In all zones for proposed uses, subdivision,
site development or construction other than an exempt development,
site plan and/or subdivision approval shall be required prior to:
A.
In all cases, application shall first be made to the
administrative officer (Zoning Officer) for issuance of a development
permit by any person wishing to undertake any regulated activity.
B.
If the administrative officer (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
N.J.S.A. 40:55D-34, he/she shall issue a development permit and the
applicant may then apply for a building permit and/or other permits
that may be required.
C.
If the administrative officer (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 N.J.S.A. 40:55D, he/she shall instruct the applicant that Planning
Board approval of an application for development 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.
D.
An application for development permit shall be in
writing by the owner or his/her authorized agent and include the following:
(1)
The applicant's name and address and his/her interest
in the subject property.
(2)
The owner's name and address, if different than the
applicant, and the owner's signed consent to the filing of the application.
(3)
The name an addresses of all professional consultants
advising the applicant with respect to the proposed development.
(4)
A statement of the use or intended use or uses of
the building, structure or land and a description of the construction,
reconstruction, remodeling, alteration, moving or subdivision.
(5)
An elevation, drawn to scale, of the building or structures
to be erected, including signs to be placed thereon and their content
and manner of construction.
(6)
The area of disturbance and area of impervious cover.
[Added 5-22-2007 by Ord. No. 7-2007]
(7)
A plan, drawn to scale, showing all proposed and/or
existing buildings, signs, parking areas, setbacks, and yard distances
in exact location to street and lot lines.
(8)
The proportion of existing and proposed lot coverage.
(9)
A statement of whether or not the applicant asserts
that the proposed use or development of the subject property, if any,
is exempt from the requirements for site plan/subdivision plat approval
or is eligible for waiver of site plan review as required under this
chapter and, if such an exemption or waiver is claimed, the basis
asserted therefor.
(10)
The zoning classification and present use of
the subject property.
(11)
The proposed use or uses of the subject property
and a brief description of the construction, reconstruction, remodeling,
alteration, moving or subdivision, if any, requiring the issuance
of a development permit.
(12)
The certificate of a registered architect, planner
or civil engineer licensed by the State of New Jersey, or of an owner-designer,
that the proposed construction, reconstruction, remodeling, alteration,
moving or subdivision complies with all the provisions of this chapter.
(13)
Where site plan/subdivision plat approval is
required by this chapter, a preliminary site plan/subdivision plat
as herein defined.
(14)
Where site plan/subdivision plat approval is
not required, a schematic drawing or drawings, at a scale of not more
than 100 feet to the inch, on one or more sheets, illustrating the
proposed construction, reconstruction, remodeling, alteration or moving
and including the following:
(a)
Property boundary lines and dimensions of the
property and any significant topographic or physical features of the
property.
(b)
The location, size, use and arrangement of proposed
building, and existing buildings which will remain, if any, including
outside dimensions, height in stories and feet, where relevant, floor
area ratio, total floor area and total square feet and percent of
ground area coverage; and number and size of dwelling units and individual
commercial or industrial units.
(c)
Minimum yard dimensions and, where relevant,
relation to yard dimensions to the height of any building or structure.
(d)
Location, dimensions and number of all driveways,
entrances, curb cuts, parking stalls, loading spaces and access aisles.
(e)
Location, size, arrangement and sketch showing
content and layout of all outdoor signs.
(f)
Location and height of fences or screen plantings,
and the type or kind of building materials or plantings to be used
for fencing or screening.
(g)
Location, designation and total area of all
usable open space.
(h)
Any information necessary to show compliance
with any condition imposed by any special approval granted pursuant
to this chapter.
(i)
Any other information that may be required to
be shown on such drawings by the administrative officer (Zoning Officer)
to determine that the application is in compliance with this chapter.
(15)
In the case of any application for a development
permit for property located in any district for which this chapter
establishes use limitations, affidavits, documents, studies or other
evidence to establish that there will be compliance with each such
use limitation applicable to the proposed use in the district in question.
(16)
Such other and further information or documentation
as the administrative officer (Zoning Officer) may deem necessary
or appropriate to a full and proper consideration and disposition
of the particular application. To the extent that any of the foregoing
information or documentation is supplied on or in connection with
an application being filed with an application for a development permit,
it may be omitted from the latter application.
E.
The administrative officer (Zoning Officer) shall
take action on a complete application for a development permit within
15 days of its submission.
F.
If the administrative officer (Zoning Officer) shall
determine that the proposed undertaking is not an exempt development,
he/she shall instruct the applicant that the Planning Board approval
of an application for development is required. He/She shall further
advise the applicant which of the following approvals are required:
G.
In any case where an application for a development permit is denied, the administrative officer (Zoning Officer) shall state the specific reasons therefor and shall cite the specific provisions of this chapter upon which such denial is based. Where the application included a request for certification of subdivision approval, the denial shall include a separate section designated "Certificate as to Approval of Subdivision of Land in Accordance with § 215-9B of this Chapter." If relief from such denial would be available by any special approval procedure available under this chapter, the administrative officer (Zoning Officer) shall so state and shall also inform the applicant of his appeal rights under this chapter.
H.
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 it hears and
acts upon a minor subdivision, preliminary plat of a major subdivision,
a minor site plan, 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.
I.
Effect of issuance of development permit. The issuance
of a development permit shall not authorize the establishment or extension
of any use nor the development, construction, relocation, alteration
or moving of any building or structure, but shall merely authorize
the preparation, filing and processing of application for any additional
permits and approvals which may be required by the codes and ordinances
of the City or other governmental agency, including, but not limited
to, a building permit, a certificate of occupancy and any special
permits or approvals required pursuant to the provisions of this chapter.
Where the development permit relates to specific plans or is limited
to a certification of compliance with specified provisions of this
chapter, it shall not be construed to certify compliance as to any
matter not shown on such plans or to any provisions other than those
specified.
J.
Limitations on development permits. Except to the
extent of that this chapter provides that the granting of site plan/subdivision
plat approvals confers specified rights on the applicant which are
irrevocable for specified periods of time, the issuance of a development
permit or certificate as to approval of subdivision of land pursuant
to this section shall not limit the right of the City to change the
provisions of this chapter in a manner considered appropriate by it;
and upon the effective date of any such change which is inconsistent
with any certification contained in any such development permit or
certificate as to approval of subdivision of land, such permit or
certificate shall, to the extent of such inconsistency, be null, void
and of no effect.
At the request of the developer, the Planning Board shall grant an informal review of a concept plan for a development which the developer intends to prepare and for which the developer intends to submit an application for development. The amount of any fees, in accordance with § 215-17, for such an informal review shall be a credit toward fees for review of the application for development. The developer shall not be bound by any concept plan for which review is requested, and the Planning Board shall not be bound by any such review.
A.
Submission requirements. All applications for development requiring Planning Board action shall be submitted in accordance with the requirements set forth in §§ 215-60 through 215-67 of this chapter. Where an application involves approvals related to more than one section, the more restrictive requirements shall apply.
B.
Administrative review.
(1)
Upon receipt of an application for development, the
administrative officer shall retain the original of the application
and one copy of the plat maps and attachments and forward the other
copies of the application and all plat maps, supporting attachments,
exhibits and other information submitted to the Secretary of the Planning
Board. The Secretary of the Planning Board shall review the application
for compliance with submission requirements. If the application is
for a site plan, subdivision and/or conditional use, the Secretary
of the Planning Board shall make the following distribution of the
application, plat maps and attachments:
|
Number of Copies
| |||
|---|---|---|---|
|
Application
|
Plat Maps and Attachments
| ||
|
Board Attorney
|
1
|
1
| |
|
*City Engineer
|
1
|
2
| |
|
Police Department
|
1
|
1
| |
|
Construction Official
|
1
|
1
| |
|
Fire Department
|
1
|
1
| |
|
Sewage Authority
|
1
|
1
| |
|
*NOTE: if the City Engineer is not the municipal
agency engineer, then distribution will be one copy to the City Engineer
and one to municipal agency engineer.
|
(2)
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.
C.
