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
a zoning 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.
The provisions of this Part 2 shall be administered by the Planning Board in accordance with N.J.S.A. 40:55D-37, except that the Zoning Board of Adjustment shall substitute for the Planning Board whenever the Zoning Board of Adjustment has jurisdiction over a site plan under the provisions of § 195-18.
A.
Application. Any owner of land within the Township, prior to developing a site, shall submit to the Township Construction Code Official such number of copies, as specified in the Planning Board's application form, of a preliminary site plan and such other information as is required in § 195-80 below in tentative form for preliminary approval. The applicant may, however, submit such site plan and accompanying information in final form and may request final approval concurrently with preliminary approval, which request may be granted by the Board if the data required for final approval under § 195-80 hereunder is found to be complete and satisfactory.
B.
Determination of completeness. The Construction Code Official shall
immediately notify the Secretary of the Planning Board, and a copy
shall be transmitted to the Township Engineer. If the application
for development is found to be incomplete by the Township Engineer,
the developer shall be notified thereof within 45 days of the submission
of such application, or it shall be deemed to be properly submitted.
C.
Amendments. If the Planning Board requires any substantial amendment
in the layout of improvements proposed by the developer that have
been the subject of a hearing, an amended application for development
shall be submitted and proceeded upon, as in the case of the original
application for development.
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 is not required, except for variances
and conditional uses and as otherwise required by N.J.S.A. 40:55D-1
et seq. If the application for development is under the jurisdiction
of the Zoning Board of Adjustment, the hearing, review and approval
procedures shall be included with and subject to the same requirements
as for a zoning variance.
Whenever review or approval of the application by the County
Planning Board is required by N.J.S.A. 40:27-6.6, the Township 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.
A.
Change of requirements. Preliminary approval of a site plan shall
protect the applicant, for a three-year period from the date of the
preliminary approval, from changes in the general terms and conditions
on which preliminary approval was granted, including, but not limited
to, use requirements; layout and design standards for streets, curbs
and sidewalks; lot size; yard dimensions; off-tract improvements;
and any requirements peculiar to such preliminary site plan approval.
However, nothing herein shall be construed to prevent the Township
from modifying by ordinance such general terms and conditions of preliminary
approval as relate to public health and safety.
B.
Extensions of approval period; conditions. 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.
A.
Approval by whole or by section. 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.
B.
Submission to Construction Code Official and Board. The final site
plan shall be submitted to the Construction Code Official, in the
number of copies requested by the Planning Board's application form,
for forwarding to the Planning Board for final approval. The Construction
Code Official shall immediately notify the Secretary of the Planning
Board upon receipt of the final site plan.
C.
Public hearing. A public hearing shall not be required, except that
if any substantial amendment in the layout of improvements proposed
by the developer that have been the subject of a hearing is made or
is required, the site plan shall again go through the procedure required
for preliminary site plans.
A.
Changes from approved plan. The site plan, as approved by the Planning
Board, shall be binding upon the applicant. Any changes from the approved
site plan shall require resubmission and reapproval by the Planning
Board, with appropriate fees.
B.
Expiration of approval. The approved site plan shall remain effective
for a period of two years from the date of approval, and all improvements
shall be installed within that 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 surveys not
over one year old.
E.
An appropriate place for the signatures of the Chairperson and Secretary
of the Planning Board or Zoning Board of Adjustment and the Township
Engineer.
F.
The lot and block number or numbers from the Township 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 Township 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 two-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 widenings, 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.[1]
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 Chapter 166, Flood Damage 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 § 195-69A(2)(n), 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 Article XVI 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 § 195-85.
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.
D.
Lighting.
E.
The installation of waterlines and facilities for sanitary sewerage.
F.
The display of signs.
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 Comprehensive Master Plan;
Part 3, Zoning; and this Part 2.
I.
The location, design and adequacy of screening and landscaping.
[Amended 4-16-2018 by Ord. No. 18-09]
The installation of improvements as approved in the final site plan, other than buildings, shall be subject to inspection by the Township Engineer. Approval shall be revoked if there is a significant deviation from the site plan as approved. Performance and maintenance bonds, as specified in § 195-65, Guarantees required, may be required and shall be released subject to approval by the Township Engineer and the Township Council. 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 Township Engineer. (See § 195-61C, Safety and stabilization guarantee).
