[HISTORY: Adopted by the Township Council of the Township
of Verona 5-21-1979 by Ord. No.
8-79 (Ch. 118 of the 1981 Code). Amendments noted
where applicable.]
A.
Short title. This chapter shall be known as the "Site Plan Review
Ordinance of the Township of Verona."
B.
Purpose. This chapter establishes a site plan review process by the
Planning Board for proposed construction in Verona. The purpose of
the review is to ensure the following:
(1)
Preservation of existing natural resources on the site.
(2)
Safe and efficient vehicular and pedestrian circulation, parking
and loading.
(3)
Adequate screening, landscaping and location of structures.
(4)
Exterior lighting needed for safety reasons in addition to any requirements
for streetlighting.
All definitions found in Chapter 150, Zoning, of the Township of Verona shall apply to this chapter.
A.
General requirements. Site plan review and approval shall be required
before any change of use or addition of use, or before any excavation,
removal of soil, clearing of a site or placing of any fill on lands
contemplated for development. Except as hereinafter provided, no building
permit shall be issued for any building or use, or reduction or enlargement
in size or other alteration of any building or change in use of any
building, including accessory structures, unless a site plan is first
submitted and approved by the Planning Board, and no certificate of
occupancy shall be given unless all construction and development conform
to the plans as approved by the Planning Board.
B.
Simultaneous review. The Planning Board shall have the power to review
and approve or deny conditional uses or subdivisions simultaneously
with review for site plan approval without the developer being required
to make further application to the Planning Board or the Planning
Board being required to hold further hearings. The longest time period
for action by the Planning Board, whether it be for subdivision, conditional
use or site plan approval, shall apply. Whenever approval of a conditional
use is requested by the developer pursuant to this subsection, notice
of the hearing on the plat shall include reference to the request
for such conditional use.
C.
Site Plan Committee. The Chairman of the Planning Board, with the
approval of the Board, is hereby empowered to appoint a Site Plan
Review Committee consisting of three members of the Board. Said Committee
shall have the duty of reviewing site plan review applications to
determine completeness and either to instruct the Clerk of the Board
as to what elements are incomplete or to report and certify the application
to the Planning Board and advise the Clerk to prepare notice for a
public hearing.
D.
Exemptions and exceptions. Site plan review requirements may be waived
or exceptions may be granted under the following conditions:
(1)
The Planning Board may waive site plan review requirements for a proposed development when the impact of the proposed development on the community, surrounding neighborhood and site will be minimal. Based on a sketch plan, the Planning Board shall make such finding that the principles and standards as contained in § 430-17 of this chapter are substantially satisfied and that no further determination is required.
(2)
Site plan approval shall not be required for any detached one- or
two-dwelling-unit buildings or any uses accessory thereto, such as
a private garage or storage shed incidental to residential uses, but
this shall not limit the requirements for submission and approval
of subdivision plats as otherwise
required by Township ordinances.[1]
(3)
No amendment shall be required for a site plan review application
made to the Planning Board prior to the effective date of this chapter
and that is developed in accordance with an approval of such application
heretofore or hereafter given by the Planning Board pursuant to ordinances
and regulations then in effect and superseded by this chapter.
(4)
The Planning Board, when acting upon applications for preliminary
site plan approval, may grant such exceptions from the requirements
for site plan approval as may be reasonable and within the general
purpose and intent of the provisions for site plan review adopted
pursuant to this chapter if the literal enforcement of one or more
provisions of the chapter is impracticable or will exact undue hardship
because of peculiar conditions pertaining to the land in question.
A.
The applicant shall submit nine copies of his complete application and the fee provided for in Chapter A565, Fees, to the Clerk of the Planning Board. The time for the Board's review shall not begin to run until the submission of a complete application with the required fee. Unless the applicant is informed in writing by the Clerk of the Planning Board within 45 days of the actual submission of the application that it is incomplete, said application shall be deemed complete as of the date it was submitted.
