[Added 10-24-1985 by Ord. No. 85-10]
This article shall be known as the "Site Plan
Review Ordinance of Independence Township."
The purpose of this article shall be to establish
standards and procedures for approval of development, other than those
activities exempted hereafter, in order to:
A.
Preserve existing natural resources.
B.
Provide for safe and efficient vehicular and pedestrian
circulation.
C.
Provide for screening, landscaping, outdoor advertising
and lighting.
D.
Ensure compliance with appropriate designs standards.
E.
Develop safeguards to minimize impact on the environment,
including but not limited to soil erosion and air and water pollution.
F.
Ensure adequate water supply, drainage, stormwater
management, sanitary facilities and other utilities and services.
G.
Provide for recreational open space and public use
areas.
[Amended 2-13-2007 by Ord. No. 2007-07]
The provisions of this article shall be administered
by the Land Use Board and the Township of Independence except in those
instances where an application involves a use variance pursuant to
N.J.S.A. 40:55D-70D of the Municipal Land Use Law of the State of
New Jersey, in which case the Board of Adjustment shall exercise the
jurisdiction over same.[1]
A.
Applicability. Approval of a site plan shall be required
prior to the issuance of a construction permit or a certificate of
occupancy, except for the following:
B.
Waiver of site plan approval. Notwithstanding the
fact that site plan approval may be required by this chapter, the
Land Use Board may waive the application and review process if the
proposed development does not significantly affect existing circulation,
drainage, building arrangements or other considerations of site plan
review.
[Amended 2-13-2007 by Ord. No. 2007-07]
C.
Waiver of site plan details. The Land Use Board may
waive the submission of portions of the technical data required by
this article if it is determined by the Board that said data is not
necessary to arrive at an informed decision.
[Amended 2-13-2007 by Ord. No. 2007-07]
D.
Site Plan Committee. The Chairman of the Land Use
Board shall appoint a Site Plan Committee consisting of three members
of the Land Use Board, which Committee shall:
[Amended 2-13-2007 by Ord. No. 2007-07]
E.
Conditional uses. The Land Use Board shall grant or
deny conditional uses simultaneously with an application for site
plan approval or subdivision, which review shall not require a separate
application or separate hearing.
[Amended 2-13-2007 by Ord. No. 2007-07]
A.
Filing and referral. An applicant for site plan approval shall submit 12 copies of all required maps and exhibits, together with an application form and all fees as per § 255-17, to the Clerk of the reviewing Board, who shall then refer the site plan and exhibits to the Site Plan Committee and the County Planning Board. The time for review by the full Board shall not begin to run until the submission of a completed application form, required fees and a properly detailed site plan. If any of the foregoing items are incomplete, the developer shall be notified of the deficiencies in writing within 45 days of the submission of the application. The Board Clerk is hereby designated to make the aforesaid notifications.
B.
Site Plan Committee review. The Site Plan Committee
shall review the application and make its recommendations within 30
days of its receipt of the application.
C.
Informal review. Prior to submission of the application
to the full Land Use Board, an applicant may request an informal conference
with the Site Plan Committee, which shall not be bound by any statutory
time limitations. Any recommendations made by the Site Plan Committee
shall not be binding on the Land Use Board.
[Amended 2-13-2007 by Ord. No. 2007-07]
D.
Plat details and information required as part of a
complete application.
(1)
Preliminary major site plans.
(a)
A site plan on which the following is set out
shall be required:
[1]
The scale, not to exceed one inch equals 50
feet.
[2]
The name and address of the applicant and the
owner and the name, address and title of the person preparing the
plan and maps, including appropriate map titles and accompanying data.
Maps shall be prepared by a professional engineer licensed to practice
in New Jersey.
[3]
The acreage and Municipal Tax Map lot and block
numbers of the lot or lots.
[4]
A key location map showing the site and its
relationship to the surrounding area, and zone boundaries within a
minimum of 1/4 mile.
[5]
Front yard, rear yard and side yard lines shall
be shown.
[6]
A date, graphic scale and North arrow.
[7]
All existing, proposed and minimum required
setback dimensions, landscape areas, fencing and trees over 10 inches
in diameter, except that where trees are in mass, only the limits
thereof shall be shown.
[8]
All existing and proposed signs, utility poles
and their size and location.
[9]
The location of the existing and proposed principal
structures and accessory structures, if any, with floor areas of structures
and finished grade elevations at all corners.
[10]
The location of all existing buildings
and drainage and parking areas within 200 feet of the lot.
[11]
Existing and proposed topography
depicted by contours at two-foot intervals based upon New Jersey Geodetic
Control Survey datum and a general indication of proposed grading.
(Aerial topographic information is available at the office of the
Township Clerk.) If the slope exceeds 20%, contour intervals may be
five feet.
