Hainesport City Zoning Code
ARTICLE III
Plan Requirements and Documentation
§ 104-7 General provisions.
A.
As more particularly set forth below, this article outlines the basic requirements for plans submitted under provisions of this chapter. Each provision shall be deemed to represent minimum requirements, and, where necessary to effectuate the purposes set forth in § 104-2 of this chapter, the reviewing board may require additional information or documents to properly inform the board or body of the intent, purpose and effect of the application for development. Nothing, however, shall prohibit the reviewing board by resolution from waiving any of the specific requirements hereinafter specified where said requirements are not necessary to adequately apprise the reviewing board of the details of the application for development.
[Amended 4-12-1994 by Ord. No. 1994-4-3]
B.
The preparation of all phases of land development (i.e., subdivisions and site plans) shall be in accordance with the applicable state statutes as they pertain to land surveyors, architects and professional engineers. See Title 45, N.J.S.A. 45:8-27 through 45:8-48, An Act Concerning the Practice of Professional Engineering and Land Surveying, P.L. 1950, c. 149, as amended August 13, 1970, and Laws Governing the Practice of Architecture, Title 45, N.J.S.A. 45:3-1 through 45:3-16, Revised Statutes 1958, January 25, 1968, and as further revised.
§ 104-8 Minor subdivision plans.
A.
Requirements. The subdivision plan shall clearly and accurately show:
(2)
A key map, at a scale of not less than one inch equals 2,000 feet, showing the location of the tract within the Township and its relation to major streets, water bodies and political boundaries within the area.
(3)
Tax map sheet, block and lot number.
(4)
A statement of the proposed use of the site required and proposed setback and yard dimensions.
(5)
The location of that portion which is subdivided in relation to the entire tract.
(6)
Names and addresses of record owners of land to be subdivided.
(7)
Names of owners, lot lines and block and lot numbers of lands abutting the site.
(8)
Existing zoning.
(9)
Certification and signature lines for the Planning Board Chairman and Secretary.
(10)
All existing and proposed buildings, structures and wooded areas within the tract and 100 feet therefrom and watercourses within the tract and 500 feet therefrom. The information for off-tract structures, wooded areas and watercourses may be included on the key map.
(11)
The location and extent of existing and proposed easements along with a statement of use and ownership.
(12)
The location, size and nature of all existing and proposed roads within and abutting the land development. If additional right-of-way is to be dedicated to Hainesport Township, a note stating: "Additional right-of-way dedicated to Hainesport Township for road-widening purposes" shall appear on the plan; or to the county if the road is under its jurisdiction.
(13)
The location, type and number of existing and proposed driveways.
B.
Documentation. Minor subdivision plans shall be accompanied by the following:
(1)
The names and addresses of record owners of tracts abutting the site.
(2)
Copies of any protective covenants, easements or deed restrictions applying to the site.
(3)
Certification from the applicant stating that no record exists of a previous subdivision approval for the site which would affect the proposed application.
(4)
Certification that the applicant is the agent or owner of the land or that the owner has given consent under an option agreement.
(5)
A certificate from the Tax Collector that no taxes or assessments for local improvement are due or delinquent.
(6)
Any additional documentation as may be required by the reviewing board.
§ 104-9 Preliminary site plans.
A.
Requirements.
(1)
The site plan shall be a true and accurate map drawn to a scale of not less than one inch equals 50 feet, on a sheet 24 inches by 36 inches, or, in the case of areas over 50 acres, the plot plan may be drawn to a scale of one inch equals 100 feet with the sheet size 30 inches or 42 inches by 72 inches showing the exact size, shape and location of existing and proposed buildings with all yard dimensions and the actual dimensions of each lot to be built upon.
(2)
The site plan shall include the following:
(a)
A key map, at a scale of not less than one inch equals 2,000 feet, showing the location of the tract within the Township and its relation to major streets, water bodies and political boundaries within the area.
(b)
Certification and signature lines for the Chairman, Secretary and engineer of the appropriate reviewing board and other reviewing agencies.
(c)
Reference meridian.
