Wenonah City Zoning Code
ARTICLE V
Submission Performance and Design Standards
§ 72-501 Conformity required.
No development application shall be accepted for submittal unless it conforms to the form, content, and data requirements of this article. No application shall be accepted unless it is filed on the official application forms of the Borough.
§ 72-502 Minimum standards.
The standards of submission, performance, and design standards contained in this article shall be considered the minimum requirements for the promotion of the public health, safety, and general welfare.
§ 72-503 Plans to be sealed.
All plans submitted to the Borough shall be signed and sealed by the appropriate licensed or certified professional as follows:
A.
Depiction of existing conditions on a site plan.
B.
Preparation of a site plan.
(1)
The location of proposed buildings and their relationship to the site and the immediate environs: architect or engineer.
(2)
The location of drives, parking layout, pedestrian circulation and the means of ingress and egress: architect, engineer, or planner.
(3)
Drainage facilities for site plans of 10 acres or more; or, involving stormwater detention facilities; or, traversed by a water course: engineer.
(4)
Other drainage facilities: architect or engineer.
(5)
Connections with utilities and their on-tract extension: engineer.
(6)
Off-tract utility extensions. engineer.
(7)
On-site sanitary sewage disposal or flow equalization facilities: engineer.
(8)
Preliminary floor plans and elevation views of buildings illustrating the architectural design of a project: architect, except where the building is part of an engineering or industrial project, in which case an engineer.
(9)
Landscaping, sign, lighting, screening material or other information not specified above: architect, planner, engineer, or landscape architect.
(10)
The general layout of a preliminary site plan or general development plan for a multiple building project, showing the development elements, including their relationship to the site and the immediate environs: architect, engineer, or planner.
C.
Preparation of a major subdivision plat.
(1)
The general location of facilities, site improvements, and lot layouts: architect, engineer, land surveyor, or planner.
(2)
The design and construction details of all public improvements, including street pavements, sidewalks, curbs, sanitary sewage, and storm drainage facilities: engineer.
(3)
Final subdivision plat with directions and distances from a known point: land surveyor.
D.
Preparation of an environmental impact statement: engineer or planner.
E.
Preparation of a fiscal impact report: planner.
F.
Preparation of a traffic impact report: transportation engineer or planner.
G.
Preparation of other submissions: as qualified by the Combined Planning Board.
§ 72-504 General requirements for plans and documents for all submissions to the Combined Planning Board.
A.
A completed and signed application form.
B.
The application fee and applicable review deposit fee in accordance with the current Borough ordinance establishing a formula for such fees.
C.
A list of all variances or waivers requested, citing the applicable section of the chapter, excepting concept plans.
D.
A certification from the Tax Collector's office that no taxes or assessments are due or delinquent on the subject property.
E.
Affidavit of ownership and the consent of the owner for the filing of an application for development.
F.
A certification of corporation or partnership interest pursuant to N.J.S.A. 40:55D-48.1 et seq. if applicable, excepting concept plans.
G.
A copy of the deed of the parcel or parcels involved, any protective covenants or deed restrictions applying or to be applied to the subject land, excepting concept plans.
H.
Any existing or proposed easement or land dedicated or reserved for public use.
I.
A list of all required regulatory approvals at the municipal, county, state, and federal level of government and their status, excepting concept plans.
J.
Plans shall be legibly drawn at a scale no less than one inch equals 100 feet, with the tract oriented such that the north arrow points to the top of the sheet. All boundary distances shall be in feet and tenths of a foot. All bearings shall be given to the nearest 10 seconds. The error of closure shall not exceed 1:5,000. In the event that the entire tract cannot be contained on one sheet, multiple sheets may be submitted provided that each sheet contains reference to adjacent sheets and the sheets are the same size. Details and profiles may be drawn on originals at a different size than the plan provided that all prints submitted shall be of the same size.
K.
Details to be placed on all plans.
(1)
The name and address of the owner and applicant.
(2)
The name, signature, license or certification number, seal, and address of architect, engineer, planner, land surveyor or landscape architect, as applicable, involved in the preparation of the plat or plan.
(3)
Title block denoting the type and level of submission, tax map sheet, block and lot numbers(s), name of county and municipality, and street location.
(4)
A key map drawn at a scale no less and two inch equals 2,000 feet showing the location of the tract with reference to the surrounding properties, streets, municipal boundaries, and water courses within 500 feet of the subject parcel.
(5)
A schedule of the required and proposed zoning district regulations, including, but not limited to, the lot size, lot width, street frontage, yard setbacks, open space requirements, parking requirements, and lot coverages.
(6)
A North arrow, scale and graphic scale.
(7)
A copy of the current zoning map depicting the subject tract and the surrounding properties within 500 feet of said parcel.
(8)
Date of plan and/or survey and any revision date.
§ 72-505 Conceptual plan submittal requirements.
A conceptual plan review of any type of proposed development may be submitted to the Planning Board. Conceptual review is informal and is at the option of the developer. The purpose of the submission is for informal discussion to review the overall development concept in order to assist an applicant in the preparation of formal submittals. In addition to the general requirements of § 72-504 of this chapter, the following information shall be submitted:
A.
The general location and size of any existing and proposed buildings and structures.
B.
The general location and width of any existing or proposed streets.
C.
The general location of any water courses, flood plans, wetlands, significant woodland cover, steep slopes, or other environmentally sensitive lands or significant physical features on and within 200 feet of the subject parcel.
D.
Existing rights-of-way and easements on and within 200 feet of the subject parcel.
E.
Topographical features from the 7.5 minute series of the U.S. Geological Survey of the subject parcel.
F.
The general vehicular and pedestrian circulation patterns including location of drives, parking areas, and loading and unloading areas.
G.
The general location of stormwater detention facilities.
H.
Acreage of the tract.
§ 72-506 Minor subdivision submittal requirements.
In addition to the general requirements of § 72-504 of this chapter, the following information shall be submitted:
C.
Monumentation as required by the Map Filing Law.
D.
A description with directions and distances from known points of reference which depicts the dimensions, bearings, curve data, length of tangents, radii, arcs, chords, and central angles for all existing and proposed lots, center lines, rights-of-way, and easements, and center-line curves on streets. A boundary survey of the total tract or section to be developed shall be submitted with an error of closure no greater than 1:5,000.
E.
All proposed lot lines and those proposed to be eliminated, the area of the lots in square feet, and the number of lots proposed, including any remainder portion.
F.
