All site plans shall be formally reviewed except as noted herein
in two stages, preliminary and final. An informal discussion and review
sketch stage is encouraged of applicants seeking site plan approval.
Preliminary and final stages may be combined by the applicant. As
a condition for combined stage application, the time for approval
by the Planning Board shall be the total of the mandated approval
time allowed to each review stage as noted herein.
[Amended 4-5-1993 by Ord. No. 1993-4]
A.
Filing. Site plan applications shall be received for official processing
by the Township no sooner than the 16th and no later than the 12th
day before the fourth Wednesday of each month. The applicant shall
submit sufficient copies of all required exhibits as set forth under
the appropriate site plan review stage of this article, together with
an application form and all applicable fees, to the Board Secretary.
The time for the Board's review shall not begin to run until the submission
of a complete application with the required fee.
B.
Referral. The applicant shall forward, simultaneously when filing
with the Board Secretary, one copy of the application and exhibits
to the Planner and Township Engineer for their preliminary determinations
of completeness and classification of an application. The Planner
and Township Engineer shall report back to the Board Secretary within
seven days of the filing date as to whether the application is complete
or noting items omitted or other deviations from ordinances. If the
application is deemed to be complete, the Board Secretary shall distribute
copies as stipulated within this chapter for the appropriate site
plan review stage. The Planning Board may also designate other local
or higher governmental agencies to receive copies of any application
for review and recommendation beyond those agencies stipulated in
this chapter. If the application is found to be incomplete or in violation
of any applicable codes and ordinances, the applicant shall be notified
by certified mail as to the items omitted or other deviations from
ordinance.
C.
Classification. The Board Secretary shall determine whether the Planning
Board has approval jurisdiction on the application. The Zoning Officer
may confer with the Township Attorney in making this determination.
[Amended 2-29-1996 by Ord. No. 1996-2]
A.
The Site Plan Review Advisory Board shall review the complete application
and report back to the Planning Board within 30 days after the filing
date of an application. In the event that, during its review of an
application, it is found by the Planning Board to be incomplete or
in violation of any applicable codes or ordinances, the applicant
shall be notified by the administrative officer within 45 days of
the filing date of the application by certified mail as to the items
omitted or ordinances violated.
A.
Checklists. In addition to complying with all other application requirements,
a completed Schedule A, General Requirements Checklist, and the pertinent
provisions of Schedule B, Site Plan Application Plan Information Requirements
Checklist,[1] shall be filed with the administrative officer prior to
the application being deemed complete.
[Added 10-6-1993 by Ord. No. 1993-6[2]]
B.
Map details. All maps or other documents submitted for site plan
review shall contain the following information in addition to specific
site plan details as required for each review stage:
(1)
Title and location of the property.
(2)
Name and address of landowner and applicant. If a corporation is
landowner or applicant, the principal office and name of president
and secretary shall be included.
(3)
Name, address and professional license number and seal of the professional
preparing documents and drawings. All plans shall be prepared, signed
and sealed by a licensed professional engineer or architect.
(4)
Place for signature of the Chairman and Secretary of the Planning
Board.
(5)
Date of plan and any modifications thereto.
(6)
The following legends shall be on the site plan map:
(a)
Identification:
|
(PRELIMINARY) or (FINAL)
|
|
SITE PLAN OF
|
|
LOT _____ BLOCK _____ ZONE
|
|
DATE _____ SCALE
|
|
APPLICANT
|
|
ADDRESS
|
|
SITE PLAN CONTROL NO.
|
(b)
Consent to filing:
|
I CONSENT TO THE FILING OF THIS SITE PLAN WITH THE PLANNING
BOARD OF QUINTON TOWNSHIP.
|
|
__________ (Owner) __________ (Date)
|
(c)
To be signed before issuance of a building permit and incorporated
only on a final site plan (as applicable):
|
I HEREBY CERTIFY THAT A BOND HAS BEEN POSTED FOR ALL THE REQUIRED
IMPROVEMENTS IN COMPLIANCE WITH ALL APPLICABLE CODES AND ORDINANCES.
