Ocean City City Zoning Code
ARTICLE 1500
Development Applications Procedures and Plat Details
§ 25-1500.1 Approval Required.
[Ord. #99-20, § 8; Ord. #06-07, § 4]
In all zones for all proposed uses, subdivisions, site development or construction, other than an exempt development, subdivision and/or site plan approval shall be required prior to:
a.
The issuance of a building permit for any new structure or for any addition to or alteration of an existing structure;
b.
The commencement, enlargement, expansion of any regulated use or activity;
c.
The subdivision of land;
d.
Any change of use to land or structure to a use for which any of the standards of this Ordinance are more restrictive or more stringent;
e.
Any change in use from any existing or permitted use to any conditional use;
f.
A change to any use from a motel, hotel, rooming house, guest house, multi-family dwelling or other similar establishment;
g.
Any change in the size, or increase or decrease in the number of rooms, units or apartments in a motel, hotel, rooming house, guest house, or multi-family dwelling or other similar establishment;
h.
Any increase in the size or increase in the number of rooms, or units, or apartments in a Bed and Breakfast;
i.
Exception to this site plan review requirement is a change in use from a Bed and Breakfast to a single-family home with no more than two (2) pre-existing and legally created ancillary and/or accessory apartments.
§ 25-1500.2 (Reserved) [1]
§ 25-1500.3 Informal Review.
At the request of the developer, the Planning Board shall grant an informal review of a concept plan for a development which the developer intends to prepare and submit an application for development. The developer shall not be bound by any concept plan for which review is requested and the Planning Board shall not be bound by any such review. Such review shall be limited to planning concepts and no written reaction to the review shall normally be provided by the Board.
§ 25-1500.4.1 Submission Requirements.
[Ord. #94-16, Appx. A]
All applications for development requiring Planning Board or Board of Adjustment action shall be submitted in accordance with the requirements set forth in §§ 25-700.6.1 and 25-800.4 of this Ordinance. Where an application involves approvals related to more than one (1) Section, the more restrictive requirements shall apply.
§ 25-1500.4.2 Administrative Review.
Upon receipt of an application for development, the Administrative Officer shall retain the original of the application and one (1) copy of the plat maps and attachments and forward the other copies of the application and all plat maps, supporting attachments, exhibits and other information submitted to the Secretary of the Planning Board or the Secretary of the Board of Adjustment (whichever Board has jurisdiction). The Secretary of the Planning Board or the Board of Adjustment shall review the application for compliance with submission requirements. If the application is for a site plan, subdivision and/or conditional use, the Secretary of the Planning Board or Board of Adjustment shall make the following distribution of the Application, plat maps and attachments:
Number of Copies | Application | Plat Maps and Attachments |
|---|---|---|
Cape May County Planning Board | 1 | 1 |
Department of Public Works | 1 | 2 |
City Engineer | 1 | 2 |
Note: If the City Engineer is not the Planning Board Engineer, then distribution will be as follows: | ||
City Engineer | 1 | 1 |
Planning Board Engineer | 1 | 1 |
Environmental Commission | 1 | 1 |
Police Department | 1 | 1 |
Board of Health | 1 | 1 |
Construction Official | 1 | 1 |
Fire Department | 1 | 1 |
Shade Tree Commission | 1 | 1 |
The Planning Board or Board of Adjustment may determine that additional distribution of the application, plat map and attachments should be made to other agencies and in such cases the applicant may be required to submit additional prints.
§ 25-1500.4.3 Completeness Review.
[Ord. #94-16, Appx. A]
When all submission requirements have been fulfilled and, in case of major site plans, subdivisions and conditional uses, when completeness review reports have been received from the Board Engineer and City Planner certifying that the plans and attachments are in compliance with all submission requirements; the Planning Board/or the Secretary of the Board of Adjustment in the case of the Board of Adjustment application will, if all other requirements have been met, deem the application complete.
An application for development shall be deemed to be properly submitted unless the Administrative Officer determines that it does not fulfill the criteria for a complete application pursuant to § 25-700.6 of this Ordinance and the Administrative Officer has done the following:
§ 25-1500.4.4 Engineering Review.
The Board Engineer shall review applications for development for site plans, subdivisions and conditional uses and shall advise the Planning Board and/or the Board of Adjustment and the applicant of any technical deficiencies, required changes and/or recommended changes. Eighteen (18) copies of revised plans and attachments, which correct all deficiencies, incorporate all required changes and satisfactorily consider all recommended changes shall be submitted to the Administrative officer for further review.
§ 25-1500.4.5 Conditional Approvals.
After issuance of a Certificate of Completeness, all applications for development shall be acted upon by the Planning Board or Board of Adjustment within the time limits set forth within Article 700 of this Ordinance, or within such further time as may be consented to by the applicant. If required approvals from other government agencies have not been received prior to Planning Board or Board of Adjustment approval of an application for development, such approval shall be conditional upon the subsequent approval or approvals by the other government agencies unless the applicant shall request that such approval be withheld until the approval or approvals from the other government agencies have been received.
If approval is granted conditioned upon the subsequent approval of another government agency and such government agency requires revisions in the plat which alter the layout and/or design standards approved by the Planning Board or Board of Adjustment to an extent that the Board determines that the basis upon which the approval was granted has been changed, the applicant shall be required to receive revised approval from the Planning Board or Board of Adjustment and pay the fees for such revised approval set forth in Article 1400 of this Ordinance.
§ 25-1500.4.6 Board Action.
In acting upon an application for development for a subdivision or site plan, the Planning Board and/or Board of Adjustment shall consider whether the submittal complies to the following standards and regulations:
a.
The proposed use is consistent with the Master Plan.
b.
The plan submission contains all of the information and data required by this Ordinance.
c.
The details and improvement standards of the plat are in accord with the standards of this Ordinance.
d.
Adequate provision is made for safe and convenient vehicular traffic access, circulation and parking.
e.
Adequate provision is made for safe and convenient pedestrian circulation.
f.
Ingress and egress for the site will not unduly impede or obstruct the flow of traffic on public streets.
g.
Adequate provision has been made for the collection and disposal of storm water runoff and the proposed drainage facilities have been approved by the City Engineer.
h.
Adequate provision has been made to screen adjoining residential properties from any adverse effects that might result from outdoor lighting, buildings, parking areas, refuse storage areas, recreation areas, equipment areas, bulk storage areas or similar utilities or structures located on the site.
i.
Adequate provision has been made for compliance with the performance standards of this Ordinance.
j.
Adequate provision has been made to provide structures and uses of a quality and design which will not produce adverse effects on existing developments in the surrounding area or future uses designated for the surrounding area in the Master Plan.
k.
The proposed development is compatible with approved subdivisions and/or site plans for adjacent and nearby parcels of land.
l.
The proposed development is compatible with environmental and/or historical characteristics and conditions of the site and nearby parcels of land.
§ 25-1500.4.7 Reproduction of Final Site Plans and Plats and Issuance of Zoning Permit.
[Ord. #99-20, § 8]
Approvals of all applications for development shall not be valid until all the following have taken place:
a.
The Administrative Officer (Planning Board or Board of Adjustment Secretary) shall certify that all conditions of approval have been satisfied.
b.
In the case of applications for development for subdivisions, the applicant shall submit two (2) reproducible mylar copies and one (1) linen copy of the plat for signature of the Chairman, Board Engineer and Secretary of the Planning Board or Board of Adjustment. One (1) mylar copy shall be kept by the City Engineer.
c.
