In all zones for all proposed uses, subdivision, site development
or construction, other than an exempt development, site plan and/or
subdivision approval shall be required prior to:
A.
Subdivision of land.
B.
Issuance of a development permit or building permit.
C.
Commencement of any regulated use or activity, which includes:
(1)
The erection, construction, alteration, repair, remodeling, conversion,
removal or destruction of any building or structures;
(2)
The use or occupancy of any building, structure or land;
(3)
The subdivision or resubdivision of any land.
(4)
Any activity which entails the construction of any improvements or
the alteration of the natural condition of any land.
A.
In all cases, application shall first be made to the administrative
officer for issuance of a development permit by any person wishing
to undertake any regulated activity.
B.
If the administrative officer shall determine that the proposed undertaking
is an exempt development which conforms in all aspects to the requirements
of this chapter and does not require direction for issuance of a building
permit pursuant to Section 25 (N.J.S.A. 40:55D-34) or Section 27 (N.J.S.A.
40:55D-36) of Chapter 291, P.L. 1975 (Municipal Land Use Law), he
shall issue a development permit, and the applicant may then apply
for a building permit and/or other permits that may be required.
C.
If the administrative officer shall determine that the proposed undertaking
is an exempt development but does not conform in all aspects to the
requirements of this chapter and/or requires direction for issuance
of a building permit pursuant to Section 25 (N.J.S.A. 40:55D-34) or
Section 27 (N.J.S.A. 40:55D-36) of Chapter 291, P.L., 1975, he shall
instruct the applicant that Board of Adjustment approval of an application
for development for variance and/or direction for issuance of a building
permit is required before a development permit may be issued allowing
the applicant to apply for a building permit and/or other permits
that may be required.
D.
If the administrative officer shall determine that the proposed undertaking
is not an exempt development, he shall instruct the applicant that
Planning Board or Board of Adjustment approval of an application for
development is required. He shall further advise the applicant which
Board has jurisdiction over the application for development and which
of the following approvals are required:
E.
The Planning Board or Board of Adjustment shall hear and act upon
any requests for granting of variances, conditional use approval and/or
direction for issuance of a building permit at the same time that
they hear and act upon a minor subdivision, preliminary plat of a
major subdivision, a minor site plan, or a preliminary plat of a major
site plan. Such simultaneous action may be taken in conjunction with
a final plat of a major subdivision or major site plan if revisions
in the plat subsequent to preliminary plat approval shall have created
the need for such simultaneous action or if the application is for
combined preliminary and final plat approval.
[Amended 4-24-2019 by Ord. No. 2019-16]
At the request of the developer, the Planning Board shall grant
an informal review of a concept plan for a development for which the
developer intends to prepare and submit an application for development.
The fees for such an informal review shall be a credit toward fees
for review of the application for development. The developer shall
not be bound by any concept plan or which review is requested, and
the Planning Board shall not be bound by any such review.
[Amended 4-24-2019 by Ord. No. 2019-16]
Development applications shall be as per procedures and on forms
prescribed by the Department of Planning and Zoning consistent with
this chapter and the Municipal Land Use Law.
A.
Required documents. Prior to issuance of a certificate of completeness
or scheduling of a minor subdivision for public hearing, the administrative
officer shall determine that the following have been submitted in
proper form:
(1)
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
certificate shall confirm that the owner of the premises in question
is the owner as shown on the plat.
(2)
Borough Engineer's report.
(3)
Application for state wetlands approval, where required.
(4)
Other submittals that may be required by the Borough Engineer, Planning
Board, Board of Adjustment, or federal, state or local law.
(5)
The application for development for a minor subdivision or minor
site plan shall include a request for the granting of any variances
required.
(6)
Required application fees.
(7)
Fifteen copies of a plat and attachments meeting the requirements
set forth below.
B.
Plat requirements.
(1)
General requirements. The plat for a minor subdivision shall be drawn
at a scale of not less than 100 feet to the inch, shall conform to
the provisions of the Map Filing Law, N.J.S.A. 46:26B-1 et seq., as
amended and supplemented, 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 part in 10,000.
(b)
The minor subdivision shall be based upon a current boundary
survey certified to the subdivider and prepared or recertified not
less than 12 months prior to the date of application.
(2)
Title block. A title block shall appear on all sheets and include:
(a)
Title of "Minor Subdivision."
(b)
Name of the subdivision, if any.
(c)
Tax Map sheet, block and lot number(s) of the tract to be subdivided,
as shown on the latest Borough Tax Map, the date of which shall also
be shown.
(d)
Acreage of the tract being subdivided to the nearest tenth of
an acre.
(e)
Names and addresses of owner and subdivider so designated.
(f)
Date (of original and all revisions).
(g)
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 the land surveyor.)
(3)
Detailed information:
(a)
A key map (at a scale of not less than one inch equals 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 Borough
boundary which is within 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 Borough.
(c)
All zone boundaries, Borough borders, existing public easements,
Tax Map lot and block numbers, watercourses, floodways and flood hazard
areas within 200 feet, and both the width of the paving and the width
of the right-of-way of each street within 200 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 existing system 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 surfaced drainage (where required by
the Board or Borough Engineer).
(g)
All proposed lot lines and the 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.
(h)
North arrow.
(i)
Written and graphic scales.
(j)
A copy of any existing or proposed covenants or deed restrictions
applying to the land being subdivided or certification that none exist.
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.
(k)
Proposed lot and block numbers approved by the Borough Engineer.
(l)
Such other information as the Board and/or Borough Engineer
may require or request during the review of the application for classification
and approval as a minor subdivision.
C.
Action on minor subdivision application.
(1)
By the Planning Board.
(a)
Referral to Committee. Each complete application for development
for a minor subdivision shall be referred to the Subdivision Committee.
The Subdivision 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 Subdivision
Committee approves the application, no further municipal action will
be required.
(b)
Action by Committee. In order to be approved and classified
as a minor subdivision by the Subdivision 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 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 Subdivision Committee shall be announced
at a public meeting of the Planning Board.
[2]
If an application is referred to the full Board by the Subdivision
Committee, the Board will take action within 45 days of the date of
submission of a complete application. Any referrals by the Subdivision
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 2/3 of the full authorized
members of the Board is required.)
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 subject 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, water and sewer charges.
(3)
Monmouth County Planning Board approval (if not previously granted).
(4)
Red Bank Public Utilities Department approval (if not previously
granted).
(5)
Payment of the required reproduction and Tax Map revision fees.
(6)
Submission of additional prints of the plat map and attachments for
distribution (if required).
(7)
Publication of a notice of the decision of the Board by the applicant within the time set forth in § 490-9F of this chapter.
(8)
Any other conditions which may be imposed by the Board or which may
be required by federal, state or local law.
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 Borough
of Red Bank 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 190 days after approval as a minor subdivision by the
Borough of Red Bank Planning Board (Board of Adjustment).
| ||
Secretary
|
A.
Required documents. Prior to issuance of a certificate of completeness
or scheduling of a minor site plan for consideration by the municipal
agency, the administrative officer shall determine that the following
has been submitted in proper form:
(1)
Borough Engineer's report.
