A.
Submission of sketch plat. The subdivider shall submit to the administrative
officer at least 28 days prior to the date a completed application
for subdivision approval and an original and 14 copies of the sketch
plat for the proposed subdivision. Applications for major subdivisions
shall be accompanied by a statement setting forth the applicant's
qualifications and the name, location and date of construction of
any major subdivision developed by applicant.
C.
Sketch plat requisites. The sketch plat shall consist of a map or
maps of the property with the lot lines shown in their existing state
and as proposed to be subdivided, drawn to a scale of not less than
200 feet to the inch, and shall contain or show the following information:
(1)
The names of the owner or owners of the property to be subdivided
and all of the adjoining property owners as disclosed by the most
recent municipal tax records;
(2)
The Tax Map sheet, block and lot numbers;
(3)
Land characteristics of the site;
(4)
Total acreage and number of lots proposed;
(5)
Approximate or typical width and depth of lots;
(6)
All property adjacent to applicant's property for a distance of 500
feet as to major subdivision applications and 200 feet as to minor
subdivision applications;
(7)
All streets, roads, public rights-of-way, easements, streams and
drainage ditches within the property and within adjacent property
to a point 500 feet from the applicant's property as to major subdivision
applications and 200 feet as to minor subdivision applications;
(8)
If the application is for a major subdivision, the sketch plat shall
be drawn on a topographical survey map or an enlargement of the most
recent USGS quadrangle, bearing contours at not less than twenty-foot
intervals, and shall show the availability of existing and proposed
utilities, schools, parks and playgrounds;
(9)
If the sketch plat is being submitted for minor subdivision approval,
it shall be drawn by a licensed New Jersey land surveyor and shall
be in final form for purposes of filing in the office of the County
Clerk and include a key map.
E.
Classification. The Planning Board shall review the application and
sketch plat at its first regular meeting following proper submission
thereof for the purpose of classifying the subdivision.
(1)
If classified as a minor subdivision, the Board may act to approve
or disapprove the application in its discretion, at the same meeting.
(2)
If classified as a major subdivision, a notation to that effect shall
be made on the plat, which shall be returned to the subdivider for
further compliance with the provisions of this chapter.
A.
Review criteria. Upon classification of a sketch plat as a minor subdivision, the Planning Board shall review the sketch plat, application and any other material submitted to make certain that all requirements of this chapter, the Official Map as adopted by ordinance, any adopted master plan and Chapter 410, Zoning, of the Code of the Township of Ocean have been satisfied. In the event that County Planning Board approval is required and has not been previously obtained by the subdivider, one copy of the sketch plat shall be forwarded to that Board for its consideration.
B.
Disapproval by Planning Board. If the Planning Board disapproves
the minor subdivision application, a statement of the reasons shall
be returned with the sketch plat. A new application may be made after
the reasons for disapproval have been remedied.
C.
Two-year limitation. After approval as a minor subdivision, none
of the lots or plats resulting therefrom may be resubdivided as a
minor subdivision within two years from the date of approval.
A.
Preliminary plat procedure.
(1)
Application for approval of a major subdivision shall be made by
the subdivider or his/her agent, together with consent of the owner
if they are not the same persons.
(2)
A copy of the preliminary plat and each document to be considered
at the hearing shall be forwarded by the Board secretary, prior to
the hearing, to the following persons:
(3)
In all cases, the recommendation of the County Board shall be given
careful consideration in the final decision of the Township Planning
Board. If the County Planning Board has approval authority, its action
shall be noted on the plat, and if disapproved, two copies of the
reasons for disapproval shall be returned with the plat. If either
the Township Planning Board or County Planning Board disapproves a
plat, the reasons for disapproval shall be remedied prior to further
consideration. If approval is required by any other officer or public
body, the same procedure as applies to submission and approval by
the County Planning Board shall apply.
(4)
If the Planning Board requires modifications of the original layout,
these conditions of tentative approval shall be noted on four copies
of the preliminary plat, one copy thereof to be retained by the board
and the remainder distributed one each to the subdivider, Township
Engineer and County Planning Board.
B.
Preliminary plat details. The preliminary plat shall be so entitled
and be to a scale of not less than one inch equals 100 feet, be designed
in accord with modern and accepted planning techniques and procedures,
and shall include:
(1)
A key map at a scale of one inch equals 1,000 feet showing the entire
proposed subdivision and its relation to surrounding areas and to
all streets and roads within 1,000 feet of any part of the subdivision.
