Source: https://ecode360.com/7156770
Timestamp: 2020-01-22 19:59:58
Document Index: 206338731

Matched Legal Cases: ['§ 159', '§ 159', '§ 159', '§ 159', '§ 159', '§ 159', '§ 74', '§ 74', '§ 74', '§ 74', '§ 131', '§ 74', '§ 74', '§ 74', '§ 159', '§ 159', '§ 159', '§ 74', '§ 74', '§ 74', '§ 74']

Township of Andover, NJ Procedure
Ch 159 Art II Procedure
§ 159-5 Submission of plat required.
§ 159-6 Minor subdivision plat.
§ 159-7 Major subdivision plat.
§ 159-8 Submission of plat and application; major subdivision preliminary approval.
§ 159-9 Installation of improvements prior to final approval; bonding.
§ 159-10 Submission of final plat of major subdivision.
Any owner of land within the Township shall, prior to the subdivision or resubdivision of land, as defined in this chapter, for any purpose whatsoever, submit a plat, in accordance with the procedure hereinafter set forth, to the Township Clerk, at least two weeks prior to the next regular meeting of the Planning Board for purposes of action by the Planning Board in accordance with the requirements of this chapter.
Any owner of land wishing to subdivide or resubdivide land within the Township wherein such subdivision meets, or appears to meet, the definition as contained in this chapter for minor subdivisions shall file an original and two copies of a minor subdivision application together with eight certified copies of the proposed minor subdivision plat. If the applicant does not intend to file a map in the Sussex County Clerk's office with respect to the proposed subdivision, the applicant shall also file a proposed deed of the subdivision containing, at least, the description of the lot or lots that the applicant proposes to create, together with a fee of $40.
The minor subdivision plat shall be based on tax map information at a scale not less than one inch equals 100 feet, prepared and certified to by a licensed civil engineer or licensed surveyor and complying with all other requirements of the Map Filing Law, P.L. 1960, c. 141, N.J.S.A. 40:23-9.9 et seq., if applicable, to enable the entire tract of which the subdivision is a part to be shown on one sheet which shows or includes the following information:
A key map showing the following:
The lot or lots being subdivided clearly delineated by crosshatching, shading or other appropriate means, and distinguishing them from the remainder of the entire tract being subdivided.
The scale of the key map portion of the subdivision plat shall not be less than one inch equals 400 feet.
The entire tract from which a portion is to be subdivided and a North arrow and scale.
The portion sought to be subdivided.
Location of all existing structures and the distances of such structures from existing property lines and from any new lines sought to be established.
The location and designation of streams, ponds, brooks, national wetlands, floodplains, watercourses, and other natural features.
Location and size of all drainage structures.
A metes and bounds designation of the entire tract and the new lines sought to be established and any plat lines to be eliminated so indicated.
Area of the entire tract, area and width of the lot at the street line of the lot sought to be created and the road frontage of the remainder portion.
Name of street and width of right-of-way on which property fronts.
In legend form, there shall be indicated the names of all abutting owners and their tax lot and block designations according to the latest tax rolls of the municipality, name and address of the owner, subdivider, date of the latest revision, and number of new lots sought to be created.
Soil classification data as mapped by the Unites States Department of Agriculture Soil Conservation Service in the Soil Survey of Sussex County.
Existing and proposed contours at ten-foot vertical intervals for slopes averaging 25% or greater and at two-foot vertical intervals for land of lesser slopes to determine the general slope and natural drainage of the land and the high and low points. Datum of all elevations shall be that of the United States Coast and Geodetic Survey. Also, center-line profiles and proposed finished grades for all new streets to be constructed in conjunction with the subdivision shall be included. Land classification which clearly delineates portions of the tracts with the following limitations:
[Amended 3-12-2003 by Ord. No. 2003-1; 2-28-2006 by Ord. No. 2006-7; 5-29-2007 by Ord. No. 2007-7]
Soil classification as mapped by the United States Department of Agricultural Soil Conservation Service in the Soil Survey of Sussex County, rock outcrop and areas of floodplains and wetlands.
Location and description of monuments, whether set or to be set.