The applicant shall provide six (6) copies of the plat and attachments: After signature, the Administrative Officer shall have the original and all copies signed and shall return the reproducible original of the plat and attachments to the applicant. One (1) copy shall be retained in the files of the Administrative Officer, two (2) copies shall be retained in the files of the City Engineer, one (1) copy shall be retained in the files of the Construction Official, and one (1) copy to the applicant.
d.
After signature and reproduction the Administrative Officer shall return the reproducible original of the plat and attachments to the applicant.
e.
For all applications for development that receive minor or final plat approval, the Administrative Officer shall issue a Zoning Permit after the plat has been signed. The date of the Zoning Permit shall be the date upon which the approval of applications for development related to preliminary plats become valid shall be the date on which the plat is signed by the Chairman and Secretary of the Planning Board or Board of Adjustment. However, the period of time for which certain rights are conferred upon the applicant shall commence on the date which the Planning Board or Board of Adjustment granted the approval.
§ 25-1500.4.8 Waiver of Requirements.
The Planning Board may, upon specific written request of an applicant, consider and approve or deny requests for waiver of submission requirements or for any of the specific plat detail requirements as set forth in this Article. All such requests by an applicant shall cite the specific requirement by section number and shall state the specific reason for request of waiver. An application which either meets all submission and detail requirements will be considered complete. If a request for waiver is denied, the applicant must provide the required submissions. Such detailed submissions will be reviewed as provided for new applications and all time limits will recommence as for new applications.
§ 25-1500.5.1 Required Documents.
[Ord. #94-16, Appx. A]
Prior to issuance of a Certificate of Completeness or scheduling of a minor subdivision for public hearing, the Administrative Officer (Planning Board or Board of Adjustment Secretary) shall determine that the following have been submitted in proper form:
a.
A Certificate of Title, which may be on the plat (signed by the owner and notarized) or in a letter form, signed by a member of the New Jersey Bar, 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.
b.
Board Engineer's and City Planner's report.
c.
Application for State wetlands approval, where required.
d.
Other submittals that may be required by the Board Engineer, Planning Board or Board of Adjustment, or by Federal, State, County or municipal law, including but not limited to a traffic report and EIS.
e.
The application for development for a minor subdivision or minor site plan shall include a request for the granting of any variances required.
g.
One (1) original and twenty-four (24) copies of a completed application form.
i.
One (1) original and twenty-four (24) copies of a plat and attachments meeting the requirements set forth below.
§ 25-1500.5.2 Plat Requirements.
[Ord. #04-13, § 9; amended 5-11-2023 by Ord. No. 23-10]
a.
a. General Requirements. The plat for a minor subdivision shall be drawn at a scale of not less than twenty feet (20') to the inch with North oriented to the top of the page, shall conform to the provisions of the New Jersey Map Filing Law, N.J.S.A. 46:23-9.9 et seq., and shall include or be accompanied by the information specified below:
1.
All dimensions both linear and angular, of the exterior boundaries of the subdivision, all lots and lands reserved or dedicated for public use shall balance and their descriptions shall close within a limit of error of not more than one (1) part in ten thousand (10,000).
2.
The minor subdivision shall be based upon a current boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys, certified to the subdivider and prepared or recertified not more than twelve (12) months prior to the date of application..
3.
All topographical data (based on North American Vertical Datum (NAVD88) on-site and within twenty-five feet (25') of the site.
b.
Title Block. A title block shall appear on all sheets and include:
c.
Detailed Information.
1.
A key map (at a scale of not less than one inch (1") equals one thousand feet (1,000') 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 district boundaries and City boundary which is within five hundred feet (500') of the subdivision.
2.
The names of all owners of and property lines of parcels within two hundred feet (200') of the land to be subdivided as shown by the most recent records of the City.
3.
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.
4.
Acreage of the tract being subdivided to the nearest hundredth of an acre.
5.
Names and addresses of owner and subdivider so designated.
6.
All zone district boundaries, City borders, existing public easements, tax map lot and block numbers, watercourses, floodways and flood hazard areas within two hundred feet (200'), and the width of the right-of-way of each street within two hundred feet (200') of the subdivision.
7.
All existing structures, with an indication of those which are to be destroyed or removed, and the front, rear and side yard dimensions of those to remain, referenced to proposed lot lines.
8.
All proposed public easements or right-of-ways and the purposes thereof.
9.
The existing systems of drainage of the subdivision and of any larger tract of which it is a part, together with information on how it is proposed to dispose of surface drainage (where required by the Board or City Engineer).
10.
All proposed lot lines and the areas of all lots in square feet. The areas and dimensions specified shall be shown to the nearest hundredth of a square foot or hundredth of a linear foot.
11.
North arrow.
12.
Written and graphic scales.
13.
A copy of any existing or proposed covenants or deed restrictions applying to the land being subdivided or certification that none exists. Such certification may be in letter form signed by a member of the New Jersey Bar, by a title officer or authorized agent of a title insurance company licensed to do business in New Jersey.
14.
Proposed lot and block numbers as assigned by the City Tax Assessor in accordance with the digitized lot numbering system specifications promulgated by the New Jersey Division of Taxation.
15.
Such other information as the Board and/or City Engineer may require or request during the review of the application for classification and approval as a minor subdivision.
16.
In those instances where the minor subdivision application requires variance approval pursuant to N.J.S.A. 40:55D-70c, floor plans, elevation drawings and plot plans for each lot and structure depicting building and yard dimensions, architectural details, fenestration and building materials.
§ 25-1500.5.3 Application on Minor Subdivision Application.
a.
By the Planning Board.
1.
Referral to Committee: Each complete application for development for a minor subdivision shall be referred to the Planning Board Workshop. The Planning Board Workshop, in accordance with the definition of a minor subdivision shall either approve the application for classification and approval as a minor subdivision or refer the subdivision to the full Planning Board for hearing and consideration. If the Planning Board Workshop approves the application, no further municipal action will be required.
2.
Action by Committee: In order to be approved and classified as a minor subdivision by the Planning Board Workshop, the vote of the Committee must be unanimous. Applications for development for minor subdivision shall be referred to the full Planning Board for public hearing and vote in all of the following instances:
(a)
The vote of the Planning Board Workshop is not unanimous.
(b)
Unfavorable recommendation from the Planning Board Engineer.
(c)
The subdivision also requires the granting of a variance or variances.
(d)
The application for development also requests approval of a major site plan, conditional use and/or direction or issuance of a Building Permit.
3.
Action by Planning Board:
(a)
The action taken by the Planning Board Workshop shall be announced at a public meeting of the Planning Board.
(b)
If an application is referred to the full Board by the Planning Board Workshop, the Board will take action within forty-five (45) days of the date of submission of a complete application. Any referrals by the Planning Board Workshop will be made in a timely manner so that the Board can take action within the time allowed.
b.
By the Zoning Board of Adjustment. If an application for classification and approval as a minor subdivision is before the Board of Adjustment, it may be classified and approved as a minor subdivision by a majority vote of a quorum of the board, with or without conditions. (If such action is simultaneous with action on a variance pursuant to § 25-800.3.c of the Zoning Ordinance or N.J.S.A. 40:55D-70,d an affirmative vote of at least two-thirds (2/3) of the full authorized membership of the Board is required).
c.
Time Limits for Minor Subdivision Approvals. Minor subdivision approvals shall be granted or denied within forty-five (45) days of the date of submission of a complete application to the Administrative Officer or within such further time as may be consented to by the applicant. Approval of a minor subdivision shall expire one hundred ninety (190) days from the date of Planning Board approval unless within such period a plat in conformity with such approval and the provisions of the "Map Filing Law," or a deed clearly describing the approved minor subdivision, is filed by the developer with the County Recording Officer, the City Engineer and the Tax Assessor. Any such plat or deed must be signed by the Chairman and Secretary of the Planning Board before it will be accepted for filing by the County Recording Officer.