(d)
Applicable zoning. Covenants running with the land, existing deed restrictions and the proposed use of the property shall be clearly shown or exhibited in separate documentation. Lands to be dedicated or reserved for public use shall be clearly indicated. If additional right-of-way is to be dedicated to the Township of Hainesport, a note stating: "Additional right-of-way dedicated to Hainesport Township for road-widening purposes" shall appear on the plan, or to the county if a road is under its jurisdiction.
(e)
Setback dimensions.
(f)
Existing and proposed contours with intervals of one foot where slopes are more than 3% but less than 15% and five feet when 15% or more and spot elevations where needed to show situations properly. Elevations shall be on National Oceanic and Atmospheric Administration (NOAA) datum or referenced to that datum on the plan.
(g)
Location on site and 500 feet therefrom of ponds, streams, drainage ditches and watercourses. There shall be provided sufficient elevation data beyond the limits of the tract to determine the size and elevation of areas which drain toward the tract. Profiles and cross sections of watercourses draining to or from the tract for a sufficient length to determine the effect of the proposed development upon other lands adjoining the watercourses shall be provided, and boundaries of floodplains of water bodies (if defined) within land development. Where defined, these should correspond to the floodway and flood hazard areas commonly designated by the New Jersey Department of Environmental Protection.
(h)
All buildings, structures, wooded areas, easements, rights-of-way, signs, lights and paving within the tract and 100 feet therefrom.
(i)
Tax map sheet, block and lot number for the site, and names of owners, lot lines and block and lot numbers of lands within 200 feet of the site.
(j)
Names and addresses of the record owner and the person who prepared the plan.
(k)
Proposed buildings or structures, including dimensions, distances from property lines, corner elevations, first floor elevation, floor areas, front, rear and side elevations and preliminary architectural plans.
(l)
The location and arrangement of vehicular accessways and the location, size and capacity of all parking and loading areas.
(m)
Curbs, sidewalks, walkways and all other areas devoted to pedestrian use, clearly delineated.
(n)
A complete landscape plan, including size and type of all plants.
(o)
The location of all utilities, including water supply, sewers, gas and electric services, lighting, illumination and refuse storage areas. Provisions for industrial waste or effluent shall be shown.
(p)
The storm drainage system, and the applicant shall supply drainage calculations to substantiate the size and location of the proposed storm drainage system.
(q)
Parking schedule.
(r)
Pavement construction details.
(s)
Locations and details of all signs.
(t)
Percolation tests and soil logs representative of conditions at the site of on-site disposal systems, retention basins and pavement construction.
(u)
Designs and details of any structures, such as curbs, sidewalks, retaining walls, manholes, headwalls and retention basins, and the locations, dimensions, capacity and depth of underground storage tanks, along with a detail showing the proposed method of anchoring.
(v)
Where work is to be done in the municipal right-of-way, a detailed plan at a scale of not less than one inch equals 30 feet showing the layout of any intersection, including the driveways to a municipal road. This plan shall show the following:
[1]
Existing elevations of the center line of the municipal road every 25 feet.
[2]
Proposed elevations of the curb, gutter and top of curb every 25 feet along the municipal road.
[3]
Half cross sections every 50 feet and at critical points along the municipal road, and spot elevations of the center line, edge of pavement and proposed curbline along the municipal road.
[4]
Pavement markings, signs and traffic control islands and devices.
[5]
Proposed structures.
(w)
Provisions for soil erosion and sediment control.
(x)
Other information as may be required by the reviewing board.
B.
Documentation. Preliminary site plans shall be accompanied by the following:
(1)
The names and addresses of record owners of tracts within 200 feet of the site.
(2)
Copies of any protective covenants, easements or deed restrictions applying to the site.
(3)
Certification from the Tax Collector stating that there are no outstanding taxes or municipal liens on the property proposed for development.
(4)
Certification that the applicant is the agent or owner of the land or that the owner has given consent under an option agreement.
(5)
A description of the proposed use and any associated noise, vibrations, dust, vapor, fumes, gases, smoke or odors.
(6)
Written approval of local, county, state or federal organizations as required.
(7)
Traffic study.
(8)
Construction timetable.
(9)
The ownership disclosure statement required under N.J.S.A. 40:55D-48.1 and 40:55D-48.2.
(10)
Any additional documentation as may be required by the reviewing board.
§ 104-10 Preliminary subdivision plans.
A.
