After legal, engineering, planning, traffic, environmental, health or other professional reviews are requested by the developer in connection with his informal review, the Development Coordinator shall, in conjunction with appropriate representatives of the staff of the Township of Hillsborough, review said concept plan for development to determine what the escrow deposit shall be. In conducting such review, said Coordinator shall consider:

In considering the appropriate amount of any escrow deposit, the Development Coordinator shall be guided by the escrow deposit formulas utilized in connection with formal applications as set forth in § 188-13B. Upon completion of said review, the Development Coordinator shall make formal recommendations to the Board which shall adopt a resolution specifying the amount of escrow deposit, if any, to be posted by the developer seeking informal review.

All such escrow funds shall be utilized by the Planning Board to cover the cost of professional services rendered by outside consultants and/or staff employees, including but not limited to engineering, planning, legal, traffic, environmental, health and other pertinent and necessary professional services for review in connection with the particular concept plan for development. All sums not actually so expended shall be refunded to the applicant within 60 days after completion of the informal review by the Planning Board.

The escrow moneys shall be deposited pending completion of the informal review. Said moneys shall be placed in an interest bearing account. In the event that a refund is to be made to the developer, the municipality shall refund, with interest, said amount within 30 days from the date of completion of the informal review.

The purposes of sketch plat submission are:

Filing procedure. The developer shall file with the administrative officer at least two weeks prior to the meeting of the Planning Board, 10 black-on-white prints of the sketch plat, four completed copies of the application form, one copy of covenants, deed restrictions and easements (unexecuted), a sample of the deed for any land being offered to the Township and the applicable fee.

Sketch plats shall include sufficient data to enable the Planning Board and the applicant to comment upon design concepts such as building location, ingress and egress, parking, major natural features that will have to be recognized or may influence certain design criteria and the applicant's basic intent for water, sewerage and storm drainage facilities. As to major site plans, major subdivisions and planned developments, such submissions are sketches to scale of possible plans for development of an area and are not binding upon the municipality or upon the developer and do not necessitate accurate engineered drawings.

Sketch plat of minor subdivision. An applicant may elect to have an application for a minor subdivision processed to approval through the sketch plat process rather than through the procedure for preliminary and final approval. In such case:

Sketch plat of minor site plan. An applicant may elect to have an application for a minor site plan processed to approval through the sketch plat process rather than through the procedure for preliminary and final approval. In such case:

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

Action by Planning Board. The Planning Board shall review the submission for its completeness and, if sufficient data is presented, shall:

Effect of minor subdivision approval.

Effect of minor site plan approval. The zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor site plan approval was granted shall not be changed for a period of two years after the date of minor site plan approval.

Any developer shall submit to the administrative officer, at least two weeks prior to the meeting of the approving authority, 16 black-on-white copies of the preliminary plat; four completed copies of the application form for preliminary approval; two completed copies of the County Planning Board application form; five copies of any protective covenants, deed restrictions and easements applying to the land being developed; four copies of the drainage calculations; an environmental impact report and soil erosion and sediment control data as required in Article IV of this chapter; and the applicable fee.

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

The approving authority shall review the submission for its completeness and take action on accepting or rejecting the submission as a complete application. If rejected, the applicant shall be notified in writing of the deficiencies within 45 days of submission.

If accepted as an application, a public hearing date shall be set and notice given as required by this chapter in Article II.

Upon submission of a plat, the administrative officer shall submit one copy of the plat and supporting data to the County Planning Board, Township Engineer, Environmental Commission and any other agency or person as directed by the approving authority for their review and action. Each shall have not more than 30 days from receipt of the plat to report to the approving authority. In the event of disapproval, such report shall state the reasons therefor. If any agency, or person fails to report to the approving authority within the designated period, said plat shall be deemed to have been approved by them. Upon mutual agreement between the County Planning Board and the approving authority, with approval of the applicant, the thirty-day period for a County Planning Board report may be extended for an additional 30 days and any extension shall so extend the time within which the approving authority is required to act.

