[Amended 12-11-2007 by Ord. No. 3729; 3-27-2013 by Ord. No. 4012-13; 5-9-2017 by Ord. No. 4199-17; 2-26-2019 by Ord. No. 4261-19]
This article establishes a site plan review process for proposed
development in Franklin Township. The purpose of the review is to
ensure:
A.
Preservation of existing natural resources on the site;
B.
Safe and efficient vehicular and pedestrian circulation, parking,
loading and access for emergency vehicles;
C.
Adequate screening, landscaping and location of structures;
D.
Exterior lighting needed for safety reasons in addition to any requirements
for streetlighting;
E.
Efficient, safe and aesthetic land development;
F.
Harmonious use of land;
G.
Compliance with appropriate design standards to ensure adequate light
and air, proper building arrangements, and minimum adverse impact
on surrounding property;
H.
Adequate water supply, drainage and stormwater management, sanitary
facilities, and other utilities and services; and
I.
Adequate recreation, open space and public use areas.
A.
Site plan review. All site plans as defined in this chapter are subject
to the review procedures and time periods for decision specified in
N.J.S.A. 40:55D-1 et seq. and the following provisions:
(1)
Site plan review and approval is required for any new structure
or for an addition or alteration to an existing structure, for any
material change to the external site plan configuration, and/or for
any change of use of an existing structure, with the following exceptions:
(a)
A single-family detached dwelling unit or a two-family dwelling
unit and/or their accessory building(s) or accessory uses on a lot;
(b)
Permitted accessory structures to residential and agricultural
uses;
(c)
There is a change of use from one permitted nonresidential use
to another permitted nonresidential use whereby the Zoning Officer
determines that the site meets the requirements of this chapter for
the new use; and
B.
Simultaneous review.
(1)
The Planning Board shall have the power to review and approve
or deny conditional uses or subdivisions simultaneously with review
for site plan approval. The longest time period for action by the
Planning Board pursuant to the Municipal Land Use Law (N.J.S.A. 40:55D-1
et seq.) whether it be for subdivision, variance, conditional use
or site plan approval shall apply.
(2)
Whenever approval of a conditional use is requested, the applicant
shall provide a completed application for site plan approval (which
includes a section addressing conditional use approval).
C.
The Township hereby adopts, and incorporates herein, the Site Plan
Submission Checklist contained in Schedule 9.[2]
[2]
Editor's Note: Schedule 9 is attached to this chapter.
D.
Administrative site plan approval of minor site plan applications.
(1)
Administrative site plan approval. Site plan approval from the
Planning Board or Zoning Board of Adjustment shall not be required
for applications for minor site plans as defined herein where the
proposed disturbance or structure is less than 5,000 square feet or
10% of the gross lot area (whichever is less) and where the Technical
Review Committee (TRC) determines that no adverse impacts will occur
from such proposed development and the application does not require
any variance relief from any provisions of this chapter. Site plan
approval from the Planning Board or Zoning Board of Adjustment for
applications in excess of 5,000 square feet or 10% of the gross lot
area may not be required if the TRC determines that no adverse impact
will occur from such proposed development, the application does not
require variance relief from any provisions of this chapter and the
Chairperson (or designee) of the Board that has jurisdiction consents
to waiving site plan approval by the Board. If the lot that is the
subject of the application has received TRC approval(s) within the
last two years, the square footage of the prior approval(s) and the
square footage of the subject application shall be totaled to determine
whether the 5,000 square feet or 10% requirement has been exceeded.
(a)
There is hereby established a Technical Review Committee (TRC) whose purpose is to review and approve/disapprove minor site plans that are exempt from site plan approval from the Planning Board or Zoning Board of Adjustment as per § 112-185C.
(b)
The membership of the Technical Review Committee shall consist
of the following (or their designees): Director of Planning, Economic
Development Director, Franklin Township Sewerage Authority Executive
Director, Township Engineer, Health Department Director, Fire Prevention
Director, and Head of Police Safety Traffic Bureau.
(c)
The Technical Review Committee shall be subject to the following
rules and regulations:
A.
A submission for preliminary and/or major site plan approval shall
include all applicable forms, data, information, fees, etc. outlined
on the Site Plan Submission Checklist contained in Schedule 9.
B.
Deadline for Board decision, effect of approval, length of approval,
extension of approvals. The applicable requirements of the New Jersey
Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.) shall apply.
C.
The Planning Board shall have the power to grant preliminary and
final approval simultaneously, provided that all application requirements
have been met.
Approval with variance application. The Board of Adjustment
shall have the power to grant, to the same extent and subject to the
same restrictions as the Planning Board, site plan and/or subdivision
approval whenever the Board of Adjustment is reviewing an application
for approval of a variance pursuant to N.J.S.A. 40:55D-70d and appropriate
sections of the Zoning Ordinance of Franklin Township. All requirements
of this chapter with the exception of time period for approval shall
apply to the Board of Adjustment when acting as the reviewing board
for a and/or subdivision site plan application.
The following criteria have been set forth as a guide for evaluating
the adequacy of proposed development in the Township. The Planning
Board shall review the site plan and/or subdivision for compliance
with all applicable ordinances and the Master Plan; for harmony with
surrounding uses and the overall plan for development of the Township;
for the promotion of the health, safety, order, efficiency and economy
of the Township; and for the maintenance of property values and the
general welfare. Based upon its review and the degree to which it
can make positive findings, the Board may approve, conditionally approve,
request modifications or deny approval of the site plan and/or subdivision
based on evaluation of the site plans details with respect to:
A.
The site plan's compliance with all provisions of this chapter, including
but not limited to off-street parking and loading, signs, lighting,
open space and the generation of objectionable smoke, fumes, noise,
odors, dust, glare, vibration or heat.
B.
The site plan's compliance with all requirements and standards of Article XXII, Subdivision of Land, including, but not limited to, standards for construction, layout, dimensions and materials.
C.
The environmental impact of the development relating to the preservation
of existing natural resources on the site and the impact on the natural
resources of the surrounding properties and neighborhood.
D.
The relationship of the development to adjacent uses in terms of
harmonious use and design, setbacks, maintenance of property values
and negative impacts.
E.
The provision of a safe and efficient vehicular and pedestrian circulation
system.
F.
The design and location of off-street parking and loading facilities
to ensure that all such spaces are usable and are safely and conveniently
arranged.
G.
The sufficient width and suitable grade and location of streets designed
to accommodate prospective traffic and to provide access for firefighting
and emergency equipment to buildings.
H.
The coordination of streets so as to compose a convenient system
consistent with the circulation element of the Master Plan.
I.
The design and location of buildings in an efficient and aesthetically
pleasing manner.
K.
Exterior lighting to ensure safe movement and for security purposes,
which shall be arranged so as to minimize glare and reflection on
adjacent properties.
L.
The location, size and configuration of open space areas to ensure
that such areas are suitable for intended recreation and conservation
uses.
M.
Protection and conservation of soils from erosion by wind or water
or from excavation or grading.
N.
Protection and conservation of watercourses and areas subject to
flooding.
O.
The adequacy of water, drainage, sewerage facilities, garbage disposal
and other utilities necessary for essential services to residents
and occupants.
P.
The design and location of signs so as to be aesthetically pleasing,
harmonious with other signs on the site, and located so as to achieve
their purpose without constituting hazards to vehicles and pedestrians.
