Teaneck City Zoning Code
ARTICLE VIII
Application Review Procedures
Sec. 33-45 Complete application and commencing time periods.
(a)
Application Review Committee established; composition.
(1)
There shall be a joint standing committee of the Planning Board and the Zoning Board, designated as "Application Review Committee," which shall be responsible for reviewing applications for completeness.
(2)
Committee composition. The Application Review Committee shall comprise of the Board Engineer, Board Planner, and Board Secretary. The Board Attorneys may attend as needed. The Chair of each board may appoint one member of their respective board to the Application Review Committee for a one-year term. Vacancies shall be filled at or by the next regular session of the respective board. Not more than one alternate member from each board may serve on any standing committee.
(b)
Actions to be deemed complete.
(1)
The Application Review Committee shall examine each application to ascertain that all required checklist items required by municipal ordinance are shown or furnished in the application or accompanying documents, or that otherwise a waiver has been requested. If all checklist items are provided and no waivers requested, the application shall be deemed complete, and the applicant shall be so notified. If waivers are requested as to any items, the Application Review Committee shall recommend that the full board grant or deny said waivers, with or without conditions, as to the application at its next regularly scheduled or special meeting, which shall not occur for at least 10 days subsequent to the Application Review Committee's issuance of its report. The board shall, at its next ensuing regularly scheduled or special meeting held not less than 10 days nor later than 45 days from the date of submission of such application with the Committee's recommendations, decide whether to grant or deny the waiver or waivers requested and to declare the application with waivers complete. The merits hearing, if properly noticed, may occur immediately following a declaration of completeness from the board having jurisdiction. If the Application Review Committee fails to provide notice of incompleteness with information about the deficiencies within 45 days of the filing, the application shall be deemed automatically complete.
(c)
Application form; submission checklist.
(1)
Applicants are to be given an application form and submission checklist in a form acceptable to the Application Review Committee. Such form and checklist must be submitted to the Application Review Committee and no application for development or variance shall be complete unless and until the completed form and checklist has been submitted.
(2)
All application materials shall be made publicly available at least 10 days prior to the merits hearing of an application.
(d)
No limit on other board powers.
(1)
Nothing herein shall otherwise limit the power of the board having jurisdiction to grant appropriate waivers, including waivers for submissions in other contexts, as provided in the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq., and the Township's ordinances, such as waivers coupled with requests for bulk variances or other appropriate relief.
Sec. 33-46 Provisions required for all submissions.
All applications for development or variance shall submit the following information in addition to any other information specific to the type of submission:
(a)
A completed and signed application form, containing the following information:
(1)
Applicant's name, address, telephone and facsimile number (if any);
(2)
Owner's name, address, telephone and facsimile number (if any);
(3)
Interest of applicant in property;
(4)
Name, address, telephone number, facsimile number (if any), email address (if applicable) of applicant's attorney (if represented) and professional representatives;
(5)
Street address of property;
(6)
Tax block and lot number(s) of property;
(7)
Zoning district in which the property is situated;
(8)
Description of property;
(9)
Description of proposed development;
(10)
Type of application and submission level.
(b)
The application fee and any applicable escrow fee in accordance with this chapter.
(c)
A list of all variances or waivers requested, with reasons for such requests, citing the applicable section of the ordinance, excepting concept plans.
(d)
A certification from the Tax Collector's office that no taxes or assessments are due or delinquent on the subject property.
(e)
Proof of submission of application to the County Planning Board.
(f)
Affidavit of ownership and the consent of the owner for the filing of an application for development.
(g)
A certification of corporation or partnership interest pursuant to N.J.S.A. 40:55D-48.1 et seq., if applicable, excepting concept plans.
(h)
A copy of any existing protective covenants, easements or deed restrictions applying to or to be applied to the subject land, excepting concept plans.
(i)
The plat shall indicate the location and nature of any proposed easement and/or land dedicated or reserved for public use.
(j)
A list of all required regulatory approvals at the municipal, county, state, and federal level of government and their status, excepting concept plans.