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

If the submission is accepted as a site plan, the approving authority shall grant or deny preliminary site plan approval within the following time periods unless some further time has been consented to by the developer:

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

The approving authority may approve, disapprove or approve with conditions the application, including action on the environmental impact report in Article VI. Such action shall not take place until after any required public hearing has been conducted. The decision shall be in writing and shall be sent to the applicant and the newspaper as required by § 188-20, Public hearing and notices, in Article II. If the approving authority grants preliminary approval, its Chairman and Secretary (or the Vice Chairman or Assistant Secretary in their absence, respectively) and Township Engineer shall sign each page of the plat indicating the approval. If the plat is conditionally approved, it shall not be signed until all conditions are complied with. If all conditions are not complied with within 180 days from the date of the meeting at which a plat was conditionally approved, the conditional approval shall lapse.

After approval of the preliminary plat, the administrative officer shall retain one copy and forward copies of the signed plat to each of the following:

Preliminary approval shall, except as provided in Subsection B(9)(d), (e) and (f) below, confer upon the applicant the following rights for a three-year period from the date on which the resolution of preliminary approval is adopted:

The developer shall file with the administrative officer at least two weeks prior to the meeting of the approving authority one Mylar, two cloth and 10 black-on-white paper prints of the plat and four completed copies of the application form for final approval, four completed copies of the final plat checklist, two completed copies of the County Planning Board application form, the performance guaranty, including off-tract improvements, if any, any maintenance guaranties and the applicable fee.

Letters directed to the Chairman of the approving authority and signed by a responsible officer of the water company, sewer authority and gas, telephone and electric utility that has jurisdiction in the area approving each proposed utility installation design and stating who will construct the facility shall be filed.

The applicant shall file proof that all taxes are paid to date on the property.

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

The approving authority shall grant final approval if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by ordinance for final approval, the conditions of preliminary approval and, in the case of a major subdivision, the standards prescribed by the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., provided that, in the case of a planning development, the approving authority may permit minimal deviations from the conditions of preliminary approval necessitated by change of conditions beyond the control of the developer since the date of preliminary approval without the developer being required to submit another application for development for preliminary approval.

Final approval shall be granted or denied within 45 days after submission of a complete application to the administrative officer or within such further time as may be consented to by the applicant. An approved final plat shall be signed by the Chairman and Secretary of the approving authority (or the Vice Chairman or Assistant Secretary in their absence, respectively). Failure of the approving authority to act within the period prescribed shall constitute final approval, and a certificate of the administrative officer as to the failure of the approving authority to act shall be issued on request of the applicant, and it shall be sufficient in lieu of the written endorsement or other evidence of approval herein required and shall be so accepted by the county recording officer for purposes of filing subdivision plats.

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

Expiration of minor subdivision approval.

Expiration of major subdivision approval.

Applicability of zoning requirements.

Extension of approval.

Findings for planned development. The approval of a planned development shall find the following facts and conclusions:

Upon final approval, the applicant shall provide:

The plat shall be clearly and legibly drawn.

Graphic scale not less than one inch equals 100 feet.

Existing and proposed street and lot layout, with dimensions, showing that portion proposed for development in relation to the entire tract.

Existing lot lines to be eliminated.

Area of original tract to the nearest square foot.

Area of each proposed lot to the nearest square foot.

Contours based on United States Geological Survey data.

Existing structures and uses.

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

All streams, lakes and drainage rights-of-way including the direction of flow of all streams, brooks and drainage rights-of-way; the location of all drainage structures; and the approximate location of flood hazard area and floodway lines, steep slopes, wetlands and swamps based on Soil Conservation Service data.

Existing and proposed rights-of-way and easements in the tract and within 500 feet thereof and adjoining the tract, with sight triangles shown.

The Tax Map sheet, block and lot numbers for the tract and all adjacent lots; a title including the words "Sketch Plat for Review and Classification"; North arrow; space for the subdivision application number; the date of the original drawing; and the date and substance of each revision.

Zoning district(s).

The name, address, signature and phone number of the owner, developer and person preparing the plat.

A key map with North arrow showing the entire development and its relation to surrounding areas.

When on-lot water and/or on-lot sewage disposal are proposed, the plat shall be accompanied by the results of percolation tests. A minimum of two percolation tests shall have been located on each proposed lot at the site of a potential or proposed septic tank and appropriate additional locations in the leaching field and shall be approved by the Board of Health. The percolation tests shall include all required data, including but not limited to the date of the tests; the location of each test shown on the plat; soil log at least 10 feet below finished grade; groundwater level; the rate of percolation; the weather conditions prevailing at the time of the test(s), as well as for the preceding 48 hours; and the layout and grades for the proposed septic field. The tests shall be performed at the applicant's expense. Each lot proposed shall show the location of the proposed individual water supply and its location relative to the sewage disposal system.