Completeness review. When all submission requirements have been fulfilled and, in case of major site plans, subdivisions and conditional uses, when completeness review reports have been received from the City Engineer certifying that the plans and attachments are in compliance with all submission requirements; the administrative officer (Secretary of the Planning Board) will, if all other requirements have been met, deem the application complete and issue a certificate of completeness and forward the application to the municipal agency for hearing. An application for development shall be deemed to be properly submitted unless the administrative officer determines that it does not fulfill the criteria for a complete application as defined in § 215-5 of this chapter and the administrative officer has done the following:
D.
Engineering review. The City Engineer shall review
applications for development for 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.
Fifteen 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.
E.
Conditional approvals.
(1)
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 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.
(2)
If approval is granted conditioned upon the subsequent approval of another government agency and such government agency requires 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 § 215-17 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 with the following standards and regulations:
(1)
The proposed use is consistent with the Master Plan
and Land Use and Development Regulations and Zoning Map.
(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 water supply,
for the collection and disposal of stormwater runoff (as required
by Stormwater Management Rules at N.J.A.C. 7:8), and the proposed
drainage facilities have been approved by the City Engineer for shade
trees, for sewerage facilities, and for other utilities necessary
for essential services to residents and occupants.
[Amended 5-22-2007 by Ord. No. 7-2007]
(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.
(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
or Land Use and Development Regulations and Zoning Map.
(11)
The proposed development is compatible with
approved subdivisions and/or site plans for adjacent and nearby parcels
of land.
(12)
The proposed development is compatible with
environmental and/or historical characteristics and conditions of
the site and nearby parcels of land and is not subject to flooding.
G.
Reproduction of final site plans and plats and issuance
of development permit. Approvals of all applications for development
shall not be valid until all the following have taken place:
(1)
The City Engineer shall certify that all conditions
of approval have been satisfied.
(2)
In the case of applications for development for site
plans and subdivisions, the applicant shall submit the reproducible
original of the plat for signature of the Chairman and Secretary of
the Planning Board; and in the case of minor subdivisions or final
plats of major subdivisions, the City Engineer.
(3)
The applicant shall provide six copies of the plat
and attachments. After signature, the administrative officer shall
have the original and all copies signed and shall return the reproducible
original of the plat and attachments to the applicant. One copy shall
be retained in the files of the administrative officer, two copies
shall be retained in the files of the City Engineer, one copy shall
be retained in the files of the Construction Official, and one copy
shall be returned to the applicant.
(4)
After signature and reproduction, the administrative
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 administrative 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 of applications
for development related to preliminary plats become valid and 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.
H.
Waiver of requirements. The municipal agency may,
upon specific written request of an applicant, consider and approve
or deny requests for waiver of submission requirements or for any
of the specific plat detail requirements set forth in this article.
All such requests by an applicant shall cite the specific requirement
by section number and shall state the specific reason for request
of waiver. An application which either meets all submission and/or
detail requirements will be considered complete. If a request for
waiver is denied, the applicant must provide the required submissions.
Such detailed submissions will be reviewed as provided for new applications
and all time limits will recommence as for new applications.
A.
Required documents. Prior to issuance of a certificate
of completeness or scheduling of a minor subdivision for public hearing,
the administrative officer (Planning 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 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)
City Engineer's report.
(3)
Application for state wetlands or tidelands permit,
where required.
(4)
Other submittals that may be required by the City
Engineer, Planning Board, or federal, state, county or municipal law.
(5)
The application for development for a minor subdivision
or minor site plan shall include a request for the granting of any
variances required.
(7)
Fifteen copies of a completed application form.
(9)
Twelve copies of a plat and attachments meeting the
requirements set forth below.
B.
Plat requirements.
(1)
General requirements: The plat for a minor subdivision
shall be drawn at a scale of not less than 50 feet to the inch, shall
conform to the provisions of the New Jersey Map Filing Law, N.J.S.A.
46:23-9.9 et seq., and shall include or be accompanied by the information
specified below:
(a)
All dimensions, both linear and angular, of
the exterior boundaries of the subdivision, 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.
(b)
The minor subdivision shall be based upon a
current boundary survey prepared in accordance with N.J.A.C. 13:40-5.1,
regarding preparation of land surveys, be certified to the subdivider
and be prepared or recertified not less than 12 months prior to the
date of application.
(2)
Title block. A title block shall appear on all sheets
and include:
(a)
Title to read "Minor Subdivision."
(b)
Name of the subdivision, if any.
(c)
Tax Map sheet, block and lot number(s) of the
tract to be subdivided as shown on the latest City Tax Map, the date
of which shall also be shown.
(d)
Acreage of the tract being subdivided to the
nearest hundredth of an acre.
(e)
Names and addresses of owner and subdivider
so designated.
(f)
Date of original and all revisions.
(g)
Name, signature, address and license number
of the professional land surveyor who prepared the map and made the
survey (The plat shall bear the embossed seal of said land surveyor.).
(3)
Detailed information:
(a)
A key map (at 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 district
boundaries and City boundary which is within 500 feet of the subdivision.
(b)
The names of all owners of and property lines
of parcels adjacent to the land to be subdivided, including properties
across the street, as shown by the most recent records of the City.
(c)
All zone district boundaries, City borders,
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.
(d)
All existing structures, with an indication
of those which are to be destroyed or removed, and the front, rear
and side yard dimensions of those to remain, referenced to proposed
lot lines.
(e)
All proposed public easements or rights-of-way
and the purposes thereof.
(f)
The existing systems of drainage of the subdivision
and of any larger tract of which it is a part, together with information
on how it is proposed to dispose of surface drainage (where required
by the Board or City Engineer).
(g)
All proposed lot lines and the areas of all
lots in square feet. The areas and dimensions specified shall be shown
to the nearest hundredth of a square foot or hundredth of a linear
foot.
(h)
North arrow.
(i)
Written and graphic scales.
(j)
A copy of any existing or proposed covenants
or deed restrictions applying to the land being subdivided or certification
that none exist. Such certification may be in 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.
(k)
Proposed lot and block numbers as assigned by
the City Engineer in accordance with the digitized lot numbering system
specifications promulgated by the New Jersey Division of Taxation.
(l)
Such other information as the Board and/or City
Engineer may require or request during the review of the application
for classification and approval as a minor subdivision.
C.
Processing of minor subdivision application.
(1)
By the Planning Board.
(a)
Referral to Committee. Each complete application
for development for a minor subdivision shall be referred to the Subdivision
Committee. The Subdivision Committee, in accordance with the definition
of a "minor subdivision," shall either approve the application for
classification and approval as a minor subdivision or refer the subdivision
to the full Planning Board for hearing and consideration. If the Subdivision
Committee approves the application, no further municipal action will
be required.
(b)
Action by Committee. In order to be approved
and classified as a minor subdivision by the Subdivision Committee,
the vote of the Committee must be unanimous. Applications for development
for a minor subdivision shall be referred to the full Planning Board
for public hearing and vote in all of the following instances:
[1]
The vote of the classification committee is
not unanimous.
[2]
Unfavorable recommendation from the Planning
Board Engineer.
[3]
The subdivision also requires the granting of
a variance or variances.
[4]
The application for development also requests
approval of a major site plan, conditional use and/or direction for
issuance of a building permit.
(c)
Action by Planning Board.
[1]
The action taken by the Subdivision Committee
shall be announced at a public meeting of the Planning Board.
[2]
If an application is referred to the full Board
by the Subdivision Committee, the Board will take action within 45
days of the date of submission of a complete application. Any referrals
by the Subdivision Committee will be made in a timely manner so that
the Board can take action within the time allowed.
(2)
Time limits for minor subdivision approvals. Minor
subdivision approvals shall be granted or denied within 45 days of
the date of submission of a complete application to the administrative
officer or within such further time as may be consented to by the
applicant. Approval of a minor subdivision shall expire 190 days from
the date of Planning Board approval unless, within such period, a
plat in conformity with such approval and the provisions of the Map
Filing Law, or a deed clearly describing the approved minor subdivision,
is filed by the developer with the county recording Officer, the City
Engineer and the Tax Assessor. Any such plat or deed must be signed
by the Chairman and Secretary of the Planning Board before it will
be accepted for filing by the county recording Officer.
