Borough of Rockleigh, NJ
Bergen County
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Table of Contents
Table of Contents
[1973 Code § 89-1]
This chapter shall be known and may be cited as the "Site Plan Review Regulations of the Borough of Rockleigh."
[1973 Code § 89-2]
For the purposes of this chapter, 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. Site development shall also include the construction of parking areas and driveways for more than two vehicles, except in connection with a detached one- and two-family dwelling, and the regrading, removal of vegetation or displacement of soil in an area of over 5,000 feet.
[1973 Code § 89-3; New]
The provisions of this chapter shall be administered by the Rockleigh Planning Board in accordance with N.J.S.A. 40:55D-1 et seq.
[1973 Code § 89-4; Ord. No. 06-05; Ord. No. 06-07]
a. 
Any owner of land within the Borough of Rockleigh, prior to developing a site as defined and covered by this chapter, shall submit to the Borough Administrator 18 copies of a preliminary site plan and such other information as is required in § 31-8 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 Planning Board if the data required for final approval under § 31-6 hereunder is found to be complete and satisfactory.
b. 
Upon the submission of a preliminary site plan, the Borough Administrator shall forward the same to the Planning Board and the Planning Board shall make a determination of completeness under the definition and the time limits specified in § 30-1.8.
c. 
If the Planning Board required 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.
d. 
The Planning Board shall, following public hearing as specified in § 30-2.4 of the Rockleigh Borough Code, if the proposed development complies with this chapter and N.J.S.A. 40:55D-1 et seq., grant preliminary site plan approval.
e. 
Upon the submission to the Borough Administrator of an application for a site plan of 10 acres of land or less, the Planning Board shall grant or deny preliminary approval within 45 days of the date of the determination that the application is complete or within such further time as may be consented to by the developer. Upon the submission of a complete application for a site plan of more than 10 acres or more than 10 dwelling units, the Planning Board shall grant or deny the preliminary approval within 95 days of the determination that the application is complete or within such further time as may be consented to by the developer. Otherwise, the Planning Board shall be deemed to have granted preliminary approval of the site plan.
f. 
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.
g. 
Separate Application Permissible. The developer may elect to submit a separate application requesting approval of a variance or direction of the issuance of a permit and a subsequent application for any required approval of a site plan, subdivision or conditional use. The separate approval of the variance or direction of the issuance of a permit shall be conditioned upon grant of all required subsequent approvals by the Planning Board. No such subsequent approval shall be granted unless the approval can be granted without substantial detriment to the public good and without substantial impairment of the intent and purpose of the Zone Plan and Chapter 34, Zoning.
h. 
No application for site plan review by the Planning Board shall be deemed complete for purposes of commencing the applicable time period for action by the Planning Board unless and until a subdivision application checklist and a zoning checklist in the form set forth in the Appendix to Chapter 30, Land Use Procedures, has been completed and all information required by these checklists has been furnished to the Planning Board.[1]
[1]
Editor's Note: The applications and checklists can be found in Chapter 30, Land Use Procedures.
[1973 Code § 89-5]
a. 
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; and off-tract improvements; and any requirements peculiar to such preliminary site plan approval. However, nothing herein shall be construed to prevent the Borough from modifying by ordinance such general terms and conditions of preliminary approval as relate to public health and safety.
b. 
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. 
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.
[1973 Code § 89-6]
The Borough Administrator shall immediately notify the Planning Board upon receipt of the final site plan, and the Planning Board shall act upon the final site plan within 45 days after the date of the determination that the application is complete.
[1973 Code § 89-7]
The installation of improvements as approved in the final site plan shall be subject to inspection by the Borough Engineer, and approval shall be revoked if there is a significant deviation from the site plan as approved. Performance and maintenance bonds shall be released subject to approval by the Borough Engineer and the Borough 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 Borough Engineer; and 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.
[1973 Code § 89-8]
Site plans shall be drawn on a map or maps to a scale not smaller than one inch equals 50 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 detailed dimensions, grade elevations and engineering designs and may include only preliminary architectural floor plans and typical elevations. Site plans shall also contain all information as may be additionally required by the site plan application checklist.
a. 
The names and addresses of the applicant and the owner and the name, address and title of the person preparing the plan, maps and accompanying data, the date of preparation and the dates of each revision where applicable.
b. 
An appropriate place for the signatures of the Chairman and Secretary of the Planning Board and the Borough Engineer.
c. 
The lot and block number or numbers of the lot or lots from the Borough Tax Maps; and the length and bearings of the lot lines of the proposed project.
d. 
Scale and north sign.
e. 
The zone district in which the lot or lots are located and the zone district or districts of all the immediately adjoining lots.
f. 
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.
g. 
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 lot or lots on one map, a key map thereof shall be submitted.
h. 
The location, names and widths of all existing and proposed streets abutting the lot or lots in question; 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 on file in the Borough of Rockleigh municipal offices as of the date of the site plan application; and the location of existing buildings within 200 feet of the site in question.
i. 
The existing and proposed principal building or structure and all accessory buildings or structures, if any, and the square footages thereof, with dimensions showing present and finished grade elevations at all corners and entrances of said buildings and structures, first floor elevations and the complete floor plans and elevation plans thereof.
j. 