An electronic copy of the subdivision plan in DWG format or any other format acceptable to the Township Engineer.
Applications for minor subdivision shall be reviewed by the review committee of the Board for the purpose of determining the completeness of the application. Said committee shall either determine that said application is not complete and so notify the developer of the deficiencies therein or shall certify its completeness within 45 days from the date that said application was filed with the Board Secretary. If the review committee fails to take action within said period of 45 days, any such application shall be deemed to be complete.
If approved as a complete application for a minor subdivision by unanimous action of the Subdivision Committee, a notation to that effect shall be made on the minor subdivision plat and the Subdivision Committee shall report its actions at the next meeting of the Planning Board. The acceptance of such a report by the Planning Board or the approval of the minor subdivision by the Planning Board, in the event that the action of the Subdivision Committee was less than unanimous or in the event that Planning Board approval results without the report of the Subdivision Committee, shall constitute approval of the application as a minor subdivision. The Subdivision Committee or the Planning Board may condition such approval on terms insuring the provision of improvements pursuant to Sections 29, 29.1, 29.2 and 41 of the Municipal Land Use Law, c. 291, L. 1975, N.J.S.A. 40:55D-1 et seq. The Planning Board Chairman and the Planning Board Secretary shall then affix their signatures on the plat upon receipt of the report of the County Planning Board review or upon the expiration of the time in which the county may make such a report as hereinafter set forth.
If the proposed division of land is exempt from Planning Board action because it is not a subdivision, as defined herein, a notation that the subdivision is exempt shall be made by the Planning Board.
Upon the applicant's filing an application for a minor subdivision with the Secretary of the Planning Board, the applicant shall immediately file a copy of his subdivision application with the County Planning Board in accordance with its requirements. If, within 30 days after receiving such plat, the County Planning Board does not respond to the Secretary of the Township Board, the plat shall be deemed to have been approved by the County Planning Board. Within 30 days after receiving such plat, the County Planning Board shall make a report to the Secretary of the Township Planning Board; any conditions imposed by the County Planning Board shall be appended to the Township's application.
The Secretary of the Planning Board shall forward one copy to each of the following:
The Secretary shall forward to the Township Engineer and Planning Board Attorney, for review, all deeds, easements, bonds and guarantees required as a condition of approval pursuant to § 74-14 of this Code.
Either a deed or plat shall be filed with the County Recording Officer in accordance with the provisions of § 74-9A of Chapter 74, Land Use Procedures, of this Code.
If a plat is not classified as a minor subdivision, a notation to that effect shall be made on the plat which will be returned to the subdivider for compliance with the procedures applicable to a major subdivision as set forth in this chapter.
If approval is granted subject to conditions to be met, the conditions shall be met within the time limit set forth in § 74-9 of this Code.
Any owner of land wishing to subdivide or resubdivide land within the Township wherein such subdivision meets, or appears to meet, the definition as contained in this chapter for major subdivisions shall file an application together with copies of the preliminary plat as hereinafter set forth.
All applications for preliminary or final approval of major subdivision shall be reviewed by the review committee of the Board for the purpose of determining the completeness of the application.
Said committee shall either determine that said application is not complete and so notify the developer of the deficiencies therein or shall certify its completeness within 45 days from the date that said application was filed with the Board Secretary.
If the review committee fails to take action within said period of 45 days, any such application shall be deemed to be complete.
The Planning Board may, at any time, designate any official or group of officials of the municipality to review and certify the completeness of applications for development in lieu of the Subdivision Committee.
Prior to submission of an application for preliminary major subdivision approval, the developer may submit to the Planning Board a concept plan and such site data as may be available. The submission of a concept plan will not be considered as a formal application but rather will serve as a basis for discussion so that the Planning Board may provide informal guidance to the developer in the preparation of his application for preliminary approval. Neither the developer nor the Planning Board shall be bound by the review of any concept plan. The developer shall pay the concept plan application fee and escrow deposit in accordance with § 74-57 of this Code.
[Amended 5-8-2006 by Ord. No. 2006-12]
Submission of plans for preliminary major subdivision approval shall contain the information set forth in Checklist No. 3[1] and the information set forth in the following Subsection E regarding fire protection facilities.
