properties.
B.
Before waiving any application requirements, the reviewing board shall, on the advice of its professional consultants, make a finding that the development plan in question will provide sufficient materials and information to assure the adequate protection of the health, safety and public welfare of the people of Haddon Township.
§ 142-28 Planned developments/general development plans.
A.
Findings for planned developments. Prior to approval of such planned developments, the Planning Board shall find the following facts and conclusions:
(1)
That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the zoning ordinance standards pursuant to N.J.S.A. 40:55D-65c.
(2)
That the proposals for maintenance and conservation of the common open space are reliable and the amount, location and purpose of the common open space are adequate.
(3)
That provisions throughout the physical design of the proposed development for public services, control over vehicular and pedestrian traffic, and the amenities of light and air, recreation and visual enjoyment are adequate.
(4)
That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established.
(5)
In the case of a proposed development, which contemplates construction over a period of years, that the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.
B.
General development plan: duration.
(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, notwithstanding any provision of P.L. 1975, C.291 (N.J.S.A. 40:55D-1 et seq.), or an ordinance or regulation adopted pursuant thereto after the effective date of approval.
(2)
Term of effect of plan approval.
(a)
The term of the effect of the general development plan approval shall be determined by the Planning Board, using the guidelines set forth in Subsection B(3) of this section, except that the term of the effect of the approval shall not exceed 20 years from the date upon which the developer receives final approval of the first section of the planned development.
(b)
The developer must obtain final approval of the first section of the planned development within five years of the date the developer received approval of the planned development or, upon the failure to obtain final approval of the first section within five years, the approval for the entire planned development shall expire. In the event of expiration of the approval, the conditional use shall be deemed terminated with respect to any portion of the planned development not yet constructed, and existing zoning requirements shall thereafter govern such portion not yet constructed. In the event of expiration of approval, the applicant's obligation to complete improvements secured by performance guarantees shall not be affected by such expiration.
(3)
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.
C.
General development plan contents. A general development plan may include, but not be limited to, the following:
(1)
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 ratio shall be provided.
(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 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.
(4)
A utility plan indicating the need for and showing the proposed location of sewage and water lines; any drainage facilities necessitated by the physical characteristics of the site; proposed methods for 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, 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.
(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)
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.
(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 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 C(11) of this section and following the completion of the planned development in its entirety.
(11)
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.
(12)
A municipal development agreement, which shall mean a written agreement between a municipality and a developer relating to the planned development.
D.
General development plan approval procedure.
(1)
Any developer of a parcel of land greater than 100 acres in size, for which the developer is seeking approval of a planned development, shall submit a general development plan to the reviewing board prior to the granting of preliminary approval of that development by the reviewing board.
(2)
The Planning Board shall grant or deny general development plan approval within 95 days after submission of a complete application to the administrative officer, or within such further time as may be consented to by the applicant.
E.
General development plan; timing schedule; modification. 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.
F.
General development plan: variation in certain physical features, approval required.
(1)
Except as provided hereunder, the developer shall be 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.
G.
General development plan: amendments, approval required.
(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 approved by the Planning Board.
(2)
A developer, without violating the terms of the approval pursuant to this act, may, in undertaking any section of the planned development, reduce the number of residential units or amount 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 seq.) without prior municipal approval.
H.
General development plan: completion of development sections.
(1)
Completion of development in sections.
(a)
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 purpose 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.
(b)
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.
(2)
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.
I.
General development plan: termination of general development approval. 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 obligations pursuant to the approval.
§ 142-29 General objectives regarding development review.
In reviewing development applications for land subdivision or site plan approval, the reviewing board will expect conformance of design standards which will encourage: good development patterns in the municipality; adherence to proposals, policies and standards contained in the Master Plan; and consistence with the requirements of other sections of this chapter and with the Official Map and Capital Improvements Plan of the Township. Residential development shall also be designed in accordance with the minimum standards of the New Jersey Residential Site Improvement Standards, in accordance to law.
§ 142-30 Minor subdivision design standards.
A.
Space standards. Minor subdivisions shall conform to the lot size and dimensional requirements of the various zones of this chapter.
B.
Development patterns. Minor subdivisions shall be designed to avoid adverse impacts on the desirable future subdivision of adjoining land, and strip development of existing highway frontages shall be discouraged.
C.
Maintenance of standards. Minor subdivisions involving lot line changes should avoid unnecessary infractions of the zoning sections of this chapter.
§ 142-31 Major subdivision design standards.
A.