(2)
Copy of application for granting of CAFRA permit, where required
and if submitted.
(3)
Application for state wetlands permit, where required.
(4)
Other submittals that may be required by the Planning Board or federal,
state or local law.
(5)
The application for development for minor site plan shall include
a request for the granting of any variances required or other approvals
required from the municipal agency.
(6)
Required application fees.
(7)
Fifteen copies of a plat and attachments meeting the requirements
set forth below.
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,
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 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 plan of the site drawn at a scale of not less than one
inch equals 200 feet.
(c)
The 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 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.
(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 Borough Tax Map, the date of which should also be shown.
(d)
Date (of original and all revisions).
(e)
Names and addresses of owner and developer so designated.
(f)
Name(s), signature(s), address(es), and license number(s) of
the engineer, architect, land surveyor or planner who prepared the
plat and their embossed seal.
(g)
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 area of the tract and site (the portion of the tract involved
in the site plan).
(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.
(d)
The zone in which the site is located.
(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)
North arrow and written and graphic scales.
(5)
Sufficient spot elevations (USC & GS 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.
(6)
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.
(7)
Paving and right-of-way widths of existing streets within 200 feet
of the site.
(8)
The boundary, nature and extent of wooded areas, swamps, bogs and
ponds within the site and within 200 feet thereof; any specimen trees
12 inches in diameter (measured 4.5 feet above ground level) or larger
on the site.
[Amended 12-12-2018 by Ord. No. 2018-39]
(9)
A key map (at a scale of not less than one inch equals 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 Borough boundary which is within 500 feet of the subdivision.
(10)
The following shall also be required unless the administrative
officer determines that they are not necessary to provide a full understanding
of the application:
(a)
Existing at point of connection and all proposed manholes, sewer
lines, waterlines, fire hydrants, utility poles and all other topographical
features of a physical or engineering nature within the site and within
50 feet thereof.
(b)
All existing structures on the site and within 50 feet thereof,
including their use, thereof 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
50 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 footcandles,
wattage and drawn details of all outdoor lighting standards and fixtures.
(k)
Landscaping and screening plan showing the location, type, spacing
and number of each type of tree or shrub and the location, type and
amount of each type of ground cover to be utilized.
(l)
Location 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.
(o)
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.
(11)
Such other information as the municipal agency and/or Borough
Engineer may request during site plan review.
C.
Conditions of approvals. 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 the public interest in the event development
of the site was not completed.
(2)
Payment of any outstanding real estate, water and sewer charges.
(3)
Final Monmouth County Planning Board approval (if not previously
granted).
(4)
Red Bank Public Utilities Department approval (if not previously
granted).
(5)
Payment of the required reproduction and Tax Map revision fees.
(6)
Submission of additional prints of the site plan and attachments
for distribution (if required).
(7)
Filing of an appropriate instrument with the Monmouth County Clerk
consolidating the lots constituting the site (if required).
(8)
Publication of a notice of the decision by the applicant within the time set forth in § 490-9F of this chapter.
(9)
Any other conditions which may be imposed by the Planning Board or
which may be required by federal, state or local law.
D.
Certification.
(1)
In
the event that the application for development for a minor site plan
is approved, a certification to that effect in the following form
shall be endorsed on the site plan, and the original reproducible
thereof shall be provided to the Planning Board by the applicant:
Approved as a minor site plan by the Red Bank Borough Planning
Board (Board of Adjustment) on _______________.
| ||
---|---|---|
Attest:
|
Chairman
| |
Secretary
|
Date
|
(2)
Said original shall be signed by the Chairman and Secretary or Assistant Secretary of the municipal agency after they receive certification from the administrative officer that all conditions of approval have been satisfied. After signature, the site plan shall be reproduced as provided for in § 490-60 of this chapter, and the signed original shall be returned to the applicant.
E.
Effect of approval. The approval of a minor site plan 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.
A.
Submission optional. Applicants are encouraged to submit a sketch
plat of a major subdivision during the early design stages containing
that information necessary to form a basis for discussion of alternatives
for development. A detailed review of a sketch plat will minimize
the necessity of major revisions in the more detailed preliminary
plat submission. Application fees paid at the sketch plat submission
stage will be deducted from the required application fees at the preliminary
plat stage if submittal of the preliminary plat is made within one
year from the date of sketch plat approval.
B.
Required documents. Prior to issuance of a certificate of completeness
or scheduling of a sketch plat of a major subdivision for public hearing
before the municipal agency, the administrative officer shall determine
that the following have been submitted in proper form:
C.
Plat requirements.
(1)
General requirements. The sketch plat shall be based on a land survey,
a deed plotting, the current Tax Map or other suitable base map, and
shall be drawn at a scale not less than 100 feet to the inch for subdivisions
up to 100 acres in size and not less than 200 feet to the inch for
subdivisions over 100 acres in size and shall show or be accompanied
by the information specified below.
(2)
Title block. The title block shall appear on all sheets and include:
(a)
Title of "Sketch Plat — Major Subdivision."
(b)
Name of the subdivision, if any.
(c)
Tax Map sheet, block and lot number(s) of the tract to be subdivided
as shown on the latest Borough Tax Map, the date of which should also
be shown.
(d)
Date (of original and all revisions).
(e)
Names and addresses of owner and subdivider so designated.
(f)
Name(s), signature(s), address(es) and license number(s) of
the engineer and/or land surveyor who prepared the map. (The plat
should bear the embossed seal of said engineer and/or land surveyor.)
(3)
Detailed information:
(a)
A key map (at a scale of not less than one inch equals 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 the location of any zone
boundaries and Borough boundary which is within 500 feet of the subdivision.
(b)
A schedule should be placed on the map indicating the acreage
of the tract, the number of lots, the zone, the minimum required lot
areas, setbacks and dimensions.
(c)
Zone boundaries, Tax Map sheet, lot and block numbers and property
lines of parcels within 200 feet of the land to be subdivided, including
properties across the street, as shown by the most recent records
of the Borough or of adjoining municipalities.
(d)
All existing streets, watercourses, floodplains, floodway and
flood hazard areas within the proposed subdivision and within 200
feet of the boundaries thereof, both the width of the paving and the
width of the rights-of-way of each street, existing public easements
and Borough borders within 200 feet of the subdivision.
(e)
All existing structures, an indication of those which are to
be destroyed or removed, and the front, rear and side yard dimensions
of those to remain.
(f)
The boundaries, nature and extent of wooded areas and the location
of any other significant physical features, including swamps, bogs
and ponds, within the proposed subdivision and within 200 feet thereof.
(g)
The layout of the proposed subdivision drawn in compliance with
the provisions of this chapter.
(h)
All existing and proposed public easements or rights-of-way
and the purposes thereof and proposed streets within the proposed
subdivision. The proposed streets shall show the right-of-way width(s).
(i)
If known, the maximum anticipated extent of the areas of excavation
or embankment where any grade changes are proposed, including those
for streets.
(j)
The existing directions of surface flow and the system 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.
