[Ord. No. 79-4 § 4.1]
The general intent of this Article is to foster the planning objectives of this chapter listed in Article I. Site plan review is specifically intended to enhance the general appearance of the community, to encourage the harmonious and efficient use of the land, to protect natural resources and environmental quality, and to ensure the safe and efficient movement of traffic in the Borough.
[Ord. No. 79-4 § 4.2; New]
a. 
Site plan review and approval or waiver by resolution of the Land Use Board shall be required as a condition for the issuance of a building permit, certificate of occupancy, or any license, permit or approval required for the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any building or other structure, or of any mining excavation or landfill, and any use or change of use of any building or structure or land or extension of land, for which permission may be required pursuant to N.J.S.A. 40:55D-1, et seq., including but not limited to change from one permitted use to another, and/or conversions of structures to multiple dwelling units except that:
1. 
Site plan review shall not be required for any single-family detached dwelling or any permitted accessory use thereto, such as a private garage;
2. 
Site plan review shall not be required for any two-family detached dwelling (provided same is a permitted use in the zone in question) or any permitted accessory use thereto, such as a private garage;
3. 
Site plan review shall not be required in connection with Borough property or projects;
4. 
Site plan review shall not be required in connection with building permits for repair or upgrade work to existing structures in connection with the existing use thereof when the Zoning Officer renders a written determination that said work: (a) will not result in additional lot coverage; (b) will conform in all respects to maximum and minimum building standards; (c) will not increase the number of off-street parking spaces; and (d) no other reason exists to require site plan review in connection with the proposed repair/upgrade work.
b. 
The Land Use Board, when acting upon an application for site plan approval, shall have the power to grant such exceptions from the requirements for site plan approval as may be reasonable and within the general purpose and intent of this chapter, if the literal enforcement of one or more of the required provisions of site plan approval is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land in question.
c. 
The Land Use Board may waive site plan review, including the requirement of prior specific notification pursuant to N.J.S.A. 40:55D-12, after review of an application for such relief at a duly advertised public meeting of the Board, when the Board finds that:
1. 
The proposed use is clearly and specifically permitted in the zone, and therefore no use variance, dual use variance or ordinance interpretation is necessary;
2. 
The proposed use shall be solely within an appropriate existing structure and no (new construction except interior renovations) will be involved, or the same will be de minimus;
3. 
The proposed use will not affect existing circulation, drainage, building arrangement, landscaping, buffering, lighting and other considerations of site plan review;
4. 
The proposed use will not have an adverse effect in relation to parking, noise, odor, trash or similar considerations;
5. 
The existing facilities do not require upgraded or additional site improvements to accommodate the proposed use;
6. 
The application does not involve: a "planned development" as defined in N.J.S.A. 40:55D-5 or any new street or extension of any off-tract improvement which is to be prorated pursuant to N.J.S.A. 40:55D-42;
7. 
The application to the Board, including all fees and other requirements thereof is complete in all respects and contains all of the information the Board needs to reach an informed decision; and there appears to be no cause to require specific public notice of the application for the waiver, nor is such notice legally required.
d. 
In granting or waiving site plan approval the Land Use Board may impose such conditions thereon as the Board may deed necessary and proper. All approvals/waivers of site plan shall be subject to the following conditions, whether or not specifically stated in the resolution:
1. 
That the approval/waiver is subject to the approval of any and all other agencies whether Federal, State, county or local, that may have jurisdiction over the application, the site or the proposed project;
2. 
That the applicant shall comply with all representations made, either personally or through any representative, during the course of the application, and in all plans, documents, or other materials filed or presented with the application;
3. 
That the approval/waiver is subject to the payment of all fees assessed by the Board and all fees for the professional review of the application being paid in full by the applicant.
e. 
No certificate of occupancy, business license or other license, permit or approval shall be issued, or remain valid, unless all construction and site utilization/operation conforms to the site plan approval or waiver thereof, including any stipulations, conditions or limitations upon which said approval or waiver was subjected.
[Ord. No. 79-4 § 4.3]
In addition to the information required for a zoning permit, all site plans shall fulfill the information requirements of this action prior to review by the approving authority.
a. 