A title containing the name of the subdivision; the name of the Township, county and state; Tax Map sheet, block and lot number, date of preparation and most recent revision; North arrow; written and graphic scales; the names, addresses, phone numbers and signatures of the owner, subdivider and person(s) who prepared the plat(s), including the seal of the latter; the names of all property owners within 200 feet of the extreme limits of the subdivision; and space for the subdivision application number.

The boundary and acreage of the original tract measured to the nearest 0.01 of an acre; the number, acreage and configuration of all lots being created; and area of each lot correct to 0.1 of an acre; all existing and proposed lot lines correct to one foot.

A map showing existing and proposed elevations and contour lines over the entire area of the proposed subdivision, together with watercourses and an indication of the final disposal of the surface waters. All elevations shall be related to two permanent bench marks identified on the plan. Contours shall be shown at not more than two-foot intervals for areas with less than 10% slope, five-foot intervals for areas with 10% to 20% slopes, and ten- or twenty-foot intervals for areas with slopes in excess of 20%. For tracts containing slopes in more than one category, the subdivider shall show contour lines at the most restrictive interval throughout the tract unless specifically waived by the approving authority in lieu of some other satisfactory contour intervals and topographic data to meet the objectives of this chapter.

The locations and dimensions of railroad rights-of-way, bridges and natural features, such as soil types, wooded areas, lakes and rock outcroppings and views within the subdivision, and the locations of individual trees outside wooded areas having a minimum caliper of six inches. The proposed location of shade trees to be provided by the subdivider in accordance with § 188-80, Shade trees, in Article IV, shall also be shown. Soil types shown shall be based on United States Soil Conservation Service categories.

All existing and proposed watercourses, including lakes, ponds and marsh areas, accompanied by the following information or data:

The names, locations and dimensions of all existing streets within a distance of 200 feet of the subdivision, including at least one street intersection and showing existing driveways and any connections proposed by the subdivision to existing streets, sidewalks and bike routes outside the subdivision; plans, cross sections, center line profiles, proposed grades and standard details of all proposed streets, including full details of other utility improvements within or adjacent to the street right-of-way, including sanitary sewers, curbing, sidewalks, storm drains and water, gas and electric facilities. Typical street cross sections shall indicate the type and width of pavement and the location of curbs, sidewalks, bike routes, sewers, drains, water and gas mains, electric and telephone facilities and appurtenances and shade tree planting. At intersections, the sight triangles, radii of curblines and the location of street signs and traffic control devices shall be clearly indicated. The horizontal scale shall not be less than one inch equals 40 feet.

The names, locations, right-of-way widths and purpose(s) of existing and proposed easements and other rights-of-way in the subdivision, and the location and description of all existing or proposed boundary-control monuments and pipes.

All proposed lot lines, including existing lot lines to remain and those to be eliminated, and all setback lines required by the zoning provisions of this chapter with the dimensions thereof. Any lot(s) to be reserved or dedicated to public use shall be identified and shall show proposed improvements, such as but not limited to landscaping, grading, walkways and recreation facilities, if any. Each block shall be numbered and the lots within each block shall be numbered consecutively beginning with the number one as acceptable to the Township Engineer.

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

Plans and profiles of proposed on-site, off-site and off-tract improvements and utility layouts (sanitary sewers, storm sewers, erosion control and landscaping, stormwater control, sedimentation basin, excavation, water mains, gas, telephone, electricity, etc.), showing location, size, slope, pumping stations and other details as well as feasible connections to any existing or proposed utility systems. If private utilities are proposed, they shall comply fully with all Township, county and state regulations. If service is to be provided by an existing utility company, a letter from that company shall be submitted, stating that service will be available before occupancy of any proposed structures. When on-lot water or sewage disposal is proposed, the plan for such system shall be approved by the appropriate Township and state agencies and the results of percolation tests shall be submitted with the preliminary plat in accordance with the procedures outlined in Subsection B, Sketch plat of subdivision or site plan for review and classification, of § 188-30 in this article.

Zoning district(s), and if the property lies in more than one zoning district, the plat shall indicate the zoning district lines.

Minimum front, rear and side yard setback lines for the zone.

