Mullica City Zoning Code
ARTICLE IX
Plat Detail and Data
§ 144-68 Plat conformity required.
A.
No development application shall be accepted unless submitted in plat form, and no plat shall be accepted for consideration unless it conforms to the following requirements as to form, content and accompanying information and complies with the provisions of N.J.S.A. 46:23-9.9 et seq. (Map Filing Law), as amended. All plats shall be based upon a recent survey of the entire property involved and shall be prepared by a land surveyor as required by law, licensed to practice in the State of New Jersey, and shall bear the signature, seal, license number and address of the land surveyor. All drawings of improvements and/or technical information shall be prepared, signed and sealed by a licensed professional engineer or architect of the State of New Jersey, as the case may be.
B.
Checklists for each of the following types of development shall be completed by the applicant and submitted with the application for development. These checklists are available from the appropriate Board Secretary.
C.
Any application for approval of a minor subdivision or minor site plan shall include at least the following information:
(1)
The applicant's name and address and his/her interest in the subject property;
(2)
The owner's name and address, if different from the applicant's, and the owners signed consent to the filing of the application;
(3)
The legal description, including block and lot designation and street address, if any, of the subject property;
(4)
A description of all existing uses of the subject property;
(5)
A brief written statement generally describing the proposed development;
(6)
A USGS Quadrangle map, or copy thereof, and a copy of the Municipal Tax Map sheet on which the boundaries of the subject property and zoning designation are shown;
(7)
A plat or plan showing the location of all boundaries of the subject property, the location of all 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. The following information shall be included with respect to existing or proposed sanitary facilities:
(a)
On-site treatment facilities: location, size, type and capacity of any proposed on site wastewater treatment facilities; and
(b)
Soil borings and percolation tests. If on-site sewage disposal is proposed, results of soil borings and percolation tests in accordance with N.J.S.A. 58:11-23 et seq., and the regulations adopted pursuant thereto, shall be submitted at suitable location with a tract map showing location, logs, elevations of all test holes, indicating where ground water was encountered, estimating the seasonal high water table and demonstrating that such facility is adequate to meet the water quality standards contained in § 144-110, Water quality.
(8)
A location map, including the area extending at least 300 feet beyond each boundary of the subject property, showing ownership boundary lines, the boundary of the proposed development, owners of holdings adjoining and adjacent to the subject property, existing facilities, buildings and structures on the site, all proposed development, wetlands, streams (including intermittent streams), rivers, lakes and other water bodies and existing roads;
(9)
A soils map including a county soils survey which conforms to the guidelines of the United States Department of Agriculture Soil Conservation Service, showing the location of all proposed development;
(10)
A map showing existing vegetation, identifying predominant vegetation types in the area, and showing proposed landscaping of the subject property, including the location of the tree line before and after development and all areas to be disturbed as a result of the proposed development;
(11)
A certificate of filing from the Pinelands Commission issued pursuant to N.J.A.C. 7:50-4.34 or, until January 14, 1991, evidence of a prior approval from the Pinelands Development Review Board or the Pinelands Commission pursuant to the interim rules and regulations; and
D.
Application requirements for other development.
(1)
All applications for major subdivisions, major site plans and conditional uses, other than forestry and resource extraction operations, shall be accompanied by the information required in N.J.A.C. 4.2(b)5, as well as the following:
(a)
A certificate of filing from the Pinelands Commission issued pursuant to N.J.A.C. 7:50-4.34 or, until January 14, 1991, evidence of prior approval from the Pinelands Commission pursuant to the interim rules and regulations; and
E.
A complete application for preliminary approval of a major subdivision, a major site plan or a conditional use shall consist of the following in addition to the requirements of §§ 144-74 and 144-74:
(1)
A properly completed site plan, subdivision and/or conditional use application form.
(3)
A site plan, subdivision plan, or conditional use plan on which the following is set out:
(a)
The plan shall be designed in accordance with the provisions hereof in strict accord with modern and accepted planning, engineering and/or architectural techniques and procedures by qualified and licensed professionals. The plan shall be clearly and legibly drawn or reproduced, at a scale of not less than one inch equals 50 feet, by a licensed New Jersey professional engineer or land surveyor in the case of subdivisions and other licensed professionals in the case of site and conditional use plans.
