All site plans shall be formally reviewed except
as noted herein in two stages: preliminary and final. An informal
discussion and concept plan review stage is encouraged of applicants
seeking site plan approval. Preliminary and final stages may be combined
by the applicant. As a condition for combined stage application, the
time for approval by the Planning/Zoning Board shall be the total
of the mandated approval time allowed to each review stage as noted
herein.
A.
Filing. Site plan applications shall be received for
official processing by the Planning/Zoning Board Secretary. The applicant
shall submit sufficient copies of all required exhibits as set forth
under the appropriate site plan review stage of this article together
with an application form and all applicable fees to the Planning/Zoning
Board Secretary. The time for the Board's review shall not begin to
run until the submission of a complete application with the required
fee.
B.
Referral. The Planning/Zoning Board Secretary shall
forward upon receipt of a site plan application in proper form with
requisite fees, one copy each of an application to the Environmental
Commission and Township Engineer for their preliminary determination
of completeness and classification of an application. The Board's
professionals shall provide a written report to the subdivision/site
plan committee within 14 days of the filing date whether the application
is complete or noting items omitted or other deviations of ordinances.
C.
If the application is deemed to be complete, the Planning/Zoning Board, Secretary shall distribute copies as stipulated within this chapter for the appropriate site plan review stage. The Planning/Zoning Board may also designate other local or higher governmental agencies to receive copies of any application for review and recommendation beyond those agencies stipulated in this Part 3. If the application is found to be incomplete or in violation of any applicable codes and ordinances, the applicant shall be notified by certified mail as to the items omitted or other deviations of ordinance.
D.
Classification. The Planning/Zoning Board Secretary
shall determine whether the Planning/Zoning Board has approval jurisdiction
on the application and whether it should be classified as a major
or minor site plan. The Planning/Zoning Board Secretary may confer
with the Planning/Zoning Board Attorney in making these determinations.
A.
Map details. All maps or other documents submitted
for site plan review shall contain the following information in addition
to specific site plan details as required for each review stage:
(1)
Title and location of the property.
(2)
Name, signature and address of landowner and
applicant. If a corporation is landowner or applicant, the principal
office and name of president and secretary shall be included.
(3)
Name, address and professional license number
and seal of the professional preparing documents and drawings. All
plans shall be prepared, signed and sealed by a licensed New Jersey
professional engineer or architect.
(4)
Place for signature of the Chair and Secretary
of the Planning/Zoning Board.
(5)
Date of plan and any modifications thereto.
(6)
The following legends shall be on the site plan
map:
|
(PRELIMINARY) or (FINAL)
| |||
|
a.
|
SITE PLAN OF ________________________________
LOT __________ BLOCK _________ ZONE _________ DATE ____________ SCALE
_______________ APPLICANT ___________________ ADDRESS
SITE PLAN CONTROL NO.
| ||
|
b.
|
I CONSENT TO THE FILING OF THIS SITE PLAN WITH
THE PLANNING/ZONING BOARD OF SOUTH HARRISON TOWNSHIP.
| ||
|
| |||
|
(Owner)
|
(Date)
| ||
|
c.
|
To be signed before issuance of a building permit
and incorporated only on a final site plan (as applicable):
| ||
|
I HEREBY CERTIFY THAT A BOND HAS BEEN POSTED
FOR ALL THE REQUIRED IMPROVEMENTS IN COMPLIANCE WITH ALL APPLICABLE
CODES AND ORDINANCES.
| |||
|
| |||
|
Municipal Clerk)
|
(Date)
| ||
|
| |||
|
Building Permit Issued
|
(Date)
| ||
|
d.
|
To be incorporated only on final site plan and
signed prior to issuance of a building permit:
| ||
|
VERIFICATION THAT PAYMENT OF MUNICIPAL TAXES
OR ASSESSMENTS IS CURRENT
| |||
|
| |||
|
(Tax Assessor)
|
(Date)
| ||
|
e.
|
APPROVED BY THE PLANNING/ZONING BOARD (Preliminary
Approval Date) (Final Approval Date).
| ||
|
| |||
|
(Chair)
|
(Date)
| ||
|
f.
|
EXPIRATION OF APPROVAL (PRELIMINARY –
3 YEARS; FINAL – 2 YEARS)
| ||
|
Date (Without Extensions)
| |||
B.