Preliminary plans shall be drawn to a scale of not less than one inch equals 100 feet and shall clearly and accurately show the following:
(1)
A key map, at a scale of not less than one inch equals 2,000 feet, showing the location of the tract within the Township and its relation to major streets, water bodies and political boundaries within the area.
(2)
Certification and signature lines for the Chairman, Secretary and engineer of the appropriate reviewing board, other reviewing agencies, the person who prepared the plan and the owner.
(3)
The tract name, tax map sheet, block and lot numbers of the tract and of all properties within 200 feet of the tract, date, graphic scale and reference meridian.
(4)
The name and address of the applicant and the person who prepared the plan.
(5)
Acreage of the tract to the nearest tenth of an acre.
(6)
The location of existing property lines, streets, rights-of-way and watercourses within 500 feet of the street.
(7)
The location of buildings, structures, wooded areas, easements, signs, lights and paving within 100 feet of the tract.
(8)
Applicable zoning and proposed use, along with any deed restrictions or covenants running with the land. Lands to be dedicated or reserved for public use shall be clearly indicated.
(9)
All existing buildings, streets, paving, watercourses and their extent, surface elevation, depth and their floodplains, railroads and their rights-of-way, bridges, culverts, drainpipes, easements, utility lines, rock formations, wooded areas and isolated trees over five inches in diameter and other natural features.
(10)
Existing and proposed contours at two-foot intervals maximum, referenced to National Oceanic and Atmospheric Administration datum and extended 200 feet beyond the lot lines to determine drainage of the site. Spot elevations shall be included where needed to show the situation properly.
(11)
Profiles and typical cross sections of existing streets abutting the development indicating the type and width of pavement and curb and sidewalk location. If additional right-of-way is to be dedicated to the Township or county, a note stating: "Additional right-of-way dedicated to Hainesport Township/Burlington County for road-widening purposes" shall appear on the plan.
(12)
All existing features that are to be removed and/or destroyed or preserved, with details, and plans and details for the modification, addition or any other alteration to existing man-made features.
(13)
Percolation tests and soil logs, at the minimum ratio of one each for every three acres, plus one test at the location of each proposed retention basin and per 500 linear feet of proposed open ditch. Soil logs shall be to a depth of not less than 10 feet below the existing grade or 10 feet below the finished grade, whichever is lower, and shall indicate types of soil, elevation of the water table and the date accomplished.
(14)
A soil erosion and sediment control plan drawn in accordance with the New Jersey standards for soil erosion and sediment control showing the Natural Resources Conservation Service soil classification.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(15)
The location of all proposed property and building setback lines.
(16)
The location of all proposed buildings, including dimensions, distances from property lines and first floor and corner elevations. In predominately residential subdivisions, a statement of the number of dwelling units and the density of land use to be allocated to the parts of the site to be developed shall be provided.
(17)
The location, name and proposed cross sections and center-line profiles of all new streets and the location of pedestrianways, sidewalks and parking areas, to include provisions for parking for recreation vehicles in cluster-type developments and, where work is to be done in the municipal right-of-way, a detailed plan at a scale of not less than one inch equals 30 feet showing the layout of any intersection, including driveways to a municipal road. This plan shall show the following:
(a)
Existing elevations of the center line of the municipal road every 25 feet to extend 100 feet beyond the property line or intersection pavement transition.
(b)
Proposed elevations of the curb gutter and top of curb every 25 feet along the municipal road.
(c)
Half cross sections every 50 feet and at critical points along the municipal road and spot elevations of the center line, edge of pavement and proposed curbline along the municipal road.
(d)
Pavement markings, signs, traffic control islands and devices.
(e)
Proposed structures.
(18)
The location and details of all fire hydrants, valves, water mains, sanitary sewers, underdrains, storm drains, retention and detention basins and all other utilities. Complete design criteria, details and calculations shall be included and shall cover off-tract conditions. Boundaries of floodplains of water bodies (if defined) within land development shall be provided. Where defined, these should correspond to the floodway and flood hazard areas commonly designated by the New Jersey Department of Environmental Protection. There shall be provided sufficient elevation data beyond the limits of the tract to determine the size and location of areas which drain toward the tract. Profiles and cross sections of watercourses draining to or from the tract for a sufficient length to determine the effect of the proposed subdivision upon other lands adjoining the watercourses shall be provided.
