Source: https://ecode360.com/8267013
Timestamp: 2019-12-09 04:25:04
Document Index: 516831819

Matched Legal Cases: ['§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215', '§ 215']

City of Northfield, NJ Development Application Procedures and Plat Details
Ch 215 Art VI Development Application Procedures and Plat Details
§ 215-57 Approval required.
§ 215-58 Application for development permit.
§ 215-59 Informal review.
§ 215-60 Applications for development requiring Planning Board action.
§ 215-61 Minor subdivisions.
§ 215-62 Minor site plans.
§ 215-63 Variances.
§ 215-64 Preliminary plat of major subdivision.
§ 215-65 Preliminary plat of major site plan.
§ 215-66 Final plat of major subdivision.
§ 215-67 Final plat of major site plan.
§ 215-68 Exempt development.
§ 215-69 Recreation impact fee.
Article VI Development Application Procedures and Plat Details
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:
Issuance of a building permit.
Commencement of any regulated use or activity which requires a development permit in accordance with § 215-9A of this chapter.
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.
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.
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.
An application for development permit shall be in writing by the owner or his/her authorized agent and include the following:
The owner's name and address, if different than the applicant, and the owner's signed consent to the filing of the application.
The name an addresses of all professional consultants advising the applicant with respect to the proposed development.
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.
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.
The area of disturbance and area of impervious cover.
[Added 5-22-2007 by Ord. No. 7-2007]
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.
The proportion of existing and proposed lot coverage.
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.
The zoning classification and present use of the subject property.
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.
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.
Where site plan/subdivision plat approval is required by this chapter, a preliminary site plan/subdivision plat as herein defined.
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:
Property boundary lines and dimensions of the property and any significant topographic or physical features of the property.
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.
Minimum yard dimensions and, where relevant, relation to yard dimensions to the height of any building or structure.
Location, dimensions and number of all driveways, entrances, curb cuts, parking stalls, loading spaces and access aisles.
Location, size, arrangement and sketch showing content and layout of all outdoor signs.
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.
Location, designation and total area of all usable open space.
Any information necessary to show compliance with any condition imposed by any special approval granted pursuant to this chapter.
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.
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.
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.
The administrative officer (Zoning Officer) shall take action on a complete application for a development permit within 15 days of its submission.
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:
Direction for issuance of a building permit.
Certificate of appropriateness for historic structures or site.
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.
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.
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.
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.
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.
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:
Plat Maps and Attachments
*City Engineer
*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.
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.
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:
Provided the applicant with a checklist indicating the criteria for a complete application; and
Notified the applicant in writing of the deficiencies of the submitted applications within 45 days of such application.
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.
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.
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.
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:
The proposed use is consistent with the Master Plan and Land Use and Development Regulations and Zoning Map.
The plat submission contains all of the information and data required by this chapter.
The details and improvement standards of the plat are in accord with the standards of this chapter.
Adequate provision is made for safe and convenient vehicular traffic access, circulation and parking.
Adequate provision is made for safe and convenient pedestrian circulation.
Ingress and egress for the site will not unduly impede or obstruct the flow of traffic on public streets.
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]
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.
Adequate provision has been made for compliance with the performance standards of this chapter.[1]
Editor's Note: See § 215-44 above.
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.
The proposed development is compatible with approved subdivisions and/or site plans for adjacent and nearby parcels of land.
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.
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:
The City Engineer shall certify that all conditions of approval have been satisfied.
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.
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.
After signature and reproduction, the administrative officer shall return the reproducible original of the plat and attachments to the applicant.
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.
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.
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:
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.
City Engineer's report.
Application for state wetlands or tidelands permit, where required.
Other submittals that may be required by the City Engineer, Planning Board, or federal, state, county or municipal law.
The application for development for a minor subdivision or minor site plan shall include a request for the granting of any variances required.
Required application fees as set forth in § 215-17 of this chapter.
Fifteen copies of a completed application form.
Proof of service of notice in conformance with § 215-8D of this chapter.
Twelve copies of a plat and attachments meeting the requirements set forth below.
Plat requirements.
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:
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.
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.
Title block. A title block shall appear on all sheets and include:
Title to read "Minor Subdivision."
Name of the subdivision, if any.
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.
Acreage of the tract being subdivided to the nearest hundredth of an acre.
Names and addresses of owner and subdivider so designated.
Date of original and all revisions.
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.).
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.
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.
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.
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.
All proposed public easements or rights-of-way and the purposes thereof.
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).
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.
Written and graphic scales.
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.
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.
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.