D.
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 and property
improvement assessments.
(3)
Atlantic County Planning Board approval (if not previously
granted).
(4)
Atlantic County Utilities Authority approval (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 administrative officer (Planning Board Secretary) within the time set forth in § 215-8E of this chapter.
(7)
Any other conditions which may be imposed by the Board
or which may be required by federal, state or municipal law.
E.
Certification. In the event that the application for
development for a minor subdivision is approved, a certification to
that effect in this form will be issued:
|
Classified and approved as a minor subdivision
by the City of Northfield Planning Board (Planning Board) on _____________
| ||
|
Attest
|
Chairman
| |
|
Secretary
|
Date
| |
|
This plat (or a deed describing this subdivision)
must be filed in the office of the Clerk of Atlantic County on or
before _________________, which date is 190 days after approval as
a minor subdivision by the City of Northfield Planning Board.
| ||
|
Secretary
| ||
|
City Surveyor
| ||
A.
Required documents. Prior to issuance of a certificate
of completeness, the administrative officer (Planning Board) shall
determine that the following have been submitted in proper form. The
administrative officer may schedule a minor site plan for consideration
by the municipal agency upon submission of Items (1) through (8).
(1)
City Engineer's report.
(2)
Copy of application for granting of CAFRA permit,
where required.
(3)
Application for state wetlands or tidelands permit,
where required.
(4)
Other submittals that may be required by the Planning
Board or federal, state or municipal law.
(5)
The application for development for a minor site plan
shall include a request for the granting of any variances required
or other approvals required from the municipal agency.
(7)
Fifteen copies of a plat and attachments meeting the
requirements set forth below.
(8)
Fifteen copies of a completed application form.
B.
Plat requirements.
(1)
General requirements.
(a)
Any minor site plan presented to the municipal
agency for its approval shall be drawn, signed and appropriately sealed
by an architect, professional engineer, land surveyor and/or professional
planner licensed to practice in the State of New Jersey.
(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.
(c)
The site plan shall be based on a monumented,
current, certified boundary survey prepared in accordance with N.J.A.C.
13:40-5.1, regarding preparation of land surveys. The date of the
survey and the name, signature, license number, and embossed seal
of the professional land surveyor making 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.
(2)
Title block. The title block shall appear on all sheets
and include:
(a)
Title of "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 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 plat and his or her 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 area 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 district in which the site is located.
(e)
Proposed and required lot dimensions and front,
rear and side setbacks.
(f)
Provided and required off-street parking spaces.
(g)
Square footage and percentage of the site retained
in unoccupied open space.
(4)
North arrow and written and graphic scales.
(5)
Sufficient spot elevations (United States National
Geodetic Survey datum) and/or contour lines to indicate the proposed
system of surface drainage and the relationship of proposed grading
to the land surrounding the site.
(6)
The tops of the banks and boundaries of the floodways
and flood hazard areas of all existing watercourses, where such have
been delineated, or the limits of alluvial soils where the boundaries
of floodways and flood hazard areas have not been determined, and/or
such other information as may assist the Planning Board in the determination
of floodway and flood hazard area limits.
(7)
Paving and right-of-way widths of existing streets
within 200 feet of the site.
(8)
The boundary, nature and extent of the wooded areas,
swamps, bogs and ponds within the site and within 200 feet thereof.
Any trees 12 inches or larger on the site as measured at four feet
above the base shall be located by and identified by species name.
(9)
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
district boundaries or City boundaries which are within 500 feet of
the subdivision.
(10)
The following shall also be required unless
the administrative officer determines that they are not necessary
to provide a full understanding of the application:
(a)
Existing at point of connection and all proposed
manholes, sewer lines, water lines, fire hydrants, utility poles and
all other topographical features of a physical or engineering nature
within the site and within 50 feet thereof.
(b)
All existing structures on the site and within
50 feet thereof, including their use and indicating those to be destroyed
or removed and those to remain.
(c)
Location, use, finished grade level, ground
coverage, first floor and basement elevations, front, rear and side
setbacks of all buildings and other pertinent improvements.
(d)
Existing and proposed public easements or rights-of-way
and the purposes thereof.
(e)
Zone district boundaries and Tax Map sheet,
lot and block numbers and names of owners of all properties across
any street from or within 50 feet of the site.
(f)
The capacity of off-street parking areas and
the location and dimensions of all access drives, aisles and parking
stalls.
(g)
The location and size of proposed loading docks.
(h)
Location of curbs and sidewalks.
(i)
Cross section(s) showing the composition of
pavement areas, curbs and sidewalks.
(j)
Exterior lighting plan, including the location,
direction of illumination, amount of illumination expressed in horizontal
footcandles, wattage and drawn details of all outdoor lighting standards
and fixtures.
(k)
Landscaping and screening plan showing the location,
type, spacing and number of each type of tree or shrub and the location,
type and amount of each type of ground cover to be utilized and planting
details for trees, shrubs and/or ground cover.
(l)
Locations of signs and drawn details showing
the size, nature of constructions, height and content of all signs.
(m)
Drawn details of the type of screening to be
utilized for refuse storage areas, outdoor equipment and bulk storage
areas.
(n)
Floor plans and building elevation drawings
of any proposed structure or structures, or existing structures to
be renovated.
(o)
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; a written description of the use, the number of shifts to
be worked, the number of employees in each shift, the number of vehicles
to be stored or parked on the site, and provisions to be made for
site maintenance.
(11)
Location of trash dumpsters and other mechanicals
(transformers, heat pumps, air conditioners, etc.) located or to be
located on the property.
(12)
Such other information as the municipal agency
and/or City Engineer may request during the site plan review.
C.
Conditions of approval. Any approval of an application
for development for a minor site plan granted by the municipal agency
shall be subject to the following conditions being satisfied prior
to signing of the site plan or issuance of a development permit.
(1)
Installation and approval of, or posting of performance
guarantees for, the installation of those improvements which are necessary
to protect adjacent property and public interest in the event development
of the site was not complete.
(2)
Payment of any outstanding real estate taxes and property
improvement assessments.
(3)
Final Atlantic County Planning Board approval (if
not previously granted).
(4)
Atlantic County Utilities Authority approval (if not
previously granted).
(5)
Submission of additional prints of the site plan and
attachment for distribution (if required).
(6)
Filing of an appropriate instrument with the Atlantic
County Clerk consolidating the lots constituting the site (if required).
(7)
Publication of a notice of the decision of the Board by the administrative officer (Planning Board Secretary) within the time set forth in § 215-8E of this chapter.
(8)
Any other conditions which may be imposed by the Planning
Board or which may be required by federal, state, county or municipal
law.
D.
Certification. In the event that the application for development for a minor site plan is approved, a certification to that effect in this form shall be endorsed on the site plan, and the original reproducible thereof shall be provided to the Planning Board by the applicant. Said original shall be signed by the Chairman and Secretary of the municipal agency after they receive certification from the administrative officer (Planning Board Secretary) that all conditions of approval have been satisfied. After signature, the site plan shall be reproduced as provided for in § 215-60G of this chapter and the signed original shall be returned to applicant.
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Approved as a minor site plan by the City of
Northfield Planning Board on _________________________
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Attest:
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Chairman
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Secretary
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Date
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City Engineer
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Date
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E.
Time limit and effect of approval. Minor site plan
approvals shall be granted or denied within 45 days of the date of
submission of a complete application to the administrative officer
(Planning Board Secretary) or within such further time as may be consented
to by the applicant. Minor site plan approval shall confer upon the
applicant the right that the general terms and conditions upon which
minor site plan approval was granted shall not be changed for a period
of two years. The approval of a minor site plan shall expire two years
after the date of approval if a building permit or, where a building
permit is not required, a certificate of occupancy has not been obtained.
A.
Required documents. Prior to issuance of a certificate
of completeness, the administrative officer (Planning Board Secretary)
shall determine that the following have been submitted in proper form.