The general limitations of the soil for construction of buildings or structures and septic systems (if applicable) from Soil Conservation Service data.
G.
A certification from the Tax Assessor that the proposed block and lot numbers of the subject parcel have been approved in conformance with the Borough's numbering system.
§ 72-507 Preliminary major subdivision submittal requirements.
In addition to the general requirements of § 72-504 of this chapter, the following information shall be submitted:
B.
A boundary survey of the total tract or section to be developed shall be submitted with an error of closure no greater than 1:5,000.
C.
All proposed lot lines and the area of the lots in square feet.
D.
Circulation plan. A circulation plan showing the location and types of transportation facilities proposed within the development and its relation to the surrounding street network. The circulation plan shall include, but not be limited to, facilities for vehicles, pedestrians, bicyclists, and mass transit (if applicable) on tract. Proposed off-tract improvements to the existing transportation system shall be indicated in conformance with Borough, Gloucester County, and State of new Jersey engineering standards and the State Highway Management Access Code.
E.
Parking schedule. A parking schedule indicating the required and proposed number of parking spaces.
F.
Plans and typical cross sections, center-line profiles, dimensions, and grades for the existing and proposed streets, drives, entrance ways, parking area, loading or unloading areas, and abutting streets shall be shown, and shall also include curbing, sidewalks, storm drains, and drainage structures, and including details of same. Sight triangles and the radii of curb line shall be shown on the plan.
G.
Phasing plan. A plan depicting the proposed stages or phases of the development.
H.
Development suitability. A development suitability map at the same scale as the plat indicating slope; rock outcroppings; wetlands; soils, floodplains; water courses and natural drainage; vegetation, including the location, nature, and extent of wooded areas and specimen trees; the depth to seasonal high water, and the cultural and historic characteristics on the tract and within 200 feet of the property's boundaries, overlaid to depict the constraints for development on the tract.
I.
Properties. The depiction of all zoning lines and property lines within 200 feet of the subject tract and indicating the owners of the other parcels, according to the most recent property tax records, in their correct relationship to the subject tract.
J.
Grading. A map indicating the existing and proposed contour intervals based on U.S. Geological Service datum on and within 200 feet of the subject tract. One-foot contour intervals shall be used in areas of 5% grade or less and two feet contour intervals may be used for grades in excess of 5%. Spot and finished elevations shall be shown for all property corners, the corners of al structures, including dwellings, and the existing or proposed first floor elevations.
K.
Stormwater management. Stormwater management plan requirements shall conform with the submission and design standards outlined in § 72-605 of this chapter.
L.
Utilities. A preliminary utilities plan at the same scale as the subdivision plan indicating:
(1)
The location of existing utility installations on or within 200 feet of the subject tract, depicting, but not limited to, water supply, sanitary sewerage, gas and oil transmission lines, and buried or high tension electric power lines.
(2)
Plans of the proposed utilities and improvements, including sewer, water, gas, and electric, showing their connections and any proposed extensions of services off tract, and detailed connections and cross sections.
(3)
Percolation test results in accordance with Gloucester County board of Health regulations, if septic systems are proposed.
M.
Landscaping and lighting. A landscaping and lighting plan, drawn at the same scale as the site plan, indicating the location of woodland and individual landscaping to be retained shall be shown. Plants that are proposed shall be drawn at an expected size of 10 years maturity. A planting schedule that indicates the proposed plantings by botanical name, common name, size, plant hardiness zone of the material, zone standard used, and root ball specifications at time of planting shall be placed on the plan. Details on the planting and staking of plant material shall be shown that conforms to the standards promulgated by the American Nurserymen's Association. Notes on the method of planting shall be provided, including, but not limited to, ground preparation, watering schedule, and a guarantee of replacement for a failure to thrive within two years from the date of installation. The location of lighting shall be shown, indicating at ground level the isolux footcandle contours from the proposed lamps, the wattage of the lamp, the type of lighting proposed, and mounting height. Details of the lighting fixture, lighting pole, and method of anchoring shall be shown.
N.
Soil erosion. A soil erosion and sediment control plan conforming to the requirements of the Gloucester County Soil Conservation Service, drawn at the same scale as the site plan, including details of control structures, unless the amount of soil disturbance is less than 5,000 square feet.
O.
Street names. Proposed street names shall be shown.
P.
Signage. The location of any existing or proposed signs, traffic control signs, and directional signs shall be shown, including the dimensions and details of the proposed signs, drawn to scale.
Q.
Solid waste management. A solid waste management plan which depicts the method of trash and garbage disposal, collection of recyclable materials, including central collection points, enclosure of such collection points, and their screening from public view, if applicable.
R.
Environmental impact statement. An environmental impact statement which conforms with § 72-520 below.
S.
Traffic impact report. The Combined Planning Board shall reserve the right to require a traffic impact report for any proposed development abutting a street with capacity constraints or that is likely to have capacity constraints with the proposed development or which leads directly to an intersection with more than 30 seconds of average peak hour delay. The traffic impact report shall include, but not be limited to, calculations of the number of motor vehicles expected to enter or leave the site for the average peak hour, both in the morning and the evening, the average daily traffic on an annualized basis, an evaluation of the ability of the internal circulation plan to effectively manage traffic, the ability of the points of ingress and egress to the site to provide access in a safe and efficient manner, the effect of the entire development on the level of service on internal, abutting and reasonable nearby streets and intersections, and any proposed mitigation of the negative consequences imposed by the development of the tract.
§ 72-508 Final major subdivision submittal requirements.
In addition to the general requirements of § 72-504 of this chapter, the following information shall be submitted:
B.
A list of approvals by other agencies necessary to develop the proposed project and their application status.
D.
Monumentation as required by the Map Filing Law.
E.
A metes and bounds description which depicts the dimensions, bearings, curve data, length of tangents, radii, arcs, chords, and central angles for all existing and proposed lots, center lines, rights-of-way, and easements, and center-line curves on streets. A boundary survey of the total tract or section to be developed shall be submitted with an error of closure no greater than 1:5,000.
G.
A certification from the Tax Assessor that the proposed block and lot numbers of the subject parcel have been approved in conformance with the Borough's numbering system.
H.
A final plan of lots drawn in ink on mylar shall be submitted after any approval by the Combined Planning Board with signatures affixed thereto in accordance with the Map Filing Law[2] prior to the issuance of any building permit in addition to any other compliance requirements of the approval. Unless the preliminary plat is approved without changes, the final plat shall have incorporated all changes or modifications required by both the Borough Combined Planning Board and the Gloucester County Planning Board.