|
|
(Township Clerk) _____(Date)
|
|
Building Permit Issued _____ (Date)
|
(d)
To be incorporated only on final site plan and signed prior
to issuance of a building permit:
|
VERIFICATION THAT PAYMENT OF MUNICIPAL TAXES OR ASSESSMENTS
IS CURRENT
|
|
(Township Clerk) _____ (Date)
|
(e)
Approval date:
|
APPROVED BY THE PLANNING BOARD (Preliminary Approval Date) (Final
Approval Date)
|
|
(Chairman)_____(Date)
|
(f)
Expiration of approval:
|
EXPIRATION OF APPROVAL
(PRELIMINARY—3 YEARS; FINAL—2 YEARS)
|
|
Date (Without Extensions)
|
C.
Other information. The Planning Board may require such additional
information not specified in the chapter, or any revisions in the
accompanying documents, as are reasonably necessary to make an informed
decision as to whether the requirements necessary for approval of
the application for development have been met. The application shall
not be deemed incomplete for lack of any such additional information
or any revisions in the accompanying documents so required by the
municipal agency.
D.
Compliance with other ordinances. Information and documents required
for other Township codes and ordinances, such as soil erosion and
sedimentation plans or stormwater management plans, shall be submitted
as part of an application for site plan approval and may be used to
comply with site plan submission requirements for particular stages
as applicable.
E.
Waiver of information required. The Planning Board may waive submission
of any required exhibits in appropriate cases and for specific site
plans. Requests for such waivers shall accompany a site plan application,
stating the reasons why such waiver(s) is being requested.
A.
Objectives of review. Applicants for preliminary approval are encouraged
to submit for review by the Site Plan Review Advisory Board sketch
site plans for informal discussions and recommendations. The sketch
site plan shall be reviewed to determine the proposal's compliance
with applicable Township ordinances and the general site design concept,
including use, location and bulk, buildings and improvements, density,
open space, traffic and pedestrian patterns and other general design
components. The sketch site plan shall be to scale, but detailed dimensions
need not be shown. Said sketch site plans shall be used as a basis
for changes and redesign so as to avoid undue expense and delay in
preparing more detailed plans and specifications in subsequent review
stages. The advisory board shall not be governed by any statutory
time limits in its review of sketch site plans, and it is expressly
understood that compliance with the advisory board recommendations
shall not bind the Planning Board in subsequent deliberations.
B.
Sketch site plan details. The sketch site plan may be prepared by
the applicant and contain sufficient information for discussion by
the advisory board and the applicant.
C.
Minor site plan.
(1)
In addition to the information required for a zoning permit, all
minor site plans shall fulfill the information requirements of this
section as well as complete and file Schedule A, General Requirements
Checklist, and the pertinent provisions of Schedule B, Site Plan Application
Plan Information Requirements Checklist, prior to review by the approving
authority.[1]
[Amended 10-6-1993 by Ord. No. 1993-6]
[1]
Editor's Note: Schedules A and B are included at the end of
this chapter.
(2)
Minor site plans shall show the proposed improvements, alterations
or change of use on a copy of a site plan which has been duly approved,
if there be one, or on a plan signed by a New Jersey licensed engineer,
architect or land surveyor who prepared it, showing the following:
(a)
The name and address of the property owner and applicant.
(b)
The proposed addition or modification, the location of parking
areas and the number of parking spaces, all dimensioned and referenced
to lot lines and center lines of streets.
(c)
The existing and proposed use of all buildings, structures or
parts thereof.
(d)
The existing and proposed type of paving.
(e)
Location and delineation of all freshwater wetlands and freshwater
wetland transition areas.
(f)
The block, lot and Tax Map sheet numbers, as per the Assessor's
records.
(g)
The North designation, by arrow.
(h)
The names and widths of all abutting streets.
(i)
The on-site accessways, existing and proposed, with referenced
dimensions.
(j)
The curb openings, existing and proposed, with referenced locations
and widths at curbline and at property lines.
(k)
The location of all stormwater inlets within 100 feet of the
property boundaries.
(l)
Such other details as may apply to the proposed improvements
or change of use.
A.
Objectives of review. The preliminary site plan shall be reviewed
to determine the acceptability of the detailed design concept and
shall be in sufficient detail to enable the Board to ascertain compliance
with the performance standards and other standards of this chapter,
as well as applicable Township ordinances.
