A landscaping plan showing proposed buffer areas, ground cover, fencing, signs, street furniture, recreation areas, shrubbery, trees and other landscaping features, including the location, number, species and caliper of plant materials and trees to be located on the property and a description of the shrubbery, lawn area, ground cover, rock formations, existing foliage and planting of coniferous or deciduous trees in order to maintain or reestablish the tone of the vegetation in the area and lessen the visual impact of the structures and paved areas on the site.

A description of sidewalks and curbing to be constructed, or if existing sidewalks and curbing are in need of repair, then a plan for repair of same.

The size, height, location, arrangement and use of all proposed buildings, structures and signs, whether existing or proposed to be renovated, altered or modified, as well as both existing rooflines and any changes to be made regarding same.

The developer shall submit to the administrative officer at least 10 calendar days prior to the public meeting of the approving authority 15 copies of the preliminary plat at the required scale, plus 15 copies of a representative layout of the development reduced to a page size of either 8 1/2 inches by 11 inches, 8 1/2 inches by 14 inches or 11 inches by 17 inches; five completed copies of the application form and preliminary plat check list; two completed copies of the County Planning Board application form and evidence of submission to the county; three copies of any existing or proposed protective covenants, deed restrictions and easements or a statement that none exist or are proposed; three copies of the drainage calculations and soil erosion and sediment control data as required in Article V; the applicable fees, including inspection fees if improvements are to be installed prior to final approval; and certification by the Tax Collector that all taxes are paid to date.

A corporation or partnership applying 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 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 10% or more of the stock of a corporation or 10% 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 10% 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 criteria established in the Municipal Land Use Law[1] have been listed. No application for development shall be approved which does not comply with this requirement. The penalty for concealment shall be as outlined in the Municipal Land Use Law.

The application shall include a complete environmental impact report or a written request for a waiver of any or all of its requirements. If such a waiver is requested, the approving agency shall either approve, approve in part or disapprove the request.

The administrative officer shall be authorized to reject an application as incomplete. The approving authority shall determine whether the submission is a complete application upon recommendation from the administrative officer and in consideration of reports from professionals retained by the approving authority. If rejected, the applicant shall be notified, in writing, of the deficiencies within 45 days of submission. (See definition of "complete application.")

If the application is not rejected as incomplete by the administrative officer, a public hearing date shall be set and notice given.

The administrative officer shall submit one copy of the plat and supporting data to the Township Engineer and any other agency or person as directed by the approving authority. If any agency or person fails to report to the approving authority within 30 days, the plat shall be deemed to have been approved by them. In the event of disapproval, such report shall state the reasons therefor.

Subdivisions shall be approved or denied within the time limits and under the conditions set forth in the Municipal Land Use Law. Further time may be consented to by the developer.

Site plans shall be approved or denied within the time limits and under the conditions set forth in the Municipal Land Use Law. Further time may be consented to by the developer.

If substantial amendments in the layout of improvements are required and the plan has been the subject of a hearing, an amended application shall be submitted and proceeded upon as in the case of the original application.

The approving authority may approve, disapprove or approve with conditions the application. The decision shall be in writing and shall be sent to the applicant and the newspaper as required by the Municipal Land Use Law. If granted preliminary approval, the 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 conditionally approved, the plat shall not be signed until all conditions are corrected on the plat. If all corrections are not completed within 90 days of the conditional approval, the conditional approval shall lapse.

Preliminary approval shall, except as provided in Subsection B(8)(d) below, infer upon the applicant the following rights for a three-year period from the date on which the resolution of preliminary approval is adopted.

Expiration of preliminary approval; extensions.

