A construction permit for a single-family detached dwelling unit or a two-family dwelling unit and/or their accessory building(s) or uses on a lot shall not require site plan approval, except that the use of any existing or proposed principal or accessory building for a home occupation as defined and permitted by this chapter shall require a zoning permit prior to the issuance of a construction permit or certificate of occupancy. The foregoing shall in no way affect the responsibility of an applicant to submit the necessary information and receive the necessary approvals as may be required pursuant to other ordinances.

Any change of use from one permitted category of nonresidential use to another permitted category of nonresidential use shall not require site plan approval if both the Construction Official and Zoning Officer certify to the Board, in writing, that the existing site development meets the requirements of this chapter for the new use category and the new use category does not require an increase in the number of required parking spaces.

Permitted accessory buildings to residential, permitted accessory equine barns and equine shelters (a. less than 300 square feet in area; b. fifteen feet or less in height: c. set back at least 150 feet from a neighboring residential dwelling; and d. will not exceed the permitted building and lot coverage maximum and other ordinance standards), and permitted accessory buildings to agricultural/horticultural uses shall not require site plan approval. Moreover, a zoning permit or building permit shall not be required for a permitted accessory building to a residential use, provided that the accessory building is less than 100 square feet in size, is not situated on a permanent foundation and is the only accessory building of less than 100 square feet without a permanent foundation on the lot. Accessory ground-mounted solar systems on conforming residential lots that occupy an area less than 1,200 square feet (including the aggregate area of multiple systems), that comply with all screening and setback requirements, shall require construction and use permits, but may not require site plan approval. Ground-mounted solar systems that occupy an area larger than 1,200 square feet (including the aggregate area of multiple systems) shall require the appropriate site plan approvals prior to obtaining a zoning permit. See § 145-15.1 for general district regulations applicable to accessory and principal solar and small wind energy systems in all zoning districts. Wind energy systems, where permitted, require the appropriate site plan approval.

Building alterations shall not require site plan approval if the following conditions apply:

Fences not included as part of a site plan application shall not require site plan approval but shall require the issuance of a zoning permit.

Signs not included as part of a site plan application shall not require site plan approval except that any sign exceeding 25 square feet in area shall require minor site plan review and approval. All signs shall require the issuance of a zoning permit except as exempted in § 145-34 of this chapter.

An applicant may elect to file for preliminary and final site plan approval simultaneously to expedite the review process. The site plan shall be prepared according to the requirements stipulated for final approval. Developers electing to bypass the preliminary approval stage are doing so at the peril of added expense if changes in design are required.

At the request of a developer, the Planning Board shall grant one informal review, not to exceed 15 minutes of duration, regarding a concept plan for a development for which a developer intends to prepare and submit an application for development. The fee payable pursuant to Article IX shall be credited toward the application fee payable if the development is pursued.

In the event that a subsequent informal review is requested, the fee as well as the escrow described in Article IX shall be paid and not credited toward any application fee associated with the development.

The developer shall not be bound by any concept plan for which the review is requested, and the Planning Board shall not be bound by any such review.

A developer desiring to have a concept plan informally reviewed by the Planning Board shall so notify the administrative officer at least four weeks prior to the meeting of the Board. The administrative officer shall thereafter notify the developer of the time and place which has been scheduled by the Planning Board for the informal review.

Conceptual meeting. A conceptual meeting is required for all conservation design applications between the applicant, the Planning Board, and the Board's professionals to introduce the applicant to the cluster option review process, to discuss the applicant's objectives, and to schedule site inspections, meetings, and plan submissions as described below. Applicants are encouraged to present the existing conditions plan at the conceptual meeting.

Existing conditions plan. Applicants shall prepare and submit an existing conditions plan prepared in accordance with the requirements contained in § 145-57B(7). The purpose of this key submission is to familiarize the Board with existing conditions on the subject tract and its immediate vicinity, and to provide a complete and factual reference for the site inspection. This plan shall be provided at least 10 days prior to the site inspection, and shall form the basis for the development design discussion as shown on the diagrammatic sketch plan.

Site inspection by Planning Board and applicant. After receipt of the existing conditions plan, the applicant shall arrange for a site inspection of the property by the Planning Board and the Board's planner. If required by law, the site inspection shall be advertised as a special Planning Board meeting. The purpose of the visit is to familiarize the Planning Board with the property's existing conditions and special features, to identify potential site design issues, and to provide an informal opportunity to discuss site design concepts, including the general layout of designated conservation design open space (greenways), if applicable, and potential locations for proposed residential dwellings and street alignments. Comments made by the Planning Board and/or its professionals at this stage shall be interpreted as being only suggestive. It shall be understood by all parties that no formal recommendations can be offered, and no official decisions can be made, at the site inspection.

Presketch plan conference. Subsequent to the site inspection and prior to the submission of a diagrammatic sketch plan, the applicant shall meet with the Planning Board or a designated subcommittee and the Board Planner to discuss the findings of the site inspection and to develop a mutual understanding on the general approach for subdividing and/or developing the tract in accordance with the four-step design procedure described in § 145-57D of this chapter, where applicable. At the discretion of the Board, this conference may be combined with the site inspection.

Sketch plan submission and review. A sketch plan shall be submitted by the applicant as a diagrammatic basis for informal discussion with the Planning Board regarding the design of the proposed major subdivision or site plan in accordance with § 145-55F. The sketch plan submission is required as a means of developing a better understanding of the property and an overall design approach that respects its special or noteworthy features, while providing for the base or enhanced density permitted under the zoning district regulations.

