Chapter 16A adopted February 20, 2007, and as revised by
the Borough through February 27, 2017. Subsequent amendments noted
where applicable.
In all zones for ail proposed uses, subdivisions, site development
or construction other than an exempt development, site plan and or
subdivision approval shall be required prior to:
B. Issuance of a Development Permit.
C. The issuance of a Building Permit for any new structure or for any
addition to or alteration of an existing structure.
D. The construction or alteration of any public facility, structure
or building for which referral to the Planning Board for review and
recommendation is required by N.J.S.A. 40:55D-31.
A. Application shall first be made to the Zoning Officer for issuance
of a Development Permit by any person wishing to undertake any of
the following:
2. Construct a new building or structure.
3. Add to or structurally alter any existing building, except repairs
as defined in this chapter.
4. Change of use for any nonresidential land, building or structure.
5. Construct, add to or alter any parking area, signs, lighting, drainage
facility or any other site improvement above and/or below ground level.
6. Alter the existing condition of any parcel of land.
7. Nothing contained herein shall require a building permit or development
permit for construction, alteration or repair to an existing residential
structure where the cost or value thereof does not exceed $2,500.
B. If the Zoning Officer shall determine that the proposed undertaking
is an Exempt Development which conforms in all aspects to the requirements
of this chapter and does not require direction for issuance of a Building
Permit pursuant to Section 25 or Section 27 of Chapter 291, P.L. 1975
(Municipal Land Use Law), he shall issue a Development Permit and
the applicant may then apply for a Building Permit and/or other permits
that may be required, prior to commencing construction.
C. If the Zoning Officer shall determine that the proposed undertaking
is an "Exempt Development" but does not conform in all aspects to
the requirements of this chapter and/or requires direction for issuance
of a Building Permit pursuant to Section 25 or 27 of Chapter 291,
P.L. 1975, he shall instruct the applicant that Planning Board approval
of an application for development for variance and/or direction for
issuance of a Building Permit is required before a Development Permit
may be issued allowing the applicant to apply for a Building Permit
and/or other permits that may be required prior to commencing construction.
D. If the Zoning Officer shall determine that the proposed undertaking
is not an exempt development, he shall instruct the applicant that
Planning Board approval of an application for development is required.
He shall further advise the applicant that the Board has jurisdiction
over the Application for Development and which of the following approvals
are required.
5. Direction for issuance of a Building Permit.
E. The Planning Board shall hear and act upon any requests for granting
of variances, conditional use approval and/or direction for issuance
of a Building Permit at the same time that they hear and act upon
a minor subdivision, preliminary plat of a major subdivision, or a
preliminary plat of a major site plan. Such simultaneous action may
be taken in conjunction with a final plat of a major subdivision or
major site plan if revisions in the plat subsequent to preliminary
plat approval shall have created the need for such simultaneous action
or if the application is for combined preliminary and final plat approval.
Any person who desires to obtain approval of a site plan or
subdivision may request to be scheduled at a conference meeting of
the Planning Board for an informal discussion of the proposed development.
The purpose of the informal discussion shall be to establish general
guidelines to be followed by the applicant in preparing the submission.
A. Submission Requirements. All applications for development shall be submitted in triplicate and shall be accompanied by at least 15 copies of the required plat maps and supporting attachments, exhibits and information. Applications for development shall not be accepted by the Zoning Officer unless the required fees accompany them as set forth in Article
III, Section
16A-3.4 of this chapter, and completed checklists as set forth in Appendix I of this chapter.
Editor's Note: Appendix I may be found as Attachment 1 to this
chapter.
B. Administrative Review. Upon receipt of an application for development,
the Zoning Officer shall retain the original of the application and
forward the other 13 copies of the application and all plat maps,
supporting attachments, exhibits and other information submitted to
the Secretary of the Planning Board. The applicant shall make the
following distribution of the application, plat maps and attachments:
|
Plat Maps & Attachments
|
---|
Monmouth County Planning Board
|
2
|
Two Rivers Water Reclamation Authority
|
2
|
Borough Engineer
|
2
|
Shade Tree Commission
|
1
|
Environmental Commission
|
1
|
The Planning Board may determine that additional distribution
of the application, plat map and attachments should be made to other
agencies and in such cases the applicant may be required to submit
additional prints. The Planning Board may modify the requirements
and distribution of plans for minor amendments and alterations to
existing sites where in the discretion of said boards such requirements
and distributions are not necessary.
|
C. Engineering Review. The Borough Engineer shall review site plans,
subdivisions and conditional uses and shall advise the Planning Board
and the applicant of any technical deficiencies, required changes
and/or recommended changes. Eleven copies of revised plans and attachments,
which correct all deficiencies, incorporate all required changes and
satisfactorily consider all recommended changes shall be submitted
to the Administrative Officer for further review.
D. Certificate of Completeness. When all submission requirements have
been fulfilled and, in the case of site plans, subdivisions and conditional
uses, when reports have been received from the Borough Engineer that
the plans and attachments submitted are in technical compliance, the
secretary shall issue a Certificate of Completeness and schedule the
application for development for public hearing before the Planning
Board. The applicant may request of the secretary to appear before
the Board for waivers from the condition and/or requirements that
have deemed the application complete.
