Township of Pennsauken, NJ
Camden County
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Table of Contents
Table of Contents
Except as provided specifically herein, no excavation, filling or grading of the soil and no construction, demolition or installation which directly or indirectly disturbs the soil, except in the process of gardening or excavation for planting of trees, shrubs or grass, shall be effected, nor shall any structure or building, whether prefabricated, precut, preassembled or otherwise, be erected or placed on the lot, nor shall any off-site improvements related to such lot be effected, except in strict accordance with the provisions of this chapter.
A. 
Site plan review and approval shall be required for all changes in use or before any excavation, removal of soil, clearing of a site or placing of any fill on lands contemplated for development, except as hereinafter provided, and no construction permit or use and occupancy permit shall be issued for any building or use or reduction or enlargement in size or other alteration of any building or change in use of any building, including accessory structures, 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 conform to such plan as approved by the Board, except as hereinafter provided.
B. 
Site plan approval shall not be required for any single-family detached or two-family detached dwellings on isolated single lots or up to three contiguous lots in a previously recorded subdivision as long as such lots do not front upon a county road or the improvement of such lots does not cause recognizable change in the natural drainage flow upon a county road; provided, however, that nothing herein shall preclude the requirement for review of a plan for subdivisions as a whole and approval of subdivision plans as otherwise required by the subdivision regulations contained in Article V herein.
C. 
The Planning Board may waive site plan approval requirements if the construction or alteration or change in occupancy or use does not affect existing circulation, drainage, relationship of buildings to each other, landscaping, buffering, lighting and other considerations of site plan review.
In reviewing any site plan, the Planning Board shall consider the following:
A. 
The design of the site plan shall be prepared by a qualified landscape architect or other qualified professional, and the name shall appear on all site plans.
B. 
All pedestrian and vehicular traffic movement within and adjacent to the site, with particular emphasis on the provision and layout of off-street parking areas, loading and unloading, movement of people, goods and vehicles to and from access roads, within the site, between buildings and between buildings and vehicles; the Planning Board shall assure that all parking spaces are usable and are safely and conveniently arranged; access to the site and safe ingress to and egress from the site shall be so designed as to interfere as little as possible with traffic flow on surrounding roads and to provide safety relative to vehicles at all times.
C. 
The design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement; particular attention shall be given to safety and fire protection, impact on surrounding development and contiguous or adjacent buildings and lands and to provision for the handicapped.
D. 
Adequate exterior lighting shall be provided to ensure safe movement of persons and vehicles, and for security purposes; lighting standards shall be a type approved by the Planning Board; directional lights and signs shall be so arranged as to minimize confusion as well as glare and reflection on adjacent property and into approaching traffic.
E. 
Buffer areas may be required by the Planning Board, located around the perimeter of the site to minimize headlight glare of vehicles, noise, light from structures and the movement of people and vehicles and to shield activities from adjacent properties when necessary and where required by the zoning district regulations.
F. 
Landscaping shall be provided as part of the overall site plan design and integrated into building arrangement, topography, parking and buffer area requirements; a planting plan shall be submitted showing the location, kind and size of all trees and shrubs proposed and shall indicate all grass and other ground cover areas, with indication of a proper maintenance program; proposed and existing contours shall be provided on the same drawing or on a separate drawing, as practicable, as well as other physical improvements, and paving; where sculpture and other art forms are used, they shall be placed and executed in a professional manner.
G. 
Signs, as specified in the zoning regulations herein, shall be designed to be aesthetically pleasing, harmonious with other signs in the area and located to achieve their purpose without constituting hazards to vehicles and pedestrians and, if detailed in the application, may be approved with the site plan, in which case no separate sign permit shall be required.
H. 
Storm drainage. sanitary waste disposal, water supply at sufficient pressure and volume for fire protection and solid waste disposal shall be reviewed. Particular emphasis shall be given to the adequacy of the existing systems and the need for improvement, both on site and off site, to carry off stormwater and sanitary wastes, and ability to maintain water pressure. For major development, residential and nonresidential, that disturbs one or more acres of land, stormwater management measures that provide for erosion control, groundwater recharge, and stormwater runoff quantity and quality shall be reviewed for compliance with the requirements of N.J.A.C. 5:21, the Residential Site Improvement Standards, Subchapter 7.
[Amended 5-24-2006 by Ord. No. 06-15]
I. 
Garbage and other solid waste disposal shall be reviewed. All such refuse shall be stored in enclosed containers which shall be enclosed by fences or walls so that the storage area will be screened at all times of the year and to assure freedom against vermin and rodent infestation.
J. 
Such elements of the natural environment as soils, vegetation and watercourses shall be considered, and means for their protection shall be reviewed; noise levels shall be reviewed; design of improvements shall be reviewed with a view toward minimizing adverse impact upon human and animal life.
The following general procedure shall be followed:
A. 
The applicant shall submit 12 copies of the complete application to the Planning Board Secretary, who shall ascertain the completeness of the submission and direct the submission of the required fees to the Township Clerk; the time period prescribed for Planning Board review shall not begin until the Planning and Zoning Coordinator is satisfied that the submission is complete and the required fee is paid. Unless the applicant is notified in writing by the Planning Board Secretary within 45 days following the actual submission of the application that it is incomplete, said application shall be deemed to be complete as of the date it was submitted.
B. 
A complete application for preliminary approval shall consist of the following:
(1) 
A properly completed site plan information form, copies of which form will be furnished by the Township.
(2) 
The required fee shall be paid to the Township Clerk.
