Buena City Zoning Code
ARTICLE VIII
Subdivision Plat and Site Plan Application Requirements
§ 150-72 Contents of complete application.
A.
In order to provide for the minimum time necessary for reviews, filed inspections, reports and notice requirements, all applications for land development shall be submitted to the Secretary of the Planning Board at least 15 days prior to the date of a scheduled meeting of the Board.
§ 150-73 Subdivision plat details and required data.
A.
A minor subdivision or redivision plat shall:
(1)
Be based on Tax Map data and/or current field survey.
(2)
Be drawn at a scale of not less than 100 feet to the inch.
(3)
Be drawn on standard sheet sizes for filing purposes, as follows: eight and one-half by thirteen (8 1/2 x 13) inches, fifteen by twenty-one (15 x 21) inches, twenty-four by thirty-six (24 x 36) inches or thirty by forty-two (30 x 42) inches.
(4)
Provide the name and address of the land owner and applicant.
(5)
Provide the name and address of the licensed engineer, architect or surveyor who prepared the plat.
(6)
Show block, lot and Tax Map sheet numbers as per the Assessor's record.
(7)
Show the acreage of the entire tract and the portion divided.
(8)
Show the date on which the plat was completed and dates of revisions.
(9)
Be signed and sealed by a licensed surveyor.
(10)
Cite the zone in which the property is located.
(11)
Show a key map, relating the tract to surroundings and streams.
(12)
Give the name of the street and designate the zone.
(13)
Show the dimensions and bearings of all boundaries, including the portion divided.
(14)
Show all lines to be eliminated.
(15)
Give the location, dimensions, bearings and purposes of all easements.
(16)
Show existing structures on site and within 200 feet of the land to be conveyed, dimensioned to property lines and street center lines.
(17)
Designate the existing and proposed use of land and all structures.
B.
A major subdivision preliminary plat shall:
(2)
Give the proposed development name.
(3)
Give the name and address of the developer.
(4)
Show existing and proposed streets with right-of-way widths and distances between intersections.
(5)
Show streams with widths and direction of flow, swales and ditches, as well as flood hazard areas, if any, which are located within 200 feet of the tract.
(6)
Show land set aside for recreation, with dimensions and area, when said land is required to be reserved.
(7)
Show existing and proposed lots, with dimensions.
(8)
Show building lines by dimensions or notations on the plat.
(9)
Show side and rear yards by dimensions or notations on the plat.
(10)
Give names for new streets.
(11)
Designate the names of property owners within 200 feet of the tract.
(12)
Show new block and lot numbers as per the Assessor's system.
(13)
Show wooded areas and unusual land features.
(14)
Provide a copy of covenants or deed restrictions, if any.
(15)
Show contour lines at five-foot intervals for ten-percent slopes; at two-foot intervals for five- to ten-percent slopes; at one-foot intervals for less than five-percent slopes.
(16)
Provide one soil log and percolation test for each five acres to be developed, as well as tests in the area or vicinity of retention or detention basins to determine adequacy.
(17)
Provide additional tests, made and witnessed by the Health Officer or Borough Engineer, on lands comprising the following soils: Atsion, Berryman, Fallsington, Hammonton, Lakehurst, Matapex, Muck, Othello, Pocomoke, Tidal Basin and Woodstown.
(18)
Provide street profiles, detailed as required by the Borough Engineer.
(19)
Show utility plans and connections to the main.
(20)
Show the proposed method of on-site disposal and water supply.
(21)
Provide proof of legal right to discharge drainage through abutting properties or easements.
(22)
Show street improvements, locations and construction details.
(23)
Provide for shade trees, as follows: one for each 50 feet of frontage on both sides of streets (existing trees which substantially comply may be counted, if located and described on the plat).
(24)
Show underground installations.
(25)
Provide proof that all taxes are paid.
C.
A major subdivision final plat shall:
§ 150-74 Site plan details and required data.