Present and proposed topography based on New Jersey Geodetic Control Survey Datum, at two-foot contour intervals.
k. 
All existing and proposed setback dimensions, landscaped areas, trees over six-inch caliper on the part of the site affected by the proposed development, fencing the 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.
l. 
The location, type and size of all existing and proposed curbs, sidewalks, driveways, fences, retaining walls, parking space areas, and layouts thereof, and all off-street loading areas, together with the dimensions of all the foregoing for the site and within 100 feet; and the number of employees, total, and maximum on one shift.
m. 
The location, type and size of existing and proposed catch basins and storm drainage facilities and all utilities, both above and below ground. Drainage calculations shall be submitted to show the adequacy of proposed storm drainage facilities, and security against flooding shall be demonstrated, with evidence of approval by the State Department of Environmental Protection where applicable, including encroachment permits.
n. 
All existing and proposed signs and their size, nature of construction and location, and all existing and proposed exterior lighting, including size, nature of construction, location, height, the area and direction of illumination and the lumen power.
o. 
Soil erosion and sediment control plan as described in § 32-11 of Chapter 32, Land Subdivision, of the Rockleigh Borough Code.
p. 
Cost estimates and proposed performance, construction and maintenance bonds (in accordance with the provisions of § 32-7.4 of the Rockleigh Borough Code) and construction time schedules related to building construction, for any improvements not proposed to be completed before the issuance of a certificate of occupancy.
q. 
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 § 32-7.2, Off Tract Improvements, of Chapter 32, Land Subdivision, of the Rockleigh Borough Code.
r. 
Any and all other information and data necessary to meet any of the requirements of this chapter not listed below.
[1973 Code § 89-9]
Each site plan shall provide for the following:
a. 
The development shall be consistent with Borough Code Chapter 34, Zoning, the zoning ordinances, except in those cases where application is being made to the Planning Board for a variance from the terms and provisions of the Zoning chapter and ordinances.
b. 
Safe and efficient vehicular and pedestrian circulation, parking and loading.
c. 
Adequate screening and landscaping, and appropriate location of structures.
d. 
Exterior lighting for safety reasons, in addition to adequate streetlighting.
e. 
Adequate water supply, drainage, shade trees, sewage facilities and other utilities necessary for essential service to residents and occupants.
f. 
Any area reserved for public use shall be of suitable size, shape and location to serve its intended purposes.
g. 
The development shall conform to the standards and requirements of Article VI, Flood Control Provisions, § 34-36 of Chapter 34, Zoning.
h. 
Adequate protection and conservation of soils through the submission of an erosion and sedimentation control plan for all site plans that will result in disturbance of 5,000 square feet of land or more, as required in § 32-11, Soil Erosion and Sediment Control, of Chapter 32, Land Subdivision, of the Rockleigh Borough Code.
i. 
Standards for the grading, improvements and construction of streets or driveways and for any required walkways, curbs, gutters, streetlights, fire hydrants and water drainage, sewage facilities and other improvements found necessary shall be as provided to the developer by the Borough Engineer. Where certain utilities to be installed are under other governmental authority or jurisdictions, the standards shall be provided by those jurisdictions and shall be adhered to by the developer. A letter approving the proposed installations and a statement as to who will carry out the construction shall be required.
j. 
Any off-tract water, sewer, drainage or street improvements required as a result of land development shall be paid for by the developer on a pro rata basis under the standards described in § 32-7.3, Flood Hazard Areas, of Chapter 32, Land Subdivision, of the Rockleigh Borough Code.
k. 
All taxes and assessments against the site shall be paid prior to any preliminary approval.
[1973 Code § 89-10; Ord. No. 06-07]
Fees are provided in Chapter 30, Land Use Procedures.
[1973 Code § 89-11]
Failure to comply with any of the conditions of site plan approval subsequent to the receipt of a building permit or certificate of occupancy, as the case may be, shall be construed to be a violation of this chapter and shall be grounds for the revocation of any building permit or certificate of occupancy, as the case may be. Written notice of revocation, sent by certified mail, by the Construction Official, requiring compliance with the conditions of site plan approval within a period of time of not less than five days, shall effectively revoke any building permit or certificate of occupancy, as the case may be, if compliance shall not be made within the time limit set.
[Ord. No. 06-01-04; Ord. No. 2010-08; amended 6-4-2018 by Ord. No. 2018-6]
a. 
A building permit must be applied for and issued within 18 months from final approval by the Planning Board of any development application. If a building permit is not so applied for and issued within said time period, said Planning Board approval shall be deemed null and void and a building permit cannot then be issued.
b. 
Final approval by the Planning Board is defined as the 46th day from the publication of a notice once in the official newspaper of the municipality or a newspaper of general circulation in the municipality providing notice of the determination of the Planning Board on a development application.
c. 
However, and notwithstanding the above, an applicant may apply for, and the Planning Board may grant, three one-year extensions of the above referred to time period providing that such application is filed by the applicant with the Planning Board within 60 days after the expiration of said time period and it is further provided that if the design standards have been revised by ordinance, such revised standards shall govern if permitted under P.L. 2010, Ch. 9, as may be amended or supplemented. Any such one-year extension that may be granted by the Planning Board shall commence with the expiration of the prior time period and not with the date of the granting of the extension by the Planning Board.