Wayne City Zoning Code
ARTICLE VII
Development Application Review Procedures
§ 134-101 Application requirements.
A.
Assignment. The applicant may seek the direction of the Administrative Officer as to which approvals are required. The following applications may be filed:
(1)
Variances.
(2)
Concept plan/sketch plat.
(3)
Conditional use.
(4)
Minor subdivision.
(5)
Major preliminary subdivision.
(6)
Major final subdivision.
(7)
Minor site plan.
(8)
Major preliminary site plan.
(9)
Major final site plan.
(10)
Zone change application.
(11)
Environmental Protection Ordinance waivers.
(12)
Interpretation.
(13)
Appeal.
(14)
Small wind energy systems.
(Note: Certain applications may involve a combination of actions.)
B.
Content. An application for development shall include a completed checklist, the items specified in the checklist, and an application form.
C.
Submittal of Digital Media. In addition to those submittal requirements as detailed in the development application checklists specified in Section 134-111 and as part of any application for development, except as otherwise exempted herein, an applicant shall also submit two digital copies of all plans and exhibits to be presented to the appropriate land use Board. An application for any variance relief for an existing, individual single family residence or lot not involving subdivision is hereby exempt from the provisions of this section. Said digital submittal shall comply with the following requirements:
(1)
At the time of application, and with each revision and final plan submittal to municipal officials, the applicant shall submit Computer Aided Design and Drafting (CADD) generated data file(s), prepared by a New Jersey licensed professional directly translatable into an identical image of the file map. The file(s) shall be transmitted on two copies of standard Windows compliant compact discs (CD) or digital versatile discs (DVD).
(3)
Additionally, every file must also be submitted in Tagged Image File Format (TIFF), class four or greater, and be a single page image.
(4)
Files submitted on the two Windows compliant CDs or DVDs, will follow a naming syntax of "Block-Lot-Qualifier-YYYY-MM-DD.xxx", with the components separated by dashes, ending with a dot, followed by the three character Windows file type extension association designation.
Example: A TIFF file for a project associated with Block 1111, Lot 22, Qualifier 33, created on January 1, 2009 would be submitted as "1111-22-33-2009-01-01.tif". Should the final be revised and re-submitted, the date will be changed in the naming syntax to represent the update.
(5)
All required information shall appear as separate layers of the CADD or DXF file submittal, and also as single page TIFF file image(s).
(6)
Text shall also appear as separate layers of the CADD or DXF file submittal, and also as single page TIFF file image(s).
(7)
One consolidated single page TIFF file image must be included which incorporates all layers, text and elements into a single graphic.
(8)
For major and minor subdivision and major preliminary and final site plans, the file(s) must be drawn at its real New Jersey Plane Coordinates North American Datum of 1983 (NAD83) position, or the most current State Plane Coordinate System, and the view must be un-rotated so that the New Jersey Projections (NJPCS) North points orthographically up (vertical) in the screen. The drawing shall identify, at a minimum, three monument markers distributed around the corners of the tract. These monument markers shall be identified in the aforementioned New Jersey State Plane Coordinate System NAD83, or the most current State Plane Coordinate System, in United States Survey Feet.
(9)
The information required in the data file(s) shall be:
(a)
All required information submitted on the Final Plat shall appear on separate layers of the CADD drawing(s).
(b)
The location of all existing and proposed signage and catch basins shall be given as a separate layer in the CADD drawing(s).
(c)
The location of all existing and proposed culverts, given as the center of the structure at the center line of the roadway, shall be given as a separate layer in the CADD drawing(s) and as separate TIFF image(s).
(d)
The data file(s) shall contain any site description information as required by the Wayne Township Planning Board or Board of Adjustments. This data includes site description information shown on the preliminary plan and/or site plan, and any data given by the applicant after initial plans are submitted. Site description information shall include the following as deemed applicable by the appropriate Township Board:
[1]
Wetlands.
[2]
Marshes, ponds, lakes.
[3]
Vegetated areas.
[4]
Endangered species habitats.
[5]
Steep slopes.
[6]
Floodplains.
[7]
Conservation easement and open space.
[8]
Streams and stream corridors.
[9]
Distinctive scenic and/or historic features or any other miscellaneous information as deem necessary by the Wayne Township Planning Board.
[Added by Ord. No. 2009-47, adopted June 17, 2009]
D.
Complete Application.
(1)
An application for development shall be complete when so certified by the Administrative Officer. In the event that the application is not certified to be complete within 45 days of the date of its submission, the application shall be certified complete upon the expiration of the 45 day period unless (1) the application lacks information indicated on the checklist of items to be submitted and (2) the Administrative Officer has notified the applicant, in writing, of the deficiencies in the application within 45 days of submission of the application.
(2)
The applicant may request that one or more of the submission requirements be waived, in which event the Board shall grant or deny the request within 45 days of the date of submission. In the event that the Administrative Officer deems the application incomplete in accordance with the provisions of this section, only resubmissions by the applicant shall be reviewed.
(3)
Nothing herein shall be construed as reducing the applicant's obligation to prove that the application is entitled to approval. The Board may subsequently require correction of any information found to be in error. The Board may also ask for such additional information not specified in the ordinance or for revisions as are reasonably necessary. The application shall not be deemed incomplete for lack of any such additional information or any revisions in the accompanying documents so required by the Board.
E.
Upon a certification of completeness, the administrative officer shall notify the applicant of the hearing date in order to comply with the notice requirements. The Board Secretary shall refer the site plan or subdivision and exhibits to all local reviewing agencies. The Board may also designate other local, county, state or governmental officials or agencies to receive copies of any application for review and recommendation.
F.
Taxes due. All applicants shall furnish proof that tax payments for the property in question are current and that there are no assessments for local improvements due or delinquent. No approval can be granted without such proof.
§ 134-102.1 Access, bulk and/or residential FAR variance.
A.
The applicant shall submit to the Administrative Officer the required fee and 15 collated copies each of all exhibits for the application. The Administrative Officer shall process the application and, upon determination that the application is complete.
§ 134-102.2 Use variances (other than residential FAR).
A.
The applicant shall submit to the Administrative Officer the required fee and two (2) collated copies each of all exhibits for the application. The Administrative Officer shall process the application for a determination by the Planner that said application is complete.
B.
Prior to the Administrative Officer certifying that the application is complete, the applicant shall submit to the Administrative Officer twenty-three (23) additional collated application packages. The Administrative Officer shall then place the item on the agenda of the Board with jurisdiction.
§ 134-102.3 Appeal and interpretation applications.
A.
The applicant shall submit to the Administrative Officer the required fee and 15 collated copies each of all exhibits for the application. The Administrative Officer shall process the application and, upon determination that the application is complete.
§ 134-102.4 Expiration of variance.
Any variance from the terms of this chapter hereafter granted by the Board of Adjustment permitting the erection or alteration of any structure or structures or permitting a specified use of any premises shall expire by limitation unless such construction or alteration shall have been actually commenced on each and every structure permitted by said variance, or unless such permitted use has actually been commenced, within one year from the date of entry of the judgment or determination of the Board of Adjustment; except, however, that the running of the period of limitation herein provided shall be tolled from the date of filing an appeal from the decision of the Board of Adjustment to the Municipal Council or to a court of competent jurisdiction, until the termination in any manner of such appeal or proceeding; except further, in the case of a variance which also involves a subdivision or site plan approval, the variance shall extend for the full period of preliminary or final approval or any extension thereof pursuant to the Municipal Land Use Law.
§ 134-103 Concept plans and sketch plats.
A.
Prior to the submittal of a formal plan, the applicant for subdivision or site plan may request an informal review before the Board in order to:
(1)
Acquaint the applicant with the substantive and procedural requirements of the subdivision and site plan ordinance;
(2)
Provide for an exchange of information regarding the proposed development plan and applicable elements of the Master Plan, zoning ordinance and other development requirements;
(3)
Advise the applicant of any public sources of information that may aid the application;
(4)
Identify policies and regulations that create opportunities or pose significant constraints for the proposed development;
(5)
Consider opportunities to increase development benefits and mitigate undesirable project consequences;
(6)
Permit input into the general design of the project.
B.
Applicants seeking review of a concept plan or sketch plat shall provide 16 collated copies of the plan or plat and 16 collated copies of the completed application and the required review fees to the Administrative Officer at least 25 days before a regularly scheduled meeting of the Board.
C.
Information for concept plan or sketch plat review. The concept plan or sketch plat is a general plan that is neither fully engineered nor surveyed. The plan or plat should be sufficiently detailed to allow the Planning Board to make suggestions on general site design and layout for circulation, stormwater management, location of open space and buffers, building arrangements and to determine how the proposal meets the Township's development goals and objectives.
D.
Effect of Concept Plan/Informal Review. Neither the applicant nor the Board is bound by any concept plan or informal review. The suggestions made at the concept plan stage may change with new information discovered when a formal development application is prepared using current detailed site-specific data and on-site test findings. The applicant may request a review of an additional concept plan based upon new information prior to submission of a formal application for development.
§ 134-104.1 Submission procedures.
All site plan and subdivision applications submitted under the provisions of this chapter shall comply with all the applicable requirements of the Municipal Land Use Law N.J.S.A. 40:55D-1 et seq.
§ 134-104.2 Activities requiring site plan approval.
A.
All activities except the following shall require site plan approval:
[Amended 2-15-2012 by Ord. No. 6-2012; 4-20-2022 by Ord. No. 16-2022]
(1)
The construction, customary use and modification of a single-family dwelling, including any permitted accessory buildings and uses incidental to the principal use of the property.
(2)
Any structure or use for which site plan approval was granted prior to the effective date of Ordinance 6-2012 and that was developed in accordance with the such approval unless said approval has expired in accordance with applicable law.
(3)
Buildings and customary accessory buildings including agricultural stands associated with home agriculture and structures associated with farming. Commercial agricultural farm stands shall require site plan approval.