§ 25-1500.5.4 Conditions of Approval.
[Ord. #99-20, § 8]
Any approval of an application for development for a minor subdivision granted by the Planning Board or Board of Adjustment shall be subjected to the following conditions being satisfied prior to signing of the plat or issuance of a Zoning Permit:
a.
Installation of or posting of performance guarantees for the installation of any improvements required by the Board.
b.
Payment of any outstanding real estate taxes.
c.
Cape May County Planning Board approval if the site is located on the County road system.
d.
New Jersey Water Company - Shore District Sewerage Service availability letter.
e.
Submission of additional prints of the plat map and attachments for distribution (if required).
f.
Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board Secretary or Board of Adjustment Secretary) within the time set forth in § 25-900.8.
g.
Any other conditions which may be imposed by the Board or which may be required by Federal, State or municipal law.
§ 25-1500.5.5 Certification.
In the event that the application for development for a minor subdivision is approved, a certification to that effect in this form:
Classified and approved as a minor subdivision by the City of Ocean City Planning Board (Board of Adjustment) on _________________________________. | |
Attest: | Chairman |
Secretary | Date |
Board Engineer | Date |
This plat (or a deed describing this subdivision) must be filed in the office of the Clerk of Cape May County on or before _______ which date is one hundred ninety (190) days after approval as a minor subdivision by the City of Ocean City Planning Board (Board of Adjustment). | |
Secretary | |
shall be endorsed on the preliminary plat and three (3) paper copies thereof shall be provided to the Board by the applicant. Said copies shall be signed by the Chairman and Secretary of the Planning Board after they receive certification from the Administrative Officer (Planning Board or Board of Adjustment Secretary) that all conditions of approval have been satisfied. After signature, one (1) copy of the signed preliminary plat shall be returned to the applicant. | |
§ 25-1500.6.1 Required Documents.
[Ord. #94-16, Appx. A; Ord. #03-22, § 2; Ord. #04-13, § 9]
Prior to issuance of a Certificate of Completeness for a variance application to the Zoning Board of Adjustment, the Administrative Officer (Zoning Board of Adjustment Secretary) shall determine that the following have been submitted in proper form. The Administrative Officer may schedule a variance application for public hearing upon submission of items in Subsections a through j of this subsection, and Subsection 25-1500.6.2.
a.
One (1) original and twenty (20) copies of the completed application form.
b.
One (1) original and twenty (20) copies of a plat and attachments meeting the requirements set forth below.
d.
Copy of application for a CAFRA Permit, where required.
e.
Copy of application for N.J.D.E.P. Wetlands Permit, where required.
f.
A current survey (not older than one (1) year), signed and sealed by a New Jersey licensed surveyor.
g.
Other submittals which may be required by the Board's professionals, Board of Adjustment, Federal, State or municipal law.
h.
Written description and justification for all checklist waivers, design waivers and variances requested.
j.
Proof from the Tax Collector that real estate taxes and local assessments have been paid to date.
§ 25-1500.6.2 Plat Requirements.
[Ord. #03-22, § 2; Ord. #04-13, § 9]
a.
General Requirements. The plan for a variance shall be drawn at a scale of not less than twenty feet (20') to the inch, with North oriented to the top of the page, shall conform to the provisions of the New Jersey Map Filing Law, N.J.S.A. 46:23-9.9 et seq., and shall include or be accompanied by the information specified below:
1.
The variance plan shall be based upon a current boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys, certified to the owner and prepared or recertified not more than twelve (12) months prior to the date of application.
2.
Spot elevations at all four (4) corners of the subject parcel (oceanfront parcels required two (2) additional spot elevations, one (1) at midpoint on each of the two (2) side lot lines).
b.
Title Block. A title block shall appear on all sheets and include:
c.
Detailed Information.
1.
A key map (at a scale of not less than one inch (1") equals one thousand feet (1,000') with North oriented to top of the page, showing the location of the subject parcel with reference to surrounding areas, existing streets which intersect or border the parcel, the names of all such streets and any zone district boundaries and City boundary which is within five hundred feet (500') of the subject parcel.
2.
The names and addresses of all owners, and property classifications of all parcels within two hundred feet (200') of the subject parcel as shown by the most recent records of the City.
3.
A portion of the current Ocean City Zoning Map showing the subject parcel and zone district boundaries, existing easements, watercourses, floodways and flood hazard areas within two hundred feet (200'), and the width of the right-of-way of each street within two hundred feet (200') of the subject parcel.
4.
A zoning schedule showing all zoning requirements applicable to the parcel in question, existing conditions, proposed conditions and extent of applicant's compliance with the zoning requirements.
5.
All existing structures, with an indication of those which are to be removed, and the front, rear and side yard dimensions of those to remain, referenced to existing lot lines.
6.
All proposed private and public easements or rights-of-way and the purposes thereof.
7.
North arrow.
8.
Written and graphic scales.
9.
All required endorsements or certifications and space for the appropriate signatures.
10.
A copy of any existing or proposed covenants or deed restrictions applying to the land being subdivided or certification that none exists. Such certification may be in letter form signed by a member of the New Jersey Bar, by a title officer or authorized agent of a title insurance company licensed to do business in New Jersey.
11.
Such other information as the Board Engineer and/or Planner may require or request during their review of the application.
§ 25-1500.6.3 Conditions of Approval.
[Ord. #99-20, § 8; Ord. #03-22, § 2; Ord. #04-13, § 9]
Any approval of an application for a variance granted by the Zoning Board shall be subject to the following conditions being satisfied prior to the issuance of a Zoning Permit.
a.
Payment of any outstanding real estate taxes, assessments and professional fees.
b.
Publication of a notice of the decision by the Administrative Officer (Zoning Board of Adjustment Secretary) within the time set forth in § 25-900.7.
c.
Any other conditions which may be imposed by the Planning Board or which may be required by Federal, State or local law.
d.
A condition setting forth the time within which all conditions must be satisfied as described in § 25-900.10.
e.
Installation of or posting of performance guarantees for the installation of any improvements required by the Board.
§ 25-1500.7.1 Required Documents.
[Ord. #94-16, Appx. A]
Prior to issuance of a Certificate of Completeness, the Administrative Officer (Planning Board Secretary) shall determine that the following has been submitted in proper form. The Administrative Officer may schedule a preliminary plat of a major subdivision for public hearing upon submission of items contained in Subsections a through h.
a.
Board Engineer's and City Planner's Report.
b.
Copy of application for granting of a CAFRA Permit, where required and if submitted.
c.
Application for N.J.D.E.P. Wetlands Permit, where required.
d.
Other submittals which may be required by the Board Engineer, Planning Board, Board of Adjustment, or Federal, State or municipal law.
e.
The application for development for a preliminary plat of a major subdivision shall include a request for the granting of any variances required.
g.
One (1) original and twenty-four (24) copies of the completed application form.
h.
One (1) original and twenty-four (24) copies of a plat and attachments meeting the requirements set forth below.
§ 25-1500.7.2 Plat Requirements.
[Ord. #03-22, § 2; amended 5-11-2023 by Ord. No. 23-10]
a.
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 land survey conducted not more than five (5) years prior to the date of application and certified to the subdivider and shall be drawn at a scale of not less than fifty feet (50') to the inch, and drawn with North oriented to the top of the page.
b.
Title Block. The title block shall appear on all sheets and include:
1.
"Preliminary Plat - Major Subdivision."
2.
