City of Northfield - Procedures | Final Plat of Major Subdivision

Final Plat of Major Subdivision

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§ 215-66: Final plat of major subdivision.

Required documents. Prior to issuance of a certificate of completeness or scheduling of a final plat of a major subdivision for public hearing, the administrative officer (Planning Board Secretary) shall determine that the following have been submitted in proper form:

(1)

City Engineer's report.

(2)

Application of land disturbance permit from Cape Atlantic Conservation District.

(3)

Application for NJDEP wetlands or tidelands permit, where required.

(4)

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

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

(5)

Application for NJDEP stream encroachment permit, where required.

(6)

Where applicable, a copy of the permit issued, or if the permit has not been issued, the application filed with the New Jersey Department of Environmental Protection, under the Coastal Area Facility Review Act (N.J.S.A. 13:19-1 et seq.), and copies of the environmental impact statement and any attachments thereto filed in accordance with the provisions of the Act, or, in the alternate, a statement issued by the Department of Environmental Protection that the proposed development is exempt from the Act.

(7)

A certificate of title, which may be on the plat (signed by the owner and notarized) or in letter form, signed by a member of the New Jersey Bar or by a title officer or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certificate shall confirm that the owner of the premises in question is the owner as shown on the plat.

(8)

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

(9)

Unless waived by the Board, a formal request, in appropriate statutory form, requesting that the applicable provisions of N.J.S.A. 39:1 et seq. be made applicable to the site in order to permit police regulation of traffic control devices prior to acceptance of streets.

(10)

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

(11)

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

(12)

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

Plat requirements.

(1)

General requirements. A final plat may, for all or any portion of an approved preliminary plat, be submitted to the municipal agency within three years of the date of approval of the preliminary plat. In general, all requirements set forth in this chapter for tentative plats shall apply to final plats within the addition of the specific additional requirements set forth herein.

(a)

A final plat shall be drawn at a scale of not less than 50 feet to one inch and shall conform to the provisions of N.J.S.A. 46:23-9.9 et seq., the Map Filing Law, as amended and supplemented, specified herein.[1]

[1]

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

(b)

All dimensions, both linear and angular, of the exterior boundaries of the subdivision and all lots and all lands reserved or dedicated for public use shall balance and their description shall close within a limit of error of not more than one part in 10,000.

(c)

Unless specifically waived by the City Engineer, the bearing system used on the exterior boundaries of the final plat shall conform to the New Jersey State Plane Coordinate System or the plat shall show bearings based on said system in addition to any other bearings shown. When multiple bearing systems are shown, the bearings conforming to the New Jersey State Plane Coordinate System shall be enclosed in brackets.

(d)

Unless specifically waived by the City Engineer, coordinates based on the New Jersey State Plane Coordinate System (x and y) shall be shown, individually or in tabular form, for the monumented (existing or proposed) corners of the exterior boundary of the tract.

(e)

The source of New Jersey State Plane Coordinate System information shown as required above shall be noted on the final plat.

(2)

Purpose and final plat. A final plat and supporting drawings and documents for a proposed subdivision constitute the complete and fully detailed and documented development of the subdivision proposal and become the basis for the construction of the subdivision and inspection by the City Engineer, other officials and the Planning Board. The portion of the plat intended for filing must be recorded at the City Clerk's office to have legal status.

(3)

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

(a)

Title to read "Final Plat-Major Subdivision."

(b)

Development name, if any.

(c)

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

(d)

Date of original and all revisions.

(e)

Names and addresses of owner and subdivider, so designated.

(f)

The names, signatures, addresses and license numbers of the engineer and land surveyor who prepared the map. (The plat shall bear the embossed seal of said engineer and land surveyor.)

(4)

The final plat shall be based on a monumented, current, certified boundary survey prepared in accordance with N.J.S.A. 45:8 et seq., and N.J.A.C. 13:40-5.1, regarding preparation of land surveys, as may be amended. The date of the survey and the name of the professional land surveyor making the same shall be shown on the map. If 12 months or more have passed since the date or date of last recertification of the survey, it shall be recertified and, if necessary, brought up to date. Any necessary revisions from the survey used as a base for the tentative plat shall be specifically noted.[2]

[2]

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

(5)

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

(6)

All design information submissions required by the provisions of the improvements and design standards portions of this chapter shall accompany the final plat.

