Borough of Alpha, NJ
Warren County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Mayor and Council of the Borough of Alpha 2-13-2001 by Ord. No. 01-02 (Ch. 98 of the 1974 Code). Amendments noted where applicable.]
GENERAL REFERENCES
Land use procedures — See Ch. 57.
Subdivision of land — See Ch. 340.
Zoning — See Ch. 410.
315a Preliminary Site Plan Checklist 315b Final Site Plan Checklist 315c Minor Site Plan Checklist
This chapter shall be known and may be cited as the "Alpha Borough Site Plan Review Ordinance of 2000."
A. 
The following words or terms shall have the following meanings where used herein:
BOARD
The Planning Board of Alpha Borough.
[Amended 6-22-2004 by Ord. No. 04-16]
CONVENTIONAL
Development other than planned development.
DEVELOPER
The legal or beneficial owner or owners of a lot or any land proposed to be included in a proposed development, including the holder of an option or contract of purchase or other person having an enforceable proprietary interest in such land.
DEVELOPMENT
The division of a parcel of land into two or more parcels; 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 in use of any building or other structure or land or extension of use of land.
GUARANTY
Any security which may be accepted by the municipality, provided that a municipality shall not require more than 10% of the total performance guaranty in cash.
MINOR SITE PLAN
The development of one or more lots which does not involve planned development, any new street or extension of any off-tract improvement and contains the information reasonably required in order to make an informed determination as to whether the requirements established by this chapter for approval of a minor site plan have been met and shall be limited to the following classes of development:
[Added 11-12-2013 by Ord. No. 13-19]
(1) 
A change in use involving no building construction, other than interior modifications or interior structural alterations, and no need for additional off-street parking, lighting or drainage improvements.
(2) 
Minor structural changes, such as entry enclosures, porticos and other structural appurtenances, including roof appurtenances.
(3) 
Building additions not exceeding 100 square feet in ground coverage and accessory buildings and structures not exceeding 500 square feet in ground coverage, provided that the same do not invade upon any required parking area, setback area or otherwise violate any requirements of the Borough development regulations.
(4) 
Site plans detailing development not reasonably anticipated to create impacts beyond those normally attending applications otherwise meeting the requirements of Subsections A, B and C above.
ON TRACT
Located on the property which is the subject of a development application or on a contiguous portion of a street or right-of-way.
PLANNED DEVELOPMENT
Planned unit development, planned unit residential development, residential cluster, planned commercial development or planned industrial development.
SITE PLAN
A development plan of one or more lots on which is shown:
(1) 
The existing and proposed conditions of the lot, including but not necessarily limited to topography, vegetation, drainage, floodplains, marshes and waterways.
(2) 
The location of all existing and proposed buildings, drives, parking spaces, walkways, means of ingress and egress, drainage facilities, utility services, landscaping, structures, signs, lighting and screening devices.
(3) 
Any other information that may be reasonably required in order to make an informed determination pursuant to this chapter requiring review and approval of site plans.
B. 
Terms and words not defined herein, but defined in Chapter 410, Zoning, Chapter 57, Land Use Procedures, or Chapter 350, Subdivision of Land, shall have, for the purposes of this chapter, the meanings given them in Chapter 410, Zoning, or Chapter 350, Subdivision of Land, as the same now reads or may be amended. Terms and words not defined herein nor in Chapter 410, Zoning, or Chapter 350, Subdivision of Land, shall have the meanings given them in the Municipal Land Use Law, its amendments and supplements thereto.[1]
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
Site plan review and approval shall be required as a condition for the issuance of a permit for any development, except that individual lot applications for detached one- or two-dwelling-unit buildings which are part of a minor subdivision shall be exempt from site plan approval.
In the case of a site plan for a development which proposes construction over a period of years, the developer shall plan proposed stages so as to protect the interests of the public and of the residents, occupants and owners of the proposed development during the total completion of the development.
The following documents shall be submitted with all applications for approval:
A. 
Proof from the Alpha Borough Tax Collector or other designated official that no taxes or assessments for local improvements are due or delinquent on the property for which the site plan application is made.
B. 
Where the applicant is a corporation or partnership, it shall submit the following:
(1) 
A list of all stockholders or individual partners owning at least 10% of its stock or at least 10% of the interest in the partnership, as the case may be, pursuant to N.J.S.A. 40:55D-48.1.
