A.
Required documents. Prior to issuance of a certificate of completeness
or scheduling of a minor subdivision for public hearing, the Planning
Board Subdivision Committee or Board of Adjustment 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)
The Municipal Engineer's or Board Consultant's report.
(3)
An application for state wetlands approval, where required.
(4)
Other submittals that may be required by the Municipal Engineer,
Planning Board or Board of Adjustment or federal, state, county or
municipal law.
(5)
The application for development for a minor subdivision shall include
a request for the granting of any variances required.
(7)
Fifteen (15) copies of a completed application form.
(8)
Fifteen (15) copies of a plat and attachments meeting the requirements
set forth below.
(9)
Proof of service of notice in conformance with this Article.
B.
Plat requirements.
(1)
General requirements. The plat for a minor subdivision shall be drawn
at a scale of not less than fifty (50) feet to the inch, shall conform
to the provisions of the New Jersey Map Filing Law (N.J.S.A. 46:23-9.9
et seq.) 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, and 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 (1) part in ten thousand (10,000).
(b)
The minor subdivision shall be based upon a current boundary
survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation
of Land Surveys, certified to the subdivider and prepared or recertified
by a licensed professional land surveyor.
(c)
Sheet size shall be no larger than twenty-four by thirty-six
(24 x 36) inches. All sheets must be folded with title block showing.
(3)
Detailed information.
(a)
A key map [at a scale of not less than one (1) inch equals one
thousand (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 district
boundaries and municipal boundaries which are within five hundred
(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 municipality.
(c)
All zone district boundaries, municipal borders, existing public
easements, Tax Map lot and block numbers, watercourses, floodways
and flood hazard areas within two hundred (200) feet and both the
width of the paving and the width of the right-of-way of each street
within two hundred (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 with bearing
and distances and the purposes thereof.
(f)
The existing systems 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, where required by the
Municipal 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)
The 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 exists.
(k)
Proposed lot and block numbers as assigned by the Municipal
Engineer in accordance with the digitized lot numbering system specifications
promulgated by the New Jersey Division of Taxation.
(l)
Such other information as the municipal agency may require or
request during the review of the application for classification and
approval as a minor subdivision.
(m)
The Tax Map sheet, block and lot number(s) of the tract to be
subdivided as shown on the latest Municipal Tax Map, the date of which
shall also be shown.
(n)
The acreage of the tract being subdivided to the nearest hundredth
of an acre.
(o)
The names and addresses of the owner and subdivider so designated.
(p)
The 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 said land surveyor.
C.
Action on minor subdivision application.
(1)
By the Planning Board. If an application is referred to the Planning
Board, the Board will take action within forty-five (45) days of the
date of submission of a complete application.
(2)
By the Zoning Board of Adjustment. If an application for approval
as a minor subdivision is before the Board of Adjustment, it may be
approved as a minor subdivision with or without conditions if such
action is simultaneous with action on a variance pursuant to N.J.S.A.
40:55D-70d.
(3)
Time limits for minor subdivision approvals. Minor subdivision approvals
shall be granted or denied within forty-five (45) days of the date
of submission of a complete application to the administrative officer
or within such further time as may be consented to by the applicant.
Approval of a minor subdivision shall expire one hundred ninety (190)
days from the date of Planning Board approval unless within such period
a plat in conformity with such approval and the provisions of the
Map Filing Law[1] or a deed clearly describing the approved minor subdivision
is filed by the developer with the County Recording Officer, the Municipal
Engineer and the Tax Assessor. Any such plat or deed must be signed
by the Chairman and Secretary of the Board before it will be accepted
for filing by the County Recording Officer.
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq.
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 the signing of the plat or deed or the issuance of a building
permit:
(1)
Installation of or posting of performance guaranties for the installation
of any improvements required by the Board.
(2)
Payment of any outstanding real estate taxes and property improvement
assessments.
(3)
Middlesex County Planning Board approval, if not previously granted.
(4)
Submission of additional prints of the plat map and attachments for
distribution, if required.
(5)
Any other conditions contained in the resolution of approval.
E.
Certification. In the event that the application for development
for a minor subdivision is approved, a certification to that effect
in this form:
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Classified and approved as a minor subdivision by the City of
Perth Amboy Planning Board (Board of Adjustment) on_____________________________________
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Chairman
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Attest:
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Secretary
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Date
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This plat (or a deed describing this subdivision) must be filed
in the office of the Clerk of Middlesex County on or before___________________,
which date is one hundred ninety (190) days after approval as a minor
subdivision by the City of Perth Amboy Planning Board (Board of Adjustment).
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Secretary
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Municipal Engineer
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shall be endorsed as the minor subdivision, and the
original reproducible thereof shall be provided to the Board by the
applicant. Said original shall be signed by the Chairman, Secretary
and Municipal Engineer after they receive certification from the administrative
officer that all conditions of approval have been satisfied. After
signature, the subdivision plat shall be reproduced as provided in
this Article, and the signed original shall be returned to the applicant.
A.
Required documents. Prior to issuance of a certificate of completeness,
the Planning Board Site Plan Committee or Board of Adjustment Site
Plan Committee shall determine that the following have been submitted
in proper form. The administrative officer may schedule a minor site
plan for consideration by the municipal agency upon submission of
the following.
(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)
The Municipal Engineer's or Board Consultant's report.
(3)
An application for state wetlands approval, where required.
(4)
Other submittals that may be required by the Municipal Engineer,
Planning Board or Board of Adjustment or federal, state, county or
municipal law.
(5)
The application for development for a minor subdivision shall include
a request for the granting of any variances required.
(7)
Fifteen (15) copies of a completed application form.
(8)
Fifteen (15) copies of a plat and attachments meeting the requirements
set forth below.
(9)
Proof of service of notice in conformance with this Article.
B.
Plan 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 a professional planner
licensed to practice in the State of New Jersey.
