A. Required documents. Prior to issuance of a certificate of completeness, the administrative officer shall determine that the following have been submitted in proper form:
(1) Proof from the Tax Office that real estate taxes and local assessments have been paid to date.
(2) Proof of submission to the Ocean County Planning Board.
(3) Proof of submission to the Ocean County Board of Health.
(4) Proof of submission to the Ocean County Soil Conservation District.
(5) Proof of submission to the Jackson Township Municipal Utilities Authority.
(6) Proof of submission to the Jackson Township Bureau of Fire Prevention.
(7) Proof of submission to the Jackson Township Environmental Commission.
(8) Application for a floodplain encroachment permit, where required. (9) Application for a state wetlands permit, where required.
(10) Other submittals that may be required by the Planning Board or Planning Board Engineer or federal, state or local laws.
(11) A request for the granting of any variances, waivers or other approvals required from the Planning Board.
(12) Payment of the required application and escrow fees.
(13) Eighteen copies of the plat and attachments meeting the requirements set forth below. [Amended 4-23-2001 by Ord. No. 12-01]
B. Plat requirements.
(1) General requirements.
(a) Any minor site plan presented to the Planning Board for its approval shall be drawn, signed and appropriately sealed by an architect, professional engineer, land surveyor and/or professional 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 50 feet or larger than one inch equals 10 feet.
(c) The minor site plan shall be based on a monumented, current, certified boundary survey. The date of the survey and the name of the person making same shall be shown on the map. If 12 months or more have passed since the date of (or date of last recertification of) the survey, it shall be recertified and, if necessary, brought up-to-date. The outbound survey shall be in New Jersey State Plane Coordinates, North American Datum, 1983. To assure the compatibility of the survey data and the Geographic Information System (GIS) in the course of development in the Township, the basis of bearings for all surveys must be stated in the New Jersey Plane Coordinate System, as adopted by state statutes and standards. The minor site plan must contain a factual statement indicating the control monuments and methodologies used to establish the bearing system. Bearings shall be stated in degrees, minutes and seconds (as a whole integer). Survey distances defining the property and plane coordinate values of the description point of beginning and one other property corner shall be stated. Property surveys must close mathematically in all cases. Coordinated positions, bearings and distances, including the methodology for their establishment, must meet or exceed the published standards for Third Order, Class I accuracy. [Amended 6-8-1998 by Ord. No. 16-98]
(2) Title block.
(a) The title block shall appear on all sheets and shall include:
[1] Title of "Minor Site Plan."
[2] Name of the development, if any.
[3] Tax Map sheet, block and lot number(s) of the site, as shown on the latest Township Tax Map, the date of which shall also be shown.
[4] Date of the original plan and all revisions thereto.
[5] Names and addresses of owner and developer, so designated.
[6] Name(s), signature(s), address(es) and license number(s) of the engineer, architect, land surveyor or planner who prepared the plan and his/their embossed seal(s).
(b) If the site plan contains more than one sheet, each sheet shall be numbered and titled.
(3) A schedule shall be placed on the site plan indicating:
(a) The acreage of the tract and site (the portion of the tract involved in the site plan) to the nearest hundredth.
(b) The floor area of the existing and proposed building, listed separately.
(c) The proposed use or uses and the floor area devoted to each use.
(e) Proposed and required lot dimensions and front, rear and side setbacks.
(f) Proposed and required off-street parking spaces.
(g) Square footage and percentage of the site retained in unoccupied open space.
(4) A key map, at a scale of not less than one inch equals 2,000 feet, which shall be based on a reproduction of the Tax Map sheet, or portion thereof, and shall show the subject site with reference to surrounding areas, existing streets, the names of all such streets and any zone boundary or municipal boundary within 500 feet of the property-in-question.
(5) The names and addresses of all owners of and property lines of parcels within 200 feet of the site, including properties across the street, as shown by the most recent records of the Township of Jackson, or of the municipality of which the property is a part. The list of property owners shall also indicate the use of parcels within 200 feet of the subject site.
(6) North arrow.
(7) Written and graphic scales.
(8) Sufficient spot elevations (National 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 watercourses, where such have been delineated, or the limits of alluvial soils where the boundaries of floodways and flood hazard areas have not been determined, and/or such other information as may assist the Planning Board in the determination of floodway and flood hazard area limits.
(10) Paving and right-of-way widths of existing streets within 200 feet of the site.
(11) The boundary, nature and extent of wooded areas, swamps, bogs, wetlands and ponds within the site and within 200 feet thereof.
(12) All existing structures on the site and within 200 feet, including the use thereof, indicating those to be destroyed or removed and those to remain.