Name of subdivision, if any.
3.
Date (of original and all revisions).
4.
Name(s), signature(s), address(es) and license number(s) of the engineer and/or land surveyor who prepared the map. (The plat shall bear the embossed seal of said engineer and land surveyor).
c.
A key map (at a scale of not less than one inch (1") equals one thousand feet (1,000') 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 five hundred feet (500') of the subdivision.
d.
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.
e.
Names and addresses of owner and subdivider, so designated.
f.
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.
g.
Zone district boundaries, City borders and the names of all owners, lot and block numbers and property lines of parcels within two hundred feet (200') 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.
h.
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 "Preparation of Land Surveys". The date of the survey and the name of the person making the same shall be shown on the map.
i.
Contours.
1.
Existing one foot (1') interval contours based on North American Vertical Datum (NAVD88 shall be shown extending a minimum of twenty-five feet (25') beyond the boundary of the tract in question and shall be certified. 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. A site bench mark shall be noted on the plat.
[Amended 5-11-2023 by Ord. No. 23-10]
2.
Ninety percent (90%) of elevations interpolated from contour lines will be within one-half (1/2) the contour interval when referred to the nearest bench mark. All spot elevations shall be to the nearest one-tenth foot (.1') and accurate to within three-tenths of a foot (.3').
3.
Ninety percent (90%) of all planimetric features shown on the map will be within one-fortieth inch (1/40") of their true position and no planimetric features will be out of true position more than one-twentieth inch (1/20") 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.
j.
All existing streets, public easements, watercourses, floodways and flood hazard areas within the proposed subdivision and within one hundred feet (100') of the boundaries thereof, including the width of the right-of-way of each street within one hundred feet (100') of the subdivision.
k.
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.
l.
The boundaries, nature, extent and acreage of wooded areas and other important physical features, including dunes, marshes, wetlands and water areas within the proposed subdivision and within one hundred feet (100') thereof.
m.
The layout of the proposed subdivision drawn in compliance with the provisions of this Ordinance.
n.
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.
o.
The existing system of drainage of the subdivision and of any larger tract of which it is a part, together with information on how it is proposed to dispose of surface drainage.
p.
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.
q.
All proposed lot lines and areas of all lots in square feet. The areas and dimensions specified should be accurate to within minus zero percent (-0%) and plus four percent (+4%) [for example, a lot line specified as two hundred fifty feet (250') long should not be less than two hundred fifty feet (250') but may be as long as two hundred sixty feet (260')].
r.
North arrow and basis therefor and written and graphic scales.
s.
Preliminary utility layouts showing methods of connection and sources of service. Prior to public hearing for preliminary subdivision plat, the developer shall provide written certification that he 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.
t.
The proposed location and area, in acres or square feet, of all proposed common open space areas.
u.
The tentative plat shall show, on the property to be subdivided and within one hundred feet (100') 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.
v.
Preliminary On-Site Grading and Drainage Plan.
1.
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 (1') intervals, Datum shall be N.G.V.D. and the source of datum shall be noted.
2.
The plan shall outline the approximate area contributing to each inlet.
3.
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 water courses shall be shown.
4.
The preliminary grading and drainage plan shall be accompanied by drainage calculations made in accordance with standards set forth in §§ 25-1700.33—25-1700.33.8 of this Ordinance.
5.
Preliminary plans and profiles of streets shall be shown indicating storm drains and utilities including any drainage components not presented in the street profiles.
w.
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:
1.
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.
2.
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.
3.
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.
4.
In the event a temporary drainage system is proposed, tentative plans of that system shall be shown.
x.
Soils Engineers Report. A preliminary Soils Engineers Report shall be prepared by a N.J. Professional Engineer. The number of borings, depths, and boring locations shall be as specified by the Soils Engineer and approved by the Board Engineer. The Preliminary Soils Engineers Report shall include:
1.
Standard Penetration Resistance boring data to a depth of stable soil conditions.
2.
Sufficient laboratory testing to determine preliminary consolidation and settlement information.
3.
Preliminary recommendations to include bulkhead design, utility installation and stabilization, soil consolidation methods, preliminary road and pavement design, and such other information as may be required by the Board Engineer.
4.
The Preliminary Report shall be the basis for further borings, laboratory testing, and a Final Report shall accompany the final plat, if required by the Board Engineer.
y.
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.
aa.
Where required by the City Engineer, cross-section of proposed streets to at least ten feet (10') outside of any grading limit at intervals of at least every one hundred feet of all proposed streets.
bb.
The number, location, and species of all proposed trees, shrubs, and/or ground cover plant materials and planting details of same.
cc.
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.
dd.
Sectionalization and Staging Plans. The preliminary sectionalization and staging plan showing the following:
1.
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 section in a subdivision shall be established to promote orderly development and shall be subject to the approval of the Board.
2.
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.
ee.
The location of proposed depressed pedestrian ramps and other facilities for the handicapped.
ff.
Such other information as the Board and/or City Engineer may require or request during the review of the preliminary plat.
gg.
Floor plan and elevation drawings of any proposed structure or structures depicting architectural details, fenestration and building materials.
§ 25-1500.7.3 Conditions of Approval.
Any approval of an application for development for a preliminary plat of a major subdivision by the Planning Board or Board of Adjustment 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 Cape May County Planning Board approval (if not previously granted).
c.
Preliminary New Jersey Water Company - Shore District Sewerage Service availability letter.
d.
Publication of the decision of the Board by the Administrative Officer (Planning Board or Board of Adjustment Secretary) within the time set forth in § 25-900.8.
e.
Any other conditions which may be imposed by the Board or may be required by Federal, State, County or municipal law.
§ 25-1500.7.4 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:
Approved as a preliminary plat of a major subdivision by the City of Ocean City Planning Board (Board of Adjustment) on _________________________________. | |
Attest: | |
Chairman | |
Secretary | Date |
Board Engineer | Date |
shall be endorsed on the preliminary plat and three (3) paper copies thereof, said copies 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, one copy of the signed preliminary plat shall be returned to the applicant. | |
§ 25-1500.7.5 Time Limits for Preliminary Approval.
Upon submission of a complete application to the Administrative Officer (Planning Board Secretary) for a subdivision of ten (10) or fewer lots, the Planning Board shall grant or deny preliminary approval within forty-five (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 ten (10) lots, the Planning Board shall grant or deny preliminary approval within ninety-five (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.
Approval of a preliminary plat shall confer upon the applicant the rights set forth in N.J.S.A. 40:55D-49 and § 25-1500.7.6 of this Ordinance.
§ 25-1500.7.6 Effects of Preliminary Approval.
[Ord. #03-22, § 2]
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 (3) 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 (1) year, but not to exceed a total extension of two (2) years, provided that if the design standards have been revised by ordinance, such revised standards shall govern.
§ 25-1500.7.7 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 or Board of Adjustment and the Board Engineer that (1) 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 (2) 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 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 of 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.
§ 25-1500.8.1 Required Documents.
[Ord. #89-22, § 6; Ord. #94-16, Appx. A]
Prior to issuance of a Certificate of Completeness, the Administrative Officer shall determine that the following has been submitted in proper form. The Administrative Officer may schedule a preliminary plat of a site plan for public hearing upon submission of items contained in Subsections a through h.
a.
Board Engineer's and City Planner's Report.
b.
Copy of application for granting of a CAFRA Permit, where required and if submitted.
c.
Application for N.J.D.E.P. Wetlands Permit, where required.
d.
Other submittals that may be required by the Board Engineer, Planning Board, Board of Adjustment, or Federal, State, County or local law.
e.