Preliminary plan submittal, determinations of completeness, review and approvals. The four-step design process described in § 145-57D shall be followed when the applicant decides to utilize one of the conservation design development options specified for the AR, RR, and SR Districts. The preliminary plan must also comply with the submission requirements of § 145-57B.

Final plan preparation. Incorporation of all preliminary plan approval conditions, documentation of all other agency approvals, as applicable. Submission, determination of completeness, review, and approval. The final plan must also comply with the submission requirements of § 145-58B.

Municipal Board signatures.

Recording of approved final subdivision or site plan with County Clerk's office.

Applicability. All applicants seeking to exercise a conservation design development option specified in the Zoning Ordinance shall submit a sketch plan for review by the Planning Board. The submission of a sketch plan does not constitute formal filing of a subdivision or site plan with the Township Planning Board, and shall not commence the statutory review period as specified by the Municipal Land Use Law. The procedures for submission of a diagrammatic sketch plan are described below, and may be altered only at the discretion of the Board.

To provide a full understanding of the site's development potential and to facilitate the most effective exchange with the Planning Board, a sketch plan shall be submitted that includes the information listed below as a precedent to the preliminary subdivision plan. The sketch plan needs to be sufficiently definitive with regard to location with the understanding that minor changes will be required during detailed site design.

The objective of the sketch plan review process is to establish the basis of detailed design. Nonetheless, the applicant and the Planning Board shall not be bound by any comments or recommendations made during the sketch plan review process.

Sketch plan submission and review. Copies of the diagrammatic sketch plan, meeting the requirements set forth above, shall be submitted to the Planning Board Secretary for distribution at least two weeks prior to the Planning Board meeting at which the sketch plan is to be discussed. The sketch plan shall diagrammatically illustrate the applicant's initial thoughts about a conceptual layout for open space (greenway) lands, residential dwelling locations, and street alignments, and shall be based closely upon the information contained in the existing conditions plan. The sketch plan shall also be designed in accordance with the four-step design process described in § 145-57D and with the design review standards listed in § 145-28.3.

The Planning Board shall review the sketch plan in accordance with the criteria contained in this chapter and other applicable ordinances of the Township and shall informally advise the applicant the extent to which the proposed subdivision or land development conforms to the relevant standards of this chapter. Sketch plan modifications that would increase the degree of conformance may be suggested. The sketch plan review shall include but will not be limited to the following:

The fee schedule for a sketch plan review is shown in Article IX, § 145-60, Fees. The sketch plan fee shall be credited toward the preliminary plan application fee that is payable if the development plan is pursued.

Each minor plat or minor plan shall be drawn by a professional engineer and/or land surveyor licensed to practice in the State of New Jersey and shall bear the signature, seal, license number and telephone number of said professional engineer and/or land surveyor; provided, however, that all engineering data shall be signed and sealed by a professional engineer and all surveying data shall be signed and sealed by a professional land surveyor.

Each submission shall be drawn at an appropriate scale not less than one inch equals 100 feet and shall be submitted on one of three of the following standard sheet sizes: 8 1/2 inches by 13 inches; 15 inches by 21 inches; or 24 inches by 36 inches, with all sheets submitted of the same size.

Each minor plat or plan shall show the following information, as such information is applicable to the minor subdivision or minor site plan submission:

The Planning Board, with the assistance of the Board Engineer and Board Attorney, shall review the aforesaid application for the purpose of determining, within 45 days of its submission, whether said application is complete. Thereafter:

On the date the aforesaid application is certified complete, or on the 46th day following the submission of the application in the event that the Board fails to make a determination of completeness, as the case may be, the applicable time period within which the Board must act upon the application shall commence. In any case, the applicant is obliged to prove that he or she is entitled to approval of the application. The Board may subsequently require correction of any information found to be in error, may require submission of additional information not specified in this chapter and/or may require revisions in the application documents, all as are reasonably necessary to make an informed decision as to whether the requirements for approval of the application have been met; provided, however, that the application shall not be deemed incomplete for lack of any such additional information or revisions.

Distribution of documents.

The Planning Board shall take action on minor subdivision and minor site plan applications within 45 days after the application has been certified complete by the Board or within such further time as may be consented to by the applicant. Failure of the Board to act within the prescribed time period shall constitute approval of the application, provided that any minor subdivision or minor site plan application which includes any requested variance relief pursuant to N.J.S.A. 40:55D-60 and § 145-54A(2) of this chapter shall be acted upon within 120 days or within such further time as may be consented to by the applicant.

The Zoning Board shall take action on a minor subdivision or minor site plan application under its jurisdiction in the time frame(s) as prescribed in Subsection C(4) hereinabove unless said minor subdivision or minor site plan application is being considered by the Zoning Board of Adjustment simultaneously with an application for a use variance in accordance with N.J.S.A. 40:55D-70d and § 145-47D of this chapter, in which case the Zoning Board of Adjustment shall act upon all aspects of the application within 120 days after the application has been certified complete by the Zoning Board of Adjustment or within such further time as may be consented to by the applicant. Failure of the Board to act within the prescribed time period shall constitute approval of the application.

The professional staff of the Board and any designated Development Review Committee shall read any written reports submitted concerning the application and shall review the submission to ascertain its conformity with the requirements of this chapter. The professional staff of the Board and any designated Development Review Committee shall offer its recommendations to the Planning Board.

