City of Northfield - Procedures | General Design Standards

General Design Standards

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All site plan and subdivision plats shall conform to design standards that will encourage desirable development patterns within the City.

(1)

Where either or both an Official Map or Master Plan has been adopted, the site plan or subdivision shall conform to the proposals and conditions shown thereon.

(2)

The streets, drainage rights-of-way, school sites, public parks and playgrounds and other municipal facilities shown on an adopted Master Plan or Official Map shall be considered in the review of site plan plans and subdivision plats.

(3)

Where no Master Plan or Official Map exists, or an adopted Master Plan or Official Map makes no provisions therefor, streets and drainage rights-of-way shall be shown on the final plat in accordance with N.J.S.A. 40:55D-38, and shall be such as to lend themselves to the harmonious development of the City and the enhancement of the public welfare.

Within the criteria established by and subject to the review and approval of the municipal agency, all design of a site plan or subdivision is the responsibility of the developer and he shall be responsible for and bear the entire cost of any and all investigations, tests, reports, surveys, samples, calculations, environmental assessments, designs, researches or any other activity necessary to the completion of the design.

(1)

The standards set forth in this chapter shall be taken to be the minimum necessary to meet its purposes as set forth elsewhere herein.

(2)

The responsibility of the municipal agency shall be to see that these minimum standards are followed and, in those cases not covered by these standards, sufficient precautions are taken to assure that the eventual design is conducive to the implementation of the purposes of this chapter and the City Master Plan.

(3)

The municipal agency may employ professionals in various disciplines to advise and assist it in its determinations.

(4)

Any decisions of the municipal agency regarding the suitability or sufficiency of any design proposal, taken upon advice of its professionals and subject to the provisions of this chapter, shall be deemed conclusive.

To properly execute the design of a site plan or subdivision, it is anticipated that the developer will obtain or cause to be obtained certain design data, including, but not limited to, soil tests and analyses, environmental assessments, traffic studies and traffic projections, surveys, reports and similar design data.

(1)

Any and all such data obtained by the developer, or by others retained by him to complete the design, shall be made available to the municipal agency and its employees and professional consultants, for the purpose of reviewing the proposed design.

(2)

Should the municipal agency determine that the design data submitted is not sufficient for the purpose of completing a full review of the proposal, it may request the applicant to provide such additional information as is deemed necessary.

(3)

Until the applicant supplies such information, no submission under the provisions of this chapter shall be termed complete.

(4)

Nothing contained herein shall be interpreted to prevent the municipal agency from making or causing to be made such independent studies, calculations or other undertakings as it deems necessary in the review of any application for development.

When a developer determines that it will be necessary to utilize design standards in addition to or other than those minimum requirements established herein, he is advised to consult with the City Engineer prior to beginning his detailed design, for review and approval of his proposed design standards.

(1)

Standards utilized should generally be nationally recognized and in common use in this area.

(2)

Design standards may not be utilized if they do not have the approval of the City Engineer.

It is recognized that, in certain instances, preexisting conditions or the uniqueness of a particular proposal may require the waiver of some of the standards presented herein.

(1)

The municipal agency may consider and, for cause shown, may waive strict conformance with such of these detailed design standards as it sees fit.

(2)

Any developer desiring such action shall present with his application for development a listing of all such waivers desired, together with reasons therefor.

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MapLink™ | Procedures | General Design Standards

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City of Northfield, NJ

MapLink™ | Procedures | General Design Standards