(k)
The acreage of the drainage area (or areas) of each natural
or man-made watercourse traversing the subdivision, including the
area within the subdivision and the area upstream from the subdivision.
(l)
The locations of all stakes, if any; places on the property
to aid in on-site inspections.
(m)
North arrow.
(n)
Written and graphic scales.
(o)
The preliminary utility layouts showing the methods of connection
and the courses of service.
(p)
Existing five-foot (or less) interval contours based on United
States Coast and Geodetic Survey datum (MSL=0) shall be shown extending
a minimum of 100 feet beyond the boundary of the tract in question
and shall be certified by a New Jersey licensed surveyor or professional
engineer as to accuracy, except that, where the slopes exceed 5%,
a ten-foot interval may be used, and if the slopes exceed 10%, a twenty-foot
interval is permissible. The source of elevation datum base shall
be noted.
(q)
Such other information as the Engineer or municipal agency may
require or request.
D.
Conditions of approval. Any approval of an application for a sketch
plat of a major subdivision granted by the municipal agency shall
be subject to the following conditions being satisfied prior to signing
of the plat:
E.
Certification.
(1)
In the event that the application for development for a sketch plat
of a major subdivision is approved, a certification to that effect
in the following form shall be endorsed on the sketch plat, and the
original reproducible thereof shall be provided to the municipal agency
by the applicant:
Approved with regard to general planning and design concepts
as a sketch plat of a major subdivision by the Red Bank Borough Planning
Board (Board of Adjustment) on _______________.
| ||
---|---|---|
Attest:
|
Chairman
| |
Secretary
|
Date
|
(2)
Said original shall be signed by the Chairman and Secretary or Assistant Secretary of the municipal agency after they receive certification from the administrative officer that all conditions of approval have been satisfied. After signature, the sketch plat shall be reproduced as provided for in § 490-60 of this chapter, and the signed original shall be returned to the applicant.
F.
Applicant's rights upon approval. Approval of a sketch plat shall
confer upon the applicant, for a period of one year following the
date of sketch plat approval by the municipal agency, the right to
submit an application for development for a preliminary plat conforming
to the approved sketch plat.
A.
Required documents. Prior to issuance of a certificate of completeness
of scheduling of a preliminary plat of a major subdivision for public
hearing, the administrative officer shall determine that the following
has been submitted in proper form:
(1)
Borough Engineer's report.
(2)
Copy of application granting of CAFRA permit, where required and
if submitted.
(3)
Application for municipal and/or state wetlands permit, where required.
(4)
Other submittals which may be required by the Borough Engineer, Planning
Board, Board of Adjustment, or federal, state or local law.
(5)
The application for development for a preliminary plat of a major
subdivision shall include a request for the granting of any variances
required.
(6)
Required application fees.
(7)
Submittals in a form with the number of copies as required by the
administrative officer.
[Amended 10-24-2018 by Ord. No. 2018-28]
(8)
Submission of a completed Green Development Checklist (490 Attachment
5).
[Added 10-24-2018 by Ord.
No. 2018-28]
B.
Plat requirements.
(1)
General requirements. All plats containing proposals or designs for
drainage, streets and subdivision layouts shall be prepared by a professional
engineer licensed to practice in the State of New Jersey and shall
bear the address, signature, embossed seal and license number of said
professional engineer. The preliminary plat shall be based on a land
survey conducted not more than five years prior to the date of application
and certified to the subdivider and shall be drawn at a scale of not
less than 100 feet to the inch for subdivisions up to 100 acres in
size and not less than 200 feet to the inch for subdivisions over
100 acres in size and shall show or be accompanied by the information
specified below.
(2)
Title block. The title block shall appear on all sheets and include:
(a)
Title of "Preliminary Plat — Major 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 Borough Tax Map, the date of which shall also
be shown.
(d)
Date (of original and all revisions).
(e)
Names and addresses of owner and subdivider so designated.
(f)
Name(s), signature(s), address(es) and license number(s) of
the engineer and/or land surveyor who prepared the map. (The plat
shall bear the embossed seal of said engineer and/or land surveyor.)
(3)
A key map (at a scale of not less than one inch equals 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 boundary or Borough
boundary which is within 500 feet of the subdivision.
(4)
A schedule shall be placed on the map indicating the acreage of the
tract, the number of lots, the zone, the minimum required lot areas,
setbacks, yards and dimensions.
(5)
Zone boundaries, Borough borders and the names of all owners, lot
and block numbers and property lines of parcels within 200 feet of
the land to be subdivided, including properties across the street,
as shown by the most recent records of the Borough or of the municipality
of which the property is a part.
(6)
The preliminary plat shall be based on a current certified boundary
survey as required above, with sufficient lines of the adjoining tracts
surveyed to establish any overlap or gap between the adjoining boundary
lines and the boundary lines of the tract in question. The date of
the survey and the name of the person making the same shall be shown
on the map.
(7)
Contours.
(a)
Existing one-foot interval contours based on United States Coast
and Geodetic Survey datum (MSL=0) shall be shown extending a minimum
of 100 feet beyond the boundary of the tract in question and shall
be certified by a New Jersey licensed surveyor or professional engineer
as to accuracy, except that, where the slopes exceed 5%, a two-foot
interval may be used, and if the slopes exceed 10%, a five-foot interval
is permissible. The source of elevation datum base shall be noted.
If contours have been established by aerial photography, a check profile
shall be made on the boundary line of the tract and certified by a
New Jersey licensed land surveyor.
(b)
Ninety percent of elevations interpolated from contour lines
will be within 1/2 the contour interval when referred to the nearest
bench mark. All spot elevations shall be to the nearest 0.1 of a foot
and accurate to within 0.3 of a foot.
(c)
Ninety percent of all planimetric features shown on the map
will be within 1/40 of an inch of their true position, and no planimetric
features will be out of true position more than 1/20 of an inch at
map scale when referenced to the nearest field-established station.
A statement of compliance and/or a complete statement concerning any
areas of noncompliance with this requirement shall be placed on the
tentative plat.
(8)
All existing streets, public easements, watercourses, floodways and
flood hazard areas within the proposed subdivision and within 200
feet of the boundaries thereof, including both the width of the paving
and the width of the right-of-way of each street within 200 feet of
the subdivision.
(9)
All existing structures, an indication of those which are to be destroyed
or removed, and the front, rear, and side yard dimensions of those
to remain.
(10)
The boundaries, nature, extent and acreage of wooded areas and
other important physical features, including swamps, bogs and ponds
within the proposed subdivision and within 200 feet thereof.
(11)
The layout of the proposed subdivision drawn in compliance with
the provisions of the chapter.
(12)
All proposed public easements or rights-of-way and the purposes
thereof and proposed streets within the proposed subdivision. The
proposed streets shall show the right-of-way and proposed pavement
width.
(13)
The existing system 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.
(14)
The acreage of the drainage area (or areas) of each natural
or man-made watercourse traversing the subdivision, including the
area within the subdivision and the area upstream from the subdivision.
(15)
All proposed lot lines and the areas of all lots in square feet.
