Pursuant to the County Planning Enabling Act, N.J.S.A. 40:27-6.2
through 40:27-6.5, all subdivision of lands within Atlantic County,
or any portion thereof which falls within the boundaries of Atlantic
County, shall be submitted to the County for review. Those subdivisions
that abut a County road or affect a County road or drainage facility
are subject to review and approval by the Development Review Committee.
Specifically:
A.
Subdivisions subject to a review include minor and major subdivisions
that do not abut a County road; and do not affect a County road or
drainage facility. If, after review by the County Engineer, County
Planner and their staff, it is determined that the subdivision plan
does not abut a County road or affect a County road or drainage facility,
a favorable review letter shall be issued.
B.
Subdivisions subject to review and approval include minor and major
subdivision that abut a County road; or affect a County road or drainage
facility. The County Engineer, County Planner and their staff will
review the subdivision plan in accordance with the County Land Development
Standards and will make recommendations to the DRC for their consideration
and action.
C.
Review and approval of a subdivision by the County may require any
or all of the following:
(1)
The requirement of adequate drainage facilities and easements when
the proposed subdivision will cause stormwater to drain either directly
or indirectly to a County road, or through any drainageway, structure,
pipe, culvert or facility for which the County is responsible for
the construction, maintenance or proper functioning of (N.J.S.A. 40:27-6.2a).
(2)
The requirement of dedicating rights-of-way for any roads or drainageways
shown on the adopted County master plan or official County Map (N.J.S.A.
40:27-6.2b).
(3)
The requirement of physical improvements, where a proposed subdivision
abuts a County road, or where additional rights-of-way and physical
improvements are deemed necessary by the DRC due to increased traffic
volume, potential safety hazards, impediments to traffic flows or
impacts to County drainage facilities. Such improvements shall be
subject to recommendations of the County Engineer relating to the
safety and convenience of the traveling public and may include additional
pavement widths, marginal access streets, reverse frontage and other
County highway traffic design features consistent with these standards
(N.J.S.A. 40:27-6.2c).
(4)
The requirement of performance guarantees and maintenance bonds for
the construction of the required County drainage and road improvements
(N.J.S.A. 40:27-6.2d).
Regional Planning shall review the application for administrative and technical completeness, as identified in § 86-304C, and classify the subdivision into one of the following:
All plans to be reviewed by Regional Planning and acted upon
by the DRC and recorded in the Office of the County Clerk shall be
prepared in conformance with the New Jersey Recordation Law (N.J.S.A.
46:26B, Map Filing).
B.
The County shall issue a report to the municipal approving authority,
the applicant and, if applicable, the Pinelands Commission following
one of the above actions taken by the County DRC.
C.
In the event of the disapproval of a subdivision application, a report
shall be prepared which identifies the deficiencies of the subdivision
application consistent with the County Land Development Standards.
D.
In the event of a conditional approval of a subdivision application,
a report shall be prepared which identifies the specific conditions
that have to be met prior to receiving a final approval.
E.
In accordance with the Municipal Land Use Law (N.J.S.A. 40:55D-22b)
and the County Planning Enabling Act (40:27-6.3), the municipal approval
of a subdivision shall not be granted by the municipal approval authority
unless said application is first approved by the County DRC or said
approval is conditioned on a favorable review or final approval by
the County.
All minor subdivision plans and supporting documentation shall
be clear and legible and conform, at a minimum, to the New Jersey
Recordation Law (N.J.S.A. 46:26B, Map Filing), to the items listed
below and as duplicated in the Minor Subdivision Technical Checklist
located on the Atlantic County website. All surveying information
shall be prepared by a surveyor licensed in the State of New Jersey.
All engineering information shall be certified by an engineer licensed
in the State of New Jersey.
A.
Standard size sheet. The plan shall be prepared on one of six standard
sizes, namely 8 1/2 inches by 13 inches, 11 inches by 17 inches,
15 inches by 21 inches, 18 inches by 24 inches, 24 inches by 36 inches,
or 30 inches by 42 inches.
B.
Scale. A written (inches to feet) and graphic scale shall be on the
plan.
C.
Key map. A key map shall be provided showing the location of the
tract to be provided and its relationship to the surrounding properties
within 1,000 feet. The intersection of at least two public streets
with their names shall also be shown.
D.
USGS topographic map. A USGS topographic map, at a scale of one inch
equals 2,000 feet, shall be provided which identifies the location
of the site and includes an area within a one-mile radius of the site.