E. Conditional Approvals. After issuance of a certificate of completeness/all applications for development shall be acted upon by the Planning Board within the time limits set forth within Article
III of this chapter, or within such further time as may be consented to by the applicant. If required approvals from other government agencies have not been received prior to Planning Board or Board of Adjustment approval of an application for development, such approval shall be conditional upon the subsequent approval or approvals by the other government agencies unless the applicant shall request that such approval be withheld until the approval or approvals from the other government agencies have been received. If approval is granted conditioned upon the subsequent approval of another government agency and such government agency required revisions in the plat which alter the layout and/or design standards approved by the Planning Board to an extent that the Board determines that the basis upon which the approval was granted has been changed, the applicant shall be required to receive revised approval from the Planning Board and pay the fees for such revised approval set forth in Article
III, Section
16A-3.4 of this chapter.
F. Board Action. In acting upon an application for development for a
subdivision or site plan, the Planning Board shall consider whether
the submittal complies to the following standards and regulations:
1. The proposed use is consistent with the Master Plan.
2. The Plat submission contains all of the information and data required
by this chapter.
3. The details and improvement standards of the plat are in accord with
the standards of this chapter.
4. Adequate provision is made for safe and convenient vehicular traffic
access, circulation and parking.
5. Adequate provision is made for safe and convenient pedestrian circulation.
6. Ingress and egress for the site will not unduly impede or obstruct
the flow of traffic on public streets.
7. Adequate provision has been made for the collection and disposal
of storm water runoff and the proposed drainage facilities have been
approved by the Borough Engineer.
8. Adequate provision has been made to screen adjoining residential
properties from any adverse effects that might result from outdoor
lighting, buildings, parking areas, refuse storage areas, recreation
areas, equipment areas, bulk storage areas or similar utilities or
structures located on the site.
9. Adequate provisions have been made for compliance with the Performance
Standards of this chapter.
10.
Adequate provision has been made to provide structures and uses
of a quality and design, which will not produce adverse effects on
existing developments in the surrounding area, or future uses designated
for the surrounding area in the Master Plan.
11.
The proposed development is compatible with approved subdivisions
and/or site plans for adjacent and nearby parcels of land.
G. Issuance of Development Permit. Approvals of all applications for
development shall not be valid until all of the following have taken
place:
1. The Zoning Officer shall certify that all conditions of approval
have been satisfied.
2. In the case of applications for development for site plans subdivisions,
the applicant shall submit the reproducible original and three copies
of the plat for signature of the Chairman and Secretary of the Planning
Board, and in the case of minor subdivisions, the Borough Engineer.
3. The Zoning Officer shall receive three copies of the signed plat
and attachments. One copy shall be retained in the files of the Administrative
Officer, one copy shall be retained in the files of the Borough Engineer
and one copy shall be retained in the files of the Planning Board.
4. After signature, the Zoning Officer shall return the reproducible
original of the plat and attachments to the applicant.
5. For all applications for development that receive minor or final
plat approval, the Zoning Officer shall issue a Development Permit
after the plat has been signed. The date of the Development Permit
shall be the date upon which the approval becomes valid. The date
upon which approval of applications for development related to preliminary
plats become valid shall be the date on which the plat is signed by
the chairman and secretary of the Planning Board. However, the period
of time for which certain rights are conferred upon the applicant
shall commence on the date which the Planning Board granted the approval.
A. Required Documents. Prior to the issuance of a Certificate of Completeness
or scheduling of a minor subdivision for public hearing, the Board
secretary 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 an 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. Borough Engineer's report.
3. Application for municipal and/or State wetlands approval, where required.
4. Other submittals that may be required by the Borough Engineer, Planning
Board, or Federal, State or local law.
5. The application for development for a minor subdivision shall include
a request for the granting of any variances required.
6. Required application fees.
7. Eleven copies of a plat and attachments meeting the requirements
set forth below. Upon approval, applicant shall submit, in addition
two linen copies and two mylar copies prior to signature.
B. General Requirements. The Plat for a minor subdivision shall be drawn
to a scale of not less than 100 feet to the inch, shall conform to
the provisions of the Map Filing Act, Chapter 141 of the Laws of 1960
of the State of New Jersey as amended and supplemented and shall include
or be accompanied by the information specified below:
1. All dimensions both linear and angular, of the exterior boundaries
of the subdivision, 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 part in 10,000.
2. The minor subdivision shall be based upon a current boundary survey
certified to the subdivider and prepared or recertified not less than
12 months prior to the date of application.
C. Title Block. A title block shall appear on all sheets and include:
1. Title of "Minor Subdivision".
2. Name of the subdivision, if any.
3. Tax Map Sheet, block and lot number(s) of the tract to be subdivided
as show on the latest Borough Tax Map, the date of which shall also
be shown.
4. Acreage of the tract being subdivided to the nearest tenth of an
acre.
5. Names and addresses of owner and subdivider so designated.
6. Date (of original and all revisions).
7. 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).
D. Detailed Information.
1. A key map (at a scale of not less than one inch equal 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 boundaries and Borough
boundary which is within 500 feet of the subdivision.
2. 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 Borough.
3. All zone boundaries, Borough borders, soil types, existing public
easements, tax map lot and block numbers, watercourses, floodways
and flood hazard areas within 200 feet and both the width of the paving
and the width of the right-of-way of each street within 200 feet of
the subdivision.
4. 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.
5. All proposed public easements or right-of-ways and the purposes thereof.
6. The existing system 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 Board
or Borough Engineer). 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.