General. Major subdivisions should conform to design standards which will provide save and efficient access to the neighborhood street and highway system; relate the design of the subdivision to the natural topography and existing vegetative cover of the site; contribute to the harmonious development of the municipality and enhance the public welfare of the community.
B.
Streets.
(1)
All streets within major subdivisions shall be designed to serve a specific function and shall be classified by the reviewing board in terms of their projected use according to the classification system found in Subchapter 4 of the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21-4.1 et seq.).
(2)
Right-of-way widths for the above designated street classifications shall be in accordance with Subchapter 4 of the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21-4.1 et seq.).
(3)
Pavement widths, median strips and paved shoulder requirements on all proposed streets shall conform to the requirements of the Municipal Engineer or Subchapter 4 of the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21-4.1 et seq.).
(4)
All roads shall conform to the design standards as set forth in Subchapter 4 of the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21-4.1 et seq.).
(5)
Local or minor streets shall be so designed as to discourage through-traffic.
(6)
Subdivisions abutting arterial streets shall provide a marginal service road or reverse frontage lots with planted buffer strips, or such other means of separation of through and local traffic, as the reviewing board may determine appropriate.
(7)
The right-of-way for internal roads and alleys in commercial and industrial development shall be determined on an individual basis by the reviewing board and shall, in all cases, be of sufficient width and design to safely accommodate expected traffic movements and parking and loading needs.
(8)
No subdivisions showing reserve strips controlling access to streets shall be approved, except where the control and disposal of land comprising such strips has been placed in the hands of the Township, under conditions stipulated or approved by the reviewing board.
(9)
Subdivisions that adjoin or include existing streets, which do not conform to widths as shown on the Master Plan or Official Map, or the street width requirements of this chapter, shall dedicate additional width along either one or both sides of said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
(10)
No street shall have a name which will duplicate, or so nearly duplicate, as to be confused with the names of existing streets in either the municipality or an adjoining municipality. The continuation of an existing street shall have the same name.
(11)
Final approval of a plat shall not be construed as the acceptance of a street or other public improvement dedicated to public use.
(12)
In the case of local streets within a development where the reviewing board determines that the length of the street and the nature of adjacent uses warrants a reduction in the width of the paved surface, the width may be reduced below the paved width required in this chapter, but, in no case, shall the paved width of a local street be less than 26 feet.
(13)
Driveways, curbs, sidewalks, drainage structures under drives, maintenance of graded swales behind the edge of road or curb line shall be the responsibility of the property owner or homeowner's association, after final acceptance by the Municipal Engineer.
(14)
Sight triangle easements shall be shown on final plats.
(15)
All designs to be in accordance with:
(a)
"A Policy on Geometric Design of Highways and Streets," American Association of State Highway Transportation Officials (AASHTO), 1990 or latest revision.
(b)
"Transportation and Traffic Engineering Handbook," Institute of Transportation Engineers, 1982 or latest revision.
(c)
"Transportation and Land Development," Institute of Transportation Engineers, 1988 or latest revision.
(d)
"New Jersey Uniform Residential Site Improvement Standards," New Jersey Department of Community Affairs.
C.
Blocks.
(1)
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lots required in the area by the zoning ordinance and to provide for the convenient access, circulation and safety of street traffic.
(2)
In blocks over 1,000 feet long, pedestrian crosswalks may be required in those locations deemed necessary by the reviewing board. Such walkways shall be 10 feet wide and be straight from street to street.
(3)
For commercial, multifamily housing or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.
D.
Lots.
(1)
The size, shape and orientation of lots shall be appropriate for the location of the subdivision and for the type of development and use contemplated. Only one single-family detached dwelling unit shall be located on any individual lot, unless otherwise allowed in the zone in which the lot is located.
(2)
Lot dimensions and area shall not be less than the requirements of the zone in which the lot is located.
(3)
Insofar as is practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
(4)
Where extra width has been dedicated for the widening of existing streets to conform to Master Plan proposal, lots shall begin at such extra width lines and, in any event, all setbacks shall be measured from such extra width lines.
(5)
Where there is a question as to the suitability of a lot or lots for the intended use, due to factors such as flood conditions or similar circumstances, the approving authority may, after adequate investigation, withhold approval of such lots.
E.
Public use and service areas.
(1)
In large scale developments, easements along rear property lines or elsewhere for utility installations may be required. Such easements shall be at least 15 feet wide and located in consultation with the companies or municipal departments concerned. The requirement of off-site and off-tract services and improvements or a reasonable contribution thereto shall be required in the interest of sound and harmonious neighborhood and community development.