The application for development for a preliminary plat of a major site plan shall include a request for the granting of any variances required.
g.
One (1) original and twenty-four (24) copies of the completed application form.
h.
One (1) original and twenty-four (24) copies of a plat and attachments meeting the requirements set forth below.
§ 25-1500.8.2 Plat Requirements.
a.
General Requirements.
[Amended 5-11-2023 by Ord. No. 23-10]
1.
Any preliminary plat of a site plan presented to the Planning Board or Board of Adjustment 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.
2.
Site plans shall not be drawn with North oriented to the top of the page, at a scale smaller than one inch equals fifty feet (1"=50') nor larger than one inch equals ten feet (1"=10'). If the size of the site would require the use of sheets larger than thirty inches by forty-two inches (30" x 42") in order to show the entire site on one (1) sheet, the detailed information for the site plan shall be shown in sections on sheets not larger than thirty inches by forty-two inches (30" x 42"), which sheets shall be keyed to an overall plan of the site drawn at a scale of not less than one inch equals two hundred feet (1"=200').
The site plan shall be based on a monumented, current certified boundary survey. The date of the survey and the name of the person making same shall be shown on the map. If twelve (12) months or more has passed since the date of (or date of last recertification of) the survey, it shall be recertified and if necessary, brought up to date.
b.
Title Block. The title block shall appear on all sheets and include:
1.
Title to read "Preliminary Site Plan."
2.
Name of the development, if any.
3.
Date (of original and all revisions).
4.
Names, signatures, addresses, and license numbers of engineer, architect, land surveyor, or planner who prepared the plan and their embossed seal(s).
5.
If the site plan contains more than one (1) sheet, each shall be numbered and titled.
c.
A schedule shall be placed on the site plan indicating:
1.
The acreage of the tract and site (the portion of the tract involved in the site plan).
2.
The floor area of the existing and proposed buildings (listed separately).
3.
The proposed use or uses and the floor area devoted to each use.
4.
The zone district in which the site is located.
5.
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.
6.
Names and addresses of owner and developer, so designated.
7.
Proposed and required lot dimensions and front, rear and side setbacks.
8.
Proposed and required off-street parking spaces.
10.
All variances requested.
d.
North arrow and written and graphic scales.
e.
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.
f.
The boundary, nature, and extent of marshes, wetlands, dunes and water areas within the site and within two hundred feet (200') thereof.
g.
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 fifty feet (50') thereof.
h.
All existing structures on the site and within fifty feet (50') thereof, including their use, indicating those to be destroyed or removed and those to remain.
i.
Location, use, finished grade level, ground coverage, first floor, front, rear and side setbacks of all existing buildings and other pertinent improvements.
j.
Existing and proposed public easement or rights-of-way and the purposes thereof.
k.
A grading plan showing existing and proposed grading contours at one foot (1') intervals throughout the tract, or spot elevations if acceptable to the Board Engineer. Datum shall be North American Vertical Datum (NAVD88) and source of datum shall be noted. In addition to proposed grading contours, sufficient additional spot elevations shall be shown to clearly delineate proposed grading. Also, a site bench mark shall be labeled on the plan.
[Amended 5-11-2023 by Ord. No. 23-10]
l.
On-Site Drainage Plan:
1.
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 and spot elevations as previously required.
2.
The plan shall outline each area contributing to each inlet.
3.
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.
4.
The drainage plan shall be accompanied by complete drainage calculations made in accordance with the standards set forth in this Ordinance.
m.
Off-Site Drainage Plan. The plat shall also be accompanied by an off-site drainage plan prepared in accordance with the following standards:
1.
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.
2.
The pertinent off-site existing drainage shall be shown with elevations of inverts and grates to the nearest one-hundredth of a foot (.01').
3.
To the extent that information is available and may be obtained from the County or Municipal Engineer, any existing plans or drainage improvements shall be shown.
4.
In the event a temporary drainage system is proposed, full plans of that system shall be shown.
5.
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 forty (40) or more cubic feet per second. Cross-sections at intervals not exceeding one hundred feet (100') shall be shown for all open channels.
o.
Boring Logs. A Soils Engineer's Report shall conform to § 25-1500.7.2x of this Ordinance.
1.
Borings shall be spaced evenly throughout the site.
2.
One (1) boring shall be made per acre (or portion thereof) in those areas where the water table is found to be less than ten feet (10') below proposed or existing grade.
3.
In addition to the above, in those areas where the water table is found to be five feet (5') or less below existing or proposed grade, two (2) 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.
4.
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 one-tenth of a foot (.1').
5.
Based on the borings, the site plan shall clearly indicate all areas having a water table within two feet (2') of the existing surface of the land, or within two feet (2') of proposed grade; or all areas within which two feet (2') or more of fill is contemplated or has previously been placed.
p.
Zone district boundaries and a portion of the Tax Map Sheet shall be reproduced for a minimum distance of five hundred feet (500') surrounding the site upon which the following shall be indicated:
r.
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.
s.
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.
t.
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 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.
u.
The location and size of proposed loading docks when required by Section 25-300.12.4.1 of this ordinance.
[Amended 5-11-2023 by Ord. No. 23-10]
v.
Location of curbs and sidewalks.
w.
Cross-sections showing the composition of pavement areas, curbs, and sidewalks.
x.
Exterior lighting plan, including the location, direction of illumination, amount of illumination expressed in horizontal foot candles, wattage and drawn details of all outdoor lighting standards and fixtures.
y.
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, and plant list and planting details for trees, shrubs, and/or ground cover.
z.
Location of signs and drawn details showing the size, nature of construction, height and content of all signs.
aa.
Drawn details of the type of screening to be utilized for refuse and recyclable material, storage areas, outdoor equipment and bulk storage areas.
bb.
Floor plans and building elevation drawings of any proposed structure or structures, or existing structures to be renovated.
cc.
Location of handicapped facilities including parking spaces and ramps (where applicable).
dd.
Sectionalization and Staging Plan. Developers of large uses such as shopping centers, multi-family dwellings, office parks or other such uses proposed to be developed in stages shall submit a sectionalization and staging plan showing the following:
1.
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 Ordinance and be provided with adequate drainage and utility systems.
2.
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 in the site and adjoining properties.
ee.
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.
ff.
Such other information as the Planning Board and/or City Engineer may request during site plan review.
§ 25-1500.8.3 Conditions of Approval.
[Amended 4-7-2022 by Ord. No. 22-05]
Any approval of an application for development for a preliminary plat of a major site plan by the Planning Board or Board of Adjustment 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 Cape May County Planning Board approval if the site is located on the County road system.
c.
Tentative New Jersey Water Company - Shore District Sewerage availability letter.
d.
Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board or Board of Adjustment Secretary) in accordance with Subsection 25-900.7.
e.
Any other conditions which may be imposed by the Board or may be required by Federal, State, County or municipal law.
f.
As a condition of preliminary major site plan approval, for each application involving a multiple dwelling with five (5) or more units of dwelling space, which shall include a multiple dwelling that is held under a condominium or cooperative form of ownership, a mutual housing corporation, or a mixed-use development, the developer or owner, as applicable, shall be subject to the requirements of Subsection 14-1.4a of Chapter 14.
g.
As a condition of preliminary site plan approval, each application involving a parking lot or garage not covered in Subsection 25-1500.8.3.f above shall be subject to the requirements of Subsection 14-1.4b of Chapter 14.
The Board may also condition its preliminary approval upon the applicant providing for certain revisions or additions on the final plat submission. |
§ 25-1500.8.4 Certification.
