[Amended 7-28-2015 by Ord. No. 1338]
A. Prior to the issuance of any permit by the Construction Official
or Zoning Officer of the Township of Haddon for the excavation, construction,
renovation, alteration or expansion of any building, structure or
regulated use within the Township, site plan approval for the proposed
development must be obtained from the appropriate Board if the proposed
building, structure or use affects site lighting, drainage, parking
or parking requirements, internal traffic circulation, disturbance
of existing buffering or access to a street or highway in any zone.
B. Site plan approval also must be obtained for the following:
(1) A change from one nonresidential use to another nonresidential use,
including a change of name and/or change of ownership of an existing
nonresidential lot or nonresidential use located on such lot; or
(2) A change from a residential use to a nonresidential use; or
(3) If the existing parking spaces are less than the number required
by this Code for the proposed use; or
(4) Where site plan approval is required by any other chapter of this
Code.
C. Site plan approval is not required for the following:
(1) Building permits for individual lot applications involving only detached
one- or two-dwelling-unit buildings; or
(2) Uses and buildings accessory to a residential use, such as a private
garage or private swimming pool, unless it is part of a townhouse
apartment project or other multifamily use; or
(3) A sign for an existing structure which meets all applicable zoning
requirements, as determined by the Zoning Officer.
D. Notwithstanding anything in this section to the contrary, grading
plans may be required in the discretion of the Township Engineer and/or
the Township personnel reviewing any building permit or other application
for any construction, improvement and/or development on any lot even
if such construction, improvement or development does not require
site plan approval as set forth in this chapter.
E. Notwithstanding anything in this section to the contrary, the reviewing
Board may grant a waiver from the requirement to obtain minor site
plan approval if the applicant can demonstrate to the satisfaction
of the Board and its professionals that the intent, purpose, goals
and policies of the Haddon Township Master Plan and Land Use and Development
Code and Zoning Code of the Township of Haddon will be complied with
by the applicant and that the proposed development will have no deleterious
effect on adjoining properties.
Applications for subdivision and site plan review
and approval shall be made to the Haddon Township reviewing board
following the procedures contained in this chapter. All applications
for subdivision, site plan or conditional use review and approval
shall include or be accompanied by:
A. Fifteen copies of the appropriate application form(s),
completely filled in. If any item is not applicable to the applicant,
it should be so indicated on the application form(s).
B. Certification that no taxes or assessments for local
improvements are due or delinquent on the subject property.
C. Receipt indicating that all fees are paid.
D. Affidavit of ownership. If the applicant is not the
owner, the applicants interest in the land (e.g., tenant, contract
purchaser, lienholder, etc.) and the signed consent of the owner shall
be provided.
E. If a corporation or a partnership, a list of the names
and addresses of all stockholders or individual partners owning at
least 10% of its stock of any class as required by N.J.S.A. 40:55D-48.1
et seq.
F. Fifteen copies of any required plot plan, site plan
or subdivision plan.
G. Either:
(1) A letter of interpretation from NJDEP identifying
the absence of freshwater wetlands or verifying the delineation of
the boundaries of a freshwater wetlands area; or
(2) A letter from NJDEP certifying that the proposed activity
is exempt from the regulation under the Freshwater Wetlands Protection
Act; or
(3) A copy of any application made to NJDEP for any permit
concerning a proposed regulated activity in or around freshwater wetlands.
The reviewing board may waive the above requirements where it can
be established by the applicant and verified by the board and its
professionals that no wetlands exist on site or on any contiguous
property.
H. Statements as to the exact nature of any waiver or
variance required by this application and the reasons why the waiver(s)
or variance(s) should be granted.
In cases requiring site plan review and approval, applications for development shall be in accordance with the provisions of §
142-15 of this chapter and shall be accompanied by information and documentation specified in this section.