(2)
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width or construction or both as will be adequate for the purpose.
(3)
Natural features such as trees, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.
(4)
Recreation and open space.
(a)
Minimum space required; recreational space.
[1]
In order to provide for the safety and the general welfare of the public, all subdivisions which will result in five or more dwelling units shall set aside no less than 15% of the total area of the subdivision for off-street recreation and/or play areas. This 15% shall not include easement or right-of-way areas. The location, form and design of such areas shall be approved by the approving authority. The area specifically designated for recreational purposes shall be fully usable for that purpose and shall have all improvements required by this chapter.
[2]
Wherever possible, recreational sites should be located adjacent to school sites. In the case of large subdivisions, consideration should be given to decentralizing several smaller recreational areas throughout the development. The method of preserving such areas for recreational open space, whether by easement, deed restriction, dedication, homeowner association type or other means, shall be approved by the approving authority.
(b)
In the selection of the location of such open spaces, consideration shall be given to the preservation of natural features.
(c)
In special circumstances where the subdivision will result in not less than five nor more than 10 dwelling units and where, due to the size, location and design requirements of the subdivision, it is not feasible in the opinion of the approving authority to set aside such area or areas for open space, the applicant shall make a payment in lieu of the provision of such open space land to the Township. Such payments shall be placed in a special recreational open space land fund to be utilized solely for the purchase of public recreational open space. The amount of the payment shall be equal in size and character to the land which would otherwise be provided within the subdivision itself, in compliance with the regulations of this chapter.
F.
Environmental concerns.
(1)
No development on wetlands shall be authorized, unless such development is consistent with the requirements of the New Jersey Department of Environmental Protection, the U.S. Army Corps of Engineers and all other appropriate regulatory agencies.
(2)
The reviewing board shall require a soil erosion and sediment control plan and permit from the soil conservation district prior to final approval.
(3)
Subdivision development shall not result in the unnecessary removal of existing topsoil. Topsoil removed from street installation areas shall be stockpiled for use on subdivision lots in any case where areas to be developed for residential uses do not have a substantial existing topsoil cover.
(4)
Care shall be taken in subdivision and site plan design and review to encourage maximum retention of desirable existing vegetation on the site.
(5)
In any industrial, commercial or multifamily dwelling subdivision, or in the case of any conventional single-family major subdivision, provision shall be made for on-site detention and/or ground infiltration of any additional surface runoff which would be created by the proposed development. Such facilities shall comply with the provisions of Section 28 of this article.
G.
Curbs and gutters. Curbs and gutters shall be installed in accordance with the provisions specified by Subchapter 4 of the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21-4.1 et seq.).
H.
Drainage structures. Drainage structures shall be installed in accordance with the standards and provisions of Subchapter 4 of the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21-4.1 et seq.).
§ 142-32 Site plan design standards.
A.
General. In reviewing any site plan, the reviewing board shall review the individual requirements of the zone, and the following:
(1)
Building and structure design. Critical consideration shall be given to building materials, use of color and texture, massing, and building or structure height and shape, as they relate to site conditions to harmonize with the historic character of neighboring buildings or structures.
(2)
Circulation. The layout of the site with respect to the arrangement, width and alignment of driveways and walkways, as they provide for pedestrian traffic, both within and external to the site, including providing or maintaining accessibility to public waterways.
(3)
Parking and loading. The amount, location and arrangement of spaces proposed for automobile parking and for the loading and unloading of goods and materials, both with relation to the use intended to be served, as well as efficient and safe interconnection with the public circulation system.
(4)
Landscaping. The arrangement of landscape elements and the appropriateness, variety and compatibility of selected plant materials, as they contribute to an adequate and pleasing landscape design and/or screening system, as well as the compatibility of the landscape plan with adjacent properties and the neighborhood.
(5)
Orientation and siting. In the case of freestanding buildings or structures, and depending on individual site characteristics, consideration shall be given to positioning that provides a desirable visual composition, avoids blocking natural vistas and provides desirable space enclosures as well as solar orientation.
(6)
Site utilities. The location and adequacy of waterlines and sanitary sewer facilities (subject to the approval of the appropriate utility agencies) and the nature, adequacy and safety of surface drainage systems as they relate to the intended site development and to the surrounding area; the positioning, adequacy and design of overhead and underground electric, telephone and gas lines and other structures.
