B.
Except as hereinafter provided, no building or zoning permit shall
be issued for any building or use or structure, or reduction or enlargement
in size or other alteration of any building or structure or change
in use of any building including accessory structures and outdoor
storage and sales areas unless a site plan is first submitted and
approved by the Planning Board, and no certificate of occupancy shall
be given unless all construction and development conforms to the plans
as approved by the Planning Board. The following minor building modifications
may be reviewed the Zoning Officer and, if acceptable approved by
issuance of a zoning permit without requiring a hearing before the
Planning Board:
[Amended 2-21-2023 by Ord. No. O-23-2]
(1)
Replacement of any siding with the same as or consistently similar
material.
(2)
Replacement of any roofing with the same as or consistently similar
material.
(3)
Replacement of windows or doors in the same rough opening without
altering the dimensions or framing.
(4)
Replacement or installation of gutters or leaders.
(5)
Replacement or installation of shutters.
(6)
Replacement of a building facade without altering the architectural
theme of the building the fenestration of the facade, or the overall
size of the facade by more than 10% in any dimension.
C.
Site plan approval shall not be required for any detached one- or two-dwelling-unit buildings or any uses accessory thereto, such as a private garage or storage shed incidental to residential uses; farm stands (as defined in § 190-3) or accessory nonresidential buildings less than 1,000 square feet in floor area and the construction of which results in less than a ten-percent increase of lot coverage, but this shall not limit the requirements for submission and approval of plats as otherwise required by chapter.
D.
Conceptual site plan approval may be granted by the
Planning Board for nonresidential buildings or uses which are located
on sites of 50 acres or more within the ROL, B-10, CMX-4, VC and M-2
Zones and which have a floor area of more than 200,000 square feet;
such approval shall be for limited purposes and shall entitle the
developer to initiate construction of building foundations as well
as temporary construction facilities such as roadways, parking areas,
office facilities, sanitary facilities, utilities, indoor and outdoor
material and equipment storage facilities and rough grading at the
building area. Conceptual site plan approval shall not constitute
full site plan approval as set forth above. Conceptual site plan approval
is limited to the building foundation and rough grading for the building
area.
E.
Applications for conceptual site plan approval shall comply with § 190-38. Requests for waiver of specific items shall be made in writing to the Planning Board. The Township may require a developer's agreement and/or the posting of performance guarantees when temporary site improvements located on site affect off-tract uses, drainageways and facilities, roadways and/or community facilities and services. Reasonable fees for conceptual site plan review, interim site improvement inspections and coordination with Township, county, state and federal agencies may be assessed as part of the developers agreement.
A.
The applicant shall submit a complete application
for minor site plan to the administrative officer. The time for review
shall not begin to run until the submission of an application with
the required fees and supporting documents has been deemed complete,
unless the applicant is informed in writing by the administrative
officer within 45 days of the actual and timely receipt of approval
by the County Planning Board or other agencies as may be required.
B.
A complete application for preliminary approval shall
consist of the following:
(1)
A properly completed site plan information form available
from the administrative officer;
(2)
Three copies of the paper print of the site plan for
purposes of determining completeness by the administrative officer.
Upon determination of completeness, 15 copies of the paper print of
the site plan on which the following is set out:[1]
(a)
Scale, written and graphic not to exceed one
inch equals 30 feet;
(b)
North arrow, locator map showing all road intersections
and municipal boundaries if applicable within 500 feet;
(c)
Wooded areas and topography with two-foot intervals,
except where the slope exceeds 15%, in which case contour intervals
may be five feet, freshwater wetlands, wetlands transition areas,
one-hundred-year floodplains;
(d)
All lot lines, approximate location of all structures,
and owners of lots within 200 feet of the site;
(e)
Streets, easements, watercourses and rights-of-way;
(f)
Utility and drainage plans and information;
(g)
Preliminary plans for elevations and locations
of structures;
(h)
Preliminary plans for parking, lighting, loading,
signs, landscaping, and buffers, ingress, egress and circulation plan
for vehicular and pedestrian traffic;
(i)
An extension of off-tract improvements necessitated
by the proposed development;
(j)
A soil erosion and sedimentation control plan
pursuant to the requirements of N.J.S.A. 4:24-39 et seq. and Township
ordinances adopted pursuant thereto;
(k)
The lot and block number, Tax Map sheet number,
exact dimensions and acreage of property to be built upon;
(l)
A survey prepared by a licensed surveyor of
the State of New Jersey shall accompany the site plan;
(m)
A tree saving and tree clearing plan which shall
indicate the following:
[5]
Designation of all existing wooded areas on
the site.