Processing of minor subdivision application.
By the Planning Board.
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.
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:
The vote of the classification committee is not unanimous.
Unfavorable recommendation from the Planning Board Engineer.
The subdivision also requires the granting of a variance or variances.
The application for development also requests approval of a major site plan, conditional use and/or direction for issuance of a building permit.
Action by Planning Board.
The action taken by the Subdivision Committee shall be announced at a public meeting of the Planning Board.
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.
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.
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:
Installation of or posting of performance guarantees for the installation of any improvements required by the Board.
Payment of any outstanding real estate taxes and property improvement assessments.
Atlantic County Planning Board approval (if not previously granted).
Atlantic County Utilities Authority approval (if not previously granted).
Submission of additional prints of the plat map and attachments for distribution (if required).
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.
Any other conditions which may be imposed by the Board or which may be required by federal, state or municipal law.
A condition setting forth the time within which all conditions must be satisfied as described in § 215-8F of this chapter.
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 _____________
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.
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).
Copy of application for granting of CAFRA permit, where required.
Other submittals that may be required by the Planning Board or federal, state or municipal law.
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.
Fifteen copies of a plat and attachments meeting the requirements set forth below.
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.
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 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.
Title of "Site Plan."
Name of the development, if any.
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.
Names and addresses of owner and developer, so designated.
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.
If the site plan contains more than one sheet, each sheet shall be numbered and titled.
A schedule shall be placed on the site plan indicating:
The area of the tract and site (the portion of the tract involved in the site plan).
The floor area of the existing and proposed buildings (listed separately).
The proposed use or uses and the floor area devoted to each use.
The zone district in which the site is located.
Proposed and required lot dimensions and front, rear and side setbacks.
Provided and required off-street parking spaces.
Square footage and percentage of the site retained in unoccupied open space.
North arrow and written and graphic scales.
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.
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.
Paving and right-of-way widths of existing streets within 200 feet of the site.
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.
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.
The following shall also be required unless the administrative officer determines that they are not necessary to provide a full understanding of the application:
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.
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.
Location, use, finished grade level, ground coverage, first floor and basement elevations, front, rear and side setbacks of all buildings and other pertinent improvements.
Existing and proposed public easements or rights-of-way and the purposes thereof.
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.
The capacity of off-street parking areas and the location and dimensions of all access drives, aisles and parking stalls.
The location and size of proposed loading docks.
Location of curbs and sidewalks.
Cross section(s) showing the composition of pavement areas, curbs and sidewalks.
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.
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.
Locations of signs and drawn details showing the size, nature of constructions, height and content of all signs.
Drawn details of the type of screening to be utilized for refuse storage areas, outdoor equipment and bulk storage areas.
Floor plans and building elevation drawings of any proposed structure or structures, or existing structures to be renovated.
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.
Location of trash dumpsters and other mechanicals (transformers, heat pumps, air conditioners, etc.) located or to be located on the property.
Such other information as the municipal agency and/or City Engineer may request during the site plan review.
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.
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.
Final Atlantic County Planning Board approval (if not previously granted).
Submission of additional prints of the site plan and attachment for distribution (if required).
Filing of an appropriate instrument with the Atlantic County Clerk consolidating the lots constituting the site (if required).
Any other conditions which may be imposed by the Planning Board or which may be required by federal, state, county or municipal law.
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.
Approved as a minor site plan by the City of Northfield Planning Board on _________________________
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.
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).
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.
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:
Payment of any outstanding real estate taxes and property improvements assessments.
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.
Any other conditions which may be imposed by the municipal agency or which may be required by federal, state or municipal law.
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.
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).
Copy of application for granting of a CAFRA permit, and CAFRA's response, where required.
Application for NJDEP wetlands or tidelands permit, where required.
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.
Other submittals which may be required by the City Engineer, Planning Board, or federal, state or municipal law.
The application for development for a preliminary plat of a major subdivision shall include a request for the granting of any variances required.
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]
"Preliminary Plat — Major Subdivision."
Name of subdivision, if any.
Names and addresses of owner and subdivider, so designated.
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.
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.
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.
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.
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]
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.
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.
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.
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.
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.
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.
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.
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.
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.).
North arrow and basis therefor and written and graphic scales.
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.
The proposed location and area, in acres or square feet, of all proposed common open space areas.
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.
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.
Preliminary on-site grading and drainage plan.
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.
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.
The preliminary grading and drainage plan shall be accompanied by drainage calculations made in accordance with standards set forth in this chapter.
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:
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.
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.
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.