(7)

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

(8)

The limits of all areas of proposed cuts and fills (exclusive of excavations for basements) shall be clearly designated.

(9)

On-site drainage plan.

(a)

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

(b)

The plan shall show the nonstructural stormwater management features.

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

(c)

The plan shall outline each area contributing to each inlet.

(d)

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

(e)

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

(10)

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

(a)

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

(b)

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

(c)

To the extent that information is available and may be obtained from the City, county or adjacent municipality engineers, any existing plans for drainage improvements shall be shown.

(d)

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

(e)

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

(11)

Center-line profiles of all proposed streets showing:

(a)

Existing and proposed finished grades and slopes.

(b)

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

(12)

Where required by the City Engineer, cross sections of proposed streets to at least 10 feet outside of any grading limit at intervals of at least every 100 feet of all proposed streets.

(13)

Where required by the Planning Board, the location, caliper, and type of all:

(a)

Living deciduous trees having a trunk of four inches or greater in diameter at a height of four feet.

(b)

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

(c)

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

(d)

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

(14)

The number, location, and species of all proposed trees, shrubs, and/or ground cover plant materials and planting details of same.

(15)

Utility layouts, specifications and cross sections (sewers, water, gas, electric, telephone, cable, etc.) showing feasible connections to any existing or proposed utility systems; provided, however, that detailed layouts of gas, electric, and telephone lines are not required. An indication of these on a typical road cross section shall be sufficient. Layouts shall include proposed locations of streetlights and fire hydrants. If private utilities are proposed, they shall comply with all City, county and state regulations.

(16)

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

(17)

Tract boundary lines, right-of-way lines of streets, easements and other rights-of-way; land to be reserved or dedicated to public use; all lot lines and site easement lines, with accurate dimensions and bearings and radii, tangents, chords, arcs and central angles of all curves and all front, rear and side (or yard) setback lines.

(18)

All monuments in accordance with N.J.S.A. 46:23-9.9 et seq., the Map Filing Law, including all monuments found, monuments set, and monuments to be set, and an indication of monumentation found and reset.

(19)

Certificate of a professional land surveyor as to accuracy of the details of the plat.

(20)

Lot and block numbers shown on the final plat shall conform to the City Tax Map (or proposed revisions thereof) and shall be obtained by the applicant's engineer and/or surveyor from the City Surveyor. Proposed house numbers shall also be obtained from the City Engineer and shall be shown encircled on the final plat, or on one of the attachments thereto. The City Engineer shall not affix his signature to the final plat unless the applicant has fully complied in this regard.

(21)

Subdivision names and street names shown on the final plat shall not be the same as or similar to any name of any existing subdivision or street in the City and shall be approved by the City Engineer.

(22)

The location of areas dedicated for park and recreation facilities or common space as approved by the Board.

(23)

Unless waived by the Board, a detailed plan setting forth the type and location of all traffic control and regulatory devices. This plan shall have been approved by, or in the opinion of the City Engineer be likely to be approved by, the New Jersey Department of Transportation. This plan shall be prepared in consultation with the City Engineer and Chief of Police and shall provide for all appropriate traffic control measures necessary for the health, safety, convenience, and well being of those occupying, or likely to occupy, the subdivision between final approval and final acceptance. This plan shall be accompanied by the formal request referred to in Subsection A.

(24)

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

(25)

Sectionalization of final plats shall be in conformance with the sectionalization and staging plan, if any, approved with the preliminary plat.

Conditions of approval. Any approval of an application for development of a final plat of a major subdivision shall be subject to the following conditions being satisfied within a period of time specified by the Planning Board, prior to the signing of the plat or issuance of a development permit:

(1)

Payment of any outstanding real estate taxes and property improvement assessments.

(2)

Submission of additional prints of the plat map and attachments for distribution, if required.