Editor's Note: Checklist No. 3 is included at the end of Ch. 74, Land Use Procedures.
In the case of major subdivisions containing 25 or more acres, 25 or more lots to be subdivided, or when the property is identified in the Master Plan, page 33, Developmental Limitations Map, as characterized by severe limitations and/or moderately severe limitations, an environmental impact statement in a form described in § 131-13 of this Code is required for a complete application.
The Planning Board or Zoning Board of Adjustment, when reviewing major subdivisions other than those described in the preceding sentence, shall have the option of requiring an environmental impact statement in the following instances:
Where in the judgment of the Planning Board such an environmental impact statement is required in order to make an informed judgment on the application; or
Where it appears that the proposed development may have an adverse impact upon the water supply, drainage, refuse disposal, air quality, noise considerations, traffic, fire protection, police protection, emergency health services or impact upon the community.
In the event that the Planning Board requires an environmental statement under Subsection D(1)(a) and (b) above, the environmental impact statement shall be required as additional information required in order to decide the application and not for a complete application.
Fire protection facilities. The purpose of this subsection is to ensure that adequate fire protection facilities are provided within residential developments. In the ML, PCD, PRC, SR and MFR Zones, a public potable and fire suppression water system shall be provided in accordance with the Residential Site Improvements Standards (RSIS), N.J.A.C. 5:21-1 et seq. In all other zones, a fire suppression water system shall be provided in all preliminary major subdivisions and all preliminary site plans in accordance with the following standards:
Where public or private central water supply is available and has been approved by the Township of Andover, fire hydrants shall be installed to provide a source of water for fire fighting. Where public or private central water supply is not available, for subdivisions in the residential zone districts, underground water storage tanks shall be located and installed so that no tank is farther than 1,000 feet from another tank or any principal structure. This measurement will be taken along the finished road surface. At least one tank shall be installed for each 1,000 linear feet of street length or fraction thereof. Each tank shall be located within the public right-of-way or an easement acceptable to the Township of Andover. For site plans, underground water tanks shall be located and installed in the adjacent road right-of-way or within an easement acceptable to be dedicated to the Township. All tanks must have paved access within seven linear feet of their suction point. A permanent sign, approved by the Andover Township Engineer, shall be installed at every tank location to show the existence and capacity of such tank. In addition, "No Stopping or Standing" zones shall be delineated at each tank location for a distance of 75 feet in each direction from such tank on both sides of the street. Such delineation shall be appropriately identified by signs meeting New Jersey Department of Transportation design standards.
The minimum capacity of every underground storage tank within residential zone districts with homes of 4,000 square feet or less shall be 10,000 gallons. Homes over 4,000 square feet will require larger size tanks to be installed. Tank capacities for nonresidential developments shall be based on the degree of hazard of the proposed structures to be protected but shall not be less than 10,000 gallons. The locations of all fire protection systems shall be approved by the Andover Township Fire Department. Unless an equivalent alternate fire protection system is authorized by the Planning Board and approved by the Andover Township Fire Department, underground water storage tanks will be provided and shall be constructed and installed as follows: all underground water storage tanks shall be (minimum) single-walled fiberglass construction. The top of the tank must be at least 42 inches (minimum) below finished grade and tank must be set in pea gravel, 12 inches (minimum) on top, bottom and sides, and shall have the following features:
One flange with six-inch draw tube.
One eight-inch flange.
One four-inch flange
Six-inch Dry Hydrant NST Female Connection. Each aluminum connection must have internal conical strainer, snap ring, yellow dust cap. PVC pipe must pass through all adapters into tank.
Eight-inch cistern vent with sight glass assembly.
Four-inch fill connection with two two-and-one-half-inch NST Female Connections with dust caps.
The tank shall be set in accordance with the manufacturer's recommended standards.
This water supply is intended solely for minimal "first attack" storage.
In all cases where a fire protection system is required, no certificate of occupancy shall be issued for a dwelling or principal structure upon any lot within the subdivision or site plan until, to the extent necessary to afford fire protection to such dwelling or principal structure, such system is installed and its operability tested and approved by the Andover Township Engineer.