8. Written and graphic scales.
9. A copy of any existing or proposed covenants or deed restrictions
applying to the land being subdivided or certification that none exists.
Such certification may be 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 New Jersey.
10.
Proposed lot and block numbers approved and signed by the Borough
Tax Assessor.
11.
Such other information as the Board and/or Borough Engineer
may require or request during the review of the application for classification
and approval as a minor subdivision. The Planning Board may waive
Sections c, d, e, and f at their decision.
E. Conditions of Approval. Any approval of an application for development
for a minor subdivision granted by the Planning Board shall be subject
to the following conditions being satisfied prior to signing of the
plat or issuance of a Development Permit:
1. Installation of or posting of performance guarantees for the installation
of any improvements required by the Board.
2. Payment of any outstanding real estate taxes.
3. Monmouth County Planning Board approval (if not previously granted).
4. Two Rivers Water Reclamation Authority approval or waiver of sewer
requirements (if not previously granted).
5. Submission of additional prints of the plat map and attachments for
distribution (if required).
6. Publication of a notice of the decision of the Board by the applicant.
7. Any other conditions which may be imposed by the Board or which may
be required by Federal, State or local law.
F. Certification. In the event that the application for development
for a minor subdivision is approved, a certification to that effect
in this form:
Classified and approved as a minor subdivision by
the Borough of Little Silver Planning Board on __________.
|
__________
Chairman
|
__________
Date
|
__________
Secretary
|
__________
Date
|
__________
Borough Engineer
|
__________
Date
|
This Plat (or a deed describing this subdivision)
must be filed in the office of the Clerk of Monmouth County on or
before __________, which date is 190 days after approval as a minor
subdivision by the Borough of Little Silver Planning Board.
|
|
__________
Secretary
|
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 Borough Engineer (as to the map filing law certification) after they receive a certification from the Zoning Officer that the conditions of approval has been satisfied. After signature the plat shall be distributed as provided for in Section 16A-6.4 of this chapter and the signed original shall be returned to the applicant for filing.
|
G. Filing of Approved Plat. If the applicant desires to proceed with
a subdivision for which approval as a minor subdivision has been granted,
he shall file with the County recording officer a deed or the approved
minor subdivision plat, drawn in compliance with the Map Filing Law,
(Chapter 141 of the Laws of 1960), as amended and supplemented, within
190 days from the date of approval by the Board. The applicant shall,
within one week after filing the subdivision, notify, in writing the
Borough Engineer and Borough Tax Assessor of the date of the filing
of the subdivision with the County recording officer, and the case
and sheet or page number for the filed plat or deed. A duplicate tracing
of the filed map or copy of the deed, indicating thereon the filing
date, shall be obtained from the County recording officer by the Borough
who shall distribute copies of the filed map to appropriate municipal
officials. In the event the subdivider fails to so file within the
period allowed, the approval of the plat shall expire.
A. Required Documents. Prior to issuance of a Certificate of Completeness
or scheduling of a preliminary plat of a major subdivision for public
hearing, the Board Secretary shall determine that the following has
been submitted in proper form:
1. Borough Engineer's Report.
2. Copy of application for granting of a CAFRA. Permit, where required
and if submitted.
3. Application for municipal and/or State Wetlands Permit, where required.
4. Other submittals which may be required by the Borough Engineer, Planning
Board, or Federal, State or local law.
5. The application for development for a preliminary plat of a major
subdivision shall include a request for the granting of any variances
required.
6. Required application fees.
7. Eleven copies of a plat and attachments meeting the requirements
set forth below.
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 plat shall be based on a land
survey conducted not more than one year years prior to the date of
application and certified to the subdivider and shall be drawn at
a scale of not less than 100 feet to the inch for subdivisions up
to 100 acres in size, and not less than 200 feet to the inch for subdivisions
over 100 acres in size, and shall show or be accompanied by the information
specified below.
2. Title Block. The title block shall appear on all sheets and include:
a.
"Preliminary Plat - Major Subdivision."
b.
Name of subdivision/if any.
c.
Tax map sheet, block and lot number(s) of the tract to be subdivided
as shown on the latest Borough Tax Map, the date of which shall also
be shown.
d.
Date (of original and all revisions).
e.
Names and addresses of owner and subdivider, so designated.
f.
Name(s), signature (s), address(es) and license number(s) of
the engineer and/or land surveyor who prepared the map. (The plat
shall bear the embossed seal of said engineer and land surveyor.)
3. A key map (at a scale of not less than one inch equals 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 boundary or Borough
boundary which is within 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, the minimum required lot areas,
setbacks, yards and dimensions.
5. Zone boundaries, Borough borders, soil types and the names of all
owners, lot and block numbers and property lines of parcels within
200 feet of the land to be subdivided, including properties across
the street, as shown by the most recent records of the Borough, or
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. The date of
the survey and the name of the person making the same shall be shown
on the map.
7. Contours:
a.
Existing one foot interval contours based on United States Coast
and Geodetic Survey datum (MSL = 0) shall be shown extending a minimum
of 100 feet beyond the boundary of the tract in question and shall
be certified by a New Jersey licensed surveyor or professional engineer
as to accuracy, except that where the slopes exceed 5%, a two foot
interval may be used, and if the slopes exceed 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.
b.
Ninety percent of elevations interpolated from contour lines
will be within 1/2 the contour interval when referred to the nearest
bench mark. All spot elevations shall be to the nearest 0.1 foot and
accurate to within 0.3 of a foot.
c.
