[HISTORY: Adopted by the Town Council of the Town of Phillipsburg 6-26-1979 by Ord. No. O:79-19 (Ch. 73 of the 1969 Code). Amendments noted where applicable.]
GENERAL REFERENCES
Official Map — See Ch. 85.
Flood damage prevention — See Ch. 318.
Land use procedures — See Ch. 360.
Off-tract improvements — See Ch. 403.
Streets and sidewalks — See Ch. 545.
Subdivision of land — See Ch. 555.
Zoning — See Ch. 625.
This chapter shall be known and may be cited as the "Town of Phillipsburg Site Plan Review Ordinance of 1979."
A. 
The following words or terms shall have the following meanings where used herein:
BOARD
The Planning Board of the Town of Phillipsburg, when the Board of Adjustment[1] is authorized to act pursuant to N.J.S.A. 40:55D-76b, in which case it shall mean the Board of Adjustment of the Town of Phillipsburg.
CHANGE OF USE
A change from an existing use to any other permitted principal use on a lot or within a structure or building.
[Added 1-3-1989 by Ord. No. 0:88-44]
CONVENTIONAL
Development other than planned development.
DEVELOPER
The legal or beneficial owner or owners of a lot or any land proposed to be included in a proposed development, including the holder of an option or contract of purchase, or other person having an enforceable proprietary interest in such land.
DEVELOPMENT
The division of a parcel of land into two or more parcels; the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any building or other structure or of any mining, excavation or landfill; and any use or change in use of any building or other structure or land or extension of use of land.
GUARANTY
Any security which may be accepted by the municipality, provided that a municipality shall not require more than 10% of the total performance guaranty in cash.
MINOR SITE PLAN
A development plan for less than 2,000 square feet of floor area and less than 3,000 square feet of other impervious surface, provided that such site plan:
[Added 1-3-1989 by Ord. No. 0:88-44]
(1) 
Does not involve planned development, any new street or extension of any off-street improvement which is to be prorated pursuant to N.J.S.A. 40:55D-42; and
(2) 
Contains the information reasonably required in order to make an informed determination as to whether the requirements established by ordinance for approval of a minor site plan have been met.
ON-TRACT
Located on the property which is the subject of a development application or on a contiguous portion of a street or right-of-way.
PLANNED DEVELOPMENT
Planned unit development, planned unit residential development, residential cluster, planned commercial development or planned industrial development.
SITE PLAN
A development plan of one or more lots on which is shown:
(1) 
The existing and proposed conditions of the lot, including but not necessarily limited to topography, vegetation, drainage, floodplains, marshes and waterways.
(2) 
The location of all existing and proposed buildings, drives, parking spaces, walkways, means of ingress and egress, drainage facilities, utility services, landscaping, structures, signs, lighting and screening devices.
(3) 
Any other information that may be reasonably required in order to make an informed determination pursuant to this chapter requiring review and approval of site plans.
[1]
Editor's Note: Ordinance No. O:2014-09, adopted 4-1-2014, dissolved the Zoning Board of Adjustment and vested the Planning Board with the powers and duties and functions of the Zoning Board of Adjustment pursuant to N.J.S.A. 40:55D-25(c)(1).
B. 
Terms and words not defined herein, but defined in Chapter 625, Zoning or Chapter 555, Subdivision of Land, of the Town of Phillipsburg Code, shall have, for the purposes of this chapter, the meanings given them in said Chapter 555 or 625, as the same now reads or may be amended. Terms and words not defined herein, nor in said Chapter 555 or 625, shall have the meanings given them in the Municipal Land Use Law, its amendments and supplements thereto.[2]
[2]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
[Amended 1-3-1989 by Ord. No. O:88-44]
A. 
Conventional site plan review (preliminary and final). Conventional site plan review and approval shall be required as a condition for the issuance of a building permit for any development involving a structure(s) exceeding 2,000 square feet of area, except that individual lot applications for detached one- or two-dwelling-unit buildings that are part of a minor subdivision shall be exempt from site plan approval.
B. 
Minor site plan review. Minor site plan review and approval shall be required as a condition for the issuance of a building permit for any development involving a structure(s) less than 2,000 square feet in area and 3,000 additional square feet of impervious coverage, with the exception of individual lot applications for detached one- or two-dwelling-unit buildings that are part of a minor subdivision and which shall be exempt from site plan approval.