The areas and dimensions specified should be accurate to within -0%
and +4%. (For example, a lot line specified as 250 feet long should
not be less than 250 feet but may be as long as 260 feet.)
(16)
North arrow and basis therefor and written and graphic scales.
(17)
Preliminary utility layouts showing methods of connection and
sources of service.
(18)
The proposed location and area, in acres or square feet, of
all proposed common open space areas.
(19)
The types and locations of all stakes, marks or flagged points,
if any, placed on the property to aid in on-site inspections. The
Planning Board may require the marks or stakes, as a minimum, be placed
at the intersection of all lines of the tract boundary with existing
streets, at the center of all culs-de-sac, at all internal street
intersections, along street tangents at intervals not exceeding 500
feet, and at such additional locations as the Planning Board may deem
necessary. The locations indicated on the plat shall be accurate within
plus or minus 10 feet. Any traverse lines cut out and/or marked on
the site shall be shown on the plat. If such on-site points, as above
discussed, have not been established at the time of submission of
a tentative plat, the Planning Board may give the subdivider 15 days'
notice of the date of any proposed site inspection by the Board, so
the points can be set.
(20)
The tentative plat shall show, on the property to be subdivided
and within 200 feet of that property, all existing paper streets,
dirt roads, paved streets, curbs, manholes, sewer lines, water and
gas pipes, utility poles, ponds, swamps and all other topographical
features of a physical or engineering nature.
(21)
Preliminary on-site grading and drainage plan.
(a)
The preliminary plat shall show or be accompanied by a preliminary
grading and drainage plan which shall show locations of all existing
and proposed drainage swales and channels, retention-recharge basins,
the scheme of surface drainage and other items pertinent to drainage,
including the approximate proposed grading contours at one-foot intervals,
except if slopes exceed 5%, a two-foot interval may be used, and if
they exceed 10%, a five-foot interval is permissible. Datum shall
be United States Coast and Geodetic Survey datum (MSL=0), and the
source of datum shall be noted.
(b)
The plan shall outline the approximate area contributing to
each inlet.
(c)
All proposed drainage shall be shown with preliminary pipe type
and sizes, invert elevations, grades and direction of flow. The direction
of flow of all surface waters and all watercourses shall be shown.
(d)
The preliminary grading and drainage plan shall be accompanied
by drainage calculations made in accordance with standards set forth
in this chapter.
(22)
Preliminary off-site drainage plan. The preliminary plat shall
also be accompanied by a preliminary 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 property to be subdivided is located. The terminus
of the basin and existing ground contours or other basis for determining
basin limits shall be shown.
(b)
Pertinent off-site existing drainage, which receives or discharges
runoff from or onto the site, shall be shown with elevations of inverts,
pipe types and sizes or other appropriate physical data for open or
nonpipe conduits.
(c)
To the extent that information is available and may be obtained
from the County or Borough Engineer(s), any existing plans for drainage
improvements shall be shown.
(d)
In the event a temporary drainage system is proposed, tentative
plans of that system shall be shown.
(23)
Boring logs. Unless the Borough Engineer shall determine that
less 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 water table is found to
be 10 feet or more below the proposed or existing grade at all boring
locations.
(c)
One additional boring shall be made per acre, or portion thereof,
in those areas where the water table is found to be less than 10 feet
below the proposed or existing grade.
(d)
In addition to the above, in those areas where the water table
is found to be five feet or less below the existing or proposed grade,
two additional borings per acre, or portion thereof, will be required.
If construction of homes with basements is contemplated, at least
one boring will be located on each lot within the building setback
lines.
(e)
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 of a foot.
(f)
Based on the borings, the preliminary plat shall clearly indicate
all areas having a 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.
(24)
The location, dimensions, area and disposition of any park and
recreation areas shall be shown and noted on the preliminary plat
and shall be subject to the approval of the Planning Board.
(25)
Sectionalization and staging plans. The preliminary sectionalization
and staging plan showing the following:
(a)
If the subdivision is proposed to be filed for final approval
in sections, the plan shall show each such section and the anticipated
date of filing for each section. The staging of the various sections
in the subdivision shall be such that if development of the subdivision
were to be discontinued after the completion of any section, the developed
portion of the subdivision would be provided with adequate street
drainage and utility systems. The size and staging of the section
in a subdivision shall be established to promote orderly development
and shall be subject to the approval of the Board.
(b)
The sectionalization and staging plan shall identify for each
lot or groups of lots in the subdivision those improvements that will
be completed prior to application for certificates of occupancy. The
plan should demonstrate that the staging of construction will minimize
adverse effects upon occupied buildings in the subdivision and adjoining
properties.
(26)
If the Borough Engineer, Planning Board or Board of Adjustment,
or Environmental Commission determines that existing trees located
on the site may have an effect on the proper layout of the subdivision,
it may be required that the location, caliper and type be shown on
the plat for the following:
[Amended 12-12-2018 by Ord. No. 2018-39]
(a)
Living deciduous trees having a trunk of six inches diameter
or more (measured 4.5 feet above ground level).
(b)
All living coniferous trees having a trunk of six inches diameter
or more (measured 4.5 feet above ground level).
(c)
All living dogwood (Cornus florida) or American holly (Ilex
opaca) trees having a trunk of one inch or greater diameter (measured
4.5 feet above ground level).
(d)
All native laurel (Kalmia latifolia) shrubs having a root crown
of three inches or greater measured at the soil or surface level.
(27)
The location of proposed depressed pedestrian ramps and other
facilities for the handicapped.
(28)
Such other information as the Board and/or Borough Engineer
may require or request during the review of the preliminary plat.
C.
Conditions of approval.
(1)
Any approval of an application for development for a preliminary
plat of a major subdivision by the Planning Board or Board of Adjustment
shall be subject to the following conditions being satisfied prior
to the signing of the plat:
(a)
Payment of required reproduction fee.
(b)
Submission of additional prints of the plat and attachments
for distribution (if required).
(c)
Preliminary Monmouth County Planning Board approval (if not
previously granted).
(d)
Preliminary Red Bank Public Utilities Department approval (if
not previously granted).
(e)
Publication of a notice of the decision of the Board by the applicant within the time set forth in § 490-9F of this chapter.
(f)
Any other conditions which may be imposed by the Board or may
be required by federal, state or local law.
(2)
The Board may also condition its preliminary approval upon the applicant
providing for certain revisions or additions on the final plat submission.
D.
Certification.
(1)
In the event that the application for development for a preliminary
plat of a major subdivision is approved, a certificate to that effect
in the following form shall be endorsed as the preliminary plat, and
the original reproducible thereof shall be provided to the Board by
the applicant:
Approved as a preliminary plat of a major subdivision by the
Borough of Red Bank Planning Board (Board of Adjustment) on __________________.
| |
Attest:
|
Chairman
|
Secretary
|
Date
|
(2)
Said original shall be signed by the Chairman and Secretary of the Board after they receive certification from the administrative officer that all conditions of approval have been satisfied. After signature, the preliminary plat shall be reproduced as provided for in § 490-60 of this chapter, and the signed original shall be returned to this applicant.
