[Ord. No. 95-2415]
A. Required Documents.
Prior to the issuance of a Certificate of Completeness, the Planning Board Secretary or the Board of Adjustment Secretary shall determine that the following have been submitted in proper form. The Planning Board Secretary or the Board of Adjustment Secretary may schedule a minor subdivision for public hearing upon submission of items 1 through 9.
1. Required application fees as set forth in Section 16-314 of this Chapter. (The fee will be computed by the Township and a bill sent to the applicant after submission of the plat or plan and application). Twenty (20) sets of plans meeting the following requirements as well as fifteen (15) copies of the Minor Subdivision Plat reduced to an 11" x 17" sheet of paper. [Ord. No. 97-2495]
2. Township Engineer's correspondence stating the application be deemed complete for engineering review.
3. Proof that no taxes or assessments for local improvements are due or delinquent on the property or if it is shown that taxes or assessments are delinquent then any approval shall be conditioned upon the payment of such outstanding taxes or assessments.
4. A Certificate of Title, which may be on the plat (signed by the owner and notarized) or in a letter form, signed by a member of the New Jersey Bar, by a Title Officer or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certification shall confirm that the owner of the premises is the owner as shown on the plat. If the applicant is not the property owner, then affidavit from owner permitting contract/purchaser to apply for minor subdivision approval is required.
5. Application involving variances for substandard lot area and/or frontage requires fifteen (15) copies of a map graphically depicting the area and the frontages in the neighborhood (refer to Special Instructions for Minor Subdivisions involving Substandard Lot Area and/or lot frontage).
6. If the applicant seeks waiver(s) from any checklist item, then submission of a written request citing the specific requirement by section number and stating the reason for the waiver(s).
7. Where in the opinion of the Department of Planning and Development a proposed project would be substantially altered depending upon the extent and configuration of freshwater wetlands on or near the subject property, a Letter of Interpretation from the New Jersey Department of Environmental Protection and Energy is needed in order for an application to be deemed complete. For the purposes of this provision "substantially altered" shall be defined to include, but not be limited to the following:
Where the actual extend and configuration of freshwater wetlands would result in:
a. Change in the number of lots proposed within a subdivision.
b. Change the size or location of any principal structure, road or driveway, excluding driveways accessing single family dwellings or duplexes.
c. Change the location and/or number of parking spaces proposed, excluding parking for single family dwellings or duplexes.
d. Change in any way the number and extent of any bulk variances required.
8. A detailed narrative description of the proposed project including the proposed use of the land or building, the type and extent of construction activity proposed and the number of parking spaces to be provided and/or added. Said narrative shall also, where pertinent, describe the operational aspects of the proposed use including hours of operation, including peak periods and expected vehicular activity.
9. If the applicant is a corporation or partnership, then the names and addresses of each individual holding ten (10%) percent or more interest in the corporation or partnership shall be provided.
B. Plat Requirements.
1. General Requirements. The plat for a minor subdivision shall be drawn at a scale of not less than one hundred (100') feet to the inch, shall conform to the provisions of the New Jersey Map Filing Law, N.J.S.A. 16-23.9.9 et seq. and shall include or be accompanied by the information specified below:
a. All dimensions, both linear and angular, of the exterior boundaries of the subdivision, all lots and lands reserved or dedicated for public use shall balance, and their descriptions shall close within a limit of error of not more than one (1) part in ten thousand (10,000) identified by a note on the plan indicating the error of closure.
b. The minor subdivision shall be based upon a current boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys, certified to the subdivider and prepared or recertified not less than twelve (12) months prior to the date of application.
c. A copy of any existing or proposed covenants or deed restrictions applying to the land being subdivided or certification that none exists. Such certification may be in letter form signed by a member of the New Jersey Bar, by a Title Officer or authorized agent of a title insurance company licensed to do business in New Jersey.
d. A grading plan including the existing and approximate proposed grading contours at one (1') foot intervals, except where the slopes exceed five percent (5%) a two (2') foot interval is permissible, and if they exceed ten (10%) percent a five (5') foot interval is permissible. All structures within fifty (50') feet of the tract boundaries shall be indicated on the plat and existing contours shall extend to such structures. The source of elevation datum base shall be noted.
e. All proposed lot lines and the gross areas of all lots in square feet. The areas and dimensions specified shall be shown to the nearest hundredth of a square foot or hundredth of a linear foot.
f. Proposed block and lot numbers as assigned by the Township Engineer in accordance with the digitized lot numbering system specifications promulgated by the New Jersey Division of Taxation.