Prior to expiration of the preliminary approval, the developer shall file with the administrative officer, at least 10 calendar days prior to the meeting of the approving authority, one Mylar, two cloth and 10 paper prints of the plat, plus 15 copies of the plat reduced to a page size of either 8 1/2 inches by 11 inches, 8 1/2 inches by 14 inches or 11 inches by 17 inches, and four completed copies of the application form for final approval with supporting exhibits and final plat checklist, the performance guaranty approved by the governing body, including off-tract improvements, if any, any maintenance guaranties, the applicable fees, certification by the Tax Collector that all taxes are paid to date, and certification by the Soil Conservation District pursuant to the Soil Erosion and Sediment Control Act, Chapter 251 of the Laws of 1975,[1] as amended.

Staging plan. For any area to be developed in stages, the developer shall submit a total development plan in such detail as required by the approving authority with a staging plan showing the following:

Where utility services are to be extended to the site, the final plat shall be accompanied by letters signed by a responsible officer of the utility which provides gas, telephone and electricity that has jurisdiction in the area, approving the utility installation and stating who will construct the facility.

The final plan shall be accompanied by a statement by the Municipal Engineer that all utilities and other improvements (both in the development and off tract) are in their exact location and elevation and that the drainage, erosion, stormwater control and excavation plans have been inspected and the interests of the Township and of nearby properties are fully protected. Those portions of improvements already installed shall be identified and the Engineer shall state that the developer has either:

The administrative officer shall be authorized to reject an application as incomplete. The approving authority shall determine whether the submission is a complete application upon recommendation from the administrative officer and in consideration of reports from professionals retained by the approving authority. The approving authority shall grant final approval to a complete application meeting the standards of the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., or any amendments or supplements thereto, the standards of this chapter and, in the case of major developments, the terms of preliminary plat approval. In the case of a major development, minimal deviations from the conditions of preliminary plat approval necessitated by a change of conditions beyond the control of the developer may be permitted without submission of another application for preliminary approval.

If the application is found to be incomplete, the administrative officer shall notify the applicant, in writing, of the deficiencies within 45 days of submission. If accepted as complete, the administrative officer shall send the applicant a certificate of completeness indicating the effective date of the submission of a complete application. Final approval shall be granted or denied within 45 days of such effective date or within such further time as 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 to act within the period prescribed shall constitute final approval, and a certificate to that effect shall be issued on request of the applicant.

Whenever County Planning Board action is required by N.J.S.A. 40:27-6.3 or 40:27-6.6, or any amendments or supplements thereto, the approving authority shall condition any approval upon timely receipt of a favorable report from the County Planning Board or upon its failure to act within the required time period.

Except as provided in Subsection C(4)(a) below, 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 et seq.), or a deed clearly describing the approved minor subdivision, is filed by the developer with the County Recording Officer, the Municipal Engineer and the Municipal Tax Assessor. Any such plat or deed accepted for such filing shall have been signed by the Chairman and Secretary of the Land Development Board. In reviewing the application for development for a proposed minor subdivision, the Land Development Board may be permitted by ordinance to accept a plat not in conformity with the Map Filing Law, provided that if a developer chooses to file the minor subdivision as provided herein by plat rather than deed, such plat shall conform with the provisions of said act.

Final approval of a major subdivision shall expire 95 days from the date of signing of the plat unless within such period the plat shall have been duly filed by the developer with the County Recording Officer. The approving authority may for good cause shown extend the period for recording for an additional period not to exceed 190 days from the date of the signing of the plat. The Land Development Board may extend the ninety-five-day or the one-hundred-ninety-day period if the developer proves to the reasonable satisfaction of the Land Development Board that the developer was barred or prevented, directly or indirectly, from filing because of delays in obtaining legally required approvals from other governmental or quasi-governmental entities and that the developer did apply promptly for and diligently pursue the required 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 Land Development Board. The developer may apply for an extension either before or after the original expiration date. No subdivision plat shall be accepted for filing by the County Recording Officer until it has been approved by the Land Development Board as indicated on the instrument by the signature of the Chairman and Secretary of the Land Development Board or a certificate has been issued as to the failure of the approving authority to act within the required time. The signatures of the Chairman and Secretary shall not be affixed until the developer has posted the required guaranties. If the County Recording Officer records any plat without such approval, the recording shall be deemed null and void, and upon request of the municipality, the plat shall be expunged from the official records. It shall be the duty of the County Recording Officer to notify the Land Development Board, in writing, within seven days of the filing of any plat, identifying such instrument by its title, date of filing and official number.