Site plans shall be prepared under the supervision of and be signed and sealed by either a New Jersey licensed professional engineer or a registered architect. A plan shall be drawn in black on white at a scale not less than one inch equals 50 feet.
b. 
The site plan shall clearly show the conditions on and adjacent to the site at the time of 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. At a minimum, the preliminary site plan shall include the following information, unless waived by the Land Use Board:
1. 
A key map at an appropriate scale showing the location of the site and its relationship to surrounding areas and to existing street locations.
2. 
Name and address of owner, developer, and person preparing plan.
3. 
The tax map sheet, block, and lot numbers.
4. 
Certificate from the tax collector that all taxes are paid to date.
5. 
The names of all adjoining property owners as disclosed by the most recent tax records.
6. 
The entire property in question, even though only a portion of the property is involved in the site plan, provided, however, where it is physically impossible to show the entire property on the required sheet, a separate map at an appropriate scale may be submitted.
7. 
The location, design, and dimensions of each new and existing use and building.
8. 
The building or use setback distances from all property lines.
9. 
The location, dimensions, and arrangement of streets, vehicular accessways and driveways, off-street parking areas, methods of separating land traffic and parking traffic within off-street parking areas, and loading and unloading areas.
10. 
Existing or proposed rights-of-way, easements and all land to be dedicated to the municipality or reserved for specific uses.
11. 
Location of all existing trees or tree masses, indicating general sizes and species of trees.
12. 
The location, design, and dimensions of open areas, buffer areas, pedestrian walkways, and any recreation areas and facilities proposed by the developer.
13. 
Landscaping and buffering plan showing what will remain and what will be planted, indicating names of plants and trees and dimensions, approximate time of planting and method of planting.
14. 
Contours at two foot intervals for slopes averaging 5% or greater and one foot contours for slopes less than 5% unless determined by the Borough Engineer to be unnecessary in whole or in part.
15. 
Grading plan showing existing and proposed spot elevations based upon the U.S. Coastal Geodetic datum at all building corners, all floor levels, center lines of abutting roads, top and bottom curbs, property corners, gutters and other pertinent locations.
16. 
The location, size, and direction of flow of all streams, brooks, ditches, lakes, and ponds. The boundaries of the flood plains of all watercourses shall also be submitted.
17. 
Cross sections and center line profiles of all existing or proposed streets or watercourses.
18. 
Plans and design data for storm drainage facilities.
19. 
Preliminary plans and profiles of proposed utility layouts and water and sewer facilities.
20. 
If on-site sewage disposal is required, the results and location of all percolation tests and test borings shall be shown on the plan.
21. 
At a minimum, the floor plan and front elevation of all proposed principal buildings and all contemplated accessory buildings and structures.
22. 
The size, type, and location of all proposed signs.
23. 
The location and design of proposed lighting for buildings, signs, and grounds.
c. 
The approving authority may require additional information in order to properly review and take action on a specific application. The approving authority may also rely on the information or design requirements of Article V, Land Subdivision, where applicable or make reasonable requests for additional information.
[Ord. No. 79-4 § 4.4]
A site plan submitted for final approval in accordance with the provisions of Article II, Development Procedures, shall contain all data and show all details required by the Land Use Board in its resolution granting preliminary approval.
[Ord. No. 79-4 § 4.5]
The following factors shall be considered in the review and development of all site plans:
a. 
Circulation. Pedestrian and vehicular traffic movement within and adjacent to the site with particular emphasis on the provision and layout of parking areas, off-street loading and unloading areas, and the movement of people, goods and vehicles from access roads, and within the site and adjacent to it. The Land Use Board shall ensure that all parking spaces are usable and are safely and conveniently arranged. Access to the site from adjacent roads shall be designed so as to interfere as little as possible with traffic flow on these roads and to permit vehicles a rapid and safe entrance and exit to and from the site.
b. 
Site Design. The design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. In the orientation and siting of buildings, the unique characteristics of the site shall be taken into account with consideration given to relating buildings to the natural terrain; creating desirable focal points; preserving natural views; and respecting the established character of the neighborhood. The site plan shall provide for a unified design with features that tie principal, and accessory structures together and relate site features successfully and harmoniously to similar elements in surrounding buildings.
c. 