E.
Applicant's rights upon approval. Approval of a preliminary plat shall confer upon the applicant the rights set forth in N.J.S.A. 40:55D-49 and § 490-7L(5) of this chapter.
F.
Improvements not to be installed. Approval of a preliminary plat
shall not confer upon the developer the right to undertake any clearing,
grading and/or to install any improvements prior to final plat approval
unless it shall be determined by the Planning Board or Board of Adjustment
and the Borough Engineer that such 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
subdivision is not undertaken; and that required inspection fees have
been paid and adequate performance guarantees have been posted to
provide for the cost to the Borough 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 improvement
is not completed and/or further development of the subdivision is
not undertaken. Such performance guarantees shall include, but are
not limited to, the cost to the Borough of providing erosion control
facilities, seeding or otherwise stabilizing the site, drainage facilities
necessary to protect off-tract acres from flooding, screening or fencing
that may be required and all improvements to be undertaken which are
within existing public rights-of-way or easements.
A.
Required documents. Prior to issuance of a certificate of completeness
of scheduling of a preliminary plat of a major site plan for public
hearing, the administrative officer shall determine that the following
has been submitted in proper form:
(1)
Borough Engineer's report.
(2)
Copy of application for granting of a CAFRA permit, where required
and if submitted.
(3)
Application for state wetlands permit, where required.
(4)
Other submittals that may be required by the Borough Engineer, Planning
Board, Board of Adjustment, or federal, state or local law.
(5)
The application for development for a preliminary plat of a major
site plan shall include a request for the granting of any variances
required.
(6)
Required application fees.
(7)
Submittals in a form with the number of copies as required by the
administrative officer.
[Amended 10-24-2018 by Ord. No. 2018-28]
(8)
Submission of a completed Green Development Checklist (490 Attachment
5).
[Added 10-24-2018 by Ord.
No. 2018-28]
B.
Plat requirements.
(1)
General requirements.
(a)
Any preliminary plat of a major site plan presented to the Planning
Board or Board of Adjustment 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 sewage treatment plans may
only be signed and sealed by a 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.
(c)
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 plan of the site drawn at a scale of
not less than one inch equals 200 feet.
(d)
The 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 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.
(2)
Title block. The title block shall appear on all sheets and include:
(a)
Title of "Preliminary Plat — Major 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 Borough Tax Map, the date of which should also be shown.
(d)
Date (of original and all revisions).
(e)
Names and addresses of owner and developer so designated.
(f)
Name(s), signature(s), address(es), and license number(s) of
the engineer, architect, land surveyor or planner who prepared the
plan and their embossed seal.
(g)
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.
(d)
The zone in which the site is located.
(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 and occupied by buildings.
(4)
North arrow and written and graphic scales.
(5)
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 Board in the determination of floodway
and flood hazard area limits.
(6)
Paving and right-of-way widths of existing streets within 200 feet
of the site.
(7)
The boundary, nature and extent of wooded areas, swamps, bogs and
ponds within the site and within 200 feet thereof.
(8)
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.
(9)
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.
(10)
Location, use, finished grade level, ground coverage, first-floor
and basement elevations, front, rear and side setbacks of all existing
buildings and other pertinent improvements.
(11)
Existing and proposed public easements or rights-of-way and
the purposes thereof.
(12)
A grading plan showing existing and proposed grading contours
at one-foot intervals throughout the tract, except if slopes exceed
5%, a two-foot interval may be used, and if they exceed 10%, a five-foot
interval is permissible. Datum shall be United States Coast and Geodetic
Survey datum (MSL=0), and source of datum shall be noted. In addition
to proposed grading contours, sufficient additional spot elevations
shall be shown to clearly delineate proposed grading.
(13)
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.
(14)
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 basis for determining basin limits
shall be shown.
(b)
The pertinent off-site existing drainage shall be shown with
elevations of inverts and grates to the nearest 0.1 of a 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 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, type,
inverts, 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
exceed 100 feet shall be shown for all open channels.
(15)
If required by the Borough Engineer, center-line profiles of
streets bordering the site, internal roadways and major circulation
aisles showing:
(16)
Boring logs. Unless the Borough Engineer shall determine that
less boring logs are required or that some or all of the boring logs
may be deferred to the final plat stage, the site plan 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 site.
(b)
One boring not less than 15 feet below grade or 20 feet minimum
depth shall be made for every five acres (or portion thereof) of land
where the water table is found to be 10 feet or more below proposed
or existing grade at all boring locations.
(c)
One additional boring shall be made per acre (or portion thereof)
in those areas where the water table is found to be less than 10 feet
below proposed or existing grade.
(d)
In addition to the above, in those areas where the water table
is found to be five feet or less below existing or proposed grade,
two additional borings per acre (or portion thereof) will be required
if construction of basements is contemplated. Borings shall be located
where such basements are proposed.
(e)
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 1/10 of a foot.
(f)
Based on the borings, the site plan shall clearly indicate all
areas having a 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.
(17)
Zone boundaries and the Tax Map sheet, lot and block numbers
and names of owners of all properties within 200 feet of the site.
(18)
A key map (at a scale of not less than one inch equals 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
boundary or Borough boundary which is within 500 feet of the site
plan.
(19)
The location, area, dimensions and proposed disposition of any
area or areas of the site proposed to be retained as common open space,
indicating the facilities to be provided in such areas.
(20)
The capacity of off-street parking areas and the location and
dimensions of all access drives, aisles and parking stalls. 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.
(21)
Graphic depiction of the anticipated routes and details of the
system of on-site vehicular and pedestrian circulation. If the developer
desires to have the appropriate provisions of Title 39 of the 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
Borough Engineer will advise the developer regarding the details of
such a plan.
(22)
The location and size of proposed loading docks.
(23)
Location of curbs and sidewalks.
(24)
Cross section(s) showing the composition of pavement areas,
curbs and sidewalks.
(25)
Exterior lighting plan, including the location, direction of
illumination, amount of illumination expressed in horizontal footcandles,
wattage and drawn details of all outdoor lighting standards and fixtures.
(26)
Landscaping and screening plan showing the location, type, spacing
and number of each type of tree or shrub and the location, type and
amount of each type of ground cover to be utilized.
(27)
Location of signs and drawn details showing the size, nature
of construction, height and content of all signs.
(28)
Drawn details of the type of screening to be utilized for refuse
storage areas, outdoor equipment and bulk storage areas.
(29)
Floor plans and building elevation drawings of any proposed
structure or structures or existing structures to be renovated.
(30)
Location of handicapped facilities, including parking spaces
and ramps (where applicable).
(31)
If the Borough Engineer, Planning Board or Environmental Commission
determines that existing trees located on the site may have an effect
on the proper layout of the site, it may be required that the location,
caliper and type be shown on the plat for the following:
[Amended 12-12-2018 by Ord. No. 2018-39]
(a)
Living deciduous trees having a trunk of six inches diameter
or more (measured 4.5 feet above ground level).
