Approval of a preliminary plat shall not confer upon the developer the right to undertake any clearing, grading and/or to install any improvements prior to final plat approval unless it shall be determined by the Planning Board or Board of Adjustment and the Board Engineer that (1) such clearing, grading and/or installation of improvements would not hinder future development or create physical or aesthetic problems in the event that further development of the subdivision is not undertaken and (2) that required inspection fees have been paid and adequate performance guarantees have been posted to provide for the cost to the City of performing work that may be necessary to protect adjacent property owners and the public interest in the event that such clearing, grading and/or installation of improvement is not completed and/or further development of the subdivision is not undertaken. Such performance guarantees shall include, but are not limited to, the cost of the City of providing erosion control facilities, seeding or otherwise stabilizing the site, drainage facilities necessary to protect off-tract acres from flooding, screening or fencing that may be required and all improvements to be undertaken which are within existing public rights-of-way of easements.
Prior to issuance of a Certificate of Completeness, the Administrative Officer shall determine that the following has been submitted in proper form. The Administrative Officer may schedule a preliminary plat, of a site plan for public hearing upon submission of items contained in paragraphs a. through h.
a. Board Engineer's and City Planner's Report.
b. Copy of application for granting of a CAFRA Permit, where required and if submitted.
c. Application for N.J.D.E.P. Wetlands Permit, where required.
d. Other submittals that may be required by the Board Engineer, Planning Board, Board of Adjustment, or Federal, State, County or local law.
e. The application for development for a preliminary plat of a major site plan shall-include a request for the granting of any, variances required.
f. Required application fees as set forth in Article 1400 of this Ordinance.
g. One (1) original and twenty-four (24) copies of the completed application form.
h. One (1) original and twenty-four (24) copies of a plat and attachments meeting the requirements set forth below.
i. Proof of service of notice in conformance with Section 25-900.7. (Ord. #94-16, Appx. A)
a. General Requirements.
1. Any preliminary plat of a site plan presented to the Planning Board or Board of Adjustment for its approval shall be signed and appropriately sealed by an architect, professional engineer, land surveyor and/or professional planner licensed to practice in the State of New Jersey; provided, however, that sanitary sewer, water distribution and storm drainage plans and water and sewage treatment plans may only be signed and sealed by a professional engineer.
2. Site plans shall not be drawn at a scale smaller than one inch equals fifty feet (1"=50') nor larger than one inch equals ten feet (1"=10'). If the size of the site would require the use of sheets larger than thirty inches by forty-two inches (30" x 42'') in order to show the entire site on one (1) sheet, the detailed information for the site plan shall be shown in sections on sheets not larger than thirty inches by forty-two inches (30" x 42"), which sheets shall be keyed to an overall plan of the site drawn at a scale of not less than one inch equals two hundred feet (1 "= 200').
The site plan shall be based on a monumented, current certified boundary survey. The date of the survey and the name of the person making same shall be shown on the map. If twelve (12) months or more has passed since the date of (or date of last recertification of) the survey, it shall be recertified and if necessary, brought up to date.
**Webmasters Note: The previous sections, 25-1500.7.2.dd.2 through 25-1500.8.2.a.2, have been amended as per Supplement No. 1.
b. Title Block. The title block shall appear on all sheets and include:
1. Title to read "Preliminary Site Plan."
2. Name of the development, if any.
3. Date (of original and all revisions).
4. Names, signatures, addresses, and license numbers of engineer, architect, land surveyor, or planner who prepared the plan and their embossed seal(s).
5. If the site plan contains more than one (1) sheet, each shall be numbered and titled.
c. A schedule shall be placed on the site plan indicating:
1. The acreage of the tract and site (the portion of the tract involved in the site plan).
2. The floor area of the existing and proposed buildings (listed separately).
3. The proposed use or uses and the floor area devoted to each use.
4. The zone district in which the site is located.
5. Tax map sheet, block and lot number of the site, as shown on the latest City tax map, the date of which should also be shown.