[Ord. #94-16, Appx. A]
In the event that the application for development for a preliminary plat of a major site plan is approved, a certification to that effect in this form:
Approved as a preliminary plat of a major site plan by the City of Ocean City Planning Board (Board of Adjustment) on _______________________________________________. | |
Attest: | Chairman |
Secretary | Date |
Board Engineer | Date |
shall be endorsed on the preliminary plat and three (3) paper copies thereof shall be provided to the Board by the applicant. Said copies shall be signed by the Chairperson and the Secretary of the Planning Board after they receive certification from the Administrative Officer (Planning Board or Board of Adjustment) that all conditions of the approval have been satisfied and any required fees have been paid. After signature, one (1) copy of the signed preliminary plat shall be returned to the applicant. | |
§ 25-1500.8.5 Time Limits for Approval.
[Ord. #94-16, Appx. A]
Upon the submission to the Administrative Officer (Planning Board or Board of Adjustment Secretary) of a complete application for a site plan which involves ten (10) acres of land or less, and ten (10) dwelling units or less, the Planning Board shall grant or deny preliminary approval within forty-five (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 two (2) acres, or more than ten (10) dwelling units. The Planning Board shall grant or deny preliminary approval within ninety-five (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.
§ 25-1500.8.6 Effects of Preliminary Approval.
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 (3) 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 (1) year, but not to exceed a total extension of two (2) years, provided that if the design standards have been revised by ordinance, such revised standards shall govern.
§ 25-1500.8.7 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 or Board of Adjustment and the Board Engineer that (1) 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 (2) 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 of 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.
§ 25-1500.9.1 Required Documents.
[Ord. #94-16, Appx. A]
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 or Board of Adjustment Secretary) shall determine that the following has been submitted in proper form:
a.
Board Engineer's Report and City Planner's Report.
b.
Application for Land Disturbance Permit from Cape Atlantic Soil Conservation District.
c.
Application for N.J.D.E.P. Wetlands Permit, where required.
d.
Application for N.J.D.E.P. Stream Encroachment Permit, where required.
e.
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, 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.
f.
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.
g.
Other submittals that may be required by the Board Engineer, Planning Board, Board of Adjustment, or Federal, State, County or municipal law.
h.
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.
j.
One (1) original and twenty-four (24) copies of a plat and attachments meeting the requirements set forth below.
§ 25-1500.9.2 Plat Requirements.
a.
General Requirements. A final plat may, for all or any portion of an approved preliminary plat, be submitted to the Planning Board within three (3) years of the date of approval of the preliminary plat. Requirements set forth in this Ordinance for preliminary plats shall apply to final plats with the addition of the specific additional requirements set forth herein.
[Amended 5-11-2023 by Ord. No. 23-10]
1.
A final plat shall be drawn with North oriented to the top of the page, at a scale of not less than fifty feet (50') to the inch, shall conform to the provisions of N.J.S.A. 46:23, Map Filing Law, as amended and supplemented, specified herein.
2.
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 (1) part in ten thousand (10,000).
3.
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.
4.
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.
5.
The source of New Jersey State Plane Coordinate System information shown as required above shall be noted on the final plat.
b.
Purpose of 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 becomes the basis for the construction of the subdivision and inspection by the Board Engineer, other officials and Planning Board, or Board of Adjustment. The portion of the plat intended for filing must be recorded at the County Clerk's office to have legal status.
d.
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.
e.
Names and addresses of owner and subdivider, so designated.
f.
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 Tax Assessor. Proposed house numbers shall also be obtained from the City Tax Assessor and shall be shown encircled on the final plat.
g.
Such other information as the Board and/or City Engineer or City Planner may request during review.
h.
Sectionalization of final plats shall be in conformance with the sectionalization and staging plan, if any, approved with the preliminary plat.
§ 25-1500.9.3 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 or Board of Adjustment, prior to the signing of the plat of issuance of a development permit.
a.
Payment of any outstanding real estate taxes.
b.
Submission of additional prints of the plat map and attachments for distribution, if required.
c.
Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board or Board of Adjustment Secretary) the time set forth in § 25-900.7.
d.
Final Cape May County Planning Board approval (if not previously obtained).
e.
Final New Jersey Water Company - Shore District Sewerage Service availability letter.
f.
Final Atlantic Electric Company, N.J. Natural Gas Co., New Jersey Bell Telephone and cable television company service agreement.
g.
Certification of Soil Erosion and Sediment Control Plans (if not previously obtained).
h.
Fire Department approval (if not previously obtained).
i.
Granting of N.J.D.E.P. Wetlands Permit (if required).
j.
Certification of approval of plans for drainage or watercourse diversions by the State of New Jersey, Department of Environmental Protection, where required.
k.
Granting of a N.J.D.E.P. Coastal Area Facilities Review Act (CAFRA) Permit (where required).
l.
Approval of any required riparian and/or tidelands grants or licenses.
m.
Granting of any required construction permits.
n.
Posting of required performance guarantees.
o.
Payment of required inspection fees.
p.
Evidence of a comprehensive general liability insurance policy in an amount not less than three hundred thousand dollars ($300,000.00) 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 ten (10) days notice to the City prior to cancellation. It shall be a violation of this Ordinance for any property owner, subdivider or builder to carry on the construction of a subdivision without having current valid evidence of insurance on file.
q.
Any other conditions which may be imposed by the Board or may be required by Federal, State, County or municipal law.
§ 25-1500.9.4 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:
Approved as a final plat of a major subdivision by City of Ocean City Planning Board (Board of Adjustment) on ____________________________________. | |
Attest: | Chairman |
Secretary | Date |
Board Engineer | Date |
This plat must be filed in the office of the Clerk of Cape May County on or before _____ which date is ninety-five (95) days after the date which this plat was signed. | |
Secretary | |
shall be endorsed on the plat and shall be reproduced as provided for in § 25-1500.10.4 of this Ordinance and the signed original shall be returned to the applicant for filing. | |
§ 25-1500.9.5 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 County Recording Officer a plat map drawn in compliance with the New Jersey Map Filing Law N.J.S.A. 46:23 as amended and supplemented, within ninety-five (95) days from the date upon which plat was signed by the Planning Board Chairman and Secretary. The applicant shall, within one (1) week after filing the subdivision with the County Recording Officer, notify in writing, the City Engineer and City Tax Assessor of the date of filing of the subdivision with the County Recording Officer and the case and sheet or page number for the filed map. A duplicate tracing of the filed map indicating thereof the filing date shall be obtained from the County 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 ninety-five (95) days for good cause shown.
§ 25-1500.9.6 Final Approval.
Application for final subdivision approval shall be granted or denied within forty-five (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.
Final approval shall expire ninety-five (95) days 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 County Recording Officer, the City Engineer, and the City Tax Assessor. The Planning Board may, for good cause shown, extend the period of recording for an additional period not to exceed one hundred ninety (190) days from the date of the passage of the resolution of final approval.
§ 25-1500.9.7 Effect of Final Approval.
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 (2) 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 (1) year, but not to exceed three (3) 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.
§ 25-1500.9.8 Combined Preliminary and Final Major Subdivision Approval.
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.
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.
§ 25-1500.10.1 Required Documents.
[Ord. #94-16, Appx. A]
Prior to issuance of a Certificate of Completeness or scheduling of a final plat of a site plan for public hearing, the Administrative Officer (Planning Board or Board of Adjustment Secretary) shall determine that the following has been submitted in proper form:
a.
Board Engineer's Report and City Planner's Report.
b.
Application for State wetlands approval, if required.
c.
Application for a Stream Encroachment Permit, where required.
d.
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, 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.
e.