(3) 
A site plan, showing North point and scale, shall include:
(a) 
Scale shall be practicable for the size of the lot, but in no case shall one inch equal more than 40 feet.
(b) 
Location map shall show all road intersections within 500 feet.
(c) 
All structures, wooded areas and topography with contours at not more than one foot intervals extending at least 25 feet beyond the property lines, showing existing contours based upon a survey prepared by a licensed land surveyor with name, date and seal imposed; an outbound survey with the same information and seal imposed; the name of the project; the name of the site plan designer; and the name of the developer.
(d) 
All lot lines and ownership of lots within 200 feet of the site, indicating related zoning districts.
(e) 
Existing and proposed utility lines and any off-site extensions.
(f) 
Preliminary floor plans, elevations and locations of all buildings.
(g) 
Preliminary scheme for required parking, lighting, loading, sign distribution, with general type of signs, and general landscaping.
(h) 
All extensions of off-site improvements, such as sanitary sewers.
(i) 
Scaled dimensions shall be shown to ascertain compliance with applicable Township ordinances.
(j) 
A plan for soil erosion and sedimentation control pursuant to the requirements of the Camden County Soil Conservation District pursuant to N.J.S.A. 4:24-39 et seq.; appropriate written material or specifications shall accompany the plan to fully explain methods and materials.
C. 
The Planning Board Secretary shall submit a copy of the completed application for all site plans wherein lots front upon a county road or county property to the Camden County Planning Board for its review and recommendations and, where applicable, its approval; and, if the County Planning Board has failed to grant or deny approval of the site plan (where applicable) by the time that the Township Planning Board is ready to render its decision on the preliminary site plan review, any approval shall be conditioned upon County Planning Board approval; site plans not fronting on county roads or property need not be so submitted. No application for site plan review shall be deemed complete in the absence of proof that a plan for soil erosion and sedimentation control has been submitted to the relevant reviewing authority (Camden County Soil Conservation District) 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 said reviewing authority has failed to grant or deny certification of the erosion plan at the time of preliminary approval of the applicant's site plan, preliminary approval shall be conditioned on such certification of the applicant's erosion plan.
The Planning Board Secretary shall distribute the site plan application for review and report for approval where required as follows:
A. 
One copy to the Township Engineer.
B. 
Nine copies to the Planning Board members.
C. 
If the site plan lot fronts or sides upon a county road or county property, two additional copies for the County Planning Board.
The following time periods shall prevail according to the size of the site and other circumstances, unless specifically extended as provided by law:
A. 
Upon receipt by the Planning Board Secretary of a complete application, as verified by the Planning and Zoning Coordinator, for any site plan containing up to and including 10 acres of land, the Planning Board shall grant or deny preliminary approval within 45 days following the date of such complete submission, or within such further time as may be consented to by the applicant, except that if the application for site plan approval shall also include or involve an application for relief by a variance, the Planning Board may grant or deny such variance and still grant or deny preliminary approval within 95 days following the date of the submission of the complete application to the Planning Board Secretary, or within such further time as may be consented to by the applicant.
B. 
Upon submission of a complete application for any site plan involving more than 10 acres, the Planning Board shall grant or deny preliminary approval within 95 days following the date of such submission to the Planning Board Secretary, or within such further time as may be consented to by the applicant.
C. 
Upon submission to the Planning Board Secretary for referral to the Zoning Board of Adjustment of a complete application for site plan approval pursuant to N.J.S.A. 40:55D-76b, said Board shall grant or deny preliminary approval of the application within 120 days following the date of such submission, or within such further time as may be consented to by the applicant.
D. 
Failure of the Planning Board to reach a decision within the specified time periods or extensions thereof shall result in the preliminary approval of the site plan as submitted.
E. 
If the Planning Board requires any substantial amendment in the design of improvements proposed by the developer that has been the subject of a hearing, an amended application for development shall be submitted and processed the same as if it were an original application for site plan approval; the Planning 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 sketch plans to the Planning Board for informal review and discussions. However, neither such Board nor the developer shall be bound by any discussions or statements made during such times, provided that the right of the developer at any time to submit a complete application for site plan review shall not be limited by having submitted sketch plans, and the time for the decision by the Planning Board shall not begin to run until submission of a complete application.
A public hearing shall be held on all applications for site plan approval involving 1 1/2 acres or more; a public hearing is not required for site plans of less than 1 1/2 acres, unless deemed by the Planning Board to be of sufficient public interest to warrant a public hearing.
The Planning Board, when acting upon applications for preliminary approval of site plans, shall have the power to grant such exceptions 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 particular land in question.
A. 
Preliminary approval of a site plan, except as provided in Subsection B of this section hereinbelow, shall confer upon the applicant the following rights for a three-year period following the date of the preliminary approval from the date on which the resolution of preliminary approval is adopted:[1]
(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 off-site requirements; natural resources to be preserved on the site; vehicular and pedestrian circulation, parking and loading; screening, landscaping and location of structures; exterior lighting both for safety reasons and for streetlighting; except that nothing herein shall be construed to prevent the Township from modifying by ordinance such general terms and conditions of preliminary approval as relate to the public health and safety as applied to other properties.
(2) 
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 whole preliminary site plan.
(3) 
The applicant may apply for and the Planning 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, and provided that if the design standards have been revised by ordinance during such extension of time, such revised standards shall govern.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
B. 