(2) 
Where the 10% or more of the ownership disclosed pursuant to N.J.S.A. 40:55D-48.1 is by a corporation or partnership, the applicant shall provide a list of all stockholders or individual partners owning at least 10% of the stock or partnership interest in a corporation or partnership owner subject to disclosure pursuant to N.J.S.A. 40:55D-48.1.
Prior to the submission of a preliminary site plan, the applicant is encouraged to submit a concept plan showing the proposed site development. The Planning Board shall grant an informal review of a concept plan from which the applicant intends to prepare and submit an application for development. The concept plan shall be in sufficient detail to allow the Board to make an informal decision on the merits of the proposal. The applicant shall not be bound by any concept plan for which review is requested, and the Board shall not be bound by any such review.
[Added 11-12-2013 by Ord. No. 13-19]
Minor site plan requirements shall be as follows:
A. 
Lot or tract boundary information must be shown, but may be based upon Tax Map, deed or other reasonably accurate base.
B. 
Names of owner(s), block and lot numbers and street address of subject property and of properties within 200 feet of the tract.
C. 
General topography need be shown on the site.
D. 
Documentation supporting the adequacy of any existing septic must be provided.
E. 
Location of one-hundred-year floodplain with source of information.
F. 
Location of any wetlands on and within 150 feet of the tract as determined by a qualified individual.
G. 
Existing and proposed rights-of-way, easements or covenants affecting the property.
H. 
Gross and net area of existing lot(s).
I. 
Setback dimensions of existing structures and required by Zoning Ordinance building setback lines.
J. 
A schedule of required and provided zone district requirements, including lot area, width, depth, yard setbacks, impervious surface ratio, floor area ratio, etc.
K. 
Location, type and size of proposed utility services, including but not limited to gas, electric, water, sewer and cable television; location of proposed wells and septic systems where public sewer and water are not available.
L. 
Location and first floor and garage floor elevation of all existing buildings and structures and the location of all existing driveways.
M. 
Location of existing and proposed signs and details of their size, lighting and type of construction.
N. 
The location, type and size of proposed curbs, sidewalks, driveways, fences, landscaping, retaining walls, drainage facilities, parking spaces and loading areas on the site.
O. 
A narrative indicating the proposed use of the property and anticipated impacts upon traffic circulation, parking, lighting, stormwater runoff and sewage disposal.
A. 
At least 10 black-on-white prints of the preliminary plan, together with four completed application forms for preliminary approval, shall be submitted to the Borough Clerk 14 days prior to the Planning Board meeting at which consideration is desired. The applicant shall also submit a certification from the Tax Collector that all taxes and assessments on the property have been paid to date. At the time of filing, a fee shall be paid to the Borough of Alpha as specified in Chapter 57, Land Use Procedures, of the Alpha Borough Code to cover the costs of publishing the notice and of notifying the persons concerned of the pending hearing on said subdivision. The Borough Clerk shall immediately notify the Secretary of the Planning Board upon receipt of a preliminary plan.
B. 
Hearing. The Planning Board shall set the time and date of a public hearing on the preliminary application. The applicant shall cause notice of the hearing to be published in the official newspaper of the municipality or in a newspaper of general circulation in the municipality at least 10 days prior to the hearing. The cost of said notice shall be paid by the applicant. The applicant shall also mail notice of the hearing at least 10 days prior thereto, addressed to the owners, as the names appear on the municipal tax record, of all property within 200 feet of the extreme limits of the subdivision. The notice of hearing shall contain a brief description of the property involved, a statement as to its location, a list of the maps and other documents to be considered and a summary statement of the matters to be heard. Copies of the maps and other documents to be considered at the hearing shall be filed in the office of the Borough Clerk. Such copies shall be made available at such office for public inspection. Adequate proof of compliance with this subsection shall be furnished by the applicant prior to the hearing.
C. 
County Planning Board review. The applicant shall submit an application to the Warren County Planning Board concurrent with the application to the Borough.
D. 
Copies of the preliminary plan shall be forwarded by the Borough Clerk prior to the hearing to the following persons:
(1) 
Planning Board members.
(2) 
Secretary of the Board of Health.
(3) 
Board Engineer.
(4) 
Such other municipal, county or state officials as directed by the Planning Board, including engineering services.
E. 
Prior to granting tentative approval to a preliminary plan, the applicant shall furnish the Planning Board with the following certifications:
(1) 
Certification from the Board of Health of the Borough of Alpha approving the method and type of sewage disposal and water supply.