[Amended 8-17-1981 by Ord. No. 6-81]
B.
Prior to submission of a formal application, applicants shall be
encouraged to submit sketch site plans for informal discussions, review
and recommendations by the Planning Board. Said sketch site plans
shall be used as a basis for changes, redesign or waiver and to avoid
undue expense and delay in preparing more detailed plans and specifications.
The Planning Board shall not be governed by statutory time limits
in its review of sketch site plans, and it is expressly understood
that compliance with the Planning Board recommendations shall not
bind the Planning Board in subsequent deliberations on a full application.
C.
Applications for site plan approval shall be submitted to the Essex
County Planning Board by the Clerk of the Planning Board for review
whenever review or approval of the application by the County Planning
Board is required by Section 5 of P.L. 1968, c. 285 (N.J.S.A. 40:27-6.3).
The Verona 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 County Planning Board by
its failure to report thereon within the required time period.
D.
Soil conservation.
(1)
The applicant shall submit copies of the site plan application to
the Soil Conservation Service, Morris County District Office, when
required by N.J.S.A. 4:24-39 et seq.
(2)
No application for site plan approval shall be deemed complete in
the absence of proof that a plan for soil erosion and sedimentation
control has been submitted as required above or proof that such a
plan is not required for the particular application. If the reviewing
authority has failed to grant or deny certification of the erosion
plan at the time of preliminary approval of the applicant's site
plan, preliminary approval shall be conditioned on certification of
the applicant's erosion plan.
A.
Upon receipt of a site plan application, the Clerk of the Planning
Board shall notify the following for their review and report and approval
where required:
B.
Each of the officials reviewing the site plan shall make a written
report to the Planning Board within 10 days. The report of the Construction
Code Official shall certify that there are no code violations or zoning
violations on the subject application.
A.
Upon the submission to the Clerk of the Planning Board of a complete
application for a site plan for 10 acres of land or less, the Planning
Board shall grant or deny preliminary approval within 45 days of the
date of such submission or within such further time as may be consented
to by the developer, except that if the application for site plan
approval also involves an application for a relief pursuant to N.J.S.A.
40:55D-60 (Planning Board review in lieu of Board of Adjustment),
the Planning Board shall grant or deny preliminary approval within
95 days of the date of the submission of a complete application to
the Clerk of the Planning Board or within such further time as may
be consented to by the applicant.
B.
Upon submission of a complete application for a site plan of more
than 10 acres, the Planning Board shall grant or deny preliminary
approval within 95 days of the date of such submission or within such
further time as may be consented to by the applicant.
C.
Failure of the Planning Board to reach a decision within the specified
time periods or extension thereof shall result in the approval of
the site plan as submitted.
D.
If the Planning Board requires any substantial amendment in the layout
of improvements proposed by the applicant 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 chapter, grant preliminary site plan approval.
E.
In the event that a plan of development shows common areas, property
and/or facilities, then the Planning Board, as a condition of site
plan approval, may establish such conditions on the ownership, use
and maintenance of such lands as it deems necessary to assure the
preservation of such areas, lands, property and facilities for their
intended purposes. The recorded covenants shall bind each lot, to
assure payment of all assessments, including taxes, which may be necessary
to maintain such common property and/or facilities.
F.
Nothing herein shall be construed to limit the right of a applicant
to submit a sketch plan to the Planning Board for informal review,
and neither the Planning Board nor the applicant shall be bound by
any discussions or statements made during such review, provided that
the right of the applicant at any time to submit a complete application
for site plan approval shall not be limited by his submittal of a
sketch plan and the time for the Planning Board's decision shall
not begin to run until the submission of a complete application.
A.
A public hearing shall be held on all applications for site plan approval unless the Planning Board waives review per § 430-3D(1).
B.