(b)
For initial consideration by the Board prior to the granting of preliminary approval, the plan shall show or be accompanied by sufficient information to establish the design, arrangement and dimensions of streets, adequacy of the utilities, lots and other planned features as to form, size and location. This information shall form the basis for the general terms and conditions upon which tentative approval may be granted and shall include:
[1]
A key map showing the entire plan areas and its relation to surrounding areas. Such key map shall show adequate roads, streams, or other reference points to Townships environmental base map.
[2]
The tract name, Tax Map sheet, block and lot number, date reference meridian, graphic scale and following names, addresses and facts:
[a]
Certifications.
[b]
Certification that the applicant is the owner of the land of his/her authorized agent, giving names and address of both.
[c]
Certification as to whether the applicant or a company in which the applicant has a proprietary interest owns or has contracted to purchase abutting land.
[d]
Name and address of owner, if subdivider or submitter is contract purchaser.
[e]
Name and address of the subdivider, site plan or conditional use submitter.
[f]
Name and address of the person who prepared the plans.
[g]
Certificate from the Tax Collector that taxes are paid to date.
[h]
The appropriate zone districts and the limits thereof applicable to all land shown on the plan shall be clearly indicated.
[i]
All proposed uses for the site.
[3]
Acreage of tract by its smallest components to nearest tenth of an acre.
[4]
Existing and proposed contours at one-foot intervals in order to determine the general slope and natural drainage of the land and sufficient elevations in order to determine the high and low points of all proposed improvements and new streets. Proposed contours shall be shown in continuous lines with arrows indicating the direction of runoff. The proposed elevations at the corners of the existing and proposed lots shall be shown.
[5]
The location of existing and proposed property lines, streets, buildings underground utility easements, watercourses, railroads, bridges, culverts and drain pipes and any natural features such as wooded areas and rock formation. Underground utility easements are required to follow existing and proposed property lines and to be described in the deeds to the affected lots in the plan.
[6]
Plans, profiles, cross sections and details as appropriate of all grading, paving, curbs, sidewalks, storm and sanitary sewers and appurtenances, water mains, gas mains, bridges, major tree growths, soil borings locating groundwater and showing connections to existing or proposed utilities. When an individual water supply and/or sewage disposal system is proposed, the plan of such system must be approved by the Atlantic County Department of Public Health. When a public sewage disposal system is not available, the applicant shall submit an application with required engineering data to the Atlantic County Department of Public Health and the State Department of Environmental Protection, if applicable. The engineering data must be compiled by a licensed professional engineer of the State of New Jersey. All engineering data must be approved by the Atlantic County Department of Public Health and State Department of Environmental Protection, if applicable. Any application which does not meet with the established requirements of this chapter or other applicable regulations shall not be approved. Any remedy proposed to overcome such situation shall first be approved by the Planning Board of the Township of Mullica.
[7]
Map must include certification of signatures of Planning Board Chairman, Secretary, Tax Collector and Planning Board Engineer.
[8]
If maps are revised, revision dates must be indicated on map.
[9]
A copy of any protective covenants or deed restrictions applying to the land being dealt with shall be submitted with the preliminary plan.
[10]
In addition to the preliminary plan required herein, the application shall provide a key map of the area surrounding the site, which map shall indicate the flow of drainage from the site and shall estimate the maximum volume of water that would be anticipated at the time of heavy rain, and shall show watercourses, pipes or culverts under roadways and other existing facilities that may be required to handle said water until said water arrives at a natural brook, stream, river or other water body that will provide that the water is carried off.
[11]
Any extension of off-tract improvements necessitated by the proposed development.
[12]
A soil erosion and sedimentation control plan, prepared pursuant to the requirements of N.J.S.A. 4:24-39 et seq.
[13]
When the preliminary plan which has been granted preliminary approval forms the basis upon which application for final approval will be made, such plan map and its accompanying engineering plans must be prepared by a licensed professional engineer in compliance with all the provisions of applicable laws before the required improvements of this chapter are installed, or the performance bond and/or cash or certified check for same are furnished, which requirements must be met before application for, and the granting of, final approval of the plan.