(19)
The location and details of all signs and street furniture, including the specific design, location, size, construction and illumination.
(20)
The location, details and extent of all open spaces, recreation areas, historic sites, lakes and ponds, including surface water elevations and depths.
(21)
A complete landscape plan, including location, type and size of all plantings, and showing all buffer and screening strips.
(22)
Legend indicating types of buildings along with an architectural sketch of each class of structure.
(23)
A delineation of proposed sections, including sequence and timing of development for the entire tract. If the preliminary plat covers only a portion of the applicant's entire holdings, the prospective future street system for the entire tract shall be indicated.
(24)
All other information required by the reviewing board.
[Amended 4-12-1994 by Ord. No. 1994-4-3]
B.
Preliminary subdivision plans shall be accompanied by the following documentation:
(1)
The names and addresses of record owners of tracts within 200 feet of the site.
(2)
Copies of any protective covenants, easements or deed restrictions applying to the site.
(3)
Certification from the applicant stating that no record exists of a previous subdivision plan approval for the site which would affect the proposed application.
(4)
Certification that the applicant is the agent or owner of the land or that the owner has given consent under an option agreement.
(5)
Written approval of local, county, state or federal organizations as required.
(6)
Certification from the Mount Holly Water Company that sufficient water supply is or will be available for the project.
(7)
The form of ownership or entity proposed to own and maintain common open space or private facilities.
(8)
No electric or telephone utility facilities shall be installed until the Planning Board shall have specifically approved the nature and location of such proposed facilities and the following has been submitted:
(a)
The developer shall request the serving utility to install its distribution supply lines, services and streetlighting supply facilities underground in accordance with its specifications and with the provisions of the applicable standard terms and conditions incorporated as a part of its tariff as the same are then on file with the State of New Jersey Board of Public Utilities and shall submit to the Planning Board a written instrument from each serving utility which shall evidence its disposition of the request. If approved by the utility, the subdivider shall, if so directed by the Planning Board, arrange with the utility for such underground installation.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(b)
Where the installation of underground telephone and/or electric facilities is impractical because of a geographic, technical or operating standpoint, the developer shall be required to install standards at a maximum of 200 feet apart on all streets contained within the subdivision.
(9)
Complete design specifications for all aspects of the proposed improvements.
(10)
Detailed analysis of the soil and groundwater conditions in support for proposed on-site sewage disposal systems, together with an analysis of the site and recommendations regarding on-site sewage disposal from the Burlington County Health Department. Application for development of more than 50 dwelling units shall require application to and approval by the New Jersey Department of Environmental Protection in addition to other approval required by this chapter.
(11)
Prior to granting of preliminary subdivision approval where 50 or more realty improvements are involved, certification of the adequacy of proposed water supply and sewerage facilities must be obtained from the New Jersey Department of Environmental Protection.
(12)
Certification from the Tax Collector that all taxes are paid to date and that any local improvement assessments against the tract being developed are paid in full.
(13)
The ownership disclosure statement required under N.J.S.A. 40:50D-48.1 and 40:55D-48.2.
(14)
Any additional documentation as may be required by the reviewing board.
§ 104-11 Final subdivision plans.
A.
Requirements. Final plans shall conform to the preliminary plans and conditions of approval as set forth by the Planning Board and shall show all improvements as installed or to be installed. Final plans shall be accompanied by a file plat drawn in compliance with the Map Filing Law.[1]
[1]
Editor's Note: See N.J.S.A. 46:26B-1 et seq.
B.
The following documentation shall accompany the final plan:
(1)
A certificate from the Tax Collector that all taxes are paid to date and that any local improvement assessments against the tract being subdivided have been paid in full or that such local improvement assessments have been apportioned among the lots of the subdivision upon the application of the applicant, pursuant to N.J.S.A. 54:7-1 et seq., and in the event of such apportionment, that such local improvement assessments are paid to date.
(2)
A written report from the reviewing board engineer stating:
(a)
That all improvements as indicated on the final plan are in conformance with the approved preliminary plan.