Ninety percent of all planimetric features shown on the map
will be within 1/40 inch of their true position and no planimetric
features will be out of true position more than 1/20 inch at map scale
when referenced to the nearest field-established station. A statement
of compliance and/or a complete statement concerning any areas of
noncompliance with this requirement shall be placed on the tentative
plat.
8. All existing streets, public easements, watercourses, floodways and
flood hazard areas within the proposed subdivision and within 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 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 200 feet thereof.
11.
The layout of the proposed subdivision drawn in compliance with
the provisions of the chapter.
12.
All proposed public easements or rights-of-way 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 system 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 minus
0% and plus 4% [for example, a lot line specified as 250 feet long
should not be less than 250 feet but may be as long as 260 feet].
16.
North arrow and basis therefor and written and graphic scales.
17.
Preliminary utility layouts showing methods of connection and
sources of service.
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
Planning Board may require 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 cul-de-sacs, at all internal street
intersections, along street tangents at intervals not exceeding 500
feet, and at such additional locations as the Planning Board may deem
necessary. The locations indicated on the plat shall be accurate within
plus or minus 10 feet. Any traverse lines cut out and/or marked on
the site shall be shown on the plat. If such on-site points, as above
discussed, have not been established at the time of submission of
a tentative plat, the Planning Board may give the subdivider 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 200 feet of that property all existing paper streets, dirt
roads, paved streets, curbs, manholes, sewer lines, water and gas
pipes, utility poles, ponds, swamps 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 if slopes exceed 5%, a two foot interval may be used, and if
they exceed 10%, a five foot interval is permissible. Datum shall
be United States Coast and Geodetic Survey datum (MSL-0) 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 waters and all watercourses shall be shown.
d.
The preliminary grading and drainage plan shall be accompanied
by drainage calculations made in accordance with the standards set
forth 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 received or discharges
runoff from or onto the site, shall be noted by an engineering report.
The Borough Engineer may at his discretion require plats showing 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 Borough Engineer(s), any existing plans for drainage
improvements shall be noted.
d.
In the event a temporary drainage system is proposed, tentative
plans of that system shall be shown.
23.
Boring Logs. Unless the Borough Engineer shall determine that
less 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 analysis for borings
made in accordance with the following requirements:
a.
Borings shall be spaced evenly throughout the tract.
b.
One boring not less than 15 feet below the proposed grade or
20 feet minimum depth shall be made for every five acres, or portion
thereof, of land within the tract where the water table is found to
be 10 feet or more below the proposed or existing grade at all boring
locations.
c.
One additional boring shall be made per acre, or portion thereof,
in those areas where the water table is found to be less than 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 feet or less below the existing or proposed grade,
two additional borings per acre, or portion thereof, will be required.
If construction of homes with basements is contemplated, at least
one boring will be located on each lot within the building setback
lines.
e.
Boring logs shall show soil types and characteristics encountered,
groundwater depths, 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 0.1 of a foot.
f.
Based on the borings, the preliminary plat shall clearly indicate
all areas having a water table within two feet of the existing surface
of the land, or within two feet of proposed grade, or all areas within
which two 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 Planning 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 groups of lots in the subdivision those improvements that will
be completed prior to application for Certificate 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.
In addition to the requirements of the map filing act, if the
Borough Engineer, Shade Tree Commission, Planning Board, or Environmental
Commission determines that the 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:
a.
Living deciduous trees having a trunk of six inches diameter
or more at breast height.
b.
All living coniferous trees having a trunk of six inches or
more diameter at breast height.
c.
All living dogwood (Cornus florida) or American Holly (Ilex
opaca) trees having a trunk of one inch or greater at breast height.
d.
All native laurel (Kalraia Latifolia) shrubs having a root crown
of three inches or greater measured at the soil or surface level.
27.
The location of proposed depressed pedestrian ramps and other
facilities for the handicapped.
28.
Such other information as the Board and/or Borough Engineer
may require or request during the review of the preliminary plat.
C. Conditions of Approval. Any approval of an application for development
for a preliminary plat of a major subdivision by the Planning Board
shall be subject to the following conditions being satisfied prior
to the signing of the plat:
1. Submission of additional prints of the plat and attachments for distribution
(if required).
2. Preliminary Monmouth County Planning Board approval (if not previously
granted).
3. Preliminary Two Rivers Water Reclamation Authority approval (if not
previously granted).
4. Publication of a notice of decision of the Board by the applicant.
5. Freehold Soil Conservations District approval.
6. Any other conditions which may be imposed by the Board or may be
required by Federal, State or local law.
7. Signature of Tax Assessor as to approval of new lot designations.
The Board may also condition its preliminary approval upon the applicant
providing for certain revisions or additions to 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 certificate
to that effect in this form:
Approved as a preliminary plat of a major subdivision
by the Borough of Little Silver Planning Board on __________.
|
___________
Chairman
|
__________
Date
|
__________
Secretary
|
__________
Date
|
__________
Borough Engineer
|
__________
Date
|
shall be endorsed as the preliminary plat 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 Board Engineer after they have received certification from the Zoning Officer that all conditions of approval have been satisfied. After signature, the preliminary plat shall be reproduced as provided for in Section 16A-6.4 of this chapter and the signed original shall be returned to the applicant.
|
E. Applicants Rights Upon Approval. Approval of a preliminary plat shall
confer upon the applicant the rights set forth in N.J.S.A. 40:55D-49
and Section 16A-3.1J5 of this chapter.