[14]
In the case of a major site plan or conditional use submissions, the following additional material shall be submitted:
[a]
Architectural elevations of all buildings showing color, texture and type of materials to be used.
[b]
Parking loading and unloading areas shall be indicated with dimensions, traffic circulation patterns, access aisles and curb radii.
[c]
Landscaping and buffering plan showing what will remain and what will be planted indicating names of plants, trees and dimensions, approximate time of planting and maintenance plans.
[d]
Lighting details indicating type of standards, location, radius of light, and intensity in footcandles.
[e]
Location, dimension and details of signs.
[15]
No plan or part thereof that fails to meet the requirements of this chapter or other applicable regulations shall be approved.
F.
The Secretary of the Planning Board shall distribute the site plan, subdivision and/or conditional use application for review and report, and where required approval, as follows:
§ 144-69 Conceptual plan.
A conceptual review of any type of proposed development may be submitted to the Planning Board. This informal submission is optional. The purpose of such a submission is for informal discussion to review overall development concepts in order to assist in the preparation of subsequent formal submissions. A submission shall include the following information:
A.
A conceptual plan must show the lot lines, proposed building(s), proposed use(s), parking, loading, on-site circulation, driveways, wooded areas, streams, approximate flood hazard area, contours based on United States Geological Survey or similarly available datum, approximate on-site detention facilities and water and sewer service.
B.
The conceptual plan of a major subdivision for the purposes of classification and discussion must contain as a minimum the following information:
(1)
It shall be titled as such and shall be based on Tax Map information or some other similarly accurate base, at a graphic scale of not less than one inch equals 100 feet.
(2)
It shall further include the following information:
(a)
Lot line dimensions measured to the nearest whole foot and contours shall be based on United States Geological Survey or similarly available datum.
(b)
The location of that portion which is to be subdivided in relation to the entire tract.
(c)
A tentative lot and street layout, with dimensions, and all streets, roads, streams, watercourses and drainage rights-of-way.
§ 144-70 Minor subdivision plat.
The submitted minor subdivision plat shall be based on a current (less than six months old) outbound survey and shall be neatly and accurately drawn at a scale of not less than one inch equals 100 feet and shall be submitted on one of the four following sheet sizes: 8 1/2 inches by 14 inches; 15 inches by 21 inches; 24 inches by 36 inches; 30 inches by 42 inches. The entire tract shall be shown on one sheet. The following information shall also be included:
A.
The location of that portion which is to be subdivided in relation to the entire tract.
B.
All existing structures and wooded lands within the area to be subdivided and within 200 feet thereof, and the shortest distance from any existing structure to any proposed and existing lot line.
C.
The name of the owner and all adjoining property owners as disclosed by the most recent municipal tax records.
D.
The Tax Map, block and lot numbers and the subdivision application number.
E.
All existing and proposed streets within 200 feet of the area to be subdivided for minor subdivisions with rights-of-way and names indicated.
F.
All subdivisions including more than 5.0 acres or which contain natural drainage ways or soils of poor drainage characteristics must show contours as shown on United States Geological Survey topographic survey sheets.
G.
All proposed lot lines and existing lot lines proposed to be eliminated.
H.
The location and approximate size of all bridges and culverts and the location, direction of flow and approximate drainage area of all streams, brooks, ponds, wet-weather swales and ditches in the area to be subdivided and within 200 feet of the area to be subdivided for minor subdivisions.
I.
A general description of the proposed drainage facilities.
J.
The location and width of all existing and proposed utility easements in the area to be subdivided.
K.
The zoning district within which the proposed subdivision is located. If more than one zoning district is involved, the plat shall indicate the district line(s).
L.
North arrow with reference.
M.
Scale of plat and date of latest revision.
N.
Acreage of the entire tract and the area being subdivided to the nearest tenth of an acre; square footage shall be shown when areas to be subdivided are less than 3.2 acres.
O.
The number of new lots created.
P.
The names, addresses, phone numbers and signatures of the owner, subdivider and person preparing the plat.
Q.
The signature, seal and license number and address of the person preparing the plat.
R.
A key map showing the entire subdivision and its relation to surrounding areas at a scale of not more than 2,000 feet to the inch.
S.