Any proposed application for development determined by the Board to be creating, imposing, aggravating or leading to the possibility of an adverse effect upon either property in question or upon any adjacent properties may be required to be revised to remove any adverse effect(s) prior to further review or approval by the Board; or, where the remaining portion of the original tract is sufficient to be subdivided or developed further, the applicant may be required to submit a sketch of the entire remaining portion of the tract to indicate a feasible plan whereby the applied for subdivision or development, together with subsequent subdivision(s) or development(s), may be submitted that will not create, impose, aggravate or lead to any adverse effect.

All hearings held on applications for minor site plan approval shall require public notice of the hearing. The Board shall set the date, time and place for the public hearing and shall inform the applicant of this at least 14 days prior to said hearing date. Notice of the hearing shall be given by the applicant at least 10 days prior to the date of the hearing. (See § 145-51D.)

For any application that is heard by the Planning Board and is continued for additional studies, reports, plans or revisions to previously submitted material, the new or revised material must be submitted to the Township at least 10 days prior to the hearing at which the new material is to be considered by the Board.

When a minor subdivision or minor site plan is approved by the Board, a notation to that effect, including the date of approval, shall be made, and at least 10 prints of the plat or plan and any related deed descriptions to be filed with the County Recording Officer shall be signed by the Board Engineer and the Chairman and Secretary of the Board (or the Acting Chairman or Secretary where either or both may be absent). No further approval of the application shall be required, and the Secretary of the Board, within 10 days of the date of approval, shall notify the applicant of the Board's action. Additionally, the Secretary of the Board shall forward the applicant a copy of the approved resolution, adopted in accordance with § 145-51F of this chapter, within 10 days of its adoption by the Board.

When a minor subdivision or minor site plan is disapproved by the Board, the Secretary of the Board, within 10 days of such action, shall notify the applicant of such disapproval. Additionally, the Secretary of the Board shall forward the applicant a copy of the disapproval resolution, adopted in accordance with § 145-51F of this chapter, within 10 days of its adoption by the Board, setting forth the reasons for the disapproval.

Filing.

The zoning requirements and general terms and conditions, whether conditional or otherwise, shall not be changed for a period of two years either after the date on which the resolution of approval is adopted by the Board for a minor subdivision or after the date of approval by the Board of a minor site plan. The Board shall grant an extension of this period for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued the approvals. A developer shall apply for this extension before what would otherwise be the expiration date or the 91st day after the date on which the developer receives the last of the legally required approvals from the other governmental entities, whichever occurs later.

Before the Secretary of the Board returns any approved minor subdivision or minor site plan to the applicant, the applicant shall provide additional copies of the plat or plan as may be necessary in order to furnish copies to each of the following:

The Subdivision Committee, with the assistance of any professional(s) it deems appropriate, shall review the application for the purpose of determining, within 45 days of its submission, whether or not said application is complete. Thereafter:

In the event the Subcommittee denies the request, the applicant shall be informed within 10 days, in which event the applicant may request a hearing by the full Board.

In the event the Subdivision Committee approves the minor subdivision and/or site plan, the procedures, if not inconsistent herewith, set forth in § 145-56C above captioned "Action by the Township on minor subdivision plats and minor site plans if variances are requested," shall be complied with, including, but not limited to, the filing of the deed(s) with the Salem County Clerk, submission of evidence of compliance with conditions, distribution of approval resolution by the Board's Secretary, etc.

The applicant shall submit to the administrative officer: five copies of the preliminary plat or preliminary plan; five completed copies of the appropriate applications, which includes the checklists pursuant to N.J.S.A. 40:55D-10.3 attached to this chapter; five copies of any protective covenants or deed restrictions applying to the land being subdivided or developed; five copies of the environmental impact statement; and a fee in accordance with Article IX of this chapter.

The application shall contain an acknowledgment signed by the applicant stating that the applicant is familiar with the procedure set forth herein for submitting and acting upon preliminary major subdivision plats and preliminary major site plans and agrees to be bound by it. The administrative officer shall process the application and shall issue an application number. Once an application has been assigned a number, such number shall appear on all papers, maps, plats or plans and other documents submitted for processing in conjunction with the application.

Any applicant proposing to develop a solar or wind energy system with the primary purpose of selling energy back to the grid or to another party or for installations that occupy an area larger than one acre shall provide, as part of a site plan application, the following:

Professional preparation. Each preliminary plat shall be drawn by a professional engineer and/or land surveyor licensed to practice in the State of New Jersey, provided that all engineering data shall be signed and sealed by a professional engineer and all surveying data shall be signed and sealed by a professional land surveyor.

Plat format. Each preliminary plat shall be drawn at an appropriate scale not less than one inch equals 50 feet submitted on one of four 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. All plan sheets shall be the same size and shall be folded into eighths with the title block revealed.

Overall subdivision plan. If more than one sheet is required to show the entire tract being subdivided at the specified plat scale, an overall subdivision plan at a scale of not less than one inch equals 100 feet shall be submitted showing the entire subdivision and shall contain a key sheet indicating the sheets on which the various sections are shown.

Title block. The title block on each sheet shall be in accordance with N.J.S.A. 45:8-36 and shall include the following information:

North arrow on each plat or map.

Title sheet. Each major subdivision plat shall show the following information on the title sheet:

Existing conditions plan. The existing site conditions shall be shown on an existing conditions plan signed by a professional land surveyor that includes the following information:

Subdivision plat. The preliminary major subdivision plat shall show the following information:

Grading/drainage plan. The grading plan shall clearly indicate existing and proposed site grading. The grading/drainage plan can be combined with the utilities plan to reduce the number of drawings, provided that the information is clearly represented.

