In addition to the information required for a zoning permit,
materials to be submitted with each application for site plan review
shall clearly show the conditions on and adjacent to the site at the
time of the application, the features of the site which are being
incorporated into the proposed use or building and the appearance
and function of the proposed use or building. Site plans shall be
signed and sealed by either a New Jersey licensed professional engineer
or registered architect. It shall be drawn in black-on-white at a
scale not less than one inch equals 50 feet. As a minimum, the application
shall provide the following information, including plans for both
before and after conditions. The following list will be provided to
the applicant as a checklist and all of the documents, materials,
and signatures must be provided, except those items waived by the
Board either of its own volition or after petition by the applicant.
Such waivers shall be provided before the application can be deemed
complete.[1]
[1]
Editor's Note: The checklist is included as an attachment
to this chapter.
Any applicant for site plan review and approval within the jurisdiction
of the Planning Board shall obtain all necessary forms from the Land
Use Secretary. Said Secretary shall inform the applicant of the steps
to be taken in securing Planning Board action and the Board's
regular meeting dates. The applicant shall be given the checklist
of requirements above.
A.Â
All site plans, as defined by this chapter, are subject to the review
and approval requirements specified herein.
C.Â
The Planning Board shall determine on the advice of the Board Engineer
and the Land Use Secretary that the application is complete and properly
submitted and therefore subject to review or that the application
is incomplete, in which case the developer shall be advised within
45 days of his initial submission as to the additional material required.
If the application is complete, it shall be so certified by the Land
Use Secretary as of the day that it met all requirements specified
in this chapter for the purposes of the commencement of the time period
for action.
D.Â
An amended or revised application shall be submitted in the same
manner as the original application.
E.Â
At the request of the developer, the Planning Board shall grant an
informal review of a concept plan for development for which the developer
intends to submit a formal application for review. No fees shall be
required for such an informal review. The developer shall not be bound
by any concept plan for which review is requested and the Planning
Board shall not be bound by any such review. The Board at its discretion
may appoint a committee to handle such reviews.
F.Â
An applicant for site plan review may make a sketch submission for
classification purposes. If a sketch submission results in classification
as a major site plan, the application shall not be deemed complete
until all preliminary application requirements have been met. Notwithstanding
this procedure for sketch submission, nothing shall prohibit an applicant
from initially submitting an application to the Planning Board for
preliminary major site plan approval.
G.Â
Whenever review or approval of the application by the County Planning
Board is required pursuant to N.J.S.A. 40:27-6.6, the Planning Board
shall condition any approval that it grants on the timely receipt
of a favorable report on the application by the County Planning Board
or approval by said Board by its failure to report therein within
the required time period.
H.Â
In reviewing any site plan application, the Planning Board shall
be guided by any pertinent comprehensive plan recommendations, policies
and proposals, any specific standards relating to particular uses
contained in this chapter and the following general site design standards:
(1)Â
Every effort shall be made to either preserve the landscape in its
natural state or to improve existing site conditions in keeping with
adjacent areas.
(2)Â
Wherever possible, excessive cut or fill should be avoided, floodplains
respected and, where necessary, incorporation in the design of erosion
control measures, including terracing, stilling ponds, surface water
retention basins, grassed slopes, grassed swales, etc.
(3)Â
In the orientation and siting of buildings, the unique characteristics
of the site shall be taken into account, with consideration given
to relating buildings and accessory uses to the topography of the
site; creating desirable focal points; preserving a natural view;
providing desirable space enclosures; and respecting the established
character of the surrounding neighborhood.
(4)Â
The site plans shall provide for the development of the project as
a unified whole with design features that will tie principal, accessory
and other site structures together and relate site features successfully
and harmoniously to similar elements in surrounding buildings or structures.
In criticizing these aspects of the site plan, the Board shall consider
the massing of architectural elements, the nature and positioning
of windows, doors and other building features, advertising structures
and elements, building height, paving materials, landscape materials
and pedestrian and vehicle accommodations and furnishings. In the
case of auto parking areas, truck loading areas, utility buildings
and structures and similar accessory areas and structures, special
consideration shall be given to the use of screen planting or other
screening methods, where said features or structures are incongruous
with the existing or contemplated character of adjacent areas.
[Amended 7-5-2017 by Ord.
No. 2017-5]