In the event a temporary drainage system is proposed, tentative plans of that system shall be shown.
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:
Borings shall be made between January 1 and April 30 and be spaced evenly throughout the tract.
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.
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.
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.
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.
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.
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.
Sectionalization and staging plans. The preliminary sectionalization and staging plan shall show the following:
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.
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.
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:
Living deciduous trees having a trunk of four inches' diameter or more measured at four feet above grade.
All living coniferous trees having a trunk of four inches or more in diameter measured at four feet above grade.
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.
All shrubs having a root crown of three inches or greater measured at the soil or surface level.
The location of proposed depressed pedestrian ramps and other facilities for the handicapped.
Such other information as the Board and/or City Engineer may require or request during the review of the preliminary plat.
Conditions of approval.
Any approval of an application for development for a preliminary plat of a major subdivision by the Planning Board shall be subject to the following conditions being satisfied prior to the signing of the plat:
Submission of additional prints of the plat and attachments for distribution (if required).
Preliminary Atlantic County Planning Board approval (if not previously granted).
Preliminary Atlantic County Utilities Authority approval (if not previously granted.)
Publication of the decision of the Board by the administrative officer (Planning Board) within the time set forth in § 215-8E of this chapter.
Any other conditions which may be imposed by the Board or may be required by federal, state, county or municipal law.
The Board may also condition its preliminary approval upon the applicant providing for certain revisions or additions on the final plat submission.
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 _______________________
Time limits for preliminary approval.
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.
Approval of a preliminary plat shall confer upon the applicant the rights set forth in N.J.S.A. 40:55D-49 and Subsection F of this section.
Effects of preliminary approval.
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:
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;
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
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.
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.
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.
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).
Other submittals that may be required by the City Engineer, Planning Board, or federal, state, county or local law.
The application for development for a preliminary plat of a major site plan shall include a request for the granting of any variances required.
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.
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]
Title to read "Preliminary Plat — Major Site Plan."
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.
Names, signatures, addresses, and license numbers of engineer, architect, land surveyor, or planner who prepared the plan and their embossed seal(s).
If the site plan contains more than one sheet, each shall be numbered and titled.
The acreage of the tract and site (the portion of the tract involved in the site plan).
Proposed and required off-street parking spaces.
Square footage and percentage of the site retained in unoccupied open space and occupied by buildings.
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.
The boundary, nature, and extent of wooded areas, swamps, bogs and ponds within the site and within 200 feet thereof.
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.
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.
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.
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.
On-site drainage plan.
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.
The plan shall show the nonstructural stormwater management features.
The plan shall outline each area contributing to each inlet.
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.
The drainage plan shall be accompanied by complete drainage calculations made in accordance with the standards set forth in this chapter.
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.
The pertinent off-site existing drainage shall be shown with elevations of inverts and grates to the nearest 1/10 of a foot.
In the event a temporary drainage system is proposed, full plans of that system shall be shown.
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.
If required by the City Engineer, center-line profiles of streets bordering the site, internal roadways, and major circulation aisles showing:
Existing and proposed final grades and slopes.
Pipe sizes, slope, type, inverts, and grate or rim elevation of drainage and sanitary sewage facilities.
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:
Borings shall be taken between January 1 and April 30 and be spaced evenly throughout the site.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
Cross sections showing the composition of pavement areas, curbs, and sidewalks.
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.
Location of signs and drawn details showing the size, nature of construction, height and content of all signs.
Location of handicapped facilities, including parking spaces and ramps (where applicable).
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:
Living deciduous trees having a trunk diameter of four inches or more at breast height.
All living coniferous trees having a trunk of four inches or more in diameter at breast height.
All living dogwood (Cornus florida) or American holly (Dex opaca) trees having a trunk of one inch or greater at breast height.
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:
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.
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.
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.
Such other information as the municipal agency and/or City Engineer may request during site plan review.
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:
Preliminary Atlantic County Planning Board approval (if not previously granted.)
Tentative Atlantic County Utilities Authority approval (if not previously granted).
Publication of a notice of the decision of the Board by the administrative officer (Planning Board) in accordance with § 215-8E of this chapter.
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.
Approved as a preliminary plat of a major site plan by the City of Northfield Planning Board on _______________________
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.
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;
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
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.
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.
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.
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:
Application of land disturbance permit from Cape Atlantic Conservation District.
Application for NJDEP stream encroachment permit, where required.
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.
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.
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.
Fifteen copies of the plat and attachments meeting the requirements set forth below.
A condition setting forth the time within which all other conditions must be satisfied as described in § 215-8F of this chapter.