F. Improvements not to be Installed. Approval of a preliminary plat
shall not Confer upon the developer the right to undertake any clearing,
grading, and/or to install any improvements prior to final plat approval
unless it shall be determined by the Planning Board and the Borough
Engineer that (1) 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 (2) that required inspection fees have been
paid and adequate performance guarantees have been posted to provide
for the cost to the Borough 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 guarantees shall include, but are
not limited to, the cost to the Borough 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
of scheduling of a preliminary plat of a site plan for public hearing,
the Board secretary shall, determine that the following has been submitted
in proper form:
1. Borough Engineer's Report.
2. Copy of application for granting of a CAFRA Permit, where required
and if submitted.
3. Application for municipal and/or State Wetlands Permit, where required.
4. Other submittals that may be required by the Borough Engineer, Planning
Board, or Federal, State or local law.
5. The application for development for a preliminary plat of a major
site plan shall include a request for the granting of any variances
required.
6. Required application fees.
7. Eleven copies of a plat and attachments meeting the requirements
set forth below.
B. Plat Requirements.
1. General Requirements.
a.
Any preliminary plat of a site plan presented to the Planning
Board 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 and
sealed by a professional engineer.
b.
Site plans shall not be drawn at a scale smaller than one inch
equals 50 feet nor larger than one inch equals 10 feet. If the size
of the site would require the use of sheets larger than 30 inches
by 42 inches, in order to show the entire site on one sheet, the detailed
information for the site plan shall be shown in sections on sheets
not larger than 30 inches by 42 inches, which sheets shall be keyed
to an overall plan of the site drawn at a scale of not less than one
inch equals 200 feet. The site plan shall be based on a monumented,
current certified boundary survey. The date of the survey and the
name of the person making same shall be shown on the map. If 12 months
or more has passed since the date of (or date of last recertification
of) the survey, it shall be recertified and if necessary, brought
up to date.
2. Title Block. The title block shall appear on all sheets and include:
a.
Title of "Preliminary Plat - Site Plan."
b.
Name of the development, if any.
c.
Tax map sheet, block and lot number of the site, as shown on
the latest Borough Tax Map, the date of which should also be shown.
d.
Date (of original and all revisions).
e.
Names and addresses of owner and developer, so designated.
f.
Name(s), signature(s), address(es), and license number(s) of
engineer, architect, land surveyor or planner who prepared the plan
and their embossed seal.
g.
If the site plan contains more than one sheet, each sheet shall
be numbered and titled.
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 buildings (listed
separately).
c.
The proposed use or uses and the floor area devoted to each
use.
d.
The zone 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. 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 watercourse, 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 Board in the determination of floodway
and flood hazard area limits.
6. Paving and right-of-way widths of existing streets within 200 feet
of the site.
7. The boundary/nature and extent of wooded areas, soil types, swamps,
bogs and ponds within the site and within 200 feet thereof.
8. Existing and proposed manholes, sewer lines, fire hydrants, water
lines, utility poles and all other topographical features of a physical
or engineering nature within the site and within 200 feet thereof.
9. All existing structures on the site and within 200 feet thereof,
including their use, indicating those to be destroyed or removed and
those to remain.
10.
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 if slopes exceed
5%, a two foot interval may be used, and if they exceed 10%, a five
foot interval is permissible. Datum shall be United States Coast and
Geodetic Survey datum (MSL = 0) and 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 plans.
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.
The pertinent off-site existing drainage shall be shown with
elevations of inverts and grates to the nearest 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 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, type,
inverts, crowns and slopes; all proposed structures and connections
and design hydraulic grade lines for all conduits designed to carry
40 or more cubic feet per second. Cross-sections at intervals not
exceeding 100 feet shall be shown for all open channels.
15.
If required by the Borough Engineer, centerline profiles of
streets bordering the site, internal roadways and major circulation
aisles showing:
a.
Existing and proposed final grades and slopes.
b.
Pipe sizes, slope, type, inverts and grate or rim elevation
of drainage and sanitary sewage facilities.
16.
Boring Logs. Unless the Borough Engineer shall determine that
less boring logs are required or that some or all of the boring lots
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 shall be spaced evenly throughout the site.
b.
One boring not less than 15 feet below grade or 20 feet minimum
depth shall be made for every five acres (or portion thereof) of land
where the water table is found to be 10 feet or more below proposed
or existing grade at all boring locations.
c.
One additional boring shall be made per acre (or portion thereof)
in those areas where the water table is found to be less than 10 feet
below proposed or existing grade.
d.
In addition to the above, in those areas where the water table
is found to be five feet or less below existing or proposed grade,
two 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,
ground water depths, 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 1/10 of a foot.
f.
Based on the borings, the site plan shall clearly indicate all
areas having a water table within two feet of the existing surface
of the land, or within two feet of proposed grade; or all areas within
which two feet or more of fill is contemplated or has previously been
placed.
17.
Zone boundaries and the tax map sheet, lot and block numbers
and names of owners of all properties within 200 feet of the site.
18.
A key map, (at a scale of not less than one inch equals 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
boundary or Borough boundary which is within 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 semi-trailers 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. If the developer
desires to have the appropriate provisions of Title 39 of the Revised
Statutes 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
Borough Engineer will advise the developer regarding the details of
such a plan.