Other information. Planning/Zoning Board may require
such additional information not specified in this Part 3, or any revisions
in the accompanying documents, as are reasonably necessary to make
an informed decision as to whether the requirements necessary for
approval of the application for development have been met. The application
shall not be deemed incomplete for lack of any such additional information
or any revisions in the accompanying documents so required by the
municipal agency.
C.
Compliance with other ordinances. Information and
documents required for other local, county, state and federal agency's
rules and regulations shall be submitted as part of an application
for site plan approval and may be used to comply with site plan submission
requirements for particular stages as applicable.
D.
Waiver of information required. The Planning/Zoning
Board may waive submission of any required exhibits in appropriate
cases and for specific site plans. Request for such waivers shall
accompany a site plan application, stating the reasons why such waiver(s)
is being requested.
A.
Objectives of review. Applicants for preliminary approval
are encouraged to submit for review by the Site Plan/Subdivision Review
Advisory Board concept site plans for informal discussions and recommendations.
The concept site plan shall be reviewed to determine the proposal's
compliance with applicable Township ordinances and the general site
design concept, including use, location and bulk; buildings and improvements;
density; open space; traffic and pedestrian patterns and other general
design components. The concept plan shall be to scale, but detailed
dimensions need not be shown. Said site plans shall be used as a basis
for changes and redesign so as to avoid undue expense and delay in
preparing more detailed plans and specifications in subsequent review
stages. The Advisory Board shall not be governed by any statutory
time limits in its review of concept site plans and it is expressly
understood that compliance with the Advisory Board recommendations
shall not bind the Planning/Zoning Board in subsequent deliberations.
B.
Concept site plan details. The concept site plan may
be prepared by the applicant and contain sufficient information for
discussion by Advisory Board and the applicant.
C.
Minor site plan. In addition to the information required
for a zoning permit, all minor site plans shall fulfill the information
requirements of this section prior to review by the approving authority.
(1)
Minor site plans shall show the proposed improvements,
alterations or change of use on a copy of a site plan which has been
duly approved, if there be one, or on a plan signed by a New Jersey
licensed engineer, architect or land surveyor who prepared it, showing
the following:
(a)
Name and address of the property owner and applicant.
(b)
The proposed addition or modification, the location
of parking areas, and the number of parking spaces; all dimensioned
and referenced to lot lines and center lines of streets.
(c)
The existing and proposed use of all buildings,
structures or parts thereof.
(d)
The existing and proposed type of paving.
(e)
Location and delineation of all freshwater wetlands
and freshwater wetland transition areas.
(f)
The block, lot and Tax Map sheet numbers, as
per the assessor's records.
(g)
The North designation, by arrow.
(h)
The names and widths of all abutting streets.
(i)
The on-site accessways, existing and proposed,
with referenced dimensions.
(j)
The curb openings, existing and proposed, with
referenced location, width at curbline and at the property line.
(k)
The location of all stormwater inlets within
100 feet of the property boundaries.
(l)
Such other details as may apply to the proposed
improvements or change of use.
A.
Objectives of review. The preliminary site plan shall
be reviewed to determine the acceptability of the detailed design
concept and shall be in sufficient detail to enable the board to ascertain
compliance with the performance standards and other standards of this
Part 3 as well as applicable Township ordinances.
B.
Application. Fifteen copies of the preliminary site
plan, an application in a form approved by the Planning/Zoning Board,
and the requisite fee shall be delivered to the Planning/Zoning Board
Secretary.
C.
Preliminary site plan details. The preliminary site
plan application technical materials, notwithstanding any other requirements
of this or other Township ordinances, shall contain the following:
(1)
Locator map at a scale of one inch equals two
2,000 feet, or larger scale, showing the lot and block number of the
parcel in question and the lot and block numbers of adjacent and opposite
properties. This map should also show any contiguous lot in which
the applicant has any direct or indirect interest, and the nature
of the applicant's interest.
