A.
In order to standardize, expedite and ensure adequate,
thorough and systematic consideration of each application for site
plan approval, the applicant shall submit the following documents
in the form prescribed herein, and with the number of copies prescribed
herein, to the Construction Official of the Borough of Paramus in
order to apply for site plan approval, together with such other documents
as may thereafter be required by the Planning Board.
[Amended 11-24-1992 by Ord. No. 92-23]
C.
An application for final site plan approval, if filed separately, shall include the documents previously submitted for preliminary approval, fully modified to reflect the decisions of the Planning Board. The application for final site plan approval, whether separate or combined, shall include all additional documents and submissions, wherever pertinent, as described in § 371-24B and in §§ 371-25 and 371-26.
D.
Site plans shall be drawn at a scale not smaller than
one inch equals 50 feet and not larger than one inch equals 10 feet
except that plans for site developments on sites of more than 40 acres
may be drawn on a scale of one inch equals 100 feet for sites equal
or more than 10 acres but less than 150 acres, and on a scale of one
inch equals 200 feet for sites equal to or in excess of 150 acres.
The scale used shall be shown on each page of the drawings.
[Amended 11-24-1992 by Ord. No. 92-23]
The applicant shall submit an application for
site plan approval which shall set forth the information required
below on forms supplied by the Secretary of the Planning Board or
prepared by the applicant to conform with said form on standard eight-and-one-half-by-eleven-inch
letterhead size paper with 22 copies.
A.
Each lot and block number of the property as shown
on the current tax assessment map of the Borough Paramus.
B.
The name, address and telephone number of the applicant.
C.
The name, address and telephone number of any authorized
representatives of the applicant in connection with the application
(attorney, engineer, broker, etc.).
D.
The name, address and telephone number of the current
owner of the property, if the applicant is not the owner.
E.
The relationship of the applicant to the owner (tenant,
contract purchaser, etc.).
F.
Describe current use of the site and any buildings
thereon.
G.
Full details of proposed use of site.
H.
Are there any buildings or signs now on the site?
If so, what does the applicant propose to remove, if anything?
I.
General description of buildings to be erected or
altered, including dimensions of building and total number of square
feet of actual floor area, by use, for each floor and the total. Is
there a basement and if so, indicate area in square feet and proposed
use.
J.
Does owner or applicant own contiguous property and
if so, state the lot or lots and block numbers of such property?
K.
Whether or not there are any easements or restrictions
affecting the property and, if so, the book and page in the County
Clerk's office of all easements and restrictions. If there are restrictions
or easements, copies of the instruments creating them shall be submitted
with the application.
L.
Is a soil permit required? If so, has it been granted?
Has the application been filed?
M.
Has any application been made to demolish or remove
any building? If so, has a permit been granted?
N.
Are any variances necessary to use the site as proposed?
If so, have any applications for variances been made? (Attach copies
of applications for variances).
O.
In what zone is the lot located according to the zoning
ordinances of the Borough of Paramus?
P.
What is the distance of the nearest part of the lot
to the nearest residential zone?
Q.
What is the proposed maximum height of any proposed
structure (measured in accordance with Borough ordinances)?
R.
What is the total number of square feet of building
coverage of the lot, and what percentage is that of the total lot
area?
S.
Is the proposed use of the property a conditional
use? If so, has an application been submitted for a recommendation
of approval? (Attach copy of application.)
T.
How many parking spaces on the site are shown on the
plan? How many are required under the zoning?
U.
What is the total number of square feet of countable
planted areas (exclusive of any required buffer area) shown on the
plan? What percentage of the total site is countable planted area?
(Planted areas less than 200 square feet are not countable.)
V.
Is the lot contiguous to or across the street, but
within 100 feet, from any area zoned for residential use? If so, what
is the total number of square feet of buffer area provided, and what
is the minimum width of the buffer area provided?
W.
Has the applicant applied for county site plan approval?
If so, attach a copy of all communications received from the county
with respect thereto.
X.
Streams.
(1)
Are there any streams abutting or contiguous to or
on the lot? If so, is it proposed to alter any stream?
(2)
Have any applications been made to the State of New
Jersey or any of its agencies with respect to wetlands, stream encroachments
or alterations or regarding encroachment lines? If so, attach a copy
of any communication received from the state.
(3)
Have any approvals been received from the State of
New Jersey or any of its agencies with respect to this application?
Y.