(b)
All living coniferous trees having a trunk of six inches diameter
or more (measured 4.5 feet above ground level).
(c)
All living dogwood (Cornus florida) or American holly (Ilex
opaca) trees having a trunk of one inch or greater diameter (measured
4.5 feet above ground level).
(d)
All native laurel (Kalmia latifolia) shrubs having a root crown
of three inches or greater measured at the soil or surface level.
(32)
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 affects upon
occupied buildings in the site and adjoining properties.
(33)
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.
(34)
Such other information as the municipal agency and/or Borough
Engineer may request during site plan review.
C.
Conditions of approval.
(1)
Any approval of an application for development for a preliminary
plat of a major site plan by the Planning Board or Board of Adjustment
shall be subject to the following conditions being satisfied prior
to the signing of the plat:
(a)
Payment of required reproduction fee.
(b)
Submission of additional prints of the plat and attachments
for distribution (if required).
(c)
Preliminary Monmouth County Planning Board approval (if not
previously granted).
(d)
Preliminary Red Bank Borough Public Utilities Department approval
(if not previously granted).
(e)
Publication of a notice of the decision of the Board by the
applicant.
(f)
Any other conditions which may be imposed by the Board or may
be required by federal, state or local law.
(2)
The Board may also condition its preliminary approval upon the applicant
providing for certain revisions or additions on the final plat submission.
D.
Certification.
(1)
In the event that the application for development for a preliminary
plat of a major subdivision is approved, a certification to that effect
in the following form shall be endorsed on the preliminary plat, and
the original reproducible thereof shall be provided to the Board by
the applicant:
Approved as a preliminary plat of a major site plan by the Borough
of Red Bank Planning Board (Board of Adjustment) on __________________.
| ||
---|---|---|
Attest:
|
Chairman
| |
Secretary
|
Date
|
(2)
Said original shall be signed by the Chairman and Secretary of the municipal agency after they receive certification from the administrative officer that all conditions of approval have been satisfied. After signature, the preliminary plat shall be reproduced as provided for in § 490-60 of this chapter, and the signed original shall be returned to the applicant.
E.
Applicant's rights upon approval. Approval of a preliminary plat shall confer upon the applicant all the rights set forth in N.J.S.A. 40:55D-49 and § 490-7L(5) of this chapter.
F.
Improvements not to be installed. Approval of a preliminary plat
shall not confer upon the developer the right to undertake any clearing,
grading and/or to install any improvements prior to final plat approval
unless it shall be determined by the Planning Board or Board of Adjustment
and the Borough Engineer that the 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 guarantees have been posted to
provide for the cost to the Borough 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 guarantees shall include, but are not limited to,
the cost to the Borough 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
existing public rights-of-way or easements.
A.
Required documents. Prior to issuance of a certificate of completeness
or scheduling of a final plat of a major subdivision for public hearing,
the administrative officer shall determine that the following has
been submitted in proper form:
(1)
Borough Engineer's report.
(2)
Application for land disturbance permit.
(3)
Application for state wetlands approval, where required.
(4)
Application for stream encroachment permit, where required.
(5)
Where applicable, a copy of the permit issued, or, if the permit
has not been issued, the application filed with the New Jersey Department
of Environmental Protection, under the Coastal Area Facility Review
Act, N.J.S.A. 13:19-1 et seq., and copies of the environmental impact
statement and any attachments thereto filed in accordance with the
provisions of the Act, or, in the alternate, a statement issued by
the Department of Environmental Protection that the proposed development
is exempt from the Act.
(6)
A certificate of title, which may be on the plat (signed by the owner
and notarized) or in letter form, signed by a member of the New Jersey
Bar or by a title officer or authorized agent of a title insurance
company licensed to do business in the State of New Jersey, which
certificate shall confirm that the owner of the premises in question
is the owner as shown on the plat.
(7)
Other submittals that may be required by the Borough Engineer, Planning
Board, Board of Adjustment, or federal, state or local law.
(8)
Unless waived by the Board, a formal request, in appropriate statutory
form, requesting that the applicable provisions of Title 39 of the
Revised Statutes be made applicable to the site in order to permit
police regulation of traffic control devices prior to acceptance of
streets.
(9)
Required application fees.
(10)
Fifteen copies of the plat and attachments meeting the requirements
set forth below.
B.
Plat requirements.
(1)
General requirements. A final plat may, for all or any portion of
an approved preliminary plat, be submitted to the municipal agency
within three years of the date of approval of the preliminary plat.
In general, all requirements set forth in this chapter for tentative
plats shall apply to final plats, with the addition of the specific
additional requirements set forth herein.
(a)
A final plat shall be drawn at a scale of not less than 100
feet to the inch and shall conform to the provisions of N.J.S.A. 46:26B-1
et seq., as amended and supplemented, specified herein.
(b)
All dimensions, both linear and angular, of the exterior boundaries
of the subdivision and all lots and all lands reserved or dedicated
for public use shall balance, and their description shall close within
a limit of error of not more than one part in 10,000.
(c)
Unless specifically waived by the Borough Engineer, the bearing
system used on the exterior boundaries of the final plat shall conform
to the New Jersey State Plane Coordinate System or the plat shall
show bearings based on said system in addition to any other bearings
shown. When multiple bearing systems are shown, the bearings conforming
to the New Jersey State Plane Coordinate System shall be enclosed
in brackets.
(d)
Unless specifically waived by the Borough Engineer, coordinates,
based on the New Jersey State Plane Coordinate System (x and y) shall
be shown, individually or in tabular form, for the monumented (existing
or proposed) corners of the exterior boundary of the tract.
(e)
The source of New Jersey State Plane Coordinate System information
shown as required above shall be noted on the final plat.
(2)
Purpose of final plat. A final plat and supporting drawing and documents
for a proposed subdivision constitute the complete and fully detailed
and documented development of the subdivision proposal and becomes
the basis for the construction of the subdivision and inspection by
the Borough Engineer, other officials and Planning Board or Board
of Adjustment. The portion of the plat intended for filing must be
recorded at the County Clerk's office to have legal status.
(3)
Title block. The title block shall appear on all sheets and include:
(a)
Title of "Final Plat — Major Subdivision."
(b)
Development name, if any.
(c)
Tax Map sheet, block and lot number(s) of the tract to be subdivided
as shown on the latest Borough Tax Map, the date of which shall also
be shown.
(d)
Date (of original and all revisions).
(e)
Names and addresses of owner and subdivider so designated.
(f)
The name(s), signature(s), address(es) and license number(s)
of the engineer and land surveyor who prepared the map. (The plat
shall bear the embossed seal of said engineer and land surveyor.)
(4)
The final plat shall be based on a monumented, current, certified
boundary survey. The date of the survey and the name of the person
making the same shall be shown on the map. If 12 months or more have
passed since the date of last recertification of the survey, it shall
be recertified and, if necessary, brought up to date. Any necessary
revisions from the survey used as a base for the tentative plat shall
be specifically noted.
(5)
A schedule shall be placed on the map indicating the acreage of the
tract, the number of lots, the zone, the minimum required lot areas,
setbacks, yards and dimensions.