Other submittals that may be required by the Board Engineer, Planning Board, Board of Adjustment or Federal, State or local law.
f.
Required application fees as set forth in Section 1400 of this Ordinance.
g.
One (1) original and twenty-four (24) copies of a plat and attachments meeting the requirements set forth below.
§ 25-1500.10.2 Plat Requirements.
The final plat shall include all data required for the preliminary plat of the site plan and shall be drawn to incorporate all changes required as a condition of preliminary approval and shall be drawn by persons and to specifications as required for a preliminary plat and shall be titled "Final Plat - Site Plan."
§ 25-1500.10.3 Conditions of Approval.
Any approval of an application for development of a final plat of a site plan shall be subject to the following conditions being satisfied, within a period of time specified by the Planning Board or Board of Adjustment, prior to signing of the plat or issuance of a Development Permit:
a.
Payment of any outstanding real estate taxes.
b.
Submission of additional prints of the plat map and attachments for distribution, if required.
c.
Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board or Board of Adjustment Secretary) within the time set forth in § 25-900.7 of this Ordinance.
d.
Final Cape May County Planning Board approval (if not previously obtained).
e.
Final New Jersey Water Company - Shore District Sewerage Service availability letter.
f.
Final Atlantic Electric Company, N.J. Natural Gas Company, Bell Telephone Company, and cable television company Service Agreements (if applicable).
g.
Certification of Soil Erosion and Sediment Control Plans (if not previously obtained).
h.
Fire Department approval (if not previously obtained).
i.
Granting of State Wetlands Permit (if required).
j.
Certification of approval of plans for drainage or water-course diversions by the State of New Jersey, Department of Environmental Protection, where required.
k.
Granting of a Coastal Area Facilities Review Act (CAFRA) permit, where required.
l.
Approval of any required riparian grants or licenses.
m.
Granting of any required construction permits.
n.
Posting of required performance guarantees.
o.
Payment of required inspection fees.
p.
Evidence of a comprehensive general liability insurance policy in an amount not less than three hundred thousand dollars ($300,000.00) per occurrence indemnifying and saving harmless the City and its agencies, employees and agents from any liability for any acts of the developer or his agents, contractors or employees in implementing of the approved site plan. The insurance policy shall provide for ten (10) days notice to the City prior to cancellation.
It shall be a violation of this Ordinance for any property owner, developer or builder to carry on the construction of the site without having a current valid evidence of insurance on file.
q.
Any other conditions which may be imposed by the Board or may be required by Federal, State, or local law.
§ 25-1500.10.4 Certification.
In the event that the application for development for a final plat of a major site plan is approved, a certification to that effect in this form:
Approved as a final plat of a major site plan by the City of Ocean City Planning Board (Board of Adjustment) on
Attest: | Chairman |
Secretary | Date |
Board Engineer | Date |
shall be endorsed on the plat and three (3) copies 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 a certification from the Administrative Officer (Planning Board or Board of Adjustment Secretary) that all conditions of approval have been satisfied. After signature, one copy of the signed plat shall be returned to the applicant. | |
§ 25-1500.10.5 Final Approval.
Application for final site plan approval shall be granted or denied within forty-five (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.
§ 25-1500.10.6 Effect of Final Approval.
a.
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 (2) years after the date of final approval. If the developer has followed the standards prescribed for final approval, the Planning Board may extend such period of protection for extensions of one (1) year but not to exceed three (3) 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.
b.
Final approval will expire ninety-five (95) days from the date of 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. The Planning Board may, for good cause shown, extend this time period.
§ 25-1500.10.7 Combined Preliminary and Final Site Plan Approval.
An applicant may request and the Planning Board may consent to accept an application for development for combined preliminary and final major site plan 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 nor so complex as to require the additional review time which separate applications would provide.
Any approval granted by the Planning Board on such combined application shall confer upon the applicant all the rights set forth in this section for final approval.
§ 25-1500.11.1 Required Documents.
In cases where a proposed exempt development requires Board of Adjustment action on an Application for Development for either (1) the granting of a variance pursuant to N.J.S.A. 40:55D-70 or (2) direction for issuance of a Building Permit pursuant to N.J.S.A. 40:55D-34 or N.J.S.A. 40:55D-36; the Administrative Officer (Board of Adjustment Secretary) shall, prior to issuance of a Certificate of Completeness or scheduling of the application for development for public hearing before the Board of Adjustment, determine that the following has been submitted in proper form:
a.
Required application fees.
b.
Seven (7) copies of a plot plan and/or other documents which clearly describe the basis for the variance being requested or the basis for direction for issuance of a Building Permit being requested.
c.
Seven (7) copies of an area map showing the tax lot and block numbers of all properties located within two hundred feet (200') of the property for which the application is being made.
d.
Any other documents which the Board of Adjustment may request.
§ 25-1500.11.2 Conditions of Approval.
[Ord. #99-20, § 8]
Any approval of an application for development by the Board of Adjustment or issuance of a Zoning Permit under this section shall be subject to the following:
§ 25-1500.12.1 Intent and Applicability.
[Ord. #03-22, § 2; Ord. #04-13, § 9; Ord. No. 2016-02]
The intent of this section is to provide an abbreviated procedure for the approval of minor changes to a development previously granted site plan approval by either the Planning Board or Zoning Board of Adjustment, and minor changes to existing development. The change(s) proposed shall conform to all applicable City ordinances, and not more than two (2) administrative reviews may be permitted per development. A Professional Planner or Engineer, as directed by the Department Head to whom the Zoning Official reports, in consultation with the Zoning Official and, if necessary, the City or Board Solicitor(s), shall determine, on an individual basis, if the changes proposed are appropriate for administrative review. Changes similar to those noted below may be eligible for administrative review:
§ 25-1500.12.2 Submission Requirements.
[Ord. #03-22, § 2; Ord. #04-13, § 9]
One (1) original and two (2) copies of the application for administrative review shall be on the appropriate City of Ocean City form accompanied by a plat which includes the following:
a.
The applicant's name and address.
b.
The name and address of the owner if different from the applicant.
c.
The lot and block numbers and street addresses of the subject premises.
d.
A statement of the use or intended use of the building, structure or land.
e.
A current (not older than twelve (12) months), signed and sealed survey of the subject premises.
f.
A copy of the site plan previously approved by the Planning Board or Zoning Board of Adjustment, and an executed copy of the Board's decision and resolution granting approval.
g.
A revised site plan clearly indicating the nature and extent of proposed change, and a written description of, explaining the proposed change.
h.
Application and escrow fees as required.
i.
Such other information as may be reasonably required to ascertain the nature and extent of the changes proposed.
j.
A schedule of zoning requirements applicable to the property and an indication of whether or not the application is in conformance with such requirements.
§ 25-1500.12.3 Submission of Proposed Change to Appropriate Board, When Required.
[Ord. #03-22, § 2; Ord. #04-13, § 9]
If it is determined that the proposed change does not meet the criteria set forth by this section, or that the proposed change will substantially alter the Board's original approval of the site plan, the applicant shall be directed to submit the proposed change to the appropriate Board for approval. All such determinations regarding either the approval or denial of an application submitted for administrative review shall be in writing.
§ 25-1500.13.1 Required Documents.
[Ord. #14-11]
Prior to issuance of a Certificate of Completeness or scheduling of a minor site plan for public hearing, the Administrative Officer (Planning Board or Board of Adjustment Secretary) shall determine that the following have been submitted in proper form:
a.
A Certificate of Title, which may be on the plat (signed by the owner and notarized) or in a letter form, signed by a member of the New Jersey Bar, 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.
b.
Board Engineer's and Board Planner's reports.
c.