(2) 
Where water or sewage service is to be obtained from a municipally owned system, certification from the appropriate agency that it has consented to supply such service.
(3) 
Where water or sewage service is to be obtained from other than a municipally owned system, certification from the appropriate agency that it has consented to such method of service and copies of all agreements from private utilities undertaking to provide such services, if the same are not to be supplied by the applicant.
F. 
The Planning Board shall act on the preliminary plan within the time limits set forth in Chapter 57, Land Use Procedures, of the Borough Code. The person submitting a plan shall be notified of the action of the Planning Board within the time limits set forth in Chapter 57, Land Use Procedures, of the Code.
G. 
If the Planning Board acts favorably on a preliminary plan, the Chairman of the Planning Board shall affix his signature to the plan with a notation that it has received tentative approval and return it to the subdivider for compliance with final approval requirements.
H. 
Preliminary approval shall confer upon the applicant the following rights for a three-year period from the date of approval:
(1) 
That the general terms and conditions under which the preliminary approval has been granted will not be changed.
(2) 
That said applicant may submit on or before the expiration date the whole or part or parts of said plan for final approval.
A. 
The final plan shall be submitted to the Planning Board for final approval within three years from the date of tentative approval of the preliminary plan. The Planning Board shall act upon the final plan within the time limits set forth in Chapter 57, Land Use Procedures, of the Borough Code. This provision shall not prohibit submission of a final site plan for noncomplex projects concurrently with the preliminary submittal.
B. 
At least ten black-on-white prints of the final plan, together with four completed application forms for preliminary approval, shall be submitted to the Borough Clerk 14 days prior to the Planning Board meeting at which consideration is desired. The applicant shall also submit a certification from the Tax Collector that all taxes and assessments on the property have been paid to date. At the time of filing, a fee shall be paid to the Borough of Alpha as specified in Chapter 57, Land Use Procedures, of the Alpha Borough Code to cover the costs of publishing the notice and of notifying the persons concerned of the pending hearing on said subdivision. The Borough Clerk shall immediately notify the Secretary of the Planning Board upon receipt of a preliminary plan.
C. 
The application shall be accompanied by fees and deposits in appropriate amounts as specified in Chapter 57, Land Use Procedures, of the Borough Code and a certification from the Tax Collector that all taxes and assessments on the property have been paid to date.
D. 
County Planning Board review. The applicant shall submit an application to the Warren County Planning Board concurrent with the application to the Borough.
E. 
Distribution of copies. Copies of the final plan shall be forwarded by the Borough Clerk to the following:
(1) 
Board members.
(2) 
Board Engineer.
(3) 
Such other officials or agencies as directed by the Planning Board.
F. 
Letters required prior to final approval. Prior to final approval, the Planning Board shall have received the following:
(1) 
A letter containing a list of all items to be covered by a performance guaranty (cash or certified check) pursuant to § 57-21, the quantities of each item, the cost of each item and the total amount of all items.
(2) 
A letter from the Borough Engineer stating that the required improvements have been installed to his satisfaction and in accordance with applicable Borough specifications and that the performance guaranty is adequate to cover the cost of remaining improvements.
(3) 
A letter from the applicant's engineer stating that the final plan conforms to the preliminary plan, as submitted and approved.
G. 
Time limitation. The Planning Board shall act on the final plan within the time set forth in Chapter 57, Land Use Procedures, of the Code, or within a mutually agreed upon extension of time. Failure to act within the allotted time shall constitute approval, and the Borough Clerk shall issue a certificate to that effect.
H. 
Distribution of copies. After final approval, one translucent tracing and one cloth print shall be filed with the Borough Clerk. The original tracing and one cloth print shall be returned to the subdivider. Copies of the final plan shall also be filed by the Planning Board with the following:
(1) 
Borough Clerk.
(2) 
Borough Engineer.
(3) 
Construction Official or Zoning Officer.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(4) 
Tax Assessor.
(5) 
County Planning Board.
(6) 
Official issuing certificates for approved lots.
A. 
Site plans shall be submitted in accordance with the following schedules:
(1) 
The sizes of all maps and plans submitted in compliance with this chapter shall be of one of the following sizes:
(a) 
Fifteen inches by 21 inches.
(b) 
Twenty-four inches by 36 inches.
(2) 
The title block shall include the following information:
(a) 
The name of the site plan.
(b) 
The name, address, membership or license of the professional person who prepared the drawings.
