Obligation to pay application fees and professional fees incurred
during the course of review:
A. Applicants submitting applications set forth herein shall pay such
application fees as are due and all reasonable costs for professional
or consultant services incurred by the City in connection with the
review and approval by the Planning Board or Zoning Board of Adjustment
of any application. Such professional services may be rendered by
City staff or by consultants retained by the City on a general basis
or retained specifically for an application by the board of jurisdiction
of the City. In conjunction with payment of such professional or consultant
fees, the applicant shall make an initial escrow deposit in the amount
and manner set forth herein and shall execute an agreement in a form
provided by the City obligating itself to pay such initial fees, including
any City requests for additional fees to cover professional review
services as may be required to complete the processing of a development
application. The application fee charge is a flat fee to cover direct
administration expenses and is nonrefundable.
B. Every application for development shall be accompanied by a check
or checks payable to the City of Camden in accordance with the following
fee schedule:
|
Type
|
Application Fee
|
Engineer Review Fee
|
---|
|
Subdivision fees:
|
|
|
|
|
Minor (6 lots or less)
|
$177.32
|
$528.24
|
|
|
Major (preliminary plot)
|
$528.24
|
$851.88 plus $170.50 per lot created (does not include additional
fee of $682.00)
|
|
|
Major subdivision
|
$339.76
|
$848.40 plus $170.50 per lot created (does not include additional
fee of $682.00)
|
|
Site plan fees:
|
|
|
|
|
Preliminary:
|
|
|
|
|
|
Sites 0.50 acre or less
|
$482.36
|
$1,204.41
|
|
|
|
Sites over 0.50 acre
|
$803.40
|
$2,408.82
|
|
|
Final:
|
|
|
|
|
|
Sites 0.50 acre or less
|
$334.18
|
$803.40
|
|
|
|
Sites over 0.50 acre
|
$334.18
|
$1,204.41
|
|
Other submission fees:
|
|
|
|
|
Variances
|
$144.58 for each
|
|
|
|
Bulk variances
|
$167.77 for each
|
|
|
|
General development plan
|
$2,500
|
|
|
|
Preapplication conference
|
$500
|
|
|
|
Request for extension of preliminary and final subdivision or
site plan approval
|
$250
|
|
|
|
Conditional use permits
|
$500
|
|
|
Board of Adjustment fees:
|
|
|
|
|
Bulk variance
|
$136.40
|
|
|
|
Appeals
|
$45.05
|
|
|
|
Interpretations
|
$45.05
|
|
|
|
Use variances
|
$177.32
|
|
|
Zoning permit review fees:
|
|
|
|
|
Single-family dwelling
|
$69.56
|
|
|
|
Two-family dwellings
|
$139.13
|
|
|
|
Three-family dwelling or more
|
$215.51
|
|
|
|
Rooming house
|
$259.16
|
|
|
|
Boardinghouse
|
$259.16
|
|
|
|
Commercial uses
|
$87.30
|
|
|
|
Industrial, warehousing, and manufacturing uses
|
$139.87
|
|
|
Map amendment
|
$862.05
|
|
|
Rezoning application
|
$345.09
|
|
|
Flood zone determination
|
$17.73
|
|
|
Sign fees:
|
|
|
|
|
Sign permit application
|
$79.11
|
|
|
|
Advertising billboard
|
$395.56
|
|
|
|
Variances
|
$144.58
|
|
|
|
Bulk variances
|
$167.77
|
|
|
Other land use fees:
|
|
|
|
|
Certification of property owners for applications under New
Jersey Land Use Law
|
$18.60 or $1.24 per name, whichever is greater
|
|
|
|
Copies of minutes, transcripts, decisions, or ordinances
|
$1 for one-page ordinance;
$0.50 for each additional page
|
|
|
|
Certification of any documentation or ordinance
|
$5 per document or ordinance in addition to cost of copying
|
|
|
|
Land Development Ordinance
|
$100
|
|
|
Historic Preservation fees:
|
|
|
|
|
Certification of appropriateness review, maintenance and repair
|
$38.19
|
|
|
|
Major rehabilitation
|
$34.10
|
|
C. The application charge is a flat fee to cover direct administrative
expenses and is nonrefundable.
D. Where one application for development includes several approval requests,
the sum of the individual required fees shall be paid.