[2]
Editor's Note: See N.J.S.A. 46:26b-1 et seq.
§ 72-509 Preliminary site plan submittal requirements.
In addition to the general requirements of § 72-504 of this chapter, the following information shall be submitted:
A.
A signature block for the Chair, Secretary, Municipal Engineer and Borough Planner to signify approval of the plan.
B.
Acreage of the entire tract to the nearest tenth acre.
C.
The location, height, and size of any existing and proposed buildings and structures and their dimensioned setbacks. The required yard areas shall be shown with a dotted line from all property boundaries.
D.
Plans and typical cross sections, center-line profiles, dimensions, and grades for the existing and proposed drives, entrance ways, parking areas, loading or unloading areas, and abutting streets shall be shown, and shall also include curbing, sidewalks, storm drains, and drainage structures, and including details of same. Sight triangles and the radii of curb line shall be shown on the plan.
E.
Parking schedule. A parking schedule indicating the required and proposed: number of parking spaces, including those designated for handicapped use; size of parking spaces; drive aisles; fire zones; and loading and unloading zones.
F.
Phasing plan; a plan depicting the proposed stages or phases of the development.
G.
Development suitability. A development suitability map at the same scale as the plat indicating slope; rock outcroppings; wetlands; soils; floodplains; water nature, and extent of wooded areas and specimen trees; the depth to seasonal high water, and the cultural and historic characteristics on the tract and within 200 feet of the property's boundaries, overlaid to depict the constraints for development on the tract.
H.
Properties. The depiction of all zoning links and property lines within 200 feet of the subject tract and indicating the owners of the other parcels, according to the most recent property tax records, in their correct relationship to the subject tract.
I.
Grading. A map indicating the existing and proposed contour intervals based on U.S. Geological Service datum on and within 200 feet of the subject tract. One-foot contour intervals shall be used in areas of 5% grade or less and two feet contour intervals may be used for grades in excess of 5%. Spot and finished elevations shall be shown for all property corners, the corners of all structures, including dwellings, and the existing or proposed first floor elevations.
J.
Stormwater management. The stormwater management plan for a site plan shall conform with the design and submission requirements outlined in § 72-605.
K.
Utilities. A preliminary utilities plan at the same scale as the site plan indicating:
(1)
The location of existing utility installations on or within 200 feet of the subject tract, depicting, but not limited to, water supply, sanitary sewerage, gas and oil transmission lines, and buried or high tension electric power lines.
(2)
Plans of the proposed utilities and improvements, including sewer, water, gas, and electric, showing their connections and any proposed extensions of services off-tract, and detailed connections and cross sections.
(3)
Percolation test results or other acceptable testing forms in accordance with the New Jersey Department of Environmental Protection and Energy and Gloucester County Board of Health regulations, if septic systems are proposed.
L.
Landscaping and lighting. A landscaping and lighting plan, drawn at the same scale as the site plan, that indicates the location of woodland and individual trees to be retained, the landscaping proposed by botanical name, common name, and size at time of planting. Details on the planting and staking of plant material shall be shown. Notes on the method of planting shall be provided, including, but not limited to, ground preparation, watering schedule, and guarantee of replacement for failure to thrive. The location of lighting shall be shown, indicating at ground level the isolux footcandle contours from the proposed lamps, the type of lighting proposed, mounting height, and the wattage. Details of the lighting fixture, lighting pole, and method of anchoring shall be shown.
M.
Soil erosion. A soil erosion and sediment control plan conforming to the requirements of the Gloucester County Soil Conservation Service, drawn at the same scale as the site plan, including details of control structures.
N.
Signage. The location of any existing or proposed signs, traffic control signs, and directional signs, shall be shown, including the dimensions and details of the proposed signs, drawn to scale.
O.
Solid waste management. A solid waste management plan which depicts the method of trash and garbage disposal, including central collection points, enclosure of such collection points, and their screening from public view.
P.
Environmental impact statement. An environmental impact statement which conforms with § 72-520 below.
Q.
Operations. A narrative of the proposed operations of the building or buildings, including the number of employees for nonresidential uses, the proposed number of shifts to be manned, and the maximum number of employees on any one shift, the expected method of delivery of materials and removal of products, possible safety hazards relating to such materials and products, and the anticipated plans for expansion taking into account noise, glare, vibration, heat, and emissions into the air, land, and water.
R.
Architectural plans. Preliminary architectural plans depicting side, front, and rear elevations of buildings, drawn to scale and dimensioned, and preliminary floor plans depicting the general layout of the interior sufficient to determine conformance with the site plan.
S.
Traffic impact report. The Board shall reserve the right to require a traffic impact report for any proposed development abutting a street with capacity constraints or that is likely to have capacity constraints with the proposed development or which leads directly to an intersection with more than 30 seconds of average peak hour delay. The traffic impact report shall include, but not be limited to, calculations of the number of motor vehicles expected to enter or leave the site for the average peak hour, both in the morning and the evening, the average daily traffic on an annualized basis, an evaluation of the ability of the internal circulation plan to effectively manage traffic, the ability of the points of ingress and egress to the site to provide access in a safe and efficient manner, the effect of the entire development on the level of service on internal, abutting and reasonable nearby streets and intersections, and any proposed mitigation of the negative consequences imposed by the development of the tract.
§ 72-510 Final major site plan submittal requirements.
Final plans shall be in substantial conformance with approved preliminary plans. In addition to the general requirements of § 72-504 of this article, the following information shall be submitted:
§ 72-511 Modification of requirements.
Where the applicant can clearly demonstrate that, because of peculiar or special conditions pertaining to the subject land or proposed use, the literal enforcement of one or more of the provisions of §§ 72-501 through 72-510, inclusive, would prove impractical or shall exact an undue hardship, the Combined Planning Board may grant such relief, taking into consideration the goals and objectives of this chapter, from the standards of this article.
§ 72-512 Guarantees required for on- and off-tract improvements.
Before recording final subdivision plats or as a condition of final site plan approval, pursuant to N.J.S.A. 40:55D-65, Subsection d, or as a condition to the issuance of a zoning permit, the Combined Planning Board, for the purpose of assuring the installation and maintenance of on- and off-tract (pursuant to N.J.S.A. 40:55D-42 et seq.) improvements, shall require and accept in accordance with the standards adopted by this chapter, the following:
A.