Utility plan. The utilities plan shall clearly indicate existing and proposed utilities. The utilities plan may be combined with another required plan provided that the information is clearly presented.

Landscaping plan. The landscaping plan shall indicate existing vegetative conditions, areas that are to be protected or preserved, and proposed landscaping. The landscaping plan may be combined with another required drawing provided that the information is clearly presented.

Lighting plan. The lighting plan shall indicate the existing and proposed site lighting conditions. The lighting plan may be combined with the landscaping plan to reduce the number of drawings.

Soil erosion and sediment control plan. The soil erosion and sediment control plan shall be prepared in accordance with N.J.S.A. 4:24-39 et seq.

Environmental impact statement (EIS). The EIS is defined as a standalone document that contains a comprehensive evaluation of environmental conditions and impacts prepared by a recognized environmental professional in accordance with § 145-57.1 of this chapter. The EIS must be technically complete for the subdivision application to be considered complete and shall include the following:

Stormwater management report. The stormwater management report shall contain a complete discussion of the design basis of proposed stormwater management facilities and the proposed means of maintaining the system. The specific elements of the report shall include:

Architectural plans. The subdivision application shall be accompanied by preliminary architectural drawings of the proposed structures prepared by a licensed architect showing the typical building elevations of the proposed dwellings or structures.

Preliminary greenway ownership and management plan. The boundaries, acreage and proposed ownership of all proposed greenway areas shall be shown on the preliminary greenway ownership and management plan. In addition, the applicant shall also submit a preliminary greenway ownership and management plan detailing the entities responsible for maintaining various elements of the property and describing management objectives and techniques for each part of the property. Such management plans shall be consistent with the requirements of § 145-42.1.

General provisions. The impact on the environment generated by land development necessitates a comprehensive analysis of the variety of problems that may result and the actions that can be taken to minimize the problems. It is further recognized that the level of detail required for various types of applications will vary depending upon the size of the development, the nature of the site, the location of the development and the information already in the possession of the Township. Therefore, having determined that some flexibility is needed in preparing the environmental impact statement, the requirements for such a document pertaining to different types of development applications are listed below:

Submission format. When an environmental impact statement is required, the applicant shall retain one or more competent professionals to perform the necessary work. The qualifications and background of the professionals shall be provided, and the method of investigation shall be described. All applicable material on file in the Township pertinent to evaluation of regional impacts also shall be considered. Furthermore, as much original research as necessary shall be conducted to develop the environmental impact statement. All environmental impact statements shall consist of written and graphic materials which clearly present the required information utilizing the following format:

Disposition by the Board. The Board shall review the information furnished in the environmental impact statement in the context of the overall design of the proposed development and the relationship of the proposed development to the environment. The information is to be used solely to help ensure that the proposed development will cause no reasonably avoidable damage to any environmental resource.

Step 1: delineation of greenway lands.

Step 2: location of proposed residential dwellings. The subdivision plan shall identify the proposed residential dwelling locations based on the proposed conservation design open space (greenways) delineation as well as other relevant data on the existing conditions plan, such as topography and soils. The proposed residential dwelling locations should generally be located no closer than 100 feet from primary conservation areas and 50 feet from Secondary conservation areas, taking into consideration the potential negative impacts of residential development on such areas as well as the potential positive benefits of such locations to provide attractive views and visual settings for residences.

Step 3: location of infrastructure: streets, trails, stormwater management and sewage facilities. After the house sites have been identified, a street plan shall be developed to provide vehicular access to each house, complying with the standards herein and bearing a logical relationship to topographic conditions. The impact of the street plan on proposed greenway lands shall be minimized, particularly with respect to crossing environmentally sensitive areas such as wetlands and traversing slopes exceeding 15%. Street connections shall generally be encouraged to minimize the number of new culs-de-sac to be maintained by the municipality and to facilitate access to and from homes in different parts of the tract (and adjoining parcels). The preferred locations for stormwater and wastewater management facilities shall be identified using the existing conditions plan and proposed greenway lands as the base maps. Opportunities to use these facilities as an additional buffer between the proposed greenway lands and development areas are encouraged. These facilities should generally be designed to improve the quality of stormwater runoff and wastewater effluent with emphasis placed on achieving maximum groundwater recharge. The facilities should be located in areas identified as groundwater recharge areas as indicated on the existing conditions plan. The design of the facilities should strive to use the natural capacity and features of the site to facilitate the management of stormwater and wastewater generated by the development.

Step 4: drawing in the lot lines. Upon completion of the preceding three steps, lot lines are drawn as required to delineate the boundaries of individual residential lots. The lot lines shall be drawn to conform to the zoning district requirements for the conservation development option and to sound planning principles.

Applicants shall submit four separate sketch maps indicating the findings of each step of the design process, if so requested by the Planning Board.

The Planning Board, with the assistance of the Board Engineer and Board Attorney, shall review the aforesaid application for the purpose of determining, within 45 days of its submission, whether said application is complete. Thereafter:

On the date the aforesaid application is certified complete, or on the 46th day following the submission of the application in the event that the Board fails to make a determination of completeness, as the case may be, the applicable time period within which the Board must act upon the application shall commence. In any case, the applicant is obliged to prove that he or she is entitled to approval of the application. The Board may subsequently require correction of any information found to be in error, may require submission of additional information not specified in this chapter and/or may require revisions in the application documents, all as are reasonably necessary to make an informed decision as to whether the requirements for approval of the application have been met; provided, however, that the application shall not be deemed incomplete for lack of any such additional information or revisions.