(4)
Commercial accessory, institutional, townhouse residential development, and multi-family residential development structures less than 250 square feet, the location of which does not affect parking or circulation. Said structures shall not be placed within a required front yard. This site plan exemption does not apply to containers or to non-conforming freestanding signs, both of which shall require site plan approval.
[Ord. No. 39-2014 § 4]
(5)
The placement of transformers and the associated pads, fencing, utility poles, propane tanks, bollards, HVAC units, generators, and like accessory structures, and replacement of existing façade signs as permitted by this chapter; however, if said accessory structures affect parking or circulation, then site plan approval shall be required.
(6)
The addition of an open deck or porch, 250 square feet or less in size, on permitted, non-residential uses or structures, provided that impervious coverage requirements are in compliance.
[Ord. No. 9-2014 § 3]
(7)
Installation of conforming façade signage within a sign band.
(8)
Construction or modification of a conforming parapet wall no greater than five feet from the roof line.
(9)
Construction or relocation of new loading doors on an existing façade within an existing loading area.
(10)
Construction or relocation of emergency doors on an existing façade on the condition that the doors are connected directly to existing sidewalks and do not require changes to parking or the striping of a new pedestrian crossing of a drive aisle.
(11)
Reconstruction or modification of existing amenities at townhouse, planned unit development (PUD), and multi-family developments provided there is no increase in impervious cover greater than 1,000 square feet; no substantial changes to circulation or parking; and the reconstruction or modification conforms with the requirements of the zoning district and supplemental zoning standards.
(12)
Installation of EVSE or Make-Ready parking spaces within existing parking areas.
[Added 9-21-2022 by Ord. No. 41-2022]
B.
A change in use or occupancy of a building or a change in use or nature of land requires site plan approval if one or more of the following criteria is met:
[Ord. No. 39-2014 § 4]
(1)
The previous use never received site plan approval.
(2)
The proposed layout of improvements never received site plan approval.
(3)
The proposed use requires more on-site parking than is currently provided such that the amount of parking being provided for said proposed use does not comply with § 134-31.2, Accessory Parking.
(4)
The proposed use has different loading requirements which have an effect on site circulation.
(5)
The proposed use involves the storage or handling of chemicals or hazard substances.
(6)
The proposed use calls for a change in exterior lighting, circulation or landscaping.
(7)
The proposed use or proposed change in site conditions results in a change in drainage, impervious coverage or stormwater management.
(8)
The removal of 5 or more trees, whether or not stumps are left, said trees being 18 inches or greater in caliper; and said trees being healthy, diseased or dead.
(9)
The removal or placement of soil of 200 cubic yards or greater for commercial development or activity.
(10)
The removal or placement of soil of 50 cubic yards or greater for any residential development or activity except for the excavation of a foundation and basement in connection with the construction of a new single family residence which is otherwise in compliance with the provisions of Chapter 134. Said excavation and construction is exempt from site plan requirements.
C.
No small wind energy system shall be installed without first having obtained site plan approval.
§ 134-104.3 Additional requirements.
A.
No subdivision or site plan involving any street(s) requiring additional right-of-way width as specified in the Master Plan or Official Map and the street requirements of this chapter shall be approved unless such additional right-of-way, either along one or both sides of said street(s), as applicable, shall be deeded to the municipality or other appropriate governmental agency.
B.
The Board 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, traffic analysis or detailed environmental information.
§ 134-105.1 Application.
A.
The applicant shall submit to the Administrative Officer the required fee and two collated copies each of all exhibits for the application. The Administrative Officer shall process the application for a determination by the Planner that said application is complete.
B.
Prior to the Administrative Officer certifying that the application is complete, the applicant shall submit to the Administrative Officer 23 additional collated application packages. The Administrative Officer shall then place the item on the agenda of the Board with jurisdiction.
§ 134-105.2 Submission requirements.
B.
The Administrative Officer shall forward to the following copies of the plat or minor site plan, once deemed complete, for review and comment, where appropriate:
(1)
Planning Board or Board of Adjustment.
(2)
Township Planner.
(3)
Township Engineer.
(4)
Health Officer.
(5)
Construction Official.
(6)
Environmental Commission.
(7)
Hudson-Essex-Passaic Soil Conservation district.
(8)
Township Historic Preservation Advisory Committee, if site is designated as an historic site.
(9)
Superintendent of Water and Sewer.
(10)
Supervisor of Landscape and Park Design.
C.
The Board shall also have the authority to refer any plat or minor site plan to other agencies or individuals for comment or recommendations.
§ 134-105.3 Review.
The officials and agencies shall forward to the Administrative Officer their comments and recommendations in writing within the requested time frame set forth by the Administrative Officer.
§ 134-105.4 Notice of public hearing.
At the time when the application is certified complete, the Administrative Officer shall set a date for the public hearing, if required, and notify the applicant of said date. After such notification, the applicant shall follow the procedures established with respect to notice of hearing.
§ 134-105.5 Conditional approval.
Whenever review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.3, the Board shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board.
§ 134-105.6 Action.
A.
The Board shall approve, conditionally approve, or deny a minor subdivision or minor site plan within 45 days of the certification that the application is complete, unless the applicant shall extend the period of time within which the Board may act. Where a variance is requested pursuant to subsection b of N.J.S.A. 40:55D-60, N.J.S.A. 40:55D-36 or N.J.S.A. 40:55D-70, the Board shall take action on the combined application within one hundred twenty (120) days from which the application is certified complete.
B.
Failure of the Board to act within the period prescribed shall constitute minor subdivision or site plan approval and a certificate of the Administrative Officer as to the failure of the Board to act shall be issued on request of the applicant. The certificate shall be sufficient in lieu of the written endorsement or other evidence of approval, herein required, and, in the case of minor subdivision, shall be so accepted by the County Recording Officer for purposes of filing subdivision plats or deeds.
C.
Where the remaining portion of the original tract is sufficient to be subdivided or further developed, the applicant may be required to submit a sketch of the entire remaining portion of the tract to indicate that the proposed subdivision or development, together with such subsequent subdivision(s) or development(s) as may be submitted in the future, is feasible. Any requirements under this subsection shall be limited to those that will prevent the proposed development from causing any reasonably avoidable damage to any adjacent property or any environmental resource.
§ 134-105.7 Effect of approval.
Approval of a minor site plan or subdivision shall be deemed final approval and shall be prepared in accordance with final site plan or subdivision requirements, provided that the Board may condition such approval on the provision of improvements as may be required pursuant to the N.J.S.A. 40:55D-53. The zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor subdivision or site plan approval was granted, shall not be changed for a period of two years after the date on which the resolution of approval is adopted provided that the approved minor subdivision or site plan shall have been duly recorded.
§ 134-105.8 Filing with the county recording officer.
Approval of a minor subdivision shall expire 190 days from the date on which the resolution of the approval is adopted unless within such period a plat in conformity with such approval and 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 Township Engineer and the Township Tax Assessor. Any such plat or deed accepted for such filing shall be reviewed by the Township Engineer and Board Attorney prior to signing and be signed by the Chairperson and Secretary of the Board. In reviewing the application for development for a proposed minor subdivision, the Board may accept a plat not in conformity with N.J.S.A. 46:23-9.9 et seq.; provided that if the developer chooses to file the minor subdivision as provided herein by plat rather than deed such plat shall conform with the provisions of the said act.
Prior to filing the plat, all legal requirements for dedication of public facilities shall be completed.
§ 134-105.9 Extensions.
A.
The Board may extend the one hundred ninety (190) day period for filing a minor subdivision plat or deed pursuant to this chapter if the developer proves to the reasonable satisfaction of the Board:
(1)
That the developer was barred or prevented, directly or indirectly, from filing because of delays in obtaining legally required approvals from other governmental or quasi-governmental entities; and
(2)
That the developer applied promptly for and diligently pursued the required approvals. The length of the extension shall be equal to the period of delay caused by the wait for the required approvals, as determined by the Board. The developer may apply for the extension either before or after what would otherwise be the expiration date.
B.
The Board shall grant an extension of minor subdivision or site plan 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 of obtaining legally required approvals from other governmental agencies and that the developer applied promptly for and diligently pursued the required approvals. The developer shall apply for the extension before (a) what would otherwise be the expiration date of minor subdivision or site plan approval; or (b) the 91st day after the developer receives the first legally required approval from other governmental entities, whichever occurs later.
§ 134-105.10 Signatures required.
[Amended 2-15-2012 by Ord. No. 6-2012]
Upon final approval and after having satisfied all conditions of development approval signatures of the appropriate Board Chairman and Secretary or Administrative Officer, as appropriate, shall be required and affixed on all minor subdivision deeds, minor subdivision plans, final major subdivision plats, minor site plan and final major site conferring final approval upon which a building permit may be issued. No building permit shall be issued without first obtaining final approval.
§ 134-105.11 Distribution of copies.
A copy of the recorded deed, or in the case of minor site plan approval, a copy of the approved site plan and eight paper copies, shall be filed with the Administrative Officer of the appropriate Board. The Administrative Officer shall distribute copies of the plat, deed or plan to the following:
§ 134-106.1 Application.
A.
The applicant shall submit to the Administrative Officer the required fee and two collated copies each of all exhibits for the application. The Administrative Officer shall process the application for a determination by the Planner that said application is complete.
B.
Prior to the Administrative Officer certifying that the application is complete, the applicant shall submit to the Administrative Officer 23 additional collated application packages. The Administrative Officer shall then place the item on the agenda of the Board with jurisdiction.
§ 134-106.2 Submission requirements.
A.
Submission requirements for preliminary major subdivision approval are provided in the checklists set forth in § 134-111.
B.
The Administrative Officer shall forward to the following copies of the preliminary plan, once deemed complete, for review and comment, where appropriate:
(1)
Planning Board or Board of Adjustment.
(2)
Township Planner.
(3)
Township Engineer.
(4)
Health Officer.
(5)
Construction Official.