(b)
Site plans shall not be drawn at a scale smaller than one (1)
inch equals fifty (50) feet nor larger than one (1) inch equals ten
(10) feet. If the size of the site would require the use of multiple
sheets, then the entire site shall be on one (1) sheet with the detailed
information of the site plan, which sheets shall be keyed to an overall
plan of the site drawn at a scale of not less than one (1) inch equals
two hundred (200) feet.
(c)
The site plan shall be based on a current, certified boundary
survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation
of Land Surveys. The date of the survey and the name, signature and
license number of the professional land surveyor making the same shall
be shown on the map.
(d)
Topographic survey with contour interval not less than one (1)
foot based upon National Geodetic Vertical Datum of 1929 (NGVD-1929)
shall be provided. A permanent bench mark shall be shown on the minor
site plan.
(e)
All sheets must be folded with title block showing.
(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 building, listed
separately.
(c)
The proposed use or uses and the floor area devoted to each
use.
(d)
The zone district in which the site is located.
(e)
Proposed and required lot dimensions and front, rear and side
setbacks.
(f)
Provided and required off street parking spaces.
(g)
Square footage and percentage of the site retained in unoccupied
open space.
(h)
The North arrow and written and graphic scales.
(i)
Sufficient spot elevations (NGVD-1929) and/or contour lines
to indicate the proposed system of surface drainage and the relationship
of proposed grading to the land surrounding the site.
(j)
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.
(k)
Paving and right-of-way widths of existing streets within two
hundred (200) feet of the site.
(l)
The boundary, nature and extent of the wooded areas, swamps, bogs
and ponds within the site and within two hundred (200) feet thereof.
Any specimen trees twelve (12) inches or larger on the site as measured
at four (4) feet above the base shall be located and identified by
species name.
(m)
A key map [at a scale of not less than one (1) inch equals one thousand
(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
district boundaries or municipal boundaries which are within five
hundred (500) feet of the subdivision.
(n)
The following shall also be required unless the administrative officer
determines that they are not necessary to provide a full understanding
of the application:
[1]
Existing, at the 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 fifty (50) feet thereof.
[2]
All existing structures on the site and within fifty (50) feet thereof,
including the use thereof, and indicating those to be destroyed or
removed and those to remain.
[3]
The location, use, finished grade level, ground coverage, first floor
and basement elevations, front, rear and side setbacks of all buildings
and other pertinent improvements.
[4]
Existing and proposed public easements or rights-of-way and the purposes
thereof.
[5]
Zone district boundaries and the Tax Map sheet, lot and block numbers
and the names of owners of all properties across any street from or
within fifty (50) feet of the site.
[6]
The capacity of off street parking areas and the location and dimensions
of all access drives, aisles and parking stalls.
[7]
The location and size of proposed loading docks.
[8]
The location of curbs and sidewalks.
[9]
Cross section(s) showing the composition of pavement areas, curbs
and sidewalks.
[10]
An 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.
[11]
A 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 and planting details
for trees, shrubs and/or ground cover.
[12]
The location of signs and drawn details showing the size, nature
of construction, height and content of all signs.
[13]
Drawn details of the type of screening to be utilized for refuse
storage areas, outdoor equipment and bulk storage areas.
[14]
Floor plans and building elevation drawings of any proposed structure
or structures, or existing structures to be renovated.
[15]
A 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; and 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.
[16]
Such other information as the municipal agency and/or the Municipal
Engineer may request during site plan review.
(o)
The Tax Map sheet, block and lot number of the site, as shown on
the latest Tax Map, the date of which should also be shown.
(p)
The names and addresses of the owner and developer so designated.
(q)
The name(s), signature(s), address(s) and license number(s) of the
engineer, architect, land surveyor or planner who prepared the plat
and their embossed seal.
(r)
If the site plan contains more than one (1) sheet, each sheet shall
be numbered and titled.
C.
Conditions of approval. 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 the signing of
the site plan or issuance of a building permit:
(1)
Installation and approval or posting of performance guaranties for
the installation of those improvements which are necessary to protect
adjacent property and public interest in the event that development
of the site was not completed.
(2)
Payment of any outstanding real estate taxes and property improvement
assessments.
(3)
Final Middlesex County Planning Board approval, if not previously
granted.
(4)
Submission of additional prints of the plat map and attachments for
distribution, if required.
(5)
Filing of an appropriate instrument with the Middlesex County Clerk
consolidating the lots constituting the site, if required.
(6)
Any other conditions contained in the resolution of approval.
D.
Certification. In the event that the application for development
for a minor site plan is approved, a certification to that effect
in this form:
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Approved as a minor site plan by the City of Perth Amboy Planning
Board (Board of Adjustment) on
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Chairman
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Attest:
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Secretary
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Date
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Municipal Engineer
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Date
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shall be endorsed on the site plan, and the original reproducible
thereof shall be provided to the Planning Board by the applicant.
Said original shall be signed by the Chairman, Secretary and Municipal
Engineer of the municipal agency after they receive certification
from the administrative officer (Planning Board or Board of Adjustment
Secretary) that all conditions of approval have been satisfied. After
signature, the site plan shall be reproduced as provided for in this
Article, and the signed original shall be returned to the applicant.
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E.
Time limit and effect of approval. Minor site plan approvals shall
be granted or denied within forty-five (45) days of the date of submission
of a complete application to the administrative officer (Planning
Board Secretary) or within such further time as may be consented to
by the applicant. Minor site plan approval shall confer upon the applicant
the right that the general terms and conditions upon which minor site
plan approval was granted shall not be changed for a period of two
(2) years. The approval of a minor site plan shall expire two (2)
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.
Required documents. Prior to issuance of a certificate of completeness,
the Planning Board, Zoning Board of Adjustment or Subdivision Committee
shall determine that the following have been submitted in proper form.
The Subdivision Committee may recommend a preliminary plat of a major
subdivision for public hearing upon submission of the following items:
(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)
The Municipal Engineer's or Board Consultant's report.
(3)
An application for state wetlands approval, where required.