Granting of final approval.

In a planned development of 50 acres or more, a conventional subdivision or a site plan of 150 acres or more, the approving authority may grant the rights referred to in Subsection C(6) above for a period of time longer than two years as determined to be reasonable and may grant an extension of final approval for such additional period of time as determined to be reasonable, both periods of time taking into consideration:

The developer shall supply sufficient copies of the approved final plat so that the administrative officer can distribute one copy to each of the following: the applicant, the Township Clerk/Administrator, the Tax Assessor, the Land Development Board and any other agency or person directed by the approving authority; and, in the case of a major development, shall supply one translucent, cloth or Mylar copy to the Township Engineer.

Nothing herein contained shall prohibit the approving authority from imposing, as a condition to approval, a time limit within which construction of improvements contained on the final plat or plan must be completed. In no event, however, shall the period of time imposed by the approving authority exceed the statutory periods of protection from zoning changes set forth in §§ 130-18 and 130-19 of this chapter and N.J.S.A. 40:55D-46.1, 40:55D-47, 40:55D-49, 40:55D-50 or 40:55D-52.

Expiration of final approval; extensions.

The plat shall be clearly and legibly drawn and based on an actual survey certified by a land surveyor licensed in New Jersey.

The plat shall be drawn on a graphic scale not less than one inch equals 100 feet.

The plat shall show the existing and proposed lots with dimensions shown to one-tenth (0.1) foot and the area of each lot to the nearest square foot.

The plat shall show the area of the original tract.

The plat shall show the existing lot lines to be eliminated.

The plat shall show the sight triangles as required by this chapter.

Contours at two-foot intervals shall be shown for all lots less than five acres in size after subdivision.

The plat shall show the approximate location of existing structures and uses.

The plat shall show all streams, lakes and drainage rights-of-way; the location of drainage structures; the approximate location of the one-hundred-year flood hazard areas; the location of wooded areas; and, for lots which will be less than five acres after subdivision, the location of isolated trees with a diameter of six inches or more measured five feet above ground level.

When on-lot water supply or sewage disposal systems are proposed, percolation tests and soil logs shall be submitted for each lot in the approximate location of the proposed septic tank. The plat shall show the proposed water supply and septic tank locations for each proposed lot.

The plat shall show the Tax Map sheet, block and lot numbers for the tract and all adjacent lots; a title including the words "Minor Subdivision Plat for Final Approval"; North arrow; space for the application number; and the date of the original drawing and each revision.

The plat shall contain a key map with North arrow, showing the subdivision and its relation to surrounding areas, at a scale of not less than one inch equals 2,000 feet.

The plat shall show the zoning district(s).

The plat shall show the name, address, signature and phone number of the owner, applicant and person preparing the plat.

The plat shall be clearly and legibly drawn and based on an actual survey certified by a land surveyor licensed in New Jersey.

The plat shall be drawn on a graphic scale not less than one inch equal 50 feet.

The sheet sizes shall be no larger than 30 inches by 42 inches. If more than one sheet is required to show the entire subdivision, a composite map no larger than 30 inches by 42 inches shall show the entire subdivision and identify the sheet on which each section is shown.

The plat shall contain a key map with North arrow, showing the entire subdivision in relation to surrounding areas, including the names of principal roads and at a scale of not less than one inch equals 2,000 feet.

The plat shall show the title block with the name of the subdivision; the name of the municipality; the Tax Map sheet, block and lot number; the date of preparation and most recent revision; North arrow; the names, addresses, phone numbers and signatures of the owner, applicant and person(s) who prepared the plat(s), including the seal of the latter; and space for the application number.