The furnishing of a performance guarantee in favor of the Borough of Wenonah in an amount not to exceed 120% of the cost of installation, which cost shall be determined by the Municipal Engineer according to the method of calculation set forth in § 72-513A for improvements which the Board may deem necessary or appropriate, including: streets, grading, pavement, gutters, curbs, sidewalks, street lighting, shade trees, surveyor's monuments, as shown on the final subdivision plat and required by the Map Filing Law (N.J.S.A. 46:23-9 et seq.)[1], water mains, culverts, storm sewers, sanitary sewers or other means of sewage disposal, drainage structures, erosion control and sedimentation control devices, public improvements of open space and, in the case of site plans only, other on-site improvements and landscaping.
[1]
Editor's Note: See now N.J.S.A. 46:26b-1 et seq.
B.
Provision for a maintenance guarantee to be posted with the Borough Council for a period not to exceed two years after final acceptance of the improvement, in an amount not to exceed 15% of the cost of the improvement, which cost shall be determined by the Municipal Engineer according to the method of calculation set forth in § 72-513A. In the event that other governmental agencies or public utilities automatically will own the utilities to be installed or the improvements are covered by a performance or maintenance guarantee to another governmental agency, no performance or maintenance guarantee, as the case maybe, shall be required by the municipality for such utilities or improvement.
C.
The Municipal Engineer shall prepare an itemized cost estimate of the improvements covered by the performance guarantee which itemized cost estimate shall be appended to each performance guarantee posted by the developer.
D.
The time allowed for installation of the improvements for which the performance guarantee has been provided may be extended by the Borough Council by resolution. As a condition or as part of any such extension, the amount of any performance guarantee shall be increased or reduced, as the case may be, to an amount not to exceed 120% of the cost of the installation, which cost shall be determined by the Municipal Engineer according to the method of calculation set forth in § 72-513A as of the time of the passage of the resolution.
E.
If the required improvements are not completed or corrected in accordance with the performance guarantee, the developer and surety, if any, shall be liable thereon to the Borough for the cost of the improvements not completed or corrected and the Borough may either prior to or after the receipt of the proceeds thereof complete such improvements. Such completion or correction of improvements shall be subject to the public bidding requirements of the Local Public Contracts Law (N.J.S.A. 40A:11-1 et seq.).
§ 72-513 Certification or guarantee required; estimate of guarantee.
No final plat shall be approved unconditionally by the Board until the satisfactory completion and performance of all such required improvements have been certified to the Board by the Municipal Engineer, unless the owner shall have filed with the municipality a performance guarantee sufficient in amount to cover the cost of all such improvements. In uncompleted portions thereof as estimated by the Municipal Engineer, and assuring the installation of such uncompleted improvements on or before an agreed upon date.
A.
A performance guarantee estimate shall be prepared by the Municipal Engineer, setting forth all requirements for improvements as fixed by the Board and their estimated cost. The estimated cost of the installation of improvements determined by the Municipal Engineer shall be based on documented construction costs for public improvements prevailing in the general area of the Borough. The developer may appeal the Municipal Engineer's estimate to the Gloucester County Construction Board of Appeals in accordance with N.J.S.A. 52:27D-127.
B.
The approved performance guarantee estimate shall fix the requirements of maintenance of the utilities and improvements to be installed and completed by the developer. A surety company or cash bond meeting the requirements herein above set forth may be furnished to secure the maintenance guarantee, or the performance bond may be styled or amended to provide such security in reduced amount in keeping with the requirements.
§ 72-514 Approval by Borough Solicitor.
A.
The applicant shall present two copies of the performance guarantee in an amount equal to the amount of the approved performance guarantee estimate for approval as to form and execution by the Borough Solicitor.
B.
The Borough Solicitor shall notify the Secretary of the Board prior to the Board meeting that the performance guarantee is properly executed and can be placed on the agenda.
§ 72-515 Bonding and cash requirements.
A.
The performance guarantee shall be the approved performance guarantee estimate and as surety a performance bond in which the applicant shall be principal, the bond to be provided by an acceptable surety company licensed to do business in the State of New Jersey, an irrevocable letter of credit drawn on a banking or savings and loan institution located in and licensed to do business in the State of New Jersey, or such other form of security as may be approved by the Borough Solicitor, or cash, or a certified check shall be deposited with the Borough of Wenonah by payment to the Borough Treasurer. The performance guarantee in favor of the Borough shall be in an amount not to exceed 120% of the cost of the installation and improvements. The Borough Treasurer shall issue its receipt for such cash deposits and shall cause the same to be deposited in a bank named by the Borough for this purpose to be retained as security for completion of all requirements and to be returned to the developer on completion of all required work and expiration of the period of maintenance guarantee or, in the event of default on the part of the subdivider, to be used by the Borough of Wenonah to pay the cost and expense of obtaining completion of all requirements. Every bond, whether cash or surety, shall contain a clause to the effect that the obligation shall remain in full force and effect until such time as certification is received from the Municipal Engineer that the principal has met and complied with all specifications and requirements for which said cash or surety bond has been posted.
B.
Ten percent of the amount of the approved performance guarantee estimates shall be deposited with the Borough by the applicant in cash. The remaining 90% may be in cash, surety bond or other securities or guaranties approved by the Borough Solicitor. In the event of default, the 10% fund herein mentioned shall be first applied to the completion of the requirements and the cash or the surety shall thereafter be resorted to, if necessary, for the completion of the requirements. The cash or surety may recite the foregoing provisions. The Municipal Engineer's determination that the principal has defaulted in his obligation shall be finding and conclusive upon the principal.
C.
Irrevocable letters of credit shall include, but not be limited to, the following provisions:
(1)
An unconditional payment obligation of the issuer running solely to the Borough for an express initial period of time in the amount determined pursuant to N.J.S.A. 40:55D-53;
(2)
Is for a period of time of at least two years; and
(3)
Permits the Borough to draw upon the letter of credit if the developer fails to furnish another letter of credit which complies with the provisions of this subsection 30 days or more in advance of the expiration date of the letter of credit or such longer period in advance thereof as is stated in the letter of credit.
§ 72-516 Inspections and tests.
A.
All improvements and utility installations shall be inspected during the time of their installation under the supervision of the Municipal Engineer to ensure satisfactory completion. The cost of said inspection shall be the responsibility of the applicant, and he shall deposit with the Borough Treasurer for placement in a trust fund account a sum equal to 5% of the amount of the performance guarantee estimate of the cost of public improvements to be built in the subdivision or site development to be applied to the payment of inspection costs. If inspection costs exceed such fund, the developer shall deposit with the Borough Treasurer additional sums upon notice from the Municipal Engineer. The inspection fee shall in no case be less than $500. The Borough Treasurer shall return any balance of the inspection deposit to the developer upon expiration of the maintenance bond, together with the paid invoices for all expenses charged.
