Southampton Township
City Zoning Code
City Zoning Code
12-10.3 Submission
of preliminary major subdivision plats and preliminary major site plans.
[Amended 2-20-2024 by Ord. No. 2024-01]
a.
Procedure for submitting preliminary major subdivision plats and preliminary major site plans. An application shall be submitted in accordance with the application procedures in this section.
b.
Details required for preliminary major subdivision plats and preliminary major site plans. Each preliminary plat or preliminary 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 the 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 four of the following standard sheet sizes 8 1/2 inches by 13 inches; 15 inches by 21 inches; 24 inches by 36 inches; 30 inches by 42 inches. 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.
Each preliminary plat or plan shall show the following information, as appropriate to a subdivision plat or site plan, unless the municipal agency determines and so notifies the applicant that the information either is unnecessary or inapplicable to the particular subdivision or the development plan:
1.
A key map showing the entire tract and its relation to the surrounding areas, at a scale of one inch equals not more than 2,000 feet;
2.
Title block in accordance with the rules governing title blocks for professional engineers (N.J.S.A. 45:8-36), including:
(a)
Name of subdivision or development, Southampton Township, Burlington County, New Jersey;
(b)
Name, title, address and telephone number of subdivider or developer;
(c)
Name, title, address, telephone number and license number of the professional or professionals who prepared the plat or plan;
(d)
Name, title, address and telephone number of the owner or owners of record;
(e)
Scale in inches to feet and bar scale; and
(f)
Date of original preparation and of each subsequent revision thereof and a list of the specific revisions entered on each sheet.
3.
North arrow;
4.
Certification that the applicant is the owner of the land or the properly authorized agent of the owner, or that the owner has consented to the making of the application under an option agreement;
6.
Acreage to the nearest tenth of an acre and a computation of the area of the tract to be disturbed;
7.
The names and lot and block numbers of all property owners within 200 feet of the extreme limits of the tract as shown on the most recent tax list prepared by the Township Tax Assessor;
8.
Existing block and lot number(s) of the lot(s) to be subdivided or developed as they appear on the Township Tax Map, and proposed block and lot numbers as provided by the Township Tax Assessor upon written request;
9.
Tract boundary line (heavy solid line);
10.
Zoning districts including district names and requirements;
11.
The locations and dimensions of existing and proposed bridges and the location of natural features such as wooded areas, and any extensive rock formations, both within the tract and within 200 feet of its boundaries;
12.
The location and species associations of all individual trees or groups of trees having a caliper of eight inches or more measured three feet above the ground level shall be shown within the portion(s) of the tract to be disturbed as a result of the proposed development. The proposed location of all proposed plantings also shall be indicated and a legend provided listing the botanical and common names, the sizes at time of planting, the total quantity of each plant, and the location of each plant keyed to the plan or plat.
13.
All existing and proposed water courses (including lakes and ponds) shall be shown and accompanied by the following information, as may be required by the Township Engineer:
(a)
When a stream is proposed for alteration, improvement or relocation or where a drainage structure or fill is proposed over, under, in or along a running stream, a report on the status of review by the New Jersey Department of Water Resources or such agency having jurisdiction shall accompany the submission;
(b)
Cross-sections of water courses and/or drainage swales at an approximate scale showing the extent of the flood plain, top of the bank, normal water levels and bottom elevations at the following locations, where appropriate:
(1)
At any point where a watercourse crosses boundary of the tract.
(2)
At one-hundred-foot intervals up to 500 feet upstream and downstream of any point of juncture of two or more watercourses within the tract.
(3)
At one-hundred-foot intervals for a distance of 500 feet upstream and downstream of any proposed and/or existing culvert or bridge within the tract.
(4)
At a maximum of one-hundred-foot intervals, but not less than two locations, along each water course which runs through or within 500 feet of the tract.
(5)
When ditches, swales, streams or watercourses are to be altered, and measures to control erosion and siltation, as well as typical ditch sections and profiles, shall be shown.
(6)
The delineation of the floodways and flood fringe areas of all water courses within or adjacent to the tract.
(c)
The total acreage of the drainage basin of any watercourse running through or adjacent to the tract;
(d)
The location of all drainage structures downstream of the tract, to which the tract is tributary, between the tract and the municipal boundary, including hydrologic and hydraulic computations for each of the structures;
(e)
The location and extent of drainage and conservation easements and stream encroachment lines;
(f)
The location, extent and water level evaluation of all existing or proposed lakes or ponds within the tract and within 200 feet of the tract.