Are all real estate taxes on the property paid to
date? (Attach certification from Tax Assessor).
Z.
Such other and further information and data as may
be required by Planning Board general resolution passed at any public
meeting.
AA.
The application and site plan shall be dated, signed
by the applicant and the filing date shall be stamped on the application
and site plan on the day that it is received by the Construction Official,
together with the required site plans and site plan fee; until all
of these have been received, the submission shall not be considered
complete.
A.
Whenever off-site or off-tract improvements are required
as part of the proposed development, the information relating thereto
shall be presented on the appropriate page or pages in accordance
with the listing given below, in the same manner as if the improvement
were on-site or on-tract. Information concerning off-site or off-tract
improvements shall be clearly identified wherever shown on each page.
B.
Site plans shall be presented in accordance with the following format. However, the Planning Board may waive portions of these requirements whenever the information requested is clearly not relevant to the proposed development. Pages may be combined where the combined information will still show clearly, provided that the required page numbers as listed below are also shown. Minor site plans as defined in § 371-3 hereunder may omit the fourth through the ninth page data where appropriate.
(1)
First page general information. The first page of
the site plan shall show all the following information in a clear
and legible manner:
(a)
A key map showing the entire site development
and its relationship to the surrounding area for not less than two
lots in each direction from the perimeter of the subject site or 300
feet from the perimeter of the subject site, whichever is greater.
(b)
Scale, graphic scale and meridian reference
(North arrow).
(c)
The name and address of the applicant and the
owner and the name, address and title of the person preparing the
plan, maps and accompanying data and the date of each revision of
the plan or any part thereof.
(d)
The proposed use of each building on or proposed
to be placed on the site.
(e)
A zoning table showing the zone in which the
property is located, and the zoning requirements identified by section
compared to the proposed plan for the following, in the order shown:
[1]
Required maximum height allowed by ordinance:
maximum height of proposed building.
[2]
Required distance of nearest part of proposed
building to nearest residential zone lines: distance of nearest part
of building to the nearest point on nearest residential zone line.
[3]
Required width of lot: width of lot.
[4]
Required frontage of lot: frontage of lot.
[5]
Required minimum area of lot: area of lot.
[6]
Allowed maximum percentage of lot covered by
building: total percentage of lot covered by building.
[7]
Maximum coverage of lot by building in square
feet: coverage of lot by building in square feet.
[8]
Required total open space for side yards (linear
feet): sum of side years in feet (linear feet).
[9]
Required minimum width of any side yard in feet:
width of side yards proposed.
[10]
Planted area (exclusive of buffer area) in percentage
and square feet required by ordinance: total area of countable planted
area (exclusive of buffer areas) in percentage and square feet.
[11]
Total buffer area in percentage and square feet
required by ordinance, if any: total area of countable buffer areas
and area of all buffer areas in square feet and in percentage of total
area.
[12]
Minimum rear yard open spaces required by ordinance:
rear yard proposed.
[13]
Number of parking spaces required by ordinance,
and how calculated: number of parking spaces provided.
[14]
Required parking for employees if any is required
for employees: maximum number of employees projected to be on site
at the same time.
[15]
Required floor area ratio.
[Added 11-24-1992 by Ord. No. 92-23]
(f)
Certification by professional engineer or architect
registered in the State of New Jersey who prepared the plans certifying
that the information furnished on the plans is correct and accurate.
(g)
A place for the signature of the Chairman, Secretary
of the Planning Board and Borough Engineer on page numbers one and
two.
[Amended 11-24-1992 by Ord. No. 92-23]
(h)
The lot (or lots) numbers and block number as
shown on the current tax assessment map of the Borough of Paramus
which is subject matter of the application.
(2)
Second page revision digest. The second page of the
site plan shall furnish the following information in clear and legible
form and certified by the preparer of the plan:
(a)
The date of preparation of the original filed
plan.
(b)
The date of each subsequent revision of the
plan or any page thereof, together with a summary of all the changes
made in connection with each revision. Such summary shall also indicate
whether the revision or revisions made change the information in the
zoning compliance figures given on page one of the plan. Each summary
shall indicate the applicable pages of the site plan that have been
changed and the changes made and will indicate what pages have not
been changed, if any, with respect to each revision.
(3)
Third page, lot layout. The third page of the site
plan shall furnish the following information in clear and legible
form:
(a)
The location, direction and dimensions of existing
and proposed property lines, building setback lines, buildings, structures,
parking areas, aisles, driveways, fire lanes, planted areas and planted
buffer areas, if any.