The Clerk of the Planning Board shall prepare a notice of hearing
on the proposed application. Said notice shall state the date, time
and place of the hearing, the nature of the matters to be considered
and an identification of the property proposed for development by
street address, if any, or by reference to lot and block numbers as
shown on the current tax duplicate in the Township Tax Assessor's
office, and the location and times at which any maps and documents
for which approval is sought are available.
(1)
Notice shall be given by the Clerk of the Planning Board at least
10 days prior to the hearing in the following manner:
(a)
Public notice shall be given by publication in the official
newspaper of the Township or in a newspaper of general circulation
in the Township.
(b)
Notice of all hearings on applications for development involving
property located within 200 feet of an adjoining municipality shall
be given by personal service or certified mail to the Clerk of such
municipality.
(c)
Notice shall be given by personal service or certified mail
to the Essex County Planning Board of a hearing on an applicant for
development of property adjacent to an existing state or county road
or proposed road shown on the Official County Map or on the County
Master Plan adjoining other county land or situated within 200 feet
of a municipal boundary.
(2)
Notice shall be given by the applicant at least 10 days prior to
the hearing in the following manner:
(a)
Notice shall be given to the owners of all real property as
shown on the current tax duplicate located within 200 feet in all
directions of the property which is the subject of such hearing. Notice
shall be given by:
(b)
Notice to a partnership owner may be made by service upon any
partner. Notice to a corporate owner may be made by service upon its
president, a vice president, secretary or other person authorized
by appointment or by law to accept service on behalf of the corporation.
Preliminary approval of a site plan shall confer upon the applicant
the following rights for a three-year period from the date of the
preliminary approval:
A.
That the general terms and conditions on which preliminary approval
was granted shall not be changed, including but not limited to use
requirements; layout and design standards for streets, curbs and sidewalks;
lot size; yard dimensions and off-tract improvements; natural resources
to be preserved on the site; vehicular and pedestrian circulation,
parking and loading; screening, landscaping and location of structures;
exterior lighting both for safety reasons and streetlighting; except
that nothing herein shall be construed to prevent the Township from
modifying by ordinance such general terms and conditions of preliminary
approval as relate to the public health and safety.
B.
That 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.
C.
That 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.
The Planning Board shall grant final approval if the detailed drawings,
specifications and estimates of the application for final approval
conform to the standards established by ordinance for final approval
and the conditions of preliminary approval, provided that in the case
of planned development, the Planning Board may permit minimal deviations
from the conditions of preliminary approval necessitated by change
of conditions beyond the control of the developer since the date of
preliminary approval without the developer being required to submit
another application for development for preliminary approval.
B.
Final approval shall be granted or denied within 45 days after submission
of a complete application to the Clerk of the Planning Board or within
such further time as may be consented to by the applicant. Failure
of the Planning Board to act within the period prescribed shall constitute
final approval of the application for final approval as submitted
and a certificate of the Clerk of the Planning Board as to failure
of the Planning Board to act shall be sufficient in lieu of the written
endorsement or other required evidence of approval.
C.
D.
The Planning Board shall have the power to grant preliminary and
final approval simultaneously, provided that all application requirements
have been met.
The zoning requirements applicable to the preliminary approval
first granted and all other rights conferred upon the applicant pursuant
to this chapter, whether conditionally or otherwise, shall not be
changed for a period of two years after the date of final approval.
If the applicant has followed the standards prescribed for final approval,
the Planning Board may extend such period of protection for extensions
of one year but not to exceed three extensions. Notwithstanding any
other provisions of this chapter, the granting of final approval terminates
the time period of preliminary approval pursuant to this chapter for
the section granted final approval.
A.
As a condition of final site plan approval, the Planning Board may
require and shall accept in accordance with the standards adopted
by this chapter for the purpose of assuring the installation and maintenance
of on-tract and off-tract improvements:
(1)
Performance guaranty.
