City of Northfield - Procedures | Applications for Development Requiring Planning Board Action

Applications for Development Requiring Planning Board Action

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§ 215-60: Applications for development requiring Planning Board action.

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.

Administrative review.

(1)

Upon receipt of an application for development, the administrative officer shall retain the original of the application and one copy of the plat maps and attachments and forward the other copies of the application and all plat maps, supporting attachments, exhibits and other information submitted to the Secretary of the Planning Board. The Secretary of the Planning Board shall review the application for compliance with submission requirements. If the application is for a site plan, subdivision and/or conditional use, the Secretary of the Planning Board shall make the following distribution of the application, plat maps and attachments:

	Number of Copies
	Application	Plat Maps and Attachments
Board Attorney	1	1
*City Engineer	1	2
Police Department	1	1
Construction Official	1	1
Fire Department	1	1
Sewage Authority	1	1

*NOTE: if the City Engineer is not the municipal agency engineer, then distribution will be one copy to the City Engineer and one to municipal agency engineer.

(2)

The Planning Board may determine that additional distribution of the application, plat map and attachments should be made to other agencies, and in such cases the applicant may be required to submit additional prints.

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:

(1)

Provided the applicant with a checklist indicating the criteria for a complete application; and

(2)

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.

Conditional approvals.

(1)

After issuance of a certificate of completeness, all applications for development shall be acted upon by the Planning Board within the time limits set forth within Article III of this chapter, or within such further time as may be consented to by the applicant. If required approvals from other government agencies have not been received prior to Planning Board approval of an application for development, such approval shall be conditional upon the subsequent approval or approvals by the other government agencies unless the applicant shall request that such approval be withheld until the approval or approvals from the other government agencies have been received.

(2)

If approval is granted conditioned upon the subsequent approval of another government agency and such government agency requires revisions in the plat which alter the layout and/or design standards approved by the Planning Board to an extent that the Board determines that the basis upon which the approval was granted has been changed, the applicant shall be required to receive revised approval from the Planning Board and pay the fees for such revised approval set forth in § 215-17 of this chapter.

Board action. In acting upon an application for development for a subdivision or site plan, the Planning Board shall consider whether the submittal complies with the following standards and regulations:

(1)

The proposed use is consistent with the Master Plan and Land Use and Development Regulations and Zoning Map.

(2)

The plat submission contains all of the information and data required by this chapter.

(3)

The details and improvement standards of the plat are in accord with the standards of this chapter.

(4)

Adequate provision is made for safe and convenient vehicular traffic access, circulation and parking.

(5)

Adequate provision is made for safe and convenient pedestrian circulation.

(6)

Ingress and egress for the site will not unduly impede or obstruct the flow of traffic on public streets.

(7)

Adequate provision has been made for water supply, for the collection and disposal of stormwater runoff (as required by Stormwater Management Rules at N.J.A.C. 7:8), and the proposed drainage facilities have been approved by the City Engineer for shade trees, for sewerage facilities, and for other utilities necessary for essential services to residents and occupants.

[Amended 5-22-2007 by Ord. No. 7-2007]

(8)

Adequate provision has been made to screen adjoining residential properties from any adverse effects that might result from outdoor lighting, buildings, parking areas, refuse storage areas, recreation areas, equipment areas, bulk storage areas or similar utilities or structures located on the site.

(9)

Adequate provision has been made for compliance with the performance standards of this chapter.[1]

[1]

Editor's Note: See § 215-44 above.

(10)

Adequate provision has been made to provide structures and uses of a quality and design which will not produce adverse effects on existing developments in the surrounding area or future uses designated for the surrounding area in the Master Plan or Land Use and Development Regulations and Zoning Map.

(11)

The proposed development is compatible with approved subdivisions and/or site plans for adjacent and nearby parcels of land.

(12)

The proposed development is compatible with environmental and/or historical characteristics and conditions of the site and nearby parcels of land and is not subject to flooding.

Reproduction of final site plans and plats and issuance of development permit. Approvals of all applications for development shall not be valid until all the following have taken place:

(1)

The City Engineer shall certify that all conditions of approval have been satisfied.

(2)

In the case of applications for development for site plans and subdivisions, the applicant shall submit the reproducible original of the plat for signature of the Chairman and Secretary of the Planning Board; and in the case of minor subdivisions or final plats of major subdivisions, the City Engineer.

(3)

The applicant shall provide six copies of the plat and attachments. After signature, the administrative officer shall have the original and all copies signed and shall return the reproducible original of the plat and attachments to the applicant. One copy shall be retained in the files of the administrative officer, two copies shall be retained in the files of the City Engineer, one copy shall be retained in the files of the Construction Official, and one copy shall be returned to the applicant.

(4)

After signature and reproduction, the administrative officer shall return the reproducible original of the plat and attachments to the applicant.

(5)

For all applications for development that receive minor or final plat approval, the administrative officer shall issue a development permit after the plat has been signed. The date of the development permit shall be the date upon which the approval of applications for development related to preliminary plats become valid and shall be the date on which the plat is signed by the Chairman and Secretary of the Planning Board. However, the period of time for which certain rights are conferred upon the applicant shall commence on the date which the Planning Board granted the approval.

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.

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City of Northfield, NJ

MapLink™ | Procedures | Applications for Development Requiring Planning Board Action