E. Each applicant for subdivision or site plan approval shall agree
in writing to pay all reasonable costs for professional review of
the application and for inspection of the improvements. All such costs
for review and inspection must be paid before any approved plat, plan
or deed is signed or any construction permit is issued and all remaining
costs must be paid in full before any occupancy of the premises is
permitted of certificate of occupancy issued.
F. If an applicant desires a court reporter, the cost for taking testimony
and transcribing it and providing a copy of the transcript to the
City shall be at the expense of the applicant who shall arrange for
the reporter's attendance.
G. The City Council may, by resolution, waive fees upon application
if a public or nonprofit applicant primarily serves the residents
of Camden.
H. No fees shall be required for the review of that specific portion
or portions of a tract devoted to any provided low- and/or moderate-income
housing units.
Construction pursuant to a site plan or subdivision approval
shall not commence until:
A. The developer has paid all fees required by this article;
B. The developer has received all other governmental permitted approvals
required by the Board's resolution of memorialization granting subdivision
or site plan approval.
C. The developer has satisfied all conditions of all approval required
by the Board's resolution of memorialization granting subdivision
and/or site plan approval and all changes required by the Board to
the developer's subdivision and/or site plans have been filed with
and approved by the City Engineer;
D. The developer's construction plans have been filed with and approved
by the City Engineer;
E. The developer has had a preconstruction meeting with the City Engineer
for the purpose of forecasting and resolving problems that may arise
during the course of construction;
F. The developer has furnished the City the performance guarantee required
herein; and
G. The developer has posted a sales map pertaining to details required
for final major subdivision plats and final major site plans in a
prominent location in all offices from which sales of property in
the development will be conducted.
Any improvement installed contrary to the plan or plat approval
by the City shall constitute just cause to void the municipal approval.
A. Any improvement installed without compliance with this article shall
constitute just cause for:
(1)
Removal of the uninspected improvements;
(2)
The payment by the developer of any costs for material testing;
(3)
The restoration by the developer of any improvements disturbed
during any material testing; and/or
(4)
The issuance of a stop-work order by the City Engineer pending
the resolution of any dispute.
B. Inspection by the City of the installation of improvements and utilities
shall not operate to subject the City of Camden to liability for claims,
suits or liability of any kind that may at any time arise because
of defects or negligence during construction or at any time thereafter;
it being recognized that the responsibility to maintain safe conditions
at all times during construction and to provide proper utilities and
improvements is upon the owner and his contractor, if any.
All off-tract improvements shall be made in accordance with
the provisions of N.J.S.A. 40:55D-52 and the following:
A. Purpose.
(1)
The Planning Board or Zoning Board of Adjustment, as the case
may be, shall require, as a condition final site plan or final subdivision
approval, that the applicant pay its pro rata share of providing reasonable
and necessary off-tract improvements, including the acquisition of
land or rights in land, necessitated or required by the anticipated
impacts of such approved development. The applicant shall either install
the necessary off-tract improvements or pay its pro rata share thereof
to the City. Such off-tract improvements shall be clearly, directly,
and substantially related to the approved development.
(2)
Where such condition of approval is imposed, the resolution
of memorialization shall describe the improvements or improvements
required, and make findings of fact that establish the nexus between
each needed improvement and the impacts to be generated by the proposed
development causing or contributing to the need for provision of such
off-tract improvement. Such findings shall reference the needed improvement
to the Master Plan or any of its elements, maps, reports, or statements.
As a further condition of such final approval, the resolution shall
require that the applicant enter into a developer's agreement with
the City Council for the construction of the improvement or improvements
or payment to the City, in escrow, of the applicant's fair share of
the anticipated cost of such improvement to be constructed by others.
The Board shall forward to the governing body any reports, studies
or analyses that were entered into evidence at the public hearings,
on application for approval, as may be of use in negotiating such
developer's agreement with the applicant.
B. Cost allocation.
(1)
In cases where off-tract improvements are necessitated by the
proposed development and where neither the City nor any other governmental
entity has either planned, programmed, or accepted responsibility
for any portion of the cost of the improvements, the developer/applicant
shall be responsible, at the developer/applicants sole expense, and
as a condition of approval, to provide for and install such improvements,
after review and approval by the City Engineer of all such plans related
to the improvements. The improvements shall be installed prior to
the issuance of the first building permit.