B.
Application. Two or more copies of the preliminary site plan, completed
Schedule A, General Requirements Checklist, pertinent provisions of
Schedule B, Site Plan Application Plan Information Requirements Checklist,
an application in a form approved by the Planning Board and the requisite
fee shall be delivered to the administrative officer.
[Amended 10-6-1993 by Ord. No. 1993-6]
C.
Preliminary site plan details. The preliminary site plan application
technical materials, notwithstanding any other requirements of this
or other Township ordinances, shall contain the following:
(1)
A locator map at a scale of one inch equals 2,000 feet, or larger
scale, showing the lot and block number of the parcel in question
and the lot and block numbers of adjacent and opposite properties.
This map should also show any contiguous lot in which the applicant
has any direct or indirect interest, and the nature of the applicant's
interest.
(2)
Photographs of the property, where necessary to show any unusual
topographic, environmental or physical aspect of the site. This would
include, but not be limited to, rock outcroppings, vegetation, natural
drainageways, wetlands and existing structures and improvements.
(3)
A preliminary plan at a scale of one inch equals 50 feet, or larger
scale, and any supplemental plans that are necessary to properly depict
the project. In the case of a complex project, a scale other than
one inch equals 50 feet may be submitted, provided that one copy of
a photomechanical reduction to a scale of one inch equals 50 feet
is submitted. The preliminary plan shall show at least the following
information:
(a)
North arrow, scale, graphic scale, date and notes and dated
revisions.
(b)
The zoning district in which the parcel is located, together
with the district boundaries included within the boundaries of the
parcel or within 200 feet therefrom. All setback lines, landscape
strips, landscape buffers, building heights and other bulk requirements
shall be shown and dimensioned. Any deviation from requirements of
this chapter shall be specifically shown.
(c)
Survey map, prepared by a licensed surveyor of New Jersey, showing
boundaries of the properties, lines of all existing streets and roads,
easements, rights-of-way and areas dedicated to public use within
200 feet of the development. These shall be dimensioned and, where
applicable, referenced as to direction.
(d)
Reference to any existing or proposed deed restrictions or exceptions
concerning all or any portion of the parcel. A copy of such covenants,
deed restrictions or exceptions shall be submitted with the application.
(e)
The existing and proposed contours, referred to United States
Coast and Geodetic Survey Datum, at a contour interval of not less
than two feet. Existing contours are to be indicated by solid lines.
Location of existing rock outcroppings, high points, watercourses
and drainageways, depressions, ponds, marshes, vegetation, wooded
areas and other significant existing features, including previous
flood elevations of watercourses, ponds and areas as determined by
survey, shall be shown. Trees of five inches or over in caliper shall
be specifically located and identified. Any proposed change of such
natural features shall be specifically noted.
(f)
The location, size, elevation, slope and type of storm drainage
structures and other utility structures, above and below grade, whether
publicly or privately owned. Design calculations supporting the adequacy
of proposed drainage structures and/or surface drainage shall be submitted.
The site plan shall include existing ponds, streams and watercourses,
as well as the designated greenbelt, if applicable.
(g)
The location of all existing buildings, bridges, culverts, paving,
lighting, signs or any other structures, with grade elevations for
each structure.
(h)
The distances measured along the right-of-way lines of existing
streets abutting the property, to the nearest intersection with other
streets.
(i)
The proposed use or uses of the land, buildings and structures.
(j)
The quantitative aspects of the proposal, such as improvement
coverage, number of units, square feet of construction, value of construction,
density, coverage, number of employees, number of residents and area
of land, etc. Specifically identified on the site plan, in tabular
form, shall be pertinent zoning data, indicating the bulk/area requirements
of the zone in which the proposed development is located and how the
proposed development corresponds to the zoning requirements.
(k)
The proposed buildings and structures and any existing structures
to remain, with dimensions, setbacks, heights (in feet and stories),
and first-floor or grade elevations. Existing buildings and structures
to be removed shall be indicated. Sketch or typical building elevations,
indicating type of materials to be used, shall be included.