(2)
Photographs of the property where necessary
to show any unusual topographic, environmental or physical aspect
of the site. This would include but not be limited to vegetation,
natural drainageways, wetlands and existing structures and improvements.
(3)
A preliminary plan at a scale of one inch equals
50 feet, or larger scale, and any supplemental plans that are necessary
to properly depict the project. In the case of a complex project a
scale other than one inch equals 50 feet may be submitted, provided
that one copy of a photomechanical reduction to a scale of one inch
equals 50 feet is submitted. The preliminary plan shall show at least
the following information:
(a)
North arrow, scale, graphic scale, date and
notes and dated revisions.
(b)
The zoning district in which the parcel is located,
together with the district boundaries included within the boundaries
of the parcel or within 200 feet therefrom. All setback lines, landscape
strips, landscape buffers, building heights and other bulk requirements
shall be shown and dimensioned. Any deviation from requirements of
this Part 3 shall be specifically shown.
(c)
Survey map dated and prepared not more than
one year from the date of application by a licensed surveyor of New
Jersey, showing boundaries of the properties, lines of all existing
streets and roads, easements, rights-of-way, and areas dedicated to
public use within 200 feet of the development, existing and proposed
monumentation. These shall be dimensioned and where applicable, referenced
as to direction.
(d)
Reference to any existing or proposed deed restrictions
or exceptions concerning all or any portion of the parcel. A copy
of such covenants, deed restrictions or exceptions shall be submitted
with the application.
(e)
The existing and proposed contours, referred
to United States Coast and Geodetic Survey datum, at a contour interval
of not less than two feet. Existing contours are to be indicated by
short dashed lines. Proposed contours shall be indicated by bold solid
lines. Location of existing high points, watercourses and drainageways,
depressions, ponds, marshes, wetlands and buffers, vegetation, wooded
areas and other significant existing features, including previous
flood elevations of watercourses, ponds and areas as determined by
survey. Trees of 10 inches or over in caliper shall be specifically
located and identified. Any proposed change of such natural features
shall be specifically noted.
(f)
The location, size, elevation, slope and type
of storm drainage structures and other utility structures, above and
below grade, whether publicly or privately owned. Design calculations
supporting the adequacy of proposed drainage structures and/or surface
drainage shall be submitted. The site plan shall include existing
ponds, streams and watercourses as well as the designated greenbelt,
if applicable.
(g)
The location of all existing buildings, bridges,
culverts, paving, lighting, signs or any other structures with grade
elevations for each structure.
(h)
The distances measured along the right-of-way
lines of existing streets abutting the property, to the nearest intersection
with other streets.
(i)
The proposed use or uses of the land, buildings
and structures.
(j)
The quantitative aspects of the proposal such
as improvement coverage, number of units, square feet of construction,
value of construction, density, coverage, number of employees, number
of residents and area of land, etc. Specifically identified on the
site plan, in tabular form, shall be pertinent zoning data, indicating
the bulk/area requirements of the zone in which the proposed development
is located and how the proposed development corresponds to the zoning
requirements.
(k)
The proposed buildings and structures and any
existing structures to remain, with dimensions, setbacks, heights
(in feet and stories), and first floor or grade elevations. Existing
buildings and structures to be removed shall be indicated. Sketch
or typical building elevations indicating type of materials to be
used.
(l)
The location and design of any off-street parking
areas, bicycle parking, service, trash or loading areas showing size
and location of bays, aisles, barriers, planters, maneuvering areas,
and traffic patterns. Include manufacturer's cut or illustration depicting
type of bicycle parking facility proposed. Also provide typical plan
layout of facility at an appropriate scale to determine location from
walkways and building lines.
(m)
The means of vehicular access for ingress to
and egress from the site, showing the proposed traffic channels, lanes
and any other structure or device intended to control traffic.