The plat shall indicate the names of all property owners within 200 feet of the development.

The plat shall show tract acreage to nearest one-hundredth of an acre; the number of new lots; each lot line dimension to the nearest foot; and each lot area to the nearest square foot.

The plat shall show the existing and proposed contours at two-foot intervals. All elevations shall be related to a bench mark noted on the plan and, wherever possible, based on United States Geological Survey mean sea level datum.

The plat shall show the location of existing natural features, including soil types, slopes exceeding 10%, wooded areas and the location of individual trees outside wooded areas having a diameter of six inches or more measured five feet above ground level. Soil types shall be based on United States Soil Conservation Service data.

The plat shall show the existing and proposed streams, lakes, ponds and marsh areas, accompanied by the following maps and drawings:

The plat shall show plans, cross sections, center-line profiles, tentative grades and details of proposed and existing utilities and street rights-of-way, including the type and width of street pavement, curbs, sidewalks, bike routes, shade trees and all utilities. At intersections, the sight triangles, radii of curblines, crosswalks, curb ramps and street sign locations shall be shown. Final street naming may be deferred.

The plat shall show the names, locations, widths and purpose(s) of existing and proposed easements and other rights-of-way in the development and within 200 feet. The text of any deed restriction in the development shall be included.[1]

The plat shall show all lot lines that will remain, those proposed and those to be eliminated and all setback lines with dimensions. Any lot(s) to be dedicated to public use shall be identified. Each block and lot shall be numbered as assigned by the Tax Assessor.

All existing structures to remain shall be shown with their proposed use and front, rear and side yard setbacks, and structures of historic significance shall be identified.

Utility plans shall be included, showing feasible connections to existing utility systems. If private utilities are proposed, they shall comply with all Township, county and state regulations. If service will 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 proposed locations of the wells and septic systems for each lot, with results of percolation tests, shall be submitted. The plat shall show the results of acceptable and failed percolation tests with soil logs on each proposed lot at a site appropriate for the location of a septic filter field. If the percolation test is doubtful, the approving authority may require additional percolation test(s). The plat shall show the following data: the date of the test(s), location of each test, slope of the land, cross section of the soil to a depth of at least 10 feet below the bed of the septic field, groundwater level, rate of percolation and weather conditions prevailing at the time of each test and for the preceding 48 hours. The test(s) shall be performed at the applicant's expense by a licensed professional engineer.

The plat shall show zoning district(s).

The plat shall include provisions for the handling of solid waste and recyclable materials.

The plat shall be clearly and legibly drawn, based on an actual survey certified by a land surveyor licensed in New Jersey and prepared in compliance with the Map Filing Law, N.J.S.A. 46:23-9.9 et seq., or any amendments or supplements thereto.

The plat shall be drawn on a graphic scale not less than one inch equals 50 feet.

The sheet sizes shall be no larger than 30 inches by 42 inches. If more than one sheet is required to show the entire subdivision, a composite map no larger than 30 inches by 42 inches shall show the entire subdivision and identify the sheet on which each section is shown.

The following data shall be included, except the plat to be filed with the County Recording Officer need only contain the data required for filing with the county. All other data may be submitted on separate sheets.

The final plat shall be accompanied by the following:

The plan shall be clearly and legibly drawn at a scale no smaller than one inch equals 50 feet.

The plan shall show the lot area and lot dimensions.

The plan shall show the approximate location of existing buildings, paved areas and setbacks of existing buildings from front, side and rear lot lines.

The plan shall show the North arrow, key map at a scale of one inch equals 2,000 feet and the zoning district(s) in which the lot is located.

The plan shall show the proposed buildings, building additions and facade changes.

The plan shall show the existing and proposed parking areas, showing parking spaces and access drives; loading areas; on-site vehicular circulation; sight triangles; fire lanes; approximate on-site or on-tract stormwater facilities; and water and sewer service.

