Sea Bright City Zoning Code
ARTICLE X
Subdivision of Land; Site Plan Applications
§ 130-52 General.
A.
Subject to the requirements and procedural provisions of Article V of this chapter, all applications for approval of subdivision of land and for approval of site plans shall be governed by the provisions of this article.
B.
Preliminary discussion. Any person who desires to obtain approval of a site plan or a subdivision may request and is encouraged to be scheduled at a meeting of the Planning Board for an informal discussion of the proposed development. The purpose of the informal discussion shall be to establish general guidelines to be followed by the applicant in preparing his submission.
C.
Exceptions from requirements. The Planning Board, when acting upon applications for preliminary or minor subdivision approval or upon applications for preliminary site plan approval, shall have the power to grant such exemptions from the requirements for approval as may be reasonable and within the general purpose and intent of the provisions for preliminary or minor subdivision or preliminary site plan approval, if the literal enforcement of one or more provisions of this chapter is impracticable or will exact undue hardship because of peculiar conditions pertaining to the plan in question.
D.
Simultaneous review. The Planning Board shall have the power to review and approve or deny conditional uses or site plans simultaneously with review for subdivision approval without the developer being required to make further application to the Planning Board or the Planning Board being required to hold further hearings. The longest time period for action by the Planning Board, whether it be for subdivision, conditional use or site plan approval, shall apply. Whenever approval of a conditional use is requested by the developer pursuant to this subsection, notice of the hearing on the plat shall include reference to the request for such conditional use.
E.
The review by the Planning Board of a conditional use shall include any required site plan review.
F.
Substantial change after hearing. If the Planning Board requires any substantial amendment in the layout or improvements proposed by the developer that have been the subject of a hearing, an amended application shall be submitted and proceeded upon as in the case of an original application for development.
G.
Disclosure requirements. The developer shall make the disclosure requirements concerning the percentage of ownership of stock in a corporation or the percentage of ownership of a partnership as required by N.J.S.A. 40:55D-48.1 et seq.
H.
Distribution of signed plats and site plans. After approval and signing of a minor plat, preliminary plat or final plat of a subdivision or preliminary site plan or final site plan, copies thereof shall be sent by the Board Secretary to the County Planning Board, the Sewerage Authority, the Monmouth County Regional Health Commission No. 1, the Construction Official, the Borough Engineer and the Tax Assessor.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
I.
Conditional approvals. If required, approvals from other government agencies outside of the jurisdiction of the Borough of Sea Bright have not been received prior to the Planning Board's approval of an application for development, such approval may be conditioned upon the subsequent approval or approvals by the other government agencies unless the applicant shall request that such approval shall 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 to an extent that the Borough Engineer 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 and pay the fees for such revised approval set forth in Article VIII of this chapter.
J.
Deviation from final plan. The Planning Board may permit a deviation from the final subdivision plat or final site plan, if caused by change of conditions beyond the control of the developer since the date of final approval and the deviation would not substantially alter the character of the development or substantially impair the intent and purpose of the Master Plan and Article VII of this chapter.
K.
The layout or arrangement of any subdivision or land development shall be consistent with the requirements of Article VII of this chapter.
L.
The requirements of the Residential Site Improvement Standards (and any revisions) are hereby incorporated into this article.
[Added at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
§ 130-53 Applications for approval of minor subdivision.
A.
The following requirements shall be submitted to the Board Secretary:
(1)
The required number of the copies of the application and 12 prints of the minor subdivision plat.
(2)
A certificate of title which may be 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.
(3)
Other submittals that may be required by the Planning Board Engineer, Planning Board or federal, state or local law.
(4)
The application for development for a minor subdivision shall include a request for the granting of any variances required or other approvals required from the Planning Board.
(5)
If the developer is not the owner shown on the subdivision plat, the developer shall furnish a copy of the option or contract which shows his interest in the land.
B.
Plat requirements.
(1)
General requirements. The plat for a minor subdivision shall be drawn at a scale of not less than 50 feet to the inch, shall conform to the provisions of Chapter 141 of the Laws of 1960 of the State of New Jersey, as amended and supplemented,[1] and shall include or be accompanied by the information specified below:
(a)
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 part in 10,000.
(b)
The minor subdivision shall be based upon a current boundary survey certified to the subdivider and prepared or recertified not less than 12 months prior to the date of application.
[1]
Editor's Note: See N.J.S.A. 46:23B-1 et seq.
(2)
Title block. The title block shall appear on all sheets and include:
(a)
Title of minor subdivision.
(b)
Name of the subdivision, if any.
(c)
Tax Map sheet, block and lot number(s) of the tract to be subdivided as shown on the latest Borough Tax Map, the date of which shall also be shown.
(d)
Acreage of the tract being subdivided to the nearest tenth of an acre.
(e)
Names and addresses of owner and subdivider so designated.
(f)
Date (of original and all revisions).
(g)
Name(s), signature(s), address(es) and license number(s) of the engineer and/or land surveyor who prepared the map and made the survey. (The plat shall bear the embossed seal of said engineer and/or land surveyor.)
(h)
Detailed information:
[1]
A key map at a scale of not less than one inch equals 800 feet 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 boundaries and Borough boundary which is within 500 feet of the subdivision. The intent of the key map is to permit determination of the location of the tract relating to the overall Borough and neighborhood area. Dimensions and reference points provided should facilitate this.
[2]
The names of all owners of and property lines of parcels adjacent to the land to be subdivided, including properties across the street, as shown by the most recent records of the Borough of Sea Bright or of the municipality of which the property is a part.
[3]
All zone boundaries and Tax Map sheet, lot and block numbers, existing streets and watercourses within 200 feet of the boundaries thereof. Both the width of the paving and the width of the right-of-way of each street, existing public easements and Borough borders within 200 feet of the subdivision shall be shown.
[4]
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.
[5]
All proposed public easements or rights-of-way and the purposes thereof.
[6]
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, including location and sizes of proposed pipes, ditches, culverts, detention basins, etc.
[7]
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.
[8]
North arrow.
[9]
Written and graphic scales.
[10]
A copy of any existing or proposed covenants or deed restrictions applying to the land being subdivided or certification that none exist.
[11]
Proposed lot and block numbers approved by the Borough Tax Collector.
[12]
Such other information as the Planning Board and/or Engineer may require or request during the review of the application for classification and approval as a minor subdivision.[2]
[2]
Editor's Note: Original § 16.10.2.3, Referral to Subdivision Committee, which immediately followed this subsection, was repealed 4-17-1989.
C.
Conditions of approval. Any approval of an application for development for a minor subdivision granted by the Planning Board shall be subject to the following conditions being satisfied prior to signing of the plat or issuance of the development permit:
(1)
Installation of any improvements or positing of performance guaranties for the installation of any improvements required by the Planning Board.
(2)
Payment of any outstanding real estate taxes.
(3)
Monmouth County Planning Board approval, if not previously granted.
(4)
Submission of one translucent, two cloths and eight prints of the plat map and attachments for distribution, if required.
(5)
Publication of a notice of the decision by the applicant.
(6)
Any other conditions which may be imposed by the Planning Board or which may be required by federal, state or local law.
D.
Certification.
(1)
In the event that the application for development for a minor subdivision is approved, a certification to that effect in this form shall be endorsed on the translucent, cloths and all the prints.
Classified and approved as a minor subdivision by the Sea Bright Planning Board on__________________________ | |
Chairperson | |
Attest: | |
Secretary | |
Date: | |
This plat (or deed describing the subdivision) must be filed in the Office of the Clerk of Monmouth County on or before which date is 190 days after approval as a minor subdivision by the Borough of Sea Bright Planning Board. | |
Secretary | |
(2)
Said original translucent, cloths and prints shall be signed by the Chairperson and Secretary or Assistant Secretary of the Planning Board and the Borough Engineer (as to the Map Filing Law certification) only after they receive a certification from the Board Secretary that the conditions of approval have been satisfied. After signature, the plat shall be reproduced and distributed as provided for in § 130-52H of the article, and one signed cloth copy shall be returned to the applicant for filing.
E.
Filing of approved plat.
(1)
Approval of a minor subdivision shall expire 190 days from the date on which the resolution of approval is adopted by the Planning Board unless within such period a plat signed by the Chairperson and Secretary of the Planning Board in conformity with such approval and the Map Filing Law (N.J.S.A. 46:26B-1 et seq.) or a deed clearly describing the approved minor subdivision is filed by the developer with the County Recording Officer, the Municipal Engineer and the Municipal Tax Assessor. The Planning Board may, in its discretion, accept a plat not in conformity with the Map Filing Act for review, but the plat must conform to the Map Filing Act if filed in lieu of a deed. The applicant shall, within one week after filing the plat or deed, notify, in writing, the Borough Engineer and Tax Assessor of the date of the filing of the subdivision with the County Recording Officer and the case and sheet of the final plat or the book and page number of the recorded deed.
[Amended 12-15-1998 by Ord. No. 94-98; at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(2)
The Planning Board may extend the one-hundred-ninety-day period for filing a minor subdivision plat or deed if the developer proves to the reasonable satisfaction of the Planning Board that the developer was barred or prevented, directly or indirectly, from filing because of delays in obtaining legally required approvals from other governmental or quasi-governmental entities and that the developer applied promptly for and diligently pursued the required approvals. The length of the extension shall be equal to the period of delay caused by the wait for the required approvals, as determined by the Planning Board. The developer may apply for the extension either before or after what would otherwise be the expiration date.