(n)
The location, design, and size of any on- or
off-site pedestrian parks and bicycle pathways, open space, common
open space, plazas and recreation areas or any other public use areas.
(o)
The location and design of all proposed utility
structures and lines, stormwater drainage on-site and off-tract, with
manholes, inlets, pipe sizes, grades, inverts and directions of flow,
as well as telephone, power and light, water hydrant locations, sewer
and gas, whether publicly or privately owned. Where on-site sewage
disposal systems and/or potable water wells are provided these shall
be located on the site plan indicating size of system and distance
between wells and septic fields.
(p)
The location and design of the proposed screening,
landscaping and planting, including a planting plan and schedule of
plant materials.
(q)
The location of all outdoor lighting (freestanding
or on building), the size, nature of construction, lumens, heights,
area and direction of illumination, footcandles produced, typical
manufacturer cuts illustrating style, and time controls proposed for
outdoor lighting and display.
(r)
The location and design of all signs, the size,
nature of construction, height and orientation, including all identification
signs, traffic and directional signs and arrows, freestanding and
facade signs and time controls for sign lighting.
(s)
The location and size of all proposed easements,
rights-of-way, public areas to be dedicated to the public or to be
restricted or defined by deed or any other arrangement. Also the location
of any Master Plan proposals indicating roadway, public area or facility
shall be shown.
(t)
A tabulation of a proposed building's perimeter
that fronts on a public or private street or on a fire apparatus space
expressed in feet as well as percentage of total building perimeter
linear footage shall be indicated as part of site data information
contained on a site plan.
(4)
All items as required in the environmental impact statement as set forth in § 90-3.20 of this chapter or statement concerning such which does not apply.
(5)
Where applicable, the method by which any common
or public open space or commonly held building or structure is to
be owned and maintained.
(6)
Where warranted, such other material deemed
necessary by the Planning/Zoning Board to evaluate the physical, fiscal
or socioeconomic impact of the proposed development upon the Township.
(7)
A landscape plan prepared by a qualified professional,
at a minimum scale of one inch equals 50 feet or larger. Different
graphic symbols shall be used to show location and spacing of shade
trees, ornamental trees, evergreen trees, shrubs, and ground cover.
The size of the symbol must be representative of the size of the plant
and shown to scale. The plan shall:
(a)
Illustrate the proposed site plan elements as
they relate to existing structures and site amenities, including existing
woodlands, isolated trees greater than 10 inches dbh, existing topographic
contours, and any and all other natural environmental features;
(b)
Show the intent, location, and type of all existing
and proposed landscaping and buffering;
(c)
Conceptually indicate plant types and general
construction materials to be used, as appropriate;
(d)
Superimpose an aerial photograph on the drawings
with the site boundaries outlined to evaluate the effects upon existing
vegetation and surrounding land uses;
(e)
Provide on-site photographs of existing features
and topography, as appropriate;
(f)
Contain a planting schedule, including specific
plant botanical and common names, sizes, root, spacing, and comments;
(g)
Indicate all existing vegetation to be saved
or removed;
(h)
Show the location, form, height and width of
other landscape architectural materials such as berms, fences, walls,
site furniture, bridges, and walks. When required, a section to show
the effective height of a proposed berm or fence in relation to the
height of the area being screened from should be provided (i.e., center
line of road to building); and
(i)
Show all open space areas in adjacent developments
on the project location map.
(8)
A street signage plan conforming to the requirements of § 90-4.18F.
[Amended 12-27-2000 by Ord. No. 0-00-04]
(9)
For any application for preliminary major site
plan, the applicant shall submit a traffic impact study prepared by
a New Jersey-licensed traffic engineer to address the impacts of a
proposed development on existing roads with the Township. The traffic
impact study shall include existing average daily traffic data, existing
a.m. and p.m. peak hour traffic data as well as proposed average weekday
and weekend daily traffic data and proposed a.m. and p.m. peak hour
traffic data as well as weekend peak hour data. The report shall be
based on current traffic data (i.e., traffic counts) and shall evaluate
the impacts a proposed development will have on existing roadways.