14.
Existing and proposed contours with intervals of one foot where slopes are less than 2%; with intervals of two feet where slopes are between 2% and 10%; and with intervals of five feet where slopes exceed 10%. All contour information shall refer to a known datum. Existing contours shall be shown as a dashed line; finished grades shall be shown as a solid line.
15.
Proposals for soil erosion and sediment control as required by the Soil Erosion and Sediment Control Act, N.J.S.A. 4:24-39 et seq.
16.
Locations of all existing structures showing existing and proposed front, rear and side yard setback distances, an indication of whether the existing structures and uses will be retained or removed, and a specific identification of any family burial grounds and buildings more than 60 years old, both within the tract and within 200 feet of its boundary.
17.
Size, height and location of all proposed buildings, structures, signs and lighting facilities.
18.
All dimensions necessary to confirm conformity to this chapter such as the size of the tract and any proposed lot(s), structure setbacks, structure heights, yards and floor area ratios. All tract and lot sizes shall be expressed in acres and square feet and shall include bearings and distances.
19.
The proposed location, direction of illumination, power and type of proposed outdoor lighting including details of lighting poles and luminaries.
20.
The proposed screening, buffering and landscaping, including a landscaping plan.
21.
The location and design of any off-street parking area, showing size and location of bays, aisles and barriers.
22.
The application shall include plans and computations for any storm drainage system including the following:
(a)
All existing or proposed storm sewer lines within or adjacent to the tract showing size and slope of the lines, direction of flow and the location of each catch basin, inlet, manhole, culvert and headwall.
(b)
The location and extent of any proposed ground water recharge basins, detention basins or other water or soil conservation or drainage devices.
23.
The location of existing structures such as water and sewer mains, utility structures, gas transmission lines and high tension power lines on the tract and within 200 feet of its boundaries.
24.
Plans of proposed improvements and utility layouts including sewers, storm drains and water lines and feasible connections to gas, telephone and electrical utility systems. If private utilities are proposed, they shall comply fully with all Township, County, State and Federal regulations. If an existing utility company, in lieu of detailed plans will provide service, a letter from that company stating that service will be available before occupancy will be sufficient. When individual on-site water or sewage disposal is proposed, the plan for those systems shall be approved for each lot by the appropriate Township, County and State agencies and the result of percolation tests and soil log data, completed in accordance with N.J.A.C. 7:9-2.1 et seq., shall be indicated on the plat or plan.
25.
Plans, typical cross-sections and details, centerline profiles and tentative grades of all proposed streets and of existing streets abutting the tract based on U.S.G.S. vertical datum or a more specified datum supplied by the Township Engineer, including curbing, sidewalks, storm drains and drainage structures. Sight triangles, the radius of curblines and street sign locations shall be clearly indicated at the intersections.
26.
All proposed street names, which shall be subject to the approval of the Board. No proposed street name shall duplicate or be substantially similar to the name of any existing or approved street in the Township of Southampton or in any municipality served by a post office which also serves the Township of Southampton.
27.
Any proposed protective covenants or deed restrictions applying to the land being developed shall be submitted with the application and/or indicated on the submitted plat or plan. All covenants or deed restrictions are subject to approval by the Land Development Board.
28.
The proposed permanent monuments shall be shown, in accordance with the Map Filing Act (N.J.S.A. 46:23-9.9 et seq.).
29.
Concerning site plans only, a written description of the proposed use(s) and operation(s) of the buildings, including emission of noise, glare, vibration, heat, odor, air and water pollution, safety hazards, expected truck and tractor trailer traffic and the proposed number of shifts to be worked, the maximum number of employees on each shift, and the hours of operation.
30.
Identification of any lot or area to be reserved or dedicated to public use, showing all improvements such as landscaping, grading, walkways, bicycle paths and recreational facilities.
31.
A boundary survey by a licensed New Jersey land surveyor, certified on a date within six months of the date of submission.
32.
Concerning site plans only, signed and sealed, scaled elevations by a licensed New Jersey architect of the front, side and rear of any structure to be erected or modified, floor plans and expansion plans incorporated into the building design.
33.