[Added 12-15-1998 by Ord. No. 94-98]
(3)
The Planning Board shall grant an extension of minor subdivision approval for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued the required approvals. A developer shall apply for the extension before what would otherwise be the expiration date of minor subdivision approval or the ninety-first day after the developer receives the last legally required approval from other governmental entities, whichever occurs later.
[Added 12-15-1998 by Ord. No. 94-98]
§ 130-54 Application for approval of a preliminary plat of a major subdivision.
A.
Required documents. The following documents and submissions shall be supplied to the Board Secretary in proper form:
(1)
Copies of the required number of applications and 12 prints of the plat.
(2)
Copy of the application for the granting of a CAFRA permit, where required, and if submitted.
(3)
Application for floodplain encroachment permit, where applicable.
(4)
Required application fees.
(5)
Other submittals which may be required by the Planning Board Engineer, Planning Board or federal, state or local law.
(6)
A description of all necessary off-tract improvements, if any.
(7)
The application for a preliminary plat of a major subdivision shall include a request for the granting of any variances required or other approvals required from the Planning Board.
(8)
If the developer is not the owner shown on the preliminary plat, he shall supply a copy of the option or contract which shows his interest in the land.
(9)
A certificate of title that may be in letter form signed by a member of the New Jersey Bar or by a title officer or authorized agent of a title company licensed to do business in this state, which certificate shall confirm that the owner of the premises in question is the owner as shown on the plat.
(10)
Environmental impact statement (EIS).
[Added 4-17-1989]
B.
Plat requirements.
(1)
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 years prior to the date of application and certified to the subdivider and shall be drawn at a scale of not less than 100 feet to the inch for subdivisions up to 100 acres in size, and not less than 200 feet to the inch for subdivisions over 100 acres in size, and shall show or be accompanied by the following specified information, and the design information and submissions required by the provisions of Article IX, Design Standards, of this chapter shall accompany the preliminary plat.
(2)
Title block. The title block shall appear on all sheets and include:
(a)
Title of "Preliminary Plat - Major Subdivision."
(b)
Name of subdivision, if any.
(c)
Tax Map sheet, block and lot number(s) of the tract to be subdivided as shown on the latest Borough Tax Map, the date of which shall also be shown.
(d)
Date (of original and all revisions).
(e)
Names and addresses of owner and subdivider so designated.
(f)
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.)
(3)
A key map at a scale of not less than one inch equals 800 feet 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 Borough boundary which is within 500 feet of the subdivision. The intent of the key map is to permit determination of the location of the tract relating to the overall Borough and neighborhood area. Dimensions and reference points provided should facilitate this.
(4)
A schedule shall be placed on the map indicating the acreage of the tract, the number of lots, the zone, the minimum required lot areas, setbacks, yards and the dimensions and percentage of acreage provided as recreation.
(5)
Zone boundaries and the names of all owners, Tax Map sheet, lot and block numbers and property lines of parcels within 200 feet of the land to be subdivided, including properties across the street, as shown by the most recent records of the Borough of Sea Bright or of the municipality of which the property is a part.
(6)
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. The date of the survey and the name of the person making the same shall be shown on the map.
(7)
Contours:
(a)
Existing one-foot-interval contours based on United States Coast and Geodetic Survey datum (MSL-O) shall be shown extending a minimum of 100 feet beyond the boundary of the tract in question and shall be certified by a New Jersey licensed surveyor or professional engineer as to accuracy, except that where the slopes exceed 5%, a two-foot interval may be used, and if the slopes exceed 10%, a five-foot interval is permissible. 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.
(b)
Ninety percent of elevations interpolated from contour lines will be within 1/2 the contour interval when referred to the nearest bench mark. All spot elevations shall be to the nearest 1/10 foot and accurate to within 3/10 of a foot.
(c)
Ninety percent of all planimetric features shown on the map will be within 1/40 inch of their true position, and no planimetric features will be out of true position more than 1/20 inch at 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 preliminary plat.
(8)
All existing streets, watercourses, floodplains, floodways and flood areas within the proposed subdivision and within 200 feet of the boundaries thereof, both the width of the paving and the width of the right-of-way of each street, existing public easements and Borough borders within 200 feet of the subdivision.
(9)
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.
(10)
The boundaries, nature, extent and acreage of wooded areas and other important physical features, including swamps, bogs and ponds within the proposed subdivision and within 200 feet thereof.
(11)
The layout of the proposed subdivision drawn in compliance with the provisions of this chapter.
(12)
All existing and 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.
(13)
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.
(14)
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.
(15)
All proposed lot lines and the areas of all lots in square feet. The areas and dimensions specified should be accurate to within -0% and +4%. (For example, a lot line specified as 250 feet long should not be less than 250 feet but may be as long as 260 feet.)
(16)
North arrow and basis therefor and written and graphic scales.
(17)
Preliminary utility layouts showing methods of connection and sources of service.
(18)
The proposed location and area, in acres or square feet, of all proposed common open space areas.
(19)
The types and locations of all stakes, marks points, if any, placed on the property to aid in on-site inspections. The Planning Board may require the marks or stakes, as a minimum, be placed at the intersection of all lines of the tract boundary with existing streets, at the center of all culs-de-sac, at all internal street intersections, along street tangents at intervals not exceeding 500 feet and at such additional locations as the Planning Board may deem necessary. The locations indicated on the plat shall be accurate within plus or minus 10 feet. Any traverse lines cut out and/or marked on the site shall be shown on the plat.
(20)
The preliminary plat shall show, on the property to be subdivided and within 200 feet 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.
(21)
Preliminary on-site grading and drainage plan:
(a)
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 intervals, except if slopes exceed 5%, a two-foot interval may be used, and if they exceed 10%, a five-foot interval is permissible. Datum shall be United States Coast and Geodetic Survey datum (MSL-O) and the source of datum shall be noted.
(b)
The plan shall outline the approximate area contributing to each inlet.
(c)
All proposed drainage shall be shown, including but not limited to pipes, gutters, swales, detention and retention facilities, etc. with preliminary pipe type and sizes, invert elevations, grades and direction of flow. The direction of flow of all surface waters and all watercourses shall be shown.
(d)
The preliminary grading and drainage plan shall be accompanied by drainage calculations made in accordance with standards set forth in this chapter.
(22)
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:
(a)
The plan shall consist of an outline of the entire drainage basin in which the property to be subdivided is located. The terminus of the basin and existing ground contours or other basis for determining basin limits shall be shown.
(b)
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.
(c)
To the extent that information is available and may be obtained from the county or municipal engineers, any existing plans for drainage improvements shall be shown.
(d)
In the event a temporary drainage system is proposed, tentative plans of that system shall be shown.
(23)
Preliminary center-line profiles showing all proposed drainage, all existing and proposed finished roadway grades, channel section details, pipe sizes, type and inverts, road crowns and slopes and all other proposed drainage structures and connections shall be shown.
(24)
Boring logs. Unless the Borough Engineer shall determine that less boring logs are required or that some or all of the boring logs may be deferred to the final plat state, the preliminary plat shall be accompanied by a set of boring logs and soil analyses for borings made in accordance with the following requirements:
(a)
Borings shall be spaced evenly throughout the tract.
(b)
One boring not less than 15 feet below the proposed grade or 20 feet minimum depth shall be made for every five acres, or portion thereof, of land within a tract where the water table is found to be 10 feet or more below the proposed or existing grade at all boring locations.
(c)
One additional boring shall be made per acre, or portion thereof, in those areas where the water table is found to be less than 10 feet below the proposed or existing grade.
(d)
In addition to the above, in those areas where the water table is found to be five feet or less below the existing or proposed grade, two additional borings per acre, or portion thereof, will be required. If construction of homes with basements is contemplated, at least one boring will be located on each lot within the building setback lines.
(e)
Boring logs shall show soil types and characteristics encountered, groundwater depths, the methods and equipment used, the name of the firm, if any, making the borings and the name of the person in charge of the boring operation. The boring logs shall also show surface elevations to the nearest 1/10 of a foot.
(f)
Based on the borings, the preliminary plat shall clearly indicate all areas having a water table within two feet of the existing surface of the land or within two feet of proposed grade or all areas within which two feet or more of fill is contemplated or has previously been placed.
(25)
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.
(26)
Sectionalization and staging plans. The preliminary sectionalization and staging plan showing the following:
(a)
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 Planning Board. In no instance shall any single section of a subdivision include more than 100 lots.
(b)
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.
(27)
The following trees shall be shown. Where large numbers of such trees exist, a general designation of the areas where they are located shall suffice.
(a)
Living deciduous trees having a trunk of six inches diameter or more at breast height.
(b)
All living coniferous trees having a trunk of six inches or more diameter at breast height.
(c)
All living dogwood (Cornus florida) or American Holly (Ilex opaca) trees having a trunk of one inch or greater in diameter at breast height.
(d)
All native laurel (Kalmia latifolia) shrubs having a root crown of three inches or greater measured at the soil or surface level.
(28)
The location of proposed depressed pedestrian ramps and other facilities for the handicapped.
C.