Distribution of documents.

The Planning Board shall take action on a preliminary major site plan application involving 10 acres of land or less and 10 dwelling units or less and/or a preliminary major subdivision application involving 10 lots or less within 45 days after the application has been certified complete or within such further time as may be consented to by the applicant. Failure of the Board to act within the prescribed time period shall constitute approval of the application, provided that any preliminary major site plan or preliminary major subdivision application which includes any requested variance relief pursuant to N.J.S.A. 40:55D-60 and § 145-54A(2) of this chapter shall be acted upon within 120 days or within such further time as may be consented to by the applicant.

The Planning Board shall take action on a preliminary major site plan application involving more than 10 acres of land or more than 10 dwellings and/or a preliminary major subdivision application involving more than 10 lots within 95 days after the application has been certified complete or within such further time as may be consented to by the applicant. Failure of the Board to act within the prescribed time period shall constitute approval of the application, provided that any preliminary major site plan or preliminary major subdivision application which includes any requested variance relief pursuant to N.J.S.A. 40:55D-60 and § 145-54A(2) of this chapter shall be acted upon within 120 days or within such further time as may be consented to by the applicant.

The Planning Board shall take action on a preliminary major site plan application and/or preliminary major subdivision application under its jurisdiction in the time frame(s) as prescribed in Subsection F(4) and (5), unless said application is being considered simultaneously with an application for a use variance in accordance with N.J.S.A. 40:55D-70d, in which case the Board shall act upon all aspects of the application within 120 days after the application has been certified complete by the Planning Board or administrative officer or within such further time as may be consented to by the applicant. Failure of the Board to act within the prescribed time period shall constitute approval of the application.

The professional staff of the Board and any designated Development Review Committee shall read any written reports submitted concerning the application and shall review the submission to ascertain its conformity with the requirements of this chapter. The professional staff of the Board and any designated Development Review Committee shall offer its recommendations to the Planning Board.

Any proposed application for development determined by the Board to be creating, imposing, aggravating or leading to the possibility of an adverse effect upon either the property in question or upon any adjacent properties may be required to be revised to remove any adverse effect(s) prior to further review or approval by the Board; or, where the remaining portion of the original tract is sufficient to be subdivided or developed further, the applicant may be required to submit a sketch of the entire remaining portion of the tract to indicate a feasible plan whereby the applied for subdivision or development, together with subsequent subdivision(s) or development(s), may be submitted that will not create, impose, aggravate or lead to any adverse effect.

All hearings held on applications for preliminary major subdivision and/or preliminary major site plan approval shall require public notice of the hearing. The Board shall set the date, time and place for the public hearing and shall inform the applicant of this at least 14 days prior to said hearing date. Notice of the hearing shall be given by the applicant at least 10 days prior to the date of the hearing. (See § 145-51D.)

For any application that is heard by the Planning Board and is continued for additional studies, reports, plans or revisions to previously submitted material, the new or revised material must be submitted to the Township at least 10 days prior to the hearing at which the new material is to be considered by the Board.

In the case of planned developments only, the Board shall find the following facts and conclusions prior to granting approval:

If the Board acts favorably on the preliminary plat or plan, the Board Engineer and the Chairman and Secretary of the Board (or the acting Chairman or Secretary, where either or both may be absent) shall affix their signatures to at least 10 copies of the plat or plan with the notification that it has been approved. The applicant shall furnish such copies to the Board.

Should minor revisions or additions to the plat or plan be deemed necessary, the Board may grant preliminary approval subject to specified conditions and receipt of revised plans within 30 days from the date of said approval. Revised plans will then be reviewed by the Board to verify conformity with the Resolution of Approval within 30 days after receipt of the revised submission. Five copies of the revised, verified plan shall then be signed by the Board Engineer. Two copies will be sent to the Township, and one copy will be returned to the applicant. After the final development plans have been approved by the Board Engineer, seven complete sets should be submitted to the Township. The plans will be stamped approved and distributed to staff with one set returned to the applicant.

Any substantial plan revision required by an outside reviewing agency, including the County Planning Board, after final action by the Planning Board will require a new substantive review. Whenever a development application which has been the subject of a public hearing has been substantially amended, the Board shall require that an amended plat or plan be submitted and acted upon as in the case of the original application.

If the Board, after consideration and discussion of the preliminary plat or plan, determines that it is unacceptable, a notation shall be made by the Chairman of the Board to that effect on the plat or plan and a resolution adopted in accordance with § 145-51F of this chapter, setting forth the reasons for such rejection. One copy of the plat or plan and said resolution shall be returned to the applicant within 10 days of the adoption of said resolution.

Preliminary approval shall confer upon the applicant the following rights for a three-year period from the date on which the resolution of preliminary approval is adopted:

In the case of a subdivision or of a site plan for an area 50 acres or more, the Board may grant the rights referred to in Subsection F(1) hereinabove for such period of time, longer than three years, as shall be determined by the Board to be reasonable, taking into consideration:

The applicant may apply for thereafter, and the Board may thereafter grant, an extension to preliminary approval for such additional period of time as shall be determined by the Board to be reasonable, taking into consideration:

Whenever the Board grants an extension of preliminary approval pursuant to Subsections F(1)(c) or F(2) hereinabove and preliminary approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for the extension either before or after what would otherwise be the expiration date.

