City of Northfield - Procedures | Preliminary Plat of Major Subdivision

Preliminary Plat of Major Subdivision

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§ 215-64: Preliminary plat of major subdivision.

Required documents. Prior to issuance of a certificate of completeness, the administrative officer (Planning Board Secretary) shall determine that the following have been submitted in proper form. The administrative officer may schedule a preliminary plat of a major subdivision for public hearing upon submission of Items (1) through (8).

(1)

City Engineer's report.

(2)

Copy of application for granting of a CAFRA permit, and CAFRA's response, where required.

(3)

Application for NJDEP wetlands or tidelands permit, where required.

(4)

A description of how the project will achieve the design and performance standards for stormwater management measures for major development intended to minimize the adverse impact of stormwater runoff on water quality and water quantity and loss of groundwater recharge in receiving water bodies as required by N.J.A.C. 7:8-5.

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

(5)

Other submittals which may be required by the City Engineer, Planning Board, or federal, state or municipal law.

(6)

The application for development for a preliminary plat of a major subdivision shall include a request for the granting of any variances required.

(7)

Required application fees as set forth in § 215-17 of this chapter.

(8)

Fifteen copies of a plat and attachments meeting the requirements set forth below.

(9)

Fifteen copies of a completed application form.

(10)

Proof of service of notice in conformance with § 215-8D of this chapter.

Plat requirements.

(1)

General requirements. All plats containing proposals or designs for drainage, streets and subdivision layouts shall be prepared by a professional engineer licensed to practice in the State of New Jersey and shall bear the address, signature, embossed seal and license number of said professional engineer. The preliminary plat shall be based on a current land survey prepared in accordance with N.J.S.A. 45:8 et seq., and N.J.A.C. 13:40-5.1 et seq., regarding preparation of land surveys, as may be amended, and certified to the subdivider and shall be drawn at a scale of not less than 50 feet to the inch for subdivisions and shall show or be accompanied by the information specified below.[1]

[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(2)

Title block. The title block shall appear on all sheets and include:

(a)

"Preliminary Plat — Major Subdivision."

(b)

Name of subdivision, if any.

(c)

Tax Map sheet, block and lot number(s) of the tract to be subdivided as shown on the latest City Tax Map, the date of which shall also be shown.

(d)

Date of original and all revisions.

(e)

Names and addresses of owner and subdivider, so designated.

(f)

Name(s), signature(s), address(es) and license number(s) of the professional land surveyor who prepared the map. The plat shall bear the embossed seal of said land surveyor.

(3)

A key map at a scale of not less than one inch equals 1,000 feet showing the location of the tract to be subdivided, with reference to surrounding areas, existing streets which intersect or border the tract, the names of all such streets and any zone boundary or City boundary which is within 500 feet of the subdivision.

(4)

A schedule shall be placed on the map indicating the acreage of the tract, the number of lots, the zone district, the minimum required lot areas, setbacks, yards and dimensions.

(5)

Zone district boundaries, City borders and the names of all owners, lot and block numbers and property lines of parcels within 200 feet of the land to be subdivided, including properties across the street, as shown by the most recent records of the City or of the municipality of which the property is a part.

(6)

The preliminary plat shall be based on a current certified boundary survey as required above, with sufficient lines of the adjoining tracts surveyed to establish any overlap or gap between the adjoining boundary lines and the boundary lines of the tract in question and prepared in accordance with N.J.A.C. 13:40-5.1 et seq., regarding preparation of land surveys, as may be amended.[2]

[2]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(7)

Contours.

(a)

Existing one-foot interval contours based on United States National Geodetic Survey datum (MSL=0) shall be shown extending a minimum of 100 feet behind the boundary of the tract in question and shall be certified by a New Jersey licensed land surveyor or professional engineer as to accuracy, except that where the slopes exceed 5%, a two-foot interval may be used, and if the slopes exceed 10%, a five-foot interval is permissible. The source of elevation datum base shall be noted. If contours have been established by aerial photography, a check profile shall be made on the boundary line of the tract and certified by a New Jersey licensed land surveyor.

(b)

Ninety percent of elevations interpolated from contour lines will be within 1/2 the contour interval when referred to the nearest benchmark. All spot elevations shall be to the nearest 1/10 foot and accurate to within 3/10 of a foot.

(c)

Ninety percent of all planimetric features shown on the map will be within 1/40 inch of their true position, and no planimetric features will be out of true position more than 1/20 inch as map scale when referenced to the nearest field-established station. A statement of compliance and/or a complete statement concerning any areas of noncompliance with this requirement shall be placed on the tentative plat.

(8)

All existing streets, public easements, watercourses, floodways and flood hazard areas within the proposed subdivision and within 200 feet of the boundaries thereof, including both the width of the paving and the width of the right-of-way of each street within 200 feet of the subdivision.

(9)

All existing structures, an indication of those which are to be destroyed or removed, and the front, rear, and side yard dimensions of those to remain.