E.
Title block. Each plan shall include a title block which includes
the title of the map, tax map sheet number, municipal block and lot
numbers, name, address, license number, signature and embossed seal
of land surveyor who prepared the plan, date of the original plan
preparation and a box for recording plan revisions and nature of revisions.
F.
Land survey. A land survey in accordance with the minimum survey
detail requirements as promulgated by the State Board of Professional
Engineers and Land Surveyors shall be provided.
G.
Dimensions and area of lots. The dimensions, square footage and bearings
of the existing and proposed lots shall be clearly identified.
H.
Municipal block and lot designations. The block(s) and lot(s) of
all existing and proposed lots along with a copy of the municipal
tax map with the property identified.
I.
North arrow and reference meridian. The North arrow and reference
meridian, used for bearings on the map, shall be shown. The coordinate
base, either assumed or based on the New Jersey Plane Coordinate System,
shall be shown on the plat.
J.
Municipal boundary line. All municipal boundary lines crossing or
adjacent to the property to be subdivided shall be shown.
K.
Natural and artificial waterways. All natural and artificial watercourses,
streams, shorelines and water boundaries and encroachment lines shall
be shown.
L.
Freshwater and tidal wetlands. All freshwater and tidal wetlands
and associated buffers located on the property shall be shown on the
plan.
M.
Flood hazard areas. The boundaries of flood hazard areas (floodway
and floodfringe) located on site and within 300 feet of the site shall
be shown on the plan. The 1% (100-year) and 0.2% (500-year) year)
flood hazard areas and flood hazard type (e.g., AE, A, V, etc.) as
depicted on the current FIRM or other best available data, shall be
shown on the plan.
N.
Easements. The location, size and nature of existing and proposed
easements, such as road right-of-way, clear sight triangles, drainage
and utility easements shall be shown and dimensioned on the plan.
Right-of-way shall be dimensioned from the center line of road.
O.
Monumentation. The plan shall clearly show all monumentation found,
set and to be set. A minimum of three corners distributed around the
tract shall indicate New Jersey State Plane Coordinate values (NAD
1983).
P.
Municipal zoning and design standards. Municipal zoning and design
standards, including but not limited lot areas and yard dimensions,
shall be shown on the plan.
Q.
Property owner/applicant. Name and address of current property owner(s)
shall be shown on the plan. If the owner is different from the applicant,
the name and address of the applicant(s) shall be shown on the plan.
R.
Land surveyor certification(s). There shall be a certification by
a New Jersey land surveyor on the plan as identified in the New Jersey
Recordation Law (N.J.S.A. 46:26B, Map Filing).
S.
Municipal engineer certification. There shall be a certification
by the Municipal Engineer on the plan as identified in the New Jersey
Recordation Law (N.J.S.A. 46:26B, Map Filing).
T.
Property owner(s) consent. A consent to the subdivision map shall
be provided in writing from all the owner(s) of the property.
U.
Municipal clerk certification. The plan shall show all street, avenue,
road, lane or alley names as approved by the municipality and a certification
by the municipal clerk that the municipal body has approved all streets,
avenues, roads, lanes or alleys as identified in the New Jersey Recordation
Law (N.J.S.A. 46:26B, Map Filing).
V.
Minor subdivision abutting a County road. When a minor subdivision abuts a County road, the DRC, Regional Planning and the County Engineer may require additional detailed information along the County road, such as profiles and cross sections, information on watercourses, storm drainage systems, utilities, driveways, sidewalks, curbs, wooded areas on the site and within 200 feet of the site, as required for major subdivision review under § 86-406G.
W.
Atlantic County signature block. The Atlantic County signature block
shall be provided on all minor subdivision plans to be signed and
sealed by the County. The Atlantic County signature block can be found
on the County website.
X.
Other information. Other information, as deemed necessary by the
DRC, Regional Planning and the County Engineer, may be required in
order to determine if the application meets the requirements of the
ACLDS.
All major subdivision plans and supporting documentation shall
be clear and legible and conform, at a minimum, to the items listed
below and as listed in the Major Subdivision Technical Checklist located
on the County website. All surveying information shall be prepared
by a New Jersey licensed surveyor and all engineering information
shall be prepared by a New Jersey licensed engineer. (All County engineering
details can be found on the County website.)
B.
Land use information. All plan submissions shall clearly identify
the following land use information, if applicable: the number of residential
units proposed, the type of residential units, i.e., single or multifamily,
and the square footage for all nonresidential uses.
