Union Beach City Zoning Code
§ 13-6.8
Final Plat of a Major Subdivision.
a.
Required Documents. Prior to issuance of a certificate of completeness or scheduling of a final plat of a major subdivision for public hearing, the board secretary shall determine that the following has been submitted in proper form:
1.
Borough engineer's report.
2.
Application for land disturbance permit.
3.
Application for fire department approval.
4.
Application for municipal and/or state wetlands approval, where required.
5.
Application for stream encroachment permit, where required.
6.
Where applicable, a copy of the permit issued, or if the permit has not been issued, the application filed with the New Jersey Department of Environmental Protection, under the Coastal Area Facility Review Act, and copies of the environmental impact statement and any attachments thereto filed in accordance with the provisions of the Act, or, in the alternate, a statement issued by the Department of Environmental Protection that the proposed development is exempt from the Act.
7.
A certificate of title, which may be on the plat (signed by the owner and notarized) or in letter form, signed by a member of the New Jersey Bar or by a title officer or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certificate shall confirm that the owner of the premises in question is the owner as shown on the plat.
8.
Other submittals that may be required by the borough engineer, planning board, board of adjustment, or federal, state or local law.
9.
Unless waived by the board, a formal request, in appropriate statutory form, requesting that the applicable provisions of Title 39 of the Revised Statutes be made applicable to the site in order to permit police regulation of traffic control devices prior to acceptance of streets.
10.
Required application fees.
11.
Seven copies of the plat and attachments meeting the requirements set forth below.
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 tentative plats 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 Chapter 141 of the Laws of 1960 of the State of New Jersey, as amended and supplemented, specified herein.
(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 borough engineer, the bearing system used on the exterior boundaries of the final plat shall conform to the New Jersey State Plan 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 Plan Coordinate System shall be enclosed in brackets.
(d)
Unless specifically waived by the borough engineer, coordinates, based on the New Jersey State Plan Coordinate System (x and y) shall be shown, individually or in tabular form, for the monumented (existing or proposed) corners of the exterior boundary of the tract.
(e)
The source of New Jersey State Plan Coordinate System information shown as required above shall be noted on the final plat.
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 or board of adjustment. The portion of the plat intended for filing must be recorded at the county clerk's office to have legal status.
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 subdivider, 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 the same 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 minimum required lot areas, setbacks, yards and dimensions.
6.
All design information submissions required by the provisions of the improvements and design standards portions of this Ordinance shall accompany the final plat.
7.
A grading plan showing existing and proposed grading contours at one foot intervals throughout the tract, except if slopes exceed 5%, a two-foot interval may be used, and if they exceed 10%, a five-foot interval is permissible. Datum shall be United States Coast and Geodetic Survey datum (MSL=0) 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.
8.
The limits of all areas of proposed cuts and fills (exclusive of excavations for basements) shall be clearly designated.
9.
On-site Drainage Plan:
(a)
The drainage plan shall be presented in graphic form which shall clearly show the street and lot layout and those items which are pertinent to drainage including existing and proposed contours as previously required.
(b)
The plan shall outline each area contributing to each inlet.
(c)
All proposed drainage shall be shown with pipe type and sizes, invert and grate or rim elevations, grades and direction of flow. The direction of flow of all surface waters and of all streams shall be shown.
(d)
The drainage plan shall be accompanied by complete drainage calculations made in accordance with standards set forth herein.
10.
Off-site Drainage Plan: The final plat shall also be accompanied by an off-site drainage plan prepared in accordance with the following standards:
(a)
The plan shall consist of an outline of the entire drainage basin in which the property to be subdivided is located. The terminus of the basin and existing ground contours or other basis for determining basin limits shall be shown.
(b)
The pertinent off-site existing drainage shall be shown with elevations of inverts and grade to the nearest one-tenth of a foot.
(c)
To the extent that information is available and may be obtained from the county municipal engineer, 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.
12.
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.
13.
Where required by the planning board or board of adjustment, the location, caliper and type of all:
(a)
Living deciduous trees having a trunk of six inches diameter at breast height or more.
(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 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.
14.
The number, locating and species of all proposed shade trees or other plantings.
15.
Utility layouts, specifications and cross-sections (sewers, water, gas, electric, telephone, etc.), showing feasible connections to any existing or proposed utility systems; provided, however, that detailed layouts of gas, electric and telephone lines are not required. An indication of these on a typical road cross-section shall be sufficient. Layouts shall include proposed locations of street lights and fire hydrants. If private utilities are proposed, they shall comply with all local, county and state regulations.
16.
The tops of the banks and boundaries of the floodways and flood hazard areas of all existing watercourses, where such have been delineated or the limits of alluvial soils where boundaries of floodways and flood hazard areas have not been determined, and/or such other information as may assist the board in the determination of floodway and flood hazard area limits.
17.