(a)
The furnishing of a performance guaranty in favor of the Township
in an amount not to exceed 120% of the cost of installation for improvements
it may deem necessary or appropriate, including the following: streets,
grading, pavement, gutters, curbs, sidewalks, streetlighting, shade
trees, surveyor's monuments as shown on the final map and required
by the Map Filing Law, P.L. 1960, Chapter 141 (N.J.S.A. 46:23-9.9
et seq.), water mains, culverts, storm sewers, sanitary sewers or
other means of sewage disposal, drainage structures, erosion control
and sedimentation control devices, public improvements of open space
and other on-site improvements and landscaping, provided that no more
than 10% of the total performance guaranty shall be in cash, and the
balance shall be in the form of a bond from a bonding company approved
by the Township.
(b)
An itemization and cost estimate shall be submitted by the developer,
and the Township Engineer shall review the improvements and cost estimates
for reasonability. Said itemization shall be the basis for determining
the amount of performance guaranty and maintenance guaranty required
by the Planning Board. The Township Engineer shall forward his review
of the cost improvements to the applicant within 30 days of the date
of receipt of a request sent by certified mail for said review.
(2)
The furnishing of a maintenance guaranty to be posted with the Township
Council for a period not to exceed two years after final acceptance
of the improvement, in an amount not to exceed 50% of the cost of
the improvement. In the event that other governmental agencies or
public utilities automatically will own the utilities to be installed
or the improvements are covered by performance or maintenance guaranty
to another governmental agency, no performance or maintenance guaranty,
as the case may be, shall be required for such utilities or improvements.
B.
The amount of any performance guaranty may be reduced by the Township
Council by resolution when portions of the improvements have been
certified by the Township Engineer to have been completed. The time
allowed for installation of the improvements for which the performance
guaranty has been provided may be extended by the Township Council
by resolution.
C.
If the required improvements are not completed or corrected in accordance
with the performance guaranty, the obligor and surety, if any, shall
be liable thereon to the Township for the reasonable cost of the improvements
not completed or corrected, and the Township may either prior to or
after the receipt of the proceeds thereof complete such improvements.
D.
When all of the required improvements have been completed, the obligor
shall notify the Township Council in writing, by certified mail addressed
in care of the Township Clerk, of the completion of said improvements
and shall send a copy thereof to the Township Engineer. Thereupon,
the Township Engineer shall inspect all of the improvements and shall
file a detailed report, in writing, with the Township Council, indicating
either approval, partial approval or rejection of the improvements
with a statement of reasons for any rejection. If partial approval
is indicated, the cost of the improvements rejected shall be set forth.
E.
The Township Council shall either approve, partially approve or reject
the improvements on the basis of the report of the Township Engineer
and shall notify the obligor in writing, by certified mail, of the
contents of said report and the action of the Township Council with
relation thereto not later than 65 days after receipt of the notice
from the obligor of the completion of the improvements. Where partial
approval is granted, the obligor shall be released from all liability
pursuant to its performance guaranty, except for that portion adequately
sufficient to secure provision of the improvements not yet approved.
Failure of the Township Council to send or provide such notification
to the obligor within 65 days shall be deemed to constitute approval
of the improvements and the obligor and surety, if any, shall be released
from all liability, pursuant to such performance guaranty.
F.
If any portion of the required improvements is rejected, the Township
Council may require the obligor to complete such improvements and,
upon completion, the same procedure of notification as set forth in
this section shall be followed.
G.
Nothing herein, however, shall be construed to limit the right of
the obligor to contest by legal proceedings any determination of the
Township Council or the Township Engineer.
H.
The obligor shall reimburse the Township for all reasonable inspection
fees paid for the foregoing inspection of improvements.
I.
Prior to final acceptance of the improvements, the applicant shall
file with the Township Engineer and Construction Code Official as-built
drawings prepared by the applicant's engineer and/or architect
indicating any approved changes from the final plat plan.
A.
As a condition for approval of a site plan, a developer may be required
by the Planning Board to pay his pro rata share of the cost of providing
only reasonable and necessary street improvements and water, sewerage
and drainage facilities, and easements therefor, located outside the
property limits of the development but necessitated or required by
construction or improvements within such development.
