No site plan shall be approved by the Planning Board unless the use meets the performance standards herein set forth and such state or federal standards as may be more stringent than those set forth herein. Failure to comply with the performance standards at any time after the issuance of a certificate of occupancy shall be cause for revocation of such certificate. Application of these site plan standards should also encourage cost-efficient methods and designs to enable the construction of low- and moderate-income housing without creating an adverse impact on the public health, safety and general welfare of the Township or for the future residents of the development. In reviewing any site plan, the Planning Board shall consider the following provisions.
A. 
The pedestrian and vehicular traffic movement within and adjacent to the site, with particular emphasis on the provision and layout of parking areas, off-street loading and unloading and movement of people, goods and vehicles from access roads within the site, between buildings and between buildings and vehicles, shall be reviewed.
B. 
The Planning Board shall ensure that all parking spaces are usable and are safely and conveniently arranged. Access to the site from adjacent roads shall be designed so as to interfere as little as possible with traffic flow on these roads and to permit vehicles a rapid and safe ingress to and egress from the site.
The site design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection, impact on surrounding development and contiguous and adjacent buildings and lands.
Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes. Directional lights shall be arranged so as to minimize glare and reflection on adjacent properties.
Common open space shall be provided as part of any planned residential development or open space cluster development. The open space should be classified as developed (recreational) or undeveloped (natural) space.
Developed open space should not be isolated in one corner of a project, and all developed open space should be linked to all other open spaces by walkway systems. It should also be distributed in relation to the dwelling units it is intended to serve.
Undeveloped open space should have as a prime objective the preservation of a site's natural amenities (e.g., wooded areas, water body features, streams, etc.).
Signs shall be designed so as to be aesthetically pleasing and harmonious with other signs and buildings on the site. They shall be located so as to achieve their purposes without constituting hazards to vehicles and pedestrians or being visually distracting from the overall site design.
Storm drainage, sanitary waste disposal, water supply and solid waste collection and disposal shall be reviewed. Particular emphasis shall be given to the preservation of stream corridors, establishment of drainage rights-of-way, the adequacy of existing utility systems and the need for improvements, both on-site and off-tract, where appropriate, to adequately carry runoff and sewage and to maintain an adequate supply of water at sufficient pressure.
Environmental elements relating to prevention of soil erosion, preservation of trees, protection of watercourses and floodplains and protection of water sources, noise, air quality, topography, soil and animal life shall be reviewed, and the design of the plan shall minimize any adverse impact on these elements.
A. 
Environmental impact. No application for development shall be approved unless it has been affirmatively determined by the Planning Board, after an environmental appraisal, that the proposed project:
(1) 
Will not result in a significant adverse impact on the environment.
(2) 
Has been conceived and designed in such a manner that it will not significantly impair natural processes.
(3) 
Will not place a disproportionate or excessive demand upon the total resources available to the project site and to the impact area.
B. 
Application of requirement. To facilitate the environmental appraisal, all development applications, excluding those for one residential dwelling unit or lot, must include a preliminary environmental impact statement (EIS). Based on the findings of the preliminary EIS, detailed statements or clarification of detail on specific areas of environmental impact may be required. Applications requiring an EIS may be rejected by the Planning Board for failure to furnish sufficient information to enable the Board to make an adequate environmental approval. The applicant may request a preapplication conference with the Environmental Commission concerning the level of detail and scope of the preliminary EIS for a particular project.
C. 
Requirements of preliminary EIS.
(1) 
Applicants shall supply four copies of the following items to comply with the preliminary EIS requirements:
(a) 
Completed Schedule A, General Requirements Checklist, and Schedule D, Environmental Impact Statement Checklist.[1]
[Added 10-6-1993 by Ord. No. 1993-6[2]]
[1]
Editor's Note: Schedules A and D are included at the end of this chapter.
[2]
Editor's Note: This ordinance also provided for the renumbering of former Subsections C(1)(a) through (c) as Subsections C(1)(b) through (d), respectively.
(b) 
Quinton Township preliminary environmental worksheet. The worksheet, provided by the Township, requires information on the existing condition of the site (natural features, land use, water quality, etc.), anticipated changes due to the proposed development and measures which will be used to mitigate adverse environmental impacts. The applicant shall use the most recent data source available.