(k)
Plans legibly drawn at a scale no less than 1" = 100', except as otherwise permitted, with the tract oriented such that the North arrow points to the top of the sheet. All boundary distances shall be in feet and tenths of a foot. All bearings shall be given to the nearest 10 seconds. In the event that the entire tract cannot be contained on one sheet, multiple sheets may be submitted, provided that each sheet contains reference to adjacent sheets and the sheets are the same size. Details and profiles may be drawn on originals at a different size than the plat provided that all prints submitted shall be of the same size.
(l)
Details to be placed on plans.
(1)
The name and address of the owner and applicant.
(2)
The name, signature, license or certification number, seal, and address of architect, engineer, planner, land surveyor or landscape architect, as applicable, involved in the preparation of the plat or plan.
(3)
Title block denoting the type and level of submission, tax map sheet, block and lot number(s), name of county and municipality, and street location.
(4)
A key map drawn at a scale no less than 1" = 2,000' showing the location of the tract with reference to the surrounding properties, streets, municipal boundaries, and watercourses within 500 feet of the subject parcel.
(5)
A listing of property owners, addresses and block/lot numbers within 200 feet of the subject property.
(6)
A schedule of the required and proposed zoning district regulations including, but not limited to the lot size, lot width, street frontage, yard setbacks, open space requirements, parking requirements, and lot coverages.
(7)
Lot numbers as assigned by the Tax Assessor.
(8)
A North arrow, scale and graphic scale (key map and plans shall both be oriented the same direction).
(9)
A copy of the current zoning map depicting the subject tract and the surrounding properties within 500 feet of said parcel.
(10)
Date of plan and/or survey and any revision date.
(11)
A computer disk of the proposed subdivision (or site) plan compatible with GIS Arc/View.
(m)
Conformity required. Whenever an application for development to the approving authority is permitted or required by this article, it shall be in such form, and accompanied by such maps, documents, and materials as are prescribed by this article, and shall be submitted to the Administrative Officer in such numbers as is prescribed herein. Digital copies shall be required for all documents submitted to the Administrative Officer. No development or variance application shall be deemed complete for submittal unless it conforms to the form, content, and data requirements of this article and any other applicable provisions of this article. No application shall be accepted unless it is filed on the official application forms of the Township. The standards for submission contained in this article shall be considered the minimum requirements for the promotion of the public health, safety, and general welfare.
Sec. 33-47 Time for decision.
(a)
An approving authority shall grant or deny an application for development within the number of days described below after a determination of completeness (see § 33-45) unless the applicant has consented, in writing, to an extension of time.
(1)
Time periods are as follows:
a.
Minor subdivision, 45 days.
b.
Preliminary major subdivision for 10 or fewer lots, 45 days.
c.
Preliminary major subdivision for more than 10 lots, 95 days.
d.
Preliminary site plan for 10 acres of land or less and 10 dwelling units or less, 45 days.
e.
Preliminary site plan for more than 10 acres or more than 10 dwelling units, 95 days.
f.
Application for final major subdivision or final site plan approval, 45 days.
g.
Conditional use permit, 95 days.
h.
As to combined applications:
i.
In the event the developer elects to submit separate consecutive applications, as permitted by the Municipal Land Use Law, the 120-day provision, if applicable, shall apply to the application for approval of the variance or direction for issuance of a permit under N.J.S.A. 40:55D-60b or 40:55D-60c and the time period for the subsequent approval shall be as otherwise provided for the subdivision, site plan, or conditional use, as the case may be.
(2)
Where the application involves an appeal from the decision of an administrative officer, a conditional use permit, or variance, or for direction pursuant to N.J.S.A. 40:55D-76a, or a combination of these: 120 days.
(b)
Failure of the approving authority to act within the required time period shall constitute a decision favorable to the applicant. A certificate of the secretary of the approving authority as to the failure of the approving authority to act shall be sufficient in lieu of the written endorsement or other evidence of approval required by the Municipal Land Use Law and shall be so accepted by the County Recording Officer for purpose of filing subdivision plats.
Sec. 33-48 Plat design standards and accompanying information.
(a)
Subdivision plats.
(1)
Minor subdivision plat. The plat for a proposed subdivision shall be based on an actual survey prepared by a land surveyor licensed in the State of New Jersey, shall have his seal affixed thereto, shall be drawn at a scale of not less than 50 feet to the inch, and shall be of such size as to comply with the New Jersey State Statutes Title 46, Chapters 26A, 26B and 26C. All minor subdivision plans shall show or include the following information:
a.