A plat or plan showing the location of all boundaries of the subject property, the location of all 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. The following information shall be included with respect to existing or proposed sanitary facilities:
(1)
On-site treatment facilities. The location, size, type and capacity of any proposed on-site wastewater treatment facilities.
(2)
Soil borings and percolation tests. If on-site sewage disposal is proposed, results of soil borings and percolation tests in accordance with N.J.S.A. 58:11-23 et seq., and the regulations adopted pursuant thereto, shall be submitted at suitable location with a tract map showing location, logs, elevations of all test holes, indicating where groundwater was encountered, estimating the seasonal high-water table and demonstrating that such facility is adequate to meet the water quality standards contained in this chapter.
T.
A soils map, including a county soils survey, which conforms to the guidelines of the United States Department of Agriculture Soil Conservation Service, showing the location of all proposed development.
U.
A map showing existing vegetation, identifying predominant vegetation types in the area, and showing proposed landscaping of the subject property, including the location of the tree line before and after development and all areas to be disturbed as a result of the proposed development.
§ 144-71 Preliminary major subdivision plans.
The preliminary plans shall be clearly and legibly drawn or reproduced at a scale of not less than one inch equals 100 feet unless otherwise specified. All plans shall be designed in compliance with the provisions of this chapter and shall show or be accompanied by the following information on existing and proposed features:
A.
A location map drawn at a scale of either one inch equals 1,000 feet or one inch equals 2,000 feet and showing the location of the entire site and its relation to the surrounding areas. Such map shall show all existing land uses within 500 feet of the site.
B.
Site characteristics maps showing all woodlands, significant individual trees (over 16 inches diameter at breast height), existing streams, ponds and any other watercourses, wetlands and floodplains, as defined by this chapter, and historically, culturally and/or archaeologically significant structure or resource, the topography of the site at two-foot contours and data relating to the soil types present on the site, including the location and results of all soil borings.
C.
A preliminary subdivision plan of the project site at the scale required above showing:
(1)
The tract name, Tax Map sheet, block and lot number in a title block; meridians; North arrow; written and graphic scales; the names, addresses, phone numbers and signatures of the owner and subdivider; the names of all property owners within 200 feet of the extreme limits of the development, as disclosed by the most recent municipal tax records; the name and address of the preparer of the map and his/her professional seal and signature; the development application number; and the date of original preparation and of each subsequent revision thereof.
(2)
The acreage of the original tract being subdivided measured to the nearest one thousandth of an acre and the number of the new lots created.
(3)
The zoning district within which the proposed subdivision is located. If more than one zoning district is involved, the plan shall indicate the district line(s).
(4)
The locations and dimensions of existing and proposed railroad rights-of-way, bridges and natural features, such as wooded areas, and any extensive rock formations, both within the tract and within 200 feet of its boundaries.
(5)
All proposed lots, including existing lot lines to remain and those to be eliminated and all setback lines required by the Zoning Ordinance with the dimensions thereof, and the areas of all lots shown measured to the nearest square foot. Any lot(s) to be reserved or dedicated to public use shall be identified in the proposed use of lots for other than residential developments and shall be shown.
(6)
Locations of all existing structures showing existing and proposed front, rear and side yard setback distances and an indication of whether the existing structures and uses will be retained or removed.
(7)
The names, locations and dimensions (cartway and right-of-way widths) of all streets, both existing and proposed, within a distance of 500 feet from the boundaries of the subdivision, showing any connections from the proposed streets to existing streets and to those proposed arterial and collector streets as shown on the Master Plan or Official Map, as adopted.
D.
A preliminary stormwater management plan at the same scale as the subdivision plan showing:
(1)
All existing and proposed watercourses, including lakes and ponds, including water level elevations.
(2)
Cross sections of watercourses and/or drainage swales at an approximate scale showing the extent of floodplain, top of bank, normal water levels and bottom elevations at the following locations:
(a)
At any point where a watercourse crosses a boundary of the development.
(b)
At fifty-foot intervals for a distance of 500 feet upstream and downstream of any proposed and/or existing culvert or bridge within the subdivision and within 1,000 feet downstream of the development.
(c)
At fifty-foot intervals up to 500 feet upstream and downstream of any point of juncture of two or more watercourses within 1,000 feet of the development.