The administrative officer may schedule a variance for public hearing
upon submission of Items (1) through (3).
(2)
Fifteen copies of a plan drawn to scale showing the
location and dimensions of the property and any structures, including
buildings, pools, fences, and parking areas, and indicating any proposed
changes.
B.
Conditions of approval. Any approval of an application
for development for a variance granted by the municipal agency shall
be subject to the following conditions being satisfied prior to the
issuance of a development permit:
(1)
Payment of any outstanding real estate taxes and property
improvements assessments.
(2)
Publication of a notice of the decision by the administrative officer (Planning Board Secretary) within the time set forth in § 215-8E of this chapter.
(3)
Any other conditions which may be imposed by the municipal
agency or which may be required by federal, state or municipal law.
C.
Waiver. In order to grant an exemption for major development
projects from the design and performance standards in N.J.A.C. 7:8-5,
include a mitigation plan that identifies what measures are necessary
to offset the deficit created by granting the variance or exemption.
The mitigation plan shall ensure that mitigation is completed within
the drainage area and for the performance standard for which the exemption
was granted.
[Added 5-22-2007 by Ord. No. 7-2007]
A.
Required documents. Prior to issuance of a certificate
of completeness, the administrative officer (Planning Board Secretary)
shall determine that the following have been submitted in proper form.
The administrative officer may schedule a preliminary plat of a major
subdivision for public hearing upon submission of Items (1) through
(8).
(1)
City Engineer's report.
(2)
Copy of application for granting of a CAFRA permit,
and CAFRA's response, where required.
(3)
Application for NJDEP wetlands or tidelands permit,
where required.
(4)
A description of how the project will achieve the
design and performance standards for stormwater management measures
for major development intended to minimize the adverse impact of stormwater
runoff on water quality and water quantity and loss of groundwater
recharge in receiving water bodies as required by N.J.A.C. 7:8-5.
[Added 5-22-2007 by Ord. No. 7-2007]
(5)
Other submittals which may be required by the City
Engineer, Planning Board, or federal, state or municipal law.
(6)
The application for development for a preliminary
plat of a major subdivision shall include a request for the granting
of any variances required.
(8)
Fifteen copies of a plat and attachments meeting the
requirements set forth below.
(9)
Fifteen copies of a completed application form.
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 current land survey prepared in accordance
with N.J.S.A. 45:8 et seq., and N.J.A.C. 13:40-5.1 et seq., regarding
preparation of land surveys, as may be amended, and certified to the
subdivider and shall be drawn at a scale of not less than 50 feet
to the inch for subdivisions and shall show or be accompanied by the
information specified below.[1]
(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 City 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 professional land surveyor who prepared the map.
The plat shall bear the embossed seal of said 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 City 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 district, the minimum
required lot areas, setbacks, yards and dimensions.
(5)
Zone district boundaries, City borders 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 City
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 and
prepared in accordance with N.J.A.C. 13:40-5.1 et seq., regarding
preparation of land surveys, as may be amended.[2]
(7)
Contours.
(a)
Existing one-foot interval contours based on
United States National Geodetic Survey datum (MSL=0) shall be shown
extending a minimum of 100 feet behind the boundary of the tract in
question and shall be certified by a New Jersey licensed land surveyor
or professional engineer as to accuracy, except that where the slopes
exceed 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 benchmark. All spot elevations shall be to the nearest
1/10 foot and accurate to within 3/10 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
as 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 this 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 any larger tract of which it is a part, together with information
of how it is proposed to dispose of surface drainage in compliance
with N.J.A.C. 7:8-5.
[Amended 5-22-2007 by Ord. No. 7-2007]
(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 areas of all lots
in square feet. The areas and dimensions specified should be accurate
to within -0% and +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. Prior to the public hearing
for a preliminary subdivision plat, the developer shall provide written
certification that he/she has contacted the involved servicing utility
companies and has received their detailed specific installation standards.
It will be the developer's responsibility to then integrate the various
design standards and achieve optimum coordinated design.
(18)
The proposed location and area, in acres or
square feet, of all proposed common open space areas.
(19)
The types and location 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, at
a minimum, to be placed at the intersection of all lines of the tract
boundary with existing streets, at the center of all culs-de-sac,
at all internal street intersections, along street tangents, at intervals
not exceeding 500 feet, and at such additional locations as the Planning
Board may deem necessary. The locations indicated on the plat shall
be accurate within +/- 10 feet. Any traverse lines cut out and/or
marked on the site shall be shown on the plan. If such on-site points,
as above discussed, have not been established at the time of submission
of a tentative plat, the 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 National 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 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
receives or discharges runoff from or onto the site, shall be shown
with elevations of inverts, pipe types, and sizes or other appropriate
physical data for open or nonpipe conduits.
(c)
To the extent that information is available
and may be obtained from the County or City Engineer(s), any existing
plans for drainage improvements shall be shown.
(d)
In the event a temporary drainage system is
proposed, tentative plans of that system shall be shown.
(23)
Boring logs. Unless the City Engineer shall
determine that fewer boring logs are required or that some or all
of the boring logs may be deferred to the final plat stage, the preliminary
plat shall be accompanied by a set of boring logs and soil analyses
for borings made in accordance with the following requirements:
(a)
Borings shall be made between January 1 and
April 30 and 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 a 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 building setback
lines.
(e)
Boring logs shall show soil types and characteristics
encountered, groundwater depth, the methods and equipment used, the
name of the firm, making the borings and the name of the person in
charge of the boring operation. The boring logs shall also show surface
elevations to the nearest 1/10 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 shall show 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 sections 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 certificates of occupancy.
The plan should demonstrate that the staging of construction will
minimize adverse effects upon occupied buildings in the subdivision
and adjoining properties.
(26)
If existing trees located on the site have an
effect on the proper layout of the subdivision, the location, caliper
and type shall be shown on the plat for the following:
(a)
Living deciduous trees having a trunk of four
inches' diameter or more measured at four feet above grade.
(b)
All living coniferous trees having a trunk of
four inches or more in diameter measured at four feet above grade.
(c)
All living dogwood (Cornus florida) or American
Holly (Ilex opaca) trees having a trunk of one inch or greater in
diameter at four feet above grade.
(d)
All 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 City
Engineer may require or request during the review of the preliminary
plat.
C.
Conditions of approval.
(1)
Any approval of an application for development for
a 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:
(a)
Submission of additional prints of the plat
and attachments for distribution (if required).
(b)
Preliminary Atlantic County Planning Board approval
(if not previously granted).
(c)
Preliminary Atlantic County Utilities Authority
approval (if not previously granted.)
(d)
Publication of the decision of the Board by the administrative officer (Planning Board) within the time set forth in § 215-8E of this chapter.
(e)
Any other conditions which may be imposed by
the Board or may be required by federal, state, county or municipal
law.
(2)
The Board may also condition its preliminary approval
upon the applicant providing for certain revisions or additions on
the final plat submission.
D.
Certification. In the event that the application for development for a preliminary plat of a major subdivision is approved, a certificate to that effect in this form shall be endorsed on the preliminary plan, and the original reproducible thereof shall be provided to the Board by the applicant. Said original shall be signed by the Chairman and Secretary of the Board after they receive certification from the administrative officer (Planning Board Secretary) that all conditions of approval have been satisfied. After signature, the preliminary plat shall be reproduced as provided for in § 215-60 of this chapter and the signed original shall be returned to the applicant.
|
Approved as a preliminary plat of a major subdivision
by the City of Northfield Planning Board on _______________________
| ||
|
Attest:
|
Chairman
| |
|
Secretary
|
Date
| |
|
City Engineer
|
Date
| |
|
City Surveyor
|
Date
| |
E.
Time limits for preliminary approval.
(1)
Upon submission of a complete application to the administrative
officer (Planning Board Secretary) for a subdivision of 10 or fewer
lots, the Planning Board shall grant or deny preliminary approval
within 45 days of the date of such submission or within such further
time as may be consented to by the developer. Upon submission of a
complete application to the administrative officer (Planning Board
Secretary) for a subdivision of more than 10 lots, the Planning Board
shall grant or deny preliminary approval within 95 days of the date
of such submission or within such further time as may be consented
to by the developer. Otherwise, the Planning Board shall be deemed
to have granted preliminary approval of the major subdivision.