(10)

The boundaries, nature, extent and acreage of wooded areas and other important physical features, including swamps, bogs, and ponds within the proposed subdivision and within 200 feet thereof.

(11)

The layout of the proposed subdivision, drawn in compliance with the provisions of this chapter.

(12)

All proposed public easements or rights-of-way and the purposes thereof, and proposed streets within the proposed subdivision. The proposed streets shall show the right-of-way and proposed pavement width.

(13)

The existing system of drainage of the subdivision and any larger tract of which it is a part, together with information of how it is proposed to dispose of surface drainage in compliance with N.J.A.C. 7:8-5.

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

(14)

The acreage of the drainage area (or areas) of each natural or man-made watercourse traversing the subdivision, including the area within the subdivision and the area upstream from the subdivision.

(15)

All proposed lot lines and areas of all lots in square feet. The areas and dimensions specified should be accurate to within -0% and +4% (For example, a lot line specified as 250 feet long should not be less than 250 feet but may be as long as 260 feet.).

(16)

North arrow and basis therefor and written and graphic scales.

(17)

Preliminary utility layouts showing methods of connection and sources of service. Prior to the public hearing for a preliminary subdivision plat, the developer shall provide written certification that he/she has contacted the involved servicing utility companies and has received their detailed specific installation standards. It will be the developer's responsibility to then integrate the various design standards and achieve optimum coordinated design.

(18)

The proposed location and area, in acres or square feet, of all proposed common open space areas.

(19)

The types and location of all stakes, marks or flagged points, if any, placed on the property to aid in on-site inspections. The Planning Board may require the marks or stakes, at a minimum, to be placed at the intersection of all lines of the tract boundary with existing streets, at the center of all culs-de-sac, at all internal street intersections, along street tangents, at intervals not exceeding 500 feet, and at such additional locations as the Planning Board may deem necessary. The locations indicated on the plat shall be accurate within +/- 10 feet. Any traverse lines cut out and/or marked on the site shall be shown on the plan. If such on-site points, as above discussed, have not been established at the time of submission of a tentative plat, the Planning Board may give the subdivider 15 days' notice of the date of any proposed site inspection by the Board, so the points can be set.

(20)

The tentative plat shall show, on the property to be subdivided and within 200 feet of that property, all existing paper streets, dirt roads, paved streets, curbs, manholes, sewer lines, water and gas pipes, utility poles, ponds, swamps and all other topographical features of a physical or engineering nature.

(21)

Preliminary on-site grading and drainage plan.

(a)

The preliminary plat shall show or be accompanied by a preliminary grading and drainage plan, which shall show locations of all existing and proposed drainage swales and channels, retention recharge basins, the scheme of surface drainage and other items pertinent to drainage, including the approximate proposed grading contours at one-foot intervals, except if slopes exceed 5%, a two-foot interval may be used, and if they exceed 10%, a five-foot interval is permissible. Datum shall be United States National Geodetic Survey datum (MSL=0), and the source of datum shall be noted.

(b)

The plan shall outline the approximate area contributing to each inlet.

(c)

All proposed drainage shall be shown with preliminary pipe type and sizes, invert elevations, grades, and direction of flow. The direction of flow of all surface waters and all watercourses shall be shown.

(d)

The preliminary grading and drainage plan shall be accompanied by drainage calculations made in accordance with standards set forth in this chapter.

(22)

Preliminary off-site drainage plan. The preliminary plat shall also be accompanied by a preliminary off-site drainage plan prepared in accordance with the following standards:

(a)

The plan shall consist of an outline of the entire drainage basin in which the property to be subdivided is located. The terminus of the basin and existing ground contours or other basis for determining basin limits shall be shown.

(b)

Pertinent off-site existing drainage, which receives or discharges runoff from or onto the site, shall be shown with elevations of inverts, pipe types, and sizes or other appropriate physical data for open or nonpipe conduits.

(c)

To the extent that information is available and may be obtained from the County or City Engineer(s), any existing plans for drainage improvements shall be shown.

(d)

In the event a temporary drainage system is proposed, tentative plans of that system shall be shown.

(23)

Boring logs. Unless the City Engineer shall determine that fewer boring logs are required or that some or all of the boring logs may be deferred to the final plat stage, the preliminary plat shall be accompanied by a set of boring logs and soil analyses for borings made in accordance with the following requirements:

(a)

Borings shall be made between January 1 and April 30 and be spaced evenly throughout the tract.

(b)

One boring not less than 15 feet below the proposed grade or 20 feet minimum depth shall be made for every five acres, or portion thereof, of land within a tract where the water table is found to be 10 feet or more below the proposed or existing grade at all boring locations.

(c)

One additional boring shall be made per acre, or portion thereof, in those areas where the water table is found to be less than 10 feet below the proposed or existing grade.

(d)

In addition to the above, in those areas where the water table is found to be five feet or less below the existing or proposed grade, two additional borings per acre, or portion thereof, will be required. If construction of homes with basements is contemplated, at least one boring will be located on each lot within building setback lines.