The report shall also include recommendations for any road or intersection
improvements that may be required in conjunction with the application.
[Added 8-10-2005 by Ord. No. 0-05-11]
D.
Preliminary site plan review. Within 45 days of receipt
by the Planning/Zoning Board Secretary of a complete site plan application
for 10 acres of land or less and 10 dwelling units or less, or within
95 days of receipt of a complete application for as site plan of more
than 10 acres or more than 10 dwelling units or within such further
time as may be agreed upon by the developer, the Planning/Zoning Board
shall act upon the application. Upon receipt of a complete application
the administrative officer shall submit one copy to each member of
the Subdivision Committee and one copy of the application to the following
professionals and agencies:
F.
Preliminary site plan action. After the conclusion
of the hearing, the Planning/Zoning Board shall by resolution approve,
disapprove, or conditionally approve the preliminary site plan, stating
reasons for any disapproval.
H.
Effect of preliminary approval. Preliminary approval of a site plan shall, except as provided in § 90-3.11I herein, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
(1)
That the general terms and conditions on which
preliminary approval was granted shall not be changed, including but
not limited to use requirements; layout and design standards for streets,
curbs and sidewalks; lot size; yard dimensions and on-site and off-tract
improvements; and any requirements peculiar to the specific site plan.
The Township may modify by ordinance such general terms and conditions
of preliminary approval as they relate to public health and safety,
provided that such modifications are in accord with amendments adopted
by ordinance subsequent to approval.
(2)
That the applicant may submit for final approval
on or before the expiration date of preliminary approval the whole
or a section or sections of the preliminary site plan.
I.
Extension of preliminary approval.
(1)
The applicant may apply for and the Planning/Zoning
Board may grant extensions on such preliminary approval for additional
periods of at least one year but not to exceed a total extension of
two years, provided that if the design standards have been revised
by ordinance, such revised standards may govern.
(2)
In the case of a site plan for an area of 50
acres or more, the Planning/Zoning Board may grant the rights referred
to above for such period of time, longer than three years, as shall
be determined by the Planning/Zoning Board to be reasonable taking
into consideration the number of dwelling units and nonresidential
floor area permissible under preliminary approval, economic conditions,
and the comprehensiveness of the development. The applicant may apply
for thereafter and the Planning/Zoning Board may thereafter grant
an extension to preliminary approval for such additional period of
time as shall be determined by the Planning/Zoning Board to be reasonable
taking into consideration the number of dwelling units and nonresidential
floor area permissible under preliminary approval; the potential number
of dwelling units and nonresidential floor area of the section or
sections awaiting final approval; economic conditions; and the comprehensiveness
of the development, provided that if the design standards have been
revised, such revised standards may govern.
(3)
In the event no extension is applied for, preliminary
approval shall expire and the site plan shall lapse three years from
such approval.
J.
Granting of variances under Planning/Zoning Board
review. The Planning/Zoning Board when reviewing applications for
site plans shall have the power to grant variances from lot area,
lot dimensional, setback and yard requirements, but not for variances
pursuant to N.J.S.A. 40:55D-70d.
A.
Objectives of review. The final site plan shall be
reviewed to ascertain whether the construction documents to be utilized
in construction of the project substantially conform to the approved
preliminary site plan.
B.
Application. Fifteen copies of the final site plan,
an application in a form approved by the Planning/Zoning Board, and
the requisite fee shall be delivered to the Planning/Zoning Board
Secretary.
C.
Final site plan details. The final site plan application
technical materials shall include the following:
(1)
The approved preliminary site plan, together
with all proposed additions, changes or departures therefrom, if applicable.
(2)
Final construction documents amongst other items,
illustrating:
(a)
The final plans for site development and site
improvement, including those construction details as may be specified
at the time of preliminary approval;
(b)
The ground floor or other floor plans sufficient
to show pedestrian, vehicular or other access as it relates to the
final site plan;
(c)
The building elevation or typical elevations
including size, structure, materials, colors and textures; and
(d)
Elevations or typical illustrations of any accessory
structures, sign or area visible to the general public.