(13) Location, use, finished grade level, ground coverage, first floor and basement elevations, front, rear and side setbacks of all buildings and other pertinent improvements.
(14) All existing and proposed public easements or rights-of-way and the purposes thereof.
(15) The capacity of off-street parking areas and the location and dimensions of all access drives, aisles and parking stalls.
(16) The location and size of proposed loading docks.
(17) Location of curbs and sidewalks.
(18) Cross sections showing the composition of pavement areas, curbs and sidewalks.
(19) Exterior lighting plan, including the location and drawn details of all outdoor lighting standards and fixtures and a notation on the plat indicating conformance or nonconformance with the minimum design standards set forth in this chapter.
(20) Landscaping and screening plan showing the location, type (common and botanical names), spacing and number of each type of tree or shrub and the location, type (common and botanical names) and amount of each type of ground cover to be utilized.
(21) Location of signs and drawn details showing the size, nature of construction, height and content of all signs.
(22) Drawn details of the type of screening to be utilized for refuse storage areas, outdoor equipment and bulk storage areas.
(23) Floor plans and building elevation drawings of any proposed structure or structures or existing structures to be renovated.
(24) Written description of the proposed operations in sufficient detail to indicate the effects of the use in producing traffic congestion, noise, glare, air pollution, fire hazards or safety hazards. The written description of the use, the number of shifts to be worked, the number of employees in each shift, the number of vehicles to be stored or parked on the site and provisions to be made for site maintenance.
(25) A tree-save plan shall be submitted, which generally outlines the limits of tree removal and disturbance and the location of any specimen or extraordinary trees.
(26) Such other information as the Planning Board and/or Planning Board Engineer may require or request during site plan review.
C. Conditions of approval. Any approval of an application for development for a minor site plan granted by the Planning Board shall be subject to the following conditions being satisfied, within 18 months from the date of approval by the Planning Board, prior to the signing of the site plan and issuance of a development permit:
(1) Installation and approval of, or posting of performance guaranties for the installation of, those improvements which are necessary to protect adjacent property and the public interest in the event that development of the site was not completed.
(2) Ocean County Planning Board approval, if not previously granted.
(3) Ocean County Board of Health approval, if not previously granted.
(4) Ocean County Soil Conservation District approval, if not previously granted.
(5) Jackson Township Municipal Utilities Authority approval, if not previously granted, or a letter of no interest.
(6) Jackson Township Bureau of Fire Prevention approval, if not previously granted.
(7) Jackson Township Environmental Commission review, if not previously received.
(8) Granting of a state wetlands permit, if required.
(9) Granting of a floodplain permit, if required.
(10) Certification of approval of plans for drainage or watercourse diversion by the State of New Jersey, Department of Environmental Protection, where required.
(11) Granting of drainage and/or access permits by the New Jersey Department of Transportation, where required.
(12) Approval of any required riparian grants or licenses.
(13) Granting of any required construction permits.
(14) Posting of the required performance guaranties for the installation of any improvements required by the Planning Board.
(15) Payment of the required inspection fees, pursuant to § 244-12 of this chapter.
(16) Filing of an appropriate instrument with the Ocean County Clerk consolidating the lots constituting the site, if required.
(17) Any other conditions which may be imposed by the Planning Board or which may be required by federal, state or local laws.
(18) Payment of the required reproduction fee, pursuant to § 244-12 of this chapter.
(19) Submission of additional prints of the site plan and attachments for distribution, if required.
(20) Payment of the required tax map maintenance fee, pursuant to § 244-12 of this chapter.
D. Extension. An extension of the eighteen-month period within which to comply with the conditions of approval imposed by the Board may be granted by said Board for a period of time it determines.
E. Certification. In the event that the application for development for a minor site plan is approved, an appropriate certification shall be endorsed on the site plan, and the original reproducible thereof shall be provided to the Planning Board by the applicant.
F. Resolution compliance. Upon approval of a minor site plan by the municipal agency, the applicant shall submit to the Planning and Zoning Office the original Mylar and seven sets of prints of the site plan and all related plans. The Planning and Zoning Office shall transmit the original Mylar and the seven sets of prints to the Township Engineer, who shall be responsible for reviewing the plans for compliance with the resolution of approval adopted by the municipal agency. After said review, the Township Engineer shall retain one set of plans, send one set to the applicant's engineer and return five sets and the original Mylar of the site plan to the Planning and Zoning Office for signature by all appropriate municipal officials. Upon being signed by Township officials, the original Mylar shall be picked up by the applicant. The Planning and Zoning Office shall retain five sets of prints of the site plan and all related plans for its records and for distribution to various municipal offices.