F.
Effects of preliminary approval.
(1)
Preliminary
approval of a major subdivision or of a site plan shall, except as
otherwise provided herein, confer upon the applicant the following
rights for a three-year period from the date of the preliminary approval:
(a)
That the general terms and conditions on which
preliminary approval was granted shall not be changed, including but
not limited to use requirements, layouts and design standards for
streets, curbs and sidewalks, and in the case of a site plan, any
requirements peculiar to site plan approval pursuant to N.J.S.A. 40:55D-41;
except that nothing herein shall be construed to prevent the City
from modifying by ordinance such general terms and conditions of preliminary
approval as relate to public health and safety;
(b)
That the applicant may submit for final approval,
on or before the expiration date of preliminary approval, the whole
or a section or sections of the preliminary subdivision plat or site
plan, as the case may be; and
(c)
That the applicant apply for and the Planning
Board may grant extensions on such preliminary approval for additional
periods of at least one year, but not to exceed a total extension
of two years, provided that if the design standards have been revised
by ordinance, such revised standards shall govern.
(2)
In the case of a subdivision of or site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsection F(1)(a), (b) and (c) above for such period of time, longer than three years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions, and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, and the potential number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, economic conditions, and the comprehensiveness of the development; provided that if the design standards have been revised, such revised standards shall govern.
G.
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 City Engineer that such clearing, grading and/or installation
of improvements would not hinder future development or create physical
or aesthetic problems in the event that further development of the
subdivision is not undertaken and required inspection fees have been
paid and adequate performance guarantees have been posted to provide
for the cost to the City 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 City of providing erosion control
facilities, seeding or otherwise stabilizing the site, drainage facilities
necessary to protect off-tract acres from flooding, screening or fencing
that may be required and all improvements to be undertaken which are
within existing public rights-of-way of easements.
A.
Required documents. Prior to issuance of a certificate
of completeness, the administrative officer shall determine that the
following have been submitted in proper form. The administrative officer
may schedule a preliminary plat of a major site plan for public hearing
upon submission of Items (1) through (8).
(1)
City Engineer's report.
(2)
Copy of application for granting of a CAFRA permit,
and CAFRA's response, where required.
(3)
Application for NJDEP wetlands or tidelands permit,
where required.
(4)
A description of how the project will achieve the
design and performance standards for stormwater management measures
for major development intended to minimize the adverse impact of stormwater
runoff on water quality and water quantity and loss of groundwater
recharge in receiving water bodies as required by N.J.A.C. 7:8-5.
[Amended 5-22-2007 by Ord. No. 7-2007]
(5)
Other submittals that may be required by the City
Engineer, Planning Board, or federal, state, county or local law.
(6)
The application for development for a preliminary
plat of a major site plan shall include a request for the granting
of any variances required.
(8)
Fifteen copies of a plat and attachments meeting the
requirements set forth below.
(9)
Fifteen copies of a completed application form.
B.
Plat requirements.
(1)
General requirements.
(a)
Any preliminary plat of a major 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, certification
and the name of the person making same shall be shown on the map.
The survey shall be prepared in accordance with N.J.S.A. 45:8 et seq.,
and N.J.A.C. 13:40-5.1 et seq., regarding preparation of land surveys,
as may be amended.[1]
(2)
Title block. The title block shall appear on all sheets
and include:
(a)
Title to read "Preliminary Plat — Major
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 City 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)
Names, signatures, addresses, and license numbers
of engineer, architect, land surveyor, or planner who prepared the
plan and their embossed seal(s).
(g)
If the site plan contains more than one sheet,
each 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 district in which the site is located.
(e)
Proposed and required lot dimensions and front,
rear and side setbacks.
(f)
Proposed and required off-street parking spaces.
(g)
Square footage and percentage of the site retained
in unoccupied open space and occupied by buildings.
(h)
The area of disturbance and area of impervious
cover.
[Added 5-22-2007 by Ord. No. 7-2007]
(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 watercourses, where such have
been delineated, or the limits of alluvial soils where the boundaries
of floodways and flood hazard areas have not been determined, and/or
such other information as may assist the 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,
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 National Geodetic Survey datum (MSL=0), and the source of the
datum shall be noted. In addition to proposed grading contours, sufficient
additional spot elevations shall be shown to clearly delineate proposed
grading.
(13)
On-site drainage plan.
(a)
The drainage plan shall be presented in graphic
form, which shall clearly show the street and lot layout and those
items which are pertinent to drainage, including existing and proposed
contours as previously required.
(b)
The plan shall show the nonstructural stormwater
management features.
[Added 5-22-2007 by Ord. No. 7-2007]
(c)
The plan shall outline each area contributing
to each inlet.
(d)
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.
(e)
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 1/10
of a foot.
(c)
To the extent that information is available
and may be obtained from the County or City 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, 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 City Engineer, center-line
profiles of streets bordering the site, internal roadways, and major
circulation aisles showing:
(16)
Boring logs. Unless the City Engineer shall
determine that fewer boring logs are required or that some or all
of the boring logs may be deferred to the final plat stage, the site
plan shall be accompanied by a set of boring logs and soil analyses
for borings made in accordance with the following requirements:
(a)
Borings shall be taken between January 1 and
April 30 and 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, 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 1/10 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 district 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, the location of the site with reference to surrounding
areas, existing streets, the names of all such streets and any zone
district boundary or municipal boundary which is within 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 N.J.S.A.
39:1 et seq. governing motor vehicle operation made applicable to
the site, thereby allowing municipal police regulation of traffic
control devices, he/she shall submit a formal request and a detailed
plan meeting the requirements of the New Jersey Department of Transportation.
The City 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 sections 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
footcandles, wattage and drawn details of all outdoor lighting standards
and fixtures.
(26)
Landscaping and screening plan showing the location,
type, spacing, and number of each type of tree or shrub, the location,
type and amount of each type of ground cover to be utilized, plant
list and planting details for trees, shrubs, and/or ground cover.
(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 existing trees located on the site have an
effect on the proper layout of the site, the location, caliper and
type to be shown on the plat for the following:
(a)
Living deciduous trees having a trunk diameter
of four inches or more at breast height.
(b)
All living coniferous trees having a trunk of
four inches or more in diameter at breast height.
(c)
All living dogwood (Cornus florida) or American
holly (Dex opaca) trees having a trunk of one inch or greater at breast
height.
(d)
All 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, multifamily 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 the
completion of any stage, the developed portion of the site would comply
in all respects to the requirements of this chapter and be provided
with adequate drainage and utility systems.
(b)
Those improvements that will be completed in
each stage prior to application for certificate of occupancy. The
plan should demonstrate that the staging of construction will minimize
adverse effects upon occupied buildings on 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 provisions to be made for site maintenance.
(34)
Location of trash dumpsters and other mechanicals
(transformers, heat pumps, air conditioners, etc.) located or to be
located on the property.
(35)
Such other information as the municipal agency
and/or City Engineer may request during site plan review.
C.
Conditions of approval.
(1)
Any approval of an application for development for
a preliminary plat of a major site plan by the Planning Board shall
be subject to the following conditions being satisfied prior to the
signing of the plat:
(a)
Submission of additional prints of the plat
and attachments for distribution (if required).
(b)
Preliminary Atlantic County Planning Board approval
(if not previously granted.)
(c)
Tentative Atlantic County Utilities Authority
approval (if not previously granted).
(d)
Publication of a notice of the decision of the Board by the administrative officer (Planning Board) in accordance with § 215-8E of this chapter.
(e)
Any other conditions which may be imposed by
the Board or may be required by federal, state, county or municipal
law.
(2)
The Board may also condition its preliminary approval
upon the applicant providing for certain revisions or additions on
the final plat submission.
D.