2. Title Block. A title block shall appear on all sheets and includes:
a. Title to read "Minor Subdivision."
b. Name of subdivision, if any.
c. Tax Map Sheet, Block and Lot number(s) of the tract to be subdivided as shown on the latest Township Tax Map, the date of which shall also be shown.
d. Names and addresses of owner and subdivider so designated.
e. Date of original and all revisions.
f. Name, signature, address and license number of the land surveyor who prepared the map and made the survey (the plat shall bear the embossed seal of said land surveyor).
3. A schedule shall be placed on the minor subdivision indicating:
b. Acreage of the tract being subdivided.
c. The floor area of the existing and proposed buildings (list separately).
d. Proposed and minimum permitted lot dimensions, lot area and front, rear and side setbacks. Lot area shall be based upon the gross tract area, as well as the contiguous developable area.
e. Proposed and maximum permitted lot coverage. Lot coverage shall be based on the gross tract area, as well as the contiguous developable area and not the gross lot or tract area.
f. Proposed and maximum permitted height of all existing and proposed structures (building height shall be measured in stories as well as in feet).
g. Proposed and minimum circle diameters for each lot as required by Section 16-624.K. [Ord. No. 2007-2916 § 4]
4. Detailed Information.
a. A key map at a scale of not less than one (1") inch equals one thousand (1,000') feet showing the location of the tract to be subdivided with reference to surrounding areas, existing streets which intersect or border the tract, the names of all such streets and any zone boundaries and Township boundary which is within five hundred (500') feet of the subdivision.
b. The names of all owners of and property lines of parcels adjacent to the land to be subdivided, including properties across the street, as shown by the most recent records of the Township.
c. All zone boundaries, Township borders, existing public easements, tax map lot and block numbers, watercourses, floodways and flood hazard areas within one hundred (100') feet and both the width of the paving and the width of the right-of-way of each street within one hundred (100') feet of the subdivision.
d. All existing structures, with an indication of those which are to be destroyed or removed, and the front, rear and side yard dimensions of those to remain, referenced to proposed lot lines.
e. All proposed public easements or rights-of-way and the purposes thereof.
f. The boundary, nature and extent of the wooded areas, swamps, bogs, streams, creeks and ponds within the site and within one hundred (100') feet thereof. Any specimen trees twelve (12") inches in diameter or larger on the site, measured at four (4') feet above the base shall be located and identified by botanical names and common names.
g. The existing systems of drainage of the subdivision and of any larger tract of which it is a part, together with information on how it is proposed to dispose of surface drainage (where required by the Board or Township Engineer).
h. A mapping of Critical Areas as specified by Section 16-624A, and mapping of minimum circle diameters for each lot as specified by Section 16-624K. Such mapping shall graphically depict the locations of each critical area in relation to the total tract. A schedule shall be provided which indicates the contiguous developable area, and the area of all Class I and Class II Critical Areas for all proposed lots in square feet. [Ord. No. 2007-2916 § 4]
i. North arrow.
j. Written and graphic scales.
k. Such other information as the Board and/or Township Engineer may require or request during the review of the application for classification and approval as a minor subdivision.
l. Minor subdivision applications which include requests for variances for undersized lots or insufficient frontages must include twenty (20) copies of a map graphically depicting the areas and/or frontages of lots in the neighborhood. Special instructions and a sample map can be obtained from the Department of Planning and Development.
C. Application on Minor Subdivision Application.
1. By the Planning Board.
a. Referral to Committee. Each Complete Application for Development for a minor subdivision which requires no variances pursuant to N.J.S.A. 40:D55-70c shall be referred to the Minor Subdivision Review Committee. The Minor Subdivision Review Committee, in accordance with the definition of a minor subdivision shall either approve the application for classification and approval as a minor subdivision or refer the subdivision to the full Planning Board for hearing and consideration. If the Minor Subdivision Review Committee approves the application, no further municipal action will be required.
b. Action by the Minor Subdivision Review Committee. In order to be approved and classified as a minor subdivision by the Minor Subdivision Review Committee, the vote of the Committee must be unanimous. Applications for Development for minor subdivision shall be referred to the full Planning Board for public hearing and vote in all of the following instances:
(1) The vote of the classification of a minor subdivision by the Minor Subdivision Review Committee is not unanimous.