The type of cistern detail shall be obtained from Andover Township.
The hydrants, tank size and design and location shall be reviewed and approved by the Township Engineer and the Chief of the Fire Department.
Any subdivisions with preliminary approval prior to February 2003 shall be exempt from these requirements.
Recreation and open space requirements for all residential developments.
[Added 9-8-2004 by Ord. No. 2004-14]
Purpose. The purpose of this section is to insure that adequate open space and recreational facilities are provided for all residential developments. In lieu of providing the facilities on site, the open space and recreation may be provided in centralized locations within the Township in order to provide recreational opportunities to residents of the Township for any residential development receiving preliminary major subdivision approval, to ensure that the dollar equivalent value of providing such facilities within the subdivision shall be contributed to the Township of Andover for its Recreation and Open Space Fund in order to provide such open space and facilities in the Township for use of the residents of the Township of Andover.
Applicability. The provision of this section shall apply to all new residential developments receiving preliminary major subdivision approval.
Contribution requirement formula. Each residential development to which these provisions are applicable by virtue of Subsection F(2), above, shall be required to provide the dollar equivalent not to exceed $1,000 per lot or residential dwelling unit including the dollar equivalent value of any recreational improvements, maintenance, repairs and replacements for such purposes. The contribution may be in kind if acceptable to the Township of Andover as determined in a developer's agreement between the applicant and the Township Committee.
Administration standards and guidelines.
The developer may, at its option, make a proposal to the Planning Board, offering either to acquire other lands within the municipality and improve same with active recreational facilities or, in lieu thereof, to donate to the Township of Andover, for such purposes, funds in an amount calculated pursuant to Subsection F(3), above, said funds to be placed in an escrow account for that purpose, which amount shall be determined by considering the fair market value of the land required to be dedicated to such use, together with the cost of improvements required and/or proposed thereon together with the projected costs of operation and maintenance of the land and those improvements.
In reviewing a proposal by a developer pursuant to the provisions thereof, the Planning Board shall consult with the Andover Township Committee, which shall make, within 35 days of the date of referral to it by the Planning Board, a report, including recommendations thereon, which recommendations may include alternative proposals to that submitted by the applicant for development and may include any other related matter deemed by the Andover Township Committee to be relevant to the proposal being reported upon.
At least eight certified black-on-white prints of the preliminary plat map together with three completed application forms for preliminary approval shall be submitted to the Township Clerk 30 days prior to the Planning Board meeting at which consideration is desired.
At the time of filing, fees and escrow deposits in accordance with § 74-57.
The Township Clerk shall immediately notify the Secretary of the Planning Board upon receipt of an application for preliminary approval. The application shall be filed in accordance with the requirements of Chapter 74, Land Use Procedures, of this Code. If the applicant is not the record owner of the title to the property being subdivided, he shall file a written consent, signed by the owner, consenting to the making of the application with the Secretary of the Planning Board. The Secretary of the Planning Board shall forward one copy thereof to the Township Clerk.
The developer shall simultaneously file three copies of the application and consent with the County Planning Board. The County Planning Board shall have 30 days to review and respond. In the absence of a response within 30 days, the County Planning Board shall be deemed to have approved the plat.
The applicant shall notify all persons entitled to notice of the hearing on the application in accordance with the provisions of Chapter 74, Land Use Procedures, of this Code and N.J.S.A. 40:55D-12. If the Planning Board requires any substantial amendment in the layout of the improvements proposed by the developer that have already been the subject of a hearing, an amended application shall be submitted and proceeded upon as in the case of the original application for development, including the giving of notice in accordance with the provisions of N.J.S.A. 40:55D-12.
Copies of the preliminary plat shall be forwarded by the Secretary of the Planning Board, prior to the hearing, to the following persons:
Township planning consultant, if any.
Such other township, county or state officials as directed by the Planning Board.