In case of a site plan for an area of 50 acres or more, the Planning Board may grant, upon the applicant's request, the rights referred to in Subsection A(1), (2) and (3) above for such periods of time longer than three years, as shall be determined by said applicable Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under the preliminary approval, economic conditions and the comprehensiveness of the development; the applicant may thereafter apply for, and the Planning Board may thereafter grant, an extension to the preliminary approval for such additional period of time as shall be determined by said applicable Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under the 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 by ordinance, during such extended time period, such revised standards shall govern.
C. 
Whenever the Planning Board grants an extension of preliminary approval pursuant to Subsections A(3) and B of this section and preliminary approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The developer may apply for the extension either before or after what would otherwise be the expiration date.[2]
[2]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
D. 
The Planning Board shall grant an extension of preliminary approval for a period determined by the Board but not exceeding one year from what would otherwise be the expiration date, if the developer proves to the reasonable satisfaction of the Board that the developer was barred or prevented, directly or indirectly, from proceeding with the development because of delays in obtaining legally required approvals from other governmental entities and that the developer applied promptly for and diligently pursued the required approvals. A developer shall apply for the extension before what would otherwise be the expiration date of preliminary approval or the 91st day after the developer receives the last legally required approval from other governmental entities, whichever occurs later. An extension granted pursuant to this subsection shall not preclude the Planning Board from granting an extension pursuant to Subsections A(3) or B.[3]
[3]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
The following regulations shall apply:
A. 
The Planning Board shall grant final approval if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by ordinance for final site plan approval and the conditions of preliminary approval, provided that, in the case of a planned development, said applicable Boards may permit minimal deviations from the conditions of preliminary approval made necessary by change of conditions beyond the control of the developer since the date of preliminary approval without the developer being required to submit another application for development for preliminary approval.
B. 
Final approval shall be granted or denied within 45 days following submission of a complete application to the Planning Board Secretary, or such further time as may be consented to by the applicant. Failure of said Board to act within the period prescribed or as extended shall constitute final approval of the application for final site plan approval as submitted, and a certificate of the Township Clerk as to failure of said Board to act shall be issued upon request of the applicant, and it shall be sufficient in lieu of the written endorsement of other required evidence of final approval.
C. 
A complete application for final approval shall include the following:
(1) 
A properly completed final site approval application form as furnished by the Township.
(2) 
The required fee.
(3) 
A site plan in final form, including all the information shown on the preliminary plan and conditions of preliminary approval, and the following:
(a) 
Existing and proposed contours at one-foot intervals covering the full width of all streets abutting and within the site, including all grade changes contemplated; first floor grades for all proposed buildings or any existing buildings to remain; proposed controlling grades on the site with all swales indicating direction of flow; and location of all manholes, catch basins, inlets and other drainage structures involved, including headwalls, together with detailed construction drawings and specifications for all drainage systems and structures proposed to be installed, with rim and invert grades, and also indicating the flow of all surface drainage in the surrounding area.
(b) 
Survey plat with accurate bearings and distances along all property lines of the site sufficient for closure; any data or figures omitted, thus making closure impossible, shall be cause for denial of final approval applications; exact dimensions locating all buildings, parking areas and other features proposed for the site.
(c) 
Complete planting plan for all trees, shrubs, grass and other ground cover areas proposed for the site, with specifications.
(d) 
Detailed procedures for soil erosion and sedimentation control not only for the stage to be constructed immediately, if applicable, but also for the entire property for future development, which need not be repeated for subsequent stages unless revised.
(e) 
Proposed schedule of on-site and off-site construction.
(f) 
An acceptable guaranty for all improvements in an amount not less than 120% of the cost of construction as estimated by the Township Engineer.
D. 
Final site plan approval shall be conditioned upon complete plans and architectural drawings and specifications for all buildings ready for construction permit application within the section or sections to be constructed immediately if development will be in stages; architectural drawings and specifications shall be in a form appropriate for obtaining bona fide bids, with detailed estimates of cost; and the Construction Official shall make a written report to the Planning Board prior to the issuance of a construction permit.
Following are the effects of final approval of the site plan: The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer pursuant to § 141-64 hereinabove, whether conditionally or otherwise, shall not be changed for a period of two years following the date of final approval. If the developer has followed the standards prescribed for final approval, the Planning Board may extend such period of protection for extensions of one year, but not to extend more than three extensions. Notwithstanding any other provisions of this chapter, the granting of final approval terminates the time period of preliminary approval pursuant to § 141-61 hereinabove for the section of the site plan granted final approval.
Following are guaranties required:
A. 
As a condition of final site plan approval, the Planning Board may require, and shall accept in accordance with the standards adopted by this chapter for the purpose of assuring the proper installation and maintenance of all improvements required by this chapter, the following:
(1) 
A performance guaranty in favor of the Township of Pennsauken in an amount not to exceed 120% of the cost of installation of all required improvements, provided that not more than 10% of the total performance guaranty shall be in cash, and the balance shall be in the form of a performance bond from a New Jersey bonding company approved by the Township Solicitor or other form of performance guaranty as may be approved by the Township Solicitor, and the Township Engineer shall review the improvements required by this chapter to be bonded and shall make his or her own separately itemized cost estimate which, if approved by the Planning Board, shall be the basis for the performance guaranty. The Township Engineer shall forward a copy of the estimate to the applicant within 30 days following the date of a request for same of the applicant sent by certified mail.
(2) 
The furnishing of a maintenance guaranty posted with the Township of Pennsauken for a period of not to exceed two years after final acceptance of the completed improvements, in an amount not to exceed 15% of the final cost of the improvements required by this chapter. In the event of those instances where a public utility company or department of the Township will take over and own a particular improvement, such utility or department and the Township Engineer shall inspect and file a written report to the Planning Board, Township Clerk and Township Committee relative to completion of the particular improvement.
