[Amended 6-2-2009 by Ord. No. 1339; 10-4-2011 by Ord. No. 1389]
A. 
Preliminary site plan review and approval shall be required where a zoning, occupancy or building permit is required for any new construction (including, without limitation, enlargement or reconstruction), relocation of existing improvements, change in use or establishment of an open parking area, accessory or otherwise, whether by right, variance, or conditional use, unless deemed to be exempt from site plan requirements pursuant to Subsection B of this § 345-47. Such application shall be referred to the appropriate municipal board for review of the site plan.
B. 
The provisions of this § 345-47 shall not apply to:
(1) 
Single-family dwellings or duplex dwellings or any use, building or structure accessory thereto.
(2) 
Any construction constituting normal maintenance or replacement, such as a new roof, painting, new siding or a similar activity.
(3) 
Any change in use to a permitted use within the Business or Waterfront Business Zoning District, provided that the proposed change in use:
(a) 
Does not include the alteration of existing conditions upon the subject property, including, without limitation, the location of existing structures, drive aisles, parking spaces, walkways, means of ingress and egress, drainage facilities, landscaping areas, or screening devices;
(b) 
Does not involve exterior construction, enlargement or reconstruction of any improvements upon the subject property, including, without limitation, structures, parking areas, drive aisles or fences;
(c) 
Does not create, expand or otherwise increase any nonconformity upon the subject property; and
(d) 
Will comply in all respects with § 560-17F or 560-17.4C, as appropriate.[1]
[1]
Editor's Note: Sections 560-17F and 560-17.4C referred to regulations regarding solid waste enclosures which were contained in the former Zoning Ordinance. See now § 560-42 of Ch. 560, Zoning.
The owner or applicant shall submit 15 copies of all documents, including site plans, a survey showing current conditions of the property, application forms and any supporting documents to the Zoning Official. The application shall be made on forms available from the Zoning Office and shall be accompanied by satisfactory written proof that all taxes or assessments for local improvements on the premises have been paid, submission of all applicable application and escrow fees as well as a completed copy of the appropriate checklist for the type of application involved. The fees shall be paid in cash or by check payable to the Borough of Stone Harbor. All documents and fees shall be submitted simultaneously.
Within 45 days of receipt of the application package, the Planning or Zoning Board or its authorized committee or designee shall review the application for administrative completeness to verify that all information as required by this chapter is included. If the application is deemed complete, the applicant shall be notified and assigned a hearing date at an upcoming Board meeting. The applicant at this time will also be authorized to serve and publish the necessary public notices. If the application is deemed incomplete, the applicant shall be notified in writing of the deficiencies of the application. The application shall be deemed incomplete if any of the required items noted in § 345-48 are not included and/or if the application lacks information required on the appropriate checklist for the application in question. The applicant may request that one or more of the site plan requirements or checklist items be waived. In the case of a waiver request, the applicant shall submit a written narrative attached to the application indicating the specific items for which a waiver is sought and the applicant's reasoning to justify such a waiver. Notations on the checklist regarding any waivers are not sufficient to satisfy this requirement. Should the application not be certified complete within 45 days of its receipt, it shall be deemed complete, subject to the exceptions set forth in N.J.S.A. 40:55D-10.3, as amended and/or supplemented from time to time.
All site plans submitted shall clearly show the conditions of the site at the time of the application, the features of the site which are to remain as well as the appearance and function of the proposed development. The plans submitted as part of the application shall be prepared by the appropriate professionals as required in N.J.A.C. 13:40-7.1 et seq., as amended and/or supplemented from time to time, as licensed to practice in the State of New Jersey. The site plan application shall include the following information and data:
A. 
A current survey of the property (15 copies) prepared by a New Jersey licensed land surveyor, showing boundaries of the property, lines of all existing streets and roads, building and setback lines, reservations, deed restrictions, easements and areas dedicated to public use, rights-of-way and areas dedicated to public use within 200 feet of the development. The survey must also indicate a north arrow, scale in feet and graphic scale, name, address, professional license number and seal of the surveyor who prepared the survey.