C.
Contiguous property owners. The plan shall include a current list
of names and addresses of property owners within 200 feet of the property,
certified by the municipal tax assessor.
D.
Cover sheet. All plan submissions may include a cover sheet.
E.
Soils types. The plan shall indicate location and type of soils on
the site.
F.
Existing and proposed conditions. At a minimum, plan submissions
shall include the existing and proposed conditions of the following
information:
(1)
Topography. Topographic data shall be provided for the entire site,
as well as onto adjacent properties as deemed necessary to determine
the drainage and grading patterns. Elevation contours of one foot
where slopes are 10% or less and two feet where slopes are 10% or
greater. Elevations shall be based on the New Jersey Geodetic Survey
Control Datum (NAVD 1988).
(2)
Site conditions. Condition of site, i.e., wooded, cleared, vacant,
asphalt, etc. Plans shall indicate what will remain on-site or be
removed.
(3)
Landscaping. Plans shall show landscaping on-site and within existing
and proposed County rights-of-way and easements. Information relating
to the mature size and the type of vegetation shall be provided.
(4)
Buildings and structures. Plans shall show all existing and proposed
structures and buildings. Finished grade elevations shall be provided
at all building corners.
(5)
Water bodies. The plans shall show water bodies, including stormwater
management basins and watercourses within 200 feet of the project
site, including but not limited to streams, lakes and ponds (natural
and man-made). There shall be an indication as to whether the water
bodies and watercourses are constant, intermittent or dry. Tidal courses
shall include high tide, low tide and mean tide elevations.
(6)
Driveways. All driveways within 200 feet of the site and that intersect
with a County road shall be shown on the plans. Information such as
type of construction, dimensions and curb radii shall also be provided.
(7)
Curbing. Plans shall show curbing located along the County road and
within existing and proposed County rights-of-way and easements. All
curbing within 200 feet of the property shall also be shown on the
plans. Information such as type of construction, offsets from the
right-of-way and the roadway center line and dimensions shall be provided.
(8)
Sidewalks. Plans shall show sidewalks located along the County road
and within existing and proposed County rights-of-way and easements.
All sidewalks within 200 feet of the property shall also be shown
on the plans. Information such as type of construction, dimensions,
offsets from curbline shall be provided.
(9)
Signs. Location, type and details, including, but not limited to,
traffic control and identification signs shall be identified on-site
and within 200 feet of the property.
(10)
Parking areas. The location, type of construction, and layout
of all parking areas shall be shown and shall include: aisle and roadway
widths, striping and traffic markings, traffic control signs and measures,
parking and loading stall lengths and widths and the overall number
of parking spaces.
(11)
Utilities. The location and size of all utilities (above and
below ground) within the County right-of-way and the tract to be developed.
Plans shall note whether a utility service extension has been granted
and whether a road opening will be necessary.
(12)
Stormwater management facilities. All stormwater management
facilities shall be included on the plan. Stormwater facilities shall
show size of lines, direction of flow, slope, invert elevations and
the location of the drainage area contributing to each stormwater
facility. The path of existing or proposed emergency overflow and
positive outflow for all stormwater management facilities shall be
provided. The development application shall include:
(a)
A stormwater management report containing all engineering design information required by Article 600 of this chapter, which includes a written narrative and supporting calculations. All storm sewer facilities shall correspond to the submitted drainage calculations.
(b)
A stormwater maintenance schedule for all stormwater management
facilities.
(13)
Flood hazard areas. The boundaries of flood hazard areas (floodway
and floodfringe) located on-site and within 300 feet of the site shall
be shown on the plan. The 1% (100-year) and 0.2% (500-year) flood
hazard areas and flood hazard type (e.g., AE, A, V, etc.) as depicted
on the current FIRM or other best available data, shall be shown on
the plan.
(14)
Streets intersecting with a County road. The plan shall show
or be accompanied by plans, profiles and cross sections of all streets
that abut the tract and intersect with a County road and include the
information identified below:
(a)
Cross sections shall extend 100 feet beyond the proposed right-of-way
of a County road and include center-line and edge of pavement elevations
and existing and proposed cross slopes.
(b)
The cross section of any street shall clearly indicate the type
and width of pavement and location of curbs, sidewalks and landscaping.
(c)
Center-line and gutter-line profiles shall extend a minimum
of 300 feet from the limits of the development.
G.