Conditions of approval. Any approval of an application for development of a preliminary plat of a major subdivision by the Planning Board shall be subject to the following conditions being satisfied prior to the signing of the plat:
(1)
Payment of taxes.
(2)
Submission of one translucent, two cloth copies and eight prints of the plat and attachments for distribution, if required.
(3)
Preliminary Monmouth County Planning Board approval, if not previously granted.
(4)
Any other conditions which may be imposed by the Planning Board or may be required by federal, state or local law.
(5)
Approval of all required variances conditioned upon the approval and filing of the final plat.
(6)
The applicant providing for certain revisions or additions to the final plat as a condition of preliminary approval by the Planning Board.
D.
Certification.
(1)
In the event that the application for development for preliminary plat of a major subdivision is approved, a certificate to that effect in this form shall be endorsed on the translucent, the two cloth copies and all the prints.
Approved as a preliminary plat of a major subdivision by the Sea Bright Planning Board on _______________________ | |
Chairperson | |
ATTEST: | |
Secretary | |
Date: | |
(2)
Said original translucent, cloths and prints shall be signed by the Chairperson and Secretary or Assistant Secretary of the Planning Board only after they receive certification from the Board Secretary that all conditions of approval have been satisfied. After signature, the preliminary plat shall be reproduced and distributed as provided for in § 130-52H of this article, and one signed cloth copy shall be returned to the applicant.
E.
Improvements not to be installed. Approval of a preliminary plat shall not confer upon the developer the right to undertake any clearing, grading and/or to install any improvements prior to final plat approval unless it shall be determined by the Planning Board and the Borough Engineer that such clearing, grading and/or installation of improvements will not hinder future development or create physical or aesthetic problems in the event that further development of the subdivision is not undertaken, and that required inspection fees have been paid and adequate performance guaranties have been posted to provide for the cost to the Borough 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 subdivision is not undertaken. Such performance guaranties shall include but are not limited to the cost to the Borough 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 public rights-of-way or easements. Such performance guaranties shall be in the form and subject to the requirements of § 130-59, Guaranties and improvement procedures, of this article.
§ 130-55 Application for approval of final plat of a major subdivision.
A.
Required documents. The following documents and submissions shall be provided to the Board Secretary in proper form:
(1)
Approval for municipal and/or state wetlands, where required.
[Amended 4-17-1989]
(2)
Approval for floodplain-encroachment permit, where required.
[Amended 4-17-1989]
(3)
Approval for stream-encroachment permit, where required.
[Amended 4-17-1989]
(4)
Copies of New Jersey Department of Transportation access or drainage permits, where required.
[Amended 4-17-1989]
(5)
A description of any off-tract improvements that may be necessary as well as an estimate of their approximate cost. Where necessary, the developer shall post the required securities, both cash and bond, for all on-site and off-tract improvements to guaranty same.
[Amended 4-17-1989]
(6)
Other submittals that may be required by the Planning Board Engineer, Planning Board or federal, state or local law.
(7)
Unless waived by the Planning Board, a formal request, in appropriate statutory form, requesting that the applicable provisions of Title 39 of the Revised Statutes shall be made applicable to the site in order to permit police regulation of traffic-control devices prior to acceptance of streets.
(8)
Required application fees.
(9)
Twelve copies of the plat and attachments attached to the application meeting the requirements set forth below.
(10)
If the developer is not the owner as shown on the final plat, a copy of the option or contract showing his interest in the land.
(11)
Approval, where required, from the Department of Army Corp of Engineers.
[Amended 4-17-1989]
(12)
Approval, where required from CAFRA.
[Amended 4-17-1989]
(13)
A submission and execution of a developer's agreement, detailing the obligations of the developer to the Borough which must be satisfactory to the Planning Board and Borough Attorney.
[Amended 4-17-1989]
(14)
A certificate that all outstanding real estate taxes have been paid on the property.
[Added 4-17-1989]
B.
Plat requirements.
(1)
General requirements. A final plat may, for all or any portion of an approved preliminary plat, be submitted to the Planning Board within three years of the date of approval of the preliminary plat. In general, all requirements set forth in this chapter for preliminary plats of major subdivision shall apply to final plats with the addition of the specific additional requirements set forth herein.
(a)
A final plat shall be drawn at a scale of not less than 100 feet to the inch, shall conform to the provisions of N.J.S.A. 46:26B-1 et seq., as amended and supplemented, and shall include or be accompanied by the information specified herein.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(b)
All dimensions, both linear and angular, of the exterior boundaries of the subdivision and all lots and all lands reserved or dedicated for public use shall balance and their description shall close within a limit of error of not more than one part in 10,000.
(c)
Unless specifically waived by the Planning Board Engineer, the bearing system used on the exterior boundaries of the final plat shall conform to the New Jersey State Plane Coordinate System or the plat shall show bearings based on said system in addition to any other bearings shown. When multiple bearing systems are shown, the bearings conforming to the New Jersey State Plane Coordinate System shall be enclosed in brackets.
(d)
Unless specifically waived by the Planning Board 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.
(2)
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 Borough Engineer, other officials and Planning Board. The portion of the plat intended for filing must be recorded at the County Clerk's office to have legal status.
(3)
Title block. The title block shall appear on all sheets and include:
(a)
Title of "Final Plat - Major Subdivision."
(b)
Development name, if any.
(c)
Tax Map sheet, block and lot number(s) of the tract to be subdivided as shown on the latest Borough Tax Map, the date of which shall also be shown.
(d)
Date (of original and all revisions).
(e)
Names and addresses of owner and developer so designated.
(f)
The name(s), signature(s), address(es) and license number(s) of the engineer and land surveyor who prepared the map. (The plat shall bear the embossed seal of said engineer and land surveyor.)
(4)
The final plat shall be based on a monumented, current, certified boundary survey. The date of the survey and the name of the person making it shall be shown on the map. If 12 months or more have passed since the date of, or date of last recertification of, the survey, it shall be recertified and, if necessary, brought up to date. Any necessary revisions from the survey used as a base for the tentative plat shall be specifically noted.
(5)
A schedule shall be placed on the map indicating the acreage of the tract, the number of lots, the zone, the dimensions and percentage of recreation acreage provided.
(6)
A grading plan showing existing and proposed grading contours at one foot intervals throughout the tract, except if slopes exceed 5%, a two-foot interval may be used, and if they exceed 10%, a five-foot interval is permissible. Datum shall be United States Coast and Geodetic Survey datum (MSL-O) 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, including corner elevations of buildings and first floor and basement elevations.
(7)
The limits of all areas of proposed cuts and fills (exclusive of excavations for basements) shall be clearly designated.
(8)
On-site drainage plan:
(a)
The drainage plan shall be presented in graphic form which shall clearly show the street and lot layout and those items which are pertinent to drainage, including existing and proposed contours as previously required.
(b)
The plan shall outline each area contributing to each inlet.
(c)
All proposed drainage, including but not limited to pipes, gutters, swales, detention and retention facilities, 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.
(d)
The drainage plan shall be accompanied by complete drainage calculations made in accordance with the standards set forth herein.
(9)
Off-site drainage plan. The final plat shall also be accompanied by an off-site drainage plan prepared in accordance with the following standards:
(a)
The plan shall consist of an outline of the entire drainage basin in which the property to be subdivided is located. The terminus of the basin and existing ground contours or other basis for determining basin limits shall be shown.
(b)
The pertinent off-site existing drainage shall be shown with elevation of inverts and grade to the nearest 1/10 of a foot.
(c)
To the extent that information is available and may be obtained from the county or municipal engineers, any existing plans for drainage improvements shall be shown.
(d)
In the event a temporary drainage system is proposed, full plans of that system shall be shown.
(e)
The off-site drainage plans shall be accompanied by profiles of all proposed drainage, showing existing and proposed finished grades, channel section details, pipe sizes, type, inverts, crowns and slopes; all proposed structures and connections and design hydraulic grade lines for all conduits designed to carry 40 or more cubic feet per second. Cross sections at intervals not exceeding 100 feet shall be shown for all open channels.
(11)
Where required by the Borough Engineer, cross sections of proposed streets to at least 10 feet outside of any grading limit at intervals of at least every 100 feet of all proposed streets.
(12)
Where required for a tree-removal permit, the location, caliper and type of all trees listed below, except that where there are a great number of such trees, a general designation of the area where shade trees are located shall suffice:
(a)
Living deciduous trees having a trunk of six inches in diameter at breast height or more.
(b)
All living coniferous trees having a trunk of six inches or more in diameter at breast height.
(c)
All living dogwood (Cornus florida) or American holly (Ilex opaca) trees having a trunk of one inch or greater in diameter at breast height.
(d)
All native laurel (Kalmia latifolia) shrubs having a root crown of three inches or greater measured at the soil or surface level.
(13)
The number, location and species of all proposed shade trees or other planting.
(14)
Detailed utility layouts, specifications and cross sections (sewers, water, gas, electric, telephone, etc.), showing feasible connections to any existing or proposed utility systems. An indication of these on a typical road cross section shall be sufficient. Layouts shall include proposed locations of streetlights and fire hydrants. If private utilities are proposed, they shall comply with all local, county and state regulations.
(15)
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 Planning Board in the determination of floodway and flood hazard area limits.