G. Effect of approval. The approval of a minor site plan shall be considered final approval and shall expire two years after the date of approval if a building permit or, where a building permit is not required, a certificate of occupancy has not been obtained.
[Added 3-27-2006 by Ord. No. 07-06]
A. Purpose and applicability.
(1) The purpose of this section is to permit and encourage the submission of conceptual general development plans that present a comprehensive plan for a proposed development. The general development plan is intended to prompt a holistic approach to site planning.
(2) A developer of a parcel or parcels of land totaling more than 100 acres in size, for which the developer is seeking approval of a planned development, may submit a general development plan to the Planning Board prior to the granting of preliminary approval of the development by the Planning Board.
(3) The general development plan shall set forth the permitted number of dwelling units and the residential density and the amount of nonresidential floor space for the proposed development in its entirety according to a schedule which sets forth the timing of the various sections of the development. The planned development shall be developed in accordance with the general development plan approved by the Planning Board notwithstanding any provision of P.L. 1975, c. 291 (N.J.S.A. 40:550-1 et seq.) or any ordinance or regulation adopted pursuant thereto after the effective date of the approval.
(4) The general development plan shall be designed to promote and encourage the conservation of natural features and the efficient use of resources in subdivision and site design while remaining responsive to market demands for residential and nonresidential development. To the extent possible, a general development plan should be designed to reduce infrastructure and service costs over the long term and to provide a pedestrian- friendly environment.
B. Required submission items. The general development submission shall include the following:
(1) A general land use plan indicating the tract area and general location of land uses to be included in the planned development at a scale not smaller than one inch equals 200 feet. The total number of proposed dwelling units and the amount of nonresidential floor area to be provided and the proposed land area to be devoted to residential and nonresidential uses shall be set forth.
(2) The proposed types of nonresidential uses to be included in the planned development shall be set forth, and the land area to be occupied by each use shall be estimated, including the area to be devoted to parking for the proposed uses.
(3) A circulation plan showing the general location and types of transportation facilities, including facilities for pedestrian access, within the planned development and any proposed improvements to the existing transportation system outside the planned development.
(4) An open space plan showing the proposed land area and general location of parks and any other land areas to be set aside for conservation and recreational purposes and a general description of improvements proposed to be made thereon, including a plan for the operation and maintenance of parks and recreational lands. The open space plan should include a calculation of the total area that will be available for public or semipublic use, as well as the anticipated percentage of impervious surface.
(a) The open space plan shall provide a minimum of 25% of the gross site area as open space. The recreation plan shall be shown with the open space plan and consistent with the requirements of § 244-200. The recreation area shall be centrally located.
(b) The open space plan shall include a minimum buffer of 50 feet to county roadways and a minimum of 50 feet to adjacent residential development existing as of the effective date of this section.
(c) The open space plan should be designed to create linkages between open lands and provide pedestrian access a minimum of 100 feet in width to open space areas.
(5) A utility plan indicating the need for and showing the proposed location of sewer and water lines and information regarding the available capacity for utility facilities. Additionally, proposed methods for handling solid waste disposal and a plan for the operation and maintenance of proposed utilities shall be included. If a homeowners' association is anticipated, a draft of the HOA documents shall be submitted.
(6) A stormwater management plan setting forth the proposed method of controlling and managing stormwater on the site, including low-impact development and bioremediation techniques.
(7) An environmental inventory, including a general description of the vegetation, soils, topography, geology, surface hydrology, climate and cultural resources of the site, existing man-made structures or features and the probable impact of the development on the environmental attributes of the site.
(a) A natural resources inventory should be provided in a plan format that clearly delineates the following: topography at two-foot intervals, slopes in excess of 15%, soil types, streams, wetlands, wetland and uplands buffers, identification of trees, including species and size, and analysis of the quality of the wooded areas. The applicant should provide a descriptive explanation of how the proposed plan responds to the natural features of the site, providing evidence that the plan has been arranged with consideration for the protection and enhancement of the site's natural attributes.
(8) A community facility plan indicating the scope and type of supporting community facilities which may include but not be limited to educational or cultural facilities, historic sites, libraries, hospitals, firehouses and police stations.
(9) A housing plan outlining the number and type of housing units to be provided and the manner in which any affordable housing obligation will be fulfilled by the development.
(10) A local service plan indicating those public services which the applicant proposes to provide and which may include but not be limited to water, sewer, cable and solid waste disposal.
(11) A fiscal report describing the anticipated demand on municipal services to be generated by the planned development and any other financial impacts to be faced by the municipality or the school districts as a result of the completion of the planned development. The fiscal impact report shall also include a detailed projection of property tax revenues which will accrue to the county, municipality and school district according to the timing schedule provided.