B.
In no case shall any paving work be done without permission from the Municipal Engineer's office. At least two days' notice shall be given to the Municipal Engineer's office prior to any such construction so that he or a qualified representative may be present at the time the work is to be done.
C.
The Municipal Engineer's office shall be notified during each of the following phases of work so that he or a qualified representative may inspect the:
D.
A final inspection of all improvements and utilities will be done by the Municipal Engineer to determine whether the work is satisfactory and in agreement with the approved final plat drawings and the borough specifications. The general condition of the site shall also be considered. Upon a satisfactory final inspection report, action will be taken to release or declare in default the performance guarantee covering such improvements and utilities.
E.
Inspection by the Borough of the installation of improvements and utilities by the applicant shall not subject the Borough to liability for claims, suits or any other liability of any kind that may at any time arise because of defects or negligence during construction or at any time thereafter; it is recognized that the responsibility to maintain safe conditions at all times during construction and to provide proper utilities and improvements is upon the applicant and his contractors, if any.
§ 72-517 Reduction of guarantee.
A.
Upon substantial completion of all required street improvements (except for the top course) and appurtenant utility improvements, and the connection of same to the public system, the developer may request of the governing body, in writing, by certified mail addressed in care of the Borough Clerk, that the Municipal Engineer prepare, in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to § 72-513, a list of all uncompleted or unsatisfactory completed improvements. If such a request is made, the developer shall send a copy of the request to the Municipal Engineer. The request shall indicate which improvements have been completed and which improvements remain uncompleted in the judgment of the developer. Thereupon the Municipal Engineer shall inspect all improvements covered by the developer's request and shall file a detailed list and report, in writing, with the governing body, and shall simultaneously send a copy thereof to the developer not later than 45 days after receipt of the developer's request.
B.
The list prepared by the Municipal Engineer shall state, in detail, with respect to each improvement determined to be incomplete or unsatisfactory, the nature and extent of the incompleteness of each incomplete improvement or the nature and extent of, and remedy for, the unsatisfactory state of each completed improvement determined to be unsatisfactory. The report prepared by the Municipal Engineer shall identify each improvement determined to be complete and satisfactory together with a recommendation as to the amount of reduction to be made in the performance guarantee relating to the completed and satisfactory improvement, in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to § 72-517A.
C.
The Borough Council, by resolution, shall either approve the improvements determined to be complete and satisfactory to the Municipal Engineer, or reject any or all of these improvements upon the establishment in the resolution of cause for rejection, and shall approve and authorize the amount of reduction to be made in the performance guarantee relating to the improvements accepted, in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to § 72-517A. This resolution shall be adopted not later than 45 days after receipt of the list and report prepared by the Municipal Engineer. Upon adoption of the resolution by the Borough Council, the developer shall be released from all liability pursuant to its performance guarantee, with respect to those approved improvements, except for that portion adequately sufficient to secure completion or correction of the improvements not yet approved; provided that 30% of the amount of the performance guarantee posted may be retained to ensure completion and acceptability of all improvements.
D.
If the Municipal Engineer fails to send or provide the list and report as requested by the developer pursuant to § 72-517A within 45 days from receipt of the request, the developer may apply to the court in a summary manner for an order compelling the Municipal Engineer to provide the list and report within a stated time and the cost of applying to the court, including reasonable attorneys' fees, may be awarded to the prevailing party. If the Borough Council fails to approve or reject the improvements determined by the Municipal Engineer to be complete and satisfactory or reduce the performance guarantee for the complete and satisfactory improvements within 45 days from the receipt of the Municipal Engineer's list and report, the developer may apply to the court in a summary manner for an order compelling, within a stated time, approval of the complete and satisfactory improvements and approval of a reduction in the performance guarantee for the approvable complete and satisfactory improvements in accordance with the itemized cost estimate prepared by the Municipal Engineer and appended to the performance guarantee pursuant to § 72-517A; and the cost of applying to the court, including reasonable attorneys' fees, may be awarded to the prevailing party.
E.
In the event that the developer has made a cash deposit with the Borough or approving authority as part of the performance guarantee, then any partial reduction granted in the performance guarantee pursuant to this subsection shall be applied to the cash deposit in the same proportion as the original cash deposit bears to the full amount of the performance guarantee.
F.
If any portion of the required improvement is rejected, the approving authority may require the developer to complete or correct such improvements and, upon completion or correction, the same procedure of notification, as set forth in this section shall be followed.
G.
Nothing herein, however, shall be construed to limit the right of the developer to contest by legal proceedings any determination of the Borough Council or the Municipal Engineer.
H.
The developer shall pay the municipality inspection fees and escrow in accordance with the current Wenonah Borough Fee Schedule Ordinance.
I.
In the event that final approval is by stages or sections of development pursuant to N.J.S.A. 40:55D-38, the provisions of this section shall be applied by stage or section.
§ 72-518 Conditions for acceptance of improvements; maintenance guarantee.
The approval of any plat under this article by the Combined Planning Board or Borough Council, or both, shall in no way be construed as acceptance of any street or drainage system or any other improvement required by this chapter, nor shall such plat approval obligate the Borough in any way to maintain or exercise jurisdiction over such street or drainage system or other improvement. No improvement shall be accepted by the Borough Council unless and until all of the following conditions have been met.
A.
The Municipal Engineer shall have certified, in writing, that the improvements are complete and that they comply with the requirements of this chapter.
B.
The final plat shall have been approved by the Combined Planning Board.
C.
An acceptable maintenance guarantee, as follows:
(1)
After final acceptance of all improvements, the developer shall have filed with the Borough Council a maintenance guarantee in an amount equal to not more than 15% of the original estimate of the cost of installing the improvements and shall run for a period not exceeding two years. The procedures and requirements governing such maintenance guarantee shall be identical with the procedures and requirements for a performance guarantee set forth in this article. The requirements for a maintenance guarantee may be waived by the Borough Council only if the Municipal Engineer has certified that the improvements have been in continuous use for not less than two years from the date the Municipal Engineer certified completion of such improvements and that during this period the developer has maintained the improvements in a satisfactory manner.
