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.
Stormwater control/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 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, stormwater management measures shall be reviewed, as applicable, for compliance with Article XIV, Stormwater Control, and/or N.J.A.C. 5:21, the Residential Site Improvement Standards, Subchapter 7.
[Amended 5-24-2006 by Ord. No. 06-15; 12-17-2020 by Ord. No.
2020:21]
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:
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.
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]
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]
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; 12-17-2020 by Ord. No. 2020:21]
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 major development, the requirements for a site stormwater plan are within Article XIV, Stormwater Control.
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.
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. Where applicable for major development, storm drainage standards shall conform to Article XIV, Stormwater Control. As a basic principle, grading shall be planned so that the site will ultimately drain by gravity. However, the following criteria shall be met:
[Amended 5-24-2006 by Ord. No. 06-15; 12-17-2020 by Ord. No. 2020:21]
(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.
|
(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:
(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.
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:
(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.
[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.