(6)
Environmental Commission.
(7)
Police Department.
(8)
Hudson-Essex-Passaic Soil Conservation district.
(9)
Township Historic Preservation Advisory Committee, if site is designated as an historic site.
(10)
Superintendent of Water and Sewer.
(11)
Supervisor of Landscape and Park Design.
C.
The Board shall also have the authority to refer any plat to other agencies or individuals for comment or recommendations.
§ 134-106.3 Exhibits required.
A written statement from the applicant indicating:
§ 134-106.4 Review.
The officials and agencies shall forward to the Administrative Officer their comments and recommendations in writing within the requested time frame set forth by the Administrative Officer.
§ 134-106.5 Notice of public hearing.
At the time when the Administrative Officer considers the application and determines that the application is complete and ready for public hearing, if required, the Administrative Officer shall set a date for the public hearing and notify the applicant of said date. After such notification by the Administrative Officer, the applicant shall follow the procedures established in this chapter with respect to the notice of hearing.
§ 134-106.6 Other required approvals.
A.
Before preliminary approval is granted for any plat involving a proposed extension of any sanitary sewer system, the Township Council shall first authorize the sewer extension by resolution.
B.
If the Board approves a plat conditioned upon County Planning Board approval, or that of any other governmental agency, officer or public body, and in meeting any conditions of County Planning Board or other governmental agency approval there is a substantial change in the design, access, circulation, drainage or improvement, the revised plat shall be resubmitted to the Township.
§ 134-106.7 Action.
A.
Subdivisions.
(1)
The Board shall approve, conditionally approve or deny a preliminary major subdivision application of 10 or fewer lots within 45 days after the application is certified complete unless the applicant shall extend the period of time within which the Board may act.
(2)
The Board shall approve, conditionally approve or deny the preliminary major subdivision application of more than 10 lots within 95 days after the application is certified complete unless the applicant shall extend the period of time within which the Board may act.
(3)
If a preliminary subdivision application is being considered by the Zoning Board of Adjustment simultaneously with an application for a use variance, or the Planning Board simultaneously with an application for a bulk variance, the Board shall act on the application within 120 days after the application is certified complete unless the applicant shall extend the period of time within which the Board may act.
(4)
Failure of the Board to act within the time prescribed shall constitute preliminary major approval and a certificate of the Administrative Officer as to the failure of the Board to act shall be issued on request of the applicant. Said certificate shall be sufficient in lieu of the written endorsement or other evidence of approval herein required, and shall be accepted by the County Recording Officer for purposes of filing subdivision plats. The Board shall include findings of fact and conclusions based on the testimony and documentary evidence submitted and shall reduce their determination to writing in accordance with law.
B.
Site Plans.
(1)
The Board shall approve, conditionally approve or deny the preliminary major site plan which involves 10 acres of land or less, or 10 or fewer dwelling units within 45 days after the application is certified complete unless the applicant shall extend the period of time within which the Board may act.
(2)
The Board shall approve, conditionally approve or deny the preliminary major site plan of more than 10 acres or more than 10 dwelling units within 95 days after the application is certified complete unless the applicant shall extend the period of time within which the Board may act.
(3)
If a preliminary site plan application is being considered by the Zoning Board of Adjustment simultaneously with an application for a use variance, or the Planning Board simultaneously with an application for a bulk variance, the Board shall act on all aspects of the application within 120 days after the application has been certified complete unless the applicant shall extend the period of time within which the Board may act.
(4)
Failure of the Board to act within the time prescribed shall constitute preliminary major site plan approval and a certificate of the Administrative Officer as to the failure of the Board to act shall be issued on request of the applicant. Said certificate shall be sufficient in lieu of a written endorsement or other evidence of approval herein required.
C.
Where the remaining portion of the original tract is sufficient to be subdivided or further developed, the applicant may be required to submit a sketch of the entire remaining portion of the tract to indicate that the proposed subdivision or development, together with such subsequent subdivision(s) or development(s) as may be submitted in the future, is feasible. Any requirements under this subsection shall be limited to those that will prevent the proposed development from causing any reasonably avoidable damage to any adjacent property or any environmental resource.
D.
If the Board acts favorably on the preliminary plat or plan, the Chairman and Secretary of the Board (or, where either or both may be absent, the Acting Chairman or Secretary) shall affix their signatures to at least 10 copies of the plat or plan with the notification that it has been approved.
E.
Should minor revisions or additions to the 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. Should major revisions be deemed necessary, the Board shall require that an amended plan be submitted and acted upon as in the case of the original application for preliminary approval.
§ 134-106.8 Effect of preliminary approval of major subdivision and site plans.
A.
If the Planning Board or Board of Adjustment approves the preliminary plat, it shall make a notation to that effect, and a resolution shall be adopted setting forth the approval and any conditions of approval.
B.
Extensions. Preliminary approval of a major subdivision and site plan, except as provided in paragraph B4 of this section, shall confer upon the applicant the following rights for a three year period from the date of the preliminary approval as specified by N.J.S.A. 40:55D-1 et seq.:
(1)
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 sizes; yard dimensions and off-tract improvements; and in the case of a site plan, any requirements peculiar to site plan approval pursuant to N.J.S.A. 40:55D-41, except that nothing herein shall be construed to prevent the Township from modifying by ordinance such general terms and conditions of preliminary approval as related to public health and safety.
(2)
That the applicant may submit for final approval on or before the expiration date of preliminary approval the whole or a section or sections of the preliminary subdivision plat or site plan, as the case may be.
(3)
That the applicant may apply for and the Board may grant extension on such 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 and improvement standards have been revised by ordinance, such revised standards may govern.
(4)
In the case of a subdivision of or a site plan for an area of 50 acres or more, the appropriate Board may grant the rights referred to in paragraph B(1), (2), and (3) above for such period of time, longer than three years, as shall be determined by the appropriate 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, and (d) the comprehensiveness of the development: provided that if the design standards have been revised, such revised standards may govern.
(5)
Whenever the Board grants an extension of preliminary approval pursuant to paragraph B(3) or (4) above and preliminary approval has expired before the date on which the extension was granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for an extension either before or after what would otherwise be the expiration date.
(6)
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 required approvals. The developer shall apply for the extension before (a) what would otherwise be the expiration date of the preliminary approval, or (b) the 91st day after the developer received the last legally required approval from other governmental entities, whichever is later. An extension granted pursuant to this section shall not preclude the Board from granting an extension pursuant to paragraph B(3) or (4) above.
C.
Where the developer seeks to commence construction of the project prior to final approval, the developer shall submit to the Township Engineer the engineering plans and specifications for the improvements. The Township Engineer shall approve or deny them within 35 days. In the event of a denial, the specific reasons shall be forwarded to the applicant by the Township Engineer. If revised plans are submitted in response to a denial letter, they shall be approved or denied within 20 days with the same requirements as previously imposed for the denial. After the plans have been approved by the Board, the developer shall comply with the requirements of the performance and inspection guaranties of this chapter. All of the above shall be verified by the Township Engineer at a preconstruction meeting. Thereafter, the developer may commence construction of the project prior to final approval.
§ 134-106.9 Compliance with site plan approval.
A.
All proposed improvements or development indicated on the approved site plan map shall meet the requirements of all applicable codes, ordinances and specifications of the Township, county, state or federal governments and other agencies with jurisdiction over matters pertaining to site development.
B.
The Township Planner and/or the Township Engineer may authorize minor variations in the site plan caused by field conditions and shall notify the Board of such variations.
§ 134-106.10 Revocation of construction permit.
In the event of a failure to comply with any condition of the preliminary site plan approval, the Construction Official or Township Engineer, on his or her own initiative, may revoke the construction permit and seek to enjoin the violation, or take such other steps as permitted by law.
§ 134-106.11 Signatures required.
If the Board favorably acts on a preliminary plat or plan, the Chairperson and the Secretary of the Board shall affix their signatures to the plat or plan with a notation that it has received preliminary approval and shall return same to the applicant for compliance with final approval requirements. Where conditional approval is granted, the Chairperson and the Secretary of the Board shall not affix their signatures to the plat until all conditions required for approval have been complied with.
§ 134-106.12 Distribution of approved preliminary major subdivision and site plans.
§ 134-107.1 Application.
A.
The applicant shall submit to the Administrative Officer the required fee and two collated copies each of all exhibits for the application. The Administrative Officer shall process the application for a determination by the Planner that said application is complete.
B.
Prior to the Administrative Officer certifying that the application is complete, the applicant shall submit to the Administrative Officer 23 additional collated application packages. The Administrative Officer shall then place the item on the agenda of the Board with jurisdiction.
§ 134-107.2 Submission requirements.
A.
Submission requirements for final major subdivision approval are provided in the checklists set forth in § 134-111.
B.
The Secretary of the Board shall forward copies of the plan or plat to the following officials for review and comment where appropriate:
(1)
Planning Board or Board of Adjustment.
(2)
Township Planner.
(3)
Township Engineer.
(4)
Health Officer.
(5)
Tax Assessor.
(6)
Construction Official.
(7)
Environmental Commission.
(8)
Police Department.
(9)
Superintendent of Water and Sewer.
(10)
Hudson-Essex-Passaic Soil Conservation district.
(11)
Supervisor of Landscape and Park Design.
C.
The Board shall also have the authority to refer any plan or plat to other agencies or individuals for comment or recommendations.
§ 134-107.3 Exhibits required.
A.
The final plat or plan shall have incorporated all changes, modifications and conditions required by the Board as part of preliminary approval.
B.
The final plat shall be accompanied by a statement from the Township Engineer that the municipality is in receipt of the following:
(1)
A map showing all utilities in exact location and elevation, identifying those portions already installed and those to be installed.
(2)
That the applicant has either completed the installation of all improvements in accordance with the requirements of this chapter or posted with the Township Clerk a performance guarantee in an amount sufficient to cover the cost of all improvements as required by this chapter, or uncompleted portions thereof, as estimated by the Township Engineer, and assuring the installation of such improvements on or before an agreed date.