(2)
In the event that any other Borough or governmental agencies or public utilities automatically will own the utilities to be installed, or the improvements are covered by a performance or maintenance guarantee to another municipal or governmental agency, no performance or maintenance guarantee, as the case may be, shall be required by the Borough for such utilities or improvements.
§ 72-519 Certificate of occupancy.
Occupancy permits will be issued only when the installation of any curbs, all utilities, all functioning water supply and sewage treatment facilities, all necessary storm drainage to ensure proper drainage of the lot and surrounding land, rough grading of lots, final course for the driveway and base course for the streets, unless formally waived by the Borough Council, are installed to serve the lot and structure for which the permit is requested. Streets, if installed prior to final approval, shall not be paved until all heavy construction is complete; shade trees shall not be planted until all grading and earth moving is completed; and seeding of grass areas shall be the last operation. The issuance of a certificate of occupancy will follow the procedures outlined in this chapter and the Uniform Construction Code.[1] A separate certificate of occupancy shall also be required when any change occurs in the use of an existing structure.
§ 72-520 Environmental impact report.
Declaration of purpose. It is the purpose of the Article to require as a part of a Developer's application for any preliminary major site plan or subdivision, or any new type of development approval or classification hereinafter authorized to be undertaken in the Borough of Wenonah ("Borough"), the submission of an Environmental Impact Report. The purpose of requiring such a Report is to assist the Combined Planning Board ("Board") and its consultants in assessing the impact of a proposed project upon the local and regional environment, particularly with respect the water and air resources, pollution of all kinds, drainage, waste disposal and the landscape.
A.
Filing and review of report.
(1)
Each applicant for Board approval with respect to any site plan, major subdivision, general development, planned unit development or planned residential open space development or any new type of development shall file 15 copies of the Environmental Impact Report.
(2)
The Board shall examine the applicant's Environmental Impact Report in detail, together with the comments from the Board's professionals and the Environmental commission, if applicable. If such Report is deemed to be lacking in sufficient detail or is incomplete in any particular, the Board Secretary shall reject the development application as being incorrectly filed; provided, however, that the applicant shall be notified thereof within 45 days of submission of the application, or it shall be deemed properly submitted.
B.
Contents of report. The Environmental Impact Report shall contain the following information:
(1)
Plan and description of development; proposed use of site. A project description, which shall specify what is to be done and how it is to be done during construction and operation, complete with maps and drawings, said maps and drawings to be drawn on a scale of one inch per 100 feet. The description shall include, but not be limited to, the following:
(a)
Contours.
(b)
Buildings.
(c)
Roads.
(d)
Paved areas.
(e)
Grading and re-grading.
(f)
Adjacent natural streams.
(g)
The project's relation to surrounding property and utility lines.
(h)
The method and schedule of construction, including grading and clearing operations.
(i)
Solid waste generation and disposal.
(j)
Wastewater pretreatment.
(k)
External noise.
(l)
Smoke or pollution generated from heating elements and power generating facilities.
(2)
Inventory of existing environmental conditions. Inventory or testing for existing development which is serviced by public water and sewer may be waived at the Board's discretion. For all other development applications specified in this chapter, an inventory of existing environmental conditions on the project tract and in the area affected by the proposed development, including the location of testing, shall be provided and shall describe:
(a)
Water quality, water supply hydrology, groundwater level and condition.
[1]
Surface water and groundwater studies for all applicants shall include the analysis of the state standards for residential cleanup and, without limitation, the following performed by a New Jersey state certified laboratory facility:
pH |
Nitrates |
Total suspended solids |
Total phosphates |
BOD |
Fecal coliform |
Chlorides |
Turbidity |
[2]
Any applicant whose property lies in a watershed affected by any upstream manufacturing or commercial establishment or whose property itself is such a manufacturing or commercial establishment shall include, in addition to the provisions of Subsection B(2)(a)[1] above, the analysis of the following:
Arsenic |
Cadmium |
Chromium |
Copper |
Iron |
Lead |
Zinc |
Mercury |
(b)
Air quality.
(d)
Geology.
(e)
Soils and properties thereof, including capabilities limitation.
(f)
Topography.
(g)
Slope.
(h)
Slope stability.
(i)
Terrain.
(j)
Soil permeability. All the provisions of Subsection B(2)(d) through (j), inclusive, if applicable, shall be described with reference to criteria contained in the Gloucester county Soils Survey, the Gloucester County Soil Conservation District Standards and Specifications and any other pertinent soil standards.
(k)
On-site and off-site sewerage systems, public and private.
(l)
Vegetation. A separate map of existing vegetation shall be submitted with a scale identical to the development plan(s).
(m)
Wildlife.
(n)
Wildlife habitat.
(o)
Aquatic organisms.
(p)
Architectural design.
(q)
Historical and archeological sites.
(r)
Proposed and prior land use(s).
(s)
Demography.
(3)
Cultural resource survey.
(a)
Cultural resource submission requirements.
[1]
Background study. The following list of information based upon guidelines established by the Office of New Jersey Heritage (ONJH), Department of Environmental Protection, is required on sites where cultural resource data is "unknown" at the present time.
[a]
An excerpt (8 1/2 x 11 inches excised from the original map, or a very clear, sharp reproduction) from the United States Geological Survey, Topographic Series, 7.5 minutes, Quadrangle Sheet, clearly delineating: 1) project area; 2) quad name; 3) scale; and 4) North arrow. The acreage of the tract and a project mat at one inch equals 100 feet (or greater) shall also be provided.
[b]
A description of the project area's natural environment, such as topographic features, vegetation cover, hydrology and water sources, soil types, etc.
[c]
A description, documented when possible, of the project area's former land use, as far back as can be ascertained.
[d]
Photographs of the project area taken from outside looking in toward the project area and photographs of the surrounding area taken from the project area looking out. If the project involves re-use of existing buildings, individual photographs as well as streetscape photographs should be submitted. These photographs should be original, clear, glossy black-and-white prints. Each print should be captioned and numbered and keyed to a project site map.
[e]
Discussion of structures (or of representative buildings) in the project area, including approximate dates of construction. If a building is more than 50 years old, include black-and-white glossy photographs as mentioned above. In addition, give aerial architectural descriptions of exteriors and interiors, historical significance, and alterations of the original appearance of the building.
[f]
Description of the project, emphasizing its possible impact on archeological sites and structures. In the event the data indicates a potential cultural resource, the applicant shall, at his own direction or at the request of the Wenonah Environmental Commission, proceed with Part II of these requirements.
[2]
Stage I and Stage II surveys of cultural resources. The applicant shall provide Stage I and Stage II surveys in accordance with the requirements listed below.