Standards for feasibility study to accompany plans for preliminary approval of a planned development. All applications for preliminary approval shall be accompanied by a written document setting forth the reasons why, in the applicant's opinion, a planned unit development would be in the public interest and would be consistent with this chapter's statement of objectives, as well as the following information:

The plat shall be prepared and submitted on a sheet of standard size (24 inches by 36 inches or 30 inches by 42 inches), include a margin of at least 1/2 inch and be drawn at a scale of one inch equals 100 feet, except that a scale of one inch equals 50 feet or larger shall be used where necessary and at special details to provide fully intelligible and legible information throughout. When the overall size of the development or the owner's desire to submit final plans in sections will result in more than one sheet, individual sheets or sections shall be numbered, match lines or boundaries with adjacent sheets or sections shall be provided and each sheet shall contain an acceptable key map of the entire tract showing the relation and orientation of the subject to adjacent sections and the total development.

The original plat shall be prepared in waterproof black ink on Mylar under the immediate supervision of and in accordance with the computations of a land surveyor licensed to practice in the State of New Jersey. The original and all submitted black-line prints, translucent Mylar, translucent linen and opaque linen copies shall be hand signed and sealed by the responsible surveyor.

The fieldwork for the basic boundary survey shall be precise, with a linear error of closure not to exceed one part in 10,000 before adjustment. Angular error of closure shall not exceed 15 seconds times the square root of n (where "n" equals the number of sides). Fieldwork meeting these standards shall be adjusted and balanced by the compass rule, transit rule or at least square analysis, as considered appropriate by the responsible surveyor. All existing boundary evidence for the property in question and/or adjacent properties shall be clearly shown in relation to the boundaries of the property in question. All exterior boundaries shall be clearly identified by bearings precise to the nearest one second of arc and distances precise to the nearest 0.01 of a foot. Permanent concrete monuments conforming to state statutes and extending not less than 30 inches below grade nor more than one inch above shall be indicated on the plat and precisely set in the field along the tract boundary at all corners, sidelines of proposed streets and beginning and ending points of all horizontal curves. Inaccessible corners shall be provided with two offset reference monuments clearly defined on the plat. Additional point-on-line monuments as necessary shall be installed in the field and identified on the plat whenever topographic conditions do not permit corner-to-corner visibility. Unless specifically waived by the Township Engineer for due cause, the boundaries of all final plats shall be based on the United States Geological Survey bearing datum and all boundary monuments shall be coordinated on the New Jersey plane coordinate system, with North and East coordinates for each monument and corner shown on the plat. The gross tract area and the area of each interior parcel, including parcels dedicated to public use, shall be calculated and shown to the nearest thousandth of an acre or the nearest 10 square feet.

The metes and bounds for all interior parcels, streets and/or easements dedicated to public use shall be calculated to the same order of precision and shown on the plat as above described for the tract boundary. Interior monuments shall be indicated on the plat and installed in the field along one side of all street rights-of-way, at all corners of parcels dedicated to public use and at such other additional locations incident to topographic conditions and other factors as the Township Engineer may find essential to the public interest. Due to the high potential for disturbance or destruction during construction, the installation of interior monuments may be deferred until the completion of final grading and seeding, subject to posting of acceptable performance guaranty.

In addition to tract, lot and street boundary lines above described, the final plat shall identify and provide precise metes and bounds for all necessary easements, sight triangles and other reservations for public or quasi-public use. The grantee of any such public or quasi-public dedication shall be identified on the plat.

The following circular curve data shall be provided for all curvilinear boundaries and street center lines; radius, central angle, tangent distance, chord distance, chord bearing and arc length. Distances shall be shown to the nearest 0.01 foot. Angles and bearings shall be shown to the nearest one second of arc.

Block and lot numbers shall be shown on the final plat in accordance with established standards and in conformity with the Township Tax Assessment Map as approved by the Township Engineer.

A title block, in the lower right-hand portion of the sheet, shall include:

Bearing datum North (map datum) and true North arrows shall be provided, including the angular difference between map North and true North.

All street names shall be shown, acceptable to the approving authority.

The plat shall contain the following endorsements:

Minimum building setback lines shall be shown for each lot and other sites. The names and block, lot and property lines of adjoining owners shall be shown, as disclosed by the current tax assessment records.