Improvements in County right-of-way. Where there are planned improvements
within a County right-of-way, a separate detailed sheet (24 inches
by 36 inches) at a scale of one inch equals 30 feet horizontal shall
be provided. The plan shall encompass any intersections involving
at least one County road and driveways intersecting the County road
and contain the following information: (See County Figures for additional
guidance.[1])
(1)
All stationing of elevations shall be taken at twenty-five-foot intervals.
Stationing shall continue 300 feet past project limits and 200 feet
down all intersecting streets.
(2)
Existing and proposed pavement and lane dimensions, elevations at
the center line, edge of travel lane and paving shoulder, gutter and
top of curb. For multilane roads, also include elevations at all lane
boundaries.
(3)
Existing and proposed striping, including all lane widths and dimensions,
symbols, traffic control signs, traffic control devices, raised pavement
markers, traffic signals and traffic signal sensing loops shall be
shown.
(4)
Existing and proposed curbs, sidewalks, gutters, driveways, drainage
facilities and the utilities, elevations shall be given for all existing
and proposed grates, inverts and basin bottoms. The type, size and
grade of pipes are to be indicated.
(5)
Plans shall provide all right-of-way geometry relating to the roadway
being improved, including widths from center line to the right-of-way
line, horizontal curve data, curb offsets, pavement width, lane widths
etc..
(6)
Profiles of all existing and proposed pavement features and underground
utilities, including road grades (slopes), vertical curve data, center-line
and gutter-line elevations, invert elevations, lengths, diameters,
grades/slopes and types and size of pipes. Plan profile sheets shall
be scaled at one inch equals 30 feet horizontal and one inch equals
three feet vertical.
(7)
Cross sections shall be provided at all critical points where road
widths or construction applications change (i.e., milling, reconstruction,
etc.). Cross sections shall be provided at each station and include
station, existing and proposed elevations for center line, edge of
pavement, curbs, gutters, sidewalks, grades/slopes to right-of-way
limits, proposed cross slopes for all travel lanes and shoulders.
(8)
All survey control points, base lines, offsets and bench marks shall
be provided. All elevations shall be referenced to NAVD 88.
[1]
Editor's Note: The County figures are available at the
County Planning Office and are posted on the County's website.
H.
Soil erosion. When land disturbance of more than 5,000 square feet
is proposed or ditches, streams, brooks or watercourses are to be
altered, developed or relocated, the method of stabilizing slopes
and measures to control erosion and siltation shall be provided.
(1)
Soil erosion control methods shall be subject to the standards established
by Standards for Soil Erosion and Sediment Control in New Jersey adopted
by the Cape-Atlantic Soil Conservation District.
(2)
The applicant shall be responsible for all costs incurred in cleaning
a County drainage facility(s) that is impacted from a project that
did not provide adequate soil erosion protection techniques.
(3)
When a brook or stream is proposed to be altered, improved, or relocated
or when a drainage structure is proposed in an intermittent or major
stream, evidence of application or intent to submit an application
to the New Jersey Department of Environmental Protection shall accompany
the land development application.
I.
Other information. Other information, as deemed necessary by Regional
Planning and the County Engineer, may be required in order to determine
if the application conforms to the requirements of the ACLDS.
A.
The County recording officer shall not accept for filing any subdivision
plat unless it bears the certification of either a final approval
or favorable review by the authorized County Planning Board officer
or staff member indicating compliance with the provisions County Planning
Enabling Act and standards adopted pursuant thereto.
B.
The following requirements must be satisfied prior to obtaining any
County signatures on subdivision maps to be filed in the Atlantic
County Clerk's Office.
(1)
Obtained a final approval or favorable review from the County.
(2)
The subdivision plat must be prepared in conformance with the requirements
of the New Jersey Recordation Law (N.J.S.A. 46:26B, Map Filing).
(3)
All easements and areas to be dedicated for public use must be delineated
with dimensions, bearings and curve data sufficient to accurately
define the location of all lines and boundaries. The area in square
feet and acres is to be shown.
C.
The proper notation, identifying the types of easements and dedicated
public areas, is to be shown on the final plat.
In addition to the required final plat submission identified in § 86-407 above, the applicant shall submit the approved subdivision plans in a digital format. The County will be utilizing this information to update its Geographic Information System (GIS) coverages and databases. The specifics on the digital submission of information are outlined in the "Atlantic County Land Development Review Digital Submission Requirements" found on the Atlantic County website.