Certification. In the event that the application for development for a preliminary plat of a major subdivision is approved, a certification to that effect in this form 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 and Secretary of the municipal agency after they receive certification from the administrative officer (Planning Board Secretary) that all conditions of approval have been satisfied. After signature, the preliminary plat shall be reproduced as provided for in § 215-60 of this chapter and the signed original shall be returned to the applicant.
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Approved as a preliminary plat of a major site
plan by the City of Northfield Planning Board on _______________________
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Attest:
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Chairman
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Secretary
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Date
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City Engineer
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Date
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E.
Time limits for approval. Upon the submission to the
administrative officer (Planning Board Secretary) of a complete application
for a site plan which involves 10 acres of land or less, and 10 dwelling
units or less, the Planning Board shall grant or deny preliminary
approval within 45 days of the date of such submission or within such
further time as may be consented to by the developer. Upon submission
of a complete application for a site plan which involves more than
10 acres, or more than 10 dwelling units, the Planning Board shall
grant or deny preliminary approval within 95 days of the date of such
submission or within such further time as may be consented to by the
developer. Otherwise, the Planning Board shall be deemed to have granted
preliminary approval of the site plan.
F.
Effects of preliminary approval.
(1)
Preliminary
approval of a major subdivision or of a site plan shall, except as
otherwise provided herein, confer upon the applicant the following
rights for a three-year period from the date of the preliminary approval:
(a)
That the general terms and conditions on which
preliminary approval was granted shall not be changed, including but
not limited to use requirements, layouts and design standards for
streets, curbs and sidewalks and, in the case of a site plan, any
requirements peculiar to site plan approval pursuant to N.J.S.A. 40:55D-41;
except that nothing herein shall be construed to prevent the City
from modifying by ordinance such general terms and conditions of preliminary
approval as relate to public health and safety;
(b)
That the applicant may submit for final approval
on or before the expiration date of preliminary approval the whole
or a section or sections of the preliminary subdivision plat or site
plan, as the case may be; and
(c)
That the applicant may apply for and the Planning
Board may grant extensions on such preliminary approval for additional
periods of at least one year, but not to exceed a total extension
of two years, provided that if the design standards have been revised
by ordinance, such revised standards shall govern.
(2)
In the case of a subdivision of or site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsection F(1)(a), (b) and (c) above for such period of time, longer than three years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions, and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, and the potential number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, economic conditions, and the comprehensiveness of the development; provided that if the design standards have been revised, such revised standards shall govern. Approval of a preliminary plat shall confer upon the applicant all the rights set forth in N.J.S.A. 40:55D-49.
G.
Improvements not to be installed. Approval of a preliminary
plat shall not confer upon the developer the right to undertake any
clearing, grading, and/or to install any improvements prior to final
plat approval unless it shall be determined by the Planning Board
and the City Engineer that said clearing, grading, and/or installation
of improvements would not hinder future development or create physical
or aesthetic problems in the event that further development of the
site plan is not undertaken; and that required inspection fees have
been paid, and adequate performance guarantees have been posted, to
provide for the cost to the City 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 City 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 administrative officer (Planning Board Secretary)
shall determine that the following have been submitted in proper form:
(1)
City Engineer's report.
(2)
Application of land disturbance permit from Cape Atlantic
Conservation District.
(3)
Application for NJDEP wetlands or tidelands permit,
where required.
(4)
A description of how the project will achieve the
design and performance standards for stormwater management measures
for major development intended to minimize the adverse impact of stormwater
runoff on water quality and water quantity and loss of groundwater
recharge in receiving water bodies as required by N.J.A.C. 7:8-5.
[Added 5-22-2007 by Ord. No. 7-2007]
(5)
Application for NJDEP 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 (N.J.S.A. 13:19-1 et seq.), 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 City
Engineer, Planning Board, or federal, state, county or municipal law.
(9)
Unless waived by the Board, a formal request, in appropriate
statutory form, requesting that the applicable provisions of N.J.S.A.
39:1 et seq. be made applicable to the site in order to permit police
regulation of traffic control devices prior to acceptance of streets.
(11)
Fifteen copies 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 municipal
agency 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 within the addition of the specific
additional requirements set forth herein.
(a)
A final plat shall be drawn at a scale of not
less than 50 feet to one inch and shall conform to the provisions
of N.J.S.A. 46:23-9.9 et seq., the Map Filing Law, as amended and
supplemented, specified herein.[1]
(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 City 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 Plane Coordinate System shall be
enclosed in brackets.
(d)
Unless specifically waived by the City Engineer,
coordinates based on the New Jersey State Plane Coordinate System
(x and y) shall be shown, individually or in tabular form, for the
monumented (existing or proposed) corners of the exterior boundary
of the tract.
(e)
The source of New Jersey State Plane Coordinate
System information shown as required above shall be noted on the final
plat.
(2)
Purpose and final plat. A final plat and supporting
drawings and documents for a proposed subdivision constitute the complete
and fully detailed and documented development of the subdivision proposal
and become the basis for the construction of the subdivision and inspection
by the City Engineer, other officials and the Planning Board. The
portion of the plat intended for filing must be recorded at the City
Clerk's office to have legal status.
(3)
Title block. The title block shall appear on all sheets
and include:
(a)
Title to read "Final Plat-Major Subdivision."
(b)
Development name, if any.
(c)
Tax Map sheet, block and lot numbers of the
tract to be subdivided as shown on the latest City 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 names, signatures, addresses and license
numbers of the engineer and land surveyor who prepared the map. (The
plat shall bear the embossed seal of said engineer and land surveyor.)
(4)
The final plat shall be based on a monumented, current,
certified boundary survey prepared in accordance with N.J.S.A. 45:8
et seq., and N.J.A.C. 13:40-5.1, regarding preparation of land surveys,
as may be amended. The date of the survey and the name of the professional
land surveyor making the same shall be shown on the map. If 12 months
or more have passed since the date 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.[2]
(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
National Geodetic Survey datum (MSL=0), and the source of datum shall
be noted. In addition to proposed grading contours, sufficient additional
spot elevations shall be shown to clearly delineate proposed grading,
including corner elevations of buildings and first floor and basement
elevations.
(8)
The limits of all areas of proposed cuts and fills
(exclusive of excavations for basements) shall be clearly designated.
(9)
On-site drainage plan.
(a)
The drainage plan shall be presented in graphic
form, which shall clearly show the street and lot layout and those
items which are pertinent to drainage, including existing and proposed
contours as previously required.
(b)
The plan shall show the nonstructural stormwater
management features.
[Added 5-22-2007 by Ord. No. 7-2007]
(c)
The plan shall outline each area contributing
to each inlet.
(d)
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.
(e)
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 drainage shall be shown
with elevations of inverts and grade to the nearest 1/10 of a foot.
(c)
To the extent that information is available
and may be obtained from the City, county or adjacent municipality
engineers, 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.
(12)
Where required by the City 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, the location,
caliper, and type of all:
(a)
Living deciduous trees having a trunk of four
inches or greater in diameter at a height of four feet.
(b)
All living coniferous trees having a trunk of
four inches or greater in diameter at a height of four feet.
(c)
All living dogwood (Cornus florida) or American
holly (Ilex opaca) trees having a trunk of one inch or greater in
diameter at a height of four feet.
(d)
All 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
trees, shrubs, and/or ground cover plant materials and planting details
of same.
(15)
Utility layouts, specifications and cross sections
(sewers, water, gas, electric, telephone, cable, etc.) showing feasible
connections to any existing or proposed utility systems; provided,
however, that detailed layouts of gas, electric, and telephone lines
are not required. An indication of these on a typical road cross section
shall be sufficient. Layouts shall include proposed locations of streetlights
and fire hydrants. If private utilities are proposed, they shall comply
with all City, county and state regulations.
(16)
The tops of the banks and boundaries of the
floodways and flood hazard areas of all existing watercourses, where
such have been delineated, or the limits of alluvial soils where boundaries
of floodways and flood hazard areas have not been determined, and/or
such other information as may assist the Board in the determination
of floodway and flood hazard area limits.