The Board shall grant an extension of preliminary approval for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued the approvals. A developer shall apply for this extension before what would otherwise be the expiration date or the 91st day after the date on which the developer receives the last of the legally required approval from the other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Board from granting an extension pursuant to Subsections F(1)(c) or F(2) hereinabove.

Cover page. The cover page shall indicate the name or title of application; the name of the proposed facility; the location within the Township; the name, address and telephone number of the person who prepared the EIS; and the date of preparation.

Summary. A one-page executive summary shall be placed at the beginning of the EIS and shall contain a brief description of the proposed facility; a summary of major beneficial and adverse environmental impacts; a summary of alternatives considered; and the regulatory approvals required for the proposed facility.

Table of contents. The EIS shall contain a table of contents indicating the page numbers of the major sections and subsections.

EIS worksheet and Joint Environmental Commission (JEC) coordination. The EIS shall contain proof that it has been transmitted to the JEC for review. The EIS summary worksheet form (§ 145-69) should be completed and submitted with the EIS.

Environmental inventory. The applicant shall succinctly describe the existing environmental conditions of the site and surrounding region in sufficient detail to assist in the location and design of the facility, provide a basis for the applicant's assessment of the probable beneficial and adverse impacts of the proposed facility and enable the Township to make the findings for permit approval. The environmental inventory shall fully comply with Subsection G of this section.

Project description. The applicant shall succinctly describe the proposed project both during construction and operation of the facility. The project description shall include written text and graphic materials, including a site plan which may contain much of the project description information. General project description requirements for each facility type as required herein.

Unavoidable adverse environmental impact. The applicant shall describe probable adverse environmental impacts of the facility that cannot be avoided, including irretrievable commitments of resources, which shall be listed in the order of their relative magnitude. The negative and positive impacts of the project both during and after construction shall be addressed. The specific concerns that shall be considered include the following and shall be accompanied by specific quantitative measurements where possible and necessary:

Mitigation. The applicant shall describe the steps that will be taken to minimize or avoid adverse environmental impacts during the facility's construction, operation or removal, both at the site and in the surrounding region. The applicant's program for ascertaining and verifying the accuracy of the environmental assessment of the facility and the actual effects of project construction shall also be described. In particular, the mitigative measures employed may include, but not be limited to, soil erosion and sediment control measures, sewage disposal techniques, water and energy conservation measures, landscaped buffers, and stormwater control measures.

Alternatives. The applicant shall identify, describe and analyze alternatives to all or any part of the proposed facility, including the alternatives of no action, alternative sites, alternative uses of the site, and postponing construction. The discussion of alternatives shall include an evaluation of methods of avoiding or minimizing some or all of the probable adverse environmental impacts of the project. The costs and benefits of the alternatives shall be analyzed and presented. Reasons for the acceptability or nonacceptability of each alternative shall be given.

Required licenses, permits and approvals. The applicant shall list all known licenses, permits and other approvals required by Township, county, state or federal law for the construction and operation of the proposed facility. The status of each approval shall be identified.

Documentation. The applicant shall prepare a reference list using a consistent standard format of all published materials, reports, manuscripts or other written sources of information on the facility, its site and surrounding region consulted and employed in the preparation of the environmental impact statement. A separate reference list of all government agencies and individuals that either provided information orally and by letter or coordinated the EIS shall be prepared, with the dates and locations of all meeting specified. The documentation section shall also indicate the person(s) that prepared each major section and subsection of the EIS, including their qualifications.

General site location map. The site of the proposed facility shall be located generally on a United States Geological Survey Map of the Township.

Site location map. A site location map shall be provided consistent with the standards established for site plan submission.

Site constraints map. A site constraints map shall be submitted indicating all of the existing site conditions that may limit, hinder, or prevent development, such as woodlands, floodplains, delineated wetlands, wetland buffers, surface water bodies and steep slopes. Any substantive site constraints shall be shown on the site constraints map.

Existing regional conditions. The existing and proposed supply of, and estimated need for, the proposed facility or land development shall be described for the relevant surrounding region.

Geology. A map and text shall describe the underlying geology and its impact on site development.

Topography. Existing slope analysis with slopes of zero to 1%, 2% to 4%, 5% to 9%, 10% to 14%, and 15% or more delineated.

Soils. A map and text shall identify and describe the site soil characteristics, including but not limited to:

Fill conditions. The location, nature and thickness of any areas containing landfill materials on and within 100 feet of the site, a description of the landfill materials, and the appropriate beginning and cessation dates of landfill activities. Any areas of historic fill shall be defined and characterized.

Resource potential. Potentially valuable mineral, gravel or other subsurface resources of the site shall be identified.

Hydrology. A topographic map of the site and its surroundings to a distance of 100 feet, with contour intervals consistent with those required for subdivision/site plan submissions and accompanied by appropriate text, shall identify and describe the following items:

Vegetation. A map and text shall identify and describe the vegetation of the site, including but not limited to the following items:

Wildlife. A map and text shall identify and describe the wildlife of the site (indicated by their common and scientific names), including but not limited to the following items:

Water quality.

Water supply. The existing and proposed potable water supply system available to the site shall be identified and described in maps and text, indicating the source of supply, the adequacy of supply, pressure and volume of water available, and the anticipated maximum water demands of the project. All proposed water conservation measures shall be described.

Sewerage system.

Air quality. The existing air quality of the site and its surrounding region shall be evaluated and described, using monitoring data collected by and available from the New Jersey Department of Environmental Protection. The applicant may also monitor the existing air quality, or estimate air quality utilizing other sources of information.