(3)

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

(4)

Final Atlantic County Planning Board approval (if not previously obtained).

(5)

Final Atlantic County Utilities Authority approval (if not previously obtained.)

(6)

Final water company approval.

(7)

Final electric company, gas company, telephone and cable provider service agreement, if applicable.

(8)

Certification of soil erosion and sediment control plan (if not previously obtained).

(9)

Fire Department approval (if not previously obtained).

(10)

Granting of NJDEP wetlands permit (if required).

(11)

Certification of approval of plans for drainage or watercourse diversion by the State of New Jersey Department of Environmental Protection, where required.

(12)

Granting of NJDEP Coastal Area Facilities Review Act (CAFRA) permit (where required).

(13)

Approval of any required riparian and/or tidelands grants or licenses.

(14)

Granting of any required construction permits.

(15)

Posting of required performance guarantees.

(16)

Payment of required inspection fees.

(17)

Evidence of a comprehensive general liability insurance policy in an amount not less than $1,000,000 per occurrence indemnifying and saving harmless the City and its agencies, employees and agents from any liability for any acts of the subdivider or his agents, contractors or employees in the implementation of the approved subdivision. The insurance policy shall provide for 10 days' notice to the City prior to cancellation. It shall be a violation of this chapter for any property owner, subdivider or builder to carry on the construction of a subdivision without having current valid evidence of insurance on file.

(18)

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

(19)

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 ___________________.
	Attest:	Chairman
	Secretary	Date
	City Engineer	Date
	City Surveyor	Date
	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.
		Secretary

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.

Final approval.

[Amended 10-9-2012 by Ord. No. 9-2012]

(1)

Application for final subdivision approval shall be granted or denied within 45 days of submission of a complete application to the Administrative Officer (Planning Board or Board of Adjustment Secretary) or within such further time as may be consented to by the applicant.

(2)

Final approval shall expire two years from the date of the passage of the resolution of final approval if during that time all conditions provided for in the resolution of approval have not been fully complied with, performance guarantees posted, and the plans signed by the appropriate officials, and the plats duly filed with the City Recording Officer, the City Engineer, the City Tax Assessor and the City Tax Collector. The Planning Board may, for good cause shown, extend the period of recording for an additional period not to exceed 190 days from the date of the passage of the resolution of final approval.

Effect of final approval.

(1)

The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer at preliminary approval, whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval; provided that in the case of major subdivision, the rights conferred by this section shall expire if the plat has not been duly recorded within the required time period. If the developer has followed the standards prescribed for final approval and, in the case of a subdivision, has duly recorded the plat, the Planning Board may extend such period of protection for extensions of one year, but not to exceed three extensions. Notwithstanding any other provisions of N.J.S.A. 40:55D-1 et seq., the granting of final approval terminates the time period of the rights conferred by preliminary approval for the section granted final approval.

(2)

In the case of a subdivision for a planned development or planned residential development or residential cluster of 50 acres or more or conventional subdivision or site plan for 150 acres or more, the Planning Board may grant rights for such period of time longer than two years as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The developer may apply for thereafter, and the Planning Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions and the comprehensiveness of the development.

Combined preliminary and final major subdivision approval.

(1)

An applicant may require and the Planning Board may consent to accept an application for development for combined preliminary and final major subdivision approval, provided that:

(a)

The proposed development is not to be constructed in sections or stages.

(b)

The applicant pays the application fees and provides all submissions required for both preliminary and final applications.

(c)

Any notice of hearing requirements applicable to the preliminary plat stage are complied with.

(d)

The applicant consents to the time limits for action by the Board, to be the greater of the limits set for either preliminary or final approval.

(e)

The Board is satisfied that the scope of the project is not so large or so complex as to require the additional review time which separate applications would provide.

(2)

Any approval granted by the Planning Board or such combined application shall confer upon the applicant all the rights set forth in this section for final approval.

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.

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MapLink™ | Procedures | Final Plat of Major Subdivision

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City of Northfield, NJ

MapLink™ | Procedures | Final Plat of Major Subdivision