The location of that portion which is to be subdivided in relation to the entire tract.
b.
All existing structures and wooded areas within the portion to be subdivided and within 200 feet thereof, showing the distance of any structure from any new lot line established by the subdivision.
c.
The name of the owner and of all adjoining property owners as disclosed by the most recent Township tax records.
d.
The tax map sheet, block, and lot numbers identifying any lot which, at this stage, is intended to be restricted to low- and moderate-income housing.
e.
Area of each lot in acres to the nearest one-hundredth of an acre, and in square feet.
f.
If more than one lot is proposed, or if lots have been subdivided previously on the same property, each lot shall be shown and designated by number, letter, or other identification.
g.
The bearings and distances of all lot lines.
1.
Metes and bounds description showing dimensions, bearings, curve data, radii, arcs, chords and central angles for all centerlines and rights-of-way lines.
h.
Street frontage in feet.
i.
All streets and roads within 500 feet of the subdivision.
j.
Official name of street on which the property is situated.
k.
Proposed future streets and sight triangle easements.
l.
The location, width and direction of flow of all streams, brooks, drainage ditches and culverts in the tract to be subdivided and within 200 feet of the tract to be subdivided.
m.
Zoning district in which the property is situated. If the proposed subdivision is within more than one district, the zoning district line shall be shown and the most accurate information available as to the measurements within each district shall be included on the plat.
n.
When the subdivision is submitted for approval as a minor subdivision, information on soil testing needs to accompany the plan. No such data are required when the sewage is to be discharged into an existing central sewage treatment system. All plats shall show the location of any existing potable water supplies and existing or proposed septic systems now on the tract.
o.
All floodway or flood hazard areas and wetlands shall be shown and designated.
p.
The location and width of all existing and proposed utility easements in the area to be subdivided.
q.
Where appropriate, New Jersey plane coordinate system. Otherwise submit deed book and page of reference meridian.
r.
Graphic and numeric scale of plat.
s.
Observations by a professional engineer regarding drainage conditions related to the proposed subdivision which may affect municipal facilities and neighboring properties.
t.
Contours as shown on U.S.G.S. topographic maps.
u.
Slopes between 15% and 25% and slopes 25% or greater.
v.
Existing well and septic locations.
(2)
Preliminary subdivision plat.
a.
The preliminary plat shall be designed, drawn, and signed by a professional person who is duly licensed by the State Board of Professional Engineers and Land Surveyors in accordance with N.J.S.A. 45:8. The preliminary plat and any engineering documents to be submitted may be in tentative form for discussion purposes.
b.
The preliminary plat shall be clearly and legibly drawn at a scale of not less than one inch equals 100 feet and shall be shown or be accompanied by the following information:
1.
A key map showing the entire subdivision and its relation to the surrounding areas: a scale of one inch equals 400 feet is recommended. If available, submission of computer disk of CAD release 13 or higher, of the key map.
3.
Date of original submission and of each subsequent revised submission.
4.
Subdivision boundary line in heavy solid line and acreage of tract to be subdivided to the nearest one tenth of an acre.
5.
Zoning district(s) in which the subdivision is situated. If the proposed subdivision is within more than one district, the zoning district line shall be shown and the most accurate information available as to the measurements within each district shall be included on the plat.
6.
Total number of proposed lots.
7.
Prior to submission of a preliminary plat the applicant shall furnish the Township Assessor with two blackline or blueline on white prints of the plat upon which the Assessor will designate the appropriate block and lot numbers. The applicant shall then prepare the plans showing these block and lot numbers.
8.
Location of existing and proposed lot lines, buildings, and other structures located on the tract and within 200 feet of its boundaries, including the location of lot(s) on which low- and moderate-income housing units are proposed to be constructed, streets, high tension power lines, gas, petroleum and other transmission lines, bridges, culverts, and any natural features such as wooded areas to the proper scale, width and direction of all streams, brooks, drainage structures, and drainage ditches on the tract and within 200 feet of its boundaries.
9.
Lot layout showing the lot lines and dimensions to the nearest foot, the street frontage of each lot in feet, and dashed or dotted lines showing the front, side and rear setbacks.
10.