Lighting. Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes. Lighting standards shall be a type approved by the Land Use Board. Directional lights shall be arranged so as to minimize glare and reflection on adjacent properties.
d. 
Buffering. Buffering shall be located around the perimeter of the site to minimize headlights of vehicles, noise, light from structures, the movement of people and vehicles, and to shield activities from adjacent properties when necessary. Buffering may consist of fencing, evergreens, shrubs, bushes, deciduous trees or combinations thereof to achieve the design objectives.
e. 
Landscaping. Every effort shall be made to preserve the landscape in its natural state or to improve existing site conditions in keeping with adjacent areas. Landscaping shall be provided as part of the overall site plan design and integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, and plants.
f. 
Signs. Signs shall be designed so as to be aesthetically pleasing, harmonious with other signs on the site, and located so as to achieve their purpose without constituting hazards to vehicles and pedestrians.
g. 
Utilities. Storm drainage, sanitary waste disposal, water supply and solid waste disposal shall be reviewed and considered. Particular emphasis shall be given to the adequacy of existing systems, and the need for improvements both on site and off site. Adequate fire protection shall be ensured in the review of all major developments. Solid waste disposal shall be adequate to ensure freedom from vermin and rodent infestation.
h. 
Environmental Considerations. Environmental elements relating to soil erosion, preservation of trees, protection of watercourses, topography, soil, and wildlife shall be reviewed and the design of the plan shall minimize any adverse impact on these elements. Whenever possible, the natural features of a site are to be preserved, floodplain respected, and excessive cut or fill avoided.
[Ord. No. 79-4 Ch. IV, Art. IV]
(See also § 25-37 for recycling areas in multi-family developments.)
The approving authority may require the installation of applicable improvements and may rely on the specific design standards listed in Article V, Land Subdivision. These improvements shall be installed in accordance with the standards, specifications, and engineering inspection requirements of Article V. In addition to the above-cited required improvement and design standards, the following additional standards shall apply to site plans. For good and sufficient reasons, the Planning Board may vary these design details as they may apply to a specific site plan application.
[Ord. No. 79-4 § 4.6]
(See Appendix E (Schedule of Off-Street Parking Requirements) included as an attachment to this chapter.)
Adequate off-street parking space, open air or indoor, shall be provided with all new construction, the creation of new uses or the extension or alteration of existing uses.
a. 
Parking Area Design Standards. All parking areas shall be designed in accordance with the following standards:
1. 
The minimum parking stall dimension shall be nine feet in width and 18 feet in length.
2. 
Access driveways to parking areas shall not be less than 10 feet in width for one-way traffic and not less than 20 feet in width for two-way traffic. The location of entrances and exits shall be in accordance with the access provisions of Subsection 25-29.3. Access driveways shall be separated from parking areas by a buffer strip for a distance of 50 feet from its intersection with a public road or street. Parking spaces shall not be located along access roads except if the road is designed to be wide enough to prevent vehicles from backing into the travel lane.
3. 
Off-street parking areas providing more than two required spaces shall be designed so that no vehicles would have occasion to back into any public street.
4. 
Aisles and driveways within parking areas shall have the following minimum widths:
(a) 
For parallel parking - 12 feet.
(b) 
For 30 degree or less angle parking - 12 feet.
(c) 
For 45 degree or less, but greater than 30 degree angle parking - 13 feet.
(d) 
For 60 degree or less, but greater than 45 degree angle parking - 18 feet.
(e) 
For 90 degree or less, but greater than 60 degree parking - 25 feet.
5. 
Parking spaces shall be provided in accordance with the minimum requirements specified in the Schedule of Off-Street Parking Requirements included as an attachment to this chapter. When the computation to determine the number of spaces results in a requirement of a fractional space, any fraction to and including 1/2 shall be disregarded and fractions exceeding 1/2 shall require one space. For any other uses or combination of uses which do not fit one of the categories listed in the schedule, the approving authority should determine the required number of spaces. The specified standards are to be the basis of such determination.