22.
The location and size of proposed loading docks.
23.
Location of curbs and sidewalks.
24.
Cross-section(s) showing the composition of pavement areas,
curbs and sidewalks.
25.
Exterior lighting plan, including the location, direction of
illumination, amount of illumination expressed in horizontal foot
candles, 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 and the location type and
amount of each type of ground cover to be utilized.
27.
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.
Location of handicapped facilities including parking spaces
and ramps (where applicable).
31.
If the Borough Engineer, Shade Tree Commission, Planning Board
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, show caliper and type be shown
on the plat for the following:
a.
Living deciduous trees having a trunk of six inches diameter
or more at breast height.
b.
All living coniferous trees having a trunk of six inches or
more diameter at breast height.
c.
All living dogwood (Cornus florida) or American Holly (Ilex
opaca) trees having a trunk of one inch or greater diameter at breast
height.
d.
All native laurel (Kalmia latifolia) shrubs having a root crown
of three inches or greater measured at the soil or surface level.
32.
Sectionalization and staging plan. Developers of large uses
such as shopping centers, multi-family dwellings, 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 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 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.
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 the provisions to be made for site maintenance.
34.
Such other information as the Planning Board or Borough Engineer
may request during site plan review.
35.
The Planning Board may at their discretion waive any or all
portions or sections of the above.
C. Conditions of Approval. Any approval of an application for development
for a preliminary plat or a major site plan by the Planning Board
shall be subject to the following conditions being satisfied prior
to the signing of the plat:
1. Submission of additional prints of the plat and attachments for distribution
(if required).
2. Preliminary Monmouth County Planning Board approval (if not previously
granted).
3. Preliminary Two Rivers Water Reclamation Authority approval (if not
previously granted).
4. Publication of a notice of the decision of the Board by the applicant.
5. Freehold Soil Conservation District approval.
6. Any other conditions which may be imposed by the Board or may be
required by Federal, State or local law. 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 site plan is approved, a certification
to that effect in this form:
Approved as a preliminary plat of a site plan by
the Borough of Little Silver Planning Board on __________.
|
__________
Chairman
|
__________
Date
|
__________
Secretary
|
__________
Date
|
__________
Borough Engineer
|
__________
Date
|
shall be endorsed on the preliminary plat 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 Board Engineer after they receive certification from the Zoning Officer that all conditions of approval have been satisfied. After signature, the preliminary plat shall be reproduced as provided in Section 16A-6.4 of this chapter and the signed original shall be returned to the applicant.
|
E. Applicants Rights Upon Approval. Approval of a preliminary plat shall
confer upon the applicant all the rights set forth in N.J.S.A. 40:55D-49
and Section 16A-3.1j5 of this chapter.
F. Improvements Not to be Installed. Approval of a preliminary plat
shall not confer upon the developer the right to undertake any clearing,
grading and/or to install any improvements prior to final plat approval
unless it shall be determined by the Planning Board and the Borough
Engineer that (1) 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 (2) that required inspection fees have been paid,
and adequate performance guarantees have been posted to provide for
the cost to the Borough 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 guarantees shall include, but are not limited to,
the cost to the Borough 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 Board secretary shall determine that the following has been submitted
in proper form:
1. Borough Engineer's Report.
2. Application for land disturbance permit.
3. Application for Bureau of Fire Prevention approval.
4. Application for municipal and/or State wetlands approval, where required.
5. Application for Stream Encroachment Permit, where required.
6. 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, under the Coastal Area Facility Review
Act, 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.
7. 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.
8. Other submittals that may be required by the Borough Engineer, Planning
Board, or Federal, State or local law.
9. Unless waived by the Board, a formal request, in appropriate statutory
form, requesting that the applicable provisions of Title 39 of the
Revised Statutes be made applicable to the site in order to permit
police regulation of traffic control devices prior to acceptance of
streets.
10.
Required application fees.
11.
15 copies, i.e. 11 paper, 2 linen, 2 mylar, of the plat and
attachments meeting the requirements set forth below.
B. Plat Requirements.
1. General Requirements. A final plat may, for all or any portion of
an approved preliminary plat, be submitted to the Planning Board within
three 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 with the addition of the specific additional
requirements set forth herein.
a.
A final plat shall be drawn at a scale of not less than 100
feet to the inch, shall conform to the provisions of Chapter 141 of
the Laws of 1960 of the State of New Jersey, 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 part in 10,000.
c.
Unless specifically waived by the Borough Engineer, 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 Plan Coordinate System shall be enclosed in
brackets.
d.
Unless specifically waived by the Borough Engineer, coordinates,
based on the New Jersey State Plan 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 New Jersey State Plane Coordinate System information
shown as required above shall be noted on the final plat.
2. Purpose of 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 becomes
the basis for the construction of the subdivision and inspection by
the Borough Engineer, other officials and Planning Board. 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 and includes:
a.
Title of "Final Plat - Major Subdivision."
b.
Development name, if any.
c.
Tax map sheet, block and lot number(s) of the tract to be subdivided
as shown on the latest Borough Tax Map, the date of which shall also
be shown.
d.
Date (of original and all revisions).
e.
Names and addresses of owner and subdivider, so designated.
f.
The name(s), signature(s), address(es) and license number(s)
of the engineer and land surveyor who prepared the map. (The plat
shall bear the embossed seal of said engineer and land surveyor).