All streets and cul-de-sacs to be constructed on the tract, including locations, proposed street names, right-of-way widths, paving widths, tentative centerline elevations at intersections and other critical points, and centerline gradient shown in percent of slope. Cross sections at fifty-foot intervals and centerline profiles for all proposed new streets.
11.
All proposed street names shall be forwarded to the Township Council for approval.
12.
A detailed intersection plan shall be drawn at a scale of one inch equals 30 feet showing existing conditions and the design, grade and location of the items required for drainage, curbs and streets. The profile of the intersecting streets shall be shown for a distance of 300 feet on either side of the intersection.
13.
Each plat shall delineate those areas having steep slopes and those areas having critical slopes. Existing and proposed contours at two-foot intervals shall be shown for areas with less than 15% slope and five-foot intervals for areas with 15% or greater slopes. For tracts containing slopes in both categories, the developer shall show every ten-foot contour with a wider line. In instances where there is more than one slope category, the approving authority may allow some other satisfactory contour intervals and topographic data to meet the objectives of this section. All elevations shall be related to a bench mark noted on the plan and wherever possible be based on U.S. Geological Survey mean sea level datum. The approving authority may waive contour requirements on portions of lots greater than one acre in areas where the topographic data, because of the terrain or the absence of any proposed improvements or other conditions, would not contribute to the approving authority's determination.
14.
Location of wetlands, ponds, streams, and land subject to periodic or occasional flooding or similar conditions on the tract and within 200 feet of its boundaries; floodways or flood hazard areas as defined herein.
15.
Stormwater drainage system plan showing: location of inlets and manholes; invert elevations and gradients; and sizes, types and materials of pipes to be installed.
16.
All required design data supporting the adequacy of existing and proposed facilities, including a copy of drainage computations, together with a marked-up plan showing the associated and contributing watersheds.
17.
Location of any recorded right-of-way or easement on the subdivision or within 200 feet of its boundaries, with identification of such easement.
18.
Septic and well locations on the subdivision or within 200 feet of its boundaries. Soil borings and permeability test results shall be shown on the plan.
Sec. 33-49 Additional requirements.
(a)
Dedication of right-of-way. No subdivision or site plan involving any street(s) requiring additional right-of-way width as specified in the Master Plan and the street requirements of this article shall be approved unless such additional right-of-way, either along one or both sides of said street(s), as applicable, shall be deeded by easement to the municipality or other appropriate governmental agency.
(b)
Additional information. The approving authority reserves the right to 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 surrounding area. Such information may include, but not be limited to, drainage calculations and traffic analysis.
Sec. 33-50 Environmental impact statement.
Environmental impact statements, when required, shall include the following information:
(a)
General provisions. The impact of the environment generated by land development projects necessitate a comprehensive analysis of the variety of problems that may result and the actions that can be taken to minimize these problems. It is further recognized that the level of detail required for various types of applications will vary depending on the size of the project, the nature of the site and the location of the project. Therefore, having determined that flexibility is needed in preparing the environment impact statement, the requirements for such a document pertaining to different types of development applications are listed below:
(1)
All agricultural operations conducted in accordance with a plan approved by the soil conservation district and all silviculture operations conducted in accordance with a plan prepared by a professional forester are specifically exempt from the environmental impact statement requirements.
(2)
A variance application not involving a site plan or subdivision application shall not require an environmental impact statement unless specifically requested by the Application Review Committee. The Application Review Committee shall inform the applicant regarding any additional information that may be required.
(3)
Any minor subdivision and/or minor site plan applications to the approving authority shall not require an environmental impact statement unless specifically requested by the Application Review Committee. The Application Review Committee shall inform the applicant regarding any information that may be required.
(4)
All preliminary major subdivision and/or preliminary major site plan applications shall be accompanied by an environmental impact statement.
(b)
Submission format. When an environmental impact statement is required, the applicant shall retain qualified professionals to perform the necessary work. The qualifications of the individual(s) preparing the report shall be submitted. The applicant shall use the Township's Geographic Information System (GIS) containing the inventory of environmental factors to present an overview of the natural limitations of the site and to guide the layout of the proposed development. All environmental impact statements shall consist of written and graphic materials which clearly present the required information addressing the following areas and utilizing the following format:
(1)
Project description. Indicate the purpose and scope of the proposed project. Enumerate the benefits to the public which will result from the proposed project and describe the suitability of the site for the intended use. A description of the proposed project shall be presented to indicate the extent to which the site must be altered, the kinds of facilities to be constructed, how they are to be considered and the uses intended. The resident population, working population, and visitor population shall be estimated. The compatibility or incompatibility of the proposed project shall be described in relation to the following:
(2)
Site description and inventory. Provide a description of environmental conditions on the site which shall include, but not be limited to, the following items:
a.