(3)
That all times and amounts required for the maintenance guarantee have been provided.
(4)
That the final plat conforms to the preliminary plat as submitted and approved with changes as noted in an affidavit from applicant.
(5)
That all items required by the Checklist for Final Approval have been provided.
§ 134-107.4 Review.
The officials and agencies shall forward to the Administrative Officer their comments and recommendations in writing within the requested time frame set forth by the Administrative Officer.
§ 134-107.5 Final approval of major site plans and major subdivisions.
A.
The Board shall grant final approval if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by ordinance for final approval, the conditions for preliminary approval, and, in the case of a major subdivision, the standards prescribed in the "Map Filing Law" P.L. 1960, c. 141. In the case of a planned unit development, planned unit residential development or residential cluster, the Board may permit minimal deviations from the conditions of preliminary approval necessitated by change of conditions beyond the control of the developer since the date of preliminary approval without the developer being required to submit another application for development for preliminary approval.
B.
Final approval shall be granted or denied within 45 days after submission of a complete application or within such further time as may be consented to by the applicant. Failure of the Board to act within the period prescribed shall constitute final approval and a certificate of the Administrative Officer as to the failure of the Board to act shall be issued on request of the applicant. Said certificate shall be sufficient in lieu of the written endorsement or other evidence of approval, herein required, and, in the case of subdivision plans, shall be so accepted by the County Recording Officer for purposes of filing.
C.
Whenever review or approval of the application by the County Planning Board is required, the Board shall condition its approval upon timely receipt of a favorable report on the application by the County Planning Board or approval by the County Planning Board by its failure to report thereon within the required time period.
§ 134-107.6 Effect of final approval of site plan or major subdivision.
A.
The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer, whether conditionally or otherwise, shall not be changed for a period of two years after the date on which the resolution of final approval was adopted; provided that in the case of major subdivision the rights conferred by this section shall expire if the plat has not been duly recorded within the required time period. If the developer has followed the standards prescribed for final approval and has duly recorded the plat with the County Recording Officer, the Board may extend such period of protection for extensions of one year but not to exceed three extensions. Notwithstanding any other provisions of this chapter, the granting of final approval terminates the time period of preliminary approval pursuant to this article.
B.
In the case of a subdivision or site plan for a planned development of 50 acres or more, conventional subdivision for 150 acres or more, or site plan for the development of a nonresidential floor area of 200,000 square feet or more, the Board may grant the rights referred to in paragraph A of this section for such period of time, longer than two years, as shall be determined by the Board to be reasonable, taking into consideration.
(1)
The number of dwelling units and nonresidential floor area permissible under final approval.
(2)
Economic conditions.
(3)
The comprehensiveness of the development.
The developer may apply for thereafter, and the Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Board to be reasonable taking into consideration the following:
C.
Whenever the Board grants any extension of final approval 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 extension date.
D.
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 these approvals. A developer shall apply for an extension before (a) what would otherwise be the expiration date of final approval, or (b) the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this section shall not preclude the Board from granting an extension pursuant to paragraph A or B above.
§ 134-107.7 Improvement guarantees required; surety; release.
Before recording final subdivision plats or as a condition of final site plan approval, the Board shall require and shall accept, for the purpose of assuring the installation and maintenance of on-tract public improvements and landscaping, performance maintenance and other guarantees in accordance with N.J.S.A. 40:55D-53 of the Municipal Land Use Law and Article VIII of this chapter.
§ 134-107.8 Recording of final subdivision approval.
A.
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 Board 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. The Board may extend the 95 day or 190 day period if the developer proves to the reasonable satisfaction of the Board (1) that the developer was barred or prevented, directly or indirectly, from filing because of delays in obtaining legally required approvals from other governmental or quasi-governmental entities and (2) that the developer applied promptly for and diligently pursued required approvals. The length of the extension shall be equal to the period of delay caused by the wait for the required approvals, as determined by the Board. The developer may apply for an extension either before or after the original expiration date.
B.
No subdivision plat shall be accepted for filing by the County Recording Officer until it has been approved by the Board as indicated on the instrument by the signature of the Chairperson and Secretary of the Board and when applicable, the Township Engineer and Township Clerk. The signatures of the Chairperson and Secretary of the Board shall not be affixed until the developer has posted the guarantees required by this chapter. If the county 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.
C.
It shall be the duty of the County Recording Officer to notify the Board in writing within seven days of the filing of any plat, identifying such instrument by its title, date of filing, and official number.
D.
Upon the filing of a plat showing the subdivision or resubdivision of land, the County Recording Officer shall send a copy of such notification to the Township Tax Assessor at the same time that notification is given to the Township Board pursuant to N.J.S.A. 40:55D-54.
§ 134-107.9 Compliance with final site plan approval.
A.
All proposed improvements or development indicated on the approved site plan map shall meet the requirements of all applicable codes, ordinances and specifications of the Township, county, state of federal governments and other agencies with jurisdiction over matters pertaining to site development.
B.
The Construction Official and/or the Township Engineer may authorize through the Township Planner minor variations in the final site plan caused by field conditions and shall notify the Board of such variations.
§ 134-107.10 Signatures required.
The Chairperson and the Secretary of the Board shall affix their signatures to the final plat or site plan with a notation that it has received final approval only upon satisfying all conditions of approval and shall return same to the applicant for compliance with final approval requirements.
§ 134-107.11 Distribution of approved plat.
After the approval of a final major subdivision or site plan, two mylar copies of the executed and recorded final subdivisions plat or site plan shall be filed with the Board and six copies of the signed plat site plan shall be distributed as follows, where appropriate:
§ 134-108 General Development Plan Approval.
[Added 10-16-2024 by Ord. No. 59-2024]
Submission of a General Development Plan for Approval. An applicant may elect to submit an application for an approval of a general development plan for any planned unit development, planned unit residential development, residential cluster, planned commercial development or planned industrial development on any tract of land 100 acres or larger.
A.
Application.
(1)
The applicant shall submit to the Administrative Officer two collated copies each of all exhibits for the application. The Administrative Officer shall process the application for a determination by the Planner that said application is complete.
(2)
Subsequent to the Administrative Officer certifying that the application is complete, the applicant shall submit to the Administrative Officer 23 additional collated application packages. The Administrative Officer shall then place the item on the agenda of the Board with jurisdiction.
B.
Submission Requirements.
(1)
The general development plan shall set forth the permitted number of dwelling units and the amount of nonresidential floor space for the planned development. The planned development shall be developed in accordance with the general development plan approved by the Planning Board, or an ordinance or regulation adopted pursuant thereto after the effective date of the approval.
(2)
A general development plan shall be submitted to the Planning Board and approved prior to the granting of preliminary approval for a major site plan or major subdivision.
(3)
Pre-Application Conference.
(a)
The applicant may request an informal pre-application conference with the staff of the Planning Board prior to the filing of a formal application for the purpose of clarifying standards and regulations that will be applicable to their proposal. Requests for a pre-application conference shall be made in writing to the Secretary of the Planning Board. Requests shall include the name and address of the applicant, location of the property proposed for development, and a brief description of the nature of the proposed development.
(b)
Within ten (10) working days following receipt of a request for a pre-application conference, the planning staff shall schedule a pre-application conference and notify the applicant of the time, date and location of the conference.
(c)
Neither the developer nor the Planning Board shall be bound by any informal or concept plan approval of the general development plan in accordance with N.J.S.A. 40:55D-10.1.
(d)
At the pre-application conference, the applicant may present a conceptual, or schematic plan, or any other materials that are descriptive of the proposed development. No representation made by the planning staff or Planning Board during the course of the pre-application conference shall be binding on the staff or the Planning Board with respect to any application subsequently submitted.
(4)
General Development Plan Contents. The general development plan shall set forth the permitted number of dwelling units, the amount of nonresidential floor space, the residential density, and the nonresidential floor area ratio for the planned development, in its entirety, according to a schedule which sets forth the timing of the various sections of the development. The planned development shall be developed in accordance with the general development plan approved by the Planning Board, notwithstanding any provision of NJSA 40:55D-1 et. seq., or an ordinance or regulation adopted pursuant thereto after the effective date of the approval.
(5)
A General Development Plan shall include the following submission items:
(a)
A general land use plan, at a scale consistent with an engineering scale (i.e., 1" = 100') and able to fit on a 24" x 36" sheet or (i.e., 1" = 200') and able to fit on a 40" x 60" sheet, indicating the tract area and general locations of the land uses to be included in the planned development. The total number of dwelling units and amount of nonresidential floor area to be provided and proposed land area to be devoted to residential and nonresidential use shall be set forth. In addition, the proposed types of nonresidential uses to be included in the planned development shall be set forth, and the land area to be occupied by each proposed use shall be estimated. The density and intensity of use of the entire planned development shall be set forth, and a residential density and a nonresidential floor area ratio shall be provided;
(b)
A circulation plan showing the general location and types of transportation facilities, including facilities for pedestrian access, within the planned development and any proposed improvements to the existing transportation system outside the planned development;
(c)
An open space plan showing the proposed land area and general location of parks and any other land area to be set aside for conservation and recreational purposes and a general description of improvements proposed to be made thereon, including a plan for the operation and maintenance of parks and recreational lands;
(d)
A utility plan indicating the need for and showing the proposed location of sewage and water lines, any drainage facilities necessitated by the physical characteristics of the site, proposed methods for handling solid waste disposal, and a plan for the operation and maintenance of proposed utilities;
(e)
A storm water management plan setting forth the proposed method of controlling and managing storm water on the site;
(f)
An environmental inventory including a general description of the vegetation, soils, topography, geology, surface hydrology, climate and cultural resources of the site, existing man-made structures or features and the probable impact of the development on the environmental attributes of the site;
(g)
A community facility plan indicating the scope and type of supporting community facilities which may include, but not be limited to, educational or cultural facilities, historic sites, libraries, hospitals, firehouses, and police stations;
(h)
A housing plan outlining the number of housing units to be provided and the extent to which any housing obligation assigned to the municipality pursuant to P.L. 1985, c. 222 (C. 52:27D-301 et al.) will be fulfilled by the development;
(i)
A local service plan indicating those public services which the applicant proposes to provide and which may include, but not be limited to, water, sewer, cable and solid waste disposal;
(j)
A fiscal report describing the anticipated demand on municipal services to be generated by the planned development and any other financial impacts to be faced by municipalities or school districts as a result of the completion of the planned development. The fiscal report shall also include a detailed projection of property tax revenues which will accrue to the county, municipality and school district according to the timing schedule provided under subsection (k) of this section, and following the completion of the planned development in its entirety;
(k)
A proposed timing schedule in the case of a planned development whose construction is contemplated over a period of years, including any terms or conditions which are intended to protect the interests of the public and of the residents who occupy any section of the planned development prior to the completion of the development in its entirety; and
(l)
A municipal development agreement, which shall mean a written agreement between a municipality and a developer relating to the planned development.