If the preliminary plat lies within 200 feet of another municipal boundary, a copy of the plat shall be sent by the Planning Board Secretary to the secretary of the planning board of the adjoining community. A written statement shall be requested from the adjoining community indicating whether the proposed subdivision of the Township of Andover is in reasonable harmony with its plans for development. The secretary of the planning board of the adjoining community should be informed of the date of the public hearing, and any communications received prior to that date shall be considered in relation to the approval or disapproval of the plat.
Upon the applicant's filing an application for a major subdivision with the Secretary of the Planning Board, the applicant shall immediately file a copy of his subdivision application and plat with the County Planning Board and make application to the County Planning Board for approval, in accordance with its requirements.
After the public hearing, the Planning Board shall take formal action either by approving or disapproving the preliminary plat within the time required by N.J.S.A. 40:55D-48, that is, for a subdivision of 10 or fewer lots the Planning Board shall grant or deny preliminary approval within 45 days of the date of the submission, and, in the case of a subdivision of more than 10 lots, it shall grant or deny preliminary approval within 95 days of the date of such submission or within such further time as may be consented to by the developer. Otherwise the Planning Board shall be deemed to have granted preliminary approval to the subdivision. If the plat is disapproved, the reasons for disapproval shall be given to the subdivider.
Approval of any application shall be conditioned on certification by the Andover Township Building Inspector of a plan for soil erosion and sediment control pursuant to the provisions of Chapter 136, Soil Erosion, of the Code of the Township of Andover.
If the Planning Board acts favorable on a preliminary plat, the Chairman of the Planning Board shall affix his signature to the plat with a notation that it has received tentative approval and return it to the subdivider for compliance with final approval requirements.
A copy of the action taken by the Planning Board shall be forwarded to the Township Clerk.
Preliminary approval shall, except as hereinafter set forth, confer upon the applicant the following rights for a three-year period from the date of each approval:
That the general terms and conditions on which preliminary approval was granted shall not be changed, including but not limited to use requirements; layout and design standards for streets, curbs, and sidewalks; lot size; yard dimensions and off-tract improvements; except that nothing herein shall be construed to prevent the Township from modifying by ordinance such general terms and conditions of preliminary approval as relate to public health and safety.
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.
In the case of a subdivision for an area of 50 acres or more the Planning Board may grant the rights referred to in Subsection H(1), (2) and (3) 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 of preliminary approval for 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 units and nonresidential floor area of the section or sections awaiting final approval.
If the design standards have been revised, such revised standards shall govern.
The Secretary shall forward to the Township Engineer and Planning Board Attorney, for review, all deeds, easements, bonds and guarantees required as a condition of approval pursuant to § 74-14 of this Code. If approval is granted subject to conditions to be met, the conditions shall be met within the time limit set forth in § 74-9 of this Code.
Before consideration of a final subdivision plat, the subdivider shall have installed all required improvements as specified in Article IV of this chapter under the supervision and inspection of the Township Engineer, except that the Planning Board may accept a performance guarantee approved by the Planning Board Attorney in an amount equal to 120% of the estimated cost of the improvement, of which 10% of the total amount shall be in cash or a certified check for the later installation of the following improvements only:
The final surface course of the street pavement.
The installation of underground utilities, when required, shall not be a condition of final subdivision approval but shall be installed in accordance with § 159-13A(8). No bonding shall be required for this improvement.
The installation of fire protection facilities as required for preliminary approval as set forth in § 159-7E above.
The amount of the performance guarantee may be reduced or released in accordance with the provisions of N.J.S.A. 40:55D-53.
The Planning Board may require the applicant to post a performance bond as a condition of preliminary approval of a major subdivision when the Board finds that the imposition of the same is required to promote or protect the general health, safety and/or welfare of the neighborhood and/or the community. The reviewing municipal board may require the applicant to post a performance bond as a condition of preliminary approval or final approval of a subdivision pursuant to N.J.S.A. 40:55D-38c.
In inspecting road improvements, the Township Engineer shall apply the construction standards of the New Jersey State Department of Transportation and shall utilize test procedures, including but not limited to the coring of pavement, in accordance therewith.