(3) 
The performance guaranty shall be deposited with the Township Clerk before a construction permit can be issued; and the maintenance guaranty shall be deposited with the Township Clerk sufficient to cover any portion, or all, of the improvements desired by the developer to be accepted by the Township if completed in stages, before approval of completion for any stage, or all, of the improvements may be given by the Township. The Township Clerk shall notify the Construction Official, Township Engineer and Planning Board when the applicable guaranty has been properly posted.
B. 
The amount of any performance guaranty may be reduced by the Township Committee, by resolution, when portions of the improvements have been certified by the Township Engineer to have been completed; the time allowed for installation of the improvements required by this chapter and therefore covered by the performance guaranty may be extended by the Township Committee by resolution.
C. 
If the required improvements are not completed or corrected in accordance with the performance guaranty, the developer shall be liable thereon to the Township for the reasonable costs of the improvements not yet completed or corrected, and the Township may, either prior to or after receipt of such funds, complete the improvements.
D. 
When all improvements required by this chapter have been completed, the developer shall notify the Township Committee in writing by certified mail, addressed via the Township Clerk, of the completion of said improvements and shall send a copy thereof to the Planning Board and the Township Engineer. Thereupon, the Township Engineer shall inspect all of the required improvements and file a detailed report, in writing, to the Township Committee and the Planning Board, indicating recommendations for approval, partial approval or rejection, with a statement of reasons if not certified complete. If partial approval, the cost of the correction or replacement of such unacceptable improvements shall be set forth.
E. 
The Township Committee shall either approve, partially approve or reject the improvements with the report of the Township Engineer in hand, and the Township Clerk shall so notify the developer in writing, by certified mail, of the Township Committee's action and the basis therefor, not later than 65 days following the receipt of the notice from the developer of the completion of the improvements, in part or in whole. Where partial approval is granted, the developer shall be released from all liability pursuant to the performance guaranty, except for that portion or amount sufficient to cover completion of those improvements not yet approved. Failure of the Township Committee to send or provide such notification to the developer within the 65 days shall be deemed to constitute approval of the improvements for which the developer requested release, and both the developer and the surety shall be released from all liability for those particular improvements, pursuant to such performance guaranty.
F. 
If any portion of the required improvements is rejected, the Township Committee may require the developer's surety to complete such improvements, and, upon completion, the same procedure of certification as set forth in Subsection E hereinabove shall be followed.
G. 
The developer shall deposit with the Township Clerk an amount of money equal to 4% of the total cost of the required improvements, as estimated by the Township Engineer, for, but not limited to, the necessary legal work required of the Township, all inspections for which the Township would otherwise pay, the cost of advertising and other costs to the Township by reason of the application for site plan review; and any unexpended money so deposited will be refunded to the developer when applicable required improvements have been accepted by the Township.
[Amended 1-14-1981 by Ord. No. 80-38; 5-24-2006 by Ord. No. 06-15]
Upon the filing of a preliminary site plan, the Planning Board shall, in exercise of its discretion, determine if the application should include a relatively brief site analysis, a complete environmental impact statement or may warrant a waiver of either, or both. For any nonresidential, major development that disturbs one or more acres of land, a site development stormwater plan as described in § 141-68D below shall be submitted. The Planning Board, in consultation with the Planning Board Engineer, may waive the submission of any of the requirements of § 141-68D below when it can be demonstrated that the information requested is impossible to obtain or it would create a hardship on the applicant to obtain and its absence will not materially affect the review process.
A. 
Site analysis.
(1) 
Statement of impact upon the environment. It is not the intent of this subsection to require a complete environmental impact statement, to which reference is made in Subsection B hereinbelow, due to knowledge of the site area by the Planning Board members and other officials of the Township; however, certain basic considerations shall be set forth by the applicant, as follows:
(a) 
A brief description of the project, its location, how it is to be constructed, the timetable of construction and, if applicable, the need it may fulfill for the benefit of Township residents.
(b) 
An inventory of existing environmental conditions at the site and its surroundings, including air and water quality, soils and geology, including average depth to bedrock, topography and existing vegetation, present land use and history of the site which might bear upon the Board's review.
(c) 
A list of licenses and permits or other approvals required by this chapter and other applicable ordinances, including county, state and federal laws and the status of each.
(d) 
A list of all adverse environmental consequences, particularly those involving irreversible damage that cannot be avoided.
(e) 
Alternatives, if any, to this particular site location, including the probable consequences of no project, and the reasons for the acceptability of the particular site over others considered.
(f) 
A listing of steps to be taken to minimize damage to the environment or creation of adverse conditions on the site and the surrounding neighborhood.
B. 
An environmental impact statement, strictly in accordance with the provisions of Chapter 142, Environmental Quality Review, where the Planning Board finds the site to be in the flood-risk area, as delineated on the Zoning Map, or where the magnitude and complexity of the project are such that a definite potential for excessive or burdensome traffic generation, soil erosion, stormwater runoff, noise, vibration, air pollution or other environmental hazard exists with the proposed development.
C. 
Waiver of site analysis or environmental impact statement. The applicant may file a request for waiver of some or all of the provisions of this section, and the Planning Board shall have the discretion to waive part or all of the site analysis or environmental impact statement or substitute site analysis in the place of environmental impact statement, if it is established to the satisfaction of the Board that the provisions in Subsections A or B, or both, hereinabove, would impose undue hardship or expense on the applicant or would be patently unnecessary because of conditions peculiar to the particular land and use under consideration.