A. Preliminary submission requirements.
(1) Site plans submitted for conventional developments
shall include materials that clearly show conditions on the site at
the time of the application, the features of the site which are to
be incorporated into the proposed development; and the appearance
and function of the proposed development. The various elements of
the site plan shall be prepared by the professionals, as required
by N.J.S.A. 13:40-7.1, licensed to practice in the State of New Jersey,
according to the following instructions and including the information
indicated on the checklist adopted by the Township by ordinance, or
in the absence of a checklist the following information and data:
(a)
Site plans shall be drawn to a scale of not
less than one inch to 50 feet, or in the case of an area of 50 acres,
the plot plan may be drawn to a scale of one inch to 100 feet. All
distances shall be in decimals of a foot and all bearings shall be
given to the nearest tenth-second and the error of closure of the
tract shall be one in ten thousand (1:10,000) and certified by a licensed
land surveyor.
(b)
A key map showing the entire parcel to be developed
and its relation to the surrounding area, based on the Haddon Township
Zoning Map.
(c)
Title of development, North point, scale, name
and address of record owner and persons preparing the site development
plan with their seal and signature affixed to said plan.
(d)
The name of the owners of record of any adjacent
properties and the block and lot numbers of such adjacent properties.
(e)
All existing school, zoning and special district
boundaries located on or adjacent to the property involved. Such boundaries
shall be shown on the key map accompanying the detailed site plan.
(f)
The boundaries of the property involved, building
or setback lines of existing streets, lots, reservations, easements
and other areas dedicated to public use.
(g)
The location of existing buildings and all other
structures such as, but not limited to, signs, culverts, bridges (with
spot elevations of such structures), walls, fences, roadways and sidewalks.
(h)
The location of all proposed use areas, buildings,
structures (including fences, roadways and sidewalks) and special
sites for individual uses, all including proposed grades.
(i)
A zoning schedule identifying compliance of
the proposed subdivision with the use, density, area and bulk and
parking regulations of this chapter.
(j)
The location and design of any off-street parking
or loading areas, showing size and location of bays, aisle ways, barriers,
pedestrian access, vehicular access and number of parking or loading
spaces.
(k)
All means of vehicle access and egress proposed
for the site, showing size and location of driveways and driveway
or curb openings to existing public streets.
(l)
Location of all storm drainage pipes, structures
and watercourses, whether publicly or privately owned, with pipe sizes,
grades and direction of flow, whether existing or proposed, and, also,
whether above or below the ground surface.
(m)
Existing topography with a contour interval
of one foot, where slopes are 3% or less; two feet, where slopes are
more than 3% but less than 15%; and five feet, where slopes are greater
than 15%, referenced to the National Geodetic Vertical Datum 1929
and indicated by a dashed line. Where any regrading is proposed, finished
grade contours should be shown in solid lines.
(n)
Location of existing high points, depressions,
ponds, marshes, wooded areas and other significant existing natural
features. Vegetation information may be required at the request of
the reviewing board. Watercourses and public roads, located within
1,000 feet of the site, shall be shown on the key map.
(o)
A certified survey, prepared by a land surveyor
licensed in the State of New Jersey, shall accompany site plans and
show the boundaries of the parcel and the limits of all proposed streets,
recreation areas and other property to be dedicated to public use
or to common open space.
(p)
In the case of new commercial, industrial or
public buildings, the site plan shall be accompanied by preliminary
architectural floor plans and elevations, with the name, address,
professional number and seal of the architect involved.
(q)
All proposed street profiles and cross-sections
shall be shown, indicating width of sidewalks and location and size
of utility lines, according to the standards and specifications of
Haddon Township. Such features are to be shown on a separate map,
when necessary.
(r)
Location of all proposed sewer and water lines,
valves, hydrants and other appurtenances or alternative means of water
supply and sewage disposal and treatment in conformance with the applicable
standards of the appropriate municipal, county and state agencies.
(s)
The proposed positioning, direction, illumination,
wattage and periods of operation of all proposed outdoor lighting
to be used anywhere on the site or in connection with any proposed
building or structure (including signs) thereon.
(t)
Location of all proposed signs, their size,
nature of construction, height and orientation, including all identification
signs, traffic and directional signs and freestanding and facade signs,
together with the nature and time control of sign lighting.
(u)
A landscape plan showing the location of all
plant materials to be installed on site and all areas of existing
vegetation to be preserved.
(v)
A copy of any covenants or deed restrictions
that are intended to cover all or any part of the tract.
(w)
An internal surface drainage plan, designed
to produce no greater volume of surface runoff from the site subsequent
to development than that existing prior to development.