(7)
Accessory features. The aesthetic quality and harmony of the architectural design of proposed signs, exterior architectural features, displays, service areas, walls, fences, lighting, decorations, street and public area furnishings and such other features, as they affect the aesthetic quality of the buildings, property and neighborhood.
(8)
Environmental protection. Critical attention should be given to preserving the landscape in its natural state insofar as possible and to improving the existing site conditions according to high standards of conservation and environmental protection, in keeping with the surrounding natural setting. The development plan should demonstrate the avoidance of unnecessary alteration of existing topography or the removal of vegetation. The proposed development shall otherwise respect the established natural conditions of the site and its surroundings. For all development, provisions shall be made for the on-site retention and/or ground infiltration of any additional surface runoff which would be created by the proposed development.
(9)
Performance standards. In reviewing the site plan for any use subject to performance, the reviewing board shall condition its approval on both initial and continued compliance with such standards.
B.
Parking lot and driveway standards. The arrangement, nature, size and construction of any required on-site, off-site or off-tract improvements, including streets, curbs and gutters, sidewalks, street signs and shade trees, water and sewer systems, and topsoil protection measures shall conform to any applicable design standards promulgated by the Municipal Engineer. In addition, required site improvements shall conform to design standards which shall include, but not necessarily be limited to, the following:
(1)
Parking and loading areas. Off-street parking and loading spaces of such size and number as are consistent with good planning standards and in compliance with any prevailing requirements or supplementary regulations contained in Article VI of this chapter shall be required in connection with and convenient to uses projected for the site development, in accordance with the following:
(a)
Access. All required off-street parking and loading facilities shall be furnished with the necessary pedestrian passageways and vehicular maneuvering area and driveways providing efficient access either directly or indirectly to a public street.
(b)
Entrances and exits for all required parking and loading facilities shall be located not less than 50 feet from the driveway edge nearest the right-of-way line of an intersecting public street, or near railroad rights-of-way; and the arrangement of off-street parking areas providing space for more than two vehicles, in the case of a minor or private street for any vehicles in the case of a collector; primary or arterial street, shall be such that no vehicle would have occasion to back into a public street. No off-street loading area shall be so located that a vehicle would be required to back into a street.
(2)
Driveways. A driveway opening on state, county and other agency's jurisdictional roadway shall comply with standards set forth by that agency. Any site plan proposing private driveway openings shall comply with the following:
(a)
Spacing. The number of driveways provided from a site directly to any public street or road should comply with the following:
Width of Site Frontage (feet) | Number of Driveways | ||
|---|---|---|---|
150 or less | 1 | ||
Between 151 - 300 | 2 | ||
Over 300 | To be specified by reviewing board on advice of Municipal Engineer |
(b)
Location.
[1]
All entrance and exit driveways to or from a public street or road shall be so located as to afford maximum safety to traffic on the road. Where a site occupies the corner of two intersecting streets or roads, no driveway entrance or exit shall be located within 50 feet of the tangent of the existing or proposed curb radius of the intersection. No entrance or exit driveway shall be located on the following portions of any collector or arterial road:
[a]
On a traffic circle.
[b]
On a ramp of an interchange.
[c]
Within 30 feet of the beginning of any ramp or other portion of an interchange.
[d]
On any portion of such road where the grade has been changed to accommodate an interchange.
[e]
On an acceleration or deceleration lane or opposite a left turn lane.
[f]
Within 200 feet of an existing driveway on another lot (except single-family residential driveways).
[2]
In cases where two or more driveways connect a single site to any one public street or road, a minimum clear distance of 200 feet, measured along the right-of-way line, shall separate the closer edges of any two driveways.
(c)
Sight distance. Any exit driveway or driveway land shall be so designated in profile and grading and shall be so located as to permit the following maximum sight distance, measured in each direction, along any abutting municipal, county or state road (the measurement shall be from the driver's seat of a vehicle standing on that portion of the exit driveway which is immediately outside the edge of the road right-of-way line):
Allowable Speed on Road (mph) | Required Sight Distance (feet) | ||
|---|---|---|---|
25 | 150 | ||
30 | 200 | ||
35 | 250 | ||
40 | 250 — 300 | ||
45 | 250 — 400 | ||
50 | 450 — 500 |
(d)
Driveway dimensions. The dimension of driveways shall be designed to adequately accommodate the volume and character of vehicles anticipated to be attracted daily onto the land development for which a site plan is prepared.