(2)
Where it is determined that properties outside the development
will also be benefited by the off-tract improvements, or where either
the City or other governmental agency or entity has planned or programmed,
or accepted responsibility for any portion of the cost of the improvement,
the criteria set forth herein shall be utilized in calculating and
determining the proportionate share of the cost of such improvements
to the developer or applicant. A proportionate allocation shall not
be made, however, and a developer or applicant shall be responsible
for assuming all costs for improvements, where there is a need to
upgrade an existing facility or improvement due to its insufficient
capacity or other inadequacies to service the needs of the developer
or applicant's proposed development, but the existing facility or
improvement is adequate to service the needs of the present users.
Where a developer is required to "front-end" an off-tract improvement
(such as the extension of a sewer line to the proposed development),
and future developers benefit from the same, then the original developer
who made the improvement shall be entitled to a pro rata reimbursement
from any subsequent developers who have directly benefited from the
improvement, if said subsequent benefit accrues within ten-year from
the date of the original improvement. In any event, the following
procedure shall take place:
(a)
The original developer shall certify the actual costs of the
off-tract improvements, based on construction invoices, which shall
then be verified by the City Engineer.
(b)
The City Engineer shall then calculate the subsequent developer's
pro rata contribution, by dividing the use of the improvements by
the subsequent developer by the use of the improvement made by all
developments benefiting from the improvement, based on road capacity,
daily sewage flow, daily water flow, etc.
(c)
The City shall then condition the issuance of the first building
permit in the subsequent developer's development, upon payment in
full of the pro rata reimbursement to the original developer. Said
reimbursement shall be payable to the City directly, who shall then
reimburse the original developer, subject to payment of any liens,
offsets or other funds due to the City by the original developer.
(3)
Nothing herein shall be construed as to prevent the Planning
Board or Zoning Board of Adjustment and the developer or applicant
from agreeing to use an alternative method to allocate costs, or to
use an alternative method to make payments for pro rata reimbursements,
than that which is set forth herein, given the unique and distinguishable
characteristics of each application for development, as long as such
alternative method is based on fair and reasonable standards, and
the reason for adopting such alternative method is clearly set forth
and agreed to by both the Planning Board or Zoning Board of Adjustment
and the developer or applicant.
C. Water supply. The developer and applicant's share of water distribution,
supply, treatment, and storage facilities, including the installation,
relocation or replacement of water mains, hydrants, valves, and appurtenances
associated therewith, shall be computed as follows:
(1)
The capacity and design of the water supply system shall be
based on standards computed by the developer's engineer and approved
by the City Engineer.
(2)
The City Engineer shall provide the developer or applicant with
the existing and reasonable anticipated peak hour flows as well as
capacity limits for the affected water system in terms of average
demand, peak demand and fire demand.
(3)
If the required system does not exist, or the existing system
does not have adequate capacity to accommodate the developers or applicant's
flow given existing and reasonably anticipated peak hour and fire
flows, the pro rata share shall be computed to the larger of:
(a)
The partial cost of a shared improvement where none now exists:
Total Cost of Improvement
|
|
Capacity of Improvement [gallons per day (GPD)]
|
Developer/ Applicant's Cost
|
=
|
Developer/Applicant-Generated Flow to be accommodated by the
Improvement (GPD); or
|
(b)
The total cost of an improvement designed to accommodate only
the development flow, if such an alternative is technically feasible;
or
(c)
The full cost to upgrade an existing facility or improvement
where said facility or improvement has either insufficient capacity
or is otherwise inadequate to service the needs of the developer/applicant,
but is adequate to service the needs to service the needs of the present
users.
D. Roadways. The developer or applicant's proportionate share of street
and intersection improvements, alignments, channelization, barriers,
new or improved traffic signalization, signs, curbs, sidewalks, trees,
utility improvements uncovered elsewhere, the construction or reconstruction
of new or existing streets and intersections, and other associated
street or traffic improvements, shall be as follows:
(1)
Traffic study. A traffic impact study shall be provided by the
developer or applicant. The study shall address the various traffic-generating
characteristics of uses in the proposed development and the interface
of traffic from uses associated from the proposed development and
existing uses in the area, to assure that there will not be a degradation
in the level of service in the area, and that there will not be any
traffic hazards created in the area by traffic generated as a direct
result of the development. In addition, the study shall incorporate
the recommendations, and propose a plan to achieve the goals and objectives
specifically set forth in the Master Plan of the City of Camden.
(2)
Level of service. The developer or applicant must demonstrate
that the existing public traffic arteries have adequate capabilities
to accommodate the traffic to be generated by the proposed project
at an acceptable level of service "D" or better, and that safe, convenient
and adequate circulation and parking is provided for on site of the
proposed development.