In the case of a site plan for a development which proposes construction over a period of years, the developer shall plan proposed stages so as to protect the interests of the public and of the residents, occupants and owners of the proposed development during the total completion of the development.
[Added 1-3-1989 by Ord. No. O:88-44]
A. 
The developer shall submit to the administrative officer 16 copies of a minor site plan including the information required hereunder, together with 16 copies of a completed minor site plan application form and an application fee and a review and inspection fee computed in accordance with § 510-15.
B. 
The site plan submitted by the developer may be prepared by himself, on the condition that the layout of the property lines and any building thereon shall be legibly drawn to scale and a certification shall be included thereon by the developer as to the accuracy of the plan.
C. 
The minor site plan shall meet the design standards set forth in § 510-12 and include the following information, both with regard to existing and proposed improvements.
(1) 
Owner, applicant and preparer's name and address.
(2) 
Owner's affidavit consenting to the filing of the plan.
(3) 
Tax Map data and lot area.
(4) 
Tract boundary based upon Tax Map or other accurate base.
(5) 
Proposed building with floor area(s), setbacks, driveways, sidewalks, utilities and other improvements.
(6) 
Existing and proposed parking and loading areas.
(7) 
Existing and proposed drainage features.
(8) 
Proposed landscaping.
(9) 
Proposed lighting.
D. 
The Planning Board reserves the right to require the developer to provide and show such additional information on the site plan as set forth in § 510-11A through D.
E. 
Approval of a minor site plan by the Board shall be deemed preliminary and final site plan approval and to confer upon the applicant the rights as set forth in N.J.S.A. 40:55D-49 and 55D-50.
F. 
The time periods for review of the minor site plan by the Town Engineer and action by the Planning Board on a completed application shall be the same as established for preliminary site plan approval under § 510-7 of the Phillipsburg Code, and more particularly, § 510-7A through H.
As a condition for site plan approval, the applicant must submit proof from the Tax Collector of the Town of Phillipsburg or other designated official that no taxes or assessments for local improvements are due or delinquent on the property for which the site plan application is made.
A. 
The developer shall submit to the Town Engineer eight copies of a site plan, including the information required by § 510-11C, together with eight copies of a completed application form, and an application fee and a review and inspection fee computed in accordance with § 510-15. Seven copies of the site plan and application form shall be promptly forwarded to the Secretary of the Board, who shall retain four copies of each and distribute the remaining three copies to the Board Attorney, the Town Zoning Officer and the Board Chairman.
B. 
If the application for development is found to be incomplete, the developer shall be notified thereof by the Town Engineer within 45 days of submission of the application to the Town Engineer or it shall be deemed to be properly submitted.
C. 
Upon determining that the application has been properly submitted, the Town Engineer shall prepare and submit a report to the Planning Board, or the Board of Adjustment[1] when it is empowered to review and approve a site plan pursuant to N.J.S.A. 40:55D-76b. In the latter case, the report shall also be submitted to the Planning Board.
[1]
Editor's Note: Ordinance No. O:2014-09, adopted 4-1-2014, dissolved the Zoning Board of Adjustment and vested the Planning Board with the powers and duties and functions of the Zoning Board of Adjustment pursuant to N.J.S.A. 40:55D-25(c)(1).
D. 
A hearing shall be scheduled and held not less than 10 days prior to the date that the Board is required to act pursuant to the terms of this chapter or the Municipal Land Use Law,[2] including any extensions of time as may be consented to by the developer.
[2]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
E. 
Notice and a public hearing pursuant to the Municipal Land Use Law (N.J.S.A. 40:55D-10, 55D-11 and 55D-12 et seq., its amendments and supplements thereto) shall be required for major and minor site plans for which review shall not have been waived, and in cases of development of multiple dwelling groups (Chapter 625, Zoning, of the Code of the Town of Phillipsburg) or planned developments.
[Amended 1-3-1989 by Ord. No. O:88-44]
F. 
If the Board requires any substantial amendment in the layout of improvements proposed by the developer that may have been the subject of a hearing, an amended application for development shall be submitted and proceeded upon as in the case of the original application for development.
G. 
