Township of Mannington, NJ
Salem County
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In addition to the information required for a zoning permit, all site plans shall fulfill the information requirements of this section prior to review by the approving authority.
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.
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 Planning/Zoning Board:
A key map at an appropriate scale showing the location of the site and its relationship to surrounding areas and to existing street locations.
Name and address of owner, developer, and person preparing plan.
The Tax Map sheet, block, and lot numbers.
Certificate from the Tax Collector that all taxes are paid to date.
The names of all adjoining property owners as disclosed by the most recent tax records.
The entire property in question, even though only a portion of said property is involved in the site plan; provided, however, that where it is physically impossible to show the entire property on the required sheet, a separate map at an appropriate scale may be submitted.
The location, design, and dimensions of each new and existing use and building.
The building or use setback distances from all property lines.
The location, dimensions, and arrangement of streets, vehicular access ways and driveways, off-street parking areas, methods of separating land traffic and parking traffic within off-street parking areas, and loading and unloading areas.
A survey prepared by a land surveyor licensed by the State of New Jersey shall accompany site plans and shall show the boundaries of the parcel and the limits of all proposed streets, recreation areas and other property to be dedicated to public use or to common open space. In the case of new commercial, industrial or public buildings, the site plan shall be accompanied by preliminary architectural floor plans and elevations with the name, address, professional number and seal of the architect involved.
[Amended 4-6-1989 by Ord. No. 89-3]
Location of all existing trees or tree masses, indicating general sizes and species of trees.
The location, design, and dimensions of open areas, buffer areas, pedestrian walkways, and any recreation areas and facilities proposed by the developer.
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.
Contours at two foot intervals for slopes averaging 5% or greater and one-foot contours for slopes less than 5%, unless determined by the Township Engineer to be unnecessary in whole or in part.
Grading plan showing existing and proposed spot elevation based upon the United States 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.
The location, size, and direction of flow of all streams, brooks, ditches, lakes, and ponds. The boundaries of the floodplains of all watercourses shall also be submitted.
Cross sections and center line profiles of all existing or proposed streets or watercourses.
Plans and design data for storm drainage facilities.
Preliminary plans and profiles of proposed utility layouts and water and sewer facilities.
If on-site sewage disposal is required, the results and location of all percolation tests and test borings shall be shown on the plan.
At a minimum, the floor plan and front elevation of all proposed principal buildings and all contemplated accessory buildings and structures.
The size, type, and location of all proposed signs.
The location and design of proposed lighting for buildings, signs, and grounds.
The locations of any and all wetland areas and required wetlands transition areas or buffers within the proposed development as required under the Fresh Water Wetlands Protection Act Rules (N.J.A.C. 7:7A), the New Jersey Department of Environmental Protection; or letter of interpretation from the New Jersey Department of Environmental Protection indicating that the proposed activity within the site plan requires no wetlands permit or delineation.
[Added 4-6-1989 by Ord. No. 89-3]
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 Part 5, Land Subdivision, where applicable or may make reasonable requests for additional information.
Environmental impact statement.
[Amended 4-6-1989 by Ord. No. 89-2; 7-31-2006 by Ord. No. 06-12]
General provisions and applicability. The impact to the environment generated by land development projects necessitates a comprehensive analysis of the variety of problems that may result and the actions that can be taken to minimize/mitigate these problems. The level of detail required for various types of applications will vary depending on the size of the project, the nature of the site and the location of the project. Therefore, having determined that flexibility is needed in preparing the environment impact statement (EIS), the requirements for such a document pertaining to different types of development applications are listed below:
All agricultural operations conducted in accordance with a plan approved by the soil conservation district and all silviculture operations conducted in accordance with a plan prepared by a professional forester are specifically exempt from the environmental impact statement requirements.
Any variance application to the Zoning Board of Adjustment not involving a site plan or subdivision application shall not require an environmental impact statement unless specifically requested by the Board. The Board may waive certain EIS requirements in such cases if warranted by the nature of the application.
Minor subdivision and/or minor site plan applications shall not require an environmental impact statement (EIS) unless specifically requested by the approving authority. The Board may waive certain EIS requirements in such cases if warranted by the nature of the application.
All preliminary major subdivision and/or preliminary major site plan applications shall be accompanied by an environmental impact statement.
Submission format. When an environmental impact statement is required, the applicant shall retain qualified professionals to perform the necessary work. The qualifications of the individual(s) preparing the report shall be submitted. The applicant shall use Geographic Information System (GIS) data to present an overview of the natural limitations of the site and to guide the layout of the proposed development. Additional site survey information shall be more site-specific. All environmental impact statements shall consist of written and graphic materials which clearly present the required information addressing the following areas and utilizing the following format:
Project description. Indicate the purpose and scope of the proposed project. Enumerate the benefits to the public which will result from the proposed project and describe the suitability of the site for the intended use. A description of the proposed project shall be presented to indicate the extent to which the site must be altered, the kinds of facilities to be constructed, how they are to be considered and the uses intended. The resident population, working population, and visitor population shall be estimated. The compatibility or incompatibility of the proposed project shall be described in relation to the following:
Municipal Master Plan;
Salem County Master Plan or Regional Plan;
State Development and Redevelopment Plan;
Other pertinent planning documents.