C.
Review.
(1)
The Administrative Officer shall forward to the following copies of the preliminary plan, once deemed complete, for review and comment, where appropriate:
(a)
Planning Board or Board of Adjustment.
(b)
Township Planner.
(c)
Township Engineer.
(d)
Health Officer.
(e)
Environmental Commission.
(f)
Police Department.
(g)
Fire Official.
(h)
First Aid Squad.
(i)
ADA Subcode Official.
(j)
Fire Bureau.
(k)
Commissioner of First Aid and Safety.
(l)
Hudson-Essex-Passaic Soil Conservation district.
(m)
Township Historic Preservation Advisory Committee, if site is designated as an historic site.
(n)
Superintendent of Water and Sewer.
(o)
Supervisor of Landscape and Park Design.
(2)
The Board shall also have the authority to refer any plat to other agencies or individuals for comment or recommendations.
(3)
The officials and agencies shall forward to the Administrative Officer their comments and recommendations in writing within the requested time frame set forth by the Administrative Officer.
D.
Notice of Public Hearing. At the time when the Administrative Officer considers the application and determines that the application is complete and ready for public hearing, if required, the Administrative Officer shall set a date for the public hearing and notify the applicant of said date. After such notification by the Administrative Officer, the applicant shall provide for public notice in accordance with the procedures of N.J.S.A. 40:55D-12 and this chapter.
E.
Other Required Approvals. If the Board approves a general development plan conditioned upon County Planning Board approval, or that of any other governmental agency, officer or public body, and in meeting any conditions of County Planning Board or other governmental agency approval there is a substantial change in the design, access, circulation, drainage or improvement, the revised plan shall be resubmitted to the Township for approval. In the event that development proposed by an application for development requires an approval by a governmental agency other than the municipal Planning Board, the Planning Board shall, in appropriate instances, condition its approval upon the subsequent approval of such governmental agency pursuant to N.J.S.A. 40:55D-22b.
F.
Action. The Planning Board shall grant or deny general development plan approval within ninety-five (95) days after submission of a complete application to the Board, or within such time as may be consented to by the applicant. Failure of the Planning Board to act within the prescribed period shall constitute general plan approval of the planned development.
G.
Effect of General Development Plan Approval.
H.
If the Planning Board approves the general development plan, it shall make a notation to that effect, and a resolution shall be adopted memorializing the approval and any conditions of approval.
I.
The term of the effect of the general development plan approval shall be determined by the Planning Board, which shall take into consideration the following factors in making its determination:
(1)
The number of dwelling units and size of the land area;
(2)
The prevailing economic conditions and market;
(3)
The proposed phasing schedule for the project and likelihood of its fulfillment;
(4)
The developer's capability of completing the proposed development;
(5)
The specific contents of the general development plan; and
(6)
Any conditions which the Planning Board attached to its approval.
J.
The term of the effect of the general development plan approval shall not exceed twenty (20) years from the date of final approval of the first section of the planned development.
K.
Should a developer, having general development plan approval, fail to apply for any preliminary approval for the planned development which is the subject of that general development plan approval within five (5) years of the date upon which the general development plan has been approved by the Planning Board, the municipality may cause the general development plan approval to lapse.
L.
Signature Required. If the Board favorably acts on a general development plan, the Chairperson and the Secretary of the Board shall affix their signatures to the plan with a notation that it has received approval and shall return same to the applicant. Where conditional approval is granted, the Chairperson and the Secretary of the Board shall not affix their signatures to the general development plan until all conditions required for approval have been complied with.
M.
Distribution of Approved General Develop Plans. The applicant shall provide the Administrative Officer of the Board with eight copies of the approved preliminary plat, which shall be distributed as follows and where appropriate:
§ 134-109.1 Application.
The applicant shall submit to the Administrative Officer the required fee, and 15 collated copies each of a letter requesting the zone change. The Administrative Officer shall then place the item on a Planning Board agenda.
§ 134-109.2 Distribution.
§ 134-109.3 Action.
Within 60 days after application has been filed, the Planning Board shall either recommend or decline to recommend to the menial Council that an ordinance be introduced enabling the change of zone be considered.
§ 134-109.4 Public hearing.
Public hearing on the zone change ordinance shall be held pursuant to N.J.S.A. 40:55D-62.1.
§ 134-110.1 Application.
The applicant shall submit to the Administrative Officer the required fee and 15 collated copies each of the application and the plan showing the extent of the environmental protection waiver request. The Administrative Officer shall process the application, determine that said application is complete, place the item on the Planning Board agenda, and notify the applicant of said date.
§ 134-110.2 Submission requirements.
§ 134-110.3 Review.
The officials and agencies shall forward to the Administrative Officer their comments and recommendations in writing within the requested time frame set forth by the Administrative Officer.
§ 134-110.4 Action.
The Board shall approve, conditionally approve, or deny by resolution an environmental protection waiver request within 120 days of the certification that the application is complete, unless the applicant shall extend the period of time within which the Board may act.
§ 134-110.5 Distribution of copies.
§ 134-111 Checklists.
[Ord. No. 39-2014 § 5]
No application for development shall be deemed complete unless the following items, information and documentation are submitted to the approving Board or checklist waivers are requested and subsequently approved pursuant to N.J.S.A. 40:55D-10.3:
§ 134-111.1 Access, Bulk and FAR Variance Requirements.
[Ord. No. 39-2014 § 5; amended 5-7-2025 by Ord. No. 27-2025]
1.
Payment of required fees
2.
15 collated packages of:
a. | Completed Bulk Variance Application form | |
b1. | For new homes/additions: 15 architectural plans showing: | |
(1) | Existing floor plans of house, with rooms labeled and outside wall to outside wall dimensions provided | |
(2) | Proposed floor plans, with rooms labeled and outside wall to outside wall dimensions provided | |
(3) | Rendering of the structure (all sides) | |
-Or- | ||
b2. | For decks: 15 deck construction plans | |
c. | 1 sealed, current property survey (upon which the site plan is based) (one original with raised seal plus 14 copies) | |
d. | Site plans | |
e. | A sealed certification from an architect or engineer confirming that the existing foundation/story can support the addition/add-a-level, if one is proposed (one sealed original and 14 copies) | |
f. | Impervious area and floor area ratio calculation sheet sealed if prepared by professionals (one original and 14 copies) | |
g. | Land Use map | |
4.
The architectural plans, survey and site plan shall be signed and sealed by the proper New Jersey licensed professional in accordance with N.J.A.C.
Plan Criteria: |
5.
Current block and lot numbers of the subject property
6.
Date of plan preparation
7.
Date(s) of plan revisions
8.
Square footage of the property
9.
Written scale
10.
Site plan shall be drawn at a scale of either 1"=30', 1"=20' or 1"=10' using an engineer's scale
11.
North arrow
12.
Locations of all proposed structures/additions
13.
Outside wall to outside wall dimensions of all sides of all proposed structures/additions
14.
Minimum setbacks of all existing buildings to all property lines
15.
Minimum setbacks of all proposed buildings to all property lines
16.
Details, heights and locations of proposed fences
17.
Dimensions of lot
18.
Locations of existing driveways
19.
Locations of proposed driveways
20.
Grading plan when changes in contour are proposed
21.
Site Data box
22.
A note on the plans indicating that the existing structure or structures are to remain, be wholly demolished or be partially demolished, as the case may be. If partial demolition is proposed, clearly identify the portion of the structure(s) to be demolished.
23.
Flood plain (if applicable)
24.
Wetland Areas (if applicable)
25.
Dated photographs showing:
a. | The property in general; | |
b. | The front of the property, as seen from any public street adjacent to the property; | |
c. | The proximity of adjacent properties to the proposed work; and | |
d. | The area of work/location of any variance or other required relief, including photos of all sides of any buildings which will be visually impacted by the work. | |
§ 134-111.2 Minor Subdivision Requirements.
[Ord. No. 39-2014 § 5; amended 5-7-2025 by Ord. No. 27-2025]
1.
Payment of required fees
3.
Submission of 1 copy of the plans and exhibits in digital media pursuant to the criteria set forth in § 134-101.C
4.
Evidence of submission of application to the Passaic County Planning Board
5.
Letter of Interpretation (LOI) or Presence/Absence letter from the NJDEP
6.
Stormwater management/drainage calculations report
7.
The plans shall be signed and sealed by the proper New Jersey licensed professional in accordance with N.J.A.C.
8.
Plans shall be submitted on sheets that are no larger than 36 inches by 24 inches
9.
The title "Minor Subdivision" in the title block of the sheet depicting the minor subdivision. If the request includes application for "Use Variance," then that title shall also be included in the title block
10.
Subdivision Plan shall be drawn at a scale of not less than 1"=50' using an engineer's scale
11.
A statement on the sealed subdivision plan that the plan complies with the RSIS and/or a list of de minimis exception requests
12.