[a]
A Stage I survey includes subsurface testing to document the presence or absence of archaeological resources and provides general descriptive information on potentially significant historic and architectural properties. If a Stage I survey locates a cultural resource that may be eligible for inclusion in the National Register of Historic Places, a Stage II survey is undertaken.
[b]
A Stage II survey entails more extensive archival research and field investigations for the explicit purpose of evaluating the integrity; boundaries, and significance of cultural resources in terms of their eligibility for inclusion in the National Register.
[c]
A combined Stage I/Stage II survey shall be conducted for all projects that involve up to and including 25 acres. One report shall be submitted to the Borough Environmental Commission for review. For projects that involve more than 25 acres. One report shall be submitted to the Borough Environmental Commission for review. For projects that involve more than 25 acres, the Commission may conduct the survey in two stages. The Stage II investigation shall not begin until the Board has reviewed and commented upon the Stage I report, and no final application shall be approved until the Stage II report has been approved.
[d]
Report requirements for Stage I/Stage II surveys shall follow standards established by the Advisory Council on Historic Preservation (ACHP) and the ONJH.
[3]
Report form for Stage I/Stage II cultural resource surveys.
[a]
Abstract. A brief, nontechnical summary of the results of the survey, suitable for publication.
[b]
Introduction.
[i]
Project name and description. Owner's name. Location: Township/County.
[ii]
USGS Quadrangle showing project area, with scale, north arrow, and quadrangle name. UTM coordinates. Other locational references.
[iii]
Type of investigation [i.e., level(s) of survey].
[iv]
Principal investigator.
[v]
Did survey cover entire area of project. Yes/No. If "No," include explanation. Acreage surveyed.
[vi]
Dates of fieldwork.
[vii]
Indicate project area and area surveyed (if different on USGS Quad 7 1/2 minute series).
[viii]
Repository for notes and artifacts.
[d]
Research topics. Description of research topics that influenced decision making about survey design and/or significance of properties.
[e]
Background research.
[i]
Discussion of the documentary background research undertaken on the historic and architecturally historic properties in the project area. This research must be sufficient to develop a concise, historical analysis of the study area, including an identification of historic and social factors which influenced the development of the area, and a discussion of general historic values and data categories to be expected for this area. This research should include:
[A]
A thorough search through the National Register of Historic Places (NRHP), the New Jersey State Register of Historic Places, the New Jersey Historic Sites Inventory, the Annotated Bibliography of Cultural Resource Survey Reports Submitted to the New Jersey State Historic Preservation Officer, and files of the Borough and County historical organizations;
[B]
A search for maps, photographs, and drawings relevant to the study area;
[C]
A review of the published literature or available unpublished sources, on the project area's history or architectural history;
[D]
Investigation, where appropriate, of primary historic accounts such as diaries, journals, letters, newspapers, and papers of persons associated with the study area;
[E]
Contact with local researchers knowledgeable about the area's history or architectural history.
[ii]
Evaluation of the archaeological (prehistoric and historic) background research undertaken. This research must include:
[A]
A thorough search through the New Jersey State Register of Historic Places, the New jersey Historic Sites Inventory, State Museum site maps, the Annotated Bibliography of Cultural Resource Survey Reports submitted to the New Jersey State Historic Preservation Office, and files of the Borough and County Historical organizations;
[B]
A thorough investigation of published reports, journals, and papers on archaeological resources previously identified and available unpublished studies in the project area; contact with nonprofessional and professional archaeologists who have experience working at archaeological sites or with archaeological data from within or adjacent to, the study area;
[C]
Contact with nonprofessional and professional archaeologists who have experience working at archaeological sites or with archaeological data from within or adjacent to, the study area;
[D]
A thorough understanding of the environmental factors that may have influenced local settlement pattern; and
[E]
An understanding of the special kinds of methods and expertise which would be useful in the field.
[f]
Field research.
[i]
Description of the method of on-site surface inspection of the proposed project area, to be conducted in such a way that all or most of the exposed ground surface is examined. This inspection must include observation of those portions of the projects area which are obscured by vegetation or debris, by means of periodic clearing and shovel probing or auger boring.
[ii]
Description of the subsurface test excavations in the project area. These tests must be sufficient to determine the nature and extent of any cultural resources encountered. Testing should be conducted in areas likely to contain buried archaeological materials and in areas which cannot be adequately examined by shovel probing or pedestrian survey and to provide demonstrable negative evidence.
[iii]
Description of other methods and techniques, if used (e.g., remote sensing).
[iv]
Description of any constraints on the validity of field observations (e.g., adverse weather conditions, obscured visibility, etc.).
[v]
Description of any methods used to control bias in observation and reporting.
[vi]
Description of any adjustments made in field methods during survey.
[g]
Description of analytic procedures used.
[h]
Historic properties identified (if any).
[i]
Attach one or more maps showing the project, the areas surveyed and the location of all subsurface testing; profiles for all test squares and/or auger holes or representative profiles, listing the numbers of all tests that share the same profile, historic maps (if available), showing cultural resources in the project area; USGS map with cultural resources clearly defined.
[ii]
Provide State Museum Site Registration Numbers for each archaeological site.
[i]
Document the cultural, functional and chronological relation of sites within the proposed project area to each other.
[j]
Document the importance of resources uncovered in terms of their regional and cultural settings.
[k]
Document significance in terms of eligibility for inclusion in the National Register.
[l]
Not all historic and prehistoric sites or properties will meet National Register Criteria for Eligibility. If a property is considered not eligible by the consultant, sufficient information to justify ineligibility should be clearly presented. In discussing the lack of eligibility, the consultant shall discuss the reason(s) why the site fails to meet these criteria.
[m]
Evaluation of the proposed project's potential impact on each identified resource and the total resource base as well as a discussion of what the loss of part or all of these resources will have on present and future public appreciation and/or scientific investigations.
[n]
Discussion of research-related conclusions, if any.
[o]
Recommendations, if any, for avoidance or mitigation of significant resources.
[p]
Appendices.
[i]
Scope-of-work and proposal.
[ii]
Artifact inventory and provenance data.
[iii]
All test locations shown on site plan for development.
[iv]
Photos (copy for the Board must include original photographs, not photocopied reproductions).
[v]
Supporting data.
[vi]
Profiles and plan views of all significant features, test units and post holes and representative examples of stratigraphic sequences when not associated with significant remains.
[vii]
Copy of state museum site registration form with Smithsonian site number.