(d)
At a maximum of five-hundred-foot intervals, but not less than two locations along each watercourse which runs through or within 500 feet of the development.
(e)
When ditches, streams or watercourses are to be altered, 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 accompany it. Where the Universal Soil Equation indicates a tract soil loss during construction in excess of 10 tons per acre per year, an erosion-sedimentation control plan in conformity with the recommendations of the Soil Conservation Service shall be furnished to and approved by the Board Engineer.
(f)
The boundaries of the floodplains of all watercourses within or adjacent to the development.
(3)
The total acreage in the drainage basin of any watercourse running through or adjacent to a development in the area upstream of the development.
(4)
The total acreage in the drainage basin to the nearest downstream drainage structure and the acreage in the development which drains to the structure.
(5)
The location and extent of drainage and conservation easements and stream encroachment lines.
(6)
All existing or proposed storm sewer lines within or adjacent to the development showing size and profile of the lines, direction of flow and the location of each catch basin, inlet, manhole, culvert and headwall.
(7)
The location and extent of any proposed dry wells, groundwater detention basins, retention basins or other water or soil conservation devices.
(8)
Data showing that the developed tract will not discharge stormwater to contiguous neighbors in quantity and rate (cubic feet per second) that exceeds the tract discharge in its natural undeveloped state. The quantity of natural and undeveloped discharge shall be determined utilizing natural and developed parameters and an intensity of six inches of rainfall and/or a fifty-year, twenty-four-hour storm. The excess stormwater shall be suitably detained and discharged at a controlled rate not to exceed the above-mentioned natural site discharge. The detention devices' performance shall also be investigated for storms of lesser frequency. If no watercourse is available for discharge, a retention basin with groundwater recharge may be permitted after the applicant has demonstrated the feasibility of successful operations.
(9)
A plan showing all on-site watershed divides and the appropriate drainage areas to the various collection system inlets, superimposed on a site plan of the development.
E.
A preliminary utilities plan at the same scale of the subdivision plan showing:
(1)
The location of existing utility structures, such as water and sewer mains, gas transmission lines and high-tension power lines on the subdivision and within 200 feet of its boundaries.
(2)
Plans of proposed improvements and utility layouts, storm drains, gas, telephone, television and electricity, showing feasible connections to any proposed utility systems. If private utilities are proposed, they shall comply fully with all Township, county and state regulations. If an existing utility company will provide service, a letter from that company stating that service will be available before occupancy will be sufficient. When individual 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 under conditions designated by the County Board of Health.
F.
Plans, typical cross sections, center-line profiles, tentative grades and details of all proposed streets and of the existing streets abutting the development based on the vertical datum specified by the Board Engineer, including curbing, sidewalks, storm drains and drainage structures. Sight triangles, the radii of curbline and street sign locations shall be clearly indicated at intersections.
G.
A copy of any protective covenants or deed restrictions applying to the land being subdivided shall be submitted with the preliminary plat and application.
§ 144-72 Final plat for major subdivision.
The final plat for major subdivisions shall be drawn in accordance with the requirements for preliminary plats specified in this chapter. The final plat shall show or be accompanied by the same information required for preliminary plat approval in addition to the following:
A.
Tract boundary lines; exterior lines or streets; easements and other rights-of-way; street names; land reserved or dedicated to public use; all lot lines and other site lines with accurate dimensions, bearings or deflection angles; and radii, arcs and central angles of all curves based on an actual survey by a land surveyor licensed to practice in the State of New Jersey. All dimensions of the exterior boundaries of the subdivision shall be balanced and closed to a precision of 1:10,000 and the dimensions of all lot lines to within one to 1:20,000. All dimensions, angles and bearings must be tied to at least two permanent monuments not less than 300 feet apart, and all information shall be indicated on the plat.
B.
At least one comer of the subdivision shall be tied to United States Geological Survey bench marks with data on the plat as to how the bearings were determined.
C.
Block and lot numbers in accordance with established standards and in conformity with the Township Tax Map. Services of the Municipal Tax Assessor will be available to the applicant to assist him in the assignment of lot and block numbers; the Tax Assessor's fee, if any, for such service shall be paid by the applicant.
D.
