The approving authority shall classify the application as a minor or major development within 45 days of the date of submission or such further time as may be consented to by the applicant. If the approving authority suggests any changes to be included in the preliminary or final plat, such changes and/or conditions shall be in writing and shall be sent to the applicant.

If the approving authority determines that the development may directly or indirectly create an adverse effect on either the property being developed or nearby property, the approving authority may require the developer to revise the plan and incorporate such revisions in the preliminary or final plat. Where any remaining portion of the original tract is sufficient to be developed or subdivided further, the developer may be required to indicate a feasible plan whereby the proposed development, together with subsequent development, will not create, impose, aggravate or lead to any such adverse effect(s).

The developer shall submit the following to the administrative officer at least 21 days prior to the public meeting of the approving authority: 15 blue- or black-on-white copies of the preliminary plat; two completed copies of the application form for preliminary approval; two completed copies of the preliminary plat checklist; two copies of any protective covenants, deed restrictions and easements applying to the land being developed; two copies of the drainage calculations and soil erosion and sediment control data as required in Article VI of this chapter; the applicable fee; certification by the Tax Collector that all taxes are paid to date; and full disclosure of ownership in accordance with the provisions of the Municipal Land Use Law.[1]

The application shall include a complete environmental impact report or a written request for a waiver of any or all of its requirements. If a waiver is requested, the approving agency shall either approve, approve in part or disapprove the request at the first regular meeting at which the application is heard. The applicant shall provide any required data within 15 days or at least 15 days prior to the date the approving authority is required to act, whichever comes first.

The approving authority shall accept or reject the submission as a complete application and, if rejected, notify the applicant within 45 days of submission.

Public hearing. If found to be a complete application by the approving authority, a public hearing date shall be set and notice given.

Upon submission of a plat, the administrative officer shall submit one copy of the plat and supporting data to the County Planning Board, Municipal Engineer and any other agency or person as directed by the approving authority for review and action. Each shall have not more than 30 days from receipt of the plat to report to the approving authority. In the event of disapproval, such report shall state the reasons therefor. If any agency or person fails to submit a report within 30 days, the plat shall be deemed to have been approved by them. Upon mutual agreement between the County Planning Board and the approving authority, with approval of the developer, the thirty-day period for a County Planning Board report may be extended for an additional 30 days, and any extension shall so extend the time within which the approving authority is required to act.

A subdivision of 10 or fewer lots shall be granted or denied within 45 days of the date of a complete submission or within such further time as may be consented to by the developer. With more than 10 lots, the approving authority shall grant or deny preliminary approval within 95 days of the date of a complete submission or within such further time as may be consented to by the developer. Otherwise, the approving authority shall be deemed to have granted preliminary approval to the subdivision.

The approving authority shall grant or deny preliminary site plan approval within the following time periods unless some further time has been consented to by the developer:

If the approving authority requires any substantial amendment in the layout of improvements in either a site plan or subdivision and that plan has been the subject of a hearing, an amended application shall be submitted and proceeded upon as in the case of the original application for development. The approving authority shall, if the proposed development complies with this chapter, grant preliminary approval.

The approving authority may approve, disapprove or approve with conditions the application, including action on the environmental impact report. The decision shall be in writing and shall be sent to the applicant and the newspaper as required by public hearing notices. (See § 94-21.) If the approving authority grants preliminary approval, its Chairman and Secretary, or the Vice Chairman or Assistant Secretary in their absence, respectively, and Municipal Engineer shall sign each page of the plat indicating the approval. If the plat is conditionally approved, it shall not be signed until all conditions are corrected on the plat. If the corrections are not completed within 90 days of the conditional approval, the conditional approval shall lapse.

Preliminary approval shall, except as provided in Subsection B(8)(d) below, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval, otherwise the approval shall be void:

The developer shall file with the administrative officer at least 21 days but not more than 28 days prior to the meeting of the approving authority one translucent tracing copy, two cloth and eight blue- or black-on-white paper prints of the plat and three completed copies of the application form and final plat checklist, the performance guaranty approved by the governing body, including off-tract improvements, if any, any maintenance guaranties, the applicable fee, certification by the Tax Collector that all taxes are paid to date, full disclosure of ownership in accordance with the provisions of the Municipal Land Use Law[1] and a copy of approval by the New Jersey Department of Transportation, if needed.

Where utility services are to be extended to the development, the final plat shall be accompanied by letters directed to the Chairman of the approving authority and signed by a responsible officer of the water company, sewer authority and utility which provides gas, telephone and electricity that has jurisdiction in the area. Such letters shall approve each proposed utility installation design and state who will construct the facility.

The final plat shall be accompanied by a statement by the Municipal Engineer that he is in receipt of a map showing the location and elevation of utilities and other improvements both in the development and off tract; that he has examined the street, drainage, erosion, stormwater control and excavation plans and found that the interests of the Borough and of nearby properties have been considered and identifying those portions of any improvements already installed; and that the developer has either:

The approving authority shall grant final approval if the application conforms to this chapter, the conditions of previous reviews, and the standards prescribed by the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.). In the case of a minor exempt subdivision or site plan where there has been no previous submission of an informal or preliminary plat, the approving authority may waive the required notices and hearing. Minimal deviations shall not require the developer to submit another application for preliminary approval.