4. The final plat shall be based on a monumented, current, certified
boundary survey. The date of the survey and the name of the person
making the same shall be shown on the map. If 12 months or more have
passed since the date of or date of 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 base 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 if slopes exceed 5%,
a two foot interval may be used, and if they exceed 10%, a five foot
interval is permissible. Datum shall be United States Coast and Geodetic
Survey datum (MSL = 0) and 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 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 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, type, inverts, crowns and slopes;
all proposed structures and connections and design hydraulic grade
lines for all conduits designed, to carry 40 or more cubic feet per
second. Cross-sections at intervals not exceeding 100 feet shall-be
shown for all open channels.
11.
Centerline profiles of all proposed streets showing;
a.
Existing and proposed finished grades and slopes.
b.
Pipe sizes, slope, type, inverts and grate or rim elevations
of drainage and sanitary sewage, facilities.
12.
Where required by the Borough Engineer, cross-sections of proposed
streets to at least 10 feet outside of any grading limit at intervals
of at least every 100 feet, of all proposed streets.
13.
Where required by the Planning Board, or Environmental Commission,
the location, caliper and type of all:
a.
Living deciduous trees having a trunk of six inches diameter
at breast height or more.
b.
All living coniferous trees having a trunk of six inches or
more diameter at breast height.
c.
All living dogwood (Cornus florida) or American holly (Ilex
opaca) trees having a trunk of one inch or greater diameter at breast
height.
d.
All native laurel (Kalmia latifolia) shrubs having a root crown
of three inches or greater measured at the soil or surface level.
14.
The number, location and species of all proposed shade trees
or other plantings.
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, telephone lines are not required.
An indication of these on a typical road cross-section shall be sufficient.
Layouts shall include proposed locations of street lights 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 right-of-ways, 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 Chapter 141 of the Laws of
1960 of the State of New Jersey, including all monuments found, monuments
set and monuments to be set, and an indication of monumentation found
and reset.
19.
Certificate of Engineer or 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 Borough Tax Map (or proposed revisions thereof) and shall be
obtained by the applicants' Engineer from the Borough Tax Assessor.
The Borough Engineer shall not affix his signature to the final plat
unless the applicant has fully complied with 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 Borough. The Planning Board shall review and approve
such names.
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, or in the opinion of the Borough Engineer be likely to be approved by the New Jersey Department of Transportation. This plan shall be prepared in consultation with the Borough Engineer and the Borough Police Department 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 referred to in Section
16A-6.8A.
24.
Such other information as the Board and/or Borough 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 a period of time specified by the
Planning Board or Board of Adjustment, prior to the signing of the
plat of issuance of a development permit.
1. Payment of any outstanding real estate taxes.
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 applicant.
4. Final Monmouth County Planning Board approval (if not previously
obtained).
5. Final Two Rivers Water Reclamation Authority.
6. Issuance of a Land Disturbance Permit.
7. Bureau of Fire Prevention approval (if not previously obtained).
8. Granting of State or municipal Wetlands Permit (if required).
9. Certification of approval of plans for drainage or watercourse diversions
by the State of New Jersey, Department of Environmental Protection,
where required.
10.
Granting of a Coastal Area Facilities Review Act (CAFRA) Permit,
where required.
11.
Approval of any required riparian grants or licenses.
12.
Granting of any required construction permits.
13.
Posting of required performance guarantees.
14.
Payment of required inspection fees.
15.
Evidence of a comprehensive general liability insurance policy
in an amount not less than $500,000 per occurrence identifying and
saving harmless, the Borough and its agencies, employees and agents
from any liability for any acts of the subdivider or his agents, contractors
or employees in the implementing of the approved subdivision. The
insurance policy shall provide for 10 days' notice to the Borough
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 with the Borough Clerk.
16.
Any other conditions which may be imposed by the Board or may
be required by Federal, State or local law.
D. Certification. In the event that the application for development
for a final plat of a site plan is approved, a certification to that
effect in this form:
Approved as a final plat of a site plan by the Borough
of Little Silver Planning Board (Board of Adjustment) on __________.
|
__________
Chairman
|
__________
Date
|
__________
Secretary
|
__________
Date
|
__________
Borough Engineer
|
__________
Date
|
This plat must be filed in the office of the Clerk
of Monmouth County on or before __________, which date is 95 days
after the date upon which this plat was signed.
|
|
__________
Secretary
|
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 Borough Engineer (as to the map filing law certification) after they receive a certification from the Zoning Officer that all conditions of approval have been satisfied. After signature, plat shall be reproduced as provided for in Section 16A-6.4 of this chapter and the signed original shall be returned to the applicant for filing.
|
E. Filing of Approved Plat. If the applicant desires to proceed with
a subdivision on for which final approval has been granted, he shall
file with the County recording officer a plat map drawn in compliance
with Chapter 141 of the Laws of 1960, as amended and supplemented,
within 95 days from the date upon which the plat was signed by the
Planning Board Chairman and Secretary. The applicant shall, within
one week after filing the subdivision with the County Recording Officer,
notify, in writing, the Borough Engineer and Borough 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 thereon the filing date
shall be obtained from the County Recording Officer by the Borough
who shall distribute copies of the filed map to appropriate municipal
officials. In the event 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 95 days for good cause shown.
F. Applicant's Rights Upon Approval. Approval of final plat shall confer
upon the applicant all the rights set forth in N.J.S.A. 40:55D-52
and Section 16A-3.1J7 of this chapter.