Types of soils. List and describe each soil type located on the site. If applicable, provide percolation data. Where the proposed area of land disturbance will involve soils with moderate or severe limitations (as per the Soil Survey of Bergen County - Soil Conservation Service) relative to the type of project proposed, a complete mapping of all soil types on the site shall be required indicating where those moderate and severe limitations exist. Use of the Township's GIS is appropriate.
b.
Topography. Describe the topographic conditions of the site, with specific delineation of any lands with slopes between 15% to 24% and those exceeding 25%.
c.
Geology. Describe the geologic formations and features associated with the site as well as depth to bedrock conditions. Delineate those areas where bedrock is in close proximity to the surface (within two feet of the surface as well as major rock outcroppings).
d.
Vegetation. Describe the existing vegetation on the site. When required, prepare a map showing the location of major vegetative groupings such as meadows, farm fields, bogs, swamp or floodplain, upland forest or successional forest, indicating the type of plant species found in these distinct areas.
e.
Wildlife. Identify any nesting areas, feeding areas or habitats for threatened or endangered species. Where applicable, other data assembled regarding wildlife activity on the site shall also be mapped and/or described.
f.
Surface water. Describe existing watercourses and water bodies that are partially or totally on the site and their relationship to the area of land disturbance. Calculate existing surface runoff from the site. When the natural drainage pattern will be significantly altered, an analysis shall be conducted which will investigate flow, depth, capacity and water quality of the receiving waters. When required, floodplain and wetland areas will be mapped in consultation with the New Jersey Department of Environmental Protection. Existing drainage structures shall be mapped and the capacity of the drainage network shall be determined. Additionally, wetland areas shall be delineated.
g.
Subsurface water. Describe the subsurface water conditions on the site both in terms of depth to groundwater and water supply capabilities of the site. Where existing conditions warrant, provide detailed information regarding existing wells within 500 feet of the site relative to depth, capacity and water quality. Discuss the water supply capabilities of the adjacent areas and the recharge capabilities of the site.
h.
Unique, scenic, historic features and archaeological sites. Describe and map those portions of the site that can be considered to have unique, scenic, historic and archaeological qualities.
i.
Existing development features. Describe any existing features on the site that are not considered to be part of the natural environment. This may include, but not necessarily be limited to, roads, housing units, accessory structures, utility lines, etc.
j.
Miscellaneous. When warranted, an analysis shall be conducted of existing air quality and noise levels as prescribed by the New Jersey Department of Environmental Protection.
(3)
Area and regional description. Provide a description of the surrounding environs. Describe the existing land use pattern. When required, describe in detail the existing infrastructure with respect to the drainage and transportation network as well as any central sewerage and water supply facilities. Include an appropriate regional analysis relative to the proposed project.
(4)
Environmental performance controls. Describe in detail what measures will be employed during the planning, construction and operation phases which will minimize or eliminate negative impacts on- and off-site that could result from the proposed project. Of specific interest are:
a.
Drainage plans which shall include but not be limited to soil erosion and sedimentation controls. Every effort should be made to limit off-site surface runoff to pre-development levels.
b.
Sewage disposal techniques.
c.
Water supply and water conservation proposals.
d.
Site design techniques sensitive to the natural environment, which should include innovative landscape, building and circulation design.
e.
Energy conservation measures.
f.
Noise reduction techniques.
g.
Miscellaneous on-site and off-site public improvements.
(5)
Impact. Discuss both the negative and positive and off-tract impacts. Indicate those negative impacts that are unavoidable. The specific concerns that shall be considered include, but are not limited to, the following:
a.
Soil erosion and sedimentation resulting from surface runoff.
b.
Flooding and floodplain disruption.
c.
Degradation of surface water quality.
d.
Groundwater pollution.
e.