(17)
Tract boundary lines, right-of-way lines of
streets, easements and other rights-of-way; land to be reserved or
dedicated to public use; all lot lines and site easement lines, with
accurate dimensions and bearings and radii, tangents, chords, arcs
and central angles of all curves and all front, rear and side (or
yard) setback lines.
(18)
All monuments in accordance with N.J.S.A. 46:23-9.9
et seq., the Map Filing Law, including all monuments found, monuments
set, and monuments to be set, and an indication of monumentation found
and reset.
(19)
Certificate of a professional land surveyor
as to accuracy of the details of the plat.
(20)
Lot and block numbers shown on the final plat
shall conform to the City Tax Map (or proposed revisions thereof)
and shall be obtained by the applicant's engineer and/or surveyor
from the City Surveyor. Proposed house numbers shall also be obtained
from the City Engineer and shall be shown encircled on the final plat,
or on one of the attachments thereto. The City Engineer shall not
affix his signature to the final plat unless the applicant has fully
complied in this regard.
(21)
Subdivision names and street names shown on
the final plat shall not be the same as or similar to any name of
any existing subdivision or street in the City and shall be approved
by the City Engineer.
(22)
The location of areas dedicated for park and
recreation facilities or common 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 City Engineer be likely to be approved by, the New Jersey Department of Transportation. This plan shall be prepared in consultation with the City Engineer and Chief of Police and shall provide for all appropriate traffic control measures necessary for the health, safety, convenience, and well being of those occupying, or likely to occupy, the subdivision between final approval and final acceptance. This plan shall be accompanied by the formal request referred to in Subsection A.
(24)
Such other information as the Board and/or City
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, prior to the signing of the plat
or issuance of a development permit:
(1)
Payment of any outstanding real estate taxes and property
improvement assessments.
(2)
Submission of additional prints of the plat map and
attachments for distribution, if required.
(3)
Publication of a notice of the decision of the Board by the administrative officer (Planning Board Secretary) the time set forth in § 215-8E of this chapter.
(4)
Final Atlantic County Planning Board approval (if
not previously obtained).
(5)
Final Atlantic County Utilities Authority approval
(if not previously obtained.)
(6)
Final water company approval.
(7)
Final electric company, gas company, telephone and
cable provider service agreement, if applicable.
(8)
Certification of soil erosion and sediment control
plan (if not previously obtained).
(9)
Fire Department approval (if not previously obtained).
(10)
Granting of NJDEP wetlands permit (if required).
(11)
Certification of approval of plans for drainage
or watercourse diversion by the State of New Jersey Department of
Environmental Protection, where required.
(12)
Granting of NJDEP Coastal Area Facilities Review
Act (CAFRA) permit (where required).
(13)
Approval of any required riparian and/or tidelands
grants or licenses.
(14)
Granting of any required construction permits.
(15)
Posting of required performance guarantees.
(16)
Payment of required inspection fees.
(17)
Evidence of a comprehensive general liability
insurance policy in an amount not less than $1,000,000 per occurrence
indemnifying and saving harmless the City and its agencies, employees
and agents from any liability for any acts of the subdivider or his
agents, contractors or employees in the implementation of the approved
subdivision. The insurance policy shall provide for 10 days' notice
to the City 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.
(18)
Any other conditions which may be imposed by
the Board or may be required by federal, state, county or municipal
law.
D.
Certification. In the event that the application for development for a final plat of a major subdivision is approved, a certification to that effect in this form 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 City Engineer (as to the Map Filing Law certification) after they receive a certification from the administrative officer (Planning Board), City Engineer and City Surveyor that all conditions of approval have been satisfied. After signature, the plat shall be reproduced as provided for in § 215-60 of this chapter and the signed original shall be returned to the applicant for filing.
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Approved as a final plat of a major subdivision
by City of Northfield Planning Board on ___________________.
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Attest:
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Chairman
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Secretary
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Date
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City Engineer
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Date
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City Surveyor
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Date
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This plat must be filed in the office of the
Clerk of the Atlantic County on or before __________, which date is
95 days after the date upon which this plat was signed.
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Secretary
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E.
Filing of approved plat. If the applicant desires
to proceed with a subdivision for which final approval has been granted,
he shall file with the City recording officer a plat map drawn in
compliance with the New Jersey Map Filing Law, N.J.S.A. 46:23-9.9
et seq., as amended and supplemented, within 95 days from the date
upon which plat was signed by the Planning Board Chairman and Secretary
and City Surveyor. The applicant shall, within one week after filing
the subdivision with the City recording officer, notify, in writing,
the City Engineer and City Tax Assessor of the date of filing of the
subdivision with the City 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
City recording officer by the City Clerk, 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.
Final approval.
[Amended 10-9-2012 by Ord. No. 9-2012]
(1)
Application for final subdivision approval shall be granted or denied
within 45 days of submission of a complete application to the Administrative
Officer (Planning Board or Board of Adjustment Secretary) or within
such further time as may be consented to by the applicant.
(2)
Final approval shall expire two years from the date of the passage
of the resolution of final approval if during that time all conditions
provided for in the resolution of approval have not been fully complied
with, performance guarantees posted, and the plans signed by the appropriate
officials, and the plats duly filed with the City Recording Officer,
the City Engineer, the City Tax Assessor and the City Tax Collector.
The Planning Board may, for good cause shown, extend the period of
recording for an additional period not to exceed 190 days from the
date of the passage of the resolution of final approval.
G.
Effect of final approval.
(1)
The zoning requirements applicable to the preliminary
approval first granted and all other rights conferred upon the developer
at preliminary approval, whether conditionally or otherwise, shall
not be changed for a period of two years after the date of final approval;
provided that in the case of major subdivision, the rights conferred
by this section shall expire if the plat has not been duly recorded
within the required time period. If the developer has followed the
standards prescribed for final approval and, in the case of a subdivision,
has duly recorded the plat, the Planning Board may extend such period
of protection for extensions of one year, but not to exceed three
extensions. Notwithstanding any other provisions of N.J.S.A. 40:55D-1
et seq., the granting of final approval terminates the time period
of the rights conferred by preliminary approval for the section granted
final approval.
(2)
In the case of a subdivision for a planned development
or planned residential development or residential cluster of 50 acres
or more or conventional subdivision or site plan for 150 acres or
more, the Planning Board may grant rights for such period of time
longer than two years as shall be determined by the Planning Board
to be reasonable, taking into consideration the number of dwelling
units and nonresidential floor area permissible under final approval,
economic conditions and the comprehensiveness of the development.
The developer may apply for thereafter, and the Planning Board may
thereafter grant, an extension of final approval for such additional
period of time as shall be determined by the Planning Board to be
reasonable, taking into consideration the number of dwelling units
and nonresidential floor area permissible under final approval, the
number of dwelling units and nonresidential floor area remaining to
be developed, economic conditions and the comprehensiveness of the
development.
H.
Combined preliminary and final major subdivision approval.
(1)
An applicant may require and the Planning Board may
consent to accept an application for development for combined preliminary
and final major subdivision approval, provided that:
(a)
The proposed development is not to be constructed
in sections or stages.
(b)
The applicant pays the application fees and
provides all submissions required for both preliminary and final applications.
(c)
Any notice of hearing requirements applicable
to the preliminary plat stage are complied with.
(d)
The applicant consents to the time limits for
action by the Board, to be the greater of the limits set for either
preliminary or final approval.
(e)
The Board is satisfied that the scope of the
project is not so large or so complex as to require the additional
review time which separate applications would provide.
(2)
Any approval granted by the Planning Board or such
combined application shall confer upon the applicant all the rights
set forth in this section for final approval.
I.
Display of final plat. The subdivider or his agent
shall keep a clear and legible copy of the approved final plat in
plain view in a prominent location in his offices and/or the sales
rooms from which sales in the approved subdivision are made so that
prospective purchasers may have the opportunity to learn the special
conditions, if any, under which approval was given.
A.
Required documents. Prior to issuance of a certificate
of completeness or scheduling of a final plat of a major site plan
for public hearing, the administrative officer (Planning Board Secretary)
shall determine that the following have been submitted in proper form:
(1)
City Engineer's report.