Date of original plan preparation and any revisions
13.
If revised plans are submitted, there shall be a revision date added to the cover sheet. The individual sheets that were revised shall include revision dates, as well. This item shall be marked incomplete if revised plans with no revision dates, as specifically enumerated in this checklist item, are submitted
14.
Show the proposal. The subdivision plan shall be clearly and legibly drawn. If drafting techniques that do not foster clarity are used and the plan is illegible, then the application will be declared incomplete
15.
Current, sealed survey
16.
Written scale
17.
Graphic scale
18.
A north arrow on each subdivision and survey sheet
19.
Each subject block and lot, numbered in conformity with the municipal tax map
20.
Acreage of tract to nearest tenth of an acre
21.
County of Passaic and Township of Wayne in title block
22.
Name and address of developer/applicant
23.
Name(s) and address(es) of the owner(s) of record of subject property(s)
24.
Names and addresses of all property owners within 200 feet of the extreme limits of the property in question as disclosed by the most recent Township tax rolls
25.
Locations of all properties, with current tax block and lot designations indicated, and the buildings thereon, within 200 feet of the extreme limits of property in question
26.
Proposed block and lot numbers
27.
Key map, with north arrow, at a scale of not more than 1 inch = 1,200 feet
28.
All bearings of existing and proposed property lines
29.
The location of all existing and proposed of the following for on-site and on-tract: streams, drainage ditches, utility lines, whether above- or below-ground, appurtenances, pipe sizes, grades and direction of flow.
30.
For all rights-of-way abutting the property in question, show existing edge of pavement for entire frontage
31.
Sidewalk locations and details
32.
The offsets to existing and proposed property lines of existing structures that are to remain
33.
Building envelopes on all proposed lots
34.
If individual wells are proposed, show proposed locations
35.
If individual sewage disposal systems are proposed, show locations of percolation tests, results of percolation tests, proposed system component locations and proposed field locations
36.
Location of proposed driveways
37.
Location of monuments to be set
38.
Shade tree easement along street right-of-way
39.
Sidewalk easement locations
40.
Descriptions and ownership of proposed easements
41.
Plans for fire protection, including hydrant locations
42.
Site Data box
43.
Finished grade elevation where changes in contour are proposed
44.
Indicate whether any and all existing buildings/structures that are shown on the property survey are to remain or are to be removed
45.
With respect to the Environmental Protection ordinance, provide: location map of environmental factors; calculation of number of building lots/residential density; limit of disturbance lines showing areas to be disturbed by grading/construction; MAD/TADA calculations; tree removal plan showing: all trees over 18 inches in caliper; trees to be removed indicated by an x; replacement trees; entire wooded areas, if such exists
46.
The topography of the site, based on the United States Coast and Geodetic Survey datum. Where the slope of the site is less than 5%, a two-foot interval shall be shown, where greater, a 10-foot interval shall be shown
47.
Plans of proposed utility layouts (sewers, storm drains, water, gas and electricity) showing feasible connections to existing or proposed utility systems
48.
Wetlands, wetlands transition areas in accordance with the LOI
49.
Dated photographs showing:
a.
The property in general;
b.
The front of the property, as seen from any public street adjacent to the property;
c.
The proximity of adjacent properties to the proposed work; and
d.
The area of work/location of any variance or other required relief, including photos of all sides of any buildings which will be visually impacted by the work.
§ 134-111.3 Minor Site Plan Requirements.
[Ord. No. 39-2014 § 5; amended 5-7-2025 by Ord. No. 27-2025]
1.
Payment of required fees.
3.
Submission of 1 copy of the plans and exhibits in digital media pursuant to the criteria set forth in § 134-101.C.
4.
Affidavit of disclosure for corporations or partnerships, as required by R.S. 40:55D-48.1
5.
The plans shall be signed and sealed by the proper New Jersey licensed professional in accordance with N.J.A.C.
6.
Plans shall be submitted on sheets that are no larger than 36 inches by 24 inches
7.
The title "Minor Site Plan" in the title block of the sheet depicting the minor site plan. If the request includes application for "Use Variance," then that title shall also be included in the title block.
8.
Site Plan shall be drawn at a scale of not less than 1"=30' using an engineer's scale
9.
Date of original plan preparation and any revisions
10.
If revised plans are submitted, there shall be a revision date added to the cover sheet. The individual sheets that were revised shall include revision dates, as well. This item shall be marked incomplete if revised plans with no revision dates, as specifically enumerated in this checklist item, are submitted
11.
Show the proposal. The site plan shall be clearly and legibly drawn. If drafting techniques that do not foster clarity are used and the plan is illegible, then the application will be declared incomplete
12.
Current, sealed survey
13.
Written scale
14.
Graphic scale
15.
Each subject block and lot, numbered in conformity with the municipal tax map
16.
County of Passaic and Township of Wayne in title block
17.
Name and address of applicant
18.
Name(s) and address(es) of the owner(s) of record of subject property(s)
19.
North arrow on each site plan and survey sheet
20.
Key map, with north arrow, at a scale of not more than 1 inch = 1,200 feet
21.
Parking analysis
22.
MAD/TADA calculations per Environmental Ordinance
23.
Landscaping plan
24.
Proposed elevations (architectural renderings) of all sides of the proposed structure
25.
Limit of disturbance lines showing areas to be disturbed by grading/construction
26.
Location of proposed structures with size, height offsets to property lines indicated and details
27.
Outdoor lighting plan (if new lighting is proposed), providing: location of light stanchions and wall lights; direction of illumination; heights of the lights/luminaires, whether on a stanchion or wall; details of the lights/luminaires, whether on a stanchion; or wall; details of the extent of illumination (isolux lines)
28.
The location of all existing and proposed for the following for on-site and on-tract: above-ground utility lines and appurtenances, including transformer boxes; and below-ground utility lines and appurtenances
29.
Dated photographs showing:
a.
The property in general;
b.
The front of the property, as seen from any public street adjacent to the property;
c.
The proximity of adjacent properties to the proposed work; and
d.
The area of work/location of any variance or other required relief, including photos of all sides of any buildings which will be visually impacted by the work.
§ 134-111.4 Preliminary Major Subdivision Requirements.
[Ord. No. 39-2014 § 5; amended 5-7-2025 by Ord. No. 27-2025]
1.
Payment of required fees
3.
Submission of 1 copy of the plans and exhibits in digital media pursuant to the criteria set forth in § 134-101.C.
4.
Letter of Interpretation (LOI) or Presence/Absence letter from the NJ DEP
5.
Stormwater management/drainage calculations report
6.
Affidavit of disclosure for corporations or partnerships, as required by R.S. 40:55D-48.1
7.
The plans shall be signed and sealed by the proper New Jersey licensed professional in accordance with N.J.A.C.
8.
Plans shall be submitted on sheets that are no larger than 36 inches by 24 inches
9.
The title "Preliminary Subdivision" in the title block of the sheet depicting the preliminary subdivision. If the request includes application for "Use Variance," "Conditional Use," and/or "Final Subdivision," then that title shall also be included in the title block.
10.
Subdivision Plan shall be drawn at a scale of not less than 1"=50' using an engineer's scale
11.
A statement on the sealed subdivision plan that the plan complies with the RSIS and/or a list of de minimis exception requests
12.
Date of original plan preparation and any revisions
13.
If revised plans are submitted, there shall be a revision date added to the cover sheet. The individual sheets that were revised shall include revision dates, as well. This item shall be marked incomplete if revised plans with no revision dates, as specifically enumerated in this checklist item, are submitted
14.
If the subdivision plan is too large to fit on one page and the preparer of the plans uses match sheets, then there shall be an overall plan showing the entire project on one sheet at a smaller scale, with the same north orientation as the match sheets
15.
Show the proposal. The subdivision plan shall be clearly and legibly drawn. If drafting techniques that do not foster clarity are used and the plan is illegible, then the application will be declared incomplete
16.
Current, sealed survey
17.
Written scale
18.
Graphic scale
19.
A north arrow on each subdivision and survey sheet
20.
Each subject block and lot, numbered in conformity with the municipal tax map
21.
Acreage of tract to nearest tenth of an acre
22.
County of Passaic and Township of Wayne in title block
23.
Name and address of developer/applicant
24.
Name(s) and address(es) of the owner(s) of record of subject property(s)
25.
Names and addresses of all property owners within 200 feet of the extreme limits of the property in question as disclosed by the most recent Township tax rolls
26.
Locations of all properties, with current tax block and lot designations indicated, and any buildings thereon, within 200 feet of the extreme limits of property in question
27.
Key map, with north arrow, at a scale of not more than 1 inch = 1,200 feet
28.
Proposed block and lot numbers
29.
Site Data box
30.
With respect to the Environmental Protection ordinance, provide: location map of environmental factors; calculation of number of building lots; limit of disturbance lines showing areas to be disturbed by grading/construction; MAD/TADA calculations; tree removal plan showing: all trees over 18 inches in caliper; trees to be removed indicated by an x; replacement trees; entire wooded areas, if such exists
31.
Soil Erosion and Sediment Control plan
32.
The location of all existing of the following for on-site and on-tract: streams; drainage ditches; utility lines, whether above- or below-ground, and appurtenances; pipe sizes, grades and direction of flow
33.
The location of all existing of the following for off-tract for a distance of 200 feet from the extreme limits of the property in question: rights-of-way; streets/roads; easements; streams; drainage ditches; above-ground utility lines and appurtenances; below-ground utility lines and appurtenances
34.
Curb details
35.
Existing and proposed curb radii
36.
Sidewalk locations and details
37.
For all rights-of-way abutting the property in question show existing edge of pavement for entire frontage
38.
Outdoor lighting plan, providing: location of street light stanchions; direction of illumination; heights of the luminaires and stanchions; details of the luminaires and stanchions; details of the extent of illumination (isolux lines)
39.
Building envelopes on all proposed lots
40.
Finished grade elevation where changes in contour are proposed
41.