One-Way Operation Driveway1 Width (feet) | Two-Way Operation Driveway1 Width (feet) | ||
|---|---|---|---|
Office | 18 | 25 | |
Retail | 20 | 252 | |
Industrial | 20 | 30 | |
1 All driveways shall be five feet wider at the curbline into the right-of-way line, therein tapering on a straight line over at least 50 feet. | |||
2 Frontage aisles shall be 30 feet wide. | |||
(e)
Intersections. Driveways used for two-way operation shall intersect any collector or arterial road at any angle as near 90º as site conditions will permit and in no case less than 60º. Driveways used by vehicles in one direction of travel (right turn only) may form an angle smaller than 60º, but not less than 45º, but only with a collector or arterial road when acceleration and deceleration lanes are provided.
(f)
Grades. Any vertical curve on a driveway shall be flat enough to prevent the dragging of any vehicle undercarriage. All driveway profiles and grades shall be submitted to and approved by the Township Engineer. Should a sidewalk be so located with respect to the curb at a driveway opening that vehicle undercarriage is likely to drag, the sidewalk involved should be adequately depressed or elevated to avoid such a result.
(g)
Acceleration/deceleration lanes. Where access to a parking area is anticipated to have 100 automobile right turns in any one hour, or 25 articulating vehicle right turns in any one hour, a deceleration lane 13 feet by 200 feet shall be provided. Acceleration lanes are only allowed on divided highways and must meet AASHTO design requirements.
(h)
Pavement specifications.
[1]
The pavement design for all driveways is to meet the requirements of the intersecting road for the full distance within the right-of-way and extending 10 feet beyond into the subject parcel.
[2]
Minimum parking lot and driveway paving specifications are as follows:
Truck Areas (inches) | Cars Only Areas (inches) | ||
|---|---|---|---|
2 | 2 | FABC Mix I-5 per NJDOT Sec 404 | |
4 | 2 | Bit. Stab. Base Mix 1-2 per NJDOT Sec 304 | |
6 | 4 | Soil Aggregate Mix 1-5 NJDOT Sec 301 |
[3]
A minimum of one CBR result is required for each site plan. If appropriate paving design calculations (per the asphalt institute) and corresponding CBR test results are submitted, a reduction in the minimum required pavement section will be considered, if justified.
(i)
Length of entrance driveway. The length of the driveway, measured from the street right-of-way line to the first parking stall or cross aisle in the parking lot, shall be as follows:
Parking Lot Size (spaces) | Distance Required (feet) | ||
|---|---|---|---|
1 - 39 | 20 | ||
40 - 99 | 40 | ||
100 - 299 | 60 | ||
300 or more | 60 + 20 for each additional 100 spaces, divided by the number of driveways |
C.
Site improvement standards.
(1)
Refuse and recyclable materials. Refuse and recyclable materials depositories shall not be exposed to public view and shall be nonpolluting, covered from weather and secure from vandalism. Compactor units shall afford completely sealed operation and efficient access by collection vehicles.
(2)
Additional design criteria for planned developments. In addition to complying with the design requirements and standards listed above, the requirements contained in this chapter relating to contemplated improvements, or in connection with specific uses, as specified in the other articles of this chapter, site plans for planned development of any kind also shall be subject to the following:
(a)
The open space and recreation plan: detailing the distribution, size and extent of recreational development in the project.
(b)
Energy conservation. Innovative design for energy conservation shall be encouraged. The location and siting of buildings or structures, which may not conform strictly with other standards contained herein, shall be permitted when the reviewing board finds that such deviation will not endanger the health, safety or welfare of the occupants in the buildings or its surroundings. In this context, energy conservation shall mean reduced consumption of natural or artificial fuels or energy.
(c)
Staging requirements. Information on the phasing of the project shall also be submitted.
§ 142-33 General improvement requirements and specifications.
A.
On-tract improvements. On-tract improvements, including grading street rights-of-way, street or shoulder paving, curb and gutters, street signs, streetlighting, street trees, sidewalks, surface drainage structures and facilities, soil erosion and sediment control devices, potable water supply structures and facilities, sanitary sewerage facilities and, in the case of site plans, off-street parking and loading areas and improvements and screen or buffer planting, as specified in accordance with design criteria contained in this chapter, shall be required, where applicable, in connection with an minor and major subdivisions and site plan developments, including permitted planned developments of any kind.
B.