(c) 
Preliminary environmental analysis maps.
[1] 
Maps shall be produced which show the location of proposed lots and structures with respect to the natural features of the site shall be at a scale of one inch equals 800 feet or larger.
[2] 
Preliminary environmental analysis maps shall be produced using, but not limited to, the following seven natural resource maps:
[a] 
Land suitability for development.
[b] 
Environmentally sensitive areas.
[c] 
Vegetation and wildlife habitats.
[d] 
Suitability for septic tank effluent disposal (if on-site sewage treatment is proposed).
[e] 
Depth to seasonally high water table.
[f] 
Aquifer recharge potential.
[g] 
Flood hazard areas.
[3] 
Other maps may be required by the Planning Board, depending upon the peculiar site characteristics.
(d) 
Stormwater management plan overview. The applicant shall provide a brief overview narrative describing stormwater management on the site. Topics discussed shall include, but not be limited to, existing stormwater runoff volume and rate and anticipated changes with proposed development at various level storm events, including the fifteen- and one-hundred-year storms; existing direction of flow over the site and anticipated changes; proposed measures to reduce stormwater runoff and maintain water quality in nearby streams and ponds; and the maintenance plans for proposed stormwater management facilities.
(2) 
To the extent that technical information is provided as part of a development application in accordance with Article XXIV of Part 5, Provisions Applicable to Site Plans and Subdivisions, it need not be duplicated here but may be referenced as part of the preliminary EIS.
D. 
Requirements of detailed EIS. The preliminary EIS shall be reviewed by the Quinton Environmental Commission for completeness, and the potential environmental impact of the proposed project shall be assessed according to the standards as set forth in § 170-90A herein. The Environmental Commission shall recommend action on the project to the Planning Board as to whether the project meets the standards of § 170-90A herein. If the Environmental Commission determines that said standards are not met by the preliminary EIS as submitted, the developer shall have the option of submitting more detailed information or clarifying information with respect to those areas of the preliminary EIS which the Environmental Commission feels are deficient and warrant a detailed EIS.
The site plan shall provide for those elements of street furniture appropriate to the particular use. These may include phone booths, benches, bike racks, trash receptacles and bus shelters.
In all districts and for all uses requiring site plan approval, the following provisions, as may apply to specific site plan applications as set forth below, shall apply. For any technical manual cited, the latest edition shall govern for technical review where applicable.
A. 
Airborne emissions. No use, activity, operation or device generating airborne emissions shall be established, modified, constructed or used without having first obtained valid permits and certificates from the Bureau of Air Pollution Control, New Jersey Department of Environmental Protection, pursuant to N.J.A.C. 7:27-8. Specifically, no use, activity, operation or device shall be established, modified or constructed without a valid permit to construct. No use, activity, operation or device shall be operated, occupied or used without a valid certificate to operate control apparatus or equipment. In addition to the requirements of New Jersey Department of Environmental Protection, the following shall also apply:
(1) 
Steam emissions. No visible emissions of steam, having an equivalent capacity greater than 60%, excepting direct results of combustion, shall be permitted within 500 feet of a residential district.
(2) 
Toxic matter. Emissions of chemicals, gases, components or elements, listed as being toxic matter by the American Conference of Governmental Hygienists, New Jersey Department of Labor and Industry or the United States Environmental Protection Agency, shall not exceed the threshold level as determined in accordance with A.S.T.M. D-1391. The emission of concentrations, levels or mass loadings in excess of the threshold value shall be permitted only if the emissions of said toxic matter comply with the applicable regulations of the New Jersey Department of Environmental Protection, New Jersey Department of Labor and Industry and United States Environmental Protection Agency. Proof of compliance shall require the submission of duplicate copies of certifications or permits from the New Jersey Department of Environmental Protection and New Jersey Department of Labor and Industry approving the concentrations, level or loading proposed by the applicant.
(3) 
Odorous matter. No odor shall be emitted that is detectable by the human sense at or beyond an adjacent lot line so as to be detrimental or injurious to the life, health, safety, comfort or welfare of adjacent occupants or residents. There is hereby established as a guide in determining such quantities of offensive odors, Table III (Odor Thresholds) in Chapter 5, Air Pollution Abatement Manual, copyright 1951 by Manufacturing Chemists Association, Inc., Washington, D.C.