(c) 
The term "concept site plan," "preliminary site plan" or "final site plan," as applicable.
(d) 
The date of the drawing.
(e) 
The drawing reference number.
(f) 
The section number of the section being submitted, if applicable.
(g) 
The scale of the drawing.
(3) 
Drawings shall also include the following:
(a) 
North arrow and reference meridian.
(b) 
Date of original drawing and date and nature of all subsequent revisions.
B. 
Concept plan review. In keeping with the above intent, prospective developers are hereby encouraged but not required to informally submit preliminary sketches, reports and/or proposals for development to the Board for review and discussion (at duly constituted regular or special Board meetings). The following of such informal procedure shall not prejudice the developer's right to proceed subsequently as an applicant otherwise pursuant to the requirements of this chapter. The developer shall be required to submit any fees for such an informal review in an amount equal to 25% of the required fees for preliminary plan submittal. The developer shall not be bound by any concept plan for which review is requested, and the Board shall not be bound by any such review.
C. 
Preliminary site plan requirements.
(1) 
An application for preliminary site plan shall reflect the review and design guidelines in § 315-10.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(2) 
The preliminary site plan shall be drawn at a scale in accordance with the following table:
Area of Site
(acres)
Scale Not to be Less Than
Less than 40
1 inch equals 50 feet
Over 40
1 inch equals 100 feet
(3) 
The plan shall include the following data:
(a) 
The name and address of the developer and the owner and the name, address and title of the person preparing the plan and maps, including appropriate map titles and accompanying data.
(b) 
The acreage, Municipal Tax Map lot and block numbers and tax sheet numbers of the lot or lots.
(c) 
A key location map showing the site and its relationship to surrounding areas and zone boundaries within a minimum of 1/4 mile.
(d) 
A date, graphic scale and North arrow.
(e) 
All existing, proposed and minimum required setback dimensions.
(f) 
Landscaped areas, fencing and trees over four inches in diameter, except that where trees are in mass, only the limits thereof if proposed to remain need be shown, or if proposed for removal, only trees over nine inches in diameter need be shown.
(g) 
All existing and proposed signs, utility poles and their size, type of construction and location.
(h) 
The existing and proposed principal building or structures and all accessory buildings or structures, if any, approximate floor areas of said buildings and approximate finished grade elevations at all corners of said buildings.
(i) 
The location of all existing buildings, drainage and parking areas within 200 feet of the lot.
(j) 
Existing topography depicted by contours at two-foot intervals based upon New Jersey Geodetic Control Survey datum for the site and areas within 100 feet of the site.
(k) 
The approximate location and size of all existing and proposed storm drainage facilities, plus all required preliminary design data supporting the adequacy of the existing or proposed facility to handle future storm flows and analysis of the capacity of the facility into which the stormwater will flow.
(l) 
An analysis of all existing and proposed utilities and an analysis of the capacity of the existing utilities to accept the proposed facility.
(m) 
The location of all existing and proposed sidewalks, driveways, fences, retaining walls, parking space areas and the layouts thereof, and all off-street loading areas, together with the dimensions of all the foregoing on the site in question and within 100 feet of said site.
(n) 
The estimated average number of automobiles and number and size or type of trucks or buses that will enter and leave the site each day and during the peak hours, including an analysis of the ability of the existing road system to accept the additional traffic volumes.
(o) 
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, and the location, size and description of any lands to be dedicated to the Borough or to the county.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(p) 
The location, size and nature of the entire lot or lots in question, and any contiguous lots owned by the developer or in which the developer 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 contiguous lots on one map, a key map thereof shall be submitted.
(q) 
Plans and profiles of streets adjoining the property for a distance of 500 feet in either direction, including the location of driveways and intersecting streets and an indication of the maximum available sight distance.
(r) 
General nature and extent of proposed site lighting.
(s) 
The method of sewage disposal and water supply and the preliminary design thereof. If the site is to be served by an individual sewage disposal system, a copy of the report required for percolation or permeability tests and soil logs therefor shall be submitted indicating the result and location for all tests conducted on the parcel.
(t) 
Proposed stages or development sections, if any, and the approximate schedule for implementing each stage or section.
(u) 
Tax Map lot and block numbers and names of owners of all properties within 200 feet of the site.
(4) 
The plans shall be prepared by a properly licensed professional in accordance with the requirements of N.J.A.C. 13:40-7.