Energy. The energy supplies available for delivery to the site shall be estimated, with types of energy, points of origin and means of transmission and delivery described and located. The percent of existing supply presently utilized shall be identified and, if applicable, differences is seasonal demands shall be indicated. All proposed energy conservation methods shall be described.

Public services. Existing public and private services relevant to the proposed facility and available at the site and its surrounding region shall be described and located. Such services shall include, but not be limited to police and fire protection, first aid and ambulance services, health services, solid waste and garbage services, public and private educational facilities and commercial facilities.

Outdoor recreation. A map and accompanying text shall identify the site and locate and describe the types and quantities, physical accessibility and availability for public use of recreation facilities and services within one mile of the site, including but not limited to the following: waterways, wetlands, marinas, boat docks and launching platforms, playgrounds, parks, forests, natural areas, tennis courts, swimming pools, bikeways, etc. The extent of existing used and of unused capacity of these facilities shall also be indicated. The proposed on-site or off-site recreational facilities that will be developed by the applicant shall be described.

Transportation. The existing and known proposed transportation system available to the site and its surrounding region shall be described and located on a map at an appropriate scale. The highway and road network, other forms of public and private, individual and mass transportation, frequencies, volumes, peak periods and routes shall be identified. The relationship between places of employment and residential areas in the region shall be discussed.

Historic and cultural resources. The social, economic and community history of the site and its relevant surrounding region shall be described. Areas and sites of archaeological, architectural, anthropological and historic significance, including those proposed for nomination or included in the National State Register of Historic Places, shall be identified, described and located on a map. An awareness of both aboveground and below ground cultural resources, if any, should be reflected in this section, which should include a synopsis of the effort and method that is the basis for this awareness.

Aesthetics. The existing visual character and scenic attributes of the built and natural environment of the site and its relevant surrounding region, including common and significant views and vistas to and from the site, shall be described and depicted graphically, as appropriate.

Demographic, social and economic conditions. A general demographic profile of the municipality and county in which the proposed facility is located shall be prepared, including data on the age, family income and occupation distribution of the population, as well as recent demographic trends. The relevant general social and economic problems and opportunities of the site and its relevant surrounding region, including housing considerations, municipal and county government revenues and expenditures, employment and property values and the relevant legitimate economic aspirations of the inhabitants of the area shall be discussed.

Hazardous materials. Any known or suspected deposits of man-made regulated hazardous materials, including hazardous wastes, such as contaminated soil, aboveground or below ground oil storage tanks or abandoned chemical storage facilities, shall be described. The applicant shall specify whether such deposits are to be removed from the site in compliance with applicable Department of Environmental Protection rules and regulations. A Phase I ESA prepared in accordance with ASTM and NJDEP technical guidance shall be submitted. Any site investigations recommended by the Phase I analysis shall be undertaken and described in the EIS including soil sampling on former agricultural lands in accordance with the NJDEP Task Force Recommendations for historic residual pesticide contamination.

Scope of impact assessment. All projects located within the AR Districts, or within 500 feet of the limits of the AR Zoning Districts' limits, must prepare a comprehensive agricultural impact analysis since, by definition, major land development is secondary to agricultural activities within all AR Zoning Districts. If the project is a proposed residential development within the VN, SR, or RR Zoning Districts, or a proposed commercial development project within the NC or HC Zoning Districts, and is not located within 500 feet of the AR Zoning District, and conforms to the intent and purpose of the Master Plan, the AIA may address the agricultural impacts in a concise manner.

Context. The AIA must indicate whether the project is within or within 500 feet of any county or Township agricultural development areas (ADAs) and must address the impact of land conversion on all applicable farmland preservation plans. The applicant must specifically address whether any lands located within 500 feet of the subject property are within the eight-year or permanent farmland preservation programs or have applied for inclusion within either program.

Soil resources. The applicant must address the presence of soils of prime and statewide importance on the subject property as defined by the Natural Resource Conservation Service (NRCS). These soils are considered a limited resource in the State of New Jersey. The applicant must also address the relative importance of these soils, the significance of their permanent conversion to nonagricultural use, and the extent to which such conversion will impact the Township's farmland preservation objectives.

ADA impact. If the parcel is located within the Township ADA, the applicant must address the nature, extent, and significance of the impact of the proposed conversion to nonagricultural purposes on the Township's planning incentive grant ("PIG grant") program. In particular, the applicant must address the project's impact on the Township's objective to establish permanent contiguous agricultural districts unobstructed by residential activities where farming is most efficient.

Adjacent lands. The Agricultural Impact Assessment must include a specific discussion of the nature of agricultural enterprises located within 500 feet of the subject property by describing all farming activities that are involved in such enterprises and the potential impact of residential uses on those activities. These impacts may include, but are not be limited to, potential for pilfering of products, physical land or crop destruction by children and domestic pets, presence of windblown litter, and limitations on farm access or agricultural practices, despite "right-to-farm" and other applicable laws. The applicant must also address whether the project is likely to trigger further agricultural land conversion, and the nature and extent of the project's short- and long-term subjective impact on the Township's rural landscape.

Mitigation. The applicant must address the extent to which the project will mitigate the agricultural impacts. Mitigation may take several forms including, but not limited to, the following:

Unavoidable impacts. All agricultural impacts that cannot be mitigated must be identified. Applicants must present sufficient data and analysis to confirm that, on balance, the detriments of these unavoidable impacts are substantially outweighed by the project's benefits.

All details stipulated in § 145-56B of this chapter.