Upon submission of the complete application for a site plan for 10 acres of land or less, the Planning Board shall grant or deny preliminary approval within 45 days of the date of such submission or within such further time as may be consented to by the developer. Upon the submission of a complete application for a site plan for more than 10 acres, the Planning Board shall grant or deny preliminary approval within 95 days of the date of such submission or within such further time as may be consented to by the developer. Otherwise, the Planning Board shall be deemed to have granted preliminary approval of the site plan. In the case of the Board of Adjustment,[3] it shall grant or deny approval of a preliminary site plan within 120 days after submission by a developer of a complete application to the Town Engineer or within such further time as may be consented to by the applicant. Failure of the Board of Adjustment to act within the period prescribed shall constitute approval of the application. Where the Planning Board considers an application for a conditional use, its review shall include any required preliminary site plan review, and the time required for action by the Planning Board on the conditional use applications shall apply to preliminary site plan review.
[3]
Editor's Note: Ordinance No. O:2014-09, adopted 4-1-2014, dissolved the Zoning Board of Adjustment and vested the Planning Board with the powers and duties and functions of the Zoning Board of Adjustment pursuant to N.J.S.A. 40:55D-25(c)(1).
H. 
Preliminary approval of a site plan shall confer upon the applicant rights set forth in N.J.S.A. 40:55D-49 for a period of three years, except as provided in N.J.S.A. 40:55D-49d for an area of 50 acres or more.
A. 
The developer shall submit to the Town Engineer eight copies of a site plan, including the information required by § 510-11D, together with eight copies of the completed application. Seven copies of the site plan and the application form shall be promptly forwarded to the Secretary of the Board, who shall make distribution of the same in accordance with the provisions of § 510-7A.
B. 
Final approval of the site plan shall be granted if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by this chapter for final approval and the conditions of preliminary approval, if any, provided that, in the case of a planned development or residential cluster, minimal deviations may be permitted from the conditions of preliminary approval necessitated 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.
C. 
Final approval shall be granted or denied within 45 days after submission of a complete application to the administrative officer or within such further time as may be consented to by the applicant. Failure to act within the period prescribed shall constitute final approval.
[Amended 1-3-1989 by Ord. No. O:88-44]
A. 
The Board, when acting upon an application for site plan approval, shall have the power to grant such exceptions from the requirements of site plan approval as may be reasonable and within the general purpose and intent of the provisions for site plan review 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 land in question.
B. 
An applicant for any development or change of use of property that does not increase the intensity or use of the property or change the layout of the site or undertake any structural expansion, and further, if it is not physically possible to meet the other requirements of the Zoning or Development Ordinances of the Town of Phillipsburg requiring additional parking, landscaping, buffering, lighting or other such facilities and is so certified, in writing, by the applicant, may file a written application for waiver of the site plan review on forms provided in the office of the administrative officer at least 10 days prior to the next regularly scheduled meeting.
C. 
The Planning Board, upon receipt of an application for waiver of site plan review and the proper filing fees shall have the power to grant a waiver of the site plan requirements of this chapter if the criteria set forth in the previous subsections of this section have not been met so as to provide for the continued safe use of the property.
The Planning Board shall have the power to review and approval or deny site plans simultaneously with review for subdivision approval without the developer being required to make further application to the Planning Board or the Planning Board being required to hold further hearings.
A. 
Site plans shall be submitted in accordance with the following schedules. The sizes of all maps and plans submitted in compliance with this chapter shall be of one of the following sizes:
(1) 
Fifteen inches by 21 inches.
(2) 
Twenty-four inches by 36 inches.
B. 
Sketch plan review. In keeping with the above intent, prospective developers are hereby encouraged but not required to informally submit preliminary sketches, reports and/or proposals for development to the Board for review and discussion (at duly constituted regular or special Board meetings). The following of such informal procedure shall not prejudice the developer's right to proceed subsequently as an applicant otherwise pursuant to the requirements of this chapter.
C. 
Preliminary site plan requirements.
(1) 
An application for preliminary site plan shall reflect the review and design guidelines in § 510-12.
(2) 
The preliminary site plan shall be drawn at a scale in accordance with the following table:
Area of Site
(acres)
Scale, Not to be Less Than
Less than 40
1 inch equals 100 feet
Over 40
1 inch equals 200 feet
(3) 
The plan shall include the following data:
(a) 
The name and address of the applicant and the owner and the name, address and title of the person preparing the plan and maps, including appropriate map titles and accompanying data.
(b) 
The acreage, Municipal Tax Map lot and block numbers and tax sheet numbers of the lot or lots.
