Site plan review and approval shall be required
as a condition for the issuance of a permit for any development, except
that subdivision or individual lot applications for detached one-
or two-dwelling-unit buildings shall be exempt from such site plan
review and approval.
In the case of a site plan for a development
which proposes construction over a period of years, the developer
shall plan proposed stages in order to protect the interests of the
public and the residents, occupants and owners of the proposed development
during the total completion of the development.
Approval of minor site plans shall be granted
upon the recommendation of the Zoning Officer, providing all applicable
use and bulk requirements of this chapter are met. No formal submission
and no fee other than that for a zoning permit shall be required.
The preliminary site plan shall be drawn at
a scale in accordance with the following table:
|
Area of Site
(acres)
|
Scale Not to be Less Than
|
|---|---|
|
Less than 40
|
1 inch equals 100 feet
|
|
Over 40
|
1 inch equals 200 feet
|
Each site plan submitted hereunder shall include
the following information:
A.
The name and address of the developer and the owner
and the name, address and title of the person preparing the plan and
maps, including appropriate map titles and accompanying data.
B.
The acreage, Township Tax Map lot and block numbers
and tax sheet numbers of the lot or lots.
C.
A key location map showing the site and its relationship
to surrounding areas, and zone boundaries within a minimum of 1/4
mile.
D.
A date, graphic scale and North arrow.
E.
All existing, proposed and minimum required setback
dimensions, landscape areas, fencing and trees over four inches in
diameter, except that where trees are in mass, only the limits thereof,
if proposed to remain, need to be shown or, if proposed for removal,
only trees over nine inches in diameter need be shown.
F.
All existing and proposed signs, utility poles and
their size, type of construction and location.
G.
The existing and proposed principal building or structures
and all accessory buildings or structures, if any; the approximate
floor areas of such buildings and approximate finished grade elevations
at all corners of the buildings.
H.
The location of all existing buildings, drainage and
parking areas within 200 feet of the lot.
I.
Existing topography depicted by contours at two-foot
intervals based upon New Jersey Geodetic Control Survey datum and
a general indication of proposed grading.
J.
The approximate location and size of all existing
and proposed storm drainage facilities, plus all required preliminary
design data supporting the adequacy of the existing or proposed facility
to handle future storm flows and analysis of the capacity of the facility
into which the stormwater will flow.
K.
An analysis of all existing and proposed utilities
and an analysis of the capacity of the existing utilities to accept
the proposed facility.
L.
The location of all existing and proposed sidewalks,
driveways, fences, retaining walls, parking space areas and the layouts
thereof and all off-street loading areas, together with the dimensions
of all the foregoing on the site in question and within 100 feet of
such site.
M.
The estimated average number of automobiles and number
and size or type of trucks or buses that will enter and leave the
site each day and during the peak hours, including an analysis of
the ability of the existing road system to accept the additional traffic
volumes.
N.
The location, size and nature of all existing and
proposed rights-of-way, easements and other encumbrances which may
affect the lot or lots in question, and the location, size and description
of any lands to be dedicated to the Township or to the county.
O.
The location, size and nature of the entire lot or
lots in question and any contiguous lots owned by the developer or
in which the developer has a direct or indirect interest, even though
only a portion of the entire property is involved in the site plan
for which approval is sought, provided, that where it is physically
impossible to show such entire lot or lots or continuous lots on one
map, a key map thereof shall be submitted.
P.
Plans and profiles of streets adjoining the property
for a distance of 500 feet in either direction, including the location
of driveways and intersecting streets and an indication of the maximum
available sight distance, and plans and profiles of required improvements
to the public streets abutting the portion of the property to be developed.
Q.
General nature and extent of proposed site lighting.
S.
Location and capacity of existing wells.
T.
Proposed stages or development sections, if any, and
the approximate schedule for implementing each stage or section.
U.
Impact statements.
(1)
Community service. An analysis of the impact of the
proposed development on community services, including but not necessarily
limited to the following:
(a)
Sanitary sewer system.
(b)
Storm drainage system.
(c)
Street and highway system.
(d)
Schools.
(e)
Police and fire services.
(f)
Recreation facilities.
(g)
Public utilities, such as water, telephone,
electric and cable television. A letter from the public utilities
stating their ability to accept the additional required service may
be considered compliance.
(h)
Other such facilities and services as the Planning
Board may deem appropriate.
V.
A copy of any protective covenant or deed restrictions
applying to the land being developed.
W.
In the case of a developer who is a corporation or
partnership, a list of owners, pursuant to N.J.S.A. 40:55D-48.1 et
seq.
X.