(16)
Tract boundary lines, right-of-way lines of streets, easements and other rights-of-way; land to be reserved or dedicated to public use; all lot lines and sight easement lines, with accurate dimensions and bearings and radii, tangents, chords, arcs and central angles of all curves; and all front, rear and side (or yard) setback lines.
(17)
All monuments in accordance with N.J.S.A. 46:26B-3, including all monuments found, monuments set and monuments to be set and an indication of monumentation found and reset.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(18)
Certificate of engineer or land surveyor as to accuracy of the details of the plat.
(19)
Lot and block numbers shown on the final plat shall conform to the Borough Tax Map (or proposed revisions thereof) and shall be obtained by the applicant's engineer from the Tax Assessor. Proposed house numbers shall also be obtained from the Postmaster and shall be shown encircled on the final plat or on one of the attachments thereto. The Borough Engineer shall not affix his signature to the final plat unless the applicant has fully complied in this regard.
(20)
Subdivision names and street names shown on the final plat shall not be the same or similar to any name of existing subdivision or street in the Borough of Sea Bright and shall be approved by the engineer.
(21)
The location of areas dedicated for park and recreation facilities or common open space as approved by the Planning Board.
(22)
Unless waived by the Planning Board, a detailed plan setting forth the type and location of all traffic control and regulatory devices. This plan shall have been approved by, or in the opinion of the engineer be likely to be approved by the New Jersey Department of Transportation. This plan shall be prepared in consultation with the engineer and the Police Department and shall provide for all appropriate traffic control measures necessary for the health, safety, convenience and well-being of those occupying, or likely to occupy the subdivision between final approval and final acceptance.
(23)
A key map (at a scale of not less than one inch equals 800 feet) 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 Borough boundary which is within 500 feet of the subdivision. The intent of the key map is to permit determination of the location of the tract relating to the overall Borough and neighborhood area. Dimensions and reference points provided should facilitate this.
(24)
Such other information as the Planning Board and/or Planning Board Engineer may request during review.
(25)
All plats submitted to the Planning Board for final approval shall comply with the provisions of the Map Filing Law (N.J.S.A. 46:26B-1 et seq.), and shall not contain more than 100 lots. Simultaneous consideration of approval of multiple final sections, each containing not more than 100 lots, may be entertained by the Board.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
C.
Conditions of approval. Any approval of an application for development of a final plat of a major subdivision shall be subject to the following conditions being satisfied within a period of time specified by the Planning Board prior to the signing of the plat or issuance of a development permit:
(1)
Payment of any outstanding real estate taxes.
(2)
Submission of one translucent, two cloths and eight prints of the plat map and attachments for distribution, if required.
(3)
Publication of a notice of the decision by the applicant.
(4)
Final Monmouth County Planning Board approval, if not previously obtained.
(5)
Proof of the granting of all required variances and other approvals required conditioned upon the filing of the final plat.
(6)
Granting of state of municipal wetlands permit, if required.
(7)
Granting of a floodplain permit, if required.
(8)
Certification of approval of plans for drainage or watercourse diversion by the State of New Jersey, Department of Environmental Protection, where required.
(9)
Granting of drainage and/or access permits by the New Jersey Department of Transportation, where required.
(10)
Approval of any required riparian grants or licenses.
(11)
Granting of any required construction permits.
(12)
Installation of all required improvements, including off-tract improvements or the posting of required performance guaranties required by the Borough or other governmental bodies, authorities, public utility companies and private utility companies other than the Borough which have jurisdiction over improvements in the subdivision.
(13)
Payment of required inspection fees.
(14)
Evidence of a comprehensive general liability insurance policy in an amount not less than $300,000 per occurrence indemnifying and saving harmless the Borough and its agencies, employees and agents from any liability for any acts of the developer of the approved subdivision. The insurance policy shall provide for 10 days notice to the Borough prior to cancellation. It shall be a violation of this chapter for any property owner, developer or builder to carry on the construction of a subdivision without having current valid evidence of insurance on file.
(15)
Any other conditions which may be imposed by the Planning Board or may be required by federal, state or local law.
(17)
A certificate that all outstanding real estate taxes have been paid on the property.
[Added 4-17-1989]
(18)
Payment of all performance guaranties that are necessary prior to final approval being granted.
[Added 4-17-1989]
D.
Certification.
(1)
In the event that the application for development for a final plat of a major subdivision is approved, certification to that effect in this form shall be endorsed on the translucent, the two cloth copies and the eight prints of the plat.
Approved as a final plat of a major subdivision by the Sea Bright Planning Board on ______________________________ | |
Chairperson | |
ATTEST: | |
Secretary | |
Date: | |
This plat must be filed in the Office of the Clerk of Monmouth County on or before which date is 95 days after the date upon which this plat was signed. | |
Secretary | |
(2)
Said translucent, cloths and prints shall be signed by the Chairperson and Secretary or Assistant Secretary of the Planning Board and the Borough Engineer (as to the Map Filing Law certification) only after they receive a certification from the Board Secretary that all conditions of approval have been satisfied. After signature, the plat shall be reproduced and distributed as provided for in § 130-52H of this article and one signed cloth copy shall be returned to the applicant for filing.
E.
Filing of approved plat. If the applicant desires to proceed with the subdivision for which final approval has been granted, he shall file with the County Recording Officer the signed cloth copy within 95 days from the date upon which the plat was signed by the Planning Board Chairperson and Secretary or Assistant Secretary. The applicant shall, within one week after filing the subdivision with the County Recording Officer, notify, in writing, the Borough Engineer 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 and shall supply the Borough Engineer with the duplicate tracing of the filed map indicating thereon the filing date. In the event the developer 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 Planning Board for a period not to exceed 190 days for good cause.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
F.
Display of final plat. The developer or his agent shall keep a clear and legible copy of the approved final plat in plain view in a prominent location in his office and/or sales room from which sales in the approved subdivision are made so that prospective purchasers may have the opportunity to learn the special conditions, if any, under which approval was given.
§ 130-56 Submission of sketch plat of a site plan.
[Amended 4-17-1989]
A.
Submission optional. Applicants are encouraged to submit a sketch plat of a site plan during the early design stages containing that information necessary to form a basis for discussions of alternatives for development. A detailed review of a sketch plat will minimize the necessity of major revisions in the more involved and detailed preliminary plat submission. Application fees paid at the sketch plat submission stage will be deducted from the required application fees at the preliminary plat stage.
B.
Required documents. There shall be submitted to the Board Secretary eight copies of the sketch plat together with the application for consideration thereof before the Planning Board. Upon receipt of these requirements, the Board Secretary shall schedule the matter before the Planning Board for hearing and shall at the same time send or circulate a copy of the sketch plat to the Borough Engineer or the Planning Board Engineer, to the Planner and to the Construction Official requesting from them their reports to the Planning Board, in writing, in time for the scheduled hearing date.
C.
Plat requirements.
(1)
General requirements. The sketch shall be based on a land survey, a deed plotting, the current Tax Map or other suitable base map and shall be drawn at a scale not less than one inch equals 50 feet nor greater than one inch equals 10 feet. If the size of the site would require the use of sheets larger than 30 inches by 42 inches in order to show the entire site on one sheet, the detailed information for the site plan shall be shown in sections on sheets not larger than 30 inches by 42 inches in which sheets shall be keyed to an overall plan of the site drawn at a scale of not less than one inch equals 200 feet.
(2)
Title block. The title block shall appear on all sheets and include:
(a)
Title of "Sketch Plat - Site Plan."
(b)
Name of development.
(c)
Tax Map sheet, block and lot number of the site, as shown on the latest Borough Tax Map, the date of which should also be shown.
(d)
Date (of original and all revisions).
(e)
Names and addresses of owner and developer, so designated.
(f)
Name(s), signature(s), address(es) and license number(s) of engineer, architect, land surveyor or planner who prepared the plan and their embossed seal.
(g)
If the site plan contains more than one sheet, each sheet shall be numbered and titled.
(3)
A schedule shall be placed on the site plan indicating:
(a)
The acreage of the tract and site (the portion of the tract involved in the site plan).
(b)
The floor area of the existing and proposed buildings (listed separately).
(c)
The proposed use or uses and the floor area devoted to each use.
(d)
The zone district in which the site is located.
(e)
Proposed and required lot dimensions and front, rear and side setback.
(f)
Proposed and required off-street parking spaces.
(g)
Square footage and percentage of the site retained in unoccupied open space.
(4)
North arrow and written and graphic scales.
(5)
A key map (at a scale of not less than one inch equals 800 feet) showing the location of the site with reference to surrounding areas, existing streets which intersect or border the tract, the names of all such streets and the location of any zone boundaries and Borough boundary which is within 500 feet of the site. The intent of the key map is to permit determination of the location of the tract relating to the overall Borough and neighborhood area. Dimensions and reference points provided should facilitate this.
(6)
Zone boundaries, Tax Map sheet, lot and block numbers and property lines of parcels within 200 feet of the site, including properties across the street, as shown by the most recent records of the Borough or of adjoining municipalities.
(7)
The existing direction of surface flow and the system of drainage of the site and of any larger tract of which it is a part, together with information on how it is proposed to dispose of surface drainage.
(8)
The acreage of the drainage area (or areas) of each natural or man-made watercourse or conduit receiving runoff from the site, including the area upstream from the site.
(9)
Existing and proposed spot elevations and/or contours.
(10)
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 Planning Board in the determination of floodway and flood hazard area limits.