(2)
The tract name, Tax Map sheet, block and lot number, zone and information
relative to same, acreage to nearest tenth of an acre, number of lots
sought through subdivision and average size of same, date, reference
meridian, graphic scale and the following names, addresses and facts:
(a)
Certification that the applicant is the owner of the land or
his/her authorized agent, giving names and addresses of both;
(b)
Name and address of the subdivider;
(c)
Name and address of the person who prepared the map;
(d)
Certification from Tax Collector that all taxes are paid to
date, or separate certificate to that effect to be produced with the
plat;
(e)
Names of all owners of immediately adjacent land.
(3)
Contours or other acceptable grade information.
(4)
Lot lines, lot dimensions and proposed building setback lines.
(5)
The location of existing and proposed streets, buildings, watercourses,
lagoons, beaches, parking areas, parks, recreational areas, any other
designated areas, railroads, bridges, culverts, drain pipes, existing
sewer and water mains and any natural features such as wooded areas
and rock formations.
(6)
Location and right-of-way widths of all streets and roads within
400 feet of any part of the proposed subdivision.
(7)
Tentative center-line profiles for each street and plan for surface
drainage of the tract.
(8)
On filled ground, the minimum proposed elevation in the subdivision.
C.
Utility requisites. Prior to tentative approval being granted:
(1)
The subdivider shall submit plans of proposed utility layouts (sewers,
storm drains, water, gas and electricity) showing feasible connections
to existing or any proposed utility systems. When any utility service
is to be obtained from other than a system owned by this Township,
a written agreement setting forth the services to be received and
properly executed by the utility company shall be submitted.
(2)
When an individual water supply or sewage disposal system is proposed,
the plan submitted for such system shall be approved by the appropriate
local, county or state health agencies. When a public sewage disposal
system is not available, the subdivider shall submit percolation tests
with the preliminary plat.
(3)
The subdivider shall certify, or submit proof in form specified by
the Planning Board, that the proposed subdivision is not and will
not be in violation of any governmental law, statute or regulation
which may affect the premises.
[Amended by Ord. No. 1999-11; Ord. No. 1999-27]
A.
Improvements or guarantees prior to final approval. No subdivision
plat shall be considered for final approval unless:
(1)
All improvements required by Article IV of this chapter have been installed, certified as approved by the Township Engineer, and an acceptable maintenance guarantee in an amount equal to 15% of the actual improvement cost is posted with the Township Clerk; or
(2)
In lieu of installation of improvements, there is posted with the
Township Clerk a performance guarantee satisfactory to the Township
Committee sufficient in amount to cover 110% of the cost of completing
the unfinished improvements, together with a cash bond in the amount
of 10% of the cost completing the unfinished improvements, within
a specified time, the cost thereof as estimated by the Township Engineer.
(a)
All performance guarantees shall be approved by the Township
Attorney as to type, form, sufficiency and execution. The duration
of each guarantee shall be fixed by the Township Committee for a period
not to exceed two years, and may be extended with the consent of the
owner and surety for an additional time not to exceed one year.
(3)
Tentative approval of the subdivision was granted within three years
prior to the date of hearing for final approval, unless extended in
accordance with the provisions of N.J.S.A. 40:55D-49(c).
(4)
The applicant has received current certification by the Township
Board of Health approving the sewage disposal and water supply of
the plat for which final approval is requested.
(5)
There will be not more than two sections of any major subdivision
if final approval is granted, for which all improvements have not
been completely installed and approved by the Township Engineer, together
with maintenance bond posted.
(6)
Provided however, that the limitations imposed by this chapter shall not apply to a planned residential development for which preliminary subdivision approval has been granted pursuant to § 410-31 of Chapter 410, Zoning, of the Code of the Township of Ocean, and: the application for final subdivision approval of the first development section shall contain at least 300 lots; and each subsequent application for final subdivision approval of each development section shall contain at least 150 lots. Further provided that for purposes of posting performance guarantees each application for final subdivision approval may be separated into phases of not less than 50 lots each.
B.
Final plat procedure.