A wetlands delineation as approved by a NJDEP letter
of interpretation or a notation that none exist certified by an individual
or firm qualified by the Board.
[Amended by Ord. No. 10-90]
Y.
Flood hazard area delineation based on NJDEP or FEMA
mapping.
[Amended by Ord. No. 10-90]
Z.
The plans shall be prepared by a professional engineer,
land surveyor, planner or architect as permitted by appropriate sections
of the New Jersey Administrative Code.
[Amended by Ord. No. 10-90]
AA.
Special additional details required for site plans
submitted for conditional use approval.
[Amended by Ord. No. 10-90]
(2)
Outdoor recreation facilities.
(3)
Private campgrounds.
(a)
The location of all proposed campsites, access
roads, service roads, water supply locations, sanitary conveniences,
sewerage and storm drainage facilities, refuse containers, permanent
platforms, recreation areas, such as baseball fields, beach, pond
sites, nature trails, riding trails, proposed landscaping as well
as existing wooded and open areas.
(b)
The total acreage proposed to be developed and
devoted to purposes of the campground.
BB.
Any other data the Board may deem appropriate. However,
this provision shall not be necessary for the determination of completeness
of the application.
[Amended by Ord. No. 10-90]
A.
Submission of plan and fees. The developer shall submit to the administrative officer 10 copies of a site plan, including the information required by § 362-44, together with 10 copies of a completed application form and an application fee and a review and inspection fees computed in accordance with § 360-22, together with 10 copies of a completed application form, application fee and a review and inspection fees computed in accordance with § 360-22, and a key location map on eight-and-one-half-inch-by-eleven-inch paper which shows the location of the subject property within the Township. Two copies each of the site plan application shall also be submitted by the developer to the Warren County Planning Board. Upon receipt of the application and review and inspection fees, the administrative officer shall immediately forward same to the Township Clerk. The administrative officer shall also forward a copy of the site plan and application to the Township Engineer.
[Amended by Ord. No. 10-90]
B.
Review; determination of completeness.
(1)
The Township Engineer shall review the submittal to
determine the extent of its completeness, and shall report his findings
to the Board. The Board, at its next regular meeting, shall make a
determination as to whether the application is complete, and, if found
to be so, shall promptly notify the applicant and proceed with its
review.
(2)
If the application for development is found to be
incomplete, the developer shall be notified thereof by the Clerk of
the Board within 45 days of submission of the application to the administrative
officer, or it shall be deemed to be properly submitted.
C.
Report to approving authority. Upon determining that
the application has been properly submitted, the Township Engineer
shall also prepare and submit a report to the Planning Board, indicating
the extent of compliance with the design regulations of these land
use chapters and other such standards as may be appropriate.[1]
D.
Hearing. A hearing shall be scheduled and held not
less than 10 days prior to the date that the Board is required to
act pursuant to the terms of this chapter or the Municipal Land Use
Law,[2] including any extensions of time which may be consented
to by the developer.
[2]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
E.
Notice of hearing. All applications for preliminary site plan approval shall be required to give notification. Notification shall be pursuant to § 360-15, its amendments and supplements thereto.
[Amended by Ord. No. 10-90]
F.
Amended application. If the Board requires any substantial
amendment in the layout of improvements proposed by the developer
that may have been the subject of a hearing, an amended application
for development shall be submitted and proceeded upon, as in the case
of the original application for development.
G.
Time for decision. Upon submission of the complete
application for a site plan for 10 acres of land or less and 10 dwelling
units or fewer, the Planning Board shall grant or deny preliminary
approval within 45 days of the date of such submission or within such
further time as may be consented to by the developer. Upon the submission
of a complete application for a site plan for more than 10 acres or
more than 10 dwelling units, the Planning Board shall grant or deny
preliminary approval within 95 days of the date of such submission
or within such further time as may be consented to by the developer.
Otherwise, the Planning Board shall be deemed to have granted preliminary
approval of the site plan.[3]
H.
Effects of preliminary approval. Preliminary approval
of a site plan shall confer upon the applicant rights set forth in
N.J.S.A. 40:55D-49 for a period of three years; except as provided
in N.J.S.A. 40:55D-49d for an area of 50 acres or more.
A.
Application. An application for final site plan approval shall be substantially the same as the approved preliminary site plan or a stage or section thereof. However, it shall show final and detailed design and engineering which shall be designed in accordance with the provisions and requirements of Chapter 361.
B.
Graphic requirements. The site plan shall be drawn
at a scale of not less than one inch equals 50 feet and not greater
than one inch equals 10 feet, except that for land development plans
that will require more than one sheet at this scale, a key map shall
be included to show the entire tract and the detail sheet which shows
each segment thereof.