Reduction of groundwater capabilities.
f.
Sewage disposal.
g.
Solid waste disposal.
h.
Vegetation destruction.
i.
Disruption of wildlife habitats.
j.
Destruction of scenic and historic features.
k.
Impact on ridge lines.
l.
Air quality degradation.
m.
Noise levels.
n.
Energy utilization.
o.
Neighborhood deterioration.
p.
Effect on public services (i.e., schools, fire, police, etc.).
q.
Traffic congestion.
r.
Health, safety and welfare of existing residents.
s.
Regional development policies.
(6)
Alternatives. Discuss what alternatives were considered both in terms of site design and project location. Indicate why an alternative was rejected if it would have resulted in less of a negative impact than the subject proposal.
(7)
Licenses, permits and other approvals required by law. The applicant shall list all known licenses, permits and other forms of approval required by law for the construction and operation of the proposed project. This list shall include, but will not be limited to, approvals required by the municipality, as well as agencies of the county, state, and federal governments. Where approvals have been granted, copies of said approvals shall be attached. Where approvals are pending, a note shall be made to that effect.
(8)
Documentation. All publications, file reports, manuscripts or other written sources of information related to the project, the project site and the municipality which were consulted and employed in compilation of the environmental impact statement shall be listed. A list of all agencies and individuals from whom pertinent information was obtained orally or by letter shall be listed separately. Dates and locations of all meetings shall be specified.
(9)
The Application Review Committee shall submit the environmental impact statement to the Teaneck Environmental Commission for its review and comments. The Environmental Commission may make a report thereon to the applicable board within 30 days following the submission of the environmental impact statement to the Environmental Commission. The time for the filing of the said report by the Teaneck Environmental Commission may be extended at the discretion of the Application Review Committee depending upon the complexity of the project being considered. In reviewing a subdivision or a site plan, the applicable board shall take into consideration the effect of the project upon all aspects of the environment as outlined above, as well as the sufficiency of applicant's proposals for dealing with any immediate or projected adverse environmental effect.
Sec. 33-51 Traffic impact statement.
Traffic impact statements, when required, shall conform to the following provisions:
(a)
When required. All applications for preliminary major subdivision approval where more than 10 lots are proposed and all applications for preliminary major site plan approval shall be accompanied by a traffic impact statement analyzing the proposed development and its expected impacts upon existing municipal facilities and services, and shall include:
(1)
Traffic impact. 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 within the area; and any problem spots in the overall road network including unsafe intersections, turns or grades. This information may be submitted in a separate document.
Sec. 33-52 Application fees.
(a)
General.
(1)
Every application for development shall be accompanied by the payment of a fee, as set forth in § 33-52(c) of this chapter, for land development applications before the Planning Board or Zoning Board of the Township of Teaneck. Application fees are not refundable. The administration of the professional escrow fees provided herein shall be governed by § 33-53 of this chapter.
(2)
Where one application for development includes several approval requests, the sum of the individual required fees shall be paid.
(3)
No fees shall be returned to the applicant after public hearing has commenced.
(4)
If any applicant desires a court reporter, the cost of taking testimony and transcribing it and providing a copy of the transcript for the board hearing the application shall be at the expense of the applicant, who shall arrange for the reporter's attendance.
(5)
Schedule of application fees to be paid at the time of the filing of the application.
(b)
Inspection fees.
(1)
In addition to the fees for the review of subdivisions and site plans, there shall also be an inspection fee of 2.5% of the estimated cost of improvements on site plans and an inspection fee of 5% of the estimated cost of the improvements for subdivisions, as estimated by the Township Engineer and payable at the time of the commencement of construction. This charge shall be for the purpose of defraying the costs of inspections of the installation of the improvements required by the Planning Board.
(2)
All permits, determinations, resolutions, or certificates of approval are subject to the payment of all fees required in this section.
(3)
All applicants or appellants other than a department board or agency of the Township shall pay the applicable fees unless such fee is specifically waived by the Township Council. Such waivers shall only be considered for nonprofit organizations.