(x)
A grading plan that depicts existing and proposed elevations.
[Added 7-28-2015 by Ord.
No. 1338]
(y)
Such other information or data as may be required
by the reviewing board, Township Engineer or Township Planner, in
order to determine that the proposed development is in accord with
the Master Plan and all applicable ordinances of Haddon Township.
(z)
A listing of other required permits from agencies
having jurisdiction and the status of each permit required.
(2) In any case of any planned development, the application
for site plan review shall be accompanied by 15 copies of all site
plans and other documenting material. Prior to the determination of
completeness of the application for preliminary approval of any planned
development under the terms of this chapter, the reviewing board administrative
officer shall, insofar as possible, secure the advice of the Municipal
Engineer and all other experts hired by the reviewing board to review
planned development applications concerning the adequacy of plans
submitted and the completeness of the submission. In addition to the
materials and data required in connection with conventional site plan
applications, as set forth above, an application for planned development
shall show or be accompanied by:
(a)
An open space management report setting forth
the form of organization proposed to own or maintain the common open
space. Information shall be provided establishing that the association
or other entity proposed to administer such common open space will
have adequate funding and a sufficient organization to properly maintain,
repair and replace such open space and its structures and facilities.
(b)
The use, approximate height and bulk of proposed
buildings and other structures.
(c)
Modification of existing municipal ordinance
requirements governing streets or ways or the use, density and location
of buildings or structures being requested.
(d)
The projected schedule for development and the
approximate times when final approvals will be requested.
(e)
A statement as to why the public interest would
be served by the proposed development.
B. Final submission requirements. Site plans shall be submitted for final approval in accordance with the provisions of §
142-15 of this chapter and shall contain or be accompanied by the information indicated on a checklist adopted by the Township by ordinance, or in the absence of a checklist the following:
(1) Information and data contained in the submission for
preliminary approval. Final site plans shall be drawn to a scale of
not less than 50 feet to the inch.
(2) Any site plan revisions, additional data or revised
documentation required by the reviewing board in its resolution granting
preliminary approvals.
(3) Offer of dedication of streets or other public ways
and deeds for any public open space resulting from preliminary development
approval.
(4) Performance guarantees, approved by the municipal
solicitor as to form, and the Municipal Engineer as to amount, sufficient
to ensure the satisfactory completion of improvements and facilities,
as required by the resolution of the reviewing board granting preliminary
approval. The developer's engineer shall submit a detailed engineer's
estimate for review and approval by the Municipal Engineer.
(5) A statement from the Municipal Engineer that adequate
construction plans for all streets, drainage and other facilities
covered by the municipal standards are adequate and comply with municipal
standards.
(6) All approvals from other agencies having jurisdiction.
(7) The following certifications shall appear on the site
plan:
Final Site Plan Approval granted on ____________
by the Township of Haddon Planning Board (or Zoning Board of Adjustment).
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____________________________
SECRETARY
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I hereby certify that the engineering conditions
imposed on this application for final site plan approval have been
met.
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____________________________
TOWNSHIP ENGINEER
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C. Common open space documents. These documents shall
ensure the adequate organization and financial soundness of the association
or other entity proposed to own or maintain the common open space.
Such documents shall include:
(1) Articles of incorporation for any homeowner's association,
condominium association or other organization to be established to
maintain the common open space.
(2) A master deed or declaration of covenants and restrictions
detailing the rights and privileges of individual owners and residents,
restricting the use of the common open space and establishing a system
of fees assessed against individual owners. A proposed schedule of
membership fees for at least the first five years of operation shall
be provided.
(3) Bylaws and membership rules and regulations of any
such organization defining the details of its organization and operation.
(4) The Board Solicitor must review and approve the Declaration
of Covenants and Restrictions.
In reviewing development applications for land
subdivision or site plan approval, the reviewing board will expect
conformance of design standards which will encourage: good development
patterns in the municipality; adherence to proposals, policies and
standards contained in the Master Plan; and consistence with the requirements
of other sections of this chapter and with the Official Map and Capital
Improvements Plan of the Township. Residential development shall also
be designed in accordance with the minimum standards of the New Jersey
Residential Site Improvement Standards, in accordance to law.