Site description and inventory. Provide a description of environmental conditions on the site which shall include, but not be limited to, the following items:
Types of soils. List and describe each soil type located on the site. If applicable, provide percolation data. Where the proposed area of land disturbance will involve soils with moderate or severe limitations (as per the Soil Survey of Salem County or SSURGO maps) relative to the type of project proposed, a complete mapping of all soil types on the site shall be required indicating where those moderate and severe limitations exist.
Topography. Describe the topographic conditions of the site, with specific delineation of any lands with slopes between 15% to 24% and those exceeding 25%.
Geology. Describe the geologic formations and features associated with the site as well as depth to bedrock conditions. Delineate those areas where bedrock is in close proximity to the surface (within two feet of the surface as well as major rock outcroppings).
Vegetation. Describe the existing vegetation on the site. Indicate on a map the location of major vegetative groupings such as meadows, farm fields, bogs, swamp or floodplain, upland forest or successional forest, indicating the type of plant species found in these distinct areas.
Wildlife. Identify any nesting areas, feeding areas or habitats for threatened or endangered species. Where applicable, other data assembled regarding wildlife activity on the site shall also be mapped and/or described. Applicants should use both the Landscape Project data and field inspections.
Surface water. Describe existing watercourses and water bodies that are partially or totally on the site and their relationship to the area of land disturbance. Calculate existing surface runoff from the site. When the natural drainage pattern will be significantly altered, an analysis shall be conducted which will investigate flow, depth, capacity and water quality of the receiving waters. When required, floodplain and wetland areas will be mapped in consultation with the New Jersey Department of Environmental Protection. Existing drainage structures shall be mapped and the capacity of the drainage network shall be determined. Additionally, wetland areas shall be delineated.
Subsurface water. Describe the subsurface water conditions on the site both in terms of depth to groundwater and water supply capabilities of the site. Where existing conditions warrant, provide detailed information regarding existing wells within 500 feet of the site relative to depth, capacity and water quality. Discuss the water supply capabilities of the adjacent areas and the recharge capabilities of the site.
Unique, scenic, historic features and archaeological sites. Describe and map those portions of the site that can be considered to have unique, scenic, historic and archaeological qualities. Ridge top lines shall be identified. If the development is located on a scenic road, describe the features of the site that contribute to the significant attributes of that scenic road.
Existing development features. Describe any existing features on the site that are not considered to be part of the natural environment. This may include, but not necessarily be limited to, roads, housing units, accessory structures, utility lines, etc.
Miscellaneous. When warranted, an analysis shall be conducted of existing air quality and noise levels as prescribed by the New Jersey Department of Environmental Protection (DEP).
Tree management plan. All trees with a DBH of six inches or greater must be identified and labeled on a tree management plan. Clusters or forests of trees may be broadly outlined with a label of the approximate number, size and name of the trees. Diseased trees should be indicated on the plan.
Area and regional description. Provide a description of the surrounding environs. Describe the existing land use pattern. When required, describe in detail the existing infrastructure with respect to the drainage and transportation network as well as any central sewerage and water supply facilities.
Environmental performance controls. Describe in detail what measures will be employed during the planning, construction and operation phases which will minimize or eliminate negative impacts on and off site that could result from the proposed project. Of specific interest are:
Drainage plans which shall include but not be limited to soil erosion and sedimentation controls. Every effort should be made to limit off-site surface runoff to predevelopment levels.
Sewage disposal techniques.
Water supply and water conservation proposals.
Site design techniques sensitive to the natural environment which should include innovative landscape, building and circulation design.
Energy conservation measures.
Noise reduction techniques.
Miscellaneous on-site and off-site public improvements.
Impact. Discuss both the negative and positive on-tract and off-tract impacts. Indicate those negative impacts that are unavoidable. The specific concerns that shall be considered include, but are not limited to, the following:
Soil erosion and sedimentation resulting from surface runoff.
Flooding and floodplain disruption.
Degradation of surface water quality.
Groundwater pollution.
Reduction of groundwater recharge capabilities.
Sewage disposal.
Solid waste disposal.
Vegetation destruction.
Disruption of wildlife habitats.
Destruction of scenic and historic features.
Impact on ridgelines.
Air quality degradation.
Noise levels.
Energy utilization.
Neighborhood deterioration.
Effect on public services (including schools, fire, police, etc.).
Traffic congestion.
Health, safety and welfare of existing residents.
Regional development policies.
Impact on scenic roads.
Impervious surfaces.
Alternatives. Discuss what alternatives were considered both in terms of site design and project location. Indicate why an alternative was rejected if it would have resulted in less of a negative impact than the subject proposal.
Licenses, permits and other approvals required by law. The applicant shall list all known licenses, permits and other forms of approval required by law for the construction and operation of the proposed project. This list shall include, but will not be limited to, approvals required by the municipality, as well as agencies of the county, state and federal governments. Where approvals have been granted, copies of said approvals shall be attached. Where approvals are pending, a note shall be made to that effect.
Documentation. All publications, file reports, manuscripts or other written sources of information related to the project, the project site and the municipality which were consulted and employed in compilation of the environmental impact statement shall be listed. A list of all agencies and individuals from whom pertinent information was obtained orally or by letter shall be listed separately. Dates and locations of all meetings shall be specified.
A site plan submitted for final approval in accordance with the provisions of Part 2, Development Procedures shall contain all data and show all details required by the Planning/Zoning Board in its resolution granting preliminary approval.