(c)
Application fees and escrow deposits. The application fees and escrow deposits are based on the following fee schedule:
Application Fee | Escrow Deposit | |
|---|---|---|
Conceptual subdivision plan | $150 | $250 |
Minor subdivision | $300 | $1,500 |
Major subdivision, preliminary | $500 | $2,000 + $200 per lot |
Major subdivision, final | $200 | $75 per lot |
Lot line adjustment | $300 | $500 |
Conceptual site plan | $250 | $250 |
Minor site plan | $500 | $1,000 |
Preliminary site plan | $500 | See Below |
Final site plan | $250 | See Below |
Conditional use | $300 | $500 |
Hardship variance (N.J.S.A. 40:55D-70c) | $250 | $500 with $250 for each additional variance |
Use variance (N.J.S.A. 40:55D-70d) | $250 | $750 with $350 for each additional variance |
New or expanded parking lots — multifamily or nonresidential | $1,500 | |
New or expanded parking lots — residential with 5 or fewer parking spaces | $850 | |
Engineering review | $750 | |
Wireless telecommunications application | $1,500 | |
Appeal from administrative decision | $200 | $1,500 |
Request for interpretation of Zoning Ordinance | $200 | $1,000 |
Zone change | $1,000 | $1,500 |
Certified list of property owners | $10 | |
Permit to maintaining the Official Map | $250 | |
Reproduction of recorded hearing | $10 per compact disc | |
Special meeting | $800 | |
Zoning permit | $50 | |
Zoning Map | $20 | |
Master Plan — land use and circulation plan | $100 | |
Master Plan — housing plan | $10 | |
Master Plan — conservation plan | $10 | |
Master Plan — stormwater management plan | $10 | |
Master Plan — historic preservation plan | $10 | |
Historic preservation advisory review | $250 |
(1)
Fees to site plan review escrow. The engineering fees for site plan review escrow shall be based on the costs of improvements exclusive of buildings, including, but not limited to, construction and installation costs of grading, pavement, surveyors, monuments, drainage structures, storm sewers, sanitary sewers, water mains, fire protection features, streets, gutters, sidewalks, culverts, street lighting, shade trees and landscaping, parking areas, street signs, sedimentation and erosion control devices, public improvements of open space and any other on-tract improvements. Said fees are as follows:
Cost of Improvements | Fee |
|---|---|
$0 to $3,000 | 25.0% of the total cost |
$3,000 to $5,000 | $750 plus 18.0% of the amount over $3,001 |
$5,001 to $15,000 | $1,110 plus 8.5% of the amount over $5,001 |
$15,001 to $50,000 | $2,810 plus 6.5% of the amount over $15,001 |
$50,001 to $100,000 | $4,435 plus 4.5% of the amount over $50,001 |
$100,001 to $250,000 | $6,685 plus 3.0% of the amount over $100,001 |
$250,001 to $500,000 | $11,185 plus 2.0% of the amount over $250,001 |
$500,001 to $750,000 | $16,185 plus 2.0% of the amount over $500,001 |
$750,001 to $1,000,000 | $21,185 plus 2.0% of the amount over $750,001 |
$1,000,001 and over | $26,185 plus 2.0% of the amount over $1,000,001 |
(3)
The fees provided for in this section shall be preliminary fees and shall not include any additional escrow fees which are required to be paid from time to time as hereinafter provided. The Planning Board or Board of Adjustment shall not act or consider any plan until such time as the initial fees are paid in full and no application shall be considered complete until such time as the fees provided for in this section are deposited with the Township of Teaneck.
(4)
Additional fees. There shall be an additional fee due and owing whenever the original fee paid into escrow is reduced by charges against the account to 25% or less of the original fee. The Secretary of the Planning Board or of the Board of Adjustment shall in writing require the applicant to provide not less than 50% of the original fee, which additional fee shall be payable within seven days and prior to the Planning Board or Board of Adjustment considering in any way or holding hearing on, or public or private discussion of, any site plan, subdivision or other matter before the Planning Board or Board of Adjustment. The Planning Board or Board of Adjustment shall not discuss, consider, or in any way make any recommendations for a proposed site plan at a regular meeting or work session of the Planning Board or Board of Adjustment when the additional fees have not been paid. Any preliminary discussion of a site plan subdivision or any other matter to come before the Planning Board or Board of Adjustment shall be at a work session of the board and no applicant shall request to be placed on the agenda for a regular meeting unless formal application has been made and fees paid. All informal discussion shall be at work sessions. In the event the Planning Board or Board of Adjustment must seek the advice of its professionals, either engineering, legal or planning, the application shall no longer be considered informal and the fees provided for herein must be paid prior to participation of any professional advisors of the Planning Board or Board of Adjustment.