(11)
Paving and right-of-way widths of existing streets within 200 feet of the site.
(12)
The boundary, nature and extent of wooded areas, swamps, bogs and ponds within the site and within 200 feet thereof.
(13)
Existing and proposed manholes, sewer lines, fire hydrants, water lines, utility poles and other topographical features of a physical or engineering nature within the site and within 200 feet thereof.
(14)
All existing structures on the site and with 200 feet thereof, including their use, indicating those to be destroyed or removed and those to remain.
(15)
Location, use, ground coverage, front, rear, and side setbacks of all buildings and other pertinent improvements.
(16)
Existing and proposed public easements or rights-of-way and the purposes thereof.
§ 130-57 Application for preliminary site plan approval.
[Amended 4-17-1989]
A.
Required documents. There shall be provided to the Board Secretary the following requirements:
(1)
Sixteen copies of the application and 16 copies of the preliminary site plan, plus one of each marked "For Public Inspection."
[Amended 6-20-2000 by Ord. No. 9-00]
(2)
Application for municipal and/or state wetlands permit, where required.
(3)
Letter from the utility companies on the availability of utilities.
(4)
Other submittals that may be required by the Planning Board Engineer, Planning Board or federal, state or local law.
(5)
The application for development for a preliminary plat of a site plan shall include a request for the granting of any variances required or other approvals required from the Planning Board.
(6)
Required application fees.
(7)
If the developer is not the owner shown on the final plat, he shall furnish a copy of the option or contract which shows his interest in the land.
(8)
A description of all off-tract improvements as well as their estimated costs. The developer shall post all required securities, both cash and bond for all on-site and off-tract improvements.
(9)
Environmental impact statement.
B.
Plat requirements.
(1)
General requirements;
(a)
Any preliminary plat of a site plan presented to the Planning Board for its approval shall be signed and appropriately sealed by an architect, professional engineer, land surveyor and/or professional planner licensed to practice in the State of New Jersey; provided, however, that sanitary sewer, water distribution and storm drainage plans and water and sewage treatment plans may only be signed and sealed by a professional engineer.
(b)
Site plans shall not be drawn at a scale smaller than one inch equals 50 feet nor larger than one inch equals 10 feet. If the size of the site would require the use of sheets larger than 30 inches by 42 inches in order to show the entire site on one sheet, the detailed information for the site plan shall be shown in sections on sheets not larger than 30 inches by 42 inches, which sheets shall be keyed to an overall plan of the site drawn at a scale of not less than one inch equals 200 feet. The site plan shall be based on a monumented, current certified boundary survey. The date of the survey and the name of the person making same shall be shown on the map. If 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.
(2)
Title block. The title block shall appear on all sheets and include:
(a)
Title of "Preliminary Plat - Site Plan."
(b)
Name of the development, if any.
(c)
Tax Map sheet, block and lot number of the site, as shown on the latest Borough Tax Map, the date of which should also be shown.
(d)
Date (of original and all revisions).
(e)
Names and addresses of owner and developer, so designated.
(f)
Name(s), signature(s), address(es) and license number of engineer, architect, land surveyor or planner who prepared the plan and their embossed seal.
(g)
If the site plan contains more than one sheet, each sheet shall be numbered and titled.
(3)
A schedule shall be placed on the site plan indicating:
(a)
The acreage of the tract and site (the portion of the tract involved in the site plan).
(b)
The floor area of the existing and proposed buildings (listed separately).
(c)
The proposed use or uses and the floor area devoted to each use.
(d)
The zone 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.
(4)
North arrow and written and graphic scales.
(5)
The tops of the banks and boundaries of the floodways and flood hazard areas of all existing watercourses where such have been delineated or the limits of alluvial soils where the boundaries of floodways and flood hazard areas have not been determined and/or such other information as may assist the Planning Board in the determination of floodway and flood hazard area limits. The plan should indicate flood limits, conservation easements and other pertinent information. In cases where all or a portion of a site is located in an unnumbered "A" zone as shown on the Flood Insurance Rate Maps of the Federal Insurance Administration, the applicant shall undertake and submit such studies as are necessary to determine the base flood elevation.
(6)
Paving and right-of-way widths of existing streets within 200 feet of the site.
(7)
The boundary, nature and extent of wooded areas, swamps, bogs and ponds with the site and within 200 feet thereof.
(8)
Existing and proposed manholes, sewer lines, fire hydrants, water lines, utility poles and all other topographical features of a physical or engineering nature within the site and within 200 feet thereof.
(9)
All existing structures on the site and within 200 feet thereof, including their use, indicating those to be destroyed or removed and those to remain.
(10)
Location, use, finished grade level, ground coverage, first floor and basement elevations, front, rear and side setbacks of all existing buildings and other pertinent improvements.
(11)
Existing and proposed public easements or rights-of-way and the purposes thereof.
(12)
A grading plan showing existing and proposed grading contours at one-foot intervals throughout the tract, except if slopes exceed 5%, a two-foot interval may be used, and if they exceed 10%, a five-foot interval is permissible. Datum shall be United States Coast and Geodetic Survey datum (MSL-O) 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.
(13)
On-site drainage plan:
(a)
The drainage plan shall be presented in graphic form which shall clearly show the street and lot layout and those items which are pertinent to drainage, including existing and proposed contours as previously required.
(b)
The plan shall outline each area contributing to each inlet.
(c)
All proposed drainage shall be shown, including but not limited to pipes, gutters, swales, detention and retention facilities, etc. 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.
(d)
The drainage plan shall be accompanied by complete drainage calculations made in accordance with the standards set forth in this chapter.
(14)
Off-site drainage plan. The plat shall also be accompanied by an off-site drainage plan prepared in accordance with the following standards:
(a)
The plan shall consist of an outline of the entire drainage basin in which the site is located. The terminus of the basin and existing ground contours or other basis for determining basin limits shall be shown.
(b)
The pertinent off-site existing drainage shall be shown with elevations of inverts and grade to the nearest 1/10 of a foot.
(c)
To the extent that information is available and may be obtained from the county or municipal engineer(s), any existing plans for drainage improvements shall be shown.
(d)
In the event a temporary drainage system is proposed, full plans of that system shall be shown.
(e)
The off-site drainage plans shall be accomplished by profiles of all proposed drainage, showing existing details, pipe sizes, type, inverts, crowns and slopes; all proposed structures and connections and design hydraulic grade lines for all conduits designed to carry 40 or more cubic feet per second. Cross sections at intervals not exceeding 100 feet shall be shown for all open channels.
(15)
If required by the Borough Engineer, center-line profiles of the streets bordering the site, internal roadways and major circulation aisles showing:
(16)
Boring logs. Unless the Borough Engineer shall determine that less boring logs are required or that some or all of the boring logs may be deferred to the final plat stage, the site plan shall be accompanied by a set of boring logs and soil analyses for borings made in accordance with the following requirements:
(a)
Borings shall be spaced evenly throughout the site.
(b)
One boring not less than 15 feet below grade or 20 feet minimum depth shall be made for every five acres (or portion thereof) of land where the water table is found to be 10 feet or more below proposed or existing grade at all boring locations.
(c)
One additional boring shall be made per acre (or portion thereof) in those areas where the water table is found to be less than 10 feet below proposed or existing grade.
(d)
In addition to the above, in those areas where the water table is found to be five feet or less below existing or proposed grade, two additional borings per acre (or portion thereof) will be required if construction of basements is contemplated. Borings shall be located where such basements are proposed.
(e)
Boring logs shall show soil types and characteristics encountered, groundwater depths, the methods and equipment used, the name of the firm, if any, making the borings and the name of the person in charge of the boring operation. The boring logs shall also show surface elevations to the nearest 1/10 of a foot.
(f)
Based on the borings, the site plan shall clearly indicate all areas having a water table within two feet of the existing surface of the land or within two feet of proposed grade or all areas within which two feet or more of fill is contemplated or has previously been placed.
(17)
Zone boundaries and the Tax Map sheet, lot and block numbers and names of owners of all properties within 200 feet of the site.
(18)
A key map (at a scale of not less than one inch equals 1,000 feet), showing the location of the site with reference to surrounding areas, existing streets, the names of all such streets and any zone boundary or Borough boundary which is within 500 feet of the site. The intent of the key map is to permit determination of the location of the tract relating to the overall Borough and neighborhood area. Dimensions and reference points provided should facilitate this.
(19)
The location, area, dimensions and proposed disposition of any area or areas of the site proposed to be retained as common open space, indicating the facilities to be provided in such areas.
(20)
The capacity of off-street parking areas and the location and dimensions of all access drives, aisles and parking stalls. The location and treatment of existing and proposed entrances and exits to public rights-of-way, including the possible utilization of traffic signals, channelization, acceleration and deceleration lanes, additional width and any other device necessary for traffic safety and/or convenience, and the estimated average number of passenger vehicles, single-unit trucks or buses and semitrailers that will enter the site each day.
(21)
Graphic depiction of the anticipated routes and details of the system of on-site vehicular and pedestrian circulation. If the developer desires to have the appropriate provisions of Title 39 of the Revised Statutes 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 detailed plan meeting the requirements of the New Jersey Department of Transportation. The Borough Engineer will advise the developer regarding the details of such a plan.
(22)
The location and size of proposed loading docks.
