Pursuant to N.J.S.A. 40:27-6.6 all site plans, excluding the
exemptions listed below, shall be submitted to the County for review.
Those site plans along a County road or affecting County drainage
facilities are subject to review and approval by the Development Review
Committee for the purpose of assuring a safe and efficient County
road system. Specifically:
A. Site plans subject to County review and approval.
(1) All site plans that are along a County road; or affect a County drainage
facility shall be subject to review and approval by the Development
Review Committee.
(2) As identified in the County Planning Enabling Act (N.J.S.A. 40:27-6.6a),
specific land development subject to a site plan review and approval
by the DRC shall include commercial, industrial and multifamily structures
containing five or more units, any land development requiring an off-street
parking area, and any land development producing surface runoff in
excess of standards set forth in this chapter.
(3) In accordance with this chapter, review and approval of a site plan
by the County may include any or all of the following:
(a)
The requirement of dedication of additional right-of-way in
accordance with the Atlantic County Master Plan or official County
Map (N.J.S.A. 40:27.6.6b);
(b)
The requirement of physical improvements, subject to the recommendations
of the County Engineer, relating to safety and convenience of the
traveling public, including drainage facilities, or other highway
and traffic design features as maybe deemed necessary in accordance
with this chapter (N.J.S.A. 40:27.6.6c);
(c)
The requirement of performance and payment guarantees and maintenance
bonds for the construction of County drainage and road improvements
(N.J.S.A. 40:27.6.6d);
(d)
The requirement of adequate drainage facilities and easements
when, as determined by the County Engineer in accordance with this
chapter, the site plan 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 (N.J.S.A. 40:27.6.6e).
(4) Submission requirements for site plans subject to review and approval are identified in §
86-504.
(5) The County Engineer, County Planner and their staff will review the
site plan application in accordance with the land development standards
and will make recommendations to the DRC for its consideration and
action.
B. Site plans subject to County review.
(1) All site plans that are not along a County road; and do not affect
a County drainage facility shall be subject to site plan review by
the County.
(2) Submission requirements for site plans subject to County review shall
include, at a minimum, a completed application form, review fee and
one copy of the site plan along with supporting information for the
County staff to determine if the site plan impacts a County road or
drainage facility.
(3) If, after review by the County Engineer, County Planner and their
staff, it is determined that the site plan does not abut a County
road and will have no impact to a County road or drainage facility,
a favorable review letter will be issued.
C. Site plans exempt from County review.
(1) The following land development is exempt from County site plan review:
(a)
Single-family dwelling unit.
(b)
Land development not along a County road and that includes less
than one acre of impervious coverage.
(2) Submission requirements for site plans limited to County review shall
include a completed application form, review fee and one copy of the
site plan along with supporting information for the County staff to
determine if the site plan is exempt from County review.
(3) If after review by the County Engineer, County Planner and their
staff, it is determined that the site plan meets the requirements
for exemption from County review, a letter of exemption will be issued.
Regional Planning shall review the application for administrative and technical completeness, as outlined in §
86-304C and classify it into one of the following:
A. Site plan.
(1) Not along a County road and not affecting a County drainage facility;
(2) Along a County road or affecting a County drainage facility;
(3) Exempt from County review.
All site plans and supporting documentation shall be clear and
legible and conform, at a minimum, to the items listed below and as
listed in the Site Plan Technical Checklist located on the County
website. All surveying details shall be prepared by a surveyor licensed
in the State of New Jersey. All engineering details shall be certified
by an engineer licensed in the State of New Jersey. (All County engineering
details can be found on the County website.)
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. The date of the land
survey shall be shown.
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. Land use information. Plans shall clearly identify the existing and
proposed land use for the proposed development.
J. Property owner/applicant. Name and address of the current property
owner(s) shall be shown on the plan. If the owner is different from
the applicant, then the name and address of the applicant shall be
shown on the plan.
K. Property owner(s) consent. A consent to the site plan shall be provided
in writing from all the owner(s) of the property.
L. Contiguous property owners. The plan shall include a current certified
listing, by the municipal tax assessor, identifying the names and
addresses of property owners within 200 of the property.
M. 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
(NAD 1983), shall be shown on the plat.
N. Municipal boundary line. All municipal boundary lines crossing or
adjacent to the property shall be shown.
O. Natural and artificial waterways. All natural and artificial watercourses,
streams, shorelines and water boundaries and encroachment lines shall
be shown.
P. Freshwater and tidal wetlands. All freshwater and tidal wetlands
and associated buffers located on the property shall be shown on the
plan.
Q. 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.
R. 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).
S. Local zoning and design standards. Local zoning and design standards,
including but not limited to minimum rights-of-way, lot areas and
yard dimensions, shall be shown on the plan.
T. Soils types. The plan shall indicate location and type of soils on
the site with USDA Soil Survey map with the site delineated.
U. Soil borings. The plan shall identify the location of soil borings
performed on site with soil log information which includes estimated
depth to seasonal high water table along with descriptions of soils
encountered.
V. 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 structures and buildings.
The plan shall indicate if they shall remain or be removed. 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 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 and type of signs, including, but not limited to,
traffic control and identification signs, shall be identified on site
and within 200 feet of the property. A detail shall be shown on the
plan which provides dimensions of the signs.
(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 within the drainage area, on-site or along the County road
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 shall be submitted 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.
(a)
Cross sections shall extend 50 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 for all travel lanes and shoulders.
(b)
The cross section of any street shall clearly indicate the type
and width of pavement and location of curbs, gutters, sidewalks and
landscaping.
(c)
Center-line and gutter-line profiles and plan elevations shall
extend a minimum of 300 feet from the limits of the development.
W. Improvements in County right-of-way. Where there are planned improvements
within the County's right-of-way, a separate detailed sheet at
a scale one inch equals 30 feet horizontal shall be provided. The
plan shall encompass any intersections or driveways intersecting the
County road and contain the following information: (See County details
for additional guidance.)
(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 center-line and gutter-line elevations, road grades
(slopes), vertical curve data, 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.
X. Soil erosion. All proposed soil erosion and sediment control measures
shall be consistent with the following:
(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
any affected County drainage facilities when inadequate erosion protection
techniques are used.
(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.
Y. Atlantic County signature block. The Atlantic County signature block
shall be provided on all site plans to be signed and sealed by the
County. The Atlantic County signature block can be found on the County
website.
Z. Other information. Other information, as deemed necessary by Regional
Planning, the County Engineer or the Development Review Committee,
may be required in order to determine if the application conforms
to the requirements of the ACLDS.
In addition to the required final site plan submission requirements,
the applicant shall submit the site plan in a digital form. The County
will be utilizing this digital information to update its Geographic
Information System (GIS) coverages and databases. The specifics on
the digital submission requirements is outlined in the "Atlantic County
Land Development Review Digital Submission Requirements" found on
the Atlantic County website.