(e)

Boring logs shall show soil types and characteristics encountered, groundwater depth, the methods and equipment used, the name of the firm, making the borings and the name of the person in charge of the boring operation. The boring logs shall also show surface elevations to the nearest 1/10 of a foot.

(f)

Based on the borings, the preliminary plat shall clearly indicate all areas having a water table within two feet of the existing surface of the land, or within two feet of proposed grade, or all areas within which two feet or more of fill is contemplated or has previously been placed.

(24)

The location, dimensions, area and disposition of any park and recreation areas shall be shown and noted on the preliminary plat and shall be subject to the approval of the Planning Board.

(25)

Sectionalization and staging plans. The preliminary sectionalization and staging plan shall show the following:

(a)

If the subdivision is proposed to be filed for final approval in sections, the plan shall show each such section and the anticipated date of filing for each section. The staging of the various sections in the subdivision shall be such that if development of the subdivision were to be discontinued after the completion of any section, the developed portion of the subdivision would be provided with adequate street drainage and utility systems. The size and staging of the sections in a subdivision shall be established to promote orderly development and shall be subject to the approval of the Board.

(b)

The sectionalization and staging plan shall identify for each lot or groups of lots in the subdivision those improvements that will be completed prior to application for certificates of occupancy. The plan should demonstrate that the staging of construction will minimize adverse effects upon occupied buildings in the subdivision and adjoining properties.

(26)

If existing trees located on the site have an effect on the proper layout of the subdivision, the location, caliper and type shall be shown on the plat for the following:

(a)

Living deciduous trees having a trunk of four inches' diameter or more measured at four feet above grade.

(b)

All living coniferous trees having a trunk of four inches or more in diameter measured at four feet above grade.

(c)

All living dogwood (Cornus florida) or American Holly (Ilex opaca) trees having a trunk of one inch or greater in diameter at four feet above grade.

(d)

All shrubs having a root crown of three inches or greater measured at the soil or surface level.

(27)

The location of proposed depressed pedestrian ramps and other facilities for the handicapped.

(28)

Such other information as the Board and/or City Engineer may require or request during the review of the preliminary plat.

Conditions of approval.

(1)

Any approval of an application for development for a preliminary plat of a major subdivision by the Planning Board shall be subject to the following conditions being satisfied prior to the signing of the plat:

(a)

Submission of additional prints of the plat and attachments for distribution (if required).

(b)

Preliminary Atlantic County Planning Board approval (if not previously granted).

(c)

Preliminary Atlantic County Utilities Authority approval (if not previously granted.)

(d)

Publication of the decision of the Board by the administrative officer (Planning Board) within the time set forth in § 215-8E of this chapter.

(e)

Any other conditions which may be imposed by the Board or may be required by federal, state, county or municipal law.

(f)

A condition setting forth the time within which all conditions must be satisfied as described in § 215-8F of this chapter.

(2)

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 _______________________
	Attest:	Chairman
	Secretary	Date
	City Engineer	Date
	City Surveyor	Date

Time limits for preliminary approval.

(1)

Upon submission of a complete application to the administrative officer (Planning Board Secretary) for a subdivision of 10 or fewer lots, the Planning Board shall grant or deny preliminary approval within 45 days of the date of such submission or within such further time as may be consented to by the developer. Upon submission of a complete application to the administrative officer (Planning Board Secretary) for a subdivision of more than 10 lots, the Planning Board shall grant or deny preliminary approval within 95 days of the date of such submission or within such further time as may be consented to by the developer. Otherwise, the Planning Board shall be deemed to have granted preliminary approval of the major subdivision.

(2)

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.

(1)

Preliminary approval of a major subdivision or of a site plan shall, except as otherwise provided herein, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:

(a)

That the general terms and conditions on which preliminary approval was granted shall not be changed, including but not limited to use requirements, layouts and design standards for streets, curbs and sidewalks, and in the case of a site plan, any requirements peculiar to site plan approval pursuant to N.J.S.A. 40:55D-41; except that nothing herein shall be construed to prevent the City from modifying by ordinance such general terms and conditions of preliminary approval as relate to public health and safety;

(b)

That the applicant may submit for final approval, on or before the expiration date of preliminary approval, the whole or a section or sections of the preliminary subdivision plat or site plan, as the case may be; and

(c)

That the applicant apply for and the Planning Board may grant extensions on such preliminary approval for additional periods of at least one year, but not to exceed a total extension of two years, provided that if the design standards have been revised by ordinance, such revised standards shall govern.

(2)

In the case of a subdivision of or site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsection F(1)(a), (b) and (c) above for such period of time, longer than three years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions, and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, and the potential number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, economic conditions, and the comprehensiveness of the development; provided that if the design standards have been revised, such revised standards shall govern.

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.

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City of Northfield, NJ

MapLink™ | Procedures | Preliminary Plat of Major Subdivision