(4)
Other submittals that may be required by the Municipal Engineer,
Planning Board or Board of Adjustment or federal, state, county or
municipal law.
(5)
The application for development for a minor subdivision shall include
a request for the granting of any variances required.
(7)
Fifteen
(15) copies of a completed application form.
(8)
Fifteen (15) copies of a plat and attachments meeting the requirements
set forth below.
(9)
Proof of service of notice in conformance with this Article.
(10)
All plans must be folded.
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 plan shall not be drawn at
a scale smaller than one (1) inch equals fifty (50) feet nor larger
than one (1) inch equals ten (10) feet. If the size of the site would
require the use of more than one (1) sheet in order to show the entire
site on one (1) sheet, the detailed information for the plat shall
be shown in sections not larger than thirty-six by twenty-four (36
x 24) inches, which sheets shall be keyed to an overall plan of the
site drawn at a scale of not less than one (1) inch equals two hundred
(200) feet. The preliminary plan shall be based on a current, certified
boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation
of Land Surveys. The date of the survey and the name, signature and
license number of the professional land surveyor making the same shall
be shown on the map.
(2)
Title block. The title block shall appear on all sheets in the lower
right-hand corner and include:
(a)
A title, to read "Preliminary Plat - Major Subdivision."
(b)
The name of the subdivision, if any.
(c)
The date of the original and all revisions.
(d)
The name, signature, address and license number of the land
surveyor who prepared the map. (The plat shall bear the embossed seal
of said land surveyor.)
(e)
The application number, when assigned above the title block.
(3)
A key map [at a scale of not less than one (1) inch equals one thousand
(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 district
boundaries and municipal boundaries which are within five hundred
(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 district, the minimum required
lot areas, setbacks, yards and dimension.
(5)
Zone district boundaries, municipal borders and the names of all
owners, lot and block numbers and property lines of parcels within
two hundred (200) feet of the land to be subdivided, including properties
across the street, as shown by the most recent records 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 and prepared
in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys.
The date of the survey and the name of the person making the same
shall be shown on the map.
(7)
Contours. Existing one-foot-interval contours based on NGVD-1929
and a permanent bench mark shall be shown on the plan. Elevations
shall be shown extending a minimum of one hundred (100) feet behind
the boundary of the tract in question and shall be certified by a
New Jersey licensed land surveyor or professional engineer as to accuracy,
except that where the slopes exceed five percent (5%), a two-foot
interval may be used, and if the slopes exceed ten percent (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.
(8)
All existing streets, public easements, watercourses, floodways and
flood hazard areas within the proposed subdivision and within two
hundred (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
two hundred (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 two hundred (200) feet
thereof.
(11)
The layout of the proposed subdivision drawn in compliance with
the provisions of this chapter.
(12)
All proposed public easements or rights-of-way by metes and
bounds 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 systems 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 thousandth
of an acre and hundredth of a foot.
(16)
The North arrow and basis therefor and written and graphic scales.
(17)
Preliminary utility layouts showing methods of connection and
sources of service. Prior to public hearing for a preliminary subdivision
plat, the developer shall provide written certification that he has
contacted the involved servicing utility companies and has received
their detailed specific installation standards. It will be the developer's
responsibility to then integrate the various design standards and
achieve optimum coordinated design.
(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
Board may require that 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 five
hundred (500) feet and at such additional locations as the Board may
deem necessary. The locations indicated on the plat shall be accurate
within plus or minus ten (10) feet. Any traverse lines cut out and/or
marked on the site shall be shown on the plan. If such on-site points,
as above discussed, have not been established at the time of submission
of a tentative plat, the Board may give the subdivider fifteen (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 two hundred (200) feet of that property, all existing paper
streets, dirt roads, paved streets, curbs, manholes, sewer lines,
water and gas pipes, utility poles, ponds, wetlands 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 that if slopes exceed five percent (5%), a two-foot interval
may be used, and if they exceed ten percent (10%), a five-foot interval
is permissible. Datum shall be NGVD-1929, 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 water and all watercourses shall be shown.
(d)
The preliminary grading and drainage plan shall be accompanied
by drainage calculations made in accordance with standards 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 Municipal Engineer(s), any existing plans for drainage
improvements shall be shown.
(d)
In the event that a temporary drainage system is proposed, tentative
plans of that system shall be shown.
(23)
Boring logs. The reviewing agency, upon a report from the municipality
enforcement officer, shall determine that fewer boring logs are required
or that some or all of the boring logs may be deferred to the final
plat stage; the preliminary plat shall be accompanied by a set of
boring logs and soil analyses for borings made in accordance with
the following requirements:
(a)
Borings taken shall be between January 1 and April 30 and spaced
evenly throughout the tract.
(b)
One (1) boring not less than fifteen (15) feet below the proposed
grade or twenty (20) feet minimum depth shall be made for every five
(5) acres, or portion thereof, of land within a tract where the water
table is found to be ten (10) feet or more below the proposed or existing
grade at all boring locations.
(c)
One (1) additional boring shall be made per acre, or portion
thereof, in those areas where the water table is found to be less
than ten (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 (5) feet or less below the existing or proposed
grade, two (2) additional borings per acre, or portion thereof, will
be required. If construction of homes with basements is contemplated,
at least one (1) boring will be located on each lot within the building
setback lines.
(e)
Boring logs shall show soil types and characteristics encountered,
groundwater depth, the methods and equipment used, the name of the
firm 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 one-tenth (0.1) of a foot.
(f)
Based on the borings, the preliminary plat shall clearly indicate
all areas having a water table within two (2) feet of the existing
surface of the land, or within two (2) feet of proposed grade, or
all areas within which two (2) 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 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 group 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 Planning Board or Board of Adjustment, Shade Tree Commission
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:
(27)
The location of proposed depressed pedestrian ramps and other
facilities for the handicapped.