(2) Unfavorable recommendation from the Planning Board Engineer.
(3) The subdivision also requires the granting of a variance or variances.
(4) The Application for Development also requests approval of a major site plan, conditional use and/or direction for issuance of a Building Permit.
c. Action by Planning Board:
(1) The action taken by the Minor Subdivision Review Committee shall be announced at a public meeting of the Planning Board.
(2) If an Application is referred to the full Board by the Minor Subdivision Review Committee, the Board will take action within forty-five (45) days of the date of submission of a complete Application. Any referrals by the Minor Subdivision Review Committee will be made in a timely manner so that the Board can take action within the time allowed.
2. By the Zoning Board of Adjustment.
If an Application for classification and approval as a minor subdivision is before the Board of Adjustment, it may be classified and approved as a minor subdivision by a majority vote of a quorum of the Board, with or without conditions. (If such action is simultaneous with action on a variance pursuant to N.J.S.A. 40:55D-70d, an affirmative vote of at least two-thirds (2/3) of the full authorized membership of the Board is required).
3. Time Limits for Minor Subdivision Approvals.
Minor subdivision approvals shall be granted or denied within forty-five (45) days of the date of submission of a complete application to the Administrative Officer or within such further time as consented to by the applicant. Approval of a minor subdivision shall expire one hundred ninety (190) days from the date on the resolution of the Planning Board or the Board of Adjustment unless within such period a plat in conformity with such approval and the provisions of the "Map Filing Law," or a deed clearly describing the approved minor subdivision is filed by the developer with the County Recording Officer, the Township Engineer and the Tax Assessor. Any such plat or deed must be signed by the Chairman and Secretary of the Planning Board before it will be accepted for filing by the County Recording Officer.
The Planning Board or Board of Adjustment may grant an extension of the period to record the minor subdivision for a period determined by the Board, but not exceeding two (2) years from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was prevented from proceeding with the development and that the developer applied promptly for and diligently pursued the required approvals. A developer shall apply for the extension before (1) what would otherwise be the expiration date of the minor subdivision or (2) the ninety-first (91 st) day after the developer receives the last legally required approval from other governmental entities, which ever occurs later.
D. Conditions of Approval.
Any approval of an Application for Development for a minor subdivision granted by the Planning Board or Board of Adjustment shall be subjected to the following conditions being satisfied prior to signing of the plat or issuance of a Development Permit:
1. Installation of or posting of performance guarantees for the installation of any improvements required by the Board.
2. Payment of any outstanding real estate taxes.
3. Monmouth County Planning Board approval (if not previously granted).
4. Township of Middletown Sewerage Authority approval (if not previously granted).
5. Submission of additional prints of the plat map and attachments for distribution (if required).
6. Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board Secretary or Board of Adjustment Secretary) within the time set forth in Section 16-303.E. of this Chapter.
7. Any other conditions which may be imposed by the Board or which may be required by Federal, State or Municipal law.
8. A condition setting forth the time within which all conditions must be satisfied as described in Section 16-303.F. of this Chapter.
9. In the event that the application requires an approval of another governmental agency, then municipal approval is conditioned upon receiving approval from said outside governmental agency.
10. Minor Subdivision Plats prepared on a digital medium (formatted for AutoCAD or an Equivalent format) shall provide a copy of the full set of approved plans on a 3-1/2" diskette. [Ord. No. 97-2495]
E. Certification.
In the event that the Application for Development for a minor subdivision is approved, a certification to that effect in this form:
Classified and approved as a minor subdivision by the Township of Middletown Planning Board (Board of Adjustment) on _______________.
Attest:
Chairman
Secretary
Date
This plat (or a deed describing this subdivision) must be filed in the office of the Clerk of Monmouth County on or before, _______________, which date is one hundred ninety (190) days after approval as a minor subdivision by the Township of Middletown Planning Board (Board of Adjustment).
