A. Required documents. Prior to the issuance of a certificate of completeness or scheduling of a preliminary plat of a major site plan for public hearing before the Planning Board, 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 which may be required by the Planning Board Engineer, Planning Board 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 a 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 preliminary plat of a major site plan presented to the Planning Board for its approval shall be signed and appropriately sealed by an architect, professional engineer, land surveyor and/or professional planner licensed to practice in the State of New Jersey; provided, however, that sanitary sewer, water distribution and storm drainage plans and water and sewerage treatment plans may only be signed and sealed by a licensed professional engineer.
(b) Site plans shall not be drawn at a scale smaller than one inch equals 50 feet nor larger than one inch equals 10 feet. If the size of the site would require the use of sheets larger than 30 inches by 42 inches in order to show the entire site on one sheet, the detailed information for the site plan shall be shown in sections on sheets not larger than 30 inches by 42 inches, which sheets shall be keyed to an overall plat of the site drawn at a scale of not less than one inch equals 200 feet. The site plan shall be based on a monumented, current certified boundary survey. 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 site plan drawing 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. 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. [Amended 6-8-1998 by Ord. No. 16-98]
(2) Title block.
(a) The title block shall appear on all sheets and shall include:
[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 should also be shown.
[4] Date of the original plan and all revisions thereto.
[5] Name(s) and address(es) of owner and developer, so designated.
[6] Name(s) and signature(s), address(es) and license number(s) of the engineer, architect, land surveyor or planner who prepared the plan. The plat shall bear the embossed seal of said professional.
(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).
(b) The floor area of the existing and proposed buildings, 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 yard setbacks.
(f) Proposed and required off-street parking spaces.
(g) Acreage, 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 portions 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 all parcels within 200 feet of the subject site.
(6) North arrow.
(7) Written and graphic scales.
(8) 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. In cases where all or a portion of a site is located in an unnumbered A Zone as shown on the Flood Insurance Rate Maps of the Federal Insurance Administration, the applicant shall undertake and submit such studies as are necessary to determine the base flood elevations.
(9) Pavement and right-of-way widths of existing streets within 200 feet of the site.
(10) The boundary, nature and extent of wooded areas, swamps, bogs, wetlands and ponds within the site and within 200 feet thereof.
(11) Existing and proposed manholes, sewer lines, fire hydrants, waterlines, utility poles and all other topographical features of a physical or engineering nature within the site and within 200 feet thereof.
(12) All existing structures on the site and within 200 feet thereof, including their use, 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 yard setbacks of all existing buildings and other pertinent improvements.
(14) All existing and proposed public easements or rights-of-way and the purposes thereof. The limits of wetlands areas, wetlands transition areas and conservation easements shall be shown.
(15) A grading plan showing existing and proposed grading contours at one-foot intervals throughout the tract, except that if slopes exceed 5%, a two-foot interval may be used, and if they exceed 10%, a five-foot interval is permissible. Data shall be National Geodetic Vertical Datum, and the source of data shall be noted. In addition to proposed grading contours, sufficient additional spot elevations shall be shown to clearly delineate proposed grading.
(16) On-site drainage plan.
(a) The drainage plan shall be presented in graphic form, which shall clearly show the street and lot layout and those items which are pertinent to drainage, including existing and proposed contours as previously required.
(b) The plan shall outline each area contributing to each inlet.
(c) All proposed drainage shall be shown with pipe type and sizes, invert and grate or rim elevations, grades and direction of flow. The direction of flow of all surface waters and of all streams shall be shown.
(d) The drainage plan shall be accompanied by complete drainage calculations made in accordance with the standards set forth in this chapter.
(17) Off-site drainage plan. The plat shall also be accompanied by an off-site drainage plan prepared in accordance with the following standards:
(a) The plan shall consist of an outline of the entire drainage basin in which the site is located. The terminus of the basin and existing ground contours or other basins for determining basin limits shall be shown.
(b) The pertinent off-site existing drainage shall be shown with elevations of inverts and grade to the nearest 0.1 foot.
(c) To the extent that information is available and may be obtained from the county or municipal engineer(s), any existing plans for drainage improvements shall be shown.
(d) In the event that a temporary drainage system is proposed, full plans of that system shall be shown.
(e) The off-site drainage plans shall be accomplished by profiles of all proposed drainage, showing existing details; pipe sizes; types, inverts and crowns and slopes; all proposed structures and connections; and design hydraulic grade lines for all conduits designed to carry 40 or more cubic feet per second. Cross sections at intervals not exceeding 100 feet shall be shown for all open channels.
(18) When required by the Planning Board Engineer, center line profiles of streets bordering the site, internal roadways and major circulation aisles showing:
(a) Existing and proposed final grades and slopes.