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 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]
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.
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.
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.
The source of New Jersey State Plane Coordinate System information shown as required above shall be noted on the final plat.
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.
Title to read "Final Plat-Major Subdivision."
Development name, if any.
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.
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.)
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]
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.
All design information submissions required by the provisions of the improvements and design standards portions of this chapter shall accompany the final plat.
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.
The limits of all areas of proposed cuts and fills (exclusive of excavations for basements) shall be clearly designated.
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.
The drainage plan shall be accompanied by complete drainage calculations made in accordance with standards set forth herein.
Off-site drainage plan. The final plat shall also be accompanied by an off-site drainage plan prepared in accordance with the following standards:
The pertinent off-site drainage shall be shown with elevations of inverts and grade to the nearest 1/10 of a foot.
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.
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.
Center-line profiles of all proposed streets showing:
Existing and proposed finished grades and slopes.
Pipe sizes, slope, type, inverts, and grate or rim elevations of drainage and sanitary sewage facilities.
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.
Where required by the Planning Board, the location, caliper, and type of all:
Living deciduous trees having a trunk of four inches or greater in diameter at a height of four feet.
All living coniferous trees having a trunk of four inches or greater in diameter at a height of four feet.
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.
The number, location, and species of all proposed trees, shrubs, and/or ground cover plant materials and planting details of same.
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.
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.
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.
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.
Certificate of a professional land surveyor as to accuracy of the details of the plat.
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.
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.
The location of areas dedicated for park and recreation facilities or common space as approved by the Board.
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.
Such other information as the Board and/or City Engineer may request during review.
Sectionalization of final plats shall be in conformance with the sectionalization and staging plan, if any, approved with the preliminary plat.
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:
Submission of additional prints of the plat map and attachments for distribution, if required.
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.
Final Atlantic County Planning Board approval (if not previously obtained).
Final Atlantic County Utilities Authority approval (if not previously obtained.)
Final water company approval.
Final electric company, gas company, telephone and cable provider service agreement, if applicable.
Certification of soil erosion and sediment control plan (if not previously obtained).
Fire Department approval (if not previously obtained).
Granting of NJDEP wetlands permit (if required).
Certification of approval of plans for drainage or watercourse diversion by the State of New Jersey Department of Environmental Protection, where required.
Granting of NJDEP Coastal Area Facilities Review Act (CAFRA) permit (where required).
Approval of any required riparian and/or tidelands grants or licenses.
Granting of any required construction permits.
Posting of required performance guarantees.
Payment of required inspection fees.
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.
A condition setting forth the time within which all other conditions must be met as described in § 215-8F of this chapter.
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.
Approved as a final plat of a major subdivision by City of Northfield Planning Board on ___________________.
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.
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.
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.
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.
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.
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.
Combined preliminary and final major subdivision approval.
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:
The proposed development is not to be constructed in sections or stages.
The applicant pays the application fees and provides all submissions required for both preliminary and final applications.
Any notice of hearing requirements applicable to the preliminary plat stage are complied with.
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.
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.
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.
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.
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:
Application for state wetlands or tidelands approval, if required.
Application for a stream encroachment permit, where required.
Other submittals that may be required by the City Engineer, Planning Board, or federal, state or local law.
When required, five copies of an environmental impact report (EIR) meeting the requirements of § 215-94.
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."
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:
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.
Final Atlantic County Utilities Authority approval (if not previously obtained).
Final electric, gas, telephone, and cable provider service agreements, if applicable.
Certification of soil erosion and sediment control plans (if not previously obtained).
Granting of state wetlands permit (if required).
Certification of approval of plans for drainage or watercourse diversions by the State of New Jersey Department of Environmental Protection, where required.
Granting of Coastal Area Facilities Review Act (CAFRA) permit, where required.
Approval of any required riparian grants or licenses.
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.
Any other conditions which may be imposed by the Board or may be required by federal, state, or local law.
A condition setting forth the time within which all other conditions must be satisfied as described in § 215-8G of this chapter.
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.
Approved as a final plat of a major site plan by the City of Northfield Planning Board on ___________________.
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.
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.
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.
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.
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.
Combined preliminary and final major site plan approval.
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:
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.
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.
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:
Required application fees.
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.
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.
Any other documents which the Planning Board may request.
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:
The applicant obtaining a construction permit, or certificate of occupancy where a construction permit is not required, within the time period stated in § 215-7 of this chapter.
Any other conditions which the Planning Board may impose.
[Added 10-4-2005 by Ord. No. 8-2005]
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.
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.
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.
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.