Atlantic County, NJ Site Plan Regulations and Procedures

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:

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.

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.

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.

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.)

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.

Scale. A written (inches to feet) and graphic scale shall be on the plan.

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.

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.

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.

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.

Dimensions and area of lots. The dimensions, square footage and bearings of the existing and proposed lots shall be clearly identified.

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.

Land use information. Plans shall clearly identify the existing and proposed land use for the proposed development.

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.

Property owner(s) consent. A consent to the site plan shall be provided in writing from all the owner(s) of the property.

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.

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.

Municipal boundary line. All municipal boundary lines crossing or adjacent to the property shall be shown.

Natural and artificial waterways. All natural and artificial watercourses, streams, shorelines and water boundaries and encroachment lines shall be shown.

Freshwater and tidal wetlands. All freshwater and tidal wetlands and associated buffers located on the property shall be shown on the plan.

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.

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).

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.

Soils types. The plan shall indicate location and type of soils on the site with USDA Soil Survey map with the site delineated.

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.

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.

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.

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.

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.

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.