(b) Pipe sizes, slope, type, inverts and grate or rim elevations of drainage and sanitary sewerage facilities.
(19) Boring logs. Unless the Planning Board Engineer shall determine that fewer boring logs are required or that some or all of the boring logs may be deferred to the final plat stage, the preliminary plat shall be accompanied by a set of boring logs and soil analyses for borings made in accordance with the following requirements:
(a) Borings shall be spaced evenly throughout the tract.
(b) One boring not less than 15 feet below the proposed grade or 20 feet minimum depth shall be made for every five acres, or portion thereof, of land within a tract where the seasonal high water table is found to be six feet or more below the proposed or existing grade at all boring locations.
(c) In addition to the above, in those areas where the seasonal high water table is found to be five feet or less below the existing or proposed grade, one additional boring per acre, or portion thereof, shall be required. If construction of homes with basements is contemplated, at least one boring shall be located where such basements are proposed.
(d) Boring logs shall show soil types and characteristics encountered, groundwater depths, the methods and equipment used, the name of the firm, if any, making the borings and the name of the person in charge of the boring operation. The boring logs shall also show surface elevations to the nearest 0.1 foot and shall indicate the estimated seasonal high water table depth taking soil mottling into consideration.
(e) Based on the borings, the preliminary site plan shall clearly indicate all areas having a seasonal high water table within two feet of the existing surface of the land, or within two feet of proposed grade, or all areas within which two feet or more of fill is contemplated or has previously been placed.
(20) Zone boundaries, Tax Map sheet, lot and block numbers 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, or of adjoining municipalities.
(21) The plat shall show the location, area, dimensions and proposed disposition of any area or areas of the site proposed to be retained as open space, indicating the facilities to be provided in such areas.
(22) The capacity of off-street parking areas and the location and dimensions of all access drives, aisles and parking stalls shall be shown on the site plan. The location and treatment of existing and proposed entrances and exits to public rights-of-way, including the possible utilization of traffic signals, channelization, acceleration and deceleration lanes, additional width and any other device necessary for traffic safety and/or convenience and the estimated average number of passenger vehicles, single-unit trucks or buses and semitrailers that will enter the site each day.
(23) A graphic depiction of the anticipated routes and details of the system of on-site vehicular and pedestrian circulation shall be provided. If the developer desires to have the appropriate provisions of Title 39 of the New Jersey Revised Statutes governing motor vehicle operation made applicable to the site, thereby allowing municipal police regulation of traffic control devices, he shall submit a formal request and a detailed plan meeting the requirements of the New Jersey Department of Transportation. The Township Engineer shall advise the developer regarding the details of such a plan.
(24) The location and size of proposed loading facilities.
(25) Location of curbs and sidewalks.
(26) Cross sections showing the composition of pavement areas, curbs and sidewalks.
(27) Exterior lighting plan, including the location, type, height and drawn details of all outdoor lighting standards and fixtures, radius of illumination and the lighting intensity in footcandles.
(28) Landscaping and screening plan showing the location, type (common and botanical names), spacing, quantity and size at time of planting of each type of tree or shrub and the location, type and amount of each type of ground cover to be utilized.
(29) Location of signs and drawn details showing the size, materials of construction, height and content of all signs.
(30) Drawn details of the type of screening to be utilized for refuse storage areas, outdoor equipment and bulk storage areas.
(31) Floor plans and building elevation drawings of any proposed structure or structures, or existing structures to be renovated.
(32) Location of handicapped facilities, including parking spaces and ramps, where applicable.
(33) If the Planning Board Engineer and/or Planning Board determines that specimen or extraordinary trees located on the site may have an effect on the proper layout of the site plan, it may be required that the location, caliper and type be shown on the plat for the following:
(a) Living deciduous trees having a trunk of 18 inches' diameter or more at breast height.
(b) All living coniferous trees having a trunk of 12 inches or more diameter at breast height.
(c) All living flowering dogwood (Cornus florida) or American holly (Ilex opaca) trees having a trunk of three inches or greater diameter at breast height.
(d) All native laurel (Kalmia latifolia) shrubs having a root crown of three inches or greater measured at the soil or surface level.
(34) For applications involving the construction of 20,000 square feet of new floor area, an environmental impact statement (EIS) shall be provided, which addresses the requirements set forth in § 244-189 of this chapter.
(35) A tree-save plan shall be submitted, which generally outlines the limits of tree removal and disturbance and the location of specimen and extraordinary trees.
(36) A traffic impact study shall be submitted, which addresses the requirements set forth in § 244-218 of this chapter.
(37) 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 shall also include the hours of operation 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.