6. 
In parking areas for major commercial development, a one-way internal circulation system is encouraged to facilitate traffic movement and to reduce the number of conflict points.
7. 
Parking stalls, driveways, and aisles shall be clearly marked and delineated. The Land Use Board shall require that certain areas be maintained for fire fighting or other emergency purposes and these areas shall be properly designated.
8. 
All off-street parking areas shall be paved according to Borough specifications except if the intensity and frequency of use is limited in which case the Land Use Board may permit a gravel or stone surface.
9. 
Parking areas shall not be located in the required side or rear yards nor closer than 10 feet to the street's proposed right-of-way line in the front yard. This requirement shall be maintained to permit adequate buffering of the parking area.
10. 
All parking areas shall be suitably landscaped and buffered from adjacent land uses. At least 5% of the parking area shall be landscaped (along walkways, center islands, and at end of bays) to break up the amount of impervious surfaces. This landscaping requirement shall be in addition to the buffering provisions of Subsection 25-29.5.
All double-loaded parking bays with more than 20 total parking spaces shall provide a park strip at least 10 feet in width between aisles. The park strip shall be suitably landscaped and shall include a four foot sidewalk except if exclusive walkways are provided elsewhere.
11. 
Curbing and guttering shall be required for all paved parking areas to ensure adequate drainage, to define the extent of the parking area, and to separate parking bays from park strips or access roads.
b. 
Existing off-street parking areas shall not be reduced or encroached upon in any way which would make them deficient for the uses served.
c. 
The collective provision of off-street parking by two or more buildings or uses located on adjacent lots is permitted, provided that the total parking requirements of each facility shall not be less than the parking requirements for the involved buildings or uses computed separately, unless it can be demonstrated to the satisfaction of the approving authority that the periods of need for parking are entirely or partially mutually exclusive.
d. 
All off-street parking is to be provided on lot or contiguous to the lot and adjacent to the specified principal use. For nonresidential uses in commercial districts, required parking may be located within 150 feet of such use, the distance to be measured from the nearest point of the parking facility to the nearest point of the building served.
Schedule of Off-Street Parking Requirements
Type of Use
Minimum Parking Spaces
Residential Units:
Single-family detached or mobile homes
2 per unit provided on lot
Two-family units (duplex)
2 per unit provided on lot
Single-family attached or townhouses
2 per unit provide on lot plus 1 per 6 units of visitor parking, provided in off-street bays
Garden Apartments
1.5 per unit except if 2 or more bedrooms exceed 40% of unit total then 1.75 per unit, provided in off-street bays
Commercial Establishments:
Retail Store, Service Business
1 per 200 square feet of gross leasable area
Service Stations
2.5 for each service bay
Theaters
1 for each 4 seats
Shopping Centers
5.5 per 1,000 square feet of gross leasable area
Bank
6 per teller window
Motels, Hotels, Transient Guest Homes
1 per room
Restaurant
1 per 2 seats devoted to service
Offices, General and Professional
1 per 250 square feet of gross floor area
Research Laboratories
1 per employee plus ten percent1
Wholesale Store, Motor Vehicle Establishment, Furniture Store
Exclusive of storage space, 1 per 400 square feet
Community Facilities:
Church, House of Worship
1 for each 3 seats2
Assembly Hall, Auditorium, Community Center
1 for each 100 square feet of gross floor area or 1 for each 4 seats, whichever is greater
Hospital
1.5 per bed
Nursing Home, Institution for Aged
1 for each 3 beds
Schools:
Elementary School, Junior High Schools
1 for each employee plus 10 percent
High Schools
10 per classroom
College
1 for every 2 students plus 1 per 4 dormitory beds
Library or Museum
1 per 500 square feet of gross floor area
Funeral Home
10 plus 1 for each 50 square feet devoted to chapel or slumber rooms
Industrial Establishments:
Industrial, Manufacturing Use
1 per employee plus 10 percent or 1 per 750 square feet of gross floor area, whichever is greater
Storage Warehouse
1 per employee plus 10 percent or 1 per 750 square feet of gross floor area whichever is greater
Recreation Facilities:
Clubs, Golf Clubhouses, Commercial or Noncommercial Uses
1 for each 6 persons of rated capacity
Bowling Alleys
4 spaces per alley
Skating Rink
1 space for each 120 square feet
[Ord. No. 79-4 § 4.7]
Off-street loading space shall be provided with all new construction or the creation of new uses in accordance with the following standards.
a. 
