For the purposes of this Part 2, "site development" shall consist
of the construction of any building, other than a detached one-family
dwelling or a detached two-family dwelling, if such is permitted by
zoning ordinance or variance, involving a floor area of over 100 square
feet or under 100 square feet in the case of commercial or industrial
buildings. "Site development" shall also include the construction
of parking areas and driveways for more than two vehicles, except
in connection with a detached one- or two-family dwelling, and the
regrading, removal of vegetation or displacement of soil in an area
of over 5,000 feet. Repaving of existing parking areas shall not be
considered site development requiring site plan approval.
The Planning Board shall, if the proposed development complies
with this Part 2 and N.J.S.A. 40:55D-1 et seq., grant preliminary
site plan approval. A public hearing shall be required.
Whenever review or approval of the application by the County
Planning Board is required by N.J.S.A. 40:27-6.6, the Borough Planning
Board shall condition any approval that it grants upon timely receipt
of a favorable report on the application by the County Planning Board
or approval by the Planning Board by its failure to report thereon
within the required time period.
Site plans shall be drawn on a map or maps to a scale not smaller
than one inch equals 40 feet and not larger than one inch equals 10
feet and shall include and show the following information with respect
to the subject property, except that preliminary site plans may be
submitted without grade elevations and engineering designs and may
include only preliminary architectural floor plans and typical elevations:
A. The name and address of the applicant and the owner.
B. The name, address and title of the person preparing the site plan,
maps and accompanying data.
C. The date of preparation and the dates of each revision, where applicable.
D. A signature and certification by a registered engineer, land surveyor
or architect, with property survey data to be based on current survey.
E. An appropriate place for the signatures of the Chairperson and Secretary
of the Planning Board and the Borough Engineer.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
F. The lot and block number or numbers from the Borough Tax Maps.
G. The length and bearings of the lot lines of the proposed project.
H. A scale, North sign and key map relating the site to the streets
in the surrounding area.
I. The zone district in which the lot or lots are located and the zone
district or districts of all the immediately adjoining lots.
J. 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.
K. The location, size and nature of the entire lot or lots in question,
and any contiguous lots owned by the applicant or in which the applicant
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 the
entire lot or lots or contiguous lot or lots on one map, a key map
thereof shall be submitted.
L. The location, names and pavement and right-of-way widths of all existing
and proposed streets abutting the lot or lots in question.
M. The property lines of all abutting properties, together with the
names and addresses of the owners as disclosed on the Borough Tax
Map and tax rolls as of the date of the site plan application.
N. The location of the nearest portions of existing buildings on properties
abutting the site in question.
O. The existing and proposed principal building or structure and all
accessory buildings or structures, if any, with dimensions showing
present and finished grade elevations at all corners and entrances
of such buildings or structures, first-floor elevations and the complete
floor plans and elevation plans thereof.
P. Present and proposed topography, based on New Jersey Geodetic Control
Survey Datum, at one-foot contour intervals, including sufficient
distance outside the site to show the relationship to adjoining properties.
Q. All existing and proposed setback dimensions.
R. Landscaped areas, trees over six-inch caliper on the part of the
site affected by the proposed development, fencing, size and type
of planting and plant material upon the subject lot or lots, including
a planting plan drawn by a qualified landscape architect or landscape
designer and signed by him/her.
S. The location, type and size of all existing and proposed curbs, sidewalks,
driveways, street pavement widening, fences, retaining walls and parking
space areas, together with the dimensions of all the foregoing, for
the site and the nearest portions of properties abutting the site.
T. The number of employees, total and maximum on one shift.
U. The location, type and size of existing and proposed catch basins,
storm drainage facilities and all utilities, both above and below
ground. Drainage calculations shall be submitted to show stormwater
detention in conformance with Subchapter 7, Stormwater Management
(N.J.A.C. 5:21-7.1 et seq.), of the Residential Site Improvement Standards,
N.J.A.C. 5:21-1.1 et seq., and the adequacy of proposed storm drainage
facilities and security against flooding.
V. Evidence of approval by the State Department of Environmental Protection,
where applicable, including encroachment permits. A showing shall
be made of how the requirements of Part 4, Stormwater Control, are
complied with in regard to flood protection and control of stormwater
runoff.
W. All existing and proposed signs and their size, nature of construction
and location.
X. All existing and proposed exterior lighting, including size, nature
of construction, location, height, the area and direction of illumination
and the lumen power.
Y. Soil erosion and sediment control plan, as described in this Part
2, for sites where over 5,000 square feet of ground area is being
disturbed.
Z. Cost estimates and proposed construction and maintenance bonds and
construction time schedules related to building construction for any
required improvements under Part 2 not proposed to be completed before
the issuance of a certificate of occupancy.
AA. Plans for any off-tract improvements, including cost estimates and
calculations of the share to be borne by the developer, under the
standards described in this Part 2.
BB. Any and all other information and data necessary to meet any of the
requirements of this Part 2 not listed above, and any information
and data required by the county or state.
In the course of its review, the Board may consider the following:
A. The layout of the site with respect to the arrangement and widths
of driveways on the site and giving access thereto.
B. The amount of space required for automobile parking and for the loading
and unloading of goods and materials, the location of such space and
access thereto.
C. The improvement of roadways and automobile parking areas by grading,
surfacing and the installation of drainage structures.
E. The installation of waterlines and facilities for sanitary sewerage.
G. The appropriateness of the site plan and of the design of the buildings
in relation to the physical characteristics of the site, the character
of the neighborhood and the most beneficial prospective use of land
in the neighborhood.
H. Conformance with the objectives of the Master Plan, Part 3, Zoning,
and this Part 2.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
I. The location, design and adequacy of screening and landscaping.
The installation of improvements as approved in the final site
plan, other than buildings, shall be subject to inspection by the
Borough Engineer. Approval shall be revoked if there is a significant
deviation from the site plan as approved. Performance and maintenance
bonds may be required and shall be released subject to approval by
the Borough Council upon recommendation by the Borough Engineer. All
improvements shall be completed in a timely manner so as not to leave
the site in an unfinished or unsightly condition, as determined by
the Borough Engineer. If this is not done, the final approval shall
be deemed to be revoked, and the performance and maintenance bonds
may be used by the Borough to restore the site to an acceptable condition.