Cross sections, profiles and established grades of all streets as approved by the Municipal Engineer.
E.
Plans and profiles of all storm and sanitary sewers and water mains as approved by the Planning Board Engineer.
F.
An Engineer's Estimate of Construction Cost of all required improvements in accordance with N.J.S.A. 40:55D-53.
§ 144-73 Minor site plan.
A.
Plats submitted for minor site plan approval shall be as follows:
(1)
Each site plan submitted for approval shall be at a scale of one inch equals 50 feet for a tract up to 40 acres in size; one inch equals 100 feet for a tract between 40 and 150 acres; and one inch equals 200 feet for a tract 150 acres or more.
(2)
All plans shall be certified by a licensed architect or engineer, including accurate lot lines certified by a land surveyor, submitted on one of the following standard sheet sizes: 8 1/2 inches by 13 inches; 15 inches by 21 inches; 24 inches by 36 inches; or 30 inches by 42 inches, and including the following data (if one sheet is not sufficient to contain the entire territory, the map may be divided into sections to be shown on separate sheets of equal sizes, with reference on each sheet to the adjoining sheets): boundaries of the tract; North arrow; date; scale; zone districts in which the lot(s) are located; existing and proposed streets and street names; existing and proposed contour lines based on United States Geological Survey data and topographical surveys not older than two years at five-foot intervals inside the tract and within 200 feet of any paved portion of the tract; title of plans, existing and proposed streams and easements; total building coverage in area and percent of lot; total number of parking spaces; all dimensions needed to conform to this chapter, such as but not limited to buildings, lot lines, parking spaces, setbacks and yards; a small key map giving the general location of the parcel to the remainder of the municipality; and the site relation to all remaining lands in the applicant's ownership.
B.
The plat submitted for approval shall satisfy the following minimum requirements for review and approval:
(1)
Size, height, location and arrangement of all existing and proposed buildings, structures and signs in accordance with the requirements of this chapter, including a licensed architect's and/or engineer's drawing of each building or a typical building and sign showing front, side and rear views and the proposed use of all structures.
(2)
Proposed circulation plans, including access streets, curbs, aisles and lanes, easements, fire lanes, driveways, parking spaces, loading areas, 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 the location of lights, lighting standards and signs and driveways within the tract and within 100 feet of the tract. Sidewalks shall be provided from each building entrance/exit along expected paths of pedestrian travel, such as but not limited to access to parking lots, driveways or other buildings where pedestrian traffic can be expected to be concentrated. Plans shall be accompanied by cross sections of new streets, aisles, lanes and driveways, which shall adhere to the applicable requirements and design standards of this chapter.
(3)
Existing and proposed wooded areas, buffer areas and landscaping shall be shown on the plan. The landscaping plan, including seeded and/or sodded areas, grading, retaining walls, fencing, signs, recreation areas, shrubbery, trees and buffer areas shall be in accordance with applicable requirements of this chapter. These plans shall show the location, species and caliper of plant material for all planted or landscaped areas. Landscaping plans shall incorporate the elements set forth in § 144-94.
(4)
Utilities.
(a)
The proposed location of all drainage (including calculations), sewage and water facilities with proposed grades, sizes, capacities and types of materials to be used, including any drainage easements acquired or required across adjoining properties. The method of sewage and waste disposal and waste incineration, if any, shall be shown; percolation tests and test borings from sufficient locations on the site to allow a determination of adequacy shall be included where septic tanks and leaching fields are permitted and are proposed. Such plans shall be reviewed by the Board of Health and Board Engineer and/or other appropriate authority, as applicable, with recommendations to the Planning Board.
(b)
Proposed lighting facilities shall be included, showing the direction and reflection of the lighting. All public services shall be connected to an approved public utilities system where one exists.
(c)
The applicant shall arrange with the servicing utility for the underground installation for the utility's distribution, supply lines and service connections, in accordance with the provisions of the applicable standard terms and conditions incorporated as part of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners, and the applicant shall provide the municipality with four copies of a final plan showing the installed location of the utilities.