An off-street loading space, as defined in this chapter shall be required:
1. 
For each 10,000 square feet of gross floor area in a hospital.
2. 
For each 2,500 square feet of gross floor area in a funeral home (dimensions of loading space may be reduced to 33 x 12 feet).
3. 
For each 12,000 square feet of gross floor area in a commercial use or manufacturing establishment.
b. 
When the computation to determine the number of required loading spaces results in a requirement of a fractional space, any fraction to and including 1/2 shall be disregarded and fractions exceeding 1/2 shall require one space.
c. 
Existing required loading areas together with their access accessways shall not be encroached upon or reduced in any manner or devoted to any other use. The use's certificate of occupancy shall be declared invalid in the event of such occurrence.
d. 
All off-street loading spaces shall be surfaced with asphaltic or Portland cement concrete. The arrangement of off-street loading space shall be such that no vehicle shall have occasion to back into any public street or an internal access road of a parking area.
e. 
Off-street loading areas shall be located or screened so that they cannot be seen from adjacent land uses or from the public street and shall not encroach on any required yards.
[Ord. No. 79-4 § 4.8]
Access shall be designed in accordance with the driveway regulations in Subsection 25-18.3 as well as with the following additional standards for all site plans:
a. 
Access to a site shall be provided from an improved existing or proposed public street at defined locations. For developments on parcels of land with frontage of less than 150 feet, no more than two one-way driveways or one two-way driveway shall be permitted. The number of driveways provided from a site directly to a road for a parcel of 150 feet or more shall not exceed two two-way driveways or one two-way driveway and two one-way driveways.
b. 
All entrance and exit driveways to a road shall be located to afford maximum safety to traffic on the road. Where a site occupies a corner of two intersecting roads, no driveway entrance or exit may be located within 50 feet of the tangent of the existing or proposed curb radius of that site.
c. 
Whenever a development is proposed at the intersection of an arterial or major collector and a road of lesser importance, access to the development shall be gained from the County or Borough road of lesser functional classification.
d. 
The width of a driveway at the right-of-way line shall be a minimum of 20 feet and a maximum of 40 feet for two-way operation and a minimum of 12 feet and a maximum of 20 feet for one-way operation.
e. 
No part of any driveway shall be located within a minimum of 10 feet of a side property line. However, the Land Use Board may permit a driveway serving two or more adjacent sites to be located on or within 10 feet of a site property line between the adjacent site. The use of marginal access roads or joint driveways may be required by the Land Use Board in an area of commercial development to collect the commercial traffic.
f. 
Where two or more driveways connect a single site to any one road, a minimum clear distance of 75 feet shall separate the closest edge of any two such driveways for a parcel with less than 150 feet of frontage and a minimum of 100 feet shall separate any two driveways for a parcel of more than 150 feet.
g. 
Deceleration Lane. Where a driveway serves as an entrance to a land development providing 50 or more spaces, a deceleration lane shall be provided for traffic turning right into the driveway from any arterial, major or minor collector road. The deceleration lane shall be at least 200 feet long and at least 13 feet in width. A minimum 40 feet curb radius will be used from the deceleration lane into the driveway. If a deceleration lane is provided, the driveway angle may be less than the 75 degrees required in Subsection 25-18.3.
h. 
Acceleration Lane. Where a driveway serves right turning traffic from a parking area providing 200 or more parking spaces and the abutting road has a peak hour traffic volume exceeding 1000 vehicles per hour, an acceleration lane shall be provided at least 200 feet in length and at least 13 feet in width. In situations where these criteria are not met, the Land Use Board may require acceleration lanes for commercial, residential, or industrial development upon the recommendation of the Borough Engineer to improve traffic merging or sight conditions.