(c) 
A key location map showing the site and its relationship to surrounding areas and zone boundaries within a minimum of 1/4 mile.
(d) 
A date, graphic scale and North arrow.
(e) 
All existing, proposed and minimum required setback dimensions, landscaped areas, fencing and trees over four inches in diameter, except that where trees are in mass, only the limits thereof, if proposed to remain, need be shown, or if proposed for removal, only trees over nine inches in diameter need be shown.
(f) 
All existing and proposed signs, utility poles and their size, type of construction and location.
(g) 
The existing and proposed principal building or structures and all accessory buildings or structures, if any, approximate floor areas of said buildings and approximate finished grade elevations at all corners of said buildings.
(h) 
The location of all existing buildings, drainage and parking areas within 200 feet of the lot.
(i) 
The existing topography depicted by contours at two-foot intervals based upon New Jersey Geodetic Control Survey datum and a general indication of proposed grading.
(j) 
The approximate location and size of all existing and proposed storm drainage facilities, plus all required preliminary design data supporting the adequacy of the existing or proposed facility to handle future storm flows and an analysis of the capacity of the facility into which the stormwater will flow.
(k) 
An analysis of all existing and proposed utilities and an analysis of the capacity of the existing utilities to accept the proposed facility.
(l) 
The location of all existing and proposed sidewalks, driveways, fences, retaining walls, parking space areas and the layouts thereof and all off-street loading areas, together with the dimensions of all the foregoing on the site in question and within 100 feet of said site.
(m) 
The estimated average number of automobiles and number and size or type of trucks or buses that will enter and leave the site each day and during the peak hours, including an analysis of the ability of the existing road system to accept the additional traffic volumes.
(n) 
The location, size and nature of all existing and proposed rights-of-way, easements and other encumbrances which may affect the lot or lots in question and the location, size and description of any lands to be dedicated to the township or to the county.
(o) 
The location, size and nature of the entire lot or lots in question and any contiguous lots owned by the applicant or in which the applicant has a direct or indirect interest, even though only a portion of the entire property is involved in the site plan for which approval is sought; provided, however, that where it is physically impossible to show such entire lot or lots or contiguous lots on one map, a key map thereof shall be submitted.
(p) 
The plans and profiles of streets adjoining the property for a distance of 500 feet in either direction, including the location of driveways and intersecting streets and an indication of the maximum available sight distance.
(q) 
The general nature and extent of proposed site lighting.
(r) 
The method of sewage disposal and water supply and the preliminary design thereof.
(s) 
The proposed stages or development sections, if any, and the approximate schedule for implementing each stage or section.
(4) 
The plans shall be prepared by a professional engineer or architect licensed to practice in New Jersey.
D. 
Final site plan requirements.
(1) 
An application for final site plan shall be substantially the same as the approved preliminary site plan or a stage or section thereof; however, it shall show final and detailed design and engineering which shall be designed in accordance with the review and design guidelines in § 510-12.
(2) 
The site plan shall be drawn at a scale not less than one inch equals 50 feet and not greater than one inch equals 10 feet; except that for land development plans that will require more than one sheet at this scale, a key map shall be included to show the entire tract and the detail sheet which shows each segment thereof.
(3) 
The plan shall include or be accompanied by the following data:
(a) 
The name and address of the applicant and the owner and the name, address and title of the person preparing the plan or maps, including appropriate map and titles and accompanying data.
(b) 
An affidavit of the owner and other parties in interest that the site plan is submitted with their knowledge and consent.
(c) 
The Municipal Tax Map lot and block numbers of the lot or lots.
(d) 
A key location map showing the site and its relationship to surrounding areas and zone boundaries within a minimum of 1/4 mile.
(e) 
The names of all adjoining owners.
(f) 
A date, graphic scale, North arrow and reference meridian on any map.
(g) 
The zone district in which the lot or lots are located, together with a delineation of the yard setback lines required in the zone district.
(h) 
A boundary survey in accordance with N.J.S.A. 45:8-28(e) prepared and certified to the Town of Phillipsburg by a New Jersey licensed land surveyor. The survey shall indicate that it is based upon a field survey performed by or under the supervision of the certifying licensed land surveyor and the date of the field survey. Such field survey shall have been performed no more than two years prior to the date of application to the Board. The survey shall have an error of closure of not less than one part