(b)
That he is in receipt of a plan of improvements showing all utilities in exact location and elevation identifying those portions already installed and those to be installed and that the applicant has complied with one or both of the following:
(c)
In those instances where improvements have been installed, that the engineer has received proper as-built drawings.
(3)
When final approval is requested for an area which is less than the full area for which preliminary approval was given, a key map at a scale of not less than one inch equals 200 feet which clearly and accurately shows the entire subdivision for which preliminary approval was granted, including all proposed streets and property lines and that portion for which final approval is being requested.
(4)
Certification by the County Soil Conservation District of compliance with sediment and erosion control methods.
(5)
Where the required improvements differ from those shown on the preliminary plan, complete plans and profiles with drawing revisions listed in sufficient detail to meet the requirements of the reviewing board engineer.
(6)
Copies of all supplemental agreements between the developer and any and all agencies or bodies of the Township.
(7)
The ownership disclosure statement required under N.J.S.A. 40:55D-48.1 and 40:55D-48.2.
§ 104-12 Final site plans.
A.
Final site plans shall conform to the preliminary plans and conditions of approval as set forth by the reviewing board.
B.
Improvement bonds and inspection escrows as required by this chapter shall be posted.
C.
Certification by the Tax Collector that all taxes are paid to date shall be provided.
D.
The ownership disclosure statement required under N.J.S.A. 40:55D-48.1 and 40:55D-48.2 shall be provided.
§ 104-12.2 Minor site plans.
[Added 4-12-2011 by Ord. No. 2011-2-3]
A.
Purpose. The purpose of this section is to provide certain rules, regulations and standards for the minor development of lands and the use of such section in order to provide for and promote the health, safety and general welfare of the residents of Hainesport Township and of the general public and to provide for a means to regulate and control minor site plan matters without referring to the site plan review regulations of this chapter.
B.
Scope. The minor site plan review by the Hainesport Township Joint Land Use Board shall be required for the construction of any improvements which shall be distinguished from the site plan review regulations of this chapter by treating all applications under this section as minor site plan review applications and shall be limited to building additions, construction of parking lots, installation of handicapped ramps and such improvements as per current Americans with Disabilities Act (ADA) requirements, and other improvements as defined in § 104-6.
§ 104-13 Special development applications.
§ 104-13.1 Checklists.
[Added 10-13-1998 by Ord. No. 1998-16-9]
The attached checklists are adopted in accordance with N.J.S.A. 40:55D-10.3 as the checklist of information required in connection with an application for development.[1]
[1]
Editor's Note: The checklists are available from the Township office and posted online.
§ 104-13.2 Construction permits for housing subdivisions.
[Added 4-23-2002 by Ord. No. 2002-2-2]
All construction permit applicants for housing subdivisions shall be required to observe the following requirements:
A.
Before an application for a construction permit is filed with the Construction Department, the applicant must submit two copies of a survey plan to reflect the footprint of each of the proposed dwellings to the Township Engineer for review. If the proposed survey meets all of the guidelines set forth in the approved site plan (including but not limited to setbacks, proposed grades, finish floor elevation, file plan, 911 approvals, etc.), the Township Engineer will forward an approved copy to the Zoning Officer.
B.
The applicant will then be required to file a zoning application, and once reviewed and approved by the Zoning Official, the application and a copy of the approved survey will be forwarded to the Construction Department with the approved zoning application. The Construction Department will then process the construction permit application.
C.
It will be the applicant's responsibility to maintain a current balance of its escrow account for the services of the Township Engineer; any questions concerning the escrow account should be addressed to the Escrow Clerk. It is also the applicant's responsibility to maintain an escrow agreement, as provided/dictated by the Township, to pay for any amendments or changes to the Official Tax Map as mandated by § 104-33 of this chapter for every new lot created for development.
D.
Before a backfill inspection is conducted, the applicant must submit a foundation placement survey for the Township Engineer's review to confirm that the foundation has been placed in accordance with the approved survey. The Township Engineer will then forward an approved copy of this survey to the Construction Department.
E.
Before the Construction Department will issue a certificate of occupancy, the applicant must first file two copies of the as-built survey with the Township Engineer. If the as-built is in order, the Township Engineer will then forward the approved copies to the Construction Office. After all of the required inspections are completed, and a recommendation is received from the Township Engineer, the Township will start to process the certificate of occupancy.