B.
Requirements for providing off-tract improvements shall be based
on the circulation and utility service plan elements of the Township
Master Plan. The pro rata amount of the cost of such facilities that
shall be borne by each developer or owner within a related and common
area shall be determined by the Planning Board in accordance with
the following standards:
(1)
Street improvements. The developer's share shall be based on
the average daily traffic generated by the proposed development, as
a proportion of total estimated average daily traffic on the street
based on complete development under existing zoning.
(2)
Water, sewer and drainage improvements. The developer's share
shall be based on capacity required by the development in question
as a proportion of total capacity for the service area in which the
development is located.
C.
Where a developer pays the amount determined as his pro rata share
under protest, he shall institute legal action within one year of
such payment in order to preserve the right to a judicial determination
as to the fairness and reasonableness of such amount.
A.
General requirements.
(1)
If the Master Plan or the Official Map provides for the reservation
of designated streets, public drainageways, flood control basins or
public areas within the proposed development before approving a site
plan, the Planning Board may require that such streets, ways, basins
or areas be shown on the site plan in locations and sizes suitable
to their intended uses. The Planning Board may reserve the location
and extent of such streets, ways, basins or areas shown on the plat
for a period of one year after the approval of the final plat or within
such further time as may be agreed to by the applicant.
(2)
Unless during such period or extension thereof the Township shall
have entered into a contract to purchase or institute condemnation
proceedings according to law for the fee or a lesser interest in the
land comprising such streets, ways, basins or areas, the applicant
shall not be bound by such reservations shown on the plat and may
proceed to use such and for private use in accordance with applicable
development regulations.
B.
Applicability. The provisions of this section shall not apply to
streets and roads, flood control basins or public drainageways necessitated
by the subdivision or land development and required for final approval.
C.
Compensation. The applicant shall be entitled to just compensation
for actual loss found to be caused by such temporary reservation and
deprivation of use. In such instance, unless a lesser amount has previously
been mutually agreed upon, just compensation shall be deemed to be
the fair market value of an option to purchase the land reserved for
the period of reservation, provided that determination of such fair
market value shall include but not be limited to consideration of
the real property taxes apportioned to the land reserved and prorated
for the period of reservation. The applicant shall be compensated
for the reasonable increased cost of legal, engineering or other professional
services incurred in connection with obtaining site plan approval
caused by the reservation.
Prior to site plan approval for a planned development, the Planning
Board shall find the following facts and conclusions:
A.
That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to standards for planned development contained in Chapter 150, Zoning.
B.
That the proposals for maintenance and conservation of the common
open space are reliable and the amount, location and purpose of the
common open space are adequate.
C.
That provision through the physical design of the proposed development
for public services, control over vehicular and pedestrian traffic
and the amenities of light and air, recreation and visual enjoyment
are adequate.
D.
That the proposed planned development will not have an unreasonably
adverse impact upon the area in which it is proposed to be established.
E.
In the case of a proposed development which contemplates construction
over a period of years, that the terms and conditions intended to
protect the interests of the public and of the residents, occupants
and owners of the proposed development in the total completion of
the development are adequate.
A.
Approval with variance application. The Board of Adjustment shall
have the power to grant, to the same extent and subject to the same
restrictions as the Planning Board, site plan approval whenever the
Board of Adjustment is reviewing an application for approval of a
variance pursuant to Section 57d of Chapter 291 of the Laws of New
Jersey of 1975[1] and appropriate sections of Chapter 150, Zoning, of the Code of the Township of Verona. All requirements of this chapter, with the exception of time period for approval, shall apply to the site plan application and Board of Adjustment when acting as the reviewing board for a site plan application.
[1]
Editor's Note: See N.J.S.A. 40:55D-70d.
B.