(l)
The location and design of any off-street parking areas, bicycle
parking and service, trash or loading areas, showing size and location
of bays, aisles, barriers, planters, maneuvering areas and traffic
patterns. The applicant shall include manufacturer's cut or illustration
depicting the type of bicycle parking facility proposed. The applicant
shall also provide a typical plan layout of the facility at an appropriate
scale to determine locations from walkways and building lines.
(m)
The means of vehicular access for ingress to and egress from
the site, showing the proposed traffic channels, lanes and any other
structure or device intended to control traffic.
(n)
The location, design and size of on- or off-site pedestrian
parks and bicycle pathways, open space, common open space, plazas
and recreation areas or any other public use areas.
(o)
The location and design of all proposed utility structures and
lines, stormwater drainage facilities, on-site and off-tract, with
manholes, inlets, pipe sizes, grades, inverts and directions of flow,
as well as telephone, power and light facilities, water hydrant locations
and sewer and gas facilities, whether publicly or privately owned.
Where on-site sewage disposal systems and/or potable water wells are
provided, these shall be located on the site plan, indicating the
size of the system and the distances between wells and septic fields.
(p)
The location and design of the proposed screening, landscaping
and planting, including a planting plan and schedule of plant materials.
(q)
The location of all outdoor lighting (freestanding or on building),
the size, nature of construction, lumens, heights, area and direction
of illumination, footcandles produced, typical manufacturer cuts illustrating
style, and time controls proposed for outdoor lighting and display.
(r)
The location and design of all signs, the size, nature of construction,
height and orientation, including all identification signs, traffic
and directional signs and arrows, freestanding and facade signs, and
time controls for sign lighting.
(s)
The location and size of all proposed easements, rights-of-way
and public areas to be dedicated to the public or to be restricted
or defined by deed or any other arrangement. Also the location of
any master plan proposals, indicating roadway, public area or facility,
shall be shown.
(t)
A tabulation of a proposed building's perimeter that fronts
on a public or private street or on a fire apparatus space, expressed
in feet, as well as percentage of total building perimeter linear
footage, shall be indicated as part of site data information contained
on a site plan.
(5)
Where applicable, the method by which any common or public open space
or commonly held building or structure is to be owned and maintained.
(6)
Where warranted, such other material deemed necessary by the Planning
Board to evaluate the physical, fiscal or socioeconomic impact of
the proposed development upon the Township.
(7)
A landscape plan, prepared by a certified or licensed landscape architect,
at a minimum scale of one inch equals 50 feet or larger. Different
graphic symbols shall be used to show location and spacing of shade
trees, ornamental trees, evergreen trees, shrubs and ground cover.
The size of the symbol must be representative of the size of the plant
and shown to scale. The plan shall:
(a)
Illustrate the proposed site plan elements as they relate to
existing structures and site amenities, including existing woodlands,
isolated trees greater than five inches in caliper, existing topographic
contours and any and all other natural environmental features.
(b)
Show the intent, location and type of all existing and proposed
landscaping and buffering.
(c)
Conceptually indicate plant types and general construction materials
to be used, as appropriate.
(d)
Superimpose an aerial photograph on the drawings with the site
boundaries outlined to evaluate the effects upon existing vegetation
and surrounding land uses.
(e)
Provide on-site photographs of existing features and topography,
as appropriate.
(f)
Contain a planting schedule, including specific plant botanical
and common names, sizes, root, spacing and comments.
(g)
Indicate all existing vegetation to be saved or removed.
(h)
Show the location, form, height and width of other landscape
architectural materials, such as berms, fences, walls, site furniture,
bridges and walks. When required, a section to show the effective
height of a proposed berm or fence in relation to the height of the
area being screened from should be provided (i.e., center line of
road to building).
(i)
Show all open space areas in adjacent developments on the project
location map.
D.
Preliminary site plan review.