(b)
All existing and proposed streets or roads within
or abutting the proposed site development with the right-of-way widths
clearly indicated, together with a statement indicating whether any
additional road width is offered for dedication for road purposes.
(c)
The location, size and type of all existing
and proposed rights-of-way, easements and other encumbrances which
may affect the site in question, and the location and graphic description
of any lands to be dedicated to the municipality, the county or state.
(d)
The location of any other underground utility
and the easements to accommodate them shall be clearly indicated on
the plan.
(e)
Parking aisles, parking stalls and islands
for parking aisles and striping of parking stalls shall be in accordance
with the following Table A:
[Added 11-24-1992 by Ord. No. 92-23]
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(4)
Fourth page, topography, present and proposed. The
fourth page of the site plan shall show the contours, existing and
proposed, at two-foot intervals for all slopes less than 8% and at
five-foot intervals for all slopes greater than 8%. All contour lines
shall be referenced to the New Jersey Geodetic Control Survey Datum.
Contours shall be shown for the entire lot and for a distance of 25
feet around the perimeter of the entire lot.
(5)
Fifth page, drainage and brook information. The fifth
page of the site plan, and as many additional pages are necessary,
numbered 5-A, 5-B, etc., shall show the following information. All
existing watercourses accompanied by the following information or
data:
(a)
When a brook or stream is proposed for alteration,
improvement or relocation or when a drainage structure is proposed
on a watercourse, evidence of submission of the proposed change to
the New Jersey Division of Water Policy and Supply shall accompany
the site plan.
(b)
Cross sections of watercourses at an appropriate
scale showing extent of floodplain (if defined), top of bank, normal
water level and bottom elevations at the following location:
[1]
At any point where a watercourse crosses a boundary
of the site development;
[2]
At fifty-foot intervals for a distance of 300
feet upstream and 300 feet downstream of any proposed culvert or bridge;
[3]
At a point 10 feet upstream and downstream of
any point of juncture of two or more watercourses; and
[4]
At a maximum of five-hundred-foot intervals
along all watercourses which run through or are within 50 feet of
the site.
(c)
When ditches, streams, brooks or watercourses
are to be altered, improved or relocated, the method of stabilizing
slopes, measures to control erosion and siltation and typical ditch
sections and profiles shall be shown on the plan or accompany it.
(d)
The boundaries of all areas that flood on or
within 50 feet of the site during or after a one-hundred-year design
storm.
[Amended 11-24-1992 by Ord. No. 92-23]
(e)
Profile of stream bed within the site extending
200 feet upstream to 200 feet downstream within the site.
[Amended 11-24-1992 by Ord. No. 92-23]
(f)
The total area in the drainage basin to the
nearest downstream drainage structure and the area of the site development
which drains to the structure.
(g)
The location and extent of drainage and conservation
easements and stream encroachment lines.
(h)
The location, extent and water level elevation
of all existing or proposed lakes or ponds in or within 50 feet of
the site.
(i)
Plans and computations for any storm drainage
systems, including the following:
[1]
All existing and proposed storm sewer lines
affecting the side showing size and profile of the lines, direction
of flow and the location of each inlet, manhole and other appurtenance,
along with appropriate invert elevations and other elevations where
required.
[2]
The location and extent of any existing and proposed dry wells, groundwater recharge basins, detention basins or other water conservation or control devices. [See § 371-27B(1) for drainage criteria.]
(j)
The applicant shall provide a signed statement
by a licensed civil engineer indicating what effect the development
of the proposed site plan, if granted, would have on all property
within 1,500 feet upstream and within 1,500 feet downstream from the
site during and after a design storm of a one-hundred-year return
period. The statement shall be accompanied by all supporting calculations
by whatever method was used and shall also be accompanied by all calculations
by use of the Rational Method.
[Amended 11-24-1992 by Ord. No. 92-93]
(k)
Location, size and slope of all existing and
proposed sanitary sewer lines, pumping stations and connections to
existing facilities within 500 feet of the site.
(l)
Location of proposed and existing septic tanks
and drain fields, if any.
(m)
Show how it is proposed to connect the proposed
building to the existing sanitary sewer line, including all necessary
slopes, directions, pipe dimensions and type of pipe and cleanouts.