A.
A minor site plan shall show the proposed improvements, alterations or change of use on a copy of a site plan which has been duly approved, if there is one, or on a plan signed by the person who prepared it, showing the following:
(1)
The name and address of the property owner and applicant.
(2)
The proposed addition or modification, the location of parking areas and the number of parking spaces, all dimensioned and referenced to lot lines and center lines of streets.
(3)
The existing and proposed use of all buildings, structures or parts thereof.
(4)
The existence and proposed type of paving.
(5)
The distance and bearing to the nearest street intersection.
(6)
The block, lot and Tax Map sheet number, as per the Assessor's records.
(7)
The North designation, by arrow.
(8)
The names and widths of all abutting streets.
(9)
The on-site accessways, existing and proposed, with referenced dimensions.
(10)
The curb openings, existing and proposed, with the referenced location and the width at curbline and at the property line.
(11)
The location of the nearest stormwater inlets.
(12)
Such other details as may apply to the proposed improvements or change of use.
B.
Standard and major site plans shall:
(2)
Be drawn at a scale not smaller than one inch equals 50 feet and not larger than one inch equals 10 feet, including the scale of all views.
(3)
Provide the name and address of the licensed engineer, architect or surveyor who prepared the data.
(4)
Be signed and sealed by a licensed engineer, architect and land surveyor.
(5)
Reserve space on the plan for approved stamps and signatures.
(6)
Show an appropriate title by including the words "Site Plan for _______," indicating the intended use of the site.
(7)
Show a key map, locating streets and streams within 2,000 feet of the site.
(8)
Give the date the plan was completed and revision dates, if any.
(9)
Indicate the zone or zones.
(10)
Show the buffer areas, the existing and proposed screening materials, landscaping, fences and all trees within the street rights-of-way. For applications in the Pinelands Area, landscaping plans shall incorporate the elements set forth in § 150-172D. In addition, applicants shall consider and the appropriate board may utilize the landscaping and revegetation guidelines, set forth in N.J.A.C. 17:50-6.26.
[Added 6-2-1997 by Ord. No. 444]
(11)
Show existing and proposed utility lines and the location of poles.
(12)
Show existing and proposed on-site lighting, type and location.
(13)
Show grade elevations at all corners of buildings and structures.
(14)
Show contour lines based on United States Coast and Geodetic Survey (USCGS) data or bench marks approved by the Borough Engineer.
(15)
Show proposed grading at maximum one-foot intervals, for sufficient distance to define runoff paths.
(16)
Provide a stormwater system with details and design data to support adequacy to handle storm flows of a fifty-year design frequency.
(17)
Provide an on-site disposal system or details of connection to the sewer main.
(18)
Provide details of the water supply system.
(19)
Provide street improvements and show the location, type, size and typical construction details.
(20)
Provide on-site service areas, with locations dimensioned.
(21)
Show retaining walls and walkways, with locations dimensioned.
(22)
Show all easements and the purpose of easements, located and dimensioned.
(23)
Show lands to be dedicated to public use, dimensioned on the plan, and provide the written descriptions.
(24)
Show contiguous lands owned by the applicant.
(25)
Show center-line elevations of the existing streets.
(26)
Show future street extensions as indicated on the Master Plan of Street Extensions.
(27)
Provide other data which may pertain to the particular site and use, including traffic and environmental studies or impact analysis.
(28)
Provide proof that all taxes are paid to date.
§ 150-75 Improvements.
A.
For major subdivision developments, the applicant shall install:
(1)
New streets and, where required, street improvements in abutting streets.
(2)
Shade trees.
(3)
Stormwater drainage facilities.
(4)
Water supply facilities.
(5)
Sanitary sewer facilities.
(6)
Topsoil, as follows: at least four inches throughout the site, stabilized by seeding and planting on slopes of less than 12% or by sodding on slopes of 12% or over. No topsoil shall be removed from the site or used as fill.