[viii]
List of personnel.
[4]
Avoidance, mitigation or removal of artifacts. The applicant is to present testimony and a plan of action for avoidance or mitigation of any adverse impacts on cultural resources. In the event avoidance is proposed, the applicant shall submit a site plan indicating how the sites are to be retained and protective measures to avoid disturbance during construction. If the site, or a portion of the site, cannot be avoided, the applicant shall present a data recovery plan, presented in accordance with standards established by the ACHP. If artifacts are to be removed, they shall be offered to the Borough for a permanent display in the town or deposited with the State Museum or other suitable agency acceptable to the Borough.
[5]
Criteria for archaeological consultant. The applicant shall employ an archaeological consultant who meets the professional qualifications published in the Code of Federal Regulations, 36 CFR Part 61. These qualifications include:
[a]
A graduate degree in archaeology or anthropology/archaeology.
[b]
One-year, full-time supervisory field experience in archaeology of the southern New Jersey area.
[c]
A minimum of four months of supervised field and analytic experience in North American archaeology. Individuals who do not meet these qualifications may apply to the Board for special consideration. These individuals must demonstrate an ability to report archaeological findings in a professional manner and must be approved by the Board.
(4)
If the Borough has prepared an environmental inventory in connection with its Master Plan or for any other purpose, the applicant may rely upon that inventory in lieu of preparing an inventory under this article, to the extent that the Borough inventory is applicable to the tract and affected area.
(5)
Assessment of environmental impact of project.
(a)
An assessment supported by environmental data of the environmental impact of the project upon the factors described in Subsection B(2) and B(3) above shall be submitted an shall include an evaluation of water use, liquid and solid waste disposal and the effects of liquid and solid waste on the quality and quantity of surface waters and groundwaters. The assessment shall include an evaluation of the compatibility in use and scale of the project with employment, shopping, schools, roads, open space and police and fire protection. All potential impacts are to be defined to include, but not be limited to:
[1]
Impact on geological and soil stability.
[2]
Impact on soil erodibility.
[3]
Impact on groundwater, aquifers and any aquifer recharge area.
[4]
Impact on streams and lakes within or without the site, whether man-made or natural.
[5]
Impact on vegetation and wildlife.
[6]
Displacement of families and individuals.
(b)
Any data submitted by the applicant with the application or to other agencies, including, but not limited to, the Department of Environmental Protection and Energy, the Gloucester County Board of Health and the Gloucester County Soil Conservation Service, having jurisdiction over one or more of the environmental elements specified in this section shall be accepted by the Board as fulfilling the data requirements of this article, to the extent applicable.
(6)
Evaluation of environmental impacts. To the extent not covered under Subsection B(5), and evaluation of:
(a)
Unusual environmental, impacts and damages to natural resources both on the project tract and in the area affected.
(b)
A description of steps to be taken to minimize such impacts during construction and operation, with particular emphasis upon air or water pollution. The description of steps to be taken shall be accompanied by appropriate maps, scheduled and other explanatory data as may be needed to clarify and explain the actions to be taken.
(c)
Increase in noise.
(d)
Damage to plant, tree and wildlife systems.
(e)
Displacement of people and businesses.
(f)
Increase in sedimentation and siltation.
(g)
Increase in municipal services.
(7)
Alternatives. The applicant may be required to provide a statement of alternatives to the proposed project, consistent with the zoning on the site, which might avoid some or all of the unusual environmental effects of the proposed project. The statement shall include the reasons for the acceptability or non-acceptability of each alternative.
(8)
Wastewater facilities. A showing that wastewater can be disposed of through facilities adequate to preclude water pollution, and the following:
(a)
If disposal is by a septic system:
[1]
Data on underlying geology.
[2]
Water table.
[3]
Soil analysis.
[4]
Soil stratigraphy.
[5]
Representative percolation tests for each lot on the tract.
[6]
Cation exchange rate at two feet and six feet below the surface of the ground.
[7]
Adequate test borings, in the opinion of the Board Engineer to determine the direction and flow of groundwater.
[8]
Topography and location and depth of aquifers.
[9]
Depth, insofar as such information is practically available, of all wells within 250 feet of the site or in the affected area, whichever is greater.
(b)
If disposal is by a central treatment facility, a certification availability, prior to final approval, from the municipal sewerage authority, municipal utilities authority or other applicable treatment facility.
(c)
Compliance with all state and local sewage and health regulations.
(9)
Water supply. A showing that an adequate potable water supply is available and not threatened by nearby use of other land, and the following:
(a)
If the supply is from off-site public facilities, including private water companies, a certification of availability, poor to final approval, from the public or private facility; or
(b)
If the supply is from on-site sources:
[1]
Location and depth, insofar as such information is practically available, of all private and public water supplies within 250 feet of the site or in the affected area, whichever is greater.
[2]
Location, depth and adequacy of proposed private or private water supplies to serve the proposed project.
[3]
Geologic description of subsurface conditions, including expected groundwater yields, using published geologic reports or a report by a geologist.
(c)
Compliance with all state and local regulations.
(10)
Drainage. A showing that stormwater runoff from the site is so controlled that on-site and off-site erosion is neither significantly caused nor significantly worsened and that the potential of downstream flooding is not significantly increased, and the following:
(a)
Volume and peak flow rates of stormwater runoff expected from the undeveloped site and to be generated by new improvements, which shall include volumes and rates, in accordance with § 72-605 of this chapter, before and after the proposed development. Such data shall apply to the site in general and reflect that magnitude of change in runoff and shall not cover each and every reach of the entire drainage system.
(b)
Data on landscaping, vegetation, trees and ground cover existing on the site, compared with that proposed.
(c)
Changes of runoff rates and volumes to be caused by changes in land use and the time of concentration.
(d)
Plans for disposition of stormwater, whether by retention on the site or by means of channeling so as to protect downstream property.
(e)
Stream encroachments. Encroachment permits shall be provided, prior to final approval, if the same are required from the NJDEP for:
(f)
Floodplains. A description of potential flood damages, including a summary of flood sites from state and federal sources.
(11)
Solid waste disposal. A plan for disposal by means of a facility operating at compliance with the State Sanitary Code.
(12)
Air pollution. A showing that emissions to the atmosphere from point sources will be in compliance with state and federal laws and regulations and a description of the means by which dust created by construction of the building project will be controlled.
(13)
Licenses, permits, etc. A list of all licenses, permits and other approvals required by municipal, county or state law and the status of each.