D. 
A site development stormwater plan, when required to be submitted for nonresidential, major development shall include the following:
(1) 
Project description and site plan: a plan indicating the location of existing and proposed buildings, roads, parking areas, utilities, structural facilities for stormwater management and sediment control, and other permanent structures. The plan shall show two-foot topographic contours and, as appropriate, existing water surface drainage, shorelines, steep slopes, perennial or intermittent streams, wetlands, and floodplains along with their appropriate buffer strips, marshlands, and pervious or vegetative surfaces. The plan shall also show areas where alterations occur in the natural terrain.
(2) 
Environmental site analysis: a written and graphic description of the natural and man-made features of the site and its environs. This description should include a discussion of soil conditions, slopes, wetlands, or environmentally sensitive features that provide opportunity or constraint for development.
(3) 
Land use planning and source control plan. The focus of this plan shall be to describe how the site is being developed to meet the objective of controlling groundwater recharge, stormwater quality and quantity problems at the source by land management and source controls whenever possible.
(4) 
Stormwater management facilities plan. The plan shall include total area to be paved or built upon, proposed surface contours, land area to be occupied by the stormwater management facilities, the type of vegetation, and details of the proposed plan to control and disperse of stormwater. The plan shall include details of all stormwater management facility designs, during and after construction, including discharge provisions, discharge capacity for each outlet and emergency spillway provisions with maximum discharge capacity of each spillway.
(5) 
Calculations. Hydrologic and hydraulic design calculations for the predevelopment and postdevelopment conditions for the design storms specified in N.J.A.C. 5:21, Residential Site Improvement Standards, Subchapter 7, Appendix B.
(6) 
Soils report. If the proposed stormwater management measures depends on the hydrologic properties of soils (i.e., infiltration basin), then a soils report shall be submitted. The report shall be based on on-site boring logs or soil pit profiles.
(7) 
Maintenance and repair plan. A description of how any stormwater management measures comply with the maintenance requirements of N.J.A.C. 5:21, Residential Site Improvement Standards, Subchapter 7, Appendix B.
The Planning Board shall ensure that the following design and construction standards are fully complied with in any site plan involving multifamily dwellings, including senior citizen housing, shopping centers, industrial and commercial buildings and institutional buildings, and are in their proper relationship to the surrounding ground. The following design standards shall apply for site plans involving multifamily dwellings and senior citizen housing, shopping centers, industrial and commercial buildings and institutional buildings:
A. 
Multifamily dwellings and senior citizen housing shall meet the following criteria:
(1) 
Circulation.
(a) 
Not less than two separate means of vehicular access shall be provided, to provide for emergency vehicles. However, one of the accessways may be unpaved as long as there are no obstructing walls, ditches, trees and other obstacles which might hinder passage of emergency vehicles.
(b) 
Current vehicular traffic flow on public streets shall not be disrupted by traffic to and from the site.
[1] 
Public streets serving the site.
[a] 
Twenty-four-hour traffic counts not more than one year old shall be provided along all roads serving the site.
[b] 
Morning and evening peak-hour traffic counts shall be furnished at all entrances to the site from public streets.
[c] 
Peak-hour traffic flow generated by the site itself, to show the relationship between the two systems and to reveal possible conflict during peak hours.
(2) 
Relative to traffic flow on the site itself. The circulation pattern on the site shall flow continuously, with no obstructions; all driveways shall be not less than 16 feet wide for one-way traffic and 24 feet wide for two-way traffic; any emergency accessway shall provide a clear width not less than 24 feet; all traffic directions shall be marked with arrows.
(a) 
Circulation to and from the off-street parking areas shall be as direct as possible, and no parking shall be permitted on driveways; furthermore, the design shall prevent backing directly in public streets from any parking space.
(b) 
Circulation shall be direct to and from the entrance of the building(s) with minimal conflict with pedestrians walking from parking areas to buildings.
(c) 
Traffic on the site shall avoid recreation areas as far as possible, providing for clearly visible markings to indicate such recreation areas.
(3) 
Pedestrian traffic flow shall be served by sidewalks located along natural design lines and not merely located to form a pattern in plan.
(a) 
Sidewalks shall be installed to Township standards along the site side of all public streets leading to site entrances.
(b) 
Within the site, walkways shall be not less than four feet in width for all minor walks merely connecting various areas other than between buildings or leading to parking areas; for major walks leading between buildings and leading to parking areas and connecting the public street with buildings, there shall be a width not less than five feet; and for main entrances to buildings, the walks shall be not less than eight feet in width; walks serving commercial buildings shall conform to the pattern prevailing nearby.
(c) 
In every case of senior citizen housing where any walkway on the site crosses a driveway, there shall be clearly visible markings, such as stripes on the driveway, and each intersection shall have reflector-type markers to indicate pedestrian crossings in all applicable directions.
(4) 
Grading. As a means of providing proper stormwater runoff, maintenance of grass areas and general safety on the site, the following standards shall prevail with regard to all surface slopes on the site:
(a) 
The minimum gradient along all driveways on the site shall be 0.5%, and, where necessary to achieve this, storm inlets and catch basins shall be provided; on grass areas in sandy soils the minimum gradient shall be 1%, but in clay soils the minimum shall be 2%; terraces or embankments shall be no steeper than one foot vertical to three feet horizontal for proper maintenance and to prevent soil erosion.
(b) 
The minimum cross slope on walkways shall be 1/8 inch per foot, and the maximum shall be 1/4 inch per foot.