6. Names and addresses of owner and developer, so designated.
7. Proposed and required lot dimensions and front, rear and side setbacks.
8. Proposed and required off-street parking spaces.
9. The square footage and the percentage of the site that is:
(a) Occupied by buildings
(b) Impervious
10. All variances requested.
d. North arrow and written and graphic scales.
e. The tops of the banks and boundaries of the floodways and flood hazard areas of all existing watercourses, where such have been delineated or the limits of alluvial soils where the boundaries of floodways and flood hazard areas have not been determined, and/or such other information as may assist the Board in the determination of floodway and flood hazard area limits.
f. The boundary, nature, and extent of marshes, wetlands, dunes and water areas within the site and within two hundred feet (200') thereof.
g. Existing and proposed manholes, sewer lines, fire hydrants, water lines, utility poles, and all other topographical features of a physical or engineering nature within the site and within fifty feet (50') thereof.
h. All existing structures on the site and within fifty feet (50') thereof, including their use, indicating those to be destroyed or removed and those to remain.
i. Location, use, finished grade level, ground coverage, first floor, front, rear and side setbacks of all existing buildings and other pertinent improvements.
j. Existing and proposed public easement or rights-of-way and the purposes thereof.
k. A grading plan showing existing and proposed grading contours at one foot (1') intervals throughout the tract, or spot elevations if acceptable to the Board Engineer. Datum shall be National Geodetic Vertical Datum (N.G.V.D.) and source of datum shall be noted. In addition to proposed grading contours, sufficient additional spot elevations shall be shown to clearly delineate proposed grading. Also, a site bench mark shall be labeled on the plan.
1. The drainage plan shall be presented in graphic form which shall clearly show the street and lot layout and those items which are pertinent to drainage including existing and proposed contours and spot elevations as previously required.
2. The plan shall outline each area contributing to each inlet.
3. All proposed drainage shall be shown with pipe type and sizes, invert and grate or rim elevations, grades and direction of flow. The direction of flow of all surface waters and of all streams shall be shown.
4. The drainage plan shall be accompanied by complete drainage calculations made in accordance with the standards set forth in this Ordinance.
m. Off-Site Drainage Plan. The plat shall also be accompanied by an off-site drainage plan prepared in accordance with the following standards:
1. The plan shall consist of an outline of the entire drainage basin in which the site is located. The terminus of the basin and existing ground contours or other basis for determining basin limits shall be shown.
2. The pertinent off-site existing drainage shall be shown with elevations of inverts and grates to the nearest one-hundredth of a foot (.01').
3. To the extent that information is available and may be obtained from the County or Municipal Engineer, any existing plans or drainage improvements shall be shown.
4. In the event a temporary drainage system is proposed, full plans of that system shall be shown.
5. The off-site drainage plans shall be accomplished by profiles of all proposed drainage, showing existing details, pipe sizes, type, inverts, crowns, slopes; all proposed structures and connections and design hydraulic grade lines for all conduits designed to carry forty (40) or more cubic feet per second. Cross-sections at intervals not exceeding one hundred feet (100') shall be shown for all open channels.
n. If required by the City Engineer, center line profiles of streets bordering the site, internal roadways, and major circulation aisles showing:
1. Existing and proposed final grades and slopes.
2. Pipe sizes, slope, type, inverts, and grate or rim elevation of drainage and sanitary sewage facilities.
o. Boring Logs. A Soils Engineer's Report shall conform to Section 25-1500.7.2x of this Ordinance.
1. Borings shall be spaced evenly throughout the site.
2. One (1) boring shall be made per acre (or portion thereof) in those areas where the water table is found to be less than ten feet (10') below proposed or existing grade.
3. In addition to the above, in those areas where the water table is found to be five feet (5') or less below existing or proposed grade, two (2) additional borings per acre (or portion thereof) will be required if construction of basements is contemplated. Borings shall be located where such basements are proposed.
4. Boring logs shall show soil types and characteristics encountered, groundwater depths, the methods and equipment used, the name of the firm, if any, making the borings and the name of the person in charge of the boring operation. The boring logs shall also show surface elevations to the nearest one-tenth of a foot (.1').