Secretary
A. Required Documents.
Prior to issuance of a Certificate of Completeness, the Planning Board Secretary or Board of Adjustment Secretary shall determine that the following has been submitted in proper form. The Planning Board Secretary or the Board of Adjustment Secretary may schedule a minor site plan for consideration by the Municipal Agency upon submission of items 1 through 8.
1. Required application fees as set forth in Section 16-314 of this Chapter. (The Township will compute the fee and bill the applicant after submission of the application and plan). Twenty (20) sets of plans meeting the following requirements as well as fifteen (15) copies of the minor site plan reduced to an 11" x 17" sheet of paper. [Ord. No. 97-2495]
2. Township Engineer's correspondence stating the application be deemed complete for engineering review.
3. Proof that no taxes or assessments for local improvements are due or delinquent on the property, or if it is shown that taxes or assessments are delinquent then any approval shall be conditioned upon the payment of such outstanding taxes or assessments.
4. A Certificate of Title, which may be on the plat (signed by the owner and notarized) or in a letter form, signed by a member of the New Jersey Bar, by a title officer or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certification shall confirm that the owner of the premises is the owner as shown on the plat. If the applicant is not the property owner, then an affidavit from the owner permitting the contract/purchaser to apply for Site Plan approval is required.
5. If the applicant seeks waiver(s) from any checklist item, then submission of a written request citing the specific requirement by section number and stating the reasons for the waiver(s).
6. Where in the opinion of the Department of Planning and Development, a proposed project would be substantially altered depending upon the extent and configuration of freshwater wetlands on or near the subject property, a Letter of Interpretation from the New Jersey Department of Environmental Protection and Energy is needed in order for an application to be deemed complete. For the purposes of this provision "substantially altered" shall be defined to include, but not be limited to the following:
Where the actual extent and configuration of freshwater wetlands would result in:
a. Change in the number of lots proposed within a subdivision.
b. Change the size or location of any principal structure, road or driveway, excluding driveways accessing single family dwellings or duplexes.
c. Change the location and/or number of parking spaces proposed, excluding parking for single family dwellings or duplexes.
d. Change in any way the number and extent of any bulk variances required.
7. A detailed narrative description of the proposed project including the proposed use of the land or building, the type and extent of construction activity proposed and the number of parking spaces to be provided and/or added. Said narrative shall also, where pertinent, describe the operational aspects of the proposed use including hours of operation, including peak periods, and expected vehicular activity.
8. If the applicant is a corporation or partnership, then the names and addresses of each individual holding ten (10%) percent or more interest in the corporation or partnership shall be provided. [Ord. No. 95-2415]
B. Plat Requirements.
1. General Requirements:
a. Any minor site plan presented to the Municipal Agency for its approval shall be drawn, signed and appropriately sealed by an architect, engineer, land surveyor and/or planner licensed to practice in the State of New Jersey.
b. Site plans shall not be drawn at a scale smaller than one inch equals fifty (1" = 50') feet nor larger than one inch equals ten (1" = 10') feet. If the size of the site would require the use of sheets larger than 30" x 42" in order to show the entire site on one (1) sheet, the detailed information for the site plan shall be shown in sections on sheets not larger than 30" x 42", which sheets shall be keyed to an overall plan of the site drawn at a scale of not less than one inch equals two hundred (1" = 200') feet.
c. The Site Plan shall be based on a monumented current, certified boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys. The date of the survey and name, signature, license number, and embossed seal of the Professional Land Surveyor making same shall be shown on the map. If twelve (12) months or more has passed since the date of (or date of last recertification of) the survey, it shall be recertified and if necessary, brought up-to-date.
d. All dimensions, both linear and angular, of the exterior boundaries of the Site Plan, all lots and lands reserved or dedicated for public use shall balance, and their descriptions shall close within a limit of error of not more than one (1) part in ten thousand (10,000) identified by a note on the plan indicating the error of closure.
2. Title Block.
The title block shall appear on all sheets and include:
a. Title of "minor site plan".
b. Name of the development, if any.
c. Tax Map sheet, block and lot number of the site, as shown on the latest Tax Map, the date of which should also be shown.
d. Date of original and all revisions.
e. Name(s), signature(s), address(es), and license number(s) of engineer, architect, land surveyor or planner who prepared the plat and their embossed seal.
f. If the site plan contains more than one (1) sheet, each sheet shall be numbered and titled.
