City of Northfield - Procedures | Preliminary Plat of Major Site Plan

Preliminary Plat of Major Site Plan

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§ 215-65: Preliminary plat of major site plan.

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

(1)

City Engineer's report.

(2)

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

(3)

Application for NJDEP wetlands or tidelands permit, where required.

(4)

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

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

(5)

Other submittals that may be required by the City Engineer, Planning Board, or federal, state, county or local law.

(6)

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

(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.

(a)

Any preliminary plat of a major site plan presented to the Planning Board for its approval shall be signed and appropriately sealed by an architect, professional engineer, land surveyor and/or professional planner licensed to practice in the State of New Jersey; provided, however, that sanitary sewer, water distribution and storm drainage plans and water and sewage treatment plans may only be signed and sealed by a professional engineer.

(b)

Site plans shall not be drawn at a scale smaller than one inch equals 50 feet nor larger than one inch equals 10 feet. If the size of the site would require the use of sheets larger than 30 inches by 42 inches in order to show the entire site on one sheet, the detailed information for the site plan shall be shown in sections on sheets not larger than 30 inches by 42 inches, which sheets shall be keyed to an overall plan of the site drawn at a scale of not less than one inch equals 200 feet. The site plan shall be based on a monumented, current, certified boundary survey. The date of the survey, certification and the name of the person making same shall be shown on the map. The survey shall be prepared in accordance with N.J.S.A. 45:8 et seq., and N.J.A.C. 13:40-5.1 et seq., regarding preparation of land surveys, as may be amended.[1]

[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)

Title to read "Preliminary Plat — Major Site Plan."

(b)

Name of the development, if any.

(c)

Tax Map sheet, block and lot number of the site, as shown on the latest City Tax Map, the date of which should also be shown.

(d)

Date of original and all revisions.

(e)

Names and addresses of owner and developer, so designated.

(f)

Names, signatures, addresses, and license numbers of engineer, architect, land surveyor, or planner who prepared the plan and their embossed seal(s).

(g)

If the site plan contains more than one sheet, each shall be numbered and titled.

(3)

A schedule shall be placed on the site plan indicating:

(a)

The acreage of the tract and site (the portion of the tract involved in the site plan).

(b)

The floor area of the existing and proposed buildings (listed separately).

(c)

The proposed use or uses and the floor area devoted to each use.

(d)

The zone district in which the site is located.

(e)

Proposed and required lot dimensions and front, rear and side setbacks.

(f)

Proposed and required off-street parking spaces.

(g)

Square footage and percentage of the site retained in unoccupied open space and occupied by buildings.

(h)

The area of disturbance and area of impervious cover.

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

(4)

North arrow and written and graphic scales.

(5)

The tops of the banks and boundaries of the floodways and flood hazard areas of all existing watercourses, where such have been delineated, or the limits of alluvial soils where the boundaries of floodways and flood hazard areas have not been determined, and/or such other information as may assist the Board in the determination of floodway and flood hazard area limits.

(6)

Paving and right-of-way widths of existing streets within 200 feet of the site.

(7)

The boundary, nature, and extent of wooded areas, swamps, bogs and ponds within the site and within 200 feet thereof.

(8)

Existing and proposed manholes, sewer lines, fire hydrants, water lines, utility poles, and all other topographical features of a physical or engineering nature within the site and within 200 feet thereof.

(9)

All existing structures on the site and within 200 feet thereof, including their use, indicating those to be destroyed or removed and those to remain.

(10)

Location, use, finished grade level, ground coverage, first floor and basement elevations, front, rear and side setbacks of all existing buildings and other pertinent improvements.

(11)

Existing and proposed public easements or rights-of-way and the purposes thereof.

(12)

A grading plan showing existing and proposed grading contours at one-foot intervals throughout the tract, except if slopes exceed 5%, a two-foot interval may be used, and if they exceed 10%, a five-foot interval is permissible. Datum shall be United States National Geodetic Survey datum (MSL=0), and the source of the datum shall be noted. In addition to proposed grading contours, sufficient additional spot elevations shall be shown to clearly delineate proposed grading.

(13)

On-site drainage plan.

(a)

The drainage plan shall be presented in graphic form, which shall clearly show the street and lot layout and those items which are pertinent to drainage, including existing and proposed contours as previously required.

(b)

The plan shall show the nonstructural stormwater management features.

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

(c)

The plan shall outline each area contributing to each inlet.

(d)

All proposed drainage shall be shown with pipe type and sizes, invert and grate or rim elevations, grades and direction of flow. The direction of flow of all surface waters and of all streams shall be shown.

(e)

The drainage plan shall be accompanied by complete drainage calculations made in accordance with the standards set forth in this chapter.

(14)

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

(a)

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

(b)

The pertinent off-site existing drainage shall be shown with elevations of inverts and grates to the nearest 1/10 of a foot.

(c)

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

(d)

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

(e)

The off-site drainage plans shall be accomplished by profiles of all proposed drainage, showing existing details, pipe sizes, type, inverts, crowns, slopes; all proposed structures and connections and design hydraulic grade lines for all conduits designed to carry 40 or more cubic feet per second. Cross sections at intervals not exceeding 100 feet shall be shown for all open channels.

