Site development plans shall be so designed as to enhance the general appearance of the Township, the harmonious use of the land, to lessen congestion in the street, to secure safety from fire, panic and other dangers, to promote health, morals and general welfare, to provide adequate light or air, to prevent the overcrowding of land and buildings, and to encourage development and designs consistent with the purpose of Chapter 410, Zoning, of the Code of the Township of Ocean.
A.
Except as hereinafter provided, no building permit shall be issued
for any new construction for any commercial, industrial, office building,
motels or hotels, garden or high or low-rise apartment buildings or
multifamily use unless a site plan is first submitted and approved
by the Planning Board of the Township, and no certificate of occupancy
shall be given unless all construction conforms to the approved plan.
In addition, any multifamily projects, whether built as single or
higher levels, shall be subject to the requirements of this section.
B.
Site approval shall not limit the requirements for submission of
subdivision plans for subdivision approval as otherwise provided by
any ordinance in existence or any ordinance hereinafter enacted in
the Township.
C.
Site approval shall not limit the requirements for submission of
an application for a variance to the Township Board of Adjustment
where necessary.
An application for approval of a site plan shall be submitted
in writing to the Planning Board and a site plan as herein required
shall be submitted in 15 copies original and 14 to the administrative
officer at least 28 days prior to the scheduled public meeting of
the Planning Board. All persons within 200 feet of the proposed site
plan shall be notified by certified mail, return receipt requested,
within five days of the public hearing. All site plans and supporting
documents shall comply with the requirements hereinafter set forth
and shall contain the following information and data:
A.
One copy of the plan shall consist of a translucent tracing cloth
and be of a size of no more than 30 inches by 48 inches, and all information
appearing thereon shall be in black India ink.
B.
A scale of not less than 50 feet to the inch shall be used. All distances
shall be in feet and decimals of a foot, and all bearings shall be
given to the nearest 10 seconds. The error of closure shall not exceed
one to 10,000.
C.
The names of all owners of record of all adjacent properties, and
the block and parcels numbers of the property.
D.
Existing school, zoning and special district boundaries. Such features
shall be shown on a separate map or as a key map on a special detailed
map itself.
E.
Boundaries of the property, building or setback lines, and lines
of existing streets, lots, reservations easements and areas dedicated
to public use.
F.
A copy of any covenants or deed restrictions that are intended to
cover all or any part of the tract.
G.
Location of existing buildings which shall remain and all other structures
such as walls, fences, culverts, bridges, roadways, etc., with spot
elevations of such structures. The outline of such structures shall
be indicated by a dash line and those that shall remain shall be shaded.
H.
Location of all storm drainage structures and utility lines, whether
publicly or privately owned, with pipe sizes, grades, and direction
of flow; and if any existing utility lines are underground, the estimated
location of said already existing underground utility line shall be
shown.
(1)
The Planning Board engineers shall determine the amount of an assessment
necessary for the completion of adequate off-site drainage. Such sum
shall be deposited in cash with the Township as a condition precedent
to the site plan approval.
I.
Existing contours with intervals of two feet where slopes are less
than 5% and five feet when 5% or more; refer to a datum as provided
by the Planning Board engineer to be indicated by a dash line. Where
any change in contours are proposed, finish grades should he shown
as solid lines.
J.
Location of existing rock, outcrops, high points, marshes, wooded
areas, single trees not in wooded areas with a diameter of six inches
or more as measured three feet above the base of the trunk, and other
significant existing features, including previous flood elevations
of watercourses, pond and marsh areas as determined by survey.
K.
Title of development, North point, scale, name and address of record
owner, engineer, architect, land planner or surveyor preparing the
site development plan.
L.
A survey prepared by a licensed surveyor of the State of New Jersey
shall accompany the site plan and shall show the boundaries of the
parcel and the limits of all proposed streets, recreation areas, and
other property to be dedicated to public use. The site plan may be
accompanied by such other exhibits of an architectural or planning
nature submitted by the applicant or as may be required by the Planning
Board pursuant to any ordinance now in existence or any ordinance
hereinafter enacted in the Township.
M.
All proposed easements, and public and community areas. All proposed
streets with subsection (1) profiles indicating grade; and (2) cross-sections
showing width of roadways, location and width of sidewalks, and location
and size of utility lines, according to the standards and specifications
of the Township.