(23)
Location of curbs and sidewalks.
(24)
Cross sections(s) showing the composition of pavement areas, curbs and sidewalks.
(25)
Exterior lighting plan, including the location, direction of illumination, amount of illumination expressed in horizontal foot candles, wattage and drawn details of all outdoor lighting standard and fixtures.
(26)
Landscaping and screening plan showing the location, type, spacing and number of each type of tree or shrub and the location, type and amount of each type of ground cover to be utilized.
(27)
Location of signs and drawn details showing the size, nature of construction, height and content of all signs.
(28)
Drawn details of the type of screening to be utilized for refuse storage areas, outdoor equipment and bulk storage areas.
(29)
Floor plans and building elevation drawings of any proposed structure or structures or existing structures to be renovated.
(30)
Location of handicapped facilities, including parking spaces and ramps (where applicable).
(31)
The following trees shall be shown. Where a large number of such trees exist, a general designation of the areas where they are located shall suffice:
(a)
Living deciduous trees having a trunk of six inches in diameter or more at breast height.
(b)
All living coniferous trees having a trunk of six inches in diameter or more at breast height.
(c)
All living dogwood (Cornum florida) or American holly (Ilex opace) trees having a trunk of one inch or greater at breast height.
(d)
All native laurel (Kalmia latifolia) shrubs having a root crown of three inches or greater measured at the soil or surface level.
(32)
Sectionalization and staging plan. Developers of large uses, such as shopping centers, multifamily dwellings, industrial parks or other such uses proposed to be developed in stages shall submit a sectionalization and staging plan showing the following:
(a)
The anticipated date for commencing construction of each section or stage. The staging of development on the site shall be such that if development of the site were discontinued after the completion of any stage, the developed portion of the site would comply in all respects to the requirements of this chapter and be provided with adequate drainage and utility systems.
(b)
Those improvements that will be completed in each stage prior to application for a certificate of occupancy. The plan should demonstrate that the staging of construction will minimize adverse affects upon occupied buildings in the site and adjoining properties.
(33)
Written description of the proposed operations in sufficient detail to indicate the effects of the use in producing traffic congestion, noise, glare, air pollution, fire hazards or safety hazards. The written description shall also include the hours of operation of the use, the number of shifts to be worked, the number of employees in each shift, the number of vehicles to be stored or parked on the site and provisions to be made for the maintenance.
(34)
Such other information as the Planning Board and/or Planning Board Engineer may request during site plan review.
C.
Conditions of preliminary site plan approval. Any preliminary approval of an application for development of a site plan by the Planning Board shall be subject to the following conditions being satisfied prior to the signing of the plat:
(1)
Payment of any outstanding real estate taxes.
(2)
Submission of a translucent, one-cloth copy and eight prints of the plat and attachments for distribution, if required.
(3)
Preliminary Monmouth County Planning Board approval, if not previously granted.
(4)
Drainage and access permits required by New Jersey Department of Transportation.
(5)
Granting of all variances subject to the approval of the final site plan.
(6)
Any other conditions which may be imposed by the Planning Board or may be required by federal, state or local law. The Planning Board may also condition its preliminary approval upon the applicant's providing for certain revisions or additions to the final plat submission.
D.
Certification.
(1)
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 shall be endorsed on the translucent and the prints of the preliminary plat.
Approved as a preliminary plat of a site plan by the Sea Bright Planning Board on ______________________________ | |
Chairperson | |
ATTEST: | |
Secretary | |
Date: | |
(2)
The translucent original, the cloth and the prints shall be signed by the Chairperson and Secretary or Assistant Secretary of the Planning Board only after they receive certification from the Board Secretary that all conditions of approval have been satisfied. After signature, the preliminary plat shall be reproduced and distributed as provided for in § 130-52H of this article and the signed cloth copy shall be returned to the applicant.
E.
Improvements not to be installed. Approval of a preliminary plat shall not confer upon the developer the right to undertake any clearing, grading and/or to install any improvements prior to final plat approval unless it shall be determined by the Planning Board and the Borough Engineer that said clearing, grading or installation of improvements would not hinder future development or create physical or aesthetic problems in the event that further development of the site plan is not undertaken, and that required inspection fees have been paid and adequate performance guaranties have been posted to provide for the cost to the Borough of performing work that may be necessary to protect the adjacent property owners and the public interest in the event that such clearing, grading and/or installation of improvements is not undertaken. Such performance guaranty shall include but is not limited to the cost to the Borough of providing erosion control facilities, seeding or other stabilizing of the site and 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 public rights-of-way. Such performance guaranties shall be in the form and subject to the requirements of § 130-59, Guaranties and improvement procedures, of this article.
§ 130-58 Application for final site plan approval.
A.
Required documents. There shall be provided to the Board Secretary the following requirements:
[Amended 4-17-1989]
(1)
Twelve copies of the application and 12 copies of the plat attached to the application.
(2)
All federal, state and county approvals.
(3)
Proof of provision of utility services.
(4)
Other submittals that may be required by the Planning Board Engineer, Planning Board or federal, state or local law.
(5)
Required application fees.
(6)
A description of off-tract improvements that may be necessary as well as their estimated cost. The developer shall post all required securities, including both cash and bond, for on site and off tract-improvements to guaranty same.
(7)
If the developer is not the owner as shown on the final plat, a copy of the option or contract that shows his interest in the land.
B.
Site plan requirements. The final site plan shall include all data required for the preliminary 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 preliminary site plan and shall be entitled "Final Site Plan."
[Amended 4-17-1989]
C.
Conditions of approval for final site plan. 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, prior to signing of the plat or issuance of a development permit:
[Amended 4-17-1989; at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(1)
Submission of one translucent, one cloth copy and eight prints of the plat and attachments for distribution, if required.
(2)
Granting of drainage and/or access permits by the New Jersey Department of Transportation, where required.
(3)
Approval of any required riparian grants or licenses.
(4)
Granting of any required construction permits.
(5)
Posting of required performance guaranties.
(6)
Payment of required inspection fees.
(7)
Any other conditions which may be imposed by the Planning Board or may be required by federal, state or local law.
(9)
Submission of a developer's agreement which sets forth the rights and obligations of a developer to the Borough, which developers agreement must be satisfactory to both the Planning Board and Borough Attorneys.
D.
Certification.
(1)
In the event that the application for development for a final plat of a site plan is approved, a certification to that effect in this form shall be endorsed on the translucent, the cloth and the eight prints of the plat.
Approved as a final plat of a site plan by the Sea Bright Planning Board on _________________________ | |
Chairperson | |
ATTEST: | |
Secretary | |
Date: | |
(2)
The translucent, the cloth and the prints shall be signed by the Chairperson and Secretary or Assistant Secretary of the Planning Board only after they receive certification from the Board Secretary that all conditions of approval have been satisfied. After signature, the plat shall be reproduced and distributed as provided for in § 130-52H of this article and the cloth copy shall be returned to the applicant.
§ 130-59 Guaranties and improvement procedures.
A.
Performance guaranty.
(1)
Prior to the signing of a final plat of a subdivision or of a site plan, issuance of a development permit and/or the commencing of any clearing, grading or installation of improvements, the developer shall have filed with the Borough a performance guaranty sufficient in amount to equal 120% of the total cost to the Borough, as estimated by the Borough Engineer, of constructing those on-site, on-tract, off-site and off-tract, improvements necessary to protect adjacent property and the public interest in the event development of the subdivision or site were not completed. Such improvements shall include but are not limited to drainage facilities necessary to protect off-tract areas from flooding, erosion-control facilities, required screening and fencing, all improvements within public rights-of-way and easements and the cost of seeding or otherwise stabilizing the site or subdivision. Such guaranty shall assure the installation of such improvements on or before an agreed date, guaranty the completion of all improvements without damage to or interference with adjacent properties or public facilities and hold the Borough Council and Planning Board and their employees and agents harmless with respect to any acts of the developer, its agents, successors or assigns. The total estimated cost to the Borough of constructing all improvements shall be based upon the estimated contract construction costs, which would prevail upon expiration of the guaranty period. Such performance guaranty may be in the form of cash, certified check, negotiable securities, a performance bond issued by a bonding company or surety company approved by the Borough Council or any other type of surety acceptable to and approved by the Borough Attorney and Borough Council, provided that at least 10% of the performance guaranty shall be in the form of cash or certified check.
(2)
All performance guaranties shall run to and be in favor of the Borough of Sea Bright in the County of Monmouth.
(3)
The performance guaranty shall be approved by the Borough Attorney as to form, sufficiency and execution. Such performance guaranty shall run for a period to be fixed by the Borough Council, but in no case for a term of more than two years. However, with the consent of the owner and the surety, if there be one, the Borough Council may, by resolution, extend the term of such performance guaranty for an additional period not to exceed one year subject to requiring increased performance guaranty, if deemed necessary. If the required improvements have not been installed in accordance with the performance guaranty, the obligor and surety shall be liable thereon, at the option of the municipality for:
(4)
If during the period of the performance guaranty, the developer fails to prosecute the work of completing the improvements so as not to create hazards to life, health, property or public safety, the Borough may, after five days' notice perform, or cause to be performed, any necessary corrective work and deduct the cost thereof from the 10% cash or certified check portion of the guaranty. Upon notice of any such deduction, the subdivider shall, within 10 days, restore the full 10% cash balance or his performance guaranty will be considered breached and the Borough may take such action as it is entitled to by law.