(28)
Such other information as the Board and/or Municipal 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 minor subdivision
granted by the Planning Board or Board of Adjustment shall be subject
to the following conditions being satisfied prior to the signing of
the plat or deed or the issuance of a building permit:
(a)
Installation of or posting of performance guaranties for the
installation of any improvements required by the Board.
(b)
Payment of any outstanding real estate taxes and property improvement
assessments.
(c)
Middlesex County Planning Board approval, if not previously
granted.
(d)
Submission of additional prints of the plat map and attachments
for distribution, if required.
(e)
Any other conditions contained in the resolution of approval.
(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. In the event that the application for development
for a preliminary plat of a major subdivision is approved, a certification
to that effect in this form:
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Approved as a preliminary plat of a major subdivision by the
City of Perth Amboy Planning Board (Board of Adjustment) on
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Chairman
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Attest:
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Secretary
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Date
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Municipal Engineer
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Date
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shall be endorsed on the preliminary plan, and the original
reproducible thereof shall be provided to the Board by the applicant.
Said original shall be signed by the Chairman, Secretary of the Board
and Municipal Engineer after they receive certification from the administrative
officer (Planning Board Secretary) that all conditions of approval
have been satisfied. After signature, the preliminary plat shall be
reproduced as provided for in this chapter, and the signed original
shall be returned to the applicant.
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E.
Time limits for preliminary approval.
(1)
Upon submission of a complete application to the administrative officer
(Planning Board Secretary) for a subdivision of ten (10) or fewer
lots, the Planning Board shall grant or deny preliminary approval
within forty-five (45) days of the date of such submission or within
such further time as may be consented to by the developer. Upon submission
of a complete application to the administrative officer (Planning
Board Secretary) for a subdivision of more than ten (10) lots, the
Planning Board shall grant or deny preliminary approval within ninety-five
(95) days of the date of such submission or within such further time
as may be consented to by the developer. Otherwise, the Planning Board
shall be deemed to have granted preliminary approval of the major
subdivision.
(2)
Approval of a preliminary plat shall confer upon the applicant the
rights set forth in N.J.S.A. 40:55D-49.
F.
Effects of preliminary approval.
(1)
Preliminary approval of a major subdivision shall, except as otherwise
provided herein, confer upon the applicant the following rights for
a three-year period from the date of the preliminary approval:
(a)
That the general terms and conditions on which preliminary approval
was granted shall not be changed, including but not limited to use
requirements and layouts and design standards for streets, curbs and
sidewalks, except that nothing herein shall be construed to prevent
the municipality from modifying by ordinance such general terms and
conditions of preliminary approval as relate to public health and
safety.
(b)
That the applicant may submit for final approval on or before
the expiration date of preliminary approval the whole or a section
or sections of the preliminary subdivision plat or site plan, as the
case may be.
(c)
That the applicant shall apply for and the Planning Board may
grant extensions of such preliminary approval for additional periods
of at least one (1) year, but not to exceed a total extension of two
(2) years, provided that if the design standards have been revised
by ordinance, such revised standards shall govern.
(2)
In the case of a subdivision of fifty (50) acres or more, the Planning
Board may grant the rights referred to in this Article for such period
of time, longer than three (3) years, as shall be determined by the
Planning Board to be reasonable, taking into consideration the number
of dwelling units and nonresidential floor area permissible under
preliminary approval, economic conditions and the comprehensiveness
of the development. The applicant may apply for thereafter and the
Planning Board may thereafter grant an extension to preliminary approval
for such additional period of time as shall be determined by the Planning
Board to be reasonable, taking into consideration the number of dwelling
units and nonresidential floor area permissible under preliminary
approval; the potential number of dwelling units and nonresidential
floor area of the section or sections awaiting final approval; economic
conditions; and the comprehensiveness of the development, provided
that if the design standards have been revised, such revised standards
shall govern.
G.
Improvements not to be installed. Approval of a preliminary plat
shall not confer upon the developer the right to undertake any clearing
or grading and/or to install any improvements prior to final plat
approval unless it shall be determined by the Planning Board or Board
of Adjustment and the Municipal 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 guaranties
have been posted to provide for the cost to the municipality 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 guaranties
shall include, but are not limited to, the cost to the municipality
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 of
easements.
A.
Required documents. Prior to issuance of a certificate of completeness,
the Site Plan Committee shall determine that the following have been
submitted in proper form. The Site Plan Committee may recommend a
preliminary plat of a major site plan for public hearing upon submission
of the following items:
(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)
The Municipal Engineer's or Board Consultant's report.
(3)
An application for state wetlands approval, where required.
(4)
Other submittals that may be required by the Municipal Engineer,
Planning Board or Board of Adjustment or federal, state, county or
municipal law.
(5)
The application for development for a minor subdivision shall include
a request for the granting of any variances required.
(7)
Fifteen (15) copies of a completed application form.
(8)
Fifteen (15) copies of a plat and attachments meeting the requirements
set forth below.
(9)
Proof of service of notice in conformance with this Article.
B.
Plat requirements. The plat shall include:
(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 for and sealed by a professional engineer.
(b)
Site plans shall not be drawn at a scale smaller than one (1)
inch equals fifty (50) feet nor larger than one (1) inch equals ten
(10) feet. If the size of the site would require the use of more than
one (1) sheet in order to show the entire site on one (1) sheet, the
detailed information for the site plan shall be shown in sections
not larger than thirty-six by twenty-four (36 x 24) inches, which
sheets shall be keyed to an overall plan of the site drawn at a scale
of not less than one (1) inch equals two hundred (200) feet.
(c)
The site plan shall be based on a current, certified boundary
survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation
of Land Surveys. The date of the survey and the name, signature and
license number of the professional land surveyor making the same shall
be shown on the map.
(2)
Title block. The title block shall appear on all sheets in the lower
right-hand corner and include:
(a)
The title, to read "Preliminary Plat - Major Site Plan."
(b)
The name of the development, if any.
(c)
The Tax Map sheet, block and lot number of the site, as shown
on the latest Tax Map, the date of which should also be shown.