Sec. 33-53 Payment for professional services; escrow deposits.
In addition to the filing fees and any other fees or payments required by this chapter, the applicant for any development application, appeal or other matter pursuant to this chapter shall be responsible to reimburse the Township for payments made to professionals for services rendered to the Township related to such application, appeal or other matter. The following provisions shall apply to such payments:
(a)
Initial deposits for professional services.
(1)
The required escrow fees shall be collected by the Township's Finance Office at the time of the filing of the application. It shall be the responsibility of the Finance Office to assign and issue all escrow account numbers at the time of filing an application. These fees are to be applied for the review of applications by the professional staff/consultants and shall include all office review, phone correspondence, preparation of reports, conferences, appearance at meetings or other purposes under the provisions of this chapter or the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq. For purposes of this section, "professional staff" shall include the Township Planner, Township Engineer, Board Attorney, and such other professionals as may be deemed necessary by the Planning Board or the Zoning Board of Adjustment to review an application. Deposits shall be paid by personal check, certified check, cashier's check or bank money order.
(b)
Inspection fees.
(1)
In addition to the fees set forth for the review of subdivision plans and site plans, there shall also be an inspection fee of 2.5% of the estimated cost of improvements on site plans and an inspection fee of 5% of the estimated cost of the improvements for subdivisions, as estimated by the Township Engineer and payable at the time of commencement of construction. This charge shall be for the purpose of defraying the costs of inspections of the installation of the new improvements required by the Planning Board.
(c)
Subsequent deposits for professional services.
(1)
In the event that the amount in the individual account for professional services should become depleted to less than 25% of the initial deposit required by this chapter, and if the Secretary determines that additional funds are necessary to cover the cost of processing said application, the Secretary shall notify the applicant immediately of such depletion. Upon receiving such notice, the applicant shall deposit additional funds as necessary to make the amount in the account not less than 50% of the initial deposit required by this chapter for professional services.
(d)
Failure to maintain deposit for professional services.
(1)
If the required funds for professional services are not deposited in a timely manner, the Secretary shall notify the Township agency having jurisdiction over the application and shall send copies of said notification to the Township Finance Director. Upon receipt of the copy of the notification, the Finance Director shall immediately inform the Mayor and Township Council of said notification. No further action shall be taken on the application unless the deposits have been made by the applicant as required above. If the time for action by a Township agency as required by this chapter shall expire prior to the payment of the required deposits, the reviewing agency shall have the option of dismissing the application.
(e)
Vouchers for payment of professional services.
(1)
All payments charged to a deposit required by this section shall be made pursuant to written monthly vouchers for each application from the professional(s), stating the hours spent, the hourly rate and the expenses incurred. The Township shall render a written final accounting to the applicant on the uses to which the deposit was put.
(f)
Procedure for payment of vouchers; appeals of charges. The following procedure shall apply to the payment of vouchers for professional services pursuant to this section:
(1)
The office of the professional(s) shall submit a copy of said voucher to the applicant.
(2)
Within 14 days of the mailing of said vouchers, the applicant may request in writing a hearing on the reasonableness of the charges contained in said vouchers. Any such hearing shall be held by the Township agency with jurisdiction over the application.
(3)
In the event the applicant requests such hearing, no payments shall be made pursuant to the disputed voucher(s) until the Township agency shall have ruled on the appeal. If the Township agency finds in favor of the applicant, payment pursuant to said voucher(s) shall be adjusted accordingly.
(4)
All vouchers for payment of professional services pursuant to this section shall be submitted to the Township agency for whom the services were performed. The Township agency shall, at a public hearing, approve or deny payment of vouchers. No voucher shall be denied payment without giving the professional submitting the voucher an opportunity to be heard concerning the reasonableness of said voucher.
(5)
If no hearing is requested as outlined above, or if the Township agency finds in favor of the professional, payment shall be made pursuant to the voucher.
(6)
If approved by the Township agency, the voucher shall be directed to the Township Finance Director for reimbursement to the professional for services rendered.