C.
Information required. The plan shall include or be
accompanied by the following data:
(1)
The name and address of the developer and the owner
and the name, address and title of the person preparing the plan or
maps, including appropriate maps and titles and accompanying data.
(2)
Affidavit of the owner and other parties in interest
that the site plan is submitted with their knowledge and consent.
(3)
The Township Tax Map lot and block numbers of the
lot or lots.
(4)
A key location map showing the site and its relationship
to surrounding areas and zone boundaries within a minimum of 1/4 mile.
(5)
The names of all adjoining owners.
(6)
A date, graphic scale, North arrow and reference meridian.
(7)
The zone district in which the lot or lots are located,
together with a delineation of the yard setback lines required in
the zone district.
(8)
An accurate boundary survey prepared and certified
by a New Jersey licensed land surveyor. The survey shall be based
on a field traverse with an error of closure of not less than one
part in 10,000.
(9)
The existing and proposed principal building or structures
and all accessory buildings or structures, if any, and finished grade
elevations of all first floors and roofs, including roof structures.
(10)
Architectural floor plans for each floor of
the building or structure and elevations from all principal exposures
of all buildings or structures on the site, but not less than four,
with the name, address and registration number of the licensed architect
preparing the plans.
(11)
Existing topography, based upon New Jersey Geodetic
Control Survey datum, and proposed grading, both with a maximum of
two-foot contour intervals.
(12)
All setback dimensions and minimum setback lines, fences and landscaped areas and trees as required by § 362-44E.
(13)
A landscape and planting plan which, as a minimum,
shall spot the location of all existing plantings to be retained and
all plantings to be established and shall contain a schedule, keyed
to the plantings shown on the plan indicating, for all plantings:
(14)
All existing and proposed signs and lighting
standards, including design calculations and indications of size,
type of construction and location.
(15)
The location, type and size of all existing
and proposed catch basins and storm drainage facilities with profiles
thereof, including design calculations, plus all required design data
supporting the adequacy of all existing facilities to accept the additional
stormwater.
(16)
The location, type and size of all existing
and proposed curbs, sidewalks, driveways, fences, retaining walls,
parking space areas and the layouts thereof and all off-street loading
areas together with the dimensions of all the foregoing on the site
in question and within 100 feet of the site.
(17)
The location, size and nature of all existing
and proposed rights-of-way, easements and other encumbrances which
may affect the lot or lots in question, and the location, size and
description of any lands to be dedicated to the Township or to the
county or other agency.
(18)
The location and size of all sanitary sewer
lines and profiles thereof or the location of the on-site disposal
system.
(19)
The location, size and type of all proposed
utility lines and structures, including, but not limited to, telephone,
electric, water, sanitary sewer, gas and CATV, and letters from each
utility stating that the facilities are adequate to serve the site
development.
(20)
The location, size and nature of remaining lands
or contiguous lots in which the developer has a direct interest.
(21)
All proposed easements and public and community
access.
(22)
The location, size and type of all proposed
off-site and off-tract improvements.
(23)
All points of vehicular ingress and egress for
the site, indicating the sizes of driveways and sight triangles.
(24)
Provisions for refuse and garbage disposal.
(25)
Location of all points of pedestrian access,
including internal circulation patterns.
(26)
Location and design of all fire prevention measures,
including emergency lanes, hydrants, sprinkler and siamese connections
and fire zones.
(27)
The present and proposed number of units and
number of tenants, employees, customers or occupants of each unit
and a summary of the total number of each expected to be on the site
each day.
(28)
The location of any other feature directly on
the property and beyond the property if such feature has an effect
on the use of the property.
(29)
Construction details of all proposed site improvements.
(30)
Information or data which may be required by
the Board in order to determine that the details of the site plan
are in accord with the standards of the ordinances of the Township.
(31)
A complete list of the site improvements, except
principal and accessory buildings, by item and the quantities thereof
to be constructed.
(32)
Copies of all applicable local, state and federal
permits which may be required.
(33)
In the case of a developer who is a corporation
or partnership, a list of owners pursuant to N.J.S.A. 40:55D-48.1
et seq.
D.
Preparation of plans. The plans shall be prepared
by a professional engineer, land surveyor, planner or architect as
permitted by the appropriate sections of the New Jersey Administrative
Code.
A.
Submission of plans and fees; determination of completeness.