(5)
When all of the required improvements have been completed, the obligor shall notify the Borough Council, in writing, by certified mail addressed in care of the Borough Clerk of the completion of said improvements and shall send a copy thereof to the Borough Engineer. Thereupon the Borough Engineer shall inspect all of the improvements and shall file a detailed report, in writing, with the Borough Council, indicating either approval, partial approval or rejection of the improvements with a statement of reasons for any rejection. If partial approval is indicated, the cost of the improvements rejected shall be set forth.
(6)
The Borough Council shall either approve, partially approve or reject the improvements, on the basis of the report of the Borough Engineer and shall notify the obligor, in writing, by certified mail, of the contents of said report and the action of said approving authority with relation thereto, not later than 65 days after receipt of the notice from the obligor of the completion of the improvements. Where partial approval is granted, the obligor shall be released from all liability, pursuant to such performance guaranty.
(7)
If any portion of the required improvements are rejected, the Borough Council may require the obligor to complete such improvements and, upon completion, the same procedure of notification, as set forth in this section shall be followed.
(8)
Nothing herein, however, shall be construed to limit the right of the obligor to contest by legal proceedings any determination of the Borough Council or the Borough Engineer.
B.
Approval of performance guaranties.
(1)
Duties of Borough Engineer, Borough Attorney and Borough Clerk. No performance guaranties shall be presented for approval of the Borough Council until the municipal officials listed below have performed the following and make certification of their performance, in writing, to the Borough Council:
(a)
Borough Engineer. The Borough Engineer shall:
[1]
Where applicable, examine the plat map of a subdivision to make certain that it complies with all state laws and this chapter relative to the preparation and filing of maps or plans for the subdivision of land.
[2]
Ascertain that the plat of a site plan or subdivision has been approved by the Monmouth County and Borough of Sea Bright Planning Boards.
[3]
Determine those acts or things the applicant is to do to protect Borough of Sea Bright, such as to provide proper drainage, streets, curbs, signs, monuments or any other item or thing and the cost of each, as well as the maximum time he recommends granting the applicant to provide each item or all items.
[4]
Determine if the landowner is an individual, corporation or partnership; if an individual, his full name and address; if a corporation, its correct name, date and state of incorporation, the name, date and state of incorporation, the name of its President and Secretary and location of its principal office in this state; if a partnership, the names and addresses of all partners.
[5]
Give the applicant a form of the surety company bond required by the Borough of Sea Bright, and all figures, dates and details required by this Subsection B so that same may be included in the bond to be furnished to the Borough; also, advise the applicant of the amount required to pay the Borough as a proper inspection, testing and administration fee.
[7]
The Borough Engineer's certificate shall also state and give the nature of cash, or its equivalent, deposited (i.e., cash, certified check, cash escrow deposit or other security).
[8]
If there is nothing the applicant needs to do under Subsection B(1)(a)[3] of this section, the certificate shall so state and give the reason therefor.
(b)
Borough Attorney. Upon the receipt from the Borough Engineer of the surety bond and Engineer's certificate, the Borough Attorney shall promptly examine said bond and determine whether or not it is correct in form, content and execution. If the bond is not correct, the Borough Attorney shall notify the applicant of its shortcomings. When the bond is or has been made correct, the Borough Attorney shall make a written certificate to that effect to the Borough Council. Thereupon said Attorney shall deliver the bond and Engineer's and Attorney's certificates to the Borough Clerk.
(c)
Borough Clerk. Upon the receipt from the Borough Attorney of the bond and certificates of the Engineer and Attorney, the Borough Clerk shall:
[1]
Collect from the applicant the proper fee or fees, if any, payable to the Borough in accordance with the Engineer's certificate.
[2]
Place the matter of approval of bond(s) on the agenda of the next regular meeting of the Borough Council for its consideration.
[3]
Submit the bond certificate and fees to the Borough Council at the next regular meeting of said Council.
(2)
Certificates; form; dating. Each of said certificates shall be dated and written in letter form upon the stationery of the maker or of the Borough and signed by him or his authorized agent or representative.
(3)
Bond requirements. There must be attached to said bond an authority of the surety company empowering the person or persons who executed said bond for the surety company to do so. There should also be attached to the bond proof of its authority to do business in New Jersey and a copy of its last financial statement, made not more than one year before, showing its financial conditions. If the principal on the bond is a corporation, there must be attached to the bond a certified copy of a resolution adopted by its Board of Directors authorizing the execution and delivery of said bond. Said bond must also bear the corporate seal of the surety company and the seal, corporate or otherwise, of the principal.
(4)
Copies. The Clerk shall keep a supply of copies of these bond requirements in his office for the use of applicants and the general public.
C.
Improvement procedures.
(1)
Inspection, testing and engineering fees. Prior to signing of any final plat, issuance of a development permit or the start of construction of any improvements required by the provision of this chapter, the developer shall deposit cash or a certified check with the Borough Clerk, an amount determined from the appropriate schedule under Article XIII of this chapter. Said amount shall be used to cover the cost of inspection, testing, engineering, administration and other costs and fees paid by the Borough in connection with the inspection and acceptance of the installation of the required improvements. All moneys received on account of engineering and inspection fees shall be deposited by the Borough Chief Financial Officer as general revenue as provided by law. The Borough shall provide appropriate budget items to cover the cost of all necessary administrative and engineering services.
[Amended 6-20-1983; 12-15-1998 by Ord. No. 94-98]
(2)
Inspection notice. All required improvements, except those utility improvements which are not the responsibility of the Borough shall be subject to inspection and approval by the Borough Engineer, who shall be notified by the developer at least five days prior to the initial start of construction and again 24 hours prior to the resumption of work after any idle period exceeding one working day. All of the utility improvements shall be subject to inspection and approval by the owner of or agency controlling the utility, who shall be notified by the developer in accordance with the utility's requirements. No underground installation shall be covered until it is inspected and approved by the owner of or agency controlling the utility or by the Borough Engineer in all other cases.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(3)
Modification of improvements. At any time, whether as a result of his inspection of work underway or otherwise, the Borough Engineer may recommend that the developer be required to modify the design and extent of the improvements required, notifying the Planning Board of his recommendations. The Planning Board shall, if it considers such modifications to be major, or if requested by the developer or Borough Engineer, take formal action to approve or disapprove such recommendations; provided, however, that it must first afford the developer an opportunity to be heard if he so requests. If the Board takes no formal action within 30 days of such recommendations, or where the developer has not requested formal Planning Board action, its approval will be assumed. Similarly, the Planning Board may grant or deny the developer permission to effect such modification upon his application and the Borough Engineer's approval. In either event, where such modification is to be effected, the appropriate plan must be revised by the developer or his engineer to reflect such modification and sufficient copies thereof submitted to the Board Secretary for distribution.
(4)
General inspection requirements. All improvements, except as otherwise provided, shall be subject to inspection and approval by the Borough Engineer. No underground installation shall be covered until inspected and approved by the Borough Engineer or those agencies having jurisdiction over the particular installation. If such installation is covered prior to inspection, it shall be uncovered or other inspection means used, such as a television or other pipeline camera as may be deemed necessary by the Borough Engineer, and charges for such work will be paid for by the developer.
(5)
Inspection not acceptance. Inspection of any work by the Borough Engineer, or his authorized representative, shall not be considered to be final approval or rejection of the work, but shall only be considered to be a determination of whether or not the specific work involved was being done to Borough specifications or other required standards at the time of inspection. Any damage to such work or other unforeseen circumstances, such as the effect of the weather, other construction, changing conditions, settlement, etc., between the time of installation and the time that the developer wishes to be released from his performance guaranty, shall be the full responsibility of the developer, and no work shall be considered accepted until release of the performance guaranty.
(6)
Payment to contractors. No developer shall enter into any contract requiring the Borough, the Borough Engineer or any of their agents, employees or other representatives to make any declarations, written or otherwise, as a condition of payment of said developer to a contractor as to the acceptance or rejection of the work. Neither the Borough, the Borough Engineer nor any of their agents, employees or representatives shall make any such declaration.
(7)
Procedure on acceptance of public improvements. When the developer has constructed and installed the streets, drainage facilities, curbs, sidewalks, street signs, monuments and other improvements in accordance with Borough regulations, standards and specifications, and desires the Borough to accept the said improvements, he shall, in writing, addressed to and in a form approved by the Borough, with copies thereof to the Borough Engineer, request the Borough Engineer to make a semifinal inspection of said improvement. If the improvements have been constructed under a performance guaranty after approval of a final plat, the developer shall submit an as-built plan showing as-built grades, profiles and sections and locations of all subsurface utilities, such as french drains, combination drains, sanitary sewage disposal systems, both public and individual water lines and control valves, gas lines, telephone conduits, monuments, iron property markers and any other utilities or improvements installed other than as shown on the approved final plat. Said as-built plan shall be certified to by a licensed New Jersey professional engineer. If any improvements are constructed prior to final plat approval, the final plat shall reflect all changes and as-built conditions and be so certified. Said as-built plan(s) shall be submitted on reproducible media.
D.
Site maintenance during construction.