(7)
Monuments, as specified under Section 4 of Chapter 358 (Laws of 1953),[1] placed according to state standards. In addition, all corners and angle points of the outbounds shall be monumented.
[1]
Editor's Note: Said statute was repealed by P.L. 1960, c. 141, § 8. See now the Map Filing Law, N.J.S.A. 46:23-9.9 et seq.
(8)
Curbs, except where 90% of the proposed lot frontages are 160 feet or more.
(9)
Other improvements which, due to the nature of the use or to the condition of the particular site, are deemed necessary by the Planning Board to protect the public health and safety.
(10)
Sidewalks.
B.
For all site plan developments, the applicant shall install:
(1)
Street improvements, including but not limited to concrete driveway aprons, curb and gutters.
(2)
On-site parking.
(3)
On-site lighting.
(4)
Screening materials.
(5)
Buffer areas.
(6)
Stormwater drainage facilities.
(7)
Water supply facilities.
(8)
A sanitary sewer system.
(9)
Other improvements which, due to the nature of the use or to the condition of the particular site, are deemed necessary by the Planning Board to protect the public health and safety.
(10)
Sidewalks.
§ 150-76 Off-tract improvements.
A.
Where off-tract water, sewer, drainage and street improvements are necessitated by a proposed development, the Planning Board may, as a condition of approval, require that:
B.
Procedure for sharing costs of off-tract improvements.
(1)
If the Planning Board determines that properties outside a proposed development will benefit from the required off-tract improvements, the Board shall send to the governing body a list of the required off-tract improvements and request advice as to the procedure for installation. The Board shall act within 120 days if no determination is received from the governing body.
(2)
The governing body shall advise the Planning Board within 90 days that the improvements shall be installed pursuant to one of the following:
(a)
As a general improvement with the cost borne at public expense, including a contribution from the developer;
(b)
As a local improvement, with the cost assessed against the properties directly benefited, including a contribution from the developer; or
(c)
As a direct cost to the developer under a formula for partial reimbursement.
(3)
If the governing body determines that the improvements shall be installed as a general improvement, the Board shall approve the estimate by which the total cost exceeds the total amount of benefit to all the properties, including the development property, and the developer shall be liable to the borough for such excess.
(4)
If the governing body determines that the improvements shall be installed as a local improvement, the Board shall estimate the difference between the total cost and the total amount of benefit to the subject properties, including the development property, and the developer shall be liable for such difference as well as for the amount assessed to the development property.
(5)
If the governing body determines that the improvements shall be installed as a direct cost to the developer, the Board shall estimate the total cost and apportionment attributable to the development property. The developer shall be reimbursed by the borough for the cost not attributable directly to the development property. Such reimbursement shall be made if, as and when assessments against other properties benefiting are received by the borough. The assessment against the development property shall be marked paid and satisfied in consideration of the improvements installed solely by the developer.
(6)
The governing body shall adopt an ordinance authorizing any assessments as provided by law.
§ 150-77 Requirements for affordable housing.
For all major subdivisions of 20 or more dwelling units, the applicant shall reserve a minimum of 10% of the units for affordable housing in accordance with the applicable regulations of the Council on Affordable Housing (COAH).
§ 150-78 Exceptions.
The following shall not be considered subdivisions if no new streets are involved:
A.
Divisions found by the Planning Board to be for agricultural use where all resulting parcels are five acres or larger in size.
B.
Divisions of property by testamentary or intestate provisions.
C.
Divisions of property upon court order, including but not limited to judgments of foreclosure.
D.
The consolidation of existing lots by deed or other recorded instrument.
E.
The conveyance of one or more adjoining lots, tracts or parcels of land owned by the same person or persons and all of which are found and certified by the Secretary of the Planning Board to conform to the development regulations of this chapter and which are shown as separate lots, tracts or parcels on the Tax Map of Buena Borough.