A Cultural Resource Inventory for all sites within the Pinelands.
34.
In the case of any subdivision or site plan submission of a planned development, the applicant shall be required to submit all of the required information for all of the properties comprising the planned development, regardless of whether the applicant is seeking approval of the whole or a section of the planned development; specifically, the applicant shall be required to show the interrelationship of each portion of the project with the whole of the project considering land use, traffic, open space, buffering, drainage and surface water management, sewerage, potable water supply and any other specific planning considerations as may be of particular relevance to a particular planned development.
36.
Traffic impact statement.
(a)
General provisions. The Traffic Impact Statement is required in order to assist the Land Development Board, as well as other governmental officials to understand and plan for the impact of the proposed development on traffic flow, intersection traffic controls, road design and other matters affected by increased traffic and changes in traffic patterns.
(b)
Submission procedures.
(1)
The Traffic Impact Statement shall be submitted in the same manner as required for the submission of an application.
(2)
In the case of a major subdivision application consisting of more than 10 lots and major site plan applications, the Traffic Impact Statement shall be submitted at the time of preliminary application to the Township.
(3)
In the case of variance, subdivision applications involving 10 lots or less, and minor site plan applications, the Traffic Impact Statement shall be submitted within 30 days after the Board has informed the applicant of the information required.
(4)
Any revisions in the Traffic Impact Statement shall be distributed in the same manner as the original was distributed.
(c)
Submission format. The Traffic Impact Statement shall indicate why, in the applicant's opinion, the proposed development is in the public interest as well as providing:
(1)
An analysis of the existing road network available to serve the proposed development as well as the proposed road network within the development itself and the surrounding road network which will be affected by the proposed development, including the capacity of the existing and proposed roadways, the anticipated traffic volumes as a result of the proposed development as well as the increase in traffic volumes expected from other developments and any problem spots in the overall road network including unsafe intersections, turns and grades.
(2)
An analysis of all means of vehicular access and egress to and from the site onto public streets, showing the site and the location of driveways and curb cuts, including the possible utilization of traffic signals, channelization, acceleration and deceleration lanes, site triangle easements, additional width and other proposed devices necessary to prevent a difficult traffic situation.
(3)
If the existing streets, roads, traffic signals, channelization, acceleration and deceleration lanes, sight triangles, width and other devices are determined to be inadequate to serve or overburdened by the need created by the proposed development, the remedies, either expected or proposed by the applicant, shall be indicated along with the estimated cost for the additional facilities and how the developer proposes to address those costs.
37.
Community impact statement.
(a)
General provisions. The Community Impact Statement shall provide an analysis of the proposed development and its expected impact upon existing municipal facilities and services.
(b)
Submission procedures.
(1)
The Community Impact Statement shall be submitted in the same manner as required for the submission of an application.
(2)
In the case of a major subdivision application consisting of more than 10 lots and major site plan applications, the Community Impact Statement shall be submitted at the time of preliminary application to the Township.
(3)
In the case of variance, subdivision applications involving 10 lots or less, the Community Impact Statement shall be submitted within 30 days after the Board has informed the applicant of the information required.
(4)
Any revisions in the Community Impact Statement shall be distributed in the same manner as the original was distributed.
(c)
Submission format. The Community Impact Statement shall indicate why, in the applicant's opinion, the proposed development is in the public interest as well as providing data and opinions concerning the following specific items:
(1)
Population impact. An analysis of the number of people expected to be added to the municipal population as a result of the proposed development according to the following age cohorts:
(2)
School impact. An analysis of the anticipated number of pupils who will be added to the student population in the Township and the ability of the existing public school facilities to absorb the expected student population during a ten-year time period. If expanded or new school facilities and/or increased teaching staff are expected to be required, the expected cost for the additions shall be specified.
(3)
Facilities impact. An analysis of the existing facilities available to serve the proposed development and the impact of the development upon the facilities, including the adequacy of existing public water facilities; public sewerage facilities; recreational facilities; and library and cultural facilities. If the existing facilities are determined to be inadequate or overburdened by the need created by the proposed development, the remedies, either expected or proposed by the applicant, shall be indicated along with the estimated cost for the additional facilities and who, in the opinion of the applicant, should be responsible for the payment of those costs.