3. A schedule shall be placed on the Site Plan indicating:
a. The area of the tract and site (the portion of the tract involved in the site plan).
c. The floor area of the existing and proposed building(s), (listed separately).
d. Provided and maximum permitted floor area ratio for the entire site. The floor area ratio shall be based upon the gross tract area as well as the contiguous developable area (refer to subsection B.4.).
e. Proposed and minimum permitted lot dimensions and front, rear and side setbacks.
f. Provided and required off-street parking spaces (with calculations).
g. Proposed and maximum permitted lot coverage for the entire site. Lot coverage shall be based upon the gross tract area as well as the contiguous developable area (refer to subsection B.4.).
h. Proposed and maximum permitted height of all existing and proposed structures (building height shall be measured in stories as well as in feet).
i. Square footage and percentage of the site retained in unoccupied open space.
j. The proposed use or uses and the floor area devoted to each use.
4. A mapping of Critical Areas as specified by Section 16-624.A. Such mapping shall graphically depict the location of each critical area in relation to the total tract. A schedule shall be provided which indicates the contiguous developable area and the area of all Class I and Class II Critical Areas in square feet.
5. A key map, (at a scale of not less than one inch equals one thousand (1" = 1,000') feet, showing the location of the site with reference to surrounding areas, existing streets, the names of all such streets and any zone boundaries or Township boundaries which are within five hundred (500') feet of the tract.
6. The names and address of the owner and developer, so designated.
7. North arrow and written and graphic scales.
8. Sufficient spot elevations (United States Coastal Geodetic Survey datum) and/or contour lines to indicate the proposed system of surface drainage and the relationship of proposed grading to the land surrounding the site.
9. The tops of the banks and boundaries of the floodways and flood hazard areas of all existing water courses, where such have been delineated and/or such other information as may assist the Planning Board in the determination of floodway and flood hazard area limits. The Master Drainage Plan prepared by T&M Associates, Middletown, New Jersey (1972) should be utilized where applicable.
10. Paving and right-of-way widths of existing streets within two hundred (200') feet of the site.
11. The boundary, nature and extent of the wooded areas, swamps, bogs, streams, creeks and ponds within the site and within one hundred (100') feet thereof. Any specimen trees twelve (12") inches in diameter or larger on the site as measured at four (4') feet above the base shall be located by and identified by botanical name and common name.
12. The following shall be required:
a. Existing and proposed manholes, sewer lines, water lines, fire hydrants, utility poles and all other topographical features of a physical or engineering nature within the site and within one hundred (100') feet thereof.
b. All existing structures on the site and within one hundred (100') feet thereof, including their use and indicating those to be destroyed or removed and those to remain.
c. Location, use, finished grade level, ground coverage, first floor and basement elevations, front, rear and side setbacks of all buildings and other pertinent improvements.
d. Existing and proposed public easements or rights-of-way and the purposes thereof.
e. Zone boundaries and Tax Map sheet, lot and block numbers and names of owners of all properties across any street from or within two hundred (200') feet of the site.
f. The capacity of off-street parking areas and the location and dimensions of all access drives, aisles and parking stalls.
g. The location and size of proposed loading docks.
h. Location of curbs and sidewalks.
i. Cross-section(s) showing the composition of pavement areas, curbs and sidewalks.
j. Exterior lighting plan, including the location, direction of illumination, amount of illumination expressed in horizontal foot candles, wattage and drawn details of all outdoor lighting standards and fixtures.
k. Landscaping and screening plan showing the location, type of species (common and botanical names), size, spacing and number of each type of tree or shrub and the location, size and amount of each type of ground cover to be utilized and planting details for trees, shrubs and/or ground cover.
l. Locations of signs and drawn details showing the size, nature of construction, height and content of all signs.
m. Drawn details of the type of screening to be utilized for refuse storage areas, outdoor equipment and bulk storage areas.
n. Floor plans and building elevation drawings of any proposed structure or structures, or existing structures to be renovated. Building elevations shall specify all proposed exterior treatments including colors and materials.
13. Such other information as the Municipal Agency and/or Township Engineer may request during site plan review.
14. All signed plans shall include all proposed signs including size, materials and location. A typical sign detail shall be submitted for multiple tenants.