Submission to Secretary of the Planning Board. The final plat and as-built drawings shall be submitted to the Secretary of the Planning Board for final approval within the time specified in § 159-8H of this chapter and in accordance with the provisions of Chapter 74, Land Use Procedures, of the Andover Township Code.
Number of certified copies. The original tracing, one translucent tracing, two cloth prints, eight blue- or black-on-white prints and three copies of the completed application shall be submitted to the Secretary.
Fees and deposits with application. This application shall be accompanied by fees and escrow deposits in accordance with § 74-57.
Copies of the final plat shall be forwarded by the Secretary of the Planning Board to the following:
Subdivision Committee.
Upon the applicant's filing of an application for final approval of major subdivision with the Secretary of the Planning Board, the applicant shall immediately file a copy of his subdivision application and plat with the County Planning Board and make application to the County Planning Board for approval, in accordance with its requirements.
Letters required prior to the final approval. Prior to final approval, the Planning Board shall have received the following:
A letter containing a list of all items to be covered by a performance guarantee, cash or certified check, the quantities of each item, the cost of each of them and the total amount of all items.
A letter from the Township Engineer stating that the required improvements have been installed to his satisfaction and in accordance with applicable Township specifications and that the performance guarantee is adequate to cover the cost of remaining improvements.
A letter from the appropriate electrical and telephone utility companies and cable television stating that arrangements have been made for underground distribution and service. Such letter shall further certify that if underground distribution and service lines are required, monies for such utilities shall have been deposited with the public utility by the subdivider sufficient to cover the cost of the same.
Final approval. Final approval shall be granted or denied within the time specified in § 74-9 of Chapter 74, Land Use Procedures, of this Code. Failure of the Planning Board to act within the period prescribed shall constitute final approval, and a certificate from the Secretary of the Board as to the failure of the Planning Board to act shall be issued on request of the applicant. It shall be sufficient in lieu of the written endorsement or other evidence of approval herein required and shall be so accepted by the County Recording Officer for purposes of filing the final subdivision plat.
Review or approval by the County Planning Board. Whenever review or approval of the application by the County Planning Board is required, the Township Planning Board shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board or approval by the County Planning Board by its failure to report thereon within the required time period.
Time limit for meeting conditions. If approval is granted subject to conditions to be met, the conditions shall be met within the time limit set forth in § 74-9 of this Code.
Distribution of copies. After final approval the original shall be submitted for the signature of the Chairman and Secretary of the Planning Board. After signing, one translucent tracing and one cloth print or their equivalent shall be filed with the Municipal Clerk along with eight prints for distribution as follows:
The Board of Education of the local district.
Filing. Within 95 days of final approval, the final plat shall be filed by the subdivider with the County Recording Officer in accordance with the provisions of N.J.S.A. 40:55D-54. For good and sufficient reasons, the Planning Board may extend the time for filing for an additional period not to exceed 190 days from the date of signing of the plat.
Prerequisite for filing with County Recording Officer. No plat shall be offered for filing to the County Recording Officer unless it has been duly approved by the Township Planning Board and signed by the Chairman, the Secretary and the Township Engineer.
Waiver of map filing requirement; filing by deed.
Where an application has been acted upon by the Planning Board as a major subdivision, because the subdivision in question cannot meet the definition of "minor subdivision" as herein defined, but otherwise appears to be a minor subdivision which shall be acted upon by the Planning Board as a major subdivision for this technical definition reason and for no other, the Planning Board may:
Waive the requirement that the applicant submit maps prepared for filing as required in Subsection B of this section.
Permit the applicant to make this filing with the County Clerk by deed.
Should the applicant request that the Planning Board waive the requirement for the filing of maps, then the applicant shall file a proposed deed of the subdivision as required in § 74-6A of this chapter.
Waiver of fees. The applicable Township body, when reviewing major subdivisions, shall have the right, when simultaneous application is made for preliminary and final approval, to waive all or part of the fee charged for final approval in cases where the charging of the full fee would be unreasonable and unwarranted. The Board, when considering a waiver of fees, shall take into account the scope of the review required and the expenditures by the Township in connection therewith. The reviewing body shall set forth its reasons for any waiver of fees as part of a resolution passed in connection with the application.