Final approval shall be granted or denied within 45 days after submission of a complete application to the administrative officer or within such further time as may be consented to by the applicant. An approved final plat shall be signed by the Chairman and Secretary of the approving authority, or the Vice Chairman or Assistant Secretary in their absence, respectively. Failure of the approving authority to act within the period prescribed shall constitute final approval, and a certificate of the administrative officer as to the failure of the approving authority to act shall be issued on request of the applicant. Such certificate shall be sufficient in lieu of the written endorsement or other evidence of approval herein required and shall be so accepted by the County Recording Officer for purposes of filing subdivision plats.

Whenever review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.3 or 40:27-6.6, the approving authority shall condition any approval that it grants upon timely receipt of a favorable report from the County Planning Board or upon its failure to submit a report within the required time period.

Final approval of a minor subdivision shall expire 190 days from the date of municipal approval unless a plat in conformity with such approval, including any conditions imposed by the approving authority and in conformity with the provisions of the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.), or a deed clearly describing the approved minor subdivision is filed by the developer with the County Recording Officer, the Municipal Engineer and the Borough Tax Assessor. Such plat or deed accepted for such filing shall have been signed by the Chairman and Secretary of the approving authority, or the Vice Chairman or Assistant Secretary in their absence, respectively. In reviewing the application for development for a proposed minor subdivision, the approving authority may accept a plat not in conformity with the Map Filing Law, provided that, if the developer chooses to file the minor subdivision by plat rather than deed, such plat shall conform to the provisions of said law.

Final approval of a major subdivision shall expire 95 days from the date of signing of the plat unless within such period the plat shall have been duly filed by the developer with the County Recording Officer. The approving authority may for good cause shown extend the period for recording for an additional period not to exceed 190 days from the date of signing of the plat. No subdivision plat shall be accepted for filing by the County Recording Officer until it has been approved by the approving authority as indicated on the instrument by the signature of the Chairman and Secretary of the approving authority, or the Vice Chairman or Assistant Secretary in their absence, respectively, or a certificate has been issued as to the failure of the approving authority to act within the required time. The signatures of the Chairman and Secretary shall not be affixed until the developer has posted the required guaranties. If the County Recording Officer records any plat without such approval, such recording shall be deemed null and void, and, upon request of the municipality, the plat shall be expunged from the official records. It shall be the duty of the County Recording Officer to notify the Planning Board in writing within seven days of the filing of any plat, identifying such instrument by its title, date of filing and official number.

Provided that the approved final subdivision plat has been filed with the County Recording Officer, the zoning requirements applicable to the preliminary approval first granted to a site plan or a major subdivision and all other rights conferred upon the developer pursuant to the Municipal Land Use Law,[2] whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval. If the developer has followed the standards prescribed for final approval, the approving authority may extend such period of protection for extensions of one year, but not to exceed three extensions. Upon granting of final approval, the rights conferred upon the applicant by the granting of preliminary approval shall be terminated upon final approval.

Provided that the approved final plat of a minor subdivision has been filed with the County Recording Officer, the zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor subdivision approval was granted shall not be changed for a period of two years after the date of minor subdivision approval.

In the case of a subdivision or site plan for a development of 50 acres or more, the approving authority may grant the rights referred to in Subsections B(6) and (7) above for such period of time, longer than two years, as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The developer may apply for, and the approving authority may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions and the comprehensiveness of the development.

The developer shall supply sufficient copies of the approved final plat so that the administrative officer can distribute one copy to each of the following: the Borough Clerk, Construction Official, County Planning Board, Tax Assessor, Planning Board and any other agency or person directed by the approving authority; and shall supply one translucent cloth or Mylar copy to the Municipal Engineer.

Clearly and legibly drawn.

Graphic scale of not less than one inch equals 100 feet.

Existing and proposed street and lot layout showing that portion proposed for development in relation to the entire tract.

Existing lot lines to be eliminated.

Area of original tract and of proposed lots.

Basic intent for water and sewage treatment.

Contours based on Washington Borough topographic maps.

Existing structures and uses.

All streams, lakes and drainage rights-of-way, including the direction of flow of all streams, brooks and drainage rights-of-way; and the approximate location of wooded areas, flood hazard areas, steep slopes, wetlands and swamps based on United States Soil Conservation Service[1] or other data. Percolation tests and soil logs are not required. However, where the slope and soil conditions indicate problems may be encountered, percolation tests and soil logs as required for the preliminary plat may be advisable.

Existing and proposed rights-of-way within and adjoining the tract. Proposed access points and parking areas shall be included on site plans.

The Tax Map sheet, block and lot number for the tract and all adjacent lots; a title including the words "Informal Plat for Review and Classification;" North arrow; space for the application number; the date of the original drawing and the date and substance of each revision.

Zoning district(s).

The names, addresses, signatures and phone numbers of the owner, developer and person preparing the plat.

A key map with North arrow showing the entire development and its relation to surrounding areas.

Clearly and legibly drawn.