Plans of proposed utility layouts (sewers, storm drains, water, gas and electricity) showing feasible connections to existing or proposed utility systems
42.
Sight triangles at road intersections
43.
If individual wells are proposed, show proposed locations
44.
Locations of monuments to be set
45.
Shade tree easement along street right-of-way
46.
Sidewalk easement locations
47.
If individual sewage disposal systems are proposed, show locations of percolation tests, results of percolation tests, proposed system component locations and proposed field locations
48.
Plans for fire protection, including hydrant locations
49.
Wetlands areas and transition areas in accordance with the LOI
50.
The limitation of the flood plain or a note stating that no flood plain exists
51.
The topography of the site, based on the United States Coast and Geodetic Survey datum. Where the slope of the site is less than 5%, a two-foot interval shall be shown, where greater, a 10-foot interval shall be shown
52.
Dated photographs showing:
a.
The property in general;
b.
The front of the property, as seen from any public street adjacent to the property;
c.
The proximity of adjacent properties to the proposed work; and
d.
The area of work/location of any variance or other required relief, including photos of all sides of any buildings which will be visually impacted by the work.
§ 134-111.5 Preliminary and Final Major Site Plan.
[Ord. No. 39-2014 § 5; amended 5-7-2025 by Ord. No. 27-2025]
1.
Payment of required fees
3.
Submission of 1 copy of the plans and exhibits in digital media pursuant to the criteria set forth in § 134-101.C.
4.
Letter of Interpretation (LOI) or Presence/Absence letter from the NJ DEP
5.
Stormwater management/drainage calculations report
6.
Affidavit of disclosure for corporations or partnerships, as required by R.S. 40:55D-48.1
7.
The plans shall be signed and sealed by the proper New Jersey licensed professional in accordance with N.J.A.C.
8.
Plans shall be submitted on sheets that are no larger than 36 inches by 24 inches
9.
The title "Preliminary Site Plan" in the title block of the sheet depicting the preliminary site plan. If the request includes application for "Use Variance," "Conditional Use" and/or "Final Site Plan," then those titles shall also be included in the title block
10.
Site Plan shall be drawn at a scale of not less than 1"=30' using an engineer's scale
11.
A statement on the sealed site plan that the plan complies with the RSIS, if applicable, and/or a list of de minimis exception requests
12.
Date of original plan preparation and any revisions
13.
If revised plans are submitted, there shall be a revision date added to the cover sheet. The individual sheets that were revised shall include revision dates, as well. This item shall be marked incomplete if revised plans with no revision dates, as specifically enumerated in this checklist item, are submitted
14.
If the site plan is too large to fit on one page and the preparer of the plans uses match sheets, then there shall be a general overall plan showing the entire project on one sheet at a smaller scale, with the same north orientation as the match sheets
15.
Show the proposal. The site plan shall be clearly and legibly drawn. If drafting techniques that do not foster clarity are used and the plan is illegible, then the application will be declared incomplete
16.
Current, sealed
17.
Written scale
18.
Graphic scale
19.
Each subject block and lot, numbered in conformity with the municipal tax map
20.
County of Passaic and Township of Wayne in title block
21.
Name and address of developer/applicant
22.
Name, address of the owner(s) of record of subject property(s)
23.
Names and addresses of all property owners within 200 feet of the extreme limits of the property in question as disclosed by the most recent Township tax rolls
24.
Locations of all properties, with current tax block and lot designations indicated, and any buildings thereon, within 200 feet of the extreme limits of property in question
25.
North arrow on each site plan and survey sheet
26.
Key map, with north arrow, at not more than 1 inch = 1,200 feet
27.
Site Data box
28.
Parking analysis
29.
Landscaping plan
30.
Indicate total existing building square footage
31.
Indicate total proposed building square footage
32.
Proposed floor plans of the proposed building. If the building exists, then floor plans of the proposed changes are to be submitted. If no changes to the building's interior are proposed, then there shall be a note to that affect on the site plan.
33.
With respect to the Environmental Protection ordinance, provide: location map of environmental factors; calculation of number of building lots/residential density; limit of disturbance lines showing areas to be disturbed by grading/construction; MAD/TADA calculations; tree removal plan showing: all trees over 18 inches in caliper; trees to be removed indicated by an x; replacement trees; entire wooded areas, if such exists
34.
Proposed building elevations (architectural renderings) of all sides of the proposed building. If the building exists, then architectural renderings of the proposed changes are to be submitted. If no changes to the building's facade are proposed, then there shall be a note to that affect on the site plan.
35.
Spot elevations of the following: existing buildings on the site; walls; fences; culverts
36.
Basement and first floor elevations of all proposed buildings and structures
37.
Sight triangles at driveway/road intersections
38.
Dimensions of proposed structures
39.
Offsets to property lines of all proposed structures
40.
If individual wells are proposed, show proposed locations
41.
Fence detail for proposed fence(s), to include colors and materials
42.
Height(s) of proposed fences
43.
The location of all existing of the following for on-site and on-tract: storm drainage ponds; streams; above-ground utility lines and appurtenances, including transformer boxes; below-ground utility lines and appurtenances; pipe sizes, grades and direction of flow; outdoor storage areas (for applications where outdoor storage is proposed)
44.
The location of all existing of the following for off-tract for a distance of 200 feet from the extreme limits of the property in question: storm drainage ponds; streams; above-ground utility lines and appurtenances; below-ground utility lines and appurtenances; pipe sizes, grades and direction of flow
45.
Proposed dumpster location
46.
Proposed concrete dumpster pad and fence enclosure details
47.
Curb locations and details
48.
If individual sewage disposal systems are proposed, show locations of percolation tests; results of percolation tests; proposed system component locations and proposed field locations
49.
For all rights-of-way abutting the property in question, show existing edge of pavement for entire frontage
50.
Existing and proposed curb radii
51.
Circulation, vehicular and pedestrian, information: means of ingress and egress; width of driveways; walkways: location, material and width; and
52.
Loading areas, providing: dimensions, locations, aisles, with dimensions, and barriers
53.
Parking areas, providing: dimensions of spaces; location of spaces; aisles, with dimensions; barriers; number of spaces per grouping
54.
Outdoor lighting plan; providing: location of light stanchions and wall lights; direction of illumination; heights of the lights/luminaires, whether on a stanchion or wall; details of the lights/luminaires, whether on a stanchion or wall; details of the extent of illumination (isolux lines)
55.
Wetlands and wetlands transition areas in accordance with the LOI
56.
The limitation of the flood plain or a note stating that no flood plain exists
57.
Signage plan, which includes directional, traffic, advisory, commercial/business and other regulatory signs and pavement markings, providing: locations; direction that the signs will face; sizes/dimensions; heights; details
58.
Existing and proposed contours, referred to United States Coast and Geodetic Survey datum, with a contour interval of two (2) feet for slopes of 5% or less and a contour interval of five (5) feet for slopes over 5%. Existing contours are to be indicated by dashed lines and proposed contours are to be indicated by solid lines
59.
Dated photographs showing:
a.
The property in general;
b.
The front of the property, as seen from any public street adjacent to the property;
c.
The proximity of adjacent properties to the proposed work; and
d.
The area of work/location of any variance or other required relief, including photos of all sides of any buildings which will be visually impacted by the work.
§ 134-111.6 Final Major Subdivision Requirements.
[Ord. No. 39-2014 § 5; amended 5-7-2025 by Ord. No. 27-2025]
1.
Payment of required fees
3.
Submission of 1 copy of the plans and exhibits in digital media pursuant to the criteria set forth in § 134-101.C.
4.
Dated photographs showing:
a.
The property in general;
b.
The front of the property, as seen from any public street adjacent to the property;
c.
The proximity of adjacent properties to the proposed work; and
d.
The area of work/location of any variance or other required relief, including photos of all sides of any buildings which will be visually impacted by the work.
§ 134-111.7 Use Variance Requirements.
[Ord. No. 39-2014 § 5; amended 5-7-2025 by Ord. No. 27-2025]
1.
Payment of required fees
3.
Submission of 1 copy of the plans and exhibits in digital media pursuant to the criteria set forth in § 134-101.C
4.
Affidavit of disclosure for corporations or partnerships, as required by R.S. 40:55D-48.1
5.
The plans shall be signed and sealed by the proper New Jersey licensed professional in accordance with N.J.A.C.
6.
Plans shall be submitted on sheets that are no larger than 36 inches by 24 inches
7.
The title "Use Variance" in the title block
8.
Plan shall be drawn at a scale of not less than 1"=30' using an engineer's scale
9.
Date of original plan preparation and any revisions
10.
Show the proposal. The plan shall be clearly and legibly drawn. If drafting techniques that do not foster clarity are used and the plan is illegible, then the application will be declared incomplete
11.
If revised plans are submitted, there shall be a revision date added to the cover sheet. The individual sheets that were revised shall include revision dates, as well. This item shall be marked incomplete if revised plans with no revision dates, as specifically enumerated in this checklist item, are submitted
12.
If the plan is too large to fit on one page and the preparer of the plans uses match sheets, then there shall be a general overall plan showing the entire project on one sheet at a smaller scale, with the same north orientation as the match sheets
13.
Current, sealed survey
14.
Written scale
15.
Graphic scale
16.
Each subject block and lot, numbered in conformity with the municipal tax map
17.
County of Passaic and Township of Wayne in title block
18.
Name and address of developer/applicant
19.
Name, address of the owner(s) of record of subject property(s)
20.
North arrow on each plan and survey sheet
21.
Key map, with north arrow, at not more than 1 inch = 1,200 feet
22.
Parking analysis
23.
Proposed building elevations (architectural renderings) of all sides of the proposed building. If the building exists, then architectural renderings of the proposed changes are to be submitted. If no changes to the building's facade are proposed, then there shall be a note to that affect on the plan.
24.
Indicate total existing building square footage
25.
Indicate total proposed building square footage
26.