[Ord. No. 79-4 § 4.9]
All site plan applications shall include plans for proposed exterior lighting. These plans shall include the location, type of light, radius of light and intensity in foot-candles. All lighting shall be designed in accordance with the following design standards:
a. 
The style of light and the light standards shall be consistent with the architectural style of the principal building. The height of the lighting shall be in scale with the height of the principal building and shall not exceed 35 feet.
b. 
All lights shall be properly shielded to restrict the maximum apex of illumination of 150 degrees and to prevent glare or illumination on adjacent land uses.
c. 
Lighting shall be located along streets, parking areas, and at all intersections. In addition, all building entrances and exits shall be lighted and all sidewalks shall have low or mushroom type structures. Free standing lights shall be located and designed so as not to be easily damaged by vehicles or to be a roadside safety hazard.
d. 
Spotlight fixtures attached to buildings shall not be permitted except for security purposes in the rear of buildings.
e. 
The appropriate intensity of lighting in foot-candles and the type of lighting shall be determined by the Land Use Board upon the recommendation of the Borough Engineer.
[Ord. No. 79-4 § 4.10]
All site plans shall provide sufficient buffering and screening to minimize any adverse impacts or nuisances of the site from adjacent areas and to improve the physical appearance of the site. Buffering, such as adequately spaced deciduous trees, low hedges, bushes, berms, and other landscaping elements shall be used to soften the visual impact of the proposed use and to provide a break between adjacent uses of the same type or from the road. Screening is defined as a physical or natural barrier that is required to block an objectionable view or to prevent nuisance characteristics of the proposed use, such as noise or light, from extending beyond the limits of the property. Fences, walls, high hedges, mounds, and dense tree plantings (normally evergreens or Poplar trees) are examples of effective screening methods. The following general standards are to be utilized in the design of all site plans:
a. 
Buffering or screening shall be required along the perimeter of all site plans unless waived by the Land Use Board. Buffers shall be created along and adjacent to property lines of similar or proposed uses and along the road. Buffers may also be required on the interior of the site plan to shield parking areas. Whenever a commercial or industrial land use abuts existing or proposed residential land use, a dense natural barrier or screen shall be required. Screening may also be required around garbage collection areas, loading bays, and where interior roads run parallel with roads exterior to the site. Screening should also be considered along the rear property line to act as a backdrop for the proposed use.
b. 
Wind breaks, composed of appropriate natural screening, should be considered in the prevailing wind direction to prevent wind-borne debris from leaving the site.
c. 
Buffer zones shall be maintained in their natural state when wooded. When natural vegetation is sparse at certain locations, the Land Use Board may require plantings native to existing adjacent woodland.
d. 
Fences or walls are effective screening designs. However, any proposed fence or wall shall complement the structural type and design of the principal buildings. The use of fences with high transparency (i.e. chain link fence) shall not be considered as an adequate buffer unless complemented by landscaping. High fences or walls with little, if any transparency, shall only be considered in areas appropriate for screening.
e. 
The use of landscaping techniques such as terracing, and the creation of berms or mounds shall be encouraged as part of the landscaping plan and to accomplish adequate buffering or screening.
[Ord. No. 79-4 § 4.11]
A landscaping plan shall be submitted with each site plan application. The plan shall identify and locate existing and proposed trees, shrubs, bushes, plant material and ground cover. The plan shall also indicate any proposed alterations of the terrain for landscaping purposes. The following principles shall be followed in the development of a landscaping plan.
a. 
Landscaping shall be designed to accent and complement buildings and shall be located to assist with interior climate control.
b. 
The impact of any proposed landscaping plan shall be considered over time so that shrubs or trees do not grow and eventually block sight distances. This concern is particularly important at driveway entrances and in parking areas.
c. 
Factors such as texture, color, shapes, and foliage shall be considered in the choice of species. In addition, the susceptibility of the species to disease and litter or maintenance problems must be considered.
d. 
The preservation of existing trees and vegetation is encouraged. Specimen trees over 15 inches in diameter shall be incorporated into all landscaping plans. Although the alteration of the existing terrain is permitted to accomplish appropriate landscaping objectives, the grade around existing trees may not be varied more than six inches except if properly designed tree walls are to be constructed.