(3)
Traffic volumes. The developer or applicant must provide as
a part of its submitted study existing twenty-four-hour traffic counts
for a minimum of three different days, excluding Sundays and holidays,
summarized by hour and by direction, and peak hour trips by movement
on all critical off-tract roadways and intersections affected by the
proposed development. Traffic volumes utilized in the study shall
be taken within 12 months preceding the date that the application
is filed with the Planning Board or Zoning Board of Adjustment, and
be taken between the period of September 1 through June 15, excluding
those days wherein inclement weather would make such counts not typical.
If there is a seasonal peak, the study shall take the same into account
and make appropriate comments.
(4)
Future background traffic volume. Future traffic volumes shall
be calculated by multiplying the peak hour traffic volumes utilizing
the current New Jersey Department of Transportation growth factors.
These factored traffic volumes will be surcharged with traffic volumes
expected to be generated by impending development in the area, based
on development projects presently approved by, or pending before,
the Planning Board or Zoning Board of Adjustment, and known projects
presently approved by or pending before the Planning or Zoning Boards
of immediately adjacent municipalities which will clearly have an
impact on local traffic.
(5)
Traffic generation. Traffic expected to be generated by the
proposed development shall be calculated by utilizing the latest copy
of the Institute of Transportation Engineers (ITE) text: The values
developed by using the trip generation method shall be verified by
typical counts when requested by the City to verify results. If the
City requires trip generation data because the trip generation methodology
is not accurate due to local conditions or an inadequate database
in the trip generation text, the traffic data counts required to verify
trip generation data, shall be in the ITE format. Traffic generation
shall include the amount of traffic to be generated for the project
twenty-four-hour period and during the peak hour trip generation by
the proposed project.
(6)
Future build traffic volumes. Future background traffic volumes
shall be surcharged by adding the traffic volumes that are to be generated
by the proposed development to future background traffic volumes.
(7)
Traffic analysis.
(a)
Capacity analysis. Roadways and intersections shall be analyzed
using a capacity analysis. The capacity analysis will utilize the
latest approved highway capacity programs. Traffic shall be analyzed
for the existing traffic conditions, future traffic conditions, and
future build traffic conditions. Traffic analysis shall optimize traffic
signals so that the existing traffic conditions show traffic conditions
as they exist and with the optimization of traffic signal timing.
The future background traffic conditions shall require the optimization
of the traffic on the roadways. Future traffic shall be added and
the traffic signal timings shall be optimized for a final product.
(b)
Accident analysis. Accident data of critical intersections and
roadways shall be analyzed.
(c)
Speed and delay analysis. Speed and delay analysis of critical
roadways shall be provided.
(d)
Gap analysis. Gap studies of critical intersections shall be
provided.
(e)
Safety analysis. Analysis shall be made of all entrances and
exits to determine if left-turn lanes are warranted. In addition,
deceleration and acceleration lanes shall be analyzed to determine
if they are needed.
(8)
The developer or applicant's traffic consultant shall provide
a trip distribution that will distribute traffic to the surrounding
roadway system. The developer or applicant's engineer shall show the
percent of the P.M. traffic that the applicant's traffic will be,
of the future build traffic at each intersection by approach. If improvements
are required on one approach of an intersection only, as a result
of a significant impact from the development, defined as an approach
where the majority of traffic on the approach caused the need for
the proposed improvement on that approach to maintain an adequate
level of service, the developer or applicant's pro rata share of the
intersection shall be calculated as set forth below. If the required
improvements to accommodate the proposed development do not exist,
or the existing system does not have adequate capacity to accommodate
the anticipated volumes as set forth in the study, the pro rata share
shall be the larger of:
(a)
The partial cost of a shared improvement where none now exists:
|
Total Cost of Improvement divided by Developer/Applicant's Cost
|
---|
|
Equals
|
---|
|
Capacity of Improvement (Peak Hour Volume) divided by Developer
Traffic to be Accommodated by the Improvement (Peak Hour Volume);
or
|
(b)
The total cost of an improvement designed to accommodate only
the development traffic volume if such an alternative is technically
possible; or
(c)
The full cost to upgrade an existing facility or improvement
where said facility or improvement has either insufficient capacity
or is otherwise inadequate to service the needs of the developer/applicant,
but is adequate to service the needs to service the needs of the present
users.