[6]
Designation of all wooded areas to remain after
development of the site.
[7]
Designation of all items identified in numbers Subsection B(2)(m)[1] through [4] above which shall be:
[9]
If in the opinion of the Forester any of the
foregoing required information is not necessary and would represent
the unnecessary expenditure of funds to the developer, the Forester
shall, after visiting the site, make a written recommendation of waiver
to the Planning Board which shall give substantial weight to the Forester's
opinion.
(n)
The following legends shall be on the site plan
map:
[Amended 12-22-2015 by Ord. No. O-15-26]
|
SITE PLAN OF
| |||
|
LOT _____
|
BLOCK _____
|
ZONE _____
| |
|
DATE _____
|
SCALE
| ||
|
APPLICANT
| |||
|
ADDRESS
| |||
|
I CONSENT TO THE FILING OF THIS SITE PLAN WITH
THE PLANNING BOARD
| ||
|
| ||
|
(Owner)
|
(Date)
| |
|
I HEREBY CERTIFY THAT I HAVE PREPARED THIS SITE
PLAN AND THAT ALL DIMENSIONS AND INFORMATION ARE CORRECT.
| ||
|
| ||
|
(Name)
|
(Title and License No.)
| |
|
I HAVE REVIEWED THIS SITE PLAN AND CERTIFY THAT
IT MEETS ALL CODES AND ORDINANCES UNDER MY JURISDICTION.
| ||
|
| ||
|
(Date)
|
(Municipal Engineer)
| |
|
To be signed before issuance of a building permit:
| ||
|
I HEREBY CERTIFY THAT ALL THE REQUIRED IMPROVEMENTS
HAVE BEEN INSTALLED OR A BOND POSTED IN COMPLIANCE WITH ALL APPLICABLE
CODES AND ORDINANCES.
| ||
|
(If Improvements Installed)
| ||
|
| ||
|
(Township Engineer)
|
(Date)
| |
|
(If Bond Posted)
| ||
|
| ||
|
(Township Clerk)
|
(Date)
| |
|
| ||
|
Building Permit Issued
|
(Date)
| |
|
APPROVED BY THE PLANNING BOARD/(Preliminary
) __________
| ||
|
(Final __________
| ||
|
| ||
|
(Chairman)
|
(Date)
| |
(3)
Architect's certification setting forth the gross
floor area categorized according to the following categories of nonresidential
structures and additions to nonresidential structures:
C.
Other information. The Planning Board may require
other information and data for specific site plans. These data may
include but are not limited to geologic information, water yields,
flood data, environmental information, traffic counts, road capacities,
market information, and similar material. A site plan application
shall not be deemed complete until such additional information is
received.
[Amended 12-22-2015 by Ord. No. O-15-26]
D.
Compliance with other ordinances. Information and
documents required for other Township codes and ordinances, such as
environmental impact statements, soil erosion and sedimentation plans,
stormwater management plans, shall be submitted as part of site plan
approval and may be used to comply with site plan submission requirements
where applicable.
E.
No application for site plan approval shall be deemed
complete in the absence of proof that a plan for soil erosion and
sedimentation control has been submitted to the reviewing authority
pursuant to the requirements of N.J.S.A. 4:24-39 et seq. or proof
that such a plan is not required by said statute for the particular
application. If the reviewing authority has failed to grant or deny
certification of the erosion plan at the time of preliminary approval
of applicant's site plan, preliminary approval shall be conditioned
on certification of applicant's erosion plan.
F.
Distribution of site plan. The administrative officer
shall distribute the site plan for review and report and where required,
approval, as follows:
[Amended 12-27-2005 by Ord. No. O-05-48]
(1)
Planning consultant: one copy.
(2)
Township Engineer: one copy.
(3)
Zoning Officer or Assistant Zoning Officer: one copy.
[Amended 10-13-2009 by Ord. No. O-09-26]
(4)
Township Board of Health: one copy.
(5)
Shade Tree Commission: one copy.
(6)
Environmental Commission: one copy.
(7)
Planning Board Secretary: nine copies.