(38) Sectionalization and staging plan. Developers of large uses, such as shopping centers, multifamily dwellings, industrial parks or other such uses proposed to be developed in stages, shall submit a sectionalization and staging plan showing the following:
(a) The anticipated date for commencing construction of each section or stage. The staging of development on the site shall be such that if development of the site were discontinued after the completion of any stage, the developed portion of the site would comply in all respects to the requirements of this chapter and be provided with adequate drainage and utility systems.
(b) Those improvements that will be completed in each stage prior to application for certificate of occupancy. The plan should demonstrate that the staging of construction will minimize adverse effects upon occupied buildings in the site and adjoining properties.
(39) The applicant shall submit such other information as the Planning Board and/or Planning Board Engineer may require or request for preliminary site plan review.
(40) It is recognized that in certain instances the uniqueness of particular proposal may require the waiver of some of the information required herein. The Planning Board may consider and, for cause shown, may waive strict conformance with such of these plat map details and other engineering documents as it sees fit. Any developer desiring such action should present with his application for development a listing of all such waivers desired, together with the reasons therefor. It shall also be indicated on the plat map that this plan, as some plat map details and engineering documents are not so indicated on the plat map, will not be used for construction purposes.
C. Conditions of approval.
(1) Any approval of an application for a preliminary plat of a major site plan 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 plat:
(a) Ocean County Planning Board approval, if not previously granted.
(b) Ocean County Board of Health approval, if not previously granted.
(c) Ocean County Soil Conservation District approval, if not previously granted.
(d) Jackson Township Municipal Utilities Authority approval, if not previously granted.
(e) Jackson Township Bureau of Fire Prevention approval, if not previously granted.
(f) Jackson Township Environmental Commission review, if not previously submitted.
(g)Any other conditions which may be imposed by the Planning Board, or may be required by federal, state or local laws.
(h) Payment of the required reproduction fee, pursuant to § 244-12 of this chapter.
(i) Submission of additional prints of the site plan and attachments for distribution, if required.
(2) The Planning Board may also condition its preliminary approval upon the applicant's providing for certain revisions or additions to the final plat submission.
(3) 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.
D. Certification. In the event that the application for development of a preliminary major 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.
E. Resolution compliance. Upon approval of the preliminary plat of a major site plan by the municipal agency, the applicant shall submit to the Office of Planning and Zoning the original Mylar and seven sets of prints of the site plan and all related plans. The Office of Planning and Zoning 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 Office of Planning and Zoning for signature by all appropriate municipal officials. Upon being signed by Township officials, the original Mylar of the plat shall be picked up by the applicant. The Office of Planning and Zoning shall retain five sets of prints of the site plan and all related plans for its records and for distribution to various municipal offices.
F. Effect of preliminary approval.
(1) Preliminary approval of a major site plan shall, except as otherwise provided herein, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
(a) That the general terms and conditions on which preliminary approval was granted shall not be changed, including but not limited to use requirements; layouts and design standards for streets, curbs and sidewalks; lot size; yard dimensions; and off-tract improvements, and any requirements peculiar to site plan approval pursuant to N.J.S.A. 40:55D-41, except that nothing herein shall be construed to prevent the municipality from modifying by ordinance such general terms and conditions of preliminary approval as relate to public health and safety.
(b) That the applicant may submit for final approval, on or before the expiration date of preliminary approval, the whole or a section or sections of the pre liminary site plan.
(c) That the applicant may apply for and the Planning Board may grant extensions on such preliminary approval for additional periods of at least one year, but not to exceed a total extension of two years, provided that if the design standards have been revised by ordinance, such revised standards shall govern.
(2) In the case of a site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsection F(1)(a), (b) and (c) above for such period of time longer than three years as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, economic conditions and the comprehensiveness of the development, provided that if the design standards have been revised, such revised standards shall govern.
G. Improvements not to be installed. Approval of a preliminary plat shall not confer upon the developer the right to undertake any clearing or grading and/or to install any improvements prior to final plat approval unless it shall be determined by the Township Engineer that said clearing, grading and/or installation of improvements would not hinder future development or create physical or aesthetic problems in the event that further development of the site plan is not undertaken and that required inspection fees have been paid and adequate performance guaranties have been posted to provide for the cost to the Township of performing work that may be necessary to protect adjacent property owners and the public interest in the event that such clearing, grading and/or installation of improvements is not completed and/or further development of the site is not undertaken. Such performance guaranties shall include but are not limited to the cost to the Township of providing erosion-control facilities, seeding or otherwise stabilizing the site, drainage facilities necessary to protect off-tract areas from flooding, screening or fencing that may be required and all improvements to be undertaken which are within public rights-of-way or easements.