(5) 
The preliminary site plan shall be accompanied by an environmental impact and community facilities analysis prepared in accordance with Chapter 350, Subdivision of Land
(6) 
The preliminary site plan shall be accompanied by a stormwater management plan; see § 340-6B.
[Amended 6-22-2004 by Ord. No. 04-16]
D. 
Final site plan requirements.
(1) 
An application for final site plan shall be substantially the same as the approved preliminary site plan or a stage or section thereof; however, it shall show final and detailed design and engineering which shall be designed in accordance with the review and design guidelines in § 315-10.
[Amended 6-22-2004 by Ord. No. 04-16]
(2) 
The site plan shall be drawn at a scale not less than one inch equals 50 feet and not greater than one inch equals 10 feet; except that for land development plans that will require more than one sheet at this scale, a key map shall be included to show the entire tract and the detail sheet which shows each segment thereof.
(3) 
The plan shall include or be accompanied by the following data:
(a) 
The name and address of the developer and the owner and the name, address and title of the person preparing the plan or maps, including appropriate map and titles and accompanying data.
(b) 
An affidavit of the owner and other parties in interest that the site plan is submitted with their knowledge and consent.
(c) 
The Municipal Tax Map lot and block numbers of the lot or lots.
(d) 
A key location map showing the site and its relationship to surrounding areas and zone boundaries within a minimum of 1/4 mile.
(e) 
The names of all adjoining owners.
(f) 
A date, graphic scale, North arrow and reference meridian on any map.
(g) 
The zone district in which the lot or lots are located, together with a delineation of the yard setback lines required in the zone district.
(h) 
An accurate boundary survey prepared and certified by a New Jersey licensed land surveyor. The survey shall be based on a field traverse with an error of closure not less than one part in 10,000.
(i) 
The existing and proposed principal building or structures and all accessory buildings or structures, if any, and finished grade elevations of all first floors and roofs, including roof structures.
(j) 
Architectural floor plans for each floor of the building or structure and elevations from all principal exposures of all buildings or structures on the sites, but not less than four, with the name, address and registration number of the licensed architect preparing the plans.
(k) 
Existing topography based upon New Jersey Geodetic Control Survey datum, for the site and areas within 50 feet of the site, and proposed grading, both with a maximum of two-foot contour intervals.
(l) 
All setback dimensions and minimum setback lines, fences and landscaped areas and trees as required by Subsection C(3)(f) of this section.
(m) 
A landscape and planting plan which, as a minimum, shall spot the location of all existing plantings to be retained and all plantings to be established and shall contain a schedule, keyed to the plantings shown, calling out the type (common name and botanical name), size (height, spread and trunk diameter) at time of planting and at maturity and quantity of all plantings shown on the plan.
(n) 
All existing and proposed signs and lighting standards, including design calculation and indications of size, type of construction and location.
(o) 
The location, type and size of all existing and proposed catch basins and storm drainage facilities with profiles thereof, including design calculations, plus all required design data supporting the adequacy of all existing facilities to accept the additional stormwaters.
(p) 
The location, type and size of all existing and proposed curbs, sidewalks, driveways, fences, retaining walls, parking space areas and the layouts thereof, and all off-street loading areas, together with the dimensions of all the foregoing on the site in question and within 100 feet of said site.
(q) 
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 and the location, size and description of any lands to be dedicated to the Borough or to the county or other agency.[3]
[3]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(r) 
The location and size of all sanitary sewer lines and profiles thereof.
(s) 
Location, size and type of all proposed utility lines and structures, including but not limited to telephone, electric, water, sanitary sewer, gas and CATV, and letters from each that the facilities are adequate to serve the site development.
(t) 
The location, size and nature of remaining lands or contiguous lots in which the developer has a direct interest.
(u) 
All proposed easements and public community access.
(v) 
The location, size and type of all proposed off-site improvements.
(w) 
All points of vehicular ingress and egress for the site, indicating the size of driveways and sight triangles.
(x) 
Provision for refuse and garbage disposal.
(y) 
Location of all points in pedestrian access, including internal circulation patterns.
(z) 
Location and design of all fire prevention measures, including emergency lanes, hydrants, sprinkler and siamese connections and fire zones.
(aa) 
The present and proposed number of units and number of tenants, employees, customers or occupants of each unit and a summary of the total number of each expected to be on the site each day.
(bb) 
The location of any other feature directly on the property and beyond the property, if such feature has an effect on the use of said property.