[Amended 12-22-2015 by Ord. No. O-15-26]
(8)
The Forester: one copy.
(9)
Such other agencies as may be directed by the Board.
G.
The zoning requirements and general terms and conditions,
whether conditional or otherwise, upon which minor site plan approval
was granted shall not be changed for a period of two years after the
date of minor site plan approval.
A.
Upon the receipt by the administrative officer of a complete application for a site plan which involves 10 acres of land or less, and 10 dwelling units or less, the Planning Board shall grant or deny preliminary approval within 45 days of the date upon which the application is deemed complete or within such further time as may be consented to by the developer, except that if the application for site plan approval also involves an application for a relief pursuant to § 190-19, the Planning Board shall grant or deny preliminary approval within 95 days of the date upon which application is deemed complete or within such further time as may be consented to by the applicant.
B.
Upon the submission of a complete application for
a site plan which involves more than 10 acres, or more than 10 dwelling
units, the Planning Board shall grant or deny preliminary approval
within 95 days of the date upon which the application is deemed complete
or within such further time as may be consented to by the applicant.
Otherwise, the Planning Board shall be deemed to have granted preliminary
approval.
D.
Failure of the Planning Board to reach a decision
within the specified time periods or extensions thereof shall result
in the approval of the site plan as submitted.
[Amended 12-22-2015 by Ord. No. O-15-26]
E.
If the reviewing board requires any substantial amendment
in the layout of improvements proposed by the developer that have
been the subject of a hearing, an amended application for development
shall be submitted and proceeded upon as in the case of the original
application for development. The reviewing board shall, if the proposed
development complies with this chapter, grant preliminary site plan
approval.
F.
Nothing herein shall be construed to limit the right
of a developer to submit a sketch plan to the reviewing board for
informal review, and neither the reviewing board nor the developer
shall be bound by any discussions or statements made during such review,
provided that the right of the developer at any time to submit a complete
application for site plan approval shall not be limited by his submittal
of a sketch plan and the time for the reviewing board's decision shall
not begin to run until the date upon which the application is deemed
complete.
A public hearing shall be held on all applications
for site plan approval.
A.
The reviewing board shall grant final approval if
the detailed drawings, specifications and estimates of the application
for final approval conform to the standards established hereunder
for final approval and the conditions of preliminary approval.
B.
Final approval shall be granted or denied within 45
days of the date upon which the application is deemed complete or
within such further time as may be consented to by the applicant.
C.
A complete application for final approval shall consist
of the following:
(1)
A completed final site plan approval form, one translucent
Mylar film, 15 site plan black-on-white copies, a copy of the resolution
granting preliminary site plan approval, payment of final site plan
application fees and the payment of all site plan inspection fees;
the final plat, final plans and final as-built plans on a CD (compact
disk) in a .dxf CADD format or other format approved by the Township
Engineer.
[Amended 12-27-2005 by Ord. No. O-05-48]
(2)
The reviewing board, when acting upon application
for site plan approval, shall have the power to grant such exceptions
or waivers from the requirements for site plan approval as may be
reasonable and within the general purpose and intent of this chapter,
if the literal enforcement of one or more provisions of this chapter
is impracticable or will exact undue hardship because of peculiar
conditions pertaining to the land in question and the project is minimal
and would continue to reflect overall conformity to the Master Plan.
Any exception granted pursuant to this section shall be certified
to the Zoning Officer in writing.
As a condition of final site plan approval, the reviewing board may require and shall accept guarantees in accordance with the standards adopted by § 190-52 for the purpose of assuring the installation and maintenance of on-tract improvements.
[Amended 10-28-2014 by Ord. No. O-14-13]
A.
Pursuant
to N.J.S.A. 40:55D-31, whenever any public agency as defined in said
statute shall propose a project to which the statute applies, it shall
submit such project to the Planning Board of the Township for review
and recommendations which shall include such information as shall
be required in order for the Board to conclude its review and take
action in accordance with the statute regarding compatibility of the
project with the Master Plan of the Township of Freehold.
B.
Such submittal
by any public agency shall not be deemed to be a development application,
and notice of the public hearing associated with development as set
forth in this ordinance and the statute shall not apply.
Any developer who has obtained a final approval of a site plan which includes residential units shall comply with the sale map requirement set forth in § 190-63.