(15)

If required by the City Engineer, center-line profiles of streets bordering the site, internal roadways, and major circulation aisles showing:

(a)

Existing and proposed final grades and slopes.

(b)

Pipe sizes, slope, type, inverts, and grate or rim elevation of drainage and sanitary sewage facilities.

(16)

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

(a)

Borings shall be taken between January 1 and April 30 and be spaced evenly throughout the site.

(b)

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

(c)

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

(d)

In addition to the above, in those areas where the water table is found to be five feet or less below existing or proposed grade, two additional borings per acre (or portion thereof) will be required if construction of basements is contemplated. Borings shall be located where such basements are proposed.

(e)

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

(f)

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

(17)

Zone district boundaries and the Tax Map sheet, lot, and block numbers and names of owners of all properties within 200 feet of the site.

(18)

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

(19)

The location, area, dimensions and proposed disposition of any area or areas of the site proposed to be retained as common open space, indicating the facilities to be provided in such areas.

(20)

The capacity of off-street parking areas and the location and dimensions of all access drives, aisles and parking stalls. The location and treatment of existing and proposed entrances and exits to public rights-of-way, including the possible utilization of traffic signals, channelization, acceleration and deceleration lanes, additional width and any other device necessary for traffic safety and/or convenience, and the estimated average number of passenger vehicles, single-unit trucks or buses, and semi-trailers that will enter the site each day.

(21)

Graphic depiction of the anticipated routes and details of the system of on-site vehicular and pedestrian circulation. If the developer desires to have the appropriate provisions of N.J.S.A. 39:1 et seq. governing motor vehicle operation made applicable to the site, thereby allowing municipal police regulation of traffic control devices, he/she shall submit a formal request and a detailed plan meeting the requirements of the New Jersey Department of Transportation. The City Engineer will advise the developer regarding the details of such a plan.

(22)

The location and size of proposed loading docks.

(23)

Location of curbs and sidewalks.

(24)

Cross sections showing the composition of pavement areas, curbs, and sidewalks.

(25)

Exterior lighting plan, including the location, direction of illumination, amount of illumination expressed in horizontal footcandles, wattage and drawn details of all outdoor lighting standards and fixtures.

(26)

Landscaping and screening plan showing the location, type, spacing, and number of each type of tree or shrub, the location, type and amount of each type of ground cover to be utilized, plant list and planting details for trees, shrubs, and/or ground cover.

(27)

Location of signs and drawn details showing the size, nature of construction, height and content of all signs.

(28)

Drawn details of the type of screening to be utilized for refuse storage areas, outdoor equipment and bulk storage areas.

(29)

Floor plans and building elevation drawings of any proposed structure or structures, or existing structures to be renovated.

(30)

Location of handicapped facilities, including parking spaces and ramps (where applicable).

(31)

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

(a)

Living deciduous trees having a trunk diameter of four inches or more at breast height.

(b)

All living coniferous trees having a trunk of four inches or more in diameter at breast height.

(c)

All living dogwood (Cornus florida) or American holly (Dex opaca) trees having a trunk of one inch or greater at breast height.

(d)

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

(32)

Sectionalization and staging plan. Developers of large uses such as shopping centers, multifamily dwellings, industrial parks or other such uses proposed to be developed in stages shall submit a sectionalization and staging plan showing the following:

(a)

The anticipated date for commencing construction of each section or stage. The staging of development on the site shall be such that if development of the site were discontinued after the completion of any stage, the developed portion of the site would comply in all respects to the requirements of this chapter and be provided with adequate drainage and utility systems.

(b)

Those improvements that will be completed in each stage prior to application for certificate of occupancy. The plan should demonstrate that the staging of construction will minimize adverse effects upon occupied buildings on the site and adjoining properties.

(33)

Written description of the proposed operations in sufficient detail to indicate the effects of the use in producing traffic congestion, noise, glare, air pollution, fire hazards or safety hazards. The written description shall also include the hours of operation of the use, the number of shifts to be worked, the number of employees in each shift, the number of vehicles to be stored or parked on the site, and provisions to be made for site maintenance.

(34)

Location of trash dumpsters and other mechanicals (transformers, heat pumps, air conditioners, etc.) located or to be located on the property.

(35)

Such other information as the municipal agency and/or City Engineer may request during site plan review.

Conditions of approval.

(1)

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

(a)

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

(b)

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

(c)

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

(d)

Publication of a notice of the decision of the Board by the administrative officer (Planning Board) in accordance with § 215-8E of this chapter.

(e)

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

(2)

The Board may also condition its preliminary approval upon the applicant providing for certain revisions or additions on the final plat submission.

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 _______________________
	Attest:	Chairman
	Secretary	Date
	City Engineer	Date

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.

Effects of preliminary approval.

(1)

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

(a)

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

(b)

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

(c)

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

(2)

In the case of a subdivision of or site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsection F(1)(a), (b) and (c) above for such period of time, longer than three years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions, and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, and the potential number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, economic conditions, and the comprehensiveness of the development; provided that if the design standards have been revised, such revised standards shall govern. Approval of a preliminary plat shall confer upon the applicant all the rights set forth in N.J.S.A. 40:55D-49.

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.

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MapLink™ | Procedures | Preliminary Plat of Major Site Plan

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City of Northfield, NJ

MapLink™ | Procedures | Preliminary Plat of Major Site Plan