(2)
Application for state wetlands or tidelands approval,
if required.
(3)
Application for a stream encroachment permit, where
required.
(4)
A description of how the project will achieve the
design and performance standards for stormwater management measures
for major development intended to minimize the adverse impact of stormwater
runoff on water quality and water quantity and loss of groundwater
recharge in receiving water bodies as required by N.J.A.C. 7:8-5.
[Added 5-22-2007 by Ord. No. 7-2007]
(5)
Where applicable, a copy of the permit issued, or
if the permit has not been issued, the application filed with the
New Jersey Department of Environmental Protection, under the Coastal
Area Facility Review Act (N.J.S.A. 13:19-1 et seq.), and copies of
the environmental impact statement and any attachments thereto filed
in accordance with the provisions of the Act, or, in the alternate,
a statement issued by the Department of Environmental Protection that
the proposed development is exempt from the Act.
(6)
Other submittals that may be required by the City
Engineer, Planning Board, or federal, state or local law.
(8)
Fifteen copies of a plat and attachments meeting the
requirements set forth below.
B.
Plat requirements. The final plat shall include all
data required for the preliminary plat of the major site plan and
shall be drawn to incorporate all changes required as a condition
of preliminary approval and shall be drawn by persons and to specifications
as required for a preliminary plat and shall be titled "Final Plat-Major
Site Plan."
C.
Conditions of approval. Any approval of an application
for development of a final plat of a major site plan shall be subject
to the following conditions being satisfied, within a period of time
specified by the Planning Board, prior to signing of the plat or issuance
of a development permit:
(1)
Payment of any outstanding real estate taxes and property
improvements assessments.
(2)
Submission of additional prints of the plat map and
attachments for distribution, if required.
(3)
Publication of a notice of the decision of the Board by the administrative officer (Planning Board) within the time set forth in § 215-8E of this chapter.
(4)
Final Atlantic County Planning Board approval (if
not previously obtained).
(5)
Final Atlantic County Utilities Authority approval
(if not previously obtained).
(6)
Final water company approval.
(7)
Final electric, gas, telephone, and cable provider
service agreements, if applicable.
(8)
Certification of soil erosion and sediment control
plans (if not previously obtained).
(9)
Fire Department approval (if not previously obtained).
(10)
Granting of state wetlands permit (if required).
(11)
Certification of approval of plans for drainage
or watercourse diversions by the State of New Jersey Department of
Environmental Protection, where required.
(12)
Granting of Coastal Area Facilities Review Act
(CAFRA) permit, where required.
(13)
Approval of any required riparian grants or
licenses.
(14)
Granting of any required construction permits.
(15)
Posting of required performance guarantees.
(16)
Payment of required inspection fees.
(17)
Evidence of a comprehensive general liability
insurance policy in an amount not less than $1,000,000 per occurrence
indemnifying and saving harmless the City and its agencies, employees
and agents from any liability for any acts of the developer or his
agents, contractors or employees in implementing the approved site
plan. The insurance policy shall provide for 10 days' notice to the
City 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.
(18)
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 major site plan is approved, a certification to that effect in this form 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 administrative officer (Planning Board Secretary) and City Engineer that all conditions of approval have been satisfied. After signature, the plat shall be reproduced as provided for in § 215-60 of this chapter and the original shall be returned to the applicant.
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Approved as a final plat of a major site plan
by the City of Northfield Planning Board on ___________________.
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Attest:
|
Chairman
| |
|
Secretary
|
Date
| |
|
City Engineer
|
Date
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E.
Filing of approved plat. If the applicant desires
to proceed with a subdivision for which final approval has been granted,
he shall file with the county recording officer a plat map drawn in
compliance with the New Jersey Map Filing Law (N.J.S.A. 46:23-9.9
et seq.), as amended and supplemented, within 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 City recording officer, notify, in writing, the City Engineer
and City Tax Assessor of the date of filing of the subdivision with
the City 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 City recording officer
by the City Clerk, 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.
F.
Final approval. Application for final site plan approval
shall be granted or denied within 45 days of submission of a complete
application to the administrative officer (Planning Board Secretary)
or within such further time as may be consented to by the applicant.
G.
Effect of final approval.
(1)
The zoning requirements applicable to the preliminary
approval first granted and all other rights conferred upon the developer
at preliminary approval, whether conditionally or otherwise, shall
not be changed for a period of two years after the date of final approval.
If the developer has followed the standards prescribed for final approval,
the Planning Board may extend such period of protection for extensions
of one year, but not to exceed three extensions. Notwithstanding any
other provisions of N.J.S.A. 40:55D-1 et seq., the granting of final
approval terminates the time period of the rights conferred by preliminary
approval for the section granted final approval.
(2)
In the case of a site plan for a planned development
or planned residential development or residential cluster of 50 acres
or more or site plan for 150 acres or more, the Planning Board may
grant rights for such period of time, longer than two years, as shall
be determined by the Planning Board to be reasonable, taking into
consideration the number of dwelling units and nonresidential floor
area permissible under final approval, economic conditions and the
comprehensiveness of the development. The developer may apply for
thereafter, and the Planning Board may thereafter grant, as many extensions
of final approval for such additional period of time as shall be determined
by the Planning Board to be reasonable, taking into consideration
the number of dwelling units and nonresidential floor area permissible
under final approval, the number of dwelling units and nonresidential
floor area remaining to be developed, economic conditions, and the
comprehensiveness of the development.
(3)
Final approval will expire 95 days from the date of
passage of the resolution of final approval if, during that time,
all conditions provided for in the resolution of approval have not
been fully complied with, performance guarantees posted, and the plans
signed by the appropriate officials. The Planning Board may, for good
cause shown, extend this time period.
H.
Combined preliminary and final major site plan approval.
(1)
An applicant may request and the Planning Board may
consent to accept an application for development for combined preliminary
and final major site plan approval, provided that:
(a)
The proposed development is not to be constructed
in sections or stages.
(b)
The applicant pays the application fees and
provides all submissions required for both preliminary and final applications.
(c)
Any notice of hearing requirements applicable
to the preliminary plat stage are complied with.
(d)
The applicant consents to the time limits for
action by the Board, to be the greater of the limits set for either
preliminary or final approval.
(e)
The Board is satisfied that the scope of the
project is not so large nor so complex as to require the additional
review time which separate applications would provide.
(2)
Any approval granted by the Planning Board on such
combined application shall confer upon the applicant all the rights
set forth in this section for final approval.
A.
Required documents. In cases where a proposed exempt
development required Planning Board action on an application for development
for either granting of a variance pursuant to N.J.S.A. 40:55D-70 or
direction for issuance of a building permit pursuant to N.J.S.A. 40:55D-34
or N.J.S.A. 40:55D-36, the administrative officer (Planning Board
Secretary) shall, prior to issuance of a certificate of completeness
or scheduling of the application for development for public hearing
before the Planning Board, determine that the following have 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:
[Added 10-4-2005 by Ord. No. 8-2005]
A.
In order for the City to provide for appropriate recreation facilities for all City residents, the Planning/Zoning Board shall require all minor and major subdivisions and site plans for residential development to post an off-tract assessment in accordance with Subsection B herein.
B.
The contribution cost is established at $2,500 on
each newly created lot (not including the original lot) and dwelling
unit, as the case may be. The requirements for such fee shall be imposed
by the Planning/Zoning Board at the time of minor or major subdivision
approval or site plan, and shall be made a condition to be satisfied
prior to the subdivision plat being filed with the County Clerk, it
being the responsibility of the Planning/Zoning Board Chairman to
confirm such payment prior to the signing of a final plat.
C.
If the applicant perfects the subdivision by the filing
of deeds rather than the filing of the subdivision plat, the fee shall
be paid prior to the filing of such deeds. The applicant shall send
written confirmation of payment to the Chairman of the Planning/Zoning
Board.
D.
The contribution for dwelling units created by site
plans for residential development shall be paid prior to the issuance
of a building permit for any such dwelling unit.