Time period for approval. Whenever an application for development requests relief pursuant to Subsection A of this section, the Board of Adjustment shall grant or deny approval of the application within 120 days after submission by an applicant of a complete application to the Secretary of the Board of Adjustment or within such further time as may be consented to by the applicant. Failure of the Board of Adjustment to act within the period prescribed shall constitute approval of the application, and a certificate of the Secretary of the Board of Adjustment as to the failure of the Board of Adjustment to act shall be issued on request of the applicant, and it shall be sufficient in lieu of the written endorsement or other evidence of approval herein required.
C.
Referral to Planning Board. An application under this section may
be referred to the Planning Board for its report, provided that such
reference shall not extend the period of time within which the Board
of Adjustment shall act.
A.
Preparation; contents.
(1)
The site plan and its separate elements shall be prepared by a professional
engineer, land surveyor, architect, landscape architect or professional
planner. The site plan shall be based on the latest Tax Map information
and shall be of a standard size as required by N.J.S.A. 46:26B-1 et
seq.
(2)
The site plan shall consist of a location map, site plan maps(s)
of the affected property and such other maps and information as listed
below. The Planning Board may, at the request of the applicant, waive
any of the various requirements of the maps and submissions.
B.
All maps shall:
(1)
Show the name of the applicant and block and parcel number of the
property in question.
(2)
Show the name, address and seal of the licensed engineer, surveyor,
architect or planner who had prepared the plan.
(3)
Have a North point, scale, date on which plan was prepared and date
of every revision.
(4)
Provide a place for signature of Chairman and Secretary of the reviewing
board.
C.
The location map shall:
(1)
Be drawn at a scale of not more than one inch equals 100 feet, showing
the location of the property, all streets, driveways and property
lines within 200 feet of the affected property and all buildings or
structures within 200 feet of the building or structure proposed by
the applicant.
(2)
Show the location of the property with respect to surrounding property
and streets.
(3)
Identify all properties within 200 feet of the property in question
by block and parcel number, name of owner and address of owner.
(4)
Indicate the zoning district in which the property is located and
zoning of all property within a two-hundred-foot radius of the property
in question.
D.
The site plan map(s) shall:
(1)
Be drawn at a scale of one inch equals 30 feet. The Township Engineer
may give permission to use another scale upon request by the applicant.
(2)
Show all lot line dimensions and area of the lot.
(3)
Show the location of all existing buildings, culverts, storm sewers,
sanitary sewers, waterlines, fire protection facilities, electric
and telephone lines (both above and below ground) and poles, gas and
underground heating systems, pipe lines and other man-made features.
(4)
Show the location of all existing streets and highways on or adjacent
to the property affected, including names, right-of-way width, pavement
width, curbs or sidewalks.
(5)
Show the location of all existing easements and rights-of-way and
the purpose for which they have been established.
(6)
Show the location of existing rock outcrops, high points, watercourses,
depressions, ponds, 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
as determined by survey.
(7)
Show the topography of the site, including existing elevations or
contours at vertical intervals of two feet.
(8)
Provide datum to which contour elevations refer, preferably United
States Coast and Geodetic Survey.
(9)
Show any designated streets, public drainageways, flood control basins
or public areas within the proposed site designated for public reservation
in the Township Master Plan or Official Map.
(10)
Show the topography of the site after development at two-foot
contour intervals.
(11)
Show all proposed streets with profiles indicating grading and
cross sections showing width of roadway, curbing and sidewalk.
(12)
Show the location of proposed buildings and structures, all
accessory structures and fences, if any, including setback, sidelines
and rear yard distances, with dimensions showing present and future
grade elevations at all corners and entrances of said structures,
and floor plans thereof.
(13)
Provide a design view of the front, side and rear elevations
of the proposed structure or structures. Design view elevations are
also to be shown where proposed additions or alterations affect such
elevations.
(14)
Show the location, type and details of proposed signs and outdoor
lighting, including dimensions, radius of light and intensity of illumination.