Graphic scale of not less than one inch equals 100 feet. The graphic scale shall be the same, on at least one sheet representing the entire development, as the scale on the associated sheet of the Tax Map.

Based on certified boundary survey.

Sheet sizes of 24 inches by 36 inches or 15 inches by 21 inches. If more than one sheet is required to show the entire subdivision, one composite map shall show the entire subdivision with reference to the sheets on which the various sections are shown.

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

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

The names of all property owners within 200 feet of the limits of the development as disclosed on the most recent municipal tax records.

Tract acreage to nearest 1/1,000 of an acre; the number of new lots; each lot line dimension scaled to the nearest foot; and each lot area to the nearest 2%.

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

Location of existing natural features, such as soil types, slopes exceeding 12%, wooded areas, rock outcroppings, views within the development and the location of individual trees outside wooded areas having a diameter of four inches or more measured five feet above ground level. Soil types shall be based on United States Soil Conservation Service[2] data.

Existing and proposed streams, lakes and marsh areas accompanied by the following maps and drawings:

Plans. Cross sections and center-line profiles at fifty-foot intervals; grades and details of proposed and existing utilities and all improvements within street rights-of-way in the tract, including the type and width of street pavement, curbs, sidewalks, bike routes, shade tree planting, all utilities, including water, sewer, gas, electric, telephone and cable television, and facilities such as storm drainage facilities, detention ponds and erosion control. At intersections, the sight triangles, radii of curblines, crosswalks, curb ramps and street sign locations shall be shown. Final street naming may be deferred.

The names, locations, widths and purpose(s) of existing and proposed easements, streets and other rights-of-way in the development. The text of any deed restriction shall be included.

The locations and description of all monuments, existing and proposed.

All lot lines that exist and will remain, those proposed and those to be eliminated. All setback lines with dimensions and approximate municipal boundaries if within 200 feet shall be shown. Any lot(s) to be reserved or dedicated to public use shall be identified. Each block shall be numbered, and the lots within each block shall be numbered as assigned by the Borough Tax Assessor.

Locations of all existing structures, drainage and parking areas in the tract and within 200 feet showing existing and proposed front, rear and side yard setbacks, structures of historic significance and an indication of existing structures and uses to be retained and those to be removed.

Utility plans shall show feasible connections to any existing or proposed utility systems. If private utilities are proposed, they shall comply fully with all Borough, county and state regulations. If service will be provided by an existing utility company, a letter from that company shall be submitted stating that service will be available before occupancy of any proposed structures.

Zoning district(s) and zoning district lines.

An itemization of all improvements to be made on site, off site, on tract and off tract in accordance with the standards specified in Article VI.

Clearly and legibly drawn.

Graphic scale of not less than one inch equals 50 feet unless a larger scale is approved by the Municipal Engineer that is large enough to contain legibly written data on dimensions, bearings and all other details of the boundaries.

Drawn by a licensed land surveyor in compliance with the Map Filing Law (N.J.S.A. 46:23-9.9 et seq.).

Sheet sizes of 24 inches by 36 inches or 15 inches by 21 inches. If more than one sheet is required to show the entire subdivision, a separate composite map shall be drawn showing the entire subdivision on one sheet and the sheets on which the various sections are shown.

The submission for final plat approval shall show the following, except that the plat to be filed with the County Recording Officer need only contain the data required for filing with the county, and all other data may be submitted on separate sheets:

The final plat shall be accompanied by the following:

Every preliminary site plan shall be at a minimum graphic scale of one inch equals 10, 20, 30, 40 or 50 feet; certified by a New Jersey licensed architect or engineer, including accurate lot lines certified by a New Jersey licensed land surveyor; submitted on one of the following standard sheet sizes: 15 inches by 21 inches or 24 inches by 36 inches. The following data shall be shown on the site plan or accompany it; if one sheet is not sufficient to contain the entire territory, one composite map shall show the entire development with reference to the sheets on which the various sections are shown: All lot lines and the exterior boundaries of the tract; North arrow; zone district(s) in which the tract is located; date of original drawing and each subsequent amendment; existing and proposed streets and street names; existing and proposed contours at two-foot intervals throughout the tract and within 100 feet of any building or paved area under review; title of the plan; streams; total area to one square foot; total number of parking spaces; all dimensions, areas and distances needed to confirm conformity with the chapter, such as but not limited to building lengths, building coverage, lot lines, parking spaces, loading spaces, setbacks and yards; a small key map giving the general location of the parcel within the Borough; and a separate map showing the site in relation to all remaining lands in the present owner's ownership.

Site plan information for preliminary and final approval. Each site plan shall include the following information and be designed to comply with Articles V, VI and VII and be accompanied by an environmental impact report, unless waived in whole or in part by the approving authority pursuant to § 94-46F.

Clearly and legibly drawn at a scale no smaller than one inch equals 50 feet.

Lot area and lot dimensions shown.

Approximate location of existing buildings, paved areas and setbacks of existing buildings from front, side and rear lot lines.

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

Proposed buildings, building additions and facade changes.

Access drives, loading areas on site, vehicular circulation, sight triangles, fire lanes, approximate on-site or on-tract stormwater facilities, sewer and water services.