E. Off-tract drainage improvements. The applicant's proportionate share
of stormwater and drainage improvements including the installation,
relocation and replacement of storm drains, bridges, culverts, catch
basins, manholes, rip-rap, detention or retention basins, improved
drainage ditches and appurtenances associated therewith, shall be
determined as follows:
(1)
The capacity and design of the drainage to accommodate stormwater
runoff shall be based on standards set forth in this chapter, computed
by the developer or applicant's engineer and approved by the Planning
Board or Zoning Board of Adjustment or City Engineer.
(2)
The capacity of the enlarged, extended or improved system required
for the subdivision and areas outside of the developer or applicant's
tributary to the drainage system shall be determined by the developer
or applicant's engineer, subject to the approval of the City Engineer.
The plans for the improved system may be prepared by the developer
or applicant's engineer or the City Engineer, at the developer or
applicant's expense, and the estimated cost of the enlarged system
shall be calculated by the City Engineer.
(3)
If the required improvements do not exist, or if the existing
system does not have adequate capacity to accommodate reasonably anticipated
volumes, the pro rata share shall be larger of:
(a)
The partial cost of a shared improvement where none now exists:
|
Total Cost of Improvement divided by Developer/Applicant's Cost
|
---|
|
Equals
|
---|
|
Capacity of Improvement (cfs, peak twenty-five-year storm) divided
by Development Generated Peak Runoff to be Accommodated by Enlargement
of the Improvement (cfs, peak twenty-five-year storm); or
|
(b)
The total cost of an improvement designed to accommodate only
the development flow, if such an alternative is technically feasible;
or
(c)
The full cost to upgrade an existing facility or improvement
where said facility or improvement has either insufficient capacity
or is otherwise inadequate to service the needs of the developer/applicant,
but is adequate to service the needs of the present users.
F. Off-tract sewer improvements.
(1)
The capacity and design of sanitary sewer systems shall be based
on "Rules and Regulation for the Preparation and Submission for Sewerage
Systems," New Jersey Department of Environmental Protection, as well
as any and all other design and specifications standards as may be
set forth by the City and/or its professionals responsible for approval
and oversight of such systems.
(2)
The developer or applicant shall be responsible for the entire
cost of any off-tract improvements for sanitary sewer systems, including
distribution facilities, the installation, relocation or replacement
of collector, trunk and interceptor sewers, and the installation,
relocation or replacement of other appurtenances associated therewith,
that are necessary as a direct result of the proposed development.
This shall apply both to the need for any new systems, facilities,
appurtenances, etc. as well as the cost to upgrade an existing facility
or improvement where said facility or improvement has either insufficient
capacity or is otherwise inadequate to service the ends of the developer
or applicant's proposed development, but is adequate to service the
needs of the present users.
(3)
In the event that a new system and/or facilities or appurtenances
associated therewith is/are necessary where none exists, but said
system, and/or facilities or appurtenances associated therewith will
be shared with other users who do not now benefit from the same, the
developer or applicant's partial cost of said shared improvement shall
be as follows:
|
Total Cost of Improvement divided by Developer/Applicant's Cost
|
---|
|
Equals
|
---|
|
Capacity of Improvement (Gallons per day — GPD) divided
by Developer/Applicant-Generated Flow to be accommodated by the Improvement
(GPD)
|
G. Costs included. The cost of all of all off-tract acquisition of lands
and/or improvements as contained in this chapter shall be construed
to encompass all costs including, but not limited to, planning, feasibility
studies, surveys, property and easement acquisition, design, equipment/facilities,
and construction. Such costs shall also include all legal, accounting,
surveying, engineering, and other professional costs directly associated
with the improvement(s) contemplated. Such costs may still further
include the cost of eminent domain proceedings, reasonable contingencies,
and costs of financing during construction. All such costs shall be
calculated and set forth, as a condition of approval, when preliminary
major subdivision or site plan approval is granted.
H. Funding of improvements. Where the proposed off-tract improvement(s)
are to be undertaken at a future date, the monies required for the
improvement shall be paid prior to the signing of the final plans
or plat by the Board Chair, Board Secretary and City Clerk. Said funds
shall be deposited in an interest-bearing account to the credit of
the City in a separate account, until such time as the improvement(s)
is/are constructed. If off-tract improvements for water, roadway,
signalization, drainage, or sewer improvements are not begun within
10 years from the date of the final certificate of occupancy being
issued to the developer or applicant, then and in any such event all
monies and interest shall be returned to the developer or applicant.