(3)
A final landscape plan, signed and sealed by
a qualified professional, in the form of construction documents and
substantially conforming to the approved preliminary landscape plan.
The landscape plan shall be prepared upon separate half-tone sheets
of the engineered site plan with contour lines so that landscape details
and grading are clearly shown and may be adequately reviewed. It shall
show:
(a)
Reverse frontage buffers and other important
landscape areas at a minimum scale of one inch equal 30 feet or larger;
(b)
The manner of irrigation of all nonresidential
and high-density residential sites;
(c)
All existing trees which will be removed and
preserved and what methods will be used to assure preservation during
and after construction;
(d)
The existing and proposed topography by the
use of one foot contours for all land forms and berms in coordination
with the final grading and drainage plans submitted by the project
engineer;
(e)
A landscape management and maintenance schedule
and agreement; and
D.
Final site plan review.
(1)
Within 45 days from submission of a complete
final site plan application, or within such further time as may be
agreed upon by the applicant, the Planning/Zoning Board shall approve
the application for final site plan approval with or without conditions,
provided that the following requirements are met:
(a)
That the detailed drawings and specifications
meet all applicable codes and ordinances;
(b)
That the final plans are substantially the same
as the approved preliminary site plans;
(c)
That performance and maintenance guaranties
have been posted to ensure the installation and maintenance of improvements
as applicable;
(d)
That proof has been submitted that all taxes
and assessments for local improvements on the property have been paid.
(2)
Upon receipt of a complete application, the
Planning/Zoning Board Secretary shall submit one copy to each member
of the Subdivision/Site Plan Review Advisory Committee and one copy
to each of those professionals and boards having received a copy of
the preliminary plan.
E.
Final plan hearing. Planning/Zoning Board action shall
take place at or after a hearing. No public notice of application
shall be required.
G.
Effect of final approval. Final approval shall terminate
the time period of preliminary approval for the section granted final
approval and shall guarantee the applicant that the zoning requirements
applicable to the preliminary approval and all other rights conferred
upon applicant as part of preliminary approval shall not be changed
for a period of two years after the date of final approval.
H.
Time limit for final approval and extensions.
(1)
Final approval shall expire two years from the date of final approval. The Planning/Zoning Board may extend final approval, and the protection offered under § 90-3.12G herein, for one year. Up to three such extensions may be granted. Additional extensions pursuant to N.J.S.A. 40:55D-52d may be granted.
(2)
In the case of a site plan for a planned commercial
development, planned industrial park development, or conventional
site plan for 150 acres or more, the Planning/Zoning Board may extend
the rights granted under final approval for such period of time, longer
than two years, as shall be determined by the Planning/Zoning Board
to be reasonable taking into consideration the number of dwelling
units and nonresidential floor area permissible under final approval,
economic conditions, and the comprehensiveness of the development.
The developer may apply for thereafter, and the Planning/Zoning Board
may thereafter grant, an extension of final approval for such additional
period of time as shall be determined by the Planning/Zoning Board
to be reasonable taking into consideration the number of dwelling
units and nonresidential floor area permissible under final approval;
the number of dwelling units and nonresidential floor area remaining
to be developed; economic conditions; and the comprehensiveness of
the development.
I.
Conditions of final approval. The Planning/Zoning
Board may, as a condition of final approval:
(1)
Grant final approval only for designated geographic
sections of the development.
(2)
Grant final approval for certain work but require
resubmission for final approval for designated elements, such as but
not limited to such items as landscaping, signs, or street furniture,
and require approval of these elements as a prerequisite for a certificate
of occupancy.
(3)
Condition the granting of a certificate of occupancy
subject to the applicant or developer or subsequent heirs or assignees
meeting certain requirements within a designated period of time, not
to exceed one year, from the date of issuance of the certificate of
occupancy. This may include, but is not limited to, such items as
the installation of landscaping, erection of signs, installation of
improvements, or reevaluation of circulation patterns.