(c) 
Grading between site property lines and top of curb in all public streets abutting the site shall be a minimum of one-fourth-inch per foot, and a maximum of 1/2 inch per foot.
(d) 
The general grade sloping away from all buildings for a distance of at least 50 feet from the building shall be not less than 0.5% if paved, and 1% if grass.
(e) 
Soil erosion and sedimentation control. The applicant shall submit as a part of the completed application for preliminary site plan approval a copy of the erosion and sedimentation control plan showing the approval of the Camden County Soil Conservation District pursuant to N.J.S.A. 4:24-39 et seq.; the specific measures to be used will depend upon factors such as size of the site, type of soils, degree of slope, vegetation cover, and the like, but there are general requirements which shall apply to all sites, and the following practices shall apply to any soil erosion and sedimentation control plan:
[1] 
Disturb only the areas needed for construction; remove only those trees, shrubs and grasses absolutely necessary for construction and lay-down areas for materials; protect all vegetation which remains undisturbed by means of substantial barricades; and, as the initial operation, all topsoil shall be stripped from areas to be disturbed and piled in an area on the site where it will not be disturbed.
[2] 
The duration of exposure of bare soil shall be minimized.
[3] 
Install sedimentation basins and diversion dikes before disturbing the land which drains to them; diversion dikes in the central part of the development may be constructed after base courses of streets are installed, but before construction is started on the land which drains into them.
[4] 
Temporary seeding or mulching, depending upon the time of year, shall be used to control erosion on exposed areas which are critical during construction and which will remain bare over more than 30 days.
[5] 
Install storm drainage, sewers, water mains, electric and telephone cables, curbs and base courses of driveways before building construction begins.
[6] 
All erosion and sedimentation control measures shall be in accordance with standards and specifications of the Soil Conservation District of Camden County.
[7] 
Stockpiled topsoil shall be protected with straw mulch, or jute or plastic mesh.
(5) 
Storm drainage. As a basic principle, grading shall be planned so that the site will ultimately drain by gravity. However, the following criteria shall be met:
(a) 
On interior driveways, which shall be curbed as required herein, stormwater shall not flow more than 500 feet without being picked up by a drain inlet or catch basin.
(b) 
Grass areas shall be graded in such a manner that, for entrance areas, stormwater shall be picked up by catch basins to prevent water from flowing across the walkway, and in no case shall water be allowed to impound in grass areas except those basins forming a part of the soil erosion and sedimentation control system.
(c) 
All drainage lines shall be sized according to a drainage analysis based upon the rational formula as follows:
Q = CIA
  Where
    Q = The flow in cubic feet per second.
    C = The runoff coefficient.
    I = Intensity of rainfall in inches per hour.
    A = The particular drainage area in acres.
(d) 
All storm drain lines shall have gradients indicated based upon the analysis mentioned in Subsection A(5)(c) above, and a copy of the analysis shall be made a part of the complete application for preliminary approval, where applicable.
[Added 5-24-2006 by Ord. No. 06-15]
(e) 
Storm drain inlets. Inlets shall be designed to control the passage of solids and floatable material. Grates shall be the NJDOT bicycle-safe grate or equivalent, provided that each individual clear space in the grate has an area of no more than seven square inches, or is no greater than 0.5 inch across the smallest dimension. Grates consist of street inlet grates, trench grates, manhole grates, ditch grates and slotted drains. Curb-opening inlets shall have no individual clear space greater than seven square inches, or no greater than two inches across the smallest dimension.
[Added 5-24-2006 by Ord. No. 06-15]
(6) 
Sanitary sewerage in all instances must comply with Township, county, state and federal requirements.
(7) 
Landscaping. A separate planting plan, with specifications, prepared by a qualified landscape architect shall be made a part of site plans 1/2 acre or larger and shall be made a part of the complete application for preliminary site plan approval, showing:
(a) 
The location, names according to the latest edition of Standardized Plant Names and sizes of all trees, shrubs, vines and ground covers, which list of plants and their location shall be selected for their hardiness, minimum maintenance and attractive growth habit.
(b) 
Generally, specimen trees or shrubs shall be kept to a minimum, in preference to massing with edges of planting beds in sweeping curves for ease of maintenance of grass areas.
(c) 
Special attention shall be given to providing shaded areas in and around recreation areas and shaded walks, especially in senior citizen housing where walking is an important activity.
(d) 
Benches shall be placed along walkways, and in senior citizen housing there shall be not less than one bench for every eight occupied dwelling units, which benches shall be located strategically about the site.
(e) 
The areas away from buildings shall be kept free from low-growing shrubs, and high-headed trees shall be used instead for security reasons.
(f) 
Provision shall be made for the installation of temporary grass when areas to be seeded become available during seasons which are not proper for permanent grass installation.
(8) 
Lighting. The following criteria for site lighting shall be met:
(a) 
All lighting on the site side of public streets, if to be installed by the developer, shall be according to Township standards.
(b) 
All light standards within the site along driveways shall not exceed 25 feet in height and shall be spaced in such a manner as to provide a minimum of 0.9 footcandle along all driveways and adjacent sidewalks, spaced at appropriate intervals.
(c) 
Illumination at each paved vehicular entrance shall measure not less than 2.0 footcandles, which illumination shall prevail along walkways between the site entrance and all buildings.
(d) 
Parking areas shall be provided a minimum of 1.0 footcandle.
(e) 
Spotlights and floodlights, if used, shall not be mounted on buildings facing outward, but should be mounted to avoid glare.