(6)
All design information submissions required by the provisions of
the improvements and design standards portions of this chapter shall
accompany the final plat.
(7)
A grading plan showing existing and proposed grading contours at
one-foot intervals throughout the tract, except if slopes exceed 5%,
a two-foot interval may be used, and if they exceed 10%, a five-foot
interval is permissible. Datum shall be United States Coast and Geodetic
Survey datum (MSL=0), and source of datum shall be noted. In addition
to the proposed grading contours, sufficient additional spot elevations
shall be shown to clearly delineate proposed grading, including corner
elevations of buildings and first-floor and basement elevations.
(8)
The limits of all areas of proposed cuts and fills (exclusive of
excavations for basements) shall be clearly designated.
(9)
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 standards set forth herein.
(10)
Off-site drainage plan. The final 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 property to be subdivided is located. The terminus
of the basin and existing ground contours or other basis 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 1/10 of a 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 a temporary drainage system is proposed, full plans
of that system shall be shown.
(e)
The off-site drainage plans shall be accompanied by profiles
of all proposed drainage, showing existing and proposed finished grades,
channel section details, pipe sizes, type, inverts, 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.
(12)
Where required by the Borough Engineer, cross section of proposed
streets to at least 10 feet outside of any grading limit at intervals
of at least every 100 feet, of all proposed streets.
(13)
Where required by the Planning Board or Board of Adjustment
or Environmental Commission, the location, caliper and type of all:
[Amended 12-12-2018 by Ord. No. 2018-39]
(a)
Living deciduous trees having a trunk of six inches diameter
or more (measured 4.5 feet above ground level).
(b)
All living coniferous trees having a trunk of six inches diameter
or more (measured 4.5 feet above ground level).
(c)
All living dogwood (Cornus florida) or American holly (llex
opaca) trees having a trunk of one inch or greater diameter (measured
4.5 feet above ground level).
(d)
All native laurel (Kalmia latifolia) shrubs having a root crown
of three inches or greater measured at the soil or surface level.
(14)
The number, location and species of all proposed shade trees
or other plantings.
(15)
Utility layouts, specifications and cross sections (sewers,
water, gas, electric, telephone, etc.) showing feasible connections
to any existing or proposed utility systems; provided, however, that
detailed layouts of gas, electric and telephone lines are not required.
An indication of these on a typical road cross section shall be sufficient.
Layouts shall include proposed locations of streetlights and fire
hydrants. If private utilities are proposed, they shall comply with
all local, county and state regulations.
(16)
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 boundaries of floodways and
flood hazard areas have not been determined, and/or such other information
as may assist the Board in the determination of floodway and flood
hazard area limits.
(17)
Tract boundary lines, right-of-way lines of streets, easements
and other rights-of-way; land to be reserved or dedicated to public
use, all lot lines and site easement lines, with accurate dimensions
and bearings and radii, tangents, chords, arcs and central angles
to all curves and all front, rear and side (or yard) setback lines.
(18)
All monuments in accordance with N.J.S.A. 46:26B-1 et seq.,
including all monuments found, monuments set, and monuments to be
set, and an indication of monumentation found and reset.
(19)
Certificate of engineer or land surveyor as to accuracy of the
details of the plat.
(20)
Lot and block numbers shown on the final plat shall conform
to the Borough Tax Map (or proposed revisions thereof) and shall be
obtained by the applicant's engineer from the Borough Engineer. Proposed
house numbers shall also be obtained from the Borough Engineer and
shall be shown encircled on the final plat, or on one of the attachments
thereto. The Borough Engineer shall not affix his signature to the
final plat unless the applicant has fully complied in this regard.
(21)
Subdivision names and street names shown on the final plat shall
not be the same or similar to any name of any existing subdivision
or street in the Borough and shall be approved by the Borough Engineer.
(22)
The location of areas dedicated for park and recreation facilities
or common open space as approved by the Board.
(23)
Unless waived by the Board, a detailed plan setting forth the type and location of all traffic control and regulatory devices. This plan shall have been approved by, or, in the opinion of the Borough Engineer, be likely to be approved by, the New Jersey Department of Transportation. This plan shall be prepared in consultation with the Borough Engineer and the Borough Police Department and shall provide for all appropriate traffic control measures necessary for the health, safety, convenience and well-being of those occupying, or likely to occupy, the subdivision between final approval and final acceptance. This plan shall be accompanied by the formal request referred to in Subsection A of this section.
(24)
Such other information as the Board and/or Borough Engineer
may request during review.
(25)
Sectionalization of final plats shall be in conformance with
the sectionalization and staging plan, if any, approved with the preliminary
plat.
C.
Conditions of approval. Any approval of an application for development
of a final plat of a major subdivision shall be subject to the following
conditions being satisfied within a period of time specified by the
Planning Board or Board of Adjustment, prior to the signing of the
plat or issuance of a development permit:
(1)
Payment of any outstanding real estate, water and sewer charges.
(2)
Submission of additional prints of the plat map and attachments for
distribution, if required.
(3)
Publication of a notice of the decision of the Board by the applicant within the time set forth in § 490-9F of this chapter.
(4)
Final Monmouth County Planning Board approval (if not previously
obtained).
(5)
Final Red Bank Public Utilities Department approval (if not previously
obtained).
(6)
Payment of the required reproduction and Tax Map revision fees.
(7)
Certification of soil erosion and sediment control plans (if not
previously obtained).
(8)
Bureau of Fire Prevention approval (if not previously obtained).
(9)
Granting of state wetlands permit (if required).
(10)
Certification of approval of plans for drainage or watercourse
diversions by the State of New Jersey Department of Environmental
Protection, where required.
(11)
Granting of a Coastal Area Facility Review Act (CAFRA) permit
(where required).
(12)
Approval of any required riparian grants or licenses.
(13)
Granting of any required construction permits.
(14)
Posting of required performance guarantees.
(15)
Payment of required inspection fees.
(16)
Evidence of a comprehensive general liability insurance policy
in an amount not less than $300,000 per occurrence indemnifying and
saving harmless the Borough and its agencies, employees and agents
from any liability for any acts of the subdivider or his agents, contractors
or employees in the implementation of the approved subdivision. The
insurance policy shall provide for 10 days' notice to the Borough
prior to cancellation. It shall be a violation of this chapter for
any property owner, subdivider or builder to carry on the construction
of a subdivision without having current valid evidence of insurance
on file.
(17)
Any other conditions which may be imposed by the Board or may
be required by federal, state or local law.
D.
Certification.
(1)
In the event that the application for development for a final plat
of a major subdivision is approved, a certification to that effect
in the following form shall be endorsed on the plat, and the original
reproducible thereof shall be provided to the Board by the applicant:
Approved as a final plat of a major subdivision by Borough of
Red Bank Planning Board (Board of Adjustment) on ______________.
| ||
---|---|---|
Attest:
|
Chairman
| |
Secretary
|
Date
| |
This plat must be filed in the office of the Clerk of Monmouth
County on or before _______________, which date is 95 days after the
date upon which this plat was signed.
| ||
Secretary
|
(2)
Said original shall be signed by the Chairman and the Secretary of
the Board and the Borough Engineer (as to the Map Filing Law[1] certification) after they receive a certification from the administrative officer that all conditions of approval have been satisfied. After signature, plat shall be reproduced as provided for in § 490-60 of this chapter, and the signed original shall be returned to the applicant for filing.