(12) A proposed timing schedule for the phasing of the project if it is anticipated that the development will be completed over a number of years, including any terms or conditions which are intended to protect the interests of the public and of the residents who occupy any section of the planned development prior to the completion of the development in its entirety.
C. Required findings by the Planning Board. Prior to approval of a general development plan, the Planning Board shall make the following facts and conclusions:
(1) That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the zoning ordinance standards that may be specific to a planned development or overlay zone ordinance.
(2) That proposals for maintenance and conservation of the common open space are reliable, and that the amount, location and purpose of the common open space are adequate.
(3) That provisions through the physical design of the proposed development for public services, control over vehicular and pedestrian traffic and the amenities of light and air, recreation and visual enjoyment are adequate.
(4) That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established.
(5) In the case of a proposed development, which contemplates construction over a period of years, the terms and conditions intended to protect the interest of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.
(6) That the proposal is responsive to the natural features of the site and is designed in a manner that preserves valuable site characteristics identified in the environmental inventory.
(7) That the proposal advances the principles of smart growth by providing opportunities for vehicular and pedestrian interconnectivity where feasible, by incorporating affordable housing units within the development when deemed appropriate by the Planning Board or in the Housing Element of the Master Plan, by encouraging the use of conservation or cluster design when practicable and by safeguarding the character of existing stable neighborhoods.
D. Approval process and duration.
(1) The Planning Board shall grant or deny general development plan approval within 95 days after submission of a complete application to the administrative officer or within such further time as may be consented to by the applicant.
(2) A general development plan approval shall, as a condition of such approval, require a municipal development agreement, which shall mean a written agreement between the Township of Jackson and the developer, in a form previously approved by the appropriate land use board relating to the development.[Added 2-8-2011 by Ord. No. 07-11]
(3) The term of the effect of the general development plan approval shall be determined by the Planning Board using the guidelines set forth below, except that the term of the approval shall not exceed 20 years from the day upon which the developer receives final approval of the first section of the planned development. In making its determination regarding the duration of the approval of the development plan, the Planning Board shall consider the following:
(a) The number of dwelling units or amount of nonresidential floor area to be constructed.
(b) Prevailing economic conditions.
(c) The timing schedule to be followed and likelihood of its fulfillment.
(d) The developer's capability of completing the development.
(e) The contents of the general development plan and any conditions which the Planning Board attaches thereto.
(4) In the event that the developer seeks to modify the proposed timing schedule, such modification shall require the approval of the Planning Board. The Planning Board shall, in deciding whether or not to grant approval of the modification, take into consideration prevailing market and economic conditions, anticipated actual needs for residential units and nonresidential space within the Township and the region and the availability and capacity of public facilities to accommodate the proposed development.
(5) Except as provided hereunder, once a general development plan has been approved by the Planning Board, it may be amended or revised only upon application by the developer and approval of the Planning Board. The exceptions are listed below.
(a) If a variation in land uses or increase in density or floor area ratio is proposed in response to a negative decision of, or a condition of development approval imposed by the Pinelands Commission or the New Jersey Department of Environmental Protection, and there is a valid environmental reason for such decision, the variation shall be approved by the Planning Board if the developer can demonstrate to the satisfaction of the Planning Board that the variation being proposed is a direct result of a determination by the Pinelands Commission or the Department of Environmental Protection.
(b) Planning Board approval is not required if the developer seeks to reduce the number of residential dwellings or reduce the amount of nonresidential floor space by no more than 15% without otherwise violating the terms and conditions of the general development plan approval.
E. Completion, failure to apply and termination of approval.
(1) In the event that a developer who has general development plan approval does not apply for preliminary approval for the planned development which is the subject of that general development plan approval within five years of the date upon which the general development plan has been approved by the Planning Board, the municipality shall have cause to terminate the approval.
(2) If a developer does not complete any section of the development within eight months of the date provided for in the approved plan, or if at any time the municipality has cause to believe that the developer is not fulfilling his obligations pursuant to the approved plan, the Township shall notify the developer by certified mail, and the developer shall have 10 days within which to give evidence that he is fulfilling his obligation pursuant to the plan. The Township thereafter shall conduct a hearing to determine whether or not the developer is in violation of the approved plan. If, after such hearing, the Township finds good cause to terminate the approval, it shall provide written notice of same to the developer and the approval shall be terminated 30 days thereafter.
(3) In the event that a development which is the subject of a general development plan is completed before the end of the term of the approval, the approval shall terminate with the completion of the development.