Off-tract improvements. Pursuant to N.J.S.A. 40:55D-42, pro-rata contributions may be required for any off-tract improvements, including street or shoulder paving, curbs and gutters, street signs and traffic controls, streetlighting, structures and facilities and sanitary sewerage structures and facilities, for which the need, or a portion of the need, is generated by a minor or major subdivision, or a site development, including permitted planned developments of any kind. The Municipal Engineer shall utilize construction specifications and design criteria for the purpose of assessing a fair share of the cost of any such improvement to a specific development. In the case of arterial roads, design standards and construction specifications shall be on a case-by-case basis. The reviewing board shall determine the reasonable percentage share of the benefit to be derived from any required off-tract improvement by the specific development on the basis of a cost benefit analysis conducted by the Municipal Engineer.
C.
Installation of improvements.
(1)
No final plat of a major subdivision or site plan shall be approved by the Planning Board until the satisfactory completion of any required improvements, as set forth in the Planning Board's resolution granting preliminary subdivision or site plan approval, shall have been certified to the Planning Board by the Municipal Engineer, unless the developer shall have filed with the municipality a performance guarantee in a sufficient amount and of a suitable form to cover the cost of all such improvements or the uncompleted portion thereof as approved by the Municipal Engineer and guaranteeing the installation of any such uncompleted improvements on or before a date to be specified by the Planning Board.
(2)
Such guarantee shall provide that all roadways shall have a base course installed no later than when certificates of occupancy have been issued for 10% of the proposed dwelling units and a final course installed no later than 90% of the units. No minor subdivision shall be approved by the reviewing board until the developer has filed a performance guarantee with the municipality in a sufficient amount to cover the cost of all required on-tract and off-tract improvements and guaranteeing the installation of such uncompleted improvements on or before a date to be specified by the Planning Board.
D.
Concrete structures.
(1)
Concrete structures shall conform to the American Society for Testing Materials Cement Designations: C-150, Type 1 for standard portland cement; C-150 Type 3 for high early strength portland cement; and C-175, Type 1-A for air entraining portland cement. Vinsol resin or Darex A.E.A. shall be used as the air entraining agent and both fine and course aggregate and shall conform to requirements therefore of the New Jersey Department of Transportation Standard Specifications, as amended, unless otherwise specified, having 4% to 7% entrained air.
(2)
Concrete shall be Class A, B, C, or D, as prescribed, proportioned as follows:
Class | Cement | Sand | Coarse Aggregate | Void Contact | |
|---|---|---|---|---|---|
A | 1 | 1.50 | 3.0 | 1.35 | |
B | 1 | 1.75 | 3.5 | 1.55 | |
C | 1 | 2.00 | 4.0 | 1.80 | |
D | 1 | 2.25 | 4.5 | 2.00 |
(3)
Required reinforcing steel shall be intermediate grade deformed bars, conforming to American Society for Testing Materials, designation A 617-76 and A 615-76A, as amended.
(4)
Required joint filler shall be a cellular compression material conforming to the requirements therefore of the New Jersey Department of Transportation Standard Specifications, as amended.
(5)
In the construction of required concrete structures, the Municipal Engineer will determine the slump range within which the contractor must work. Transit mix concrete may be used if obtained from sources approved by the Municipal Engineer. On-site mixing and proportioning equipment will also be subject to the approval of the Municipal Engineer.
(6)
Forms shall conform to lines, dimensions and grades shown on plans and may only be omitted when soil conditions and workmanship permit accurate excavation to specifications. Forms shall be firmly braced, tight and capable of resisting movement, bulging or mortar leakage. Forms shall be smooth and clear and shall be completely removed.
(7)
Soil bases for concrete work shall be properly finished to prescribed lines, grades and dimensions and shall be approved by the Municipal Engineer or his representative before concrete is placed. All areas to receive water, except that soil surfaces and forms shall be uniformly damp when concrete is placed so as to avoid segregation.
(8)
Concrete which has begun to set or has been contaminated with foreign materials or has too much water shall not be used. Pouring shall be done in a continuous process until an individual section is complete. All concrete shall be thoroughly compacted with vibratory or other suitable equipment. Finished concrete shall have a wood float finish, unless otherwise specified by the Municipal Engineer and shall be kept continuously moist for a period of three days. Curing shall be accomplished at the direction of the Municipal Engineer.
(9)
Expansion joints shall be provided as prescribed and shall extend to the full thickness of the concrete. Concrete shall not be poured when the temperature is below 40ºF or during periods of precipitation, unless precautions acceptable to the Municipal Engineer have been taken to prevent damage to the work. Precautions to avoid freezing of the concrete shall be in accordance with the current recommendations of the American Concrete institute.