(cc) 
Construction details of all proposed site improvements.
(dd) 
Such information or data as may be required by the Board in order to determine that the details of the site plan are in accord with the standards of the ordinances of the Borough.[4]
[4]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(ee) 
A complete list of the site improvements, except principal and accessory buildings, by item, and the quantities thereof to be constructed.
(ff) 
Copies of all applicable local, state and federal permits that may be required.
(4) 
The plans shall be prepared by a properly licensed professional in accordance with the requirements of N.J.A.C. 13:40-7.
A. 
General design considerations. The following shall constitute the general design considerations for site plans which shall be adhered to by the applicant in preparation of site plans:
(1) 
Preservation of landscape. Landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal, and any grade changes shall be in keeping with the general appearance of the neighboring developed areas. Adequate shade trees shall be provided.
(2) 
Relation of proposed buildings to environment. The proposed structure shall be related harmoniously to the land form (either natural or man-made) and to existing buildings in the vicinity that have a visual relationship to the proposed buildings. The achievement of such relationship may include the enclosure of space in conjunction with other buildings or other proposed buildings and the creation of focal points with respect to avenues of approach, terrain features or other buildings.
(3) 
Drives, parking and circulation. With respect to vehicular and pedestrian circulation, including walkways, interior drives and parking, special attention shall be given to location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of vehicular and pedestrian traffic and arrangement of parking areas that are safe and convenient and, insofar as practicable, do not detract from the design of proposed buildings and structures and the neighboring properties. Streets shall be of sufficient width and suitable grade and suitably located to accommodate prospective traffic and to provide access for fire-fighting and emergency equipment to buildings and coordinated so as to compose a convenient system consistent with the circulation element of the Master Plan.
(4) 
Surface water drainage. Special attention shall be given to proper sites for stormwater detention and surface drainage so that the surface water will not adversely affect neighboring properties or the public storm drainage system. As much as possible, and except as may be modified by Chapter 340, Stormwater Management, surface runoff waters from the premises should not be caused by the proposed development to exceed within any storm period the peak rate of runoff which would occur on a lot or tract in its presently developed condition, provided that, if the lot is presently farmed, it shall be considered as pasture for purposes of determining rate of runoff increase.
(5) 
Utility service. All electric, telephone, cable television and utility lines shall be underground. Adequate water supply, sewerage facilities and other utilities necessary for essential services to residents and occupants shall be provided.
(6) 
Advertising features. The size, location, lighting and materials of all permanent signs and outdoor advertising structures or features shall not detract from the design of proposed buildings and structures and the surrounding properties.
(7) 
Special features. Exposed storage tank areas, exposed machinery installations, service areas, truck loading areas, utility buildings and structures and similar accessory areas and structures shall be subject to such setbacks, screen planting or other screening methods as shall reasonably be required to prevent their being incongruous with the existing and contemplated site design and the surrounding properties.
(8) 
Open space. Open space and cluster residential developments and planned developments shall be provided in accordance with the provisions of Chapter 410, Zoning.
(9) 
Application of design standards. The standards of review outlined above shall also apply to all accessory buildings, structures, freestanding signs and other site features.
B. 
Design standards. The following minimum design standards shall be required for all site improvements except where these standards may be superseded by the provisions of the Residential Site Improvement Standards (N.J.A.C. 5:21-1.1 et seq.):
(1) 
Public streets.
(a) 
Improvement of the public street upon which the site fronts shall be required for the portion of the site to be developed. These improvements shall be as required by Chapter 350, Subdivision of Land.
(b) 
Sight triangles shall be provided at the intersection of all driveways leading to and exiting from the site.
[1] 
These sight triangles shall be measured along the curbline of both the driveway and the intersecting street. The sight triangle shall be limited by a point measured 30 feet along the curbline of the driveway from the roadway curbline and a point on the intersecting roadway curbline which shall be located from the near curbline or the intersecting driveway in accordance with the following table:
Roadway Classification
Minimum Sight Distance
(feet)
Local
200
Minor collector
275
Major collector
350
Others
400
[2] 
The sight triangle shall be clear of all obstructions from 20 inches above center-line grade to a point 120 inches above the center line, except that utility poles and street trees shall be permitted, provided that they do not create a safety hazard. An easement dedication to the owner of the intersecting roadway incorporating the entire sight triangle within the site but outside the right-of-way line shall be made.
(2) 
On-site improvements.
(a) 
Site lighting.