B. 
A topographic survey (15 copies) prepared by a New Jersey licensed land surveyor to delineate existing contours at one-foot intervals, up to 10 feet beyond property lines, as well as proposed grading and contours, trees (where two inches or greater in diameter), floodplains, drainage ditches, and other significant features that affect the development of the site. The topographic survey may be included as part of the outbounds survey noted in Subsection A above.
C. 
A site plan which shall specifically include the following:
(1) 
Key Maps on the site plan all orientated in the same direction with the site delineated on each key map:
(a) 
Zoning Map.
(b) 
Tax Map.
(c) 
USGS Map.
(d) 
Soil Survey Map.
(e) 
Wetland Map.
(2) 
Indicate the title and location of the development (street address, block and lot).
(3) 
Indicate the name and address of owner of record and/or applicant.
(4) 
Indicate the name and address of the professional who prepared the site development plan.
(5) 
Indicate the proposed use or uses of the land and buildings.
(6) 
Site plans should be prepared at a scale no smaller than one inch equals 50 feet, nor larger than one inch equals 10 feet and shall indicate the scale in feet along with showing a graphic scale. The size of sheets should not exceed 30 inches by 42 inches and should be consistent with sizes enumerated in the Map Filing Law.
(7) 
All site plans shall be provided with a North arrow with the orientation being the same direction on all sheets.
(8) 
Provide the names and addresses of the owners of record of all properties within 200 feet of the property being developed, including block and lot numbers, parcel number, and tax map number, all as certified by the Tax Assessor.
(9) 
Show proposed buildings with dimensions showing first floor elevation, existing and proposed grade elevations at all corners and entrances, proposed grading and contours, landscaped areas (with plant materials), trees (where two inches or greater in diameter), floodplains, streams and drainage ditches. The plan must be consistent with the requirements set forth in § 560-50, Lot grading.
[Amended 4-20-2021 by Ord. No. 1586]
(10) 
Indicate existing buildings to remain with dimensions and floor elevations and any structures to be removed.
(11) 
Indicate the location of all existing and proposed structures, i.e. walls, fences, culverts, bridges, roadways, etc., with grade elevations for each structure.
(12) 
Indicate the existing zoning district of the development site and the area within 200 feet of the property.
(13) 
Indicate all existing schools and special district boundaries within 200 feet of the property.
(14) 
Indicate the distance from the premises in question to the nearest street intersection.
(15) 
Indicate locations of all utility structures and lines (both aerial and underground), meters, existing and proposed stormwater drainage (on-site and off-site as well as from buildings and structures), telephone, cable, satellite dishes, power and light, water (both potable and irrigation systems), hydrant locations, sewer, gas, etc., indicate whether privately or publicly owned, with manholes, inlets, pipe sizes, grades, inverts and directions of flow.
(16) 
Indicate the location, size and nature of the entire lot or lots in question or contiguous lots owned by the applicant or owner of record.
(17) 
Indicate all proposed easements and public or community areas.
(18) 
Indicate 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, and sight triangles.
(19) 
Indicate the location and design of off-street parking areas, showing their size, the locations of internal circulation, pedestrian circulation, traffic patterns, parking spaces, drive aisles, driveways, curbing, barriers, wearing surface finishes and construction details.
(20) 
Indicate the location, arrangement and dimensions of truck loading and unloading areas, platforms and/or docks.
(21) 
Indicate provisions for refuse and garbage disposal. Insure that these areas are not exposed to view, are nonpolluting, covered from weather, protected from wind scattering and are secure from vandalism. Incineration or burning units will not be permitted. Compactor units will be of completely sealed operation. Open dump areas for garbage or refuse are prohibited.
(22) 
Indicate provisions for screening or storage of equipment that is attached to or separate from buildings.