Proposed floor plans of the proposed building. If the building exists, then floor plans of the proposed changes are to be submitted. If no changes to the building's interior are proposed, then there shall be a note to that affect on the plan.
27.
With respect to the Environmental Protection ordinance, provide: location map of environmental factors; calculation of number of building lots/residential density; limit of disturbance lines showing areas to be disturbed by grading/construction; MAD/TADA calculations; tree removal plan showing all trees over 18 inches in caliper; trees to be removed indicated by an x; replacement trees; entire wooded areas, if such exists
28.
Dimensions of proposed structures
29.
Signage plan
30.
For all rights-of-way abutting the property in question show existing edge of pavement for entire frontage
31.
Loading areas
32.
Parking areas, including: location of spaces; spaces and aisles, with dimensions; number of spaces per grouping
33.
Outdoor lighting plan, including: location of light stanchions and wall lights; details of the extent of illumination
34.
Wetlands and wetlands transition areas
35.
The limitation of the flood plain or a note stating that no flood plain exists
36.
Dated photographs showing:
a.
The property in general;
b.
The front of the property, as seen from any public street adjacent to the property;
c.
The proximity of adjacent properties to the proposed work; and
d.
The area of work/location of any variance or other required relief, including photos of all sides of any buildings which will be visually impacted by the work.
§ 134-111.8 (Reserved)
[Ord. No. 39-2014 § 5]
§ 134-111.9 Preliminary and Final Major Site Plan for Small Wind Energy Systems.
[Ord. No. 39-2014 § 5; amended 5-7-2025 by Ord. No. 27-2025]
1.
Payment of required fees
3.
Submission of 1 copy of the plans and exhibits in digital media pursuant to the criteria set forth in § 134-101.C.
4.
Letter of Interpretation (LOI) or Presence/Absence letter from the NJ DEP
5.
Affidavit of disclosure for corporations or partnerships, as required by R.S. 40:55D-48.1
6.
Verification by a design professional that the proposed location on the subject parcel and proposed tower elevation have sufficient wind speeds for operation of the small wind energy system.
7.
The applicant shall provide photos from surrounding area, to a distance radius on one (1) mile from the center of the small wind energy system. A photo simulation to simulate the appearance of the small wind energy system from the photo locations.
8.
Plans shall be submitted on sheets that are no larger than 36 inches by 24 inches
9.
The title "Preliminary Site Plan" in the title block of the sheet depicting the preliminary site plan. If the request includes application for "Use Variance," "Conditional Use" and/or "Final Site Plan," then those titles shall also be included in the title block
10.
Site Plan shall be drawn at a scale of not less than 1"=30' using an engineer's scale
11.
Date of original plan preparation and any revisions
12.
The plans shall be signed and sealed by the proper New Jersey licensed professional in accordance with New Jersey Code.
13.
Property lines and dimensions of the proposed site
14.
Location, dimension and use of all existing structures on site.
15.
Location and proposed ground elevation of the proposed small energy wind system.
16.
Location of all above ground utilities on the proposed parcel.
17.
Location of all public and private roadways.
18.
Design data indicating the basis of design, including manufacturer's specifications and operation requirements.
19.
Identification of surrounding land uses adjacent to the parcel.
20.
If revised plans are submitted, there shall be a revision date added to the cover sheet. The individual sheets that were revised shall include revision dates, as well. This item shall be marked incomplete if revised plans with no revision dates, as specifically enumerated in this checklist item, are submitted
21.
Show the proposal. The site plan shall be clearly and legibly drawn. If drafting techniques that do not foster clarity are used and the plan is illegible, then the application will be declared incomplete
22.
Current, sealed survey
23.
Written scale
24.
Graphic scale
25.
Each subject block and lot, numbered in conformity with the municipal tax map
26.
County of Passaic and Township of Wayne in title block
27.
Name and address of developer/applicant
28.
Name, address of the owner(s) of record of subject property(s)
29.
Names and addresses of all property owners within 200 feet of the extreme limits of the property in question as disclosed by the most recent Township tax rolls
30.
Locations of all properties, with current tax block and lot designations indicated, and any buildings thereon, within 200 feet of the extreme limits of property in question
31.
North arrow on each site plan and survey sheet
32.
Key map, with north arrow, at not more than 1 inch = 1,200 feet
33.
With respect to the Environmental Protection ordinance, provide: location map of environmental factors; calculation of number of building lots/residential density; limit of disturbance lines showing areas to be disturbed by grading/construction; MAD/TADA calculations; tree removal plan showing: all trees over 18 inches in caliper; trees to be removed indicated by an x; replacement trees; entire wooded areas, if such exists.
34.
Dimensions of proposed structures
35.
Offsets to property lines of all proposed structures
36.
Fence detail for proposed fence(s), to include colors and materials
37.
Height(s) of proposed fences
38.
For all rights-of-way abutting the property in question: show existing edge of pavement for entire frontage; indicate the ownership;
39.
Outdoor lighting plan; providing: location of light stanchions and wall lights; direction of illumination; heights of the lights/luminaires, whether on a stanchion or wall; details of the lights/luminaires, whether on a stanchion or wall; hours of operation of the lights; details of the extent of illumination (isolux lines)
40.
Wetlands and wetlands transition areas in accordance with the LOI
41.
Existing and proposed contours, referred to United States Coast and Geodetic Survey datum, with a contour interval of two (2) feet for slopes of 5% or less and a contour interval of five (5) feet for slopes over 5%. Existing contours are to be indicated by dashed lines and proposed contours are to be indicated by solid lines
42.
Dated photographs showing:
a.
The property in general;
b.
The front of the property, as seen from any public street adjacent to the property;
c.
The proximity of adjacent properties to the proposed work; and
d.
The area of work/location of any variance or other required relief, including photos of all sides of any buildings which will be visually impacted by the work.
§ 134-111.10 Preliminary and Final Major Site Plan for Wireless Telecommunications Facilities.
[Ord. No. 39-2014 § 5; amended 5-7-2025 by Ord. No. 27-2025]
1.
Payment of required fees
3.
Submission of 1 copy of the plans and exhibits in digital media pursuant to the criteria set forth in § 134-101.C
4.
Letter of Interpretation (LOI) or Presence/Absence letter from the NJ DEP
5.
A report from a qualified expert certifying that the wireless telecommunications tower and equipment facility comply with the latest structural and wind loading requirements as set forth in the New Jersey Uniform Construction Code, as it may be amended or supplemented, including a description of the number and type of antennas it is designed to accommodate
6.
Affidavit of disclosure for corporations or partnerships, as required by R.S. 40:55D-48.1
7.
The plans shall be signed and sealed by the proper New Jersey licensed professional in accordance with the N.J.A.C.
8.
Plans shall be submitted on sheets that are no larger than 36 inches by 24 inches
9.
The title "Preliminary and Final Site Plan" in the title block of the sheet depicting the preliminary site plan. If the request includes application for "Use Variance" or "Conditional Use," then those titles shall also be included in the title block
10.
Site Plan shall be drawn at a scale of not less than 1"=30' using an engineer's scale
11.
Date of original plan preparation and any revisions
12.
If revised plans are submitted, there shall be a revision date added to the cover sheet. The individual sheets that were revised shall include revision dates, as well. This item shall be marked incomplete if revised plans with no revision dates, as specifically enumerated in this checklist item, are submitted
13.
Show the proposal. The site plan shall be clearly and legibly drawn. If drafting techniques that do not foster clarity are used and the plan is illegible, then the application will be declared incomplete
14.
Current, sealed survey
15.
Written scale
16.
Graphic scale
17.
Each subject block and lot, numbered in conformity with the municipal tax map
18.
County of Passaic and Township of Wayne in title block
19.
Name and address of developer/applicant
20.
Name, address of the owner(s) of record of subject property(s)
21.
Names and addresses of all property owners within 200 feet of the extreme limits of the property in question as disclosed by the most recent Township tax rolls
22.
Locations of all properties, with current tax block and lot designations indicated, and any buildings thereon, within 200 feet of the extreme limits of property in question
23.
North arrow on each site plan and survey sheet
24.
Key map, with north arrow, at not more than 1 inch = 1,200 feet
25.
Site Data box
26.
Landscaping plan
27.
With respect to the Environmental Protection ordinance, provide: location map of environmental factors; calculation of number of building lots/residential density; limit of disturbance lines showing areas to be disturbed by grading/construction; MAD/TADA calculations; tree removal plan showing: all trees over 18 inches in caliper; trees to be removed indicated by an x; replacement trees; entire wooded areas, if such exists
28.
Proposed elevations (architectural renderings) of all sides of the proposed tower/monopole
29.
Dimensions of proposed structures
30.
Proposed method of access to and parking for the facility
31.
Offsets to property lines of all proposed structures
32.
Fence detail for proposed fence(s), to include colors and materials
33.
Height(s) of proposed fences
34.
Outdoor lighting plan; providing: location of light stanchions and wall lights; direction of illumination; heights of the lights/luminaires, whether on a stanchion or wall; details of the lights/luminaires, whether on a stanchion or wall; hours of operation of the lights; details of the extent of illumination (isolux lines)
35.
Wetlands and wetlands transition areas in accordance with the LOI
36.
Existing and proposed contours, referred to United States Coast and Geodetic Survey datum, with a contour interval of two (2) feet for slopes of 5% or less and a contour interval of five (5) feet for slopes over 5%. Existing contours are to be indicated by dashed lines and proposed contours are to be indicated by solid lines
37.
The location of all existing and proposed of the following for on-site and on-tract: streams; above-ground utility lines and appurtenances, including transformer boxes; below-ground utility lines and appurtenances; buildings and structures.
38.
Dated photographs showing:
a.
The property in general;
b.
The front of the property, as seen from any public street adjacent to the property;
c.
The proximity of adjacent properties to the proposed work; and
d.
The area of work/location of any variance or other required relief, including photos of all sides of any buildings which will be visually impacted by the work.