[Amended 11-24-1992 by Ord. No. 92-23]
(7)
Seventh page, landscape plans, buffer and planted
areas.
(a)
The seventh page of the site plan shall be a
comprehensive and complete detailed plan of all required planted areas
on the site and any required planted buffer areas on the site.
(b)
If more than one page is needed for the landscape
plan, each page after the first page shall be labeled "Landscape Plan,
page 7A," "Landscape Plan, page 7B" and so on.
(c)
The landscape plan shall be prepared by a landscape
architect, architect or professional engineer. The name of the preparer
of the plan, his address, telephone number and license number shall
be indicated on the plan. The scale of the plan shall also be indicated.
The name of the applicant and any authorized agents shall also appear
on the plan.
(d)
The plan shall specify all planted areas and
planted buffer areas, if required, the dimensions of each of said
areas and the percentage of the total site in planted area and planted
buffer areas. The plan shall specify the total number of square feet
of any planted area (not including buffer area) and the total number
of square feet of any required planted buffer area. The plan shall
also specify and certify the width of each planted buffer area required.
The plan shall specify and certify the number of square feet on the
lot and the percentage of square feet devoted to required planted
area (not including required planted buffer area) and the number of
square feet devoted to any required planted buffer area. The plan
shall contain a certification by the preparer that the dimensions
and area of the lot, the planted buffer area, if one is required,
and the planted area are correct.
(e)
The applicant shall submit a plan prepared by
a landscape architect, architect or professional engineer showing
the location of any existing trees on the lot that are in excess of
four inches in diameter at the base and the species or type of tree,
together with a statement of what trees, if any, are proposed to be
removed or will have to be removed by reason of change of grade or
for any other reason in order to construct the project proposed. This
plan shall be prepared, together with the position of any proposed
building, driveway, parking areas, planted area and planted buffer
area, so that an evaluation can be made for the proper layout of the
site. The plan shall also show existing and proposed topography at
four-foot intervals, together with a statement of what trees will
be lost or removed by reason of changes of topography, in addition
to trees lost by reason of location of building or paved areas.
(f)
The Planning Board may require that the applicant
cause to have staked by a licensed engineer or surveyor the areas
on the property shown on the plan or any portion thereof for the purpose
of determining whether the best available site plan is proposed for
the site under consideration. The Planning Board may require, within
reasonable limits, that the applicant's surveyor or engineer accompany
the applicant and members of the Planning Board or any committee thereof
to inspect the site in connection with the processing of the planted
area or planted buffer area or site plan application.
(g)
Any site plan submitted and any site plan approved
by the Planning Board shall show the location, dimensions and configuration
of all required planted areas and all required planted buffer areas.
(8)
Eighth page, lighting plan.
(a)
The eighth page shall be for a lighting plan which shall include all outdoor lighting including floodlighting, streetlighting and external security lighting and illumination of any permissible signs; and also what lights will be turned off after business hours (see § 371-33).
(b)
The plan shall include the location, height, direction, design, color of light and specifications in terms of lumens or watts for all lights that are proposed to light any part of the site outside of the building, including luminaire manufacturer's details. The lighting plan shall be designed or approved by an experienced expert lighting designer who shall certify that the lighting plan conforms to the standards in § 371-33 below. However, the Planning Board may waive this requirement where there is sufficient evidence that this requirement is unnecessary or unreasonable.
(9)
Ninth page, cross sections and specifications. The
ninth page of the site plan shall contain cross sections of the following
proposed construction on and off the site, together with dimensions
and specifications for such work.
(a)
Curbs.
(b)
Paving of parking areas and aisles.
(c)
Sidewalks.
(d)
Any sanitary sewer work.
(e)
Storm drains, catch basins, detention basins
and all other drainage facilities.
(f)
Street specifications for street pavings or
a statement that specifications maintained by the Borough Engineer
are to be followed.
A soil erosion and sediment control plan prepared
by a licensed New Jersey professional engineer in accordance with
specifications of the Bergen County Soil Conservation District shall
be submitted for sites where over 5,000 square feet of ground area
will be disturbed. The Planning Board shall not give unconditional
approval to the site plan until receipt of Soil Conservation District
certification. Any fees or expense involved in the review by the District
shall be the applicant's responsibility. Upon receipt of a report
from the Bergen County Soil Conservation District, the Planning Board
shall require incorporation of soil erosion and sediment control measures
as it deems appropriate as a condition of approval of the site plan.