(23) 
Indicate all existing or proposed exterior lighting (freestanding and/or on building), including size, nature of construction, lumens, height, area and direction of illumination, footcandles produced, as well as time controls proposed for outdoor lighting and displays.
(24) 
Indicate all existing and proposed signs and their sizes, nature of construction and locations, height and orientation, including all identification, regulatory, traffic, directional signs and directional arrows, freestanding and facade signs and time control for sign lighting.
(25) 
Indicate locations, dimensions and constructions of off-site sidewalks, on-site exits, walks and sidewalks. Provision should be made for pedestrian safety, accessways and a bicycle racking system.
(26) 
Indicate proposed screening of green areas, landscaping and fencing, including a planting plan and schedule. Provision should be made for maintenance and irrigation.
(27) 
Indicate improvements to adjoining streets and roads and traffic control devices necessary in streets or highways, including delineation of turning movements for vehicles entering or exiting the site.
(28) 
Indicate any covenants and deed restrictions intended to cover any of the development site.
(29) 
Provide a detailed written description, sketch, rendering or picture of new buildings or structures.
(30) 
Provide preliminary architectural floor plans and elevations (15 copies), with the name, address, professional number and seal of the architect.
(31) 
Provide appropriate places for signatures and date of approval of the Chairman and Secretary of the Board, and its engineer.
(32) 
Indicate provisions for fire service, including consideration for service lines, hydrants, Siamese connections, automatic sprinkler systems, fire zone "no parking" zones, and pavement and wall signs.
(33) 
Indicate flood zone and base flood elevation, including the top of curb elevations in front of the property.
(34) 
Indicate postal addresses for the final building or unit configuration on the site.
(35) 
Provide stormwater drainage calculations for existing and post construction conditions. If the calculations are provided in the form of a separate report from the plans, three signed and sealed copies shall be provided with the application and a summary of the calculations shall be indicated on the plans.
(36) 
Indicate the total building area proposed in square footage and percent of lot coverage.
(37) 
Indicate the total landscaped area in square footage and percent of lot coverage.
(38) 
Indicate the total driveway, access roads, and walkways in square footage and percent of lot coverage.
(39) 
Indicate the total parking area (including drive aisles) in square footage and percent of lot coverage.
(40) 
Indicate the total number of parking spaces and provide a parking analysis based upon the intended uses.
(41) 
Indicate the size, type and location of fences.
(42) 
Address delivery and shipping requirements for the site.
D. 
Provide a project assessment statement addressing the following minimum criteria:
(1) 
An inventory of existing environmental conditions at the project site and the adjacent area, including but not limited to air quality, water quality and supply, hydrology, soils, topography, vegetation, wildlife, aquatic organisms, demography, land use and aesthetics.
(2) 
An assessment of the probable impact of the project upon the topics described in Subsection D(1) above, including any mitigating measures to be used to minimize the impacts.
(3) 
A listing of all licenses, permits or other approvals as required by law and the status of each.
(4) 
Steps that will be taken during construction and operation of the facility to minimize adverse impacts. This section must include but not be limited to a discussion of temporary storage of equipment, materials and dumpsters during construction, traffic and pedestrian impact during construction as well as operational aspects of the completed facility such as noise, light, trash handling and deliveries.
(5) 
An analysis of the project in terms of its compatibility with the immediate area relative to architecture, signage, landscaping and overall appearance.
(6) 
Provide information regarding the size, type and location of any open space to be provided as well as the bylaws for maintenance of the open space.
(7) 
Address noise generation from the site, including but not limited to noise from air-conditioning units, trash compactors, etc. Refer to Chapter 374, Noise, of the Stone Harbor Borough Code.
(8) 
Where applicable, address the project impact on adjacent waterways, including water views, dock layout and waterway access. Specific details shall be shown on the site plan where possible.
E. 
Submit a minimum of four color photographs of the site showing the front, rear and sides of the property.