(d)
The date of the original and all revisions.
(e)
The names and addresses of the owner and developer so designated.
(f)
The names, signatures, addresses and license numbers of the
engineer, architect, land surveyor or planner who prepared the plat
and their embossed seal(s).
(g)
If the site plan contains more than one (1) sheet, each sheet
shall be numbered and titled.
(h)
The docket number, when assigned above the title block.
(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 building, listed
separately.
(c)
The proposed use or uses and the floor area devoted to each
use.
(d)
The zone district 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)
The 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 Planning Board in the determination
of floodway and flood hazard area limits.
(6)
Paving and right-of-way widths of existing streets within two hundred
(200) feet of the site.
(7)
The boundary, nature and extent of the wooded areas, swamps, bogs
and ponds within the site and within two hundred (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 two hundred (200) feet
thereof.
(9)
All existing structures on the site and within two hundred (200)
feet thereof, including their use, indicating those to be destroyed
or removed and those to remain.
(10)
The 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 that if slopes
exceed five percent (5%), a two-foot interval may be used, and if
they exceed ten percent (10%), a five-foot interval is permissible.
Datum shall be NGVD-1929, and the 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)
Pertinent off site existing drainage shall be shown with elevations
of inverts and grates to the nearest one-tenth (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 that a temporary drainage system is proposed, full
plans of that system shall be shown.
(e)
The off-site drainage plans shall be accomplished by profiles
of all proposed drainage, showing existing details, pipe sizes, types,
inverts, crowns and slopes; all proposed structures and connections;
and design hydraulic grade lines for all conduits designed to carry
forty (40) or more cubic feet per second. Cross sections at intervals
not exceeding one hundred (100) feet shall be shown for all open channels.
(15)
If required by the municipal agency, center-line profiles of
streets bordering the site, internal roadways and major circulation
aisles showing.
(16)
Boring logs. Unless the municipal agency, from a report of the
Municipal Engineer, shall determine that fewer boring logs are required
or that some or all of the boring logs may be deferred to the final
plat stage, the 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 taken shall be between January 1 and April 30 and spaced
evenly throughout the site.
(b)
One (1) boring not less than fifteen (15) feet below or twenty
(20) feet minimum depth shall be made for every five (5) acres, or
portion thereof, of land within a tract where the water table is found
to be ten (10) feet or more below the proposed or existing grade at
all boring locations.
(c)
One (1) additional boring shall be made per acre, or portion
thereof, in those areas where the water table is found to be less
than ten (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 (5) feet or less below the existing or proposed
grade, two (2) 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 depth, 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 one-tenth (0.1) of a foot.
(f)
Based on the borings, the site plan shall clearly indicate all
areas having a water table within two (2) feet of the existing surface
of the land, or within two (2) feet of proposed grade, or all areas
within which two (2) feet or more of fill is contemplated or has previously
been placed.
(17)
Zone district boundaries and the Tax Map sheet, lot and block
numbers and names of owners of all properties within two hundred (200)
feet of the site.
(18)
A key map, at a scale of not less than one (1) inch equals one
thousand (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 district boundary or municipal boundary which is within
five hundred (500) feet of the subdivision.
(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. The reviewing
agency may require the developer to apply for the appropriate provisions
of N.J.S.A. 39:1-1 et seq. 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 Municipal Engineer will advise the developer
regarding the details of such a plan.
(22)
The location and size of proposed loading docks.
(23)
The location of curbs and sidewalks.
(24)
Cross sections showing the composition of pavement areas, curbs
and sidewalks.
(25)
An 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, the location, type and amount
of each type of ground cover to be utilized and a plant list and planting
details for trees, shrubs and/or ground cover.
(27)
The 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)
The location of handicapped facilities, including parking spaces
and ramps, where applicable.
(31)
If the Board of Adjustment, Planning Board, Shade Tree Commission
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.
(32)
Sectionalization and staging plan. Developers of large uses,
such as shopping centers, 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 a certificate of occupancy. The plan should demonstrate
that the staging of construction will minimize adverse effects upon
occupied buildings in the site and adjoining properties.
(33)
A 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 Municipal
Engineer may request during site plan review.
C.
Conditions of approval.
(1)
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 the signing of the site plan or
issuance of a building permit:
(a)
Installation and approval or posting of performance guaranties
for the installation of those improvements which are necessary to
protect adjacent property and public interest in the event that development
of the site was not completed.
(b)
Payment of any outstanding real estate taxes and property improvement
assessments.
(c)
Final Middlesex County Planning Board approval, if not previously
granted.
(d)
Submission of additional prints of the plat map and attachments
for distribution, if required.
(e)
Filing of an appropriate instrument with the Middlesex County
Clerk consolidating the lots constituting the site, if required.
(f)
Any other conditions contained in the resolution of approval.
(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. In the event that the application for development
for a preliminary plat of a major subdivision is approved, a certification
to that effect in this form:
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Approved as a preliminary plat of a major subdivision by the
City of Perth Amboy Planning Board (Board of Adjustment) on
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Chairman
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Attest:
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Secretary
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Date
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Municipal Engineer
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Date
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shall be endorsed on the preliminary plat, and the original
reproducible thereof shall be provided to the Planning Board by the
applicant. Said original shall be signed by the Chairman, Secretary
and Municipal Engineer of the municipal agency after they receive
certification from the administrative officer (Planning Board or Board
of Adjustment Secretary) that all conditions of approval have been
satisfied. After signature, the preliminary plat shall be reproduced
as provided for in this chapter, and the signed original shall be
returned to the applicant.
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E.
Time limits for approval. Upon the submission to the administrative
officer (Planning Board or Board of Adjustment Secretary) of a complete
application for a site plan which involves ten (10) acres of land
or less and ten (10) dwelling units or less, the Planning Board shall
grant or deny preliminary approval within forty-five (45) days of
the date of such submission or within such further time as may be
consented to by the developer. Upon submission of a complete application
for a site plan which involves more than ten (10) acres or more than
ten (10) dwelling units, the Planning Board shall grant or deny preliminary
approval within ninety-five (95) days of the date of such submission
or within such further time as may be consented to by the developer.