G. 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 salesrooms from which sales in the
approved subdivision are made so that prospective purchases 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 site plan for public hearing, the
Board Secretary shall determine that the following has been, submitted
in proper form:
1. Borough Engineer's report.
2. Application for a Land Disturbance Permit.
3. Application for Bureau of Fire Prevention approval.
4. Application for municipal and/or State wetlands approval, where required.
5. Application for a Stream Encroachment Permit, where required.
6. 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, under the Coastal Area Facility Review
Act, 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.
7. Other submittals that may be required by the Borough Engineer, Planning
Board, Federal State or local law.
8. Required application fees.
9. Eleven copies of a plat and attachments meeting the requirements
set forth below.
B. Plat Requirements. The final plat shall include all data required
for preliminary plat of the 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 Site Plan".
C. Conditions of Approval. Any approval of an application for development
of a final plat of a site plan shall be subject to the following conditions
being satisfied, within a period of time specified by the Planning
Board, prior to signing of the plat or issuance of a Development Permit.
1. Payment of any outstanding real estate taxes.
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 applicant.
4. Final Monmouth County Planning Board approval (if not previously
obtained).
5. Final Two Rivers Water Reclamation Authority (if not previously obtained).
6. Issuance of Land Disturbance Permit (if not previously obtained).
7. Bureau of Fire Prevention approval (if not previously obtained).
8. Granting of State or municipal Wetlands Permit, (if required).
9. Certification of approval of plans for drainage of watercourse diversions
by the State of New Jersey, Department of Environmental Protection,
where required.
10.
The Planning Board may waive at their discretion any or all
of the above requirements.
11.
Granting of a Coastal Area Facilities Review Act (CAFRA) Permit,
where required.
12.
Approval of any required riparian grants or licenses.
13.
Granting of any required construction permits.
14.
Posting of required performance, guarantees.
15.
Payment of required inspection fee.
16.
Evidence of a comprehensive general liability insurance policy
in the amount not less than $500,000 per occurrence identifying and
saving harmless the Borough of Little Silver and its agencies, employees
and agents from any liability for any acts of the developer or his
agents, contractors or employees in the implementing of the approved
site plan. The insurance policy shall provide for 10 days' notice
to the Borough prior to cancellation.
It shall be a violation of this chapter for any property owner,
developer, or builder to carry on the construction of the site without
having a current valid evidence of insurance on file with the Borough
Clerk.
17.
Any other conditions which may be imposed by the Board or may
be required by Federal, State or local law.
D. Certification. In the event that the application for development
for a final plat of a site plan is approved, a certification to that
effect in this form:
Approved as a final plat of a site plan by the Borough
of Little Silver Planning Board (Board of Adjustment) on __________.
|
__________
Chairman
|
__________
Date
|
__________
Secretary
|
__________
Date
|
__________
Borough Engineer
|
__________
Date
|
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 after they receive a certification from the Zoning Officer
that all conditions of approval have been satisfied. After signature,
the plat shall be reproduced as provided for in Section 101-6.4. of
this chapter and the original shall be returned to the applicant
|
E. Applicant's Rights Upon Approval. Approval of a final plat shall
confer upon the applicant all the rights set forth in C. 40:550-52
and Section 101-3.1, J of this chapter.
A. Required Documents. In cases where a proposed exempt development
requires action on an application for development for either (1) the
granting of a variance pursuant to C. 40:55D-70 or (2) direction for
issuance of a building permit pursuant to C. 40:550-34 or C. 40:55D-36,
prior to issuance of a Certificate of Completeness or scheduling of
the application for development for public hearing before the Planning
Board, the Board Secretary shall determine that the following has
been submitted in proper form:
1. Required application fees.
2. Seven copies of a plot plan and/or other documents which clearly
describe the basis for the variance being requested or the basis for
direction for issuance of a Building Permit being requested.
3. Seven copies of an area map showing the tax lot and block numbers
of all properties located within 200 feet of the property for which
the application is being made.
4. Any other documents which the Planning Board may request.
B. Conditions of Approval. Any approval of an application for development
by the Planning Board or issuance of a Development Permit under this
section shall be subject to the following:
1. The applicant obtaining a Building Permit, or Certificate of Occupancy
where a Building Permit is not required, within a period of time specified
by the Planning Board. The approval shall expire and the Development
Permit shall become invalid if the required permit is not obtained
within the specified period.
2. Any other conditions which the Planning Board may impose.
3. Interior alterations which do not increase the required number of
off-street parking spaces.
4. Any change of use of land or structure to a use for which the standards
of this chapter are the same or less restrictive or stringent.
5. Any increase in the total number of employees, number of employees
in any shift, or the number of vehicles to be stored or parked on
the site not exceeding 25% of the amount existing at the time of passage
of this chapter or as set forth at the time of a previous site plan
approval.
6. Construction or installation of underground facilities which do not
alter the general use, appearance or grade of the site, provided that
the underground installation of fuel oil tank or tanks for the storage
of flammable or combustible liquids or materials shall have been approved
by the Little Silver Bureau of Fire Prevention.
7. The construction, alteration of, or addition to any off-street parking
area which provides an increase of five or less vehicle parking spaces.
8. Divisions of property, and conveyances so as to combine existing
lots, which are not considered to be subdivisions in accordance with
the definition of "Subdivision" contained within this Article.