(f) 
All lighting shall be shielded to restrict the apex angle of illumination to 150º to avoid glare.
(g) 
Mushroom-type lights may be used along walkways if properly designed and spaced to provide the minimum required illumination.
(h) 
No illumination shall cause glare upon surrounding properties.
(i) 
Illumination of the name of the project or buildings on the site shall be indirect, and no floodlighting of such signs shall be permitted.
(9) 
Building location and architectural design. It is not the intent of this chapter to dictate architectural style, materials of construction and other factors which are the prerogatives of qualified architects and qualified site planners, as applicable, but the following are deemed to be within the scope of environmental considerations of the Township and are therefore included as requirements for preliminary site plan approval:
(a) 
The location of the building shall take maximum advantage of the existing topography with a view toward:
[1] 
Requiring the least amount of grading or otherwise disturbance of the site.
[2] 
Serving the purpose of the building to the maximum.
[3] 
Utilizing the particular site to maximum efficiency.
(b) 
The architectural design of buildings and other structures on the site shall be harmonious with their environment and compatible with similar use structures within the area so as to add to the civic well-being of the Township.
(10) 
Parking shall be in accordance with applicable portions of the zoning regulations herein.
B. 
Shopping centers. The following standards shall be met where four or more retail establishments are designed to be constructed on a single lot, whether or not future subdivision may be contemplated:
(1) 
Circulation. Where the surrounding public streets cannot serve as peripheral circulation, the primary circulation pattern on the site shall be around the periphery, permitting the least conflict between pedestrian and parking movements with high-speed vehicular traffic; this will also facilitate separation between loading and unloading and the peripheral traffic.
(a) 
The pattern of pedestrian traffic should generally radiate to and from the center of the stores, forming flow lines between various parking areas. Where possible, these pedestrian flow lines should not be interrupted by truck traffic.
(b) 
Acceleration and deceleration lanes may be required by the Planning Board for every vehicular entrance to the site from public streets.
(c) 
Insofar as is possible, vehicular cross traffic shall be avoided; and, where unavoidable, one direction of the flow or the other shall be made a stop street.
(d) 
Where application is for additional store or stores within an established retail area, both a twenty-four-hour and a peak-hour traffic count shall be submitted for each street at each entrance, which shall be compared with that flow anticipated after completion of the proposed construction.
(2) 
Grading. Generally, the ideal grading for a shopping center is for the stores to be on the highest point of the site and the surface to slope gently toward the property lines in all directions.
(a) 
Finished grade on the parking areas shall not exceed 2%.
(b) 
Where the site is otherwise relatively flat, the finished surface shall be graded to channel the stormwater flow into valleys leading to drain inlets and catch basins. Basically, the vehicular aisles leading to parking spaces may be made the valleys which, in turn, shall flow no more than 300 feet to inlets or catch basins.
(c) 
Under no circumstances shall the parking area be used for the impounding basin in the finished shopping center.
(d) 
Soil erosion and sedimentation control basins shall be established during construction. Where natural watercourses exist within a reasonable distance to be used as discharge points, the control basins may no longer be required after paving is complete, as long as the drainage system is properly designed.
(3) 
Storm drainage. Under no circumstances shall stormwater flow from the paved parking areas directly into surrounding streets. The stormwater shall be picked up on the site and carried to approved discharge points; the stormwater drainage system shall be in accordance with a drainage analysis similar to that required in Subsection A(5) hereinabove. Storm drain inlets shall comply with the requirements of § 141-69A(5)(e) above.
[Amended 5-24-2006 by Ord. No. 06-15]
(4) 
Landscaping.
(a) 
A complete planting plan, prepared by a qualified landscape architect, shall be made a part of the completed application for preliminary site plan approval, and street trees shall be located strategically throughout the parking areas at a ratio of one tree to every 40 cars, such trees generally being located at ends of rows or in turning islands. For example:
(b) 
Around the periphery of the shopping center, except at entrances, there shall be street trees spaced at intervals not exceeding 50 feet and, where parking areas abut residential areas, a low wall or evergreen hedge shall be installed to block headlight glare upon the residential areas.
(5) 
Lighting. Lighting for shopping centers, aside from signs which are controlled by the zoning regulations, consists of illumination of the entrances, the peripheral driveways, the parking areas, the loading and unloading areas and the pedestrianways.
(a) 
Entrances shall have illumination of not less than 2.0 footcandles.
(b) 
Parking areas, not less than 1.0 footcandle.
(c) 
Peripheral driveways shall have not less than 0.9 footcandle.
(d) 
Loading and unloading areas, a minimum of 1.0 footcandle.
(e) 
Pedestrianways, not less than 2.0 footcandles.
C. 
Industrial buildings and commercial buildings, other than shopping centers, and site plans for industrial and commercial buildings, shall include or be accompanied by the following:
[Amended 1-14-1981 by Ord. No. 80-38]
(1) 
Circulation and related information.
(a) 
Peak number of employees anticipated for industrial buildings and maximum number of employees and customers for retail establishments during peak shopping hours shall be indicated along with estimated number of truck movements per day involved with deliveries and shipments, with times of the day for each peak hour.
(b) 
Twenty-four-hour traffic counts, together with peak hour counts, both a.m. and p.m. shall be provided, with the estimated times of the day for such peaks, for all streets abutting the site from which entrances or exits are to be located; and, related to this information shall be the estimated peak hours and peak flow of traffic entering and leaving the site or which is generated by the development itself.
(c) 
On-site traffic circulation, both vehicular and pedestrian, showing minimum conflict between vehicular and pedestrian flow.