5. Based on the borings, the site plan shall clearly indicate all areas having a water table within two feet (2') of the existing surface of the land, or within two feet (2') of proposed grade; or all areas within which two feet (2') or more of fill is contemplated or has previously been placed.
p. Zone district boundaries and a portion of the Tax Map Sheet shall be reproduced for a minimum distance of five hundred feet (500') surrounding the site upon which the following shall be indicated:
1. The site;
2. Zone district boundaries;
3. Tax map sheet;
5. Name of all owners within two hundred feet (200') of the site;
6. Streets with names;
7. Scale and north arrow.
q. Key Map: A portion of the U.S. Geological Survey map shall be shown (scale 1"=2,000') indicating the following:
1. The site;
2. U.S.G.S. map number;
3. Scale and north arrow.
r. The location, area, dimensions and proposed disposition of any area or areas of the site proposed to be retained as common open space, indicating the facilities to be provided in such areas.
s. The capacity of off-street parking areas and the location and dimensions of all access drives, aisles and parking stalls. The location and treatment of existing and proposed entrances and exits to public rights-of-way, including the possible utilization of traffic signals, channelization, acceleration and deceleration lanes, additional width and any other device necessary for traffic safety and/or convenience, and the estimated average number of passenger vehicles, single unit trucks or buses, and semi-trailers that will enter the site each day.
t. Graphic depiction of the anticipated routes and details of the system of on-site vehicular and pedestrian circulation. If the developer desires to have the appropriate provisions of N.J.S.A. 39:1 et seq. governing motor vehicle operation made applicable to the site, thereby allowing municipal police regulation of traffic control devices, he shall submit a formal request and a detailed plan meeting the requirements of the New Jersey Department of Transportation. The City Engineer will advise the developer regarding the details of such a plan.
u. The location and size of proposed loading docks.
v. Location of curbs and sidewalks.
w. Cross-sections showing the composition of pavement areas, curbs, and sidewalks.
x. Exterior lighting plan, including the location, direction of illumination, amount of illumination expressed in horizontal foot candles, wattage and drawn details of all outdoor lighting standards and fixtures.
y. Landscaping and screening plan showing the location, type, spacing, and number of each type of tree or shrub, the location, type and amount of each type of ground cover to be utilized, and plant list and planting details for trees, shrubs, and/or ground cover.
z. Location of signs and drawn details showing the size, nature of construction, height and content of all signs.
aa. Drawn details of the type of screening to be utilized for refuse and recyclable material, storage areas, outdoor equipment and bulk storage areas.
bb. Floor plans and building elevation drawings of any proposed structure or structures, or existing structures to be renovated.
cc. Location of handicapped facilities including parking spaces and ramps (where applicable).
dd. Sectionalization and Staging Plan. Developers of large uses such as shopping centers, multi-family dwellings, office parks or other such uses proposed to be developed in stages shall submit a sectionalization and staging plan showing the following:
1. The anticipated date for commencing construction of each section or stage. The staging of development on the site shall be such that if development of the site were discontinued after the completion of any stage, the developed portion of the site would comply in all respects to the requirements of this Ordinance and be provided with adequate drainage and utility systems.
2. Those improvements that will be completed in each stage prior to application for Certificate of Occupancy. The plan should demonstrate that the staging of construction will minimize adverse effects upon occupied buildings in the site and adjoining properties.
ee. Written description of the proposed operations in sufficient detail to indicate the effects of the use in producing traffic congestion, noise, glare, air pollution, fire hazards or safety hazards. The written description shall also include the hours of operation of the use, the number of shifts to be worked, the number of employees in each shift, the number of vehicles to be stored or parked on the site, and provisions to be made for site maintenance.
ff. Such other information as the Planning Board and/or City Engineer may request during site plan review. (Ord. #89-22, 6; Ord. #94-16, Appx. A)
Any approval of an application for development for a preliminary plat of a major site plan by the Planning Board or Board of Adjustment shall be subject to the following conditions being satisfied prior to the signing of the plat:
a. Submission of additional prints of the plat and attachments for distribution (if required).
b. Preliminary Cape May County Planning Board approval if the site is located on the County road system.
c. Tentative New Jersey Water Company - Shore District Sewerage availability letter.
d. Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board or Board of Adjustment Secretary) in accordance with Section 25-900.7.
e. Any other conditions which may be imposed by the Board or may be required by Federal, State, County or municipal law.
The Board may also condition its preliminary approval upon the applicant providing for certain revisions or additions on the final plat submission.