Application for State wetlands approval, where required.
d.
Other submittals that may be required by the Board Planner, Board Engineer, Planning Board or Board of Adjustment, or by Federal, State, County or municipal law, including but not limited to a traffic report and EIS.
e.
The application for development for a minor site plan shall include a request for the granting of any variances required.
g.
One (1) original and twenty-four (24) copies of a completed application form.
i.
One (1) original and twenty-four (24) copies of a plat and attachments meeting the requirements set forth below.
§ 25-1500.13.2 Plat Requirements.
[Ord. #14-11]
a.
General Requirements. The plan for a minor site plan shall be drawn with North oriented to the top of the page, at a scale of not less than fifty feet (50') to the inch nor larger than ten feet (10') to the inch, with North oriented to the top of the page, on one of the four standard sheet sizes (8.5" x 14", 15" x 21", 24" x 36", 30" x 42"), shall conform to the provisions of the New Jersey Map Filing Law, N.J.S.A. 46:23-9.9 et seq., and shall include or be accompanied by the information specified below:
[Amended 5-11-2023 by Ord. No. 23-10]
1.
The minor site plan shall be based upon a current boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys, certified to the owner and prepared or recertified not more than twelve (12) months prior to the date of application. If more than twelve (12) months has passed since the date of (or date of last recertification) of the survey, it shall be recertified and, if necessary, brought up-to-date.
b.
Title Block. A title block shall appear on all sheets and include:
1.
Title to read "Minor Site Plan."
2.
Name of development, if any.
3.
Tax map sheet, block and lot designation.
4.
Street address.
5.
Name of the applicant and owner.
6.
Date (of original and all revisions).
7.
Name, signature, address and license number of the professional who prepared the plan and their embossed seal.
8.
If the site plan contains more than one sheet, each sheet shall be numbered and titled.
c.
Detailed Information.
1.
A current aerial image (at a scale of not less than one inch (1") equals one thousand feet (1,000') with North oriented to top of the page, indicating the location of the subject parcel with reference to surrounding areas, existing streets which intersect or border the parcel, the names of all such streets and any zone district boundaries and City boundary which is within five hundred feet (500') of the subject parcel.
2.
The names and addresses of all owners, and property classifications of all parcels within two hundred feet (200') of the subject parcel as shown by the most recent records of the City.
3.
A portion of the current Ocean City Zoning Map showing the subject parcel and zone district boundaries, existing easements, watercourses, floodways and flood hazard areas within two hundred feet (200'), and the width of the right-of-way of each street within two hundred feet (200') of the subject parcel.
4.
A portion of the current Ocean City Tax Map showing the subject parcel, zone district boundaries, existing easements and public rights-of-way within two hundred feet (200') of the subject parcel.
5.
A schedule shall be placed on the site plan indicating:
(a)
The area of the tract and site (the portion of the tract involved in the site plan).
(b)
The floor area (and floor area ratio where appropriate) of the existing and proposed building (listed separately).
(c)
The proposed use or uses and the floor area devoted to each use.
(d)
The zone 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.
(h)
Square footage and percentage of the site considered as building coverage.
(i)
Building height measured from the appropriate reference point.
(j)
Applicant's compliance with the zoning requirements.
6.
All existing structures, with an indication of those which are to be removed, and the front, rear and side yard dimensions of those to remain, referenced to existing lot lines.
7.
All existing and proposed private and public easements or rights-of-way and the purposes thereof.
8.
North arrow.
9.
Written and graphic scales.
10.
All required endorsements or certifications and space for the appropriate signatures.
11.
A copy of any existing or proposed covenants or deed restrictions applying to the subject property or certification that none exists. Such certification may be in letter form signed by a member of the New Jersey Bar, by a title officer or authorized agent of a title insurance company licensed to do business in New Jersey.
[Amended 5-11-2023 by Ord. No. 23-10]
12.
Spot elevations at all four (4) corners of the subject parcel (oceanfront parcels require two (2) additional spot elevations, one (1) at midpoint on each of the two (2) side lot lines).
13.
Sufficient spot elevations (NAVD88 datum) and/or contour lines to indicate the proposed system of surface drainage and the relationship of proposed grading to the land surrounding the site.
14.
FEMA flood zone, base flood elevation, Zoning Flood Elevation and such other information as may assist the Planning Board in the determination of floodway and flood hazard area limits.
15.
The following shall also be required unless the administrative officer determines that they are not necessary to provide a full understanding of the application:
(a)
Existing at point of connection and all proposed manholes, sewer lines, waterlines, fire hydrants, utility poles and all other topographical features of a physical or engineering nature within the site and within fifty feet (50') thereof.
(b)
All existing structures on the site and within fifty feet (50') thereof, including their use, thereof indicating those to be destroyed or removed and those to remain.
(c)
Location, use, finished grade level, ground coverage, first floor and basement elevations, front, rear and side setbacks of all buildings and other pertinent improvements.
(d)
The capacity of off-street parking areas including setbacks, location and dimensions of all access drives, aisles and parking stalls.
(e)
The location, setback and size of proposed loading docks.
(f)
Location of curbs, sidewalks, above-ground utilities including overhead electric transmission wires.
(g)
Cross-section(s) showing the composition of pavement areas, curbs and sidewalks.
(h)
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.
(i)
Landscaping and screening plan including planting note and plant guarantees, showing the size, location, type, spacing and number of each type of street tree, shrub and groundcover to be utilized.
(j)
Location of signs and drawn details showing the size, nature of construction, height, lighting and content of all signs.
(k)
Drawn details of the type of screening to be utilized for refuse storage areas, air-conditioning units, outdoor equipment and bulk storage areas.
(l)
Floor plans and building elevation drawings of any proposed structure or structures or existing structures to be renovated.
(m)
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 indicate 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.
(n)
Road dedication, where required.
(o)
Proposed sight easements, where required.
(p)
Proposed drainage easements, where required.
(q)
Soil Erosion and Sediment Control plan, where required.
16.
Such other information as the Board Engineer and/or Board Planner may require or request during their review of the application.
§ 25-1500.13.3 Conditions of Approval.
[Ord. #14-11]
Any approval of an application for development for a minor site plan granted by the Planning Board or Board of Adjustment shall be subjected to the following conditions being satisfied prior to signing of the plat or issuance of a Zoning Permit:
a.
Installation of or posting of performance guarantees for the installation of any improvements required by the Board.
b.
Payment of any outstanding real estate taxes, assessments and professional fees.
c.
Cape May County Planning Board approval if the site is located on the County road system.
d.
New Jersey Water Company — Water and sewerage service availability letters.
e.
Granting of a CAFRA permit, where required.
f.
Submission of additional prints of the plat map and attachments for distribution (if required).
g.
Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board Secretary or Board of Adjustment Secretary) within the time set forth in § 25-900.8.
h.
Any other conditions which may be imposed by the Board or which may be required by Federal, State or municipal law.
§ 25-1500.13.4 Certification.
[Ord. #14-11]
In the event that the application for development for a minor site plan is approved, a certification to that effect in the following form shall be endorsed on the plan or plat and three (3) paper copies thereof shall be provided to the Board by the applicant. Said copies shall be signed by the Chairman and Secretary of the Planning Board after they receive certification from the Administrative Officer (Planning Board or Board of Adjustment Secretary) that all conditions of approval have been satisfied. After signature, one (1) copy of the signed preliminary plat shall be returned to the applicant.
Classified and approved as a minor site plan by the City of Ocean City Planning Board (Board of Adjustment) on ________________________. | |
Attest: | Chairman |
Secretary | Date |
Board Engineer | Date |