Otherwise, the Planning Board shall be deemed to have granted preliminary
approval of the site plan.
F.
Effects of preliminary approval.
(1)
Preliminary approval of a major site plan shall, except as otherwise
provided herein, confer upon the applicant the following rights for
a three-year period from the date of the preliminary approval:
(a)
That the general terms and conditions on which preliminary approval
was granted shall not be changed, including but not limited to use
requirements; layouts and design standards for streets, curbs and
sidewalks; and any requirements peculiar to site plan approval pursuant
to N.J.S.A. 40:55D-41, except that nothing herein shall be construed
to prevent the municipality from modifying by ordinance such general
terms and conditions of preliminary approval as relate to public health
and safety.
(b)
That the applicant may submit for final approval on or before
the expiration date of preliminary approval the whole or a section
or sections of the preliminary site plan.
(c)
That the applicant may apply for and the Planning Board may
grant extensions on such preliminary approval for additional periods
of at least one (1) year, but not to exceed a total extension of two
(2) years, provided that if the design standards have been revised
by ordinance, such revised standards shall govern.
(2)
In the case of a site plan for an area of fifty (50) acres or more, the Planning Board may grant the rights referred to in Subsection F(1)(a), (b) and (c) above for such period of time, longer than three (3) years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval; the potential number of dwelling units and nonresidential floor area permissible under preliminary approval; the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval; economic conditions; and the comprehensiveness of the development, provided that if the design standards have been revised, such revised standards shall govern. Approval of a preliminary plat shall confer upon the applicant all the rights set forth in N.J.S.A. 40:55D-49.
G.
Improvements not to be installed. Approval of a preliminary plat
shall not confer upon the developer the right to undertake any clearing
or grading and/or to install any improvements prior to final plat
approval unless it shall be determined by the Planning Board or Board
of Adjustment and the Municipal Engineer that said clearing, grading
and/or installation of improvements would not hinder future development
or create physical or aesthetic problems in the event that further
development of the site plan is not undertaken; and that required
inspection fees have been paid; and adequate performance guaranties
have been posted to provide for the cost to the municipality of performing
work that may be necessary to protect adjacent property owners and
the public interest in the event that such clearing, grading and/or
installation of improvements is not completed and/or further development
of the site is not undertaken. Such performance guaranties shall include,
but are not limited to, the cost to the municipality 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 Planning Board Subdivision Committee or Board of Adjustment shall
determine that the following have been submitted in proper form:
(1)
The Municipal Engineer's or Board Consultant's report.
(2)
An application for a land disturbance permit from the Freehold Soil
Conservation District.
(3)
An application for a New Jersey Department of Environmental Protection
wetlands permit, where required.
(4)
An application for a New Jersey Department of Environmental Protection
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, or other agencies, 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 Planning Board, Board
of Adjustment or federal, state, county or municipal law.
(8)
Unless waived by the Board, a formal request, in appropriate statutory
form, requesting that the applicable provisions of N.J.S.A. 39:1-1
et seq. shall be made applicable to the site in order to permit police
regulation of traffic control devices prior to acceptance of streets.
(10)
Fifteen (15) copies of the plat and attachments meeting the
requirements set forth below.
(11)
A condition setting forth the time within which all other conditions
must be satisfied as described in this chapter.
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 (3) 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 within the addition of the specific
additional requirements set forth herein.
(a)
A final plat shall be drawn at a scale of not less than fifty
(50) feet to the inch and shall conform to the provisions of N.J.S.A.
46:23-9.9, the Map Filing Law, 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 (1) part in ten thousand (10,000).
(c)
Unless specifically waived by the municipal agency, 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 municipal agency, 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 the New Jersey State Plane Coordinate System information
shown as required above shall be noted on the final plat.
(f)
The final plat shall not be drawn at a scale smaller than one
(1) inch equals fifty (50) feet nor larger than one (1) inch equals
ten (10) feet. If the size of the site would require the use of more
than one (1) sheet in order to show the entire site on one (1) sheet,
the detailed information for the final plat shall be shown in sections
not larger than thirty-six by twenty-four (36 x 24) inches, which
sheets shall be keyed to an overall plan of the site drawn at a scale
of not less than one (1) inch equals two hundred (200) feet.
(g)
The final plat shall be based on a current, certified boundary
survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation
of Land Surveys. The date of the survey and the name, signature and
license number of the professional land surveyor making the same shall
be shown on the map.
(2)
Purpose of a final plat. A final plat and supporting drawings and
documents for a proposed subdivision constitute the complete and fully
detailed and documented development of the subdivision proposal and
become the basis for the construction of the subdivision and inspection
by the Municipal 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 in the lower
right-hand corner and include:
(a)
The title, to read "Final Plat - Major Subdivision."
(b)
The development name, if any.
(c)
The Tax Map sheet, block and lot numbers of the tract to be
subdivided as shown on the latest Municipal Tax Map, the date of which
shall also be shown.
(d)
The date of the original and all revisions.
(e)
The names and addresses of the owner and subdivider, so designated.
(f)
The names, signatures, addresses and license numbers of the
engineer and land surveyor who prepared the map. (The plat shall bear
the embossed seal of said engineer and land surveyor.)
(g)
The docket number above the title block.
(4)
The final plat shall be based on a monumented, current, certified
boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation
of Land Surveys. The date of the survey and the name of the person
making the same shall be shown on the map. If twelve (12) months or
more have passed since the date or dates of the 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 basis
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 that if slopes exceed
five percent (5%), a two-foot interval may be used, and if they exceed
ten percent (10%), a five-foot interval is permissible. Datum shall
be NGVD-1929, and the source of datum shall be noted. In addition
to 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 one-tenth (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 that 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, types, inverts, crowns and slopes;
all proposed structures and connections; and design hydraulic grade
lines for all conduits designed to carry forty (40) or more cubic
feet per second. Cross sections at intervals not exceeding one hundred
(100) feet shall be shown for all open channels.