(d)
The applicant shall submit to the Board, prior to the granting of final approval, a written instrument from each serving utility, which shall evidence full compliance or intended full compliance with the provisions of this subsection; provided, however, that lots which abut existing streets where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from these overhead lines, but any new service connections from the utility's overhead lines shall be installed underground. In cases where total electrical and telephone load and service cannot be determined in advance, such as industrial parks, shopping centers, etc., perimeter utility poles may be used, but service to buildings from poles shall be underground.
(5)
A written description of the proposed operations of the building(s), including the number of employees or members of nonresidential buildings; the proposed number of shifts to be worked and the maximum number of employees on each shift; expected truck and tractor-trailer traffic, emission of noise, glare and air and water pollution; safety hazards; and anticipated expansion plans incorporated in the building design.
C.
The applicant may request waivers from any of the required details based upon unique or particular conditions pertaining to the property or intended use. Such evidence shall be presented which shall indicate to the Board that the requested waivers will not affect the Board's ability to make informed decisions concerning the impact of the intended use upon the adjacent property owners, neighborhood, utility systems, traffic and other elements of concern to the Board.
§ 144-74 Preliminary major site plan.
An applicant shall submit a preliminary site plan in tentative form for discussion purposes in conformity with the following minimum requirements:
A.
The preliminary site plan shall be drawn to a scale no less than one inch equals 100 feet, but consideration shall be given to a smaller scale if it permits the total project to be clearly depicted on a standard sheet of the sizes permitted in the Map Filing Law.[1]
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
B.
All plans shall be certified by a licensed architect or engineer, including accurate lot lines certified by a licensed land surveyor in the State of New Jersey.
C.
The plan shall include, but not be limited to, the following:
(1)
A deed plotting of the tract may be submitted in lieu of an actual field survey of the lot lines, but the applicant accepts the responsibility that at final submission, if the accuracy of said deed plotting sufficiently alters the intent of the proposal, the Board shall reserve the right to reject the final submittal without prejudice and require a resubmittal for preliminary approval.
(2)
Topographic contours from the United States Geological Survey quadrangle sheets may be submitted in lieu of an actual field or aerial topographical survey, or the applicant may opt to furnish same. Contours shall extend 200 feet beyond the boundary of the proposal. All existing streams that will receive, either directly or indirectly, the tract stormwater runoff shall be indicated. A key plan of a smaller scale may be shown if it is not practicable to indicate it on the site plan.
(3)
All dimensions needed to confirm conformity to appropriate zoning ordinances, and other zoning criteria, i.e., density, land coverage, etc., shall be indicated.
(4)
All contiguous owners, existing dedicated streets (ownership and route numbers if applicable), existing wooded areas in outline only and geophysical conditions of any open or recreation space to be dedicated for public or quasi-public use.
(5)
An architectural plan and views of each type of building shall be furnished; and certified by an architect licensed in the State of New Jersey.
(6)
Proposed circulation plans, including access streets, easements, and fire lanes and a typical section of all major cartways proposed shall be required.
(7)
The proposed location of all storm drainage and wastewater collection and potable water supply shall be indicated in a schematic phase including the use of stormwater detention facilities, if proposed. The location and size of all existing utilities to be utilized for the proposal shall be clearly indicated on the preliminary site plan.
(8)
Size, height, location and arrangement of all existing and proposed buildings, structures and signs in accordance with the requirements of this chapter.
D.
The plan shall be signed by the applicant and owner and include respective names and addresses.
§ 144-75 Final major site plan.
Plats submitted for final major site plan approval shall be as follows:
A.
Each plan shall be at a scale of one inch equals 50 feet for a tract up to 40 acres in size; one inch equals 100 feet for a tract between 40 and 150 acres; and one inch equals 200 feet for a tract 150 acres or more. All plans shall be certified by a licensed architect or engineer, 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; 15 inches by 21 inches; 24 inches by 36 inches; or 30 inches by 42 inches.
B.
The plat shall include the following data (if one sheet is not sufficient to contain the entire territory, the map may be divided into sections to be shown on separate sheets of equal sizes, with reference on each sheet to the adjoining sheets): boundaries of the tract; North arrow; date; scale; zone district(s) in which the lot(s) are located; existing and proposed streets and street names; existing and proposed contour lines based on United States Geological Survey data and topographical surveys not older than two years, at two-foot intervals inside the tract and within 200 feet of any paved portion of the tract; title of plans; existing and proposed streams and easements; total building coverage in area and percent of lot; total number of parking spaces; all dimensions needed to confirm conformity to this chapter, such as but not limited to buildings, lot lines, parking spaces, setbacks and yards; a small key map giving the general location of the parcel to the remainder of the municipality; and the site relation to all remaining lands in the applicant's ownership.