[12]
The location and size of all existing
and proposed storm drainage facilities, together with a surface water
management plan, as per the Surface Water Management Ordinance of
Independence Township,[1] and an analysis of the capacity of the facility into which
the stormwater will flow.
[13]
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 of the foregoing on the site in question
and within 100 feet of said site.
[14]
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.
[15]
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.
[16]
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, however,
that where it is physically impossible to show such entire lot or
lots or contiguous lots on one map, a key map thereof shall be submitted.
[17]
Indication of the maximum available
site distance at a point 10 feet from the traveled way.
[18]
The method of sewage disposal,
water, electrical and other utilities and the preliminary design thereof.
[19]
Proposed stages or development
sections, if any, and the approximate schedule for implementing such
stage or section.
[20]
A landscape and planting plan
prepared by an engineer, architect or landscaper. As a minimum, such
plan 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, calling out the type (common name and
botanical name), size (height, spread and trunk diameter) at time
of planting and at maturity and quantity of all plantings shown on
the plan.
[21]
All existing and proposed lighting
standards, including isolux patterns, and indicating the size, type
of construction and location.
[22]
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.
[24]
All points of vehicular ingress
and egress for the site, indicating the size of driveways and sight
triangles based on 10 feet from the traveled way.
[25]
Construction details of all site
improvements, which shall be in conformance with Township standards.
[26]
Provision for refuse and garbage
disposal.
[27]
Location of all points of pedestrian
ingress and egress.
[28]
Construction details of all proposed
site improvements.
(2)
Final major site plans. A site plan shall be required
in the same form and with the same information as required for the
preliminary site plan, together with the following additional information
and/or details:
(a)
An affidavit of the owner and other parties
in interest that the site plan is submitted with their knowledge and
consent.
(b)
The names of all adjoining owners.
(c)
Architectural floor plans for each floor of
the building or structure and elevations from all principal exposures
of all buildings or structures on the sites, but not less than four,
with the name, address and registration number of the licensed architect
preparing the plans.
(d)
All proposed easements and public and community
access.
(e)
The location, size and type of all proposed
off-site improvements.
(f)
Location and design of all fire prevention measures,
including emergency lanes, hydrants, sprinkler and siamese connections
and fire zones.
(g)
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.
(h)
The location of any other feature directly on
the property and beyond the property, if such feature has an effect
on the use of said property.
(i)
Such information or data as 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.
(j)
A complete list of the site improvements, except
principal and accessory buildings, by item, and the quantities thereof
to be constructed.
(3)
Minor site plans.[2] A site plan shall be required in the same form and with
the same information as required for a preliminary and final major
site plan, with the following exceptions:
(a)
Finished grade elevations need not be shown.
(b)
The location of all existing buildings, drainage
and parking areas within 200 feet of the lot need not be shown.
(c)
Drainage calculations may be based on estimates.
(d)
Topography shall be based on United States Geological
Survey datum.
(e)
The estimated average number of vehicles entering
and leaving the site need not be shown.
(f)
The method of sewage disposal and water supply
and preliminary design thereof need not be shown. Area reserved for
sewage disposal shall be shown.
(g)
Proposed stages or development sections need
not be shown.
(h)
Names of all adjoining owners need not be shown.
(i)
Architectural floor plans need not be shown.
(j)
Points of pedestrian ingress and egress need
not be shown.
(k)
Fire prevention measures need not be shown.
[2]
Editor's Note: A copy of the current Minor
Site Plan Checklist is on file in the Township offices.
E.
Public notice and hearing process.
(2)
Decision and hearing process.
(a)
Minor site plan approval. Minor site plan approval
shall be considered final approval; provided, however, that the reviewing
Board may condition approval on terms assuring installation and/or
maintenance of improvements as per N.J.S.A. 40:55D-42 and 40:55D-53.
(b)
Preliminary site plan approval. If the application
is complete, the reviewing Board shall set a date for public hearing.
After hearing, the Board shall take formal action approving or disapproving
the application, with or without conditions.
(c)
Final site plan approval. If the application is complete, the reviewing Board shall take formal action approving or disapproving the application, with or without conditions. The reviewing Board, as a condition of final approval, may require assurance of installation and/or maintenance of improvements as per §§ 255-21, 255-22 and 255-23 of this chapter.
F.
Time periods. Time periods for review and decision shall be the same as set for subdivision review and decision as set forth in § 255-49.
G.
Effect of preliminary and final site plan approval. The effect of preliminary and final site plan approval shall be the same as for preliminary and final subdivision approval as set forth in § 255-49C(3).
H.
County Planning Board. Whenever review or approval
of the application by the County Planning Board is required by Section
8 of P.L. 1968, c. 285 (N.J.S.A. 40:27-6.6), the Township Land Use
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 County Planning Board by its failure to report
thereon within the required time period.
[Amended 2-13-2007 by Ord. No. 2007-07]