Tract boundary lines, right-of-way lines of streets, easements and other rights-of-way; land to be reserved or dedicated to public use, all lot lines and site easement lines, with accurate dimensions and bearings and radii, tangents, chords, arcs and central angles of all curves and all front, rear and side (or yard) setback lines.
18.
All monuments in accordance with Chapter 141 of the Laws of 1960 of the State of New Jersey, including all monuments found, monuments set, and monuments to be set, and an indication of monumentation found and reset.
19.
Certificate of engineer or land surveyor as to accuracy of the details of the plat.
20.
Lot and block numbers shown on the final plat shall conform to the borough tax map (or proposed revisions thereof) and shall be obtained by the applicant's engineer from the borough engineer. Proposed house numbers shall also be obtained from the borough engineer 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.
21.
Subdivision names and street names shown on the final plat shall not be the same or similar to any name of any existing subdivision or street in the borough, and shall be approved by the borough engineer.
22.
The location of areas dedicated for park and recreation facilities or common open space as approved by the board.
23.
Unless waived by the board, a detailed plan setting forth the type and location of all traffic control and regulatory devices. This plan shall have been approved by, or in the opinion of the borough engineer be likely to be approved by the New Jersey Department of Transportation. This plan shall be prepared in consultation with the borough engineer and the borough 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. This plan shall be accompanied by the formal request referred to in subsection 13-6.8a.
24.
Such other information as the board and/or borough engineer may request during review.
25.
Sectionalization of final plats shall be in conformance with the sectionalization and staging plan, if any, approved with the preliminary plat.
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 or board of adjustment, prior to the signing of the plat or issuance of a development permit.
1.
Payment of any outstanding real estate taxes.
2.
Submission of additional prints of the plat map and attachments for distribution, if required.
3.
Publication of a notice of the decision of the board by the applicant.
4.
Final Monmouth County Planning Board approval (if not previously obtained).
5.
Final Bayshore Regional Sewerage Authority approval (if not previously obtained).
6.
Payment of required reproduction fees.
7.
Issuance of a Freehold Soil Conservation District Permit.
8.
Granting of state of municipal wetlands permit (if required).
9.
Certification of approval of plans for drainage or watercourse diversions by the State of New Jersey, Department of Environmental Protection, where required.
10.
Granting of a Coastal Area Facilities Review Act (CAFRA) Permit (where required).
11.
Approval of any required riparian grants or licenses.
12.
Granting of any required construction permits.
13.
Posting of required performance guarantees.
14.
Payment of required inspection fees.
15.
Evidence of a comprehensive general liability insurance policy in an amount not less than $300,000 per occurrence identifying and saving harmless the borough and its agencies, employees and agents from any liability for any acts of the subdivider or his agents, contractors or employees in the implementing 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, subdivider or building to carry on the construction of a subdivision without having current valid evidence of insurance on file.
16.
Any other conditions which may be imposed by the board or may be required by federal, state or local law.
d.
Certification. In the event that the application for development for a final plat of a major subdivision is approved, a certification to that effect in this form:
Approved as a final plat of a major subdivision by the Borough of Union Beach Planning Board (Board of Adjustment) on ________________________. | |
Attest: | Chairman |
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 | |
shall be endorsed on the plat and the original reproducible thereof shall be provided to the board by the applicant. Said original shall be signed by the chairman and secretary of the board and the borough engineer (as to the map filing law certification) after they receive a certification from the administrative officer that all conditions of approval have been satisfied. After signature, plat shall be reproduced as provided for in subsection 13-6.4 of this chapter and the signed original shall be returned to the applicant for filing. |
e.
Filing of Approved Plat. If the applicant desires to proceed with a subdivision for which final approval has been granted, he shall file with the county recording officer a plat map drawn in compliance with Chapter 141 of the Laws of 1960, as amended and supplemented, within 95 days from the date upon which the plat was signed by the planning board chairman and secretary. The applicant shall, within one week after filing the subdivision with the county recording officer, notify, in writing, the borough engineer and borough tax assessor of the date of filing of the subdivision with the county recording officer and the case and sheet or page number for the filed map. A duplicate tracing of the filed map indicating thereon the filing date shall be obtained from the county recording officer by the borough who shall distribute copies of the filed map to appropriate municipal officials. In the event the subdivider fails to so file within the period allowed, the approval of the plat shall expire unless, prior to expiration, such time is extended by the board for a period not to exceed 95 days for good cause shown.
f.
Applicant's Rights Upon Approval. Approval of final plat shall confer upon the applicant all the rights set forth in N.J.S.A. 40:55D-52 and subsection 13-3.1j.7 of this chapter.
g.
Display of Final Plat. The subdivider or his agent shall keep a clear and legible copy of the approved final plat in plain view in a prominent location in his offices and/or sales-rooms from which sales in the approved subdivision are made so that prospective purchases may have the opportunity to learn the special conditions, if any, under which approval was given.