N.
The proposed use or uses of land and buildings and proposed location
of building, including proposed grades. Such features should be indicated
on a separate drawing where deemed desirable and necessary by the
Planning Board engineer.
O.
All means of vehicular access and egress to and from the site onto
public streets showing size and location of driveways, curb cuts and
sidewalks.
P.
The location and design of any off-street parking areas or loading
areas showing size and location of bays, isles and barriers.
Q.
The location of all proposed water lines, valves and hydrants and
of all sewer lines or alternative means of water supply or sewerage
disposal and treatment in conformance with the applicable standards
of the Township and the Ocean County Sewerage Authority.
R.
The proposed location, direction of illumination, amount of illumination
expressed in average horizontal footcandles, hour and time of proposed
outdoor lighting in conformance with applicable standards of the Township
and as may be applied by the Planning Board.
S.
The proposed screening and landscaping, including planting plan,
in conformance with the applicable standards of the Township and the
Planning Board.
T.
Proposed stormwater drainage system in conformance with the applicable
standards of the Township and the Planning Board.
U.
Such other information or data as may be required by the Planning
Board in order to determine that the details of the site plan are
in accordance with the standards of the ordinances of the Township
and all other general law.
A.
It is required that prior to submission of the detailed site plan
or in conjunction therewith, the applicant shall submit either approval
by, or evidence that his/her application is pending before, the necessary
governmental units in charge of sewerage, sanitary and water supply,
and where required, local and state Board of Health approval.
B.
The Planning Board may waive any of their requirements or details specified to be shown on the site plan in any given application, if the Planning Board determines that certain topographical characteristics do not permit the site in question to be practically utilized for the use intended by the applicant, where that use is permitted by Chapter 410, Zoning, of the Code of the Township of Ocean for that zone.
C.
A minor site plan shall be a site plan with no more than one building
with a ground floor not in excess of 2,500 square feet, involving
no more than one parcel of ground, containing no new or altered public
streets or roads and involving no change of construction of municipal
drainage installations caused by the proposed site plan.
After a site plan, including all requirements of §§ 340-47 and 340-48, have been submitted, the Planning Board shall, within 45 days from that submission, either approve or disapprove the site plan. Upon approval or disapproval, the Planning Board shall render a written report indicating the reason for the same.
Before approval of the site plan, the applicant shall furnish a New Jersey approved surety company bond (the amount to be approved by the Planning Board) for the purpose of guaranteeing the completion of such items as set forth in the site plan as will affect the public interests, such as but not limited to drainage, streets, control signs and signals, sidewalks, recreational areas, shade trees or shrubbery and required landscaping, off-street parking, loading and unloading zones and artificial lighting; and any and all water and sewerage facilities set forth in the site plan. The performance and maintenance guarantees shall be in a form and amount similar to that set forth in § 340-19A.
Planning Board approval of the site plan shall be guided by
the fact that the site plan conforms with the following standards
and regulations:
A.
The applicant has submitted a site plan containing all of the information
and data as provided for in this chapter.
B.
The details of the site plan are in accordance with the standards of Chapter 410, Zoning, of the Code of the Township of Ocean and any amendments thereto, and any and all other ordinances of the Township and amendments thereto, which may be in existence at the time of the application, and in harmony with the officially adopted comprehensive master plan of the Township, which hereinafter may be adopted.
C.
That all parking and traffic problems shall be kept at a minimum
by the use of engineering design features such an acceleration and
deceleration lanes, jug handles, and marginal access streets.
D.
That adequate provisions are made so as to prevent any drainage problem.
E.
That a reasonable screening at all seasons of the year, of all playgrounds,
parking and service areas, from the view of adjacent properties and
streets be provided where necessary, for the purpose of protecting
the health, safety and welfare, comfort and convenience of the public.
F.
That the location, power, directions and of any outdoor lighting
will not have an adverse effect upon any properties in such districts.
G.
That the details of the site plan for the authorized use will be
such that the operation will not offend the public interest.
There shall be submitted to the Clerk of the Planning Board
with each site plan application, in order to defray the cost of engineering
review and all other costs of review of the site plan, the following
fees:
