A.
Site plan details are primarily for the use of the reviewing board to establish criteria required to make decisions and recommendations. The information listed in § 191-21B shall be provided for a preliminary site plan review. In some circumstances, additional information beyond these may be required of the applicant. If so, these should be carefully indicated by the reviewing board as early in the proceedings as possible for the orderly presentation of the application for approval. Surveys, the general plan, grading and utility plans, landscaping plans, architectural plans and elevations may be indicated on separate drawings and documents. The site plan shall be drawn by a licensed engineer and/or land surveyor to a scale of not less than one inch equals 50 feet nor larger than one inch equals 20 feet. All distances shall be in feet and decimals of a foot, and all bearings shall be given to the nearest 10 seconds. The error of closure shall not exceed one to 10,000. Plans for site plan approval shall be 24 inches by 36 inches in size.
B.
All site plans shall contain the following information
and data, if applicable:
(1)
Title, key map location of development and the name
and address of the record owner and/or development applicant and site
planner preparing the site development plan.
(2)
Proposed use or uses of the land and buildings.
(3)
Scale and graphic scale. Show North arrow on all sheets
and in the same direction.
(4)
A timing schedule indicating the anticipated starting
and completion dates for the development and anticipated schedule
for the stages of the development.
(5)
A list of all licenses, permits, certificates and
other approvals as required by law and the status of each.
(6)
Survey of the property prepared by a licensed surveyor
of New Jersey, showing boundaries of properties, lines of all existing
streets and roads, easements, rights-of-way and areas dedicated to
public use within 200 feet of the property.
(7)
Copies of any covenants and deed restrictions intended
to cover any of the development sites.
(8)
Existing buildings that are to remain and proposed
buildings, giving dimensions, including height and number of stories,
first floor elevations and present and finished grade elevations at
all corners and entrances. Buildings and structures to be removed
are to be indicated by dashed lines.
(9)
Topographic map to delineate existing contours at
two-foot intervals up to 10 feet beyond property lines, as well as
proposed grading and contours; wooded areas; single trees not in wooded
areas, where six inches or greater in diameter as measured three feet
above the base of the trunk; floodplains; ponds; streams and drainage
ditches; and marshes, giving previous flood elevations of watercourses,
ponds and marsh areas, etc.
(10)
The location of all existing and proposed structures,
i.e., walls, fences, culverts, bridges, roadways, etc., with grade
elevations for each structure. Structures to be removed shall be indicated
by dashed lines.
(11)
Existing zones of the development site and of
any different zones within 200 feet of the property. Indicate zone
of the development site as shown on the Master Plan.
(12)
The distance of the property line, measured
along the center line of existing streets abutting the property, to
the nearest intersection.
(13)
The boundaries of the property, building and
setback lines, lines of existing streets, lots, reservations, easements
and areas dedicated to public use.
(14)
Locations of all utility structures and lines,
existing and proposed stormwater drainage on site and on tract and
from buildings and structures, as well as telephone, power and light,
water and hydrant locations, sewer, gas, etc., whether privately or
publicly owned, with manholes, inlets, pipe sizes, grades, inverts
and directions of flow.
(15)
Location, size and nature of the entire lot
or lots in question and of contiguous lots owned by the applicant
or owner of record or in which the applicant has a direct interest
even though only a portion of the entire property is involved in site
plan development. Provide on a key map, if necessary.
(16)
All proposed easements and public and community
areas.
(17)
All means of vehicular ingress and egress to
and from the site onto public streets, showing the size and location
of driveways, curb cuts and curbing, sight lines and radii.
(18)
Location and design of off-street parking areas,
showing their size and the locations of internal circulation, traffic
patterns, parking space, aisles, driveways, curbing, barriers and
wearing surface, finished and under construction.
(19)
Location, arrangement and dimensions of truck
loading and unloading platforms and docks.
(20)
Provisions for refuse and garbage disposal.
Ensure that areas are not exposed to view, are unpolluting, covered
from weather and are secure from vandalism.
(21)
Provisions for screening storage of equipment,
attached or separate from buildings.
(22)
All existing or proposed exterior lighting (freestanding
and/or on building) for size, nature of construction, lumens, heights,
area and direction of illumination, footcandles produced, as well
as time controls proposed for outdoor lighting and display.
(23)
All existing and proposed signs and their sizes,
nature of construction and location, height and orientation, including
all identification signs, traffic directional signs and arrows, freestanding
and facade signs and time controls for sign lighting, if any.
(24)
Locations, dimensions and construction of off-site
sidewalks, on-site exits, walks and sidewalks. Provision should be
made for pedestrian safety, accessways and, where necessary, a bicycle
system and racking.
(25)
Proposed screening, green areas, landscaping
and fencing, including a planting plan and schedule, with sizes, types
and number, prepared by a qualified landscape architect or landscape
designer.
(26)
Improvements to adjoining streets and roads
and traffic control devices necessary in streets or highways. Acceleration
and deceleration lanes, paving, land dedication or acquisition for
roads should be shown.
(27)
The seasonal high water level and, when requested,
borings and/or percolation test data, especially for wet sites.
(28)
An erosion and sediment control and surface water management plan in accordance with Chapter 197 of the Code of the Borough of Hopatcong.
(29)
Preliminary architectural floor plans and elevations,
with the name, address, professional number and seal of the architect,
and sketches, renderings or pictures of any new buildings or structures.
(30)
Fire prevention measures. Consideration must
be shown for service lines, hydrants, siamese connections, automatic
sprinkler systems, fire zones, no-parking fire zones and pavement
and wall signs.
(31)
Dimensions of the above on the site plan so
that scaling will not be necessary.
(32)
Certification that all taxes and assessments
against the site have been paid.
(33)
In the case of streams having a drainage area
exceeding 1/2 square mile, an encroachment permit is required from
the Division of Water Resources for fill or diversion of a water channel,
alteration of a stream, repair or construction of a bridge, culvert,
reservoir, dam, wall, pipeline or cable crossing.
(34)
Recycling area.
[Added 11-4-1993 by Ord. No. 21-93]
(a)
There shall be included in any site plan an
indoor or outdoor recycling area for the collection and storage of
recyclable materials. The dimensions of the recycling area shall be
sufficient to accommodate recycling bins or containers which are of
adequate size and number and which are consistent with anticipated
usage and with current methods of collection in the area in which
the project is located. The dimensions of the recycling area and the
bins or containers shall be determined in consultation with the municipal
recycling coordinator and shall be consistent with the district recycling
plan adopted pursuant to Section 3 of P.L. 1987, c. 102 (N.J.S.A.
13:1E-99.13), and any applicable requirements of the Municipal Master
Plan adopted pursuant to Section 26 of P.L. 1987, c. 102.[1]
[1]
Editor's Note: See N.J.S.A. 40:55D-28.
(b)
The recycling area shall be conveniently located
for the disposition of source-separated recyclable materials, preferably
near, but clearly separated from, a refuse dumpster.
(c)
The recycling area shall be well lit and shall
be safely and easily accessible by recycling personnel and vehicles.
Collection vehicles shall be able to access the recycling area without
interference from parked cars or other obstacles. Reasonable measures
shall be taken to protect the recycling area, and the bins or containers
placed therein, against theft of recyclable materials, bins or containers.
(d)
The recycling area or the bins or containers
placed therein shall be designed so as to provide protection against
adverse environmental conditions which might render the collected
materials unmarketable. Any bins or containers which are used for
the collection of recyclable paper or cardboard and which are located
in an outdoor recycling area shall be equipped with a lid, or otherwise
covered, so as to keep the paper or cardboard dry.
(e)
Signs clearly identifying the recycling area
and the materials accepted therein shall be posted adjacent to all
points of access to the recycling area. Individual bins or containers
shall be equipped with the signs indicating the materials to be placed
therein.
(f)
Landscaping and/or fencing shall be provided
around any outdoor recycling area and shall be developed in an aesthetically
pleasing manner.
(g)
In the event that recyclable materials are processed
other than by municipal collection, the operator shall periodically
provide to the municipal recycling coordinator a report on the volume
of recycling material generated and the location of disposal.
(h)
Any application to the Planning Board or Zoning Board of Adjustment of the Borough of Hopatcong, for site plan approval for the construction of multifamily dwellings of three or more units, single-family developments of 50 or more units or any commercial, institutional, or industrial development for the utilization of 1,000 square feet or more of land must include a recycling plan as set forth in § 201-6. This plan must contain, at a minimum, the following:
[Added 1-21-2009 by Ord. No. 2-2009]
[1]
A detailed analysis of the expected composition and amounts of solid
waste and recyclables generated at the proposed development (Note:
A calculation of average amounts of materials generated from similar
facilities in the county may be provided to satisfy this requirement.);
and
[2]
Locations documented on the application’s site plan that provide
for convenient recycling opportunities for all owners, tenants, and
occupants. The recycling area shall be of sufficient size, convenient
location and contain other attributes (signage, lighting, fencing,
etc.) as may be determined by the Municipal Recycling Coordinator.
C.
Other information or data, including but not limited to an environmental impact statement (see § 191-23), may be required by the reviewing board in order to determine that the details of the site plan are in accord with the standards of the Zoning Ordinance[2] and will not result in any significant detriment to the
environment.
Final site plan details are primarily a refinement
of the preliminary details by providing final engineering and architectural
information which will be classified as site plan construction details.
Whereas preliminary site plan data may have been tentative, the final
data shall be accurate. The following data shall be provided on the
final site plan:
A.
In order that a reviewing board may access the impact
of a proposed development upon the natural environment, particularly
with respect to potable water, pollution of all kinds, displacement
of people and business, disruption of desirable community and regional
growth, flooding and waste disposal, the reviewing board may require
that the application for site plan review be accompanied by an environmental
impact statement which shall contain information and analysis covering
the items hereinafter set forth. The reviewing board, as part of its
plan review procedures, shall take into consideration the effect of
the applicant's proposal. The reviewing board shall not approve any
submission hereunder unless it determines and finds that the proposed
development will not result in appreciable harmful effects to the
natural environment, has been designed and conceived with a view toward
the protection of natural resources and will not place a disproportionate
or excessive demand upon the total resources available for such proposal
and for any future proposals. The reviewing board may, upon application
and for good cause, waive the requirement for an environmental impact
statement or for any of the specified requirements relating thereto
as set forth in this section.
B.
Said environmental impact statement shall be referred
to the Borough Environmental Commission. Construction Official, Borough
Engineer and Board of Health and may be referred to the County Soil
Conservation District for review and recommendation. The reviewing
board shall not act on the proposal until receipt of the recommendations
or until 30 days have elapsed from the time of referrals. The environmental
impact statement shall be prepared in accordance with general policy
guidelines for such a statement as prepared by the Planning Board.
C.
The environmental impact statement shall provide the
information needed to evaluate the effects of a proposed project.
The statement shall generally include:
(1)
All items provided for in § 191-21, Preliminary site plan details, plus the qualifications of those who authorized or provided data for the statement.
(2)
A project description which shall specify what is
to be done and how it is to be done during construction and operation,
the reasons for the project and why the location was selected.
(3)
An inventory of existing environmental conditions
at the project site and in the surrounding region, which shall describe
air quality, water quality, water supply, hydrology, geology, soils,
topography, vegetation, wildlife, aquatic organisms, ecology, demography,
land use, aesthetics, history and archaeology. Plans should include
any area, condition or feature which is environmentally sensitive
or which, if disturbed during construction, would adversely affect
the environment. These critical impact areas include but are not limited
to stream corridors, streams, wetlands, estuaries, slopes of 15% or
greater, highly acidic or highly erodible soils, areas of high water
table, mature stands of native vegetation and aquifer recharge and
discharge areas.
(4)
The probable impact of the proposed project on the items indicated in § 191-23C(3) above. Both primary and secondary significant consequences of the development should be included in the analysis.
(5)
Implications of the proposed action for population
change or resource demand should be estimated and an assessment made
of the effect of any possible change upon the resource base, including
land use, water and public services and Borough services, such assessment
shall include the economic costs and benefits to the Borough.
(6)
Steps to be taken to minimize adverse environmental
impact during construction and operation, both at the project site
and in the surrounding region.
(7)
Alternatives to all or any part of the project with
reasons for their acceptability or nonacceptability.
(8)
A quantifiable identification of any irreversible
and irretrievable commitments of resources which would be involved
in the implementation of the project.
(9)
Any probable adverse environmental effects which cannot
be avoided, including but not limited to:
(a)
Water quality.
(b)
Air quality.
(c)
Noise.
(d)
Undesirable land use patterns.
(e)
Damage to or destruction of significant plant
or wildlife systems.
(f)
Aesthetic values.
(g)
Destruction of natural resources.
(h)
Displacement of people and businesses.
(i)
Displacement of viable farms.
(j)
Employment and property tax.
(k)
Destruction of man-made resources.
(l)
Disruption of desirable community and regional
growth.
(m)
Health, safety and well-being of the public.
(10)
Alternatives to the proposed project, including:
(a)
That of no project.
(b)
Description of alternatives with an objective
evaluation of the alternatives that might avoid some or all of the
adverse environmental effects with the rationale for acceptability
or nonacceptability of each alternative.
(c)
An analysis of the costs and social impact of
the alternatives, including construction problems and traffic service.
(d)
The relationship between local short-term uses
of the environment and the maintenance and enhancement of long-term
productivity, assessing the project for cumulative long-term effects
from the perspective that each generation is a trustee of the environment
for future generations.
(11)
A reference list of pertinent published information
relating to the project, the project site and the surrounding region.
D.
The environmental impact statement shall be prepared
by or for the applicant, using such consultant or consultants as may
be deemed qualified by virtue of their systematic interdisciplinary
approach which will ensure the integrated use of the natural and social
sciences and the environmental design arts in accordance with the
criteria and guidelines hereinafter set forth. The impacted area to
be studied in detail shall be of sufficient magnitude to encompass
all of the alternatives considered.