(4)
Services impact. An analysis of the existing services provided by the Township, or by agencies serving the population of the Township, and the impact of the proposed development upon those services, specifically including police protection, fire protection, emergency services, hospitals and health care, solid waste disposal, and street maintenance.
(5)
Financial impact. An analysis of the revenues expected to be generated from the development compared to the anticipated costs which the proposed development is expected to generate. Revenues and costs shall be shown for the Township, the school systems serving the Township and the County.
38.
The Board may require additional information before granting preliminary approval when unique circumstances affect the tract and/or when the application for development poses special problems for the tract and the surrounding area. All proposed manufacturing processes shall be described in the application for development. The Board may require the applicant of a manufacturing use to provide additional reports for review by experts designated by the Township.
39.
Pursuant to N.J.S.A. 40:55D-38 which permits Land Development Boards to create provisions insuring the consistency of layout or arrangement of a subdivision or land development with the zoning ordinances and at the Board's discretion, the applicant shall submit a "build-out" plan for the purposes of:
(a)
Demonstrating the number of units which could be produced of the tract is developed to the full extent which zoning permits; and
(b)
Permitting the Board to evaluate the subdivision design in terms of overall consistency of layout.
The build-out plan shall include the proposed lot layout in accordance with the zoning regulations for the appropriate zoning district, including the build-out design of all remainder parcels. |
40.
Proof of payment of taxes.
c.
Specific actions on major site plan and major subdivision applications.
1.
If any proposed subdivision or 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, then the applicant may be required to revise or remove any adverse effect(s) prior to further review, classification or approval by the Board. If 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 tract then depicting a plan that demonstrates that the applied for subdivision or development, together with subsequent subdivision(s) or development(s), will not create, impose, aggravate or lead to any adverse effect.
2.
In the case of planned developments only, the Board shall find the following facts and conclusions prior to granting approval:
(a)
That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the zoning provisions pursuant to N.J.S.A. 40:55D-65c.
(b)
That the proposals for maintenance and conservation of the common space are reliable, and the amount, location and purpose of the common open space are adequate;
(c)
That provision through the physical design of the proposed development for public services, control over vehicular and pedestrian traffic, and the amenities of light and air, recreation and visual enjoyment are adequate;
(d)
That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established;
(e)
In the case of a proposed development which contemplates construction over a period of years, that the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.
3.
All hearings held on applications for preliminary major subdivision approval (and in certain cases 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 the date at least 14 days prior to the hearing date. The applicant shall give notice of the hearing at least 10 days prior to the date of the hearing as required by law.
4.
If the Board acts favorably on the preliminary plat or plan, the Township 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 the copies to the Board.
5.
If minor revisions or additions to the plat or plan are deemed necessary, the Board may grant preliminary approval subject to specified conditions and receipt of revised plans within 30 days from the date of approval. Should major revisions be deemed necessary, the Board shall require that an amended plat or plan be submitted and acted upon as in the case of the original application.
6.
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 setting forth the reasons for the rejection. One copy of the plat or plan and the resolution shall be returned to the applicant within 10 days of the adoption of the resolution.
d.
Effect of preliminary approval.
1.
Preliminary approval shall confer upon the applicant the following rights for a three-year period from the date of preliminary approval:
(a)
That the general terms and conditions on which preliminary approval was granted shall not be changed, including but not limited to: use requirements; layout and design standards for streets, curbs and sidewalks; lot size; yard dimensions; and off-tract improvements;
(b)
That the applicant may submit for final approval, on or before the expiration date of preliminary approval, the whole or a section of sections of the preliminary plat or plan; and
(c)
That the applicant may apply for and the Board may grant extensions on the preliminary approval for additional periods of at least one year, but not to exceed a total extension of two years, provided that if the design standards have been revised by ordinance, the revised standards may govern.
2.
In the case of subdivision or of a site plan for an area 50 acres or more, the Land Development Board may grant an extension for any period of time, longer than three years, as shall be determined by the Board to be reasonable taking into consideration:
3.
The applicant may apply for thereafter, and the Board may thereafter grant, an extension to preliminary approval for any additional period of time as shall be determined by the Board to be reasonable taking into consideration:
(a)
The number of dwelling units and nonresidential floor area permissible under preliminary approval;
(b)
The potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval;
(c)
Economic conditions;
(d)
The comprehensiveness of the development; and
(e)
Provided that if the design standards have been revised by ordinance, the revised standards may govern.