C.
The plan shall also have the following minimum criteria for review and approval:
(1)
Size, height, location and arrangement of all existing and proposed buildings, structures and signs in accordance with the requirements of this chapter, including a licensed architect's and/or engineer's drawing of each building or a typical building and sign showing front, side and rear elevations and the proposed use of all structures.
(2)
Proposed circulation plans, including access streets, curbs, aisles and lanes, easements, fire lanes, driveways, parking spaces, loading areas, 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 the location of lights, lighting standards and signs and driveways within the tract and within 100 feet of the tract. Sidewalks shall be provided from each building entrance/exit along expected paths of pedestrian travel, such as but not limited to access to parking lots, driveways or other buildings where pedestrian traffic can be expected to be concentrated. Plans shall be accompanied by cross sections of new streets, aisles, lanes and driveways, which shall adhere to applicable requirements of this chapter and applicable design standards in the Subdivision Ordinance.
(3)
Existing and proposed wooded areas, buffer areas and landscaping shall be shown. The landscaping plan, including seeded and/or sodded areas, grading, retaining walls, fencing, signs, recreation areas, shrubbery, trees and buffer areas shall be in accordance with applicable requirements of this chapter. These plans shall show the location, species and caliper of plant material for all planted or landscaped areas. Landscaping plans shall incorporate the elements set forth in § 144-94.
(4)
Utilities.
(a)
The proposed location of all drainage (including calculations), sewage and water facilities with proposed grades, sizes, capacities and types of materials to be used, including any drainage easements acquired or required across adjoining properties. The method of sewage and waste disposal and waste incineration, if any, shall be shown; percolation tests and test borings from sufficient locations on the site to allow a determination of adequacy shall be included where septic tanks and leaching fields are permitted and are proposed. Such plans shall be reviewed by the Board of Health and/or the Board Engineer and/or other appropriate authority, as applicable, with recommendations to the Planning Board.
(b)
Proposed lighting facilities shall be included, showing the direction and reflection of the lighting. All public services shall be connected to an approved public utilities system where one exists.
(c)
The applicant shall arrange with the servicing utility for the underground installation of the utilities' distribution supply lines and service connections, in accordance with the provisions of the applicable standard terms and conditions incorporated as part of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners, and the applicant shall provide the municipality with four copies of a final plan showing the installed location of the utilities.
(d)
The applicant shall submit to the Board, prior to the granting of final approval, a written instrument from each serving utility, which shall evidence full compliance or intended full compliance with the provisions of this subsection; provided, however, that lots which abut existing streets where overhead electric or telephone distribution supply lines and service; connections have heretofore been installed may be supplied with electric and telephone service from these overhead lines, but any new service connections from the utility's overhead lines shall be installed underground. In cases where total electrical and telephone load and service cannot be determined in advance, such as industrial parks, shopping centers, etc., perimeter utility poles may be used, but service to buildings from poles shall be underground.
(5)
A written description of the proposed operations of the buildings, including the number of employees or members of nonresidential buildings; the proposed number of shifts to be worked and the maximum number of employees on each shift; expected truck and tractor-trailer traffic, emission of noise, glare and air and water pollution; safety hazards; and anticipated expansion plans incorporated in the building design. Where the applicant cannot furnish the information required herein because of nondetermination of use, site plan approval may be conditionally granted subject to further review and approval of the applicant's final plans. No certificate of occupancy shall be issued until all such plans are approved.
(6)
An engineer's estimate of construction cost of all required improvements in accordance with MLUL requirements.
(7)
Where the applicant can clearly demonstrate that, because of peculiar or special conditions pertaining to his/her land or the proposed use, the literal enforcement of one or more of these provisions is impracticable or will exact undue hardship, the Planning Board may grant such relief for the goals intended and the rules and standards established herein if it determines that literal enforcement will create an inequitable situation.