(12)
Where required by the Municipal Engineer, cross sections of
proposed streets to at least ten (10) feet outside of any grading
limit at intervals of at least every one hundred (100) feet of all
proposed streets.
(13)
Where required by the Planning Board or Board of Adjustment,
Environmental Commission or Shade Tree Commission, the location, caliper
and type of all:
(14)
The number, location and species of all proposed trees, shrubs
and/or ground cover plant materials and planting details of the same.
(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
of all curves and all front, rear and side (or yard) setback lines.
(18)
All monuments in accordance with N.J.S.A. 46:23-9.9 et seq.,
the Map Filing Law, including all monuments found, monuments set and
monuments to be set and an indication of monumentation found and reset.
(19)
Certificate of professional 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 Municipal Tax Map (or proposed revisions thereof) and shall
be obtained by the applicant's engineer and/or surveyor from the Municipal
Engineer. Proposed house numbers shall be obtained from the Municipal
Engineer and shall be shown encircled on the final plat, or on one
(1) of the attachments thereto. The Municipal 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 municipality and shall be approved by the Municipal
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 the New Jersey Department of Transportation.
This plan shall be prepared by consultation with the Municipal Engineer
and the Chief of Police 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 for N.J.S.A. 39:1-1 et seq.
(24)
Such other information as the Board and/or Municipal 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 ninety-five (95) days of action
by the approving authority, or such period of time as 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 taxes and property improvement
assessments.
(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 administrative
officer (Planning Board or Board of Adjustment Secretary) within the
time set forth in this chapter.
(4)
Final Middlesex County Planning Board approval, if not previously
obtained.
(5)
Any other utility company final approval.
(6)
Final Public Service Electric and Gas Company, Elizabethtown Gas
Company, New Jersey Bell Telephone and Cable Television Company service
agreements.
(7)
Certification of soil erosion and sediment control plans, if not
previously obtained.
(8)
Fire Department approval, if not previously obtained.
(9)
Granting of a New Jersey Department of Environmental Protection permit
as required.
(10)
Granting of any required construction permits.
(11)
Posting of required performance guaranties.
(12)
Payment of required inspection fees.
(13)
Evidence of a comprehensive general liability insurance policy
in an amount not less than three hundred thousand dollars ($300,000)
per occurrence indemnifying and saving harmless the municipality 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
ten (10) days' notice to the municipality 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.
D.
Certification. In the event that the application for development
for a final plat of a major subdivision is approved, a certification
to that effect in this form:
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Approved as a preliminary plat of a major subdivision by the
City of Perth Amboy Planning Board (Board of Adjustment) on
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Chairman
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Attest:
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Secretary
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Date
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This plat must be filed in the office of the Clerk of Middlesex
County on or before _____________, which date is ninety-five (95)
days after the date upon which this plat was signed.
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Secretary
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Municipal Engineer
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shall be endorsed on the plat, and the original reproducible
thereof shall be provided to the Board by the applicant. Said original
shall be signed by the Chairman and Secretary of the Board and the
Municipal Engineer (as to the Map Filing Law[1] certification), after they receive a certification from
the administrative officer (Planning Board or Board of Adjustment
Secretary) that all conditions of approval have been satisfied. After
the signature, the plat shall be reproduced as provided for in this
chapter, and the signed original shall be returned to the applicant
for filing.
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[1]
Editor's Note: See N.J.S.A. 46:23-9.9 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 the New Jersey Map Filing Law (N.J.S.A. 46:23-9.9 et seq.), as
amended and supplemented, within ninety-five (95) days from the date
upon which said plat was signed by the Planning Board Chairman and
Secretary and Municipal Engineer/Land Surveyor. The applicant shall,
within one (1) week after filing the subdivision with the County Recording
Officer, notify in writing the Municipal Engineer and Municipal 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 thereof the filing
date shall be obtained from the County Recording Officer by the applicant,
who shall return the copies of the final map to the municipal administrative
officer for their appropriate use.
F.
Final approval.
(1)
Application for final subdivision approval shall be granted or denied
within forty-five (45) days of submission of a complete application
to the Planning Board Subdivision Committee or Board of Adjustment
or within such further time as may be consented to by the applicant.
(2)
Final approval shall expire ninety-five (95) days from the date of
the passage of the resolution of final approval if, during that time,
all conditions provided for in the resolution of approval have not
been fully complied with, performance guaranties posted, the plans
signed by the appropriate officials and the plats duly filed with
the County Recording Officer, the Municipal Engineer, the Municipal
Tax Assessor and the Municipal Tax Collector. The Planning Board may,
for good cause shown, extend the period of recording for an additional
period not to exceed one hundred ninety (190) days from the date of
the passage of the resolution of final approval.
G.
Effect of final approval.
(1)
The zoning requirements applicable to the preliminary approval first
granted and all other rights conferred upon the developer at preliminary
approval, whether conditionally or otherwise, shall not be changed
for a period of two (2) years after the date of final approval, provided
that, in the case of major subdivision, the rights conferred by this
section shall expire if the plat has not been duly recorded within
the required time period. If the developer has followed the standards
prescribed for final approval and, in the case of a subdivision, has
duly recorded the plat, the Planning Board may extend such period
of protection for extensions of one (1) year, but not to exceed three
(3) extensions. Notwithstanding any other provisions of N.J.S.A. 40:55D-1
et seq., the granting of final approval terminates the time period
of the rights conferred by preliminary approval for the section which
is granted final approval.