(15)
Show the location, type and size of proposed culverts, storm
sewers, sanitary sewers, fire protection, electric and telephone lines
and poles, gas and underground heating systems, pipelines and all
other utilities both above and below ground, including the connection
of such proposed facilities with the existing facilities.
(16)
Show all means of vehicular access for ingress and egress to
and from the site onto public streets, showing the size and location
of driveways and curb cuts, including the possible organization of
traffic channels, acceleration and deceleration lanes, additional
width and any other improvements necessary to prevent a difficult
traffic situation. All pedestrian walkways should also be shown.
(17)
Show the location and design of any off-street parking areas
or loading areas showing number of spaces, size and location of bays,
aisles and barriers, and proposed direction of movement.
(18)
Show all proposed screening and landscaping, including a separate
planting plan and location of proposed shade trees. If provided, all
recreation areas shall be indicated.
(19)
Indicate methods and placement of solid waste disposal and storage
facilities.
(20)
Show the storm drainage plan indicating locations of inlet pipes,
swales, detention areas and any other storm drainage facilities as
well as calculations for existing and proposed runoff conditions.
(21)
Include, if applicable, a detailed proposal, including covenants,
agreements or other specific documents showing the ownership and method
of assuring perpetual maintenance to be applied to those areas which
are to be used for recreational or other common purposes.
(22)
Indicate the proposed sequence of development with a projected
time schedule for completion of each of the several elements. Such
projection shall include, where applicable, the removal of structures,
trees and brush, temporary drainage considerations, utilities, road
and sidewalk improvements and provisions for the protection of topsoil.
E.
The Planning Board may require other information and data for specific
site plans. This data may include but is not limited to geologic information,
water yields, flood data, environmental information, traffic counts,
road capacities, market information, economic data for the proposed
business or activity, hours of operation and similar information.
F.
The site plan application shall include certification that no taxes
on the property are delinquent.
The following criteria have been set forth as a guide for evaluating
the adequacy of proposed development in the Township. The Planning
Board shall review the site plan for compliance with all applicable
ordinances and the Master Plan; for harmony with surrounding uses
and the overall plan for development of the Township; for the promotion
of the health, safety, order, efficiency and economy of the Township;
and for the maintenance of property values and the general welfare.
Based upon its review and the degree to which it can make positive
findings, the Board may approve, conditionally approve, request modifications
or deny approval of the site plan based on evaluation of the site
plan details with respect to:
A.
The site plan's compliance with all provisions of Chapterr 150,
Zoning, including but not limited to off-street parking and loading;
signs and lighting; open space and the generation of objectionable
smoke, fumes, noise, odors, dust, glare, vibration or heat.
B.
The site plan's compliance with all requirements and standards of Chapter 466, Subdivision of Land, including but not limited to standards for construction, layout, dimensions, materials, stormwater retention or detention facilities and sewerage facilities.
C.
The environmental impact of the development relating to the preservation
of existing natural resources on the site and the impact on the natural
resources of the surrounding properties and neighborhood.
D.
The relationship of the development to adjacent uses in terms of
harmonious use and design, setbacks, maintenance of property values
and negative impacts.
E.
The provision of a safe and efficient vehicular and pedestrian circulation
system.
G.
The sufficient width and suitable grade and location of streets designed
to accommodate prospective traffic and to provide access for firefighting
and emergency equipment to buildings.
H.
The coordination of streets so as to compose a convenient system
consistent with the circulation element of the Master Plan.
I.
The design and location of buildings in an efficient and aesthetically
pleasing manner.
J.
The use of landscaping and screening to provide adequate buffers
to shield lights, noise, movement or activities from adjacent properties
when necessary; and to complement the design and location of buildings
and be integrated into the overall site design.
L.
The location, size and configuration of open space areas to ensure
that such areas are suitable for intended recreation and conservation
uses.
O.
The adequacy of water, drainage, sewerage facilities, garbage disposal
and other utilities necessary for essential services to residents
and occupants.