Submission of the final plat shall be accompanied by final plans and other relevant supporting materials, including the following:

Plans shall be standard size (24 inches by 36 inches or 30 inches by 42 inches) and shall be drawn to an appropriate scale necessary to clearly show the scope and detail of the proposed work sufficient for the Township Engineer to make a quantitative engineering analysis and to assure proper construction in accordance with Township standards. A standard size cover sheet shall be provided which shall include, as a minimum:

The preliminary plat for a farmland equity major subdivision shall be titled as such and shall be clearly and legibly drawn by a licensed New Jersey engineer and/or land surveyor and shall be based on existing boundary survey information as available and shall include a key map with a North arrow showing the entire subdivision and its relation to surrounding areas at a scale of not less than one inch equals 100 feet. Plats shall be presented on sheets of one of the following dimensions: 30 inches by 42 inches, 24 inches by 36 inches, 18 inches by 24 inches, 15 inches by 21 inches, 12 inches by 18 inches, nine inches by 12 inches or 8 1/2 inches by 13 inches. Each sheet shall contain a one-half-inch border. If more than one sheet is required to show the entire subdivision, a separate composite map shall be drawn showing the entire subdivision and the sheets on which the various sections are shown, and each detail sheet shall include a key map showing its relation to the whole tract. The plat shall consist of as many separate maps as are necessary to properly evaluate the site and the proposed work. The plat shall be designed in compliance with the provisions of Article IV and shall show or be accompanied by the following information:

Each site plan shall be submitted at a scale of one inch equals 10, 20, 30, 40 or 50 feet. All plans shall be signed and sealed by an architect or engineer licensed to practice in the State of New Jersey, including accurate lot lines certified by a licensed land surveyor, submitted on one of the following standard sheet sizes: 8 1/2 inches by 13 inches; 12 inches by 18 inches; nine inches by 12 inches; 15 inches by 21 inches; 18 inches by 24 inches; 24 inches by 36 inches; and 30 inches by 42 inches. If one sheet is not sufficient to contain the entire territory of the tract, the tract may be divided into sections to be shown on separate sheets of equal sizes, all sheets with the same scale, with references on each sheet to the adjoining sheets, provided that one sheet at a smaller scale is attached which shows the entire project on one sheet of the same size.

Each plan shall include the following data:

Building and use plan. This plan shall show the size, height, location, arrangement and use of all existing and proposed structures and signs, including proposed total building coverage in acres or square footage and percent of the lot coverage, with an architect's scaled elevations of the front, side and rear of any structure and sign to be erected or modified to the extent necessary to apprise the approving authority of the scope of the proposed work. Any existing structures on the site shall be identified as either to remain or to be removed. There shall be included a written description of the proposed use(s) and operation(s) of the building(s), including the number of employees or members of nonresidential buildings; the proposed number of shifts to be worked and maximum employees on each shift; expected truck and tractor-trailer traffic; emission of noise, glare, vibration, heat, odor, air and water pollution; safety hazards; and anticipated expansion plans incorporated in the building design. Floor plans shall be submitted where multiple dwelling units or more than one use are proposed that have different parking standards.

Circulation plan. This plan shall show access streets and street names, acceleration/deceleration lanes, access points to public streets, sight triangles, traffic channelization, easements, fire lanes, driveways, aisles and lanes, curbs, curb cuts with ramps for handicapped persons, number and location of parking and loading spaces (including the designated wider spaces for the handicapped), loading berths or docks, pedestrian walks and all related facilities for the movement and storage of goods, vehicles and persons on the site, and including lights, lighting standards, signs and driveways within the tract. Sidewalks shall be shown from each entrance/exit along expected paths of pedestrian travel, such as but not limited to access to parking lots, driveways, other buildings on the site and across common yard areas between buildings. Plans shall be accompanied by cross sections of new streets, aisles, lanes, driveways and sidewalks. Any expansion plans for the proposed use shall show feasible parking and loading expansion plans to accompany building expansion.

Natural resources plan.

Facilities plan. The plan shall show the existing and proposed locations of all drainage, open space, common property; fire, gas, electric, telephone, sewerage and water line locations; and solid waste collection and disposal methods, including proposed grades, sizes, capacities and materials to be used for facilities installed by the applicant. All easements acquired or required on the tract and across adjacent properties shall be shown, and copies of legal documentation that support the granting of an easement by an adjoining property owner shall be included. The method of sanitary waste disposal shall be shown. All proposed lighting shall be shown, including the direction, angle, height and reflection of each source of light. All utilities shall be installed underground.