(2) 
Grading and stormwater drainage. Initial construction shall consist of stripping of topsoil and storing same in a location on the site away from construction activity, which topsoil shall not be removed from the site, and the following standards shall prevail:
(a) 
Minimum slopes away from the building shall be 1%, and maximum slopes at any point on the site shall be one vertical to three horizontal (1:3).
(b) 
Soil erosion and sedimentation control basins shall be established immediately after stripping of topsoil and prior to beginning of any other construction and shall be maintained throughout construction. Where a natural watercourse exists within reasonable distance to be used as discharge point, the control basin may no longer be required after paving and seeding are complete, but where no such watercourse exists, such basins shall be maintained on a permanent basis.
(c) 
Finished gradients on parking areas at retail establishments and for truck parking at industrial or other commercial establishments shall not exceed 2%; passenger vehicle parking areas at other than retail establishments and at industrial buildings shall not exceed 5%; but, in no case shall the finished gradient of any parking area be less than 1/2 of 1%.
(d) 
Grading shall be so designed that no stormwater shall flow from the site directly into the public street, and where unpaved areas are relatively flat on the site, the finished surface shall be graded to channel the stormwater flow into valleys leading to catch basins or drain inlets. Catch basins and inlets, where required, in grass areas shall be spaced not more than 100 feet apart and on paved surfaces not more than 300 feet apart, unless otherwise determined by the Township Engineer because of steeper grades.
(e) 
All storm drainage pipes and structures, showing sizes, gradients, locations, points and methods of discharge and methods of construction shall be approved by the Planning Board Engineer. Storm drain inlets shall comply with the requirements of § 141-69A(5)(e) above.
[Amended 5-24-2006 by Ord. No. 06-15]
(3) 
Landscaping. All applications for site plan approval shall be accompanied by a planting plan at a scale of one inch equals not more than 20 feet, showing names, sizes and location of all existing trees over six inches in caliper and all proposed trees, shrubs and ground covers by name, size and location, which plan shall be prepared by a qualified landscape architect. Such plan shall specify not less than four inches of topsoil over all areas to be in grass or ground cover.
(a) 
Seeding shall be done preferably between August 15 and September 30, and where this or some other acceptable seeding time is not feasible due to timing of construction, temporary grass seed shall be installed until the preferred seeding time occurs.
(b) 
In general, high-headed trees should be used, and shrubs should be massed in well-defined areas near the buildings, and not scattered, to facilitate grass maintenance. Low-growing trees and shrubs in isolated areas shall be avoided for security reasons.
(c) 
The Construction Official shall not issue a use and occupancy permit until the required planting plan is approved by the Planning Board.
(4) 
Lighting. The following criteria for lighting shall be met:
(a) 
All lighting on the site side of public streets, if installed by the developer, shall be according to Township standards.
(b) 
All light standards on the site shall not exceed 25 feet in height and shall be so designed and spaced as to provide the following illumination on ground surfaces:
[1] 
Along interior driveways and adjacent walkways: not less than 0.9 footcandles.
[2] 
At each vehicular entrance and on sidewalks leading therefrom to all buildings: two footcandles.
[3] 
All parking areas shall have not less than one footcandle.
(c) 
Spotlights and floodlights, if used, shall not be mounted on buildings facing outward, and off-site glare shall be avoided.
(d) 
Mushroom-type lights may be used along walkways if properly designed and spaced to provide the minimum required lighting.
(e) 
No illumination shall cause glare upon surrounding properties.
(f) 
Illumination of the name of the establishment or product sold shall be indirect; provided, however, that where a trademark or symbol does not lend itself to indirect lighting, floodlighting may be permitted when authorized as a conditional use, so long as the light source is shielded from view; and, in all respects, the provisions of § 141-86 of this chapter shall be met.
(5) 
General site plan criteria.
(a) 
Points of ingress and egress from and to the public street shall be selected and designed with utmost care for public safety, and in no case shall an entrance or exit be located closer to a street intersection than 100 feet; provided, however, that in the case of smaller commercial lots where this distance would place the entrance or exit too close to the side lot line, the minimum distance may be reduced when authorized as a conditional use, but in no event to a distance less than 25 feet.
(b) 
The building shall be so designed and located and the driveways and parking areas so designed and located that a minimum amount of grading or earth-moving shall be required, and where any design so grossly ignores existing topography to such extent that a definite potential for excessive soil erosion or stormwater runoff or other environmental hazard exists, in the Planning Board's opinion, the Board may in its discretion deny approval of the site plan even though all other requirements of this chapter are met.
(6) 
Off-street parking. All parking areas shall be designed, and all off-street parking shall be provided, in accordance with the requirements of § 141-87 of this chapter.
[Amended 5-24-2006 by Ord. No. 06-15]
At the completion of all construction and prior to release from such performance guaranties as may have been imposed by the Township, as-built plans shall be prepared to show the actual location of all underground cables, ducts, pipe sizes and inverts, stormwater management measures, wetlands, and floodplain areas. The as-built plans shall be provided in an AutoCAD compatible digital file with horizontal and vertical datum conforming to current Township digital files and submitted with a plan and survey signed and sealed by a New Jersey licensed professional land surveyor. The as-built information shall be furnished to the Construction Official for the permanent files, along with other certificate of completion, and no use and occupancy permit shall be issued until such as-built plans are so submitted.
Site plan fees shall be as listed in the Township Schedule of Fees, copies of which are available in the Township Clerk's office, and such fees as are listed in Article X herein.