(1)
It shall be the responsibility of the developer to maintain the entire site or subdivision in a safe and orderly condition during construction. Necessary steps shall be taken by the developer to protect occupants of the site or subdivision and the general public from hazardous and unsightly conditions during the entire construction period. These steps shall include but are not limited to the following:
(a)
Open excavations shall be enclosed by fencing or barricades during nonconstruction hours. Movable barricades shall be equipped with yellow flashing hazard markers or other lighting during the hours of darkness.
(b)
The excavation of previously installed sidewalk and pavement areas which provide access to occupied buildings in the site or subdivision shall be clearly marked with signs and barricades. Alternate safe access shall be provided for pedestrians and vehicles to the occupied buildings.
(c)
Materials stored on the site shall be screened from the view of occupants of the subdivision or site and adjoining streets and properties.
(d)
Construction equipment, materials and trucks shall not be stored within 150 feet of occupied buildings in the site or subdivision and adjoining streets and properties during nonconstruction hours.
(e)
Safe vehicular and pedestrian access to occupied buildings in the site or subdivision shall be provided at all times.
(f)
Construction activities which create obnoxious and unnecessary dust, fumes, odors, smoke, vibrations or glare noticeable in occupied buildings in the subdivision or site and adjoining properties and streets shall not be permitted.
(g)
Construction activities which will result in damage to trees and landscaping and occupied buildings in the site or subdivision or adjoining properties shall not be permitted.
(h)
All locations and activities in the site or subdivision which present potential hazards shall be marked with signs indicating the potential hazard.
(i)
Unsightly construction debris, including scrap materials, cartons, boxes and wrappings must be removed daily at the end of each working day.
(j)
Whenever construction activities take place within or adjacent to any traveled way or interfere with existing traffic patterns in any manner, suitable warning signs, conforming to the requirements of the Manual on Uniform Traffic Control Devices, will be erected and maintained by the developer.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
(2)
Should the developer fail in his obligation to maintain the site or subdivision in a safe and orderly condition, the Borough may, on five days' written notice or immediately in the case of hazard to life, health or property, undertake whatever work may be necessary to return the site or subdivision to a safe and orderly condition and deduct the cost thereof from the 10% cash or certified check portion of the performance guaranty. Upon notice of such deduction, the developer shall, within 10 days, restore the full 10% cash balance or his performance guaranty will be considered breached and the Borough may take such action as it is entitled to by law.
E.
Improvements required prior to issuance of certificate of occupancy.
(1)
No permanent certificate of occupancy shall be issued for any use of building until all required improvements are installed and approved by the Borough Engineer or other appropriate authority.
(2)
No temporary certificate of occupancy shall be issued for any use or building involving the installation of utilities or street improvements, parking areas, buffer areas, storm-drainage facilities, other site improvements, the alteration of the existing grade on a lot or the utilization of a new on-site well or sanitary disposal system unless the Borough Engineer or other appropriate authority shall have, where applicable, certified to the following:
(a)
Utilities and drainage. All utilities, including but not limited to water, gas, storm drain, sanitary sewers, electric lines and telephone lines shall have been properly installed and service to the lot, building or use from such utilities shall be available.
(b)
Street rights-of-way. All street rights-of-way necessary to provide access to the lot, building or use in question shall have been completely graded and all slope-retaining devices or slope planting shall have been installed.
(c)
Sidewalks. All sidewalks necessary to provide access to the lot, building or use in question shall have been properly installed.
(d)
Streets. Curbing and the bituminous base course of bituminous concrete streets or the curbing and pavement course for portland cement concrete streets necessary to provide access to the proposed lot, building or use shall have been properly installed.
(e)
Curbing and parking areas. Curbing and the bituminous base course of parking areas necessary to provide access to the required number of parking spaces for the building or use in question shall have been properly installed.
(f)
Obstructions. All exposed obstructions in parking areas, access drives or streets, such as manhole frames, water boxes, gas boxes and the like shall be protected by building to the top of such exposures with bituminous concrete as directed by the Borough Engineer.
(g)
Screening, fences and landscaping. All required screening, fencing and/or landscaping related to the lot, building or use in question shall have been properly installed unless the Borough Engineer shall direct the developer to delay the planting of screening and landscaping until the next planting season in order to improve the chances of survival of such plantings.
[Amended 11-17-2020 by Ord. No. 12-2020]
(h)
Site grading. All site grading necessary to permit proper surface drainage and prevent erosion of soils shall have been completed in accordance with the approved soil disturbance plans.
(i)
On-site wells. All on-site wells have been installed, tested and approved by the Monmouth County Regional Health Commission No. 1.
[Amended 11-17-2020 by Ord. No. 12-2020]
(j)
On-site sanitary disposal systems. All on-site sanitary disposal systems shall have been installed and approved by the Plumbing Subcode Official, Sewerage Authority or official having jurisdiction thereof.
(k)
Public water supply. Where the proposed lot, building or use is served by a public water supply, said supply shall have been installed and tested and all required fire hydrants or fire connections shall have been installed and tested and approved by the Fire Subcode Official.
[Amended 11-17-2020 by Ord. No. 12-2020]
(l)
Lighting. All outdoor lighting shall have been installed and shall be operational.
(m)
Street signs and traffic control devices. All street signs, paint lining and/or traffic control devices affecting the proposed lot, building or use, and required under the terms of approval of a subdivision or as site plan or by federal, state, county or municipal rules, regulations or Laws, shall have been installed.
(n)
Other. Any other conditions established for issuance of a certificate of occupancy by the Planning Board as a condition of final site plan approval shall be complied with.
(3)
Temporary certificates of occupancy shall be issued for a specified period of time, not to exceed six months, and the applicant shall post a cash guaranty with the Borough in an amount equal to the cost, to the Borough, of constructing all uncompleted improvements, prior to the issuance of any such temporary certificate of occupancy.
F.
Maintenance guaranty. A maintenance guaranty shall be furnished by the developer upon release of the performance guaranty, acceptance of public improvements by the Borough Council and/or approval of site improvements by the Borough Engineer. The developer may elect to furnish such maintenance guaranty either by maintaining on deposit with the Borough the 10% cash or certified check portion of the performance guaranty provided in accordance with Subsection A of this section, by a bond issued by a bonding company or surety company or other type of surety acceptable to and approved by the Borough Attorney and Borough in an amount equal to 15% of the total performance guaranty provided in accordance with Subsection A of this section. The maintenance guaranty shall begin with the release of the performance guaranty and shall run for a period of one year from the release of the performance guaranty. Should he fail in his obligation to properly maintain all improvements, the Borough may, on 10 days' written notice or immediately, in the case of hazard to life, health or property, proceed with necessary repair or replacement of any unacceptable improvements and charge the cost thereof against the guaranty. At the end of the maintenance guaranty period, the cash or certified check on deposit will be returned to the subdivider less any sums, properly documented by the Borough, which have been expended to repair or replace any unsatisfactory improvements. The maintenance guaranty and bond shall be reviewed by the Borough Engineer and Borough Attorney and approved by the governing body. In the event that other governmental agencies or public utilities automatically will own the utilities to be installed or the improvements are covered by a performance or maintenance guaranty given to another governmental agency, no performance or maintenance guaranty, as the case may be, shall be required for such utilities or improvements.
§ 130-60 Assignment of interest.
Before any developer effectively assigns any of his interest in any preliminary or final approval, he must notify the Board Secretary and supply detailed information with regard to the name, address, principals, type of organization, competency, experience and past performance of the assignee, transferee or agent. Notice of such assignment or transfer shall be given no later than 10 days after its effective date. The assignee must be made acquainted with all the conditions of approval and the developer shall so certify.
§ 130-61 Supervision of improvements.
A.
No contractor, builder, developer or subcontractor shall engage any personnel in any of the work on constructing any improvements unless they are continually supervised by a competent, English-speaking supervisor acceptable to the Borough Engineer.
B.
No less than five days prior to commencing construction of any improvements on the site, the developer or his agent shall provide the Borough Engineer with the names, addresses, phone numbers and emergency phone numbers of the developer and/or a representative empowered to act for the developer and/or each contractor and their supervisor in charge of the construction, setting forth the aspect of construction for which each is responsible.
C.
The developer may retain, throughout the course of construction, a registered New Jersey professional engineer to supervise the implementation of the approved subdivision or site design and to make periodic reports to the Borough as well as to the developer regarding conformance of the construction with the requirements of final approval.
D.
If the developer proposes to retain someone other than the engineer who prepared the final plat to supervise construction, he shall notify the Borough Engineer and the Planning Board of the name, address and license number of the engineer retained. If at any time during the course of construction the developer elects or is required to replace the responsible engineer and/or employ additional engineers, he shall likewise notify the Borough Engineer and Planning Board.
E.
The supervising engineer shall immediately notify the Borough Engineer of any deviation (observed or proposed) from the requirements of final approval and/or this chapter.
F.
At regular intervals during the course of construction but not less often than at monthly intervals, the supervising engineer shall submit to the Borough Engineer a report listing his observations of the work undertaken during the reporting period, specifically noting any deviation from the requirements of final approval and/or this chapter and listing those improvements expected to be undertaken during the next reporting period. The developer shall accompany any request for acceptance of public improvements and/or release of performance guaranties with a certification by the responsible supervising engineer attesting to the completion of the improvements in full conformance with the requirements of final approval and this chapter and/or specifically noting any deviation therefrom.