B. 
Noise.
(1) 
Standard. Noise shall be measured with a sound level meter complying with the standards of the American National Standards Institute, American Standards Specifications for General Purpose Sound Level Meters (A.N.S.I. 5.1.4-1961 or its latest revisions). The instrument shall be set to the A-weighted response scale and the meter to the slow response. Measurements shall be conducted in accordance with American Standard Method for the Physical Measurements of Sound (A.N.S.I. 5.1.2-1961).
(2) 
Noise level restrictions.
(a) 
Noises shall not exceed the maximum sound levels specified in the table, except as designated below:
Noise Level Restrictions
Performance Category
Maximum Level Permitted
(dBA)
Where Measured
Residence districts
55
On or beyond the neighboring use or lot line
All other districts
65
On or beyond the lot line district boundaries
(b) 
In any residence district, the A-weighted sound levels shall not exceed 50 dBA during the hours of 9:00 p.m. to 7:00 a.m. Whenever a residence district abuts any other district, the most restrictive of the limitations shall apply.
(3) 
Exclusions and permitted variations.
(a) 
The levels specified in the table may be exceeded once by 10 dB in a single period of 15 minutes during any one day.
(b) 
Peak values of short duration, also known as "impact noises," may exceed the value specified in the table by 20 dB or have a maximum noise level of 80 dBA, whichever is more restrictive.
(c) 
Noises such as alarms, sirens, emergency warning devices, motor vehicles and other sources not under the direct control of a use or agricultural equipment are excluded from the above limitations.
C. 
Vibration.
(1) 
Standard. Ground-transmitted vibrations shall be measured with a seismograph or complement of instruments capable of recording vibration displacement and frequency in three mutually perpendicular directions simultaneously.
(2) 
Vibration level restrictions. Vibration levels shall not exceed a particle velocity of 0.5 inch per second in any district. During the hours of 9:00 p.m. to 7:00 a.m. in residence districts, vibration levels shall not exceed a particle velocity of 0.2 inch per second. Measurements shall be made at the points of maximum vibration intensity and on or beyond adjacent lot lines or neighboring uses, whichever is more restrictive.
D. 
Heat and glare.
(1) 
Heat. Sources of heat, including but not limited to, steam, gases, vapors, products of combustion or chemical reaction, shall not discharge onto or directly contact structures, plant life or animal life on neighboring uses or impair the function or operation of a neighboring use. No use, occupation, activity, operation or device shall cause an increase in ambient temperature as measured on the boundary between neighboring uses.
(2) 
Glare. No use, operation or activity shall produce an illumination in excess of 1.0 footcandles in a residence district. In all other districts, light intensities of all illumination sources shall be kept as low as possible and shall not interfere, annoy, cause deformity or cause loss in visual performance to persons and animals of neighboring uses.
E. 
Radioactivity. No use, activity, operation or device concerned with the utilization or storage of radioactive materials shall be established, modified, constructed or used without having first obtained valid permits and certificates from the Office of Radiation Protection, New Jersey Department of Environmental Protection.
F. 
Storage and waste disposal.
(1) 
In all districts, any operation, use or any activity involving the manufacture, utilization or storage of flammable, combustible and/or explosive materials shall be conducted in accordance with the regulations promulgated by the New Jersey Department of Labor and Industry or the Fire Prevention Code[1] of the Township, whichever is more restrictive.
[1]
Editor's Note: See Ch. 131, Fire Prevention.
(2) 
All flammable, explosive and/or combustible material shall be stored in accordance with the Fire Prevention Code of the Township or New Jersey Department of Labor and Industry Codes, whichever is more restrictive.
(3) 
All outdoor storage facilities for fuel, raw materials and products stored outdoors shall be enclosed by an approved safety fence and suitable landscaping to screen such areas from public view and shall conform to all yard requirements imposed by Part 2, Zoning, upon the principal buildings in the district.
(4) 
No materials, wastes or other substances shall be stored or maintained upon a lot in such a manner that natural runoff from such areas on a site with an approved stormwater drainage plan can impair the existing water quality of a stream, watercourse or aquifer more than the primary use intended for the lot.
(5) 
All materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects shall be stored outdoors only if enclosed in containers which are adequate to eliminate such hazards.