All additional details required at the time of preliminary approval, including a copy of the signed preliminary plat or plan in conformance with the resolution of approval.

A section or staging plan, if proposed, indicating the portion of the tract to be considered for final approval as part of the current application and the relationship of the portion of the tract to the remaining land area, including all applicable comparisons, such as parking spaces, building coverage, lot coverage, open space areas and number of lots.

Detailed architectural and engineering data, including:

Evidence that a duplicate copy(ies) of the application for development has been filed with any other agency having jurisdiction over any aspect of the proposed development.

The final submission shall be accompanied by the following documents:

Final greenway ownership and management plan. This plan shall indicate the precise boundaries, exact acreage, and proposed ownership of all proposed greenway areas. A narrative report shall also be prepared indicating how and by whom such greenway areas will be managed and demonstrating compliance with § 145.42.1.

Community association document. A community association document, also known as a homeowners' association document or a condominium association document, shall be provided for all subdivision and land development applications which propose lands or facilities to be used or owned in common by all the residents of that subdivision or land development and not deeded to the municipality. The elements of the community association document shall include but shall not necessarily be limited to the following:

The Planning Board, with the assistance of the Board Engineer and Board Attorney, shall review the aforesaid application for the purpose of determining, within 45 days of its submission, whether said application is complete. Thereafter:

On the date the aforesaid application is certified complete, or on the 46th day following the submission of the application in the event that the Board fails to make a determination of completeness, as the case may be, the applicable time period within which the Board must act upon the application shall commence. In any case, the applicant is obliged to prove that he or she is entitled to approval of the application. The Board may subsequently require correction of any information found to be in error, may require submission of additional information not specified in this chapter and/or may require revisions in the application documents, all as are reasonably necessary to make an informed decision as to whether the requirements for approval of the application have been met; provided, however, that the application shall not be deemed incomplete for lack of any such additional information or revisions.

Distribution of documents.

The Board shall take action of final site plan and final subdivision applications within 45 days after the application has been certified complete or within such further time as may be consented to by the applicant. Failure of the Board to act within the prescribed time period shall constitute approval of the application.

The professional staff of the Board and any designated Development Review Committee shall read any written reports submitted concerning the application and shall review the submission to ascertain its conformity with the requirements of this chapter. The professional staff of the Board and any designated Development Review Committee shall offer its recommendations to the Planning Board.

If the Board acts favorably on the final plat or plan, the Board Engineer and the Chairman and Secretary of the Board (or the acting Chairman or Secretary, where either or both may be absent) shall affix their signatures to at least 10 paper copies of the plat or plan with the notification that it has been approved. The applicant shall furnish such copies to the Board for signing. Moreover, in the case of final subdivisions only, the applicant shall include for signing one cloth copy and at least two Mylar copies of the approved plat in addition to the 10 paper copies.

For any application that is heard by the Board and is continued for additional studies, reports, plans or revisions to previously submitted material, the new or revised material must be submitted to the Township at least 10 days prior to the hearing at which the new material is to be considered by the Board.

Should minor revisions or additions to the plat or plan be deemed necessary, the Board may grant preliminary approval subject to specified conditions and receipt of revised plans within 30 days from the date of said approval. Revised plans will then be reviewed by the Board to verify conformity with the Resolution of Approval within 30 days after receipt of the revised submission. Five copies of the revised, verified plan shall then be signed by the Board Engineer. Two copies will be sent to the Township, and one copy will be returned to the applicant. After the final development plans have been approved by the Board Engineer, seven complete sets should be submitted to the Township. The plans will be stamped approved and distributed to staff, with one set returned to the applicant.

Any substantial plan revision required by an outside reviewing agency, including the County Planning Board, after final action by the Planning Board, will require a new substantive review. Whenever a development application which has been the subject of a public hearing has been substantially amended, the Board shall require that an amended plat or plan be submitted and acted upon as in the case of the original application.

After approval of the final plat or plan by the Board, the Secretary of the Board shall retain one paper copy of the signed plat or plan and shall furnish other copies to each of the following within 10 days from the date of the adoption of a resolution in accordance with § 145-51F of this chapter:

Filing.

If the Board, after consideration and discussion of the final plat or plan, disapproves the submission, a notation to that effect shall be made by the Chairman of the Board on the plat or plan. The Secretary of the Board, within 10 days of such adoption, shall notify the applicant of such disapproval and forward the applicant a copy of the adopted resolution setting forth the reasons for the disapproval.

Final approval of a subdivision or site plan shall confer upon the applicant the following rights for a period of two years from the date on which the resolution of final approval is adopted:

In the case of a subdivision or site plan for a planned development or residential cluster of 50 acres or more, or in the case of a conventional subdivision or site plan of 150 acres or more, the Board may grant the rights referred to in Subsection D(1) hereinabove for such period of time, longer than two years, as shall be determined by the Board to be reasonable, taking into consideration:

The developer may apply for thereafter, and the Board may thereafter grant, an extension to final approval for such additional period of time as shall be determined by the Board to be reasonable, taking into consideration:

Whenever the Board grants an extension of final approval pursuant to Subsection D(1)(b) or (2) of this section and final approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for the extension either before or after what would otherwise be the expiration date.

The Board shall grant an extension of final approval for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued the approvals. A developer shall apply for this extension before what would otherwise be the expiration date or the 91st day after the date on which the developer receives the last of the legally required approval from the other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Board from granting an extension pursuant to Subsection D(1)(b) or (2) hereinabove.