C. Conditions of Approval.
Any approval of an Application for Development for a minor site plan granted by the Municipal Agency, shall be subject to the following conditions being satisfied prior to signing of the site plan or issuance of a Development Permit.
1. Installation and approval of, or posting of performance guarantees for the installation of those improvements which are necessary to protect adjacent property and public interest in the event development of the site was not completed.
2. Payment of any outstanding real estate taxes.
3. Final Monmouth County Planning Board approval (if not previously granted).
4. Township of Middletown Sewerage Authority approval (if not previously granted).
5. Submission of additional prints of the Site Plan and attachment for distribution (if required).
6. Filing of an appropriate instrument with the Monmouth County Clerk consolidating the lots constituting the site (if required).
7. Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board Secretary or Board of Adjustment Secretary) within the time set forth in Section 16-303.E. of this Chapter.
8. Any other conditions which may be imposed by the Planning Board or which may be required by Federal, State or local law.
9. A condition setting forth the time within which all conditions must be satisfied as described in Section 16-303.F. of this Chapter.
10. In the event that the application requires an approval of another governmental agency, then municipal approval is conditioned upon receiving approval from said governmental agency.
11. Minor site plans prepared on a digital medium (formatted for AutoCAD or equivalent format) shall provide a copy of the full set of approved plans on a 3-1/2" diskette. [Ord. No. 97-2495]
D. Certification.
In the event that the Application for Development for a minor site plan is approved, a certification to that effect in this form:
Approved as a minor site plan by the Middletown Township Planning Board (Board of Adjustment) on __________________.
Attest: Chairman
Secretary Date
Township Engineer Date
Township Planner Date
shall be endorsed on the Site Plan and the original reproducible thereof shall be provided to the Planning Board by the applicant. Said original shall be signed by the Chairman and Secretary of the Municipal Agency after they receive certification from the Administrative Officer (Township Planner) that all conditions of approval have been satisfied. After signature, the Site Plan shall be distributed as provided for in Section 16-604.G. of this Chapter and the signed original shall be returned to applicant.
E. Time Limit and Effect of Approval.
Minor site plan approvals shall be granted or denied within forty-five (45) days of the date of submission of a complete application to the Administrative Officer (Township Planner) or within such further time as may be consented to by the applicant. Minor site plan approval shall confer upon the applicant the right that the general terms and conditions upon which minor site plan approval was granted shall not be changed for a period of two (2) years. The approval of a minor site plan shall expire two (2) years after the date of the resolution unless within such time all applicable conditions have been fully complied with, performance guarantees and inspection fee where required have been posted, and the minor site plan has been certified by the appropriate officials.
The Planning Board or the Board of Adjustment may grant an extension of the time period to perfect the minor site plan for a period determined by the Board, but not exceeding two (2) years from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was prevented from proceeding with the development and that the developer applied promptly for and diligently pursued the required approvals. A developer shall apply for the extension before (1) what would otherwise be the expiration date of the minor site plan or (2) the ninety-first (91st) day after the developer receives the last legally required approval from other governmental entities, whichever occurs later.
F. Minor Site Plan Waiver.
The approving authority may waive minor site plan approval of an application if the applicant can clearly demonstrate that because of particular conditions relating to the property literal enforcement of a formal application for minor site plan is impractical and that the proposal does not noticeably effect the items set forth in the Planning and Development Regulations. [Ord. No. 98-2529]
1. The approving authority may waive the formal requirements of obtaining minor site plan approval if the proposed development meets one of the following:
a. Secured site plan approval under the terms of this Chapter within the past five (5) years and the proposed alteration complies with all provisions of Chapter 16, Planning and Development Regulations.
b. Changes in use, other than a conditional use, where adequate parking pursuant to Section 16-627.R. presently exists on-site or are proposed.
c. Building alterations and additions which do not increase the footprint of the structure and does not increase the total gross floor area of the structure by twenty-five (25%) percent or more provided that adequate parking pursuant to Section 16-627.R., presently exists on-site or is proposed.
d. Applications for accessory structures which do not exceed five hundred (500) square feet in size.
2. Public notice to the owners of all real property within two hundred (200') feet of the site and notice given by publication within the official newspaper of the Township shall not be required for a minor site plan waiver request.