(1)
Within 45 days of receipt by the administrative officer of a complete
site plan application for 10 acres of land or less and 10 dwelling
units or fewer, or within 95 days of receipt of a complete application
for a site plan of more than 10 acres or more than 10 dwelling units
or within such further time as may be agreed upon by the developer,
the Planning Board shall act upon the application. Upon receipt of
a complete application, the administrative officer shall submit one
copy to each member of the Site Plan Review Advisory Board and one
copy of the application to the following professionals and boards:
(2)
The professionals and boards shall have a period of 30 days after
filing date of the preliminary site plan on a minor site plan application
or 73 days on a major site plan application to make a report and recommendations
concerning the preliminary site plan. The Planning Board shall take
such recommendations into account but shall have the right to proceed
in the absence of any such recommendation.
F.
Preliminary site plan action. After the conclusion of the hearing,
but in no event later than the first regular meeting following the
hearing, the Planning Board shall by resolution approve, disapprove
or conditionally approve the preliminary site plan, stating the reasons
for any disapproval.
H.
Effect of preliminary approval. Preliminary approval of a site plan shall, except as provided in Subsection I herein, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
(1)
That the general terms and conditions on which preliminary approval
was granted shall not be changed, including but not limited to use
requirements; layout and design standards for streets, curbs and sidewalks;
lot size; yard dimensions and on-site and off-tract improvements;
and any requirements peculiar to the specific site plan. The Township
may modify by ordinance such general terms and conditions of preliminary
approval as they relate to public health and safety, provided that
such modifications are in accord with amendments adopted by ordinance
subsequent to approval.
(2)
That the applicant may submit for final approval on or before the
expiration date of preliminary approval the whole or a section or
sections of the preliminary site plan.
I.
Extension of preliminary approval.
(1)
The applicant may apply for, and the Planning Board may grant, extensions
on such preliminary approval for additional periods of at least one
year, but not to exceed a total extension of two years, provided that
if the design standards have been revised by ordinance, such revised
standards may govern.
(2)
In the case of a site plan for an area of 50 acres or more, the Planning
Board may grant the rights referred to above for such period of time,
longer than three years, as shall be determined by the Planning Board
to be reasonable, taking into consideration the number of dwelling
units and nonresidential floor area permissible under preliminary
approval; economic conditions; and the comprehensiveness of the development.
The applicant may apply for thereafter, and the Planning Board may
thereafter grant, an extension to preliminary approval for such additional
period of time as shall be determined by the Planning Board to be
reasonable, taking into consideration the number of dwelling units
and nonresidential floor area permissible under preliminary approval;
the potential number of dwelling units and nonresidential floor area
of the section or sections awaiting final approval; economic conditions;
and the comprehensiveness of the development, provided that if the
design standards have been revised, such revised standards may govern.
(3)
In the event no extension is applied for, preliminary approval shall
expire and the site plan shall lapse three years from such approval.
J.
Variances; Planning Board review in lieu of Board of Adjustment review.
The Planning Board, when reviewing applications for site plans, shall
have the power to grant to the same extent and subject to the same
restrictions as the Board of Adjustment, variances from lot area,
lot dimensional, setback and yard requirements, provided that relief
shall not be granted for more than one lot.
A.
Objectives of review. The final site plan shall be reviewed to ascertain
whether the construction documents to be utilized in construction
of the project substantially conform to the approved preliminary site
plan.
B.
Application. Two or more copies of the final site plan, completed
Schedule A, General Requirements Checklist, pertinent provisions of
Schedule B, Site Plan Application Plan Information Requirements Checklist,[1] an application in a form approved by the Planning Board
and the requisite fee shall be delivered to the administrative officer.
[Amended 10-6-1993 by Ord. No. 1993-6]
[1]
Editor's Note: Schedules A and B are included at the end of
this chapter.
C.
Final site plan details. The final site plan application technical
materials shall include the following:
(1)
The approved preliminary site plan, together with all proposed additions,
changes or departures therefrom, if applicable.
(2)
Final construction documents, among other items, illustrating:
(a)
The final plans for site development and site improvement, including
those construction details as may be specified at the lime of preliminary
approval.
(b)
The ground floor or other floor plans sufficient to show pedestrian,
vehicular or other access as it relates to the final site plan.
(c)
The building elevation or typical elevations, including size,
structure, materials, colors and textures.
(d)
Elevations or typical illustrations of any accessory structures,
sign or area visible to the general public.