[1]
Editor's Note: See N.J.S.A. 46:26B-1 et seq.
E.
Filing of approved plat. If the applicant desires to proceed with
a subdivision for which final approval has been granted, he shall
file with the county recording officer a plat map drawn in compliance
with N.J.S.A. 46:26B-1 et seq., as amended and supplemented, within
95 days from the date upon which the plat was signed by the Planning
Board Chairman and Secretary. The applicant shall, within one week
after filing the subdivision with the county recording officer, notify,
in writing, the Borough Engineer and Borough Tax Assessor of the date
of filing of the subdivision with the county recording officer and
the case and sheet or page number for the filed map. A duplicate tracing
of the filed map indicating thereon the filing date shall be obtained
from the county recording officer by the Borough, who shall distribute
copies of the filed map to appropriate municipal officials. In the
event the subdivider fails to so file within the period allowed, the
approval of the plat shall expire unless, prior to expiration, such
time is extended by the Board for a period not to exceed 95 days for
good cause shown.
F.
Applicant's rights upon approval. Approval of final plat shall confer upon the applicant all the rights set forth in N.J.S.A. 40:55D-52 and § 490-7L(7) of this chapter.
G.
Display of final plat. The subdivider or his agent shall keep a clear
and legible copy of the approved final plat in plain view in a prominent
location in his offices and/or sales rooms from which sales in the
approved subdivision are made so that prospective purchasers may have
the opportunity to learn the special conditions, if any, under which
approval was given.
A.
Required documents. Prior to issuance of a certificate of completeness
or scheduling a hearing of a final plat of a major site plan for public
hearing, the administrative officer shall determine that the following
has been submitted in proper form:
(1)
Borough Engineer's report.
(2)
Application for state wetlands approval, if required.
(3)
Application for a stream encroachment permit, where required.
(4)
Where applicable, a copy of the permit issued, or, if the permit
has not been issued, the application filed with the New Jersey Department
of Environmental Protection, under the Coastal Area Facility Review
Act, N.J.S.A. 13:19-1 et seq., and copies of the environmental impact
statement and any attachments thereto filed in accordance with the
provisions of the Act, or, in the alternate, a statement issued by
the Department of Environmental Protection that the proposed development
is exempt from the Act.
(5)
Other submittals that may be required by the Borough Engineer, Planning
Board, Board of Adjustment or federal, state or local law.
(6)
Required application fees.
(7)
Fifteen copies of a plat and attachments meeting the requirements
set forth below.
B.
Plat requirements. The final plat shall include all data required
for the preliminary plat of the major site plan and shall be drawn
to incorporate all changes required as a condition of preliminary
approval and shall be drawn by persons and to specifications as required
for a preliminary plat and shall be titled "Final Plat — Major
Site Plan."
C.
Conditions of approval. Any approval of an application for development
of a final plat of a major site plan shall be subject to the following
conditions being satisfied, within a period of time specified by the
Planning Board or Board of Adjustment, prior to signing of the plat
or issuance of a development permit:
(1)
Payment of any outstanding real estate, water and sewer charges.
(2)
Submission of additional prints of the plat map and attachments for
distribution, if required.
(3)
Publication of a notice of the decision of the Board by the applicant within the time set forth § 490-9F of this chapter.
(4)
Final Monmouth County Planning Board approval (if not previously
obtained).
(5)
Final Red Bank Public Utilities Department approval (if not previously
obtained).
(6)
Payment of the required reproduction and Tax Map revision fees.
(7)
Certification of soil erosion and sediment control plans (if not
previously obtained).
(8)
Bureau of Fire Prevention approval (if not previously obtained).
(9)
Granting of state wetlands permit (if required).
(10)
Certification of approval of plans for drainage or watercourse
diversions by the State of New Jersey Department of Environmental
Protection, where required.
(11)
Granting of a Coastal Area Facility Review Act (CAFRA) permit,
where required.
(12)
Approval of any required riparian grants or licenses.
(13)
Granting of any required construction permit.
(14)
Posting of required performance guarantees.
(15)
Payment of required inspection fees.
(16)
Evidence of insurance.
(a)
Evidence of comprehensive general liability insurance in an
amount not less than $300,000 per occurrence indemnifying and saving
harmless the Borough of Red Bank and its agencies, employees and agents
from any liability for any acts of the developer or his agents, contractors
or employees in the implementing of the approved site plan. The insurance
policy shall provide for 10 days' notice to the Borough prior to cancellation.
(b)
It shall be a violation of this chapter for any property owner,
developer or builder to carry on the construction of the site without
having current valid evidence of insurance on file.
(17)
Any other conditions which may be imposed by the Board or may
be required by federal, state or local law.
D.
Certification.
(1)
In the event that the application for development for a final plat
of a major site plan is approved, a certification to that effect in
the following form shall be endorsed on the plat, and the original
reproducible thereof shall be provided to the Board by the applicant:
Approved as a final plat of a major site plan by the Borough
of Red Bank Planning Board (Board of Adjustment) on __________.
| ||
---|---|---|
Attest:
|
Chairman
| |
Secretary
|
Date
|
(2)
Said original shall be signed by the Chairman and Secretary of the Board after they receive a certification from the administrative officer that all conditions of approval have been satisfied. After signature, the plat shall be reproduced as provided for in § 490-60 of this chapter, and the original shall be returned to the applicant.
A.
Required documents. In cases where a proposed exempt development
requires Board of Adjustment action on an application for development
for either the granting of a variance pursuant to N.J.S.A. 40:55D-70
or direction for issuance of a building permit pursuant to N.J.S.A.
40:55D-34 or N.J.S.A. 40:55D-36, the administrative officer shall,
prior to issuance of a certificate of completeness or scheduling of
the application for development for public hearing before the Board
of Adjustment, determine that the following has been submitted in
proper form:
(1)
Required application fees.
(2)
Seven copies of a plot plan and/or other documents which clearly
describe the basis for the variance being requested or the basis for
direction for issuance of a building permit being requested.
(3)
Seven copies of an area map showing the tax lot and block numbers
of all properties located within 200 feet of the property for which
the application is being made.
(4)
Any other documents which the Board of Adjustment may request.
B.
Conditions of approval. Any approval of an application for development
by the Board of Adjustment or issuance of a development permit under
this section shall be subject to the following:
(1)
The applicant obtaining a building permit, or certificate of occupancy
where a building permit is not required, within a period of time specified
by the Board of Adjustment. The approval shall expire and the development
permit shall become invalid if the required permit is not obtained
within the specified period.
(2)
Publication of a notice of the decision of the Board by the applicant within the time set forth in § 490-9F of this chapter.
(3)
Any other conditions which the Board of Adjustment may impose.