The plat shall be clearly and legibly drawn at a scale no smaller than one inch equals 50 feet.

The plat shall show lot lines certified by a New Jersey licensed land surveyor.

The sheet size shall be no larger than 30 inches by 42 inches. If one sheet is not sufficient to show the entire plan, a composite shall show the entire development with reference to each sheet.

The plat shall show the North arrow.

The plat shall show the zone district(s).

The plat shall show the date of the original drawing and each amendment.

The plat shall show the existing and proposed streets and street names.

The plat shall show the existing and proposed contours at two-foot intervals within the tract and extending 100 feet beyond any building, paved area or graded area under review.

The plat shall show the title of the plan.

The plat shall show streams.

The plat shall show the total lot area, lot coverage, building coverage and gross floor area to the nearest square foot and as a percent of the site and existing and proposed setbacks from the street line and all other property lines.

The plat shall show the total parking spaces provided, the total parking spaces required under the terms of this chapter, the location of parking spaces and access drives, the total loading spaces provided, the total loading spaces required under the terms of this chapter and the location of loading spaces and access drives.

The plat shall contain a key map giving the general location of the site within the Township; and a separate map showing the site in relation to the remaining lands of the owner.

The plat shall contain provisions for the handling of solid waste and recyclable materials.

Building and use plan.

Circulation plan. This plan shall show access streets by name, acceleration/deceleration lanes, curbs, access points to public streets, sight triangles, traffic channelization, easements, fire lanes, driveways, parking and loading spaces, pedestrian walks, bikeways and related facilities for the movement and storage of goods, vehicles and persons. Sidewalks shall be shown along expected paths of pedestrian travel between major points of interest. Any expansion plans shall show feasible parking and loading expansion. Anticipated truck and tractor-trailer traffic shall be described.

Natural resources and landscaping plans. This plan shall show existing and proposed wooded areas, buffer areas including the intended screening devices, berms, seeded and/or sodded areas, ground cover, retaining walls, fencing, signs, street furniture, recreation areas, shrubbery, trees and other landscaping features. It shall show the location and type of man-made improvements and the location, number, species and caliper of plant material and trees to be located on the tract. All areas not covered by buildings or paved surfaces shall be landscaped utilizing combinations such as landscaped fencing, shrubbery, lawn area, ground cover, rock formations, contours, existing foliage and the planting of coniferous and or deciduous trees as in the shade tree list set forth in the buffer section of this chapter[1] in order to maintain or reestablish the tone of the vegetation in the area and lessen the visual impact of the structures and paved areas. The established grades and landscaping on any site shall be planned for aesthetic, drainage and erosion control purposes. The grading plan, drainage facilities and landscaping shall be coordinated to prevent erosion as well as to assure that the capacity of the drainage system is sufficient to handle water from the site and contributing upstream areas.

Facilities plan. This plan shall show the existing and proposed locations of all drainage and stormwater runoff facilities; open space; common property; fire, gas, electric, telephone, sewerage and water line locations; lighting; and solid waste collection and disposal methods. Proposed grades, sizes, capacities and materials to be used for facilities installed by the developer shall be shown for the appropriate facilities. Installations by utility companies need only show their locations on the plat. All easements shall be shown and copies of legal documentation that support the granting of an easement by the owner of an off-tract lot shall be included. All proposed lighting shall include the direction, angle and height of each source of light. All utilities shall be installed underground. All required state and federal approvals for environmental considerations shall be submitted prior to preliminary approval or be a condition of approval. The method of sewage treatment shall be shown and percolation tests from sufficient locations on the site to allow a determination of adequacy shall be included where on-site treatment is proposed. Such plans shall be reviewed by the Board of Health and/or Township Engineer as directed by the approving authority with recommendations to the approving authority. All public services shall be connected to an approved public utilities system where one exists.