(1)
Application for final approval of all or any part of a major subdivision
tentatively approved shall be made by the subdivider submitting to
the administrative officer four completed application forms at least
28 days prior to the Planning Board meeting at which consideration
is desired. The applications shall be accompanied by:
(a)
The original tracing and 14 black-on-white prints of the final
plat;
(c)
Certification by Board of Health approving sewage disposal and
water supply;
(d)
Final plans, profiles, typical sections and detail drawings
for all improvements together with a final grading plan showing existing
contours and proposed finished surface elevations for the grading
of all lots in the development. Elevations shall be indicated on all
lot corners, intermediate points and building corners and provide
for surface water runoff to the streets or drainage inlets;
(e)
To be submitted to the Township Attorney, a certificate of title,
which may be by letter from the title company, showing the ownership
of the land, as portrayed by the plan submitted, to be vested in the
subdivider or other applicant for plan approval;
(f)
A map showing the proposed location of all shade trees within
the proposed development and written statement of the number and kinds
of trees to be planted;
(g)
The fair cost of drainage in the drainage area, as apportioned
to applicant in relation to applicant's contribution of stormwater
runoff compared to other contributors. This payment shall be held
in trust until the overall drainage system is constructed, at which
time the trust funds may be used toward the construction thereof.
The Township Engineer shall calculate the amount to be so deposited;
(h)
To be submitted to the Planning Board, a copy of such private
restrictions or restrictive scheme as may be imposed upon the property,
conditional to sale, together with a statement of any restrictions
that may already carry with a title to the land being subdivided;
(i)
Certificate from Tax Collector that all taxes are paid to date.
C.
Action by Planning Board. If the Planning Board approves the final
plat, a notation to that effect shall be made on each plat and shall
be signed by the Chairman and the Secretary of the Planning Board.
D.
Filing after final approval.
(1)
The final plat, after final approval by the Planning Board, shall be filed by the subdivider with the County Recording Officer within the time prescribed in § 209-24 of Chapter 209, Land Use Procedures, of the Code of the Township of Ocean. If any final plat is not filed within this period, the approval shall then expire.
(2)
After filing with the County Recording Officer, the applicant shall
file four cloth prints and three black-on-white prints of the final
plat with the Planning Board which, after retaining one cloth copy
for its files, shall forward to the following municipal and county
officials:
E.
Effect of filing with County Recording Officer. Recording of the
final plat, after approval by the Planning Board, shall have the effect
of transferring all streets, parks and other public ways and areas
shown thereon, in fee simple, to the Township. Such transfer of ownership,
rights-of-way and public areas does not obligate the Township to the
acceptance thereof for construction or maintenance. The owner of the
land may, with approval of the Planning Board and Township Committee,
place a notation on the filed or recorded plat to the effect that
there is no offer of dedication of streets or other public areas to
the public, in which event the title to such ways and other lands
remains with the subdivider and the Township shall assume no responsibility
for the improvement or maintenance thereof, which fact shall also
be noted on the final plat.
F.
Plat to be posted. The subdivider, or his/her agent, shall keep a
clear and legible copy of the approved plat in plain view in a prominent
location in his/her office and sales-rooms 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.
G.
Final plat details. The final plat shall be drawn in compliance with
N.J.S.A. 46:23-9.9 et seq., for purposes of recording. It shall be
in ink on tracing cloth to a scale of not less than one inch equals
100 feet and be accompanied by a key map. The final plat shall conform
to the preliminary plat as approved by the Board, having thereon all
changes and modifications required by the Board as conditions of tentative
approval, and shall show:
(1)
The full plan of development, including street lines, lot lines,
building lines and areas to be dedicated to street, park and other
public purposes; complete linear and angular dimensions of the whole
tract comprising the subdivisions and of every lot and parcel within
its boundaries;
(2)
The names of adjoining subdivisions, if any, and the file number
of the recording, or the names of the owners of adjoining properties;
(3)
Lengths of tangents, radii, arcs and chords and central angles for
all center line curves on streets;
(4)
Tangents, chord, arc, radius and central angle at all street corners;
(5)
Monuments placed in compliance with N.J.S.A. 46:23-9.11r;
(6)
The boundary lines of the subdivision, completely dimensioned. Boundary
survey data shall be balanced and indicate an error of closure of
no more than one in 10,000. Where feasible, the control points of
the subdivision shall be referenced to three permanent coordinated
monuments. Feasibility shall be at the determination of the Township
Engineer;
(7)
Watercourses, easements and drainage courses existing or dedicated
by the filing of the plan;
(8)
A title which shall indicate a final plat and include the name of
the subdivision, the name of the subdivider and the name of the certifying
engineer or surveyor;
(9)
A certificate by the engineer or surveyor to the effect that the
plan is correct; and a statement duly acknowledged and signed by the
owner of the property to the effect that the subdivision shown thereon
is made with his/her free consent and in accordance with his/her desires.
No building permits shall be issued until there is full compliance
with the provisions of this chapter.