(3)
A final landscape plan, signed and sealed by a certified or licensed
landscape architect, in the form of construction documents and substantially
conforming to the approved preliminary landscape plan. The landscape
plan shall be prepared upon separate half-tone sheets of the engineered
site plan with contour lines so that landscape details and grading
are clearly shown and may be adequately reviewed.
(a)
It shall show:
[1]
Reverse frontage buffers and other important landscape areas
at a minimum scale of one inch equals 30 feet or larger.
[2]
The manner of irrigation of all nonresidential and high-density
residential sites.
[3]
All existing trees which will be removed and preserved and what
methods will be used to assure preservation during and after construction.
Prior to any tree removal, the applicant will be required to receive
approval of the board of jurisdiction or the Township Planner.
[4]
The existing and proposed topography by the use of one-foot
contours for all land forms and berms in coordination with the final
grading and drainage plans submitted by the project engineer.
[5]
A landscape management and maintenance schedule and agreement.
(b)
At the request of the Township Planner, the applicant shall
provide five copies of the final landscape drawings with a final approval
box for the approval signature of the Township Planner and Fire Code
Official.
D.
Final site plan review.
(1)
Within 45 days from submission of a complete final site plan application,
or within such further time as may be agreed upon by the applicant,
the Planning Board shall approve the application for final site plan
approval, with or without conditions, provided that the following
requirements are met:
(a)
That the detailed drawings and specifications meet all applicable
codes and ordinances.
(b)
That the final plans are substantially the same as the approved
preliminary site plans.
(c)
That bonds have been posted to ensure the installation of improvements
as applicable.
(d)
That proof has been submitted that all taxes and assessments
for local improvements on the property have been paid.
(2)
Upon receipt of a complete application, the administrative officer
shall submit one copy to each member of the Site Plan Review Advisory
Board and one copy to each of those professionals and boards having
received a copy of the preliminary plan.
(3)
The professionals and boards shall have a period of 30 days after
receipt of the final plan to make a report and recommendations concerning
the final plan. The Planning Board shall take such recommendations
into account but shall have the right to proceed in the absence of
any such recommendation.
E.
Final plan hearing. Planning Board action shall take place at a hearing.
No public notice of application shall be required.
G.
Effect of final approval. Final approval shall terminate the time
period of preliminary approval for the section granted final approval
and shall guarantee the applicant that the zoning requirements applicable
to the preliminary approval and all other rights conferred upon applicant
as part of preliminary approval shall not be changed for a period
of two years after the date of final approval.
H.
Time limit for final approval and extensions.
(1)
Final approval shall expire two years from the date of final approval unless the applicant has secured a building permit to commence construction. The Planning Board may extend final approval, and the protection offered under § 170-80G herein, for one year. Up to three such extensions may be granted.
(2)
In the case of a site plan for a planned commercial development,
planned industrial park development or residential cluster of 50 acres,
or conventional site plan for 150 acres or more, the Planning Board
may extend the rights granted under final approval for such period
of time, longer than two years, as shall be determined by the Planning
Board to be reasonable, taking into consideration the number of dwelling
units and nonresidential floor area permissible under final approval;
economic conditions; and the comprehensiveness of the development.
The developer may apply for thereafter, and the Planning Board may
thereafter grant, an extension of final approval for such additional
period of time as shall be determined by the Planning Board to be
reasonable, taking into consideration the number of dwelling units
and nonresidential floor area permissible under final approval; the
number of dwelling units and nonresidential floor area remaining to
be developed; economic conditions; and the comprehensiveness of the
development.
I.
Conditions of final approval. The Planning Board may, as a condition
of final approval:
(1)
Grant final approval only for designated geographic sections of the
development.
(2)
Grant final approval for certain work, but require resubmission for
final approval for designated elements such as, but not limited to,
landscaping, signs or street furniture, and require approval of these
elements as a prerequisite for a certificate of occupancy.
(3)
Condition the granting of a certificate of occupancy subject to the
applicant or developer or subsequent heirs or assignees meeting certain
requirements within a designated period of time, not to exceed one
year, from the date of issuance of the certificate of occupancy. This
may include, but is not limited to, such items as the installation
of landscaping, erection of signs, installation of improvements or
reevaluation of circulation patterns.