(1)
The developer shall submit to the administrative officer 10 copies of a final site plan, including the information required by § 362-46, together with 10 copies of the completed application, 10 copies of the approved preliminary site plan, if any, and an application fee and review and inspection fees computed in accordance with § 360-22 and a key location map on eight-and-one-half-inch-by-eleven-inch paper which clearly shows the location of the subject property within the Township. One copy each of the application form and site plan shall be promptly forwarded to the Township Engineer. Upon receiving these documents, the Township Engineer shall review the application to determine the extent of its completeness and shall submit his findings in a report to the Board. The Board, at its next regular meeting, shall make a determination as to whether the application is complete, and, if found to be complete, shall promptly notify the applicant and proceed with its review.
(2)
If the application for development is found to be
incomplete, the developer shall be notified thereof by the Clerk of
the Board within 45 days of submission of the application to the administrative
officer, or it shall be deemed to be properly submitted.
B.
Conditions of approval. Final approval of the site
plan shall be granted if the detailed drawings, specifications and
estimates of the application for final approval conform to the standards
established by this chapter for final approval and the conditions
of preliminary approval, if any, provided that minimal deviations
may be permitted from the conditions of preliminary approval necessitated
by change of conditions, beyond the control of the developer, since
the date of preliminary approval without the developer being required
to submit another application for development for preliminary approval.
C.
Time for decision. Final approval shall be granted
or denied within 45 days after submission of a complete application
to the administrative officer or within such further time as may be
consented to by the applicant. Failure to act within the period prescribed
shall constitute final approval.
Site plans shall be submitted in accordance
with the following schedules. The sizes of all maps and plans submitted
in compliance with this chapter shall be either 15 inches by 21 inches,
or 24 inches by 36 inches.
In keeping with the intent herein, prospective
developers are hereby encouraged, but not required, to informally
submit preliminary sketches, reports or proposals for development
to the Board for review and discussion at duly constituted regular
or special board meetings. The following of such informal procedure
shall not prejudice the developer's right to proceed subsequently
as an applicant otherwise pursuant to the requirements of this chapter.
The approving authority shall have the power
to review and approve or deny site plans simultaneously with review
for subdivision approval without the developer being required to make
further application to the approving authority or the approving authority
being required to hold further hearings.
Informal site plan details shall include lot
lines, proposed buildings, proposed use, parking, loading, on-site
circulation, driveways, wooded areas, approximate on-site or on-tract
stormwater detention facilities, water and sewer service. Plans submitted
pursuant to this section shall meet the following standards:
A.
Clearly and legibly drawn, based on Tax Map information
or similarly accurate base.
B.
Graphic scale not less than one inch equals 100 feet.
C.
Existing and proposed street and lot layout, with
dimensions, showing that portion proposed for development in relation
to the entire tract.
D.
Existing lot lines.
E.
Area of original tract.
F.
Basic intent for water and sewage treatment.
G.
Contours based on USGS datum from appropriate quadrangle
map.
H.
Existing structures and uses.
I.
All streets and streams within 200 feet of the development,
and the approximate location of wooded areas, flood hazard areas and
floodway lines, steep slopes, wetlands and swamps based on Natural
Resources Conservation Service data. Percolation tests and soil logs
shall not be required. However, where the slope and soil conditions
indicate problems may be encountered, percolation tests and soil logs
as required for the preliminary plat may be advisable.
J.
The Tax Map sheet, block and lot number for the tract
and all adjacent lots; a title including the words "Informal Plat
for Review and Classification"; North arrow.
K.
Zoning districts.
L.
The name, address, signature and phone number of the
owner, developer and person preparing the plan.
M.
A key map with north arrow showing the entire development
and its relation to surrounding areas.
The approving authority, when acting upon an
application for site plan approval, shall have the power to grant
such exceptions from the requirements of site plan approval as may
be reasonable and within the general purpose and intent of the provisions
for site plan review 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 land in question.
[Amended by Ord. No. 03-93]
As a condition of final site plan approval, the approving authority shall require and may accept in accordance with the standards of this chapter for the purpose of assuring the installation and maintenance of on-tract improvements, performance, restoration, and maintenance guarantees pursuant to the provisions of Article V of Chapter 360.
Failure to comply with any of the conditions of site plan approval subsequent to the receipt of a building permit or certificate of occupancy, as the case may be, shall, in addition to other violations prescribed by law, be construed to be a violation of this chapter and shall be grounds for the revocation of any building permit or certificate of occupancy, as the case may be. If the construction official finds that any conditions of site plan approval have not been met, (s)he shall give the applicant 10 days written notice to comply with the conditions. Failure to comply within this ten-day period shall result in revocation of the building permit or certificate of occupancy, as the case may be. Such violations may additionally or singly also be prosecuted under Article VII of Chapter 360.