[1] 
Site lighting shall be provided in all areas accessible to the public in accordance with the following table:
Area
Average Maintained Footcandles
Parking lots
Shopping centers
1.5 to 5
Retail businesses
1.0 to 4.0
Industrial
0.5 to 1.0
Residential, multifamily
0.4 to 1.0
Access driveways
Shopping centers
2.0 to 3.0
Retail businesses
1.0 to 3.0
Industrial
1.0 to 3.0
Park areas and pedestrianways
0.4
Sidewalks
0.5
Intersections
2.0 to 5
Other areas
As determined by individual study
[2] 
In general, the areas most frequently utilized shall be more intensely lit, with lighting levels decreasing as usage decreases.
[3] 
All lighting shall be designed to meet the following minimum criteria:
[a] 
All lighting from fixtures shall be cut off at property lines adjoining residential areas and zones.
[b] 
Fixtures shall provide cutoff so that the lamp or refractor is not visible from adjoining roadways or residential areas.
[c] 
Sky glow effects are prohibited.
[d] 
Maximum desirable luminaire mounting heights shall be 30 feet.
[e] 
A minimum uniformity ratio varying from six to one for the intensely lit areas to 10 to one for the remote areas. The uniformity ratio shall be the ratio of the average to minimum intensity.
(b) 
Storm drainage. All site plans shall incorporate adequate storm drainage facilities. The facilities shall be designed in accordance with the standards established in Chapter 250, Subdivision of Land, and other applicable ordinances.
[1] 
Inlets in parking areas shall be spaced and sized to prevent a spread of water into the parking aisles during a storm with an intensity of three inches per hour. Inlets in driveways and roadways within parking areas shall be spaced and sized to provide a minimum of an eight-foot-wide lane for each designed traveled lane during a storm with an intensity of three inches per hour.
[2] 
Inlets shall be placed at the intersection of all parking lot driveways or roadways with all public roads if the volume of water entering the public roadway will create a violation of the roadway inlet spacing standards set forth in Chapter 350, Subdivision of Land.
(c) 
Parking lot layout. Parking lots providing in excess of 50 parking spaces shall meet the following requirements:
[1] 
Driveways shall be separated from parking stalls and aisles by raised curbed islands which shall be a minimum of five feet wide.
[2] 
In every fifth row of parking, the opposing stalls shall be separated by raised curbed islands, which shall be a minimum of four feet wide.
[3] 
At least one tree as required by Chapter 410, Zoning, shall be planted within each island required herein.
[4] 
All islands required herein shall be landscaped and grassed.
(d) 
Landscaping. In addition to the buffer zone required by Chapter 410, Zoning, and ornamental shrubbery to be placed on the site, shade trees shall be placed in conformance with the following:
[1] 
Street trees as required by Chapter 350, Subdivision of Land, shall be placed along all adjoining public roadways.
[2] 
Shade trees on the site shall be provided as required by Chapter 410, Zoning, in parking areas with more than 50 cars. At least 1/2 of these trees shall be planted in landscaped and curbed islands.
(e) 
Pedestrian access. In parking areas in excess of 100 parking stalls, sidewalks shall be constructed along all driveways and roadways as necessary to accommodate pedestrian travel parallel to the flow of traffic thereon.
(f) 
Fire protection. Notwithstanding the provision of fire codes and recommendations of fire personnel, the following shall apply:
[1] 
On all sites in excess of 10,000 square feet of building area, fire aisles shall be provided adjacent to all exposures of buildings. No automobile parking shall be permitted between the fire aisle and the building, except that parcel pickup areas will be permitted, provided that the designated area does not exceed 1/3 of the frontage of an individual business establishment. Pedestrian walkways and truck loading zones will be permitted between the fire aisle and the buildings.
[2] 
All fire aisles shall be a minimum of 30 feet in width.
[3] 
No portion of a structure shall be more than 600 feet from a fire hydrant where public water is available.
(g) 
Grading. Grading shall be as required by the site construction. However, the following requirements shall be adhered to:
[1] 
Driveways. Driveways and roadways shall not exceed a maximum grade of 6% and shall not exceed a grade of 4% within 100 feet at the sideline of an intersecting street.
[2] 
Parking areas. Parking areas shall be reasonably level but shall not exceed a maximum grade of 6% and shall be graded so that stormwater runs from aisles to parking stalls and does not cross drives or roadways in a concentrated flow.