(2)
In the case of a subdivision for a residential cluster of fifty (50)
acres or more or conventional subdivision or site plan for one hundred
fifty (150) acres or more, the Planning Board may grant rights for
such period of time, longer than two (2) years, as shall be determined
by the Planning Board to be reasonable, taking into consideration
the number of dwelling units and nonresidential floor area permissible
under final approval, economic conditions and the comprehensiveness
of the development. The developer may apply for thereafter, and the
Planning Board may thereafter grant, an extension of final approval
for such additional period of time as shall be determined by the Planning
Board to be reasonable, taking into consideration the number of dwelling
units and nonresidential floor area permissible under final approval,
the number of dwelling units and nonresidential floor area remaining
to be developed, economic conditions and the comprehensiveness of
the development.
H.
Combined preliminary and final major subdivision approval.
(1)
An applicant may request and the Planning Board may consent to accept
an application for development for combined preliminary and final
major subdivision approval, provided that:
(a)
The proposed development is not to be constructed in sections
or stages.
(b)
The applicant pays the application fees and provides all submissions
required for both preliminary and final applications.
(c)
Any notice of hearing requirements applicable to the preliminary
plat stage is complied with.
(d)
The applicant consents to the time limits for action by the
Board, to be the greater of the limits set for either preliminary
or final approval.
(e)
The Board is satisfied that the scope of the project is not
so large or so complex as to require the additional review time which
separate applications would provide.
(2)
Any approval granted by the Planning Board or such combined application
shall confer upon the applicant all the rights set forth in this section
for final approval.
I.
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 subdivisions 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 of a final plat of a major site plan for public hearing,
the Planning Board Subdivision Committee or Board of Adjustment shall
determine that the following have been submitted in proper form:
(1)
The Municipal Engineer's or Board Consultant's report.
(2)
The application for state wetlands approval, if required.
(3)
The 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 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 Planning Board, Board
of Adjustment or federal, state, county or municipal law.
(6)
Required application fees as set forth in this chapter.
(7)
Fifteen (15) 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 the signing of the
plat or issuance of a development permit:
(1)
Payment of any outstanding real estate taxes and property improvement
assessments.
(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 administrative
officer (Planning Board or Board of Adjustment Secretary) within the
time set forth in this chapter.
(4)
Final Middlesex County Planning Board approval, if not previously
obtained.
(5)
Any other utility company final approval.
(6)
Final Jersey Central Power and Light Company, New Jersey Natural
Gas Company, Public Service Electric and Gas Company, New Jersey Bell
Telephone and Cable Television Company service agreements.
(7)
Certification of soil erosion and sediment control plans, if not
previously obtained.
(8)
Fire Department approval, if not previously obtained.
(9)
Granting of a New Jersey Department of Environmental Protection permit
as required.
(10)
Granting of any required construction permits.
(11)
Posting of required performance guaranties.
(12)
Payment of required inspection fees.
(13)
Evidence of a comprehensive general liability insurance policy
in an amount not less than three hundred thousand dollars ($300,000)
per occurrence indemnifying and saving harmless the municipality 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 site plan. The insurance policy shall provide for
ten (10) days' notice to the municipality 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 site without having current
valid evidence of insurance on file.
D.
Certification. 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 this form:
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Approved as a preliminary plat of a major subdivision by the
City of Perth Amboy Planning Board (Board of Adjustment) on
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Chairman
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Attest:
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Secretary
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Date
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Municipal Engineer
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Date
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shall be endorsed on the plat, and the original reproducible
thereof shall be provided to the Board by the applicant. Said original
shall be signed by the Chairman and Secretary of the Board and Municipal
Engineer after they receive a certification from the administrative
officer (Planning Board or Board of Adjustment Secretary) that all
conditions of approval have been satisfied. After the signature, the
plat shall be reproduced as provided for in this chapter, and the
signed original shall be returned to the applicant.
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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 the New Jersey Map Filing Law (N.J.S.A. 46:23-9.9 et seq.), as
amended and supplemented, within ninety-five (95) days from the date
upon which said plat was signed by the Planning Board Chairman and
Secretary. The applicant shall, within one (1) week after filing the
subdivision with the County Recording Officer, notify in writing the
Municipal Engineer and Municipal 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 thereof the filing date shall be obtained
from the County Recording Officer by the Municipal Clerk, who shall
distribute copies of the filed map to appropriate municipal officials.
In the event that 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 ninety-five
(95) days for good cause shown.
F.
Final approval. Application for final site plan approval shall be
granted or denied within forty-five (45) days of submission of a complete
application to the administrative officer (Planning Board or Board
of Adjustment Secretary) or within such further time as may be consented
to by the applicant.
G.
Effect of final approval.
(1)
The zoning requirements applicable to the preliminary approval first
granted and all other rights conferred upon the developer at preliminary
approval, whether conditionally or otherwise, shall not be changed
for a period of two (2) years after the date of final approval. If
the developer has followed the standards prescribed for final approval,
the Planning Board may extend such period of protection for extensions
of one (1) year, but not to exceed three (3) extensions. Notwithstanding
any other provisions of N.J.S.A. 40:55D-1 et seq., the granting of
final approval terminates the time period of the rights conferred
by preliminary approval for the section which is granted final approval.
(2)
In the case of a site plan of fifty (50) acres or more, the Planning
Board may grant rights for such period of time, longer than two (2)
years, as shall be determined by the Planning Board to be reasonable,
taking into consideration the number of dwelling units and nonresidential
floor area permissible under final approval, economic conditions and
the comprehensiveness of the development. The developer may apply
for thereafter, and the Planning Board may thereafter grant, an extension
of final approval for such additional period of time as shall be determined
by the Planning Board to be reasonable, taking into consideration
the number of dwelling units and nonresidential floor area permissible
under final approval, the number of dwelling units and nonresidential
floor area remaining to be developed, economic conditions and the
comprehensiveness of the development.
(3)
Final approval will expire ninety-five (95) days from the date of
passage of the resolution of final approval, if during that time all
conditions provided for in the resolution of approval have not been
fully complied with, performance guaranties posted and the plans signed
by the appropriate officials. The Planning Board may, for good cause
shown, extend this time period.