[3] 
Maximum earthen slopes. Slopes shall not exceed a ratio of 1 1/2 horizontal to one vertical unless a slope stability analysis indicates to the contrary, provided that slopes which are in excess of two to one shall be fenced at the top with a four-foot-high fence, and slopes greater than two to one but less than three to one shall have a fence or protective vegetative screen or guardrail.
[4] 
All nonpaved areas shall be permanently stabilized to prevent erosion.
(h) 
Other improvement shall be made in accordance with the standards set forth in Chapter 350, Subdivision of Land, or in lieu thereof, as may be indicated by good engineering practice.
(3) 
Standards for construction. All work shall be done in conformance with the current construction standards of the Borough of Alpha or, in lieu thereof, the current edition of the New Jersey Department of Transportation Standard Specifications for Road and Bridge Construction, current edition, with amendments and revisions thereto, and with the New Jersey Department of Transportation standard construction details, provided that all plans, details and specifications shall be prepared in the "English" system of measurement.
A. 
As a condition of final site plan approval, the Planning Board shall require and accept in accordance with the standards of this chapter for the purpose of assuring the installation and maintenance of on-tract improvements:[1]
(1) 
A performance guaranty in favor of the municipality in an amount not to exceed 120%, 10% of which shall be in cash, of the cost of installation for improvements if deemed necessary or appropriate, including streets, grading, pavement, gutters, curbs, sidewalks, streetlighting, shade trees, surveyor's monuments, 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.
(2) 
A maintenance guaranty to be posted with the governing body for a period not to exceed two years after final acceptance of the improvement, in an amount not to exceed 15% of the total 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 a performance or maintenance guaranty to another governmental agency, no performance or maintenance guaranty, as the case may be, shall be required by the municipality for such utilities or improvements.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
B. 
The form of the guaranty shall be as approved by the Borough Attorney, and the amount of guaranty shall be as determined by the Borough Engineer.
C. 
The applicant shall assume liability during construction of such improvements and until such time as the improvements are accepted by the Borough of Alpha.
D. 
Upon substantial completion of all required appurtenant utility improvements, and the connection to the same to the public system, the obligor may notify the governing body, in writing, by certified mail addressed in care of the Borough Clerk, of the completion or substantial completion of said improvements and shall send a copy thereof to the Board Engineer. Thereupon, the Board Engineer shall inspect all the improvements and shall file a detailed report, in writing, with the governing body, indicating either approval, partial approval or rejection of such improvements, with a statement of reasons for any rejection. The costs of the improvements as approved or rejected shall be set forth.
E. 
The governing body shall either approve, partially approve or reject the improvements on the basis of the report of the Board Engineer and shall notify the obligor, in writing, by certified mail, of the contents of said report and the action of said authority with relation thereto not later than 45 days after receipt of notice from the obligor of the completion of the improvements. Where partial approval is granted, 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, provided that 30% of the amount of the performance guaranty posted may be retained to ensure completion of all improvements. Failure of the governing body to send or provide such notification to the obligor within 45 days shall be deemed to constitute approval of the improvements, and the obligor and surety, if any, shall be released from liability pursuant to such performance guaranty for such improvements.[2]
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
F. 
If any portion of the required improvements are rejected, the approving authority may require the obligor to complete such improvements, and, upon completion, the same procedure of notification, as set forth in Subsections D and E above, shall be followed.
Failure to comply with any of the conditions of site plan approval subsequent to the receipt of a zoning permit, construction 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 zoning permit, construction permit or certificate of occupancy, as the case may be. If the Construction Code Official finds that any conditions of site plan approval have not been met, he shall give the applicant 10 days' written notice to comply with said conditions, and failure to comply within this ten-day period shall result in revocation of the zoning permit, construction permit, certificate of occupancy or certificate of continued occupancy, as the case may be. Such violations may additionally or singly also be prosecuted under provisions of Chapter 410, Zoning.
Any person who violates any provision of this chapter shall, upon conviction thereof, be subject to any combination of the following:
A. 
A fine of not more than $1,250.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
B. 
A term of imprisonment not to exceed 90 days.
C. 
A term of community service not to exceed 90 days.
The following checklists are adopted as part of this chapter and shall be submitted with all applications to be determinative of the requirements of completeness as amplified in the appropriate sections of this chapter. The specific requirements of the written portions of this chapter to which these checklists refer shall be the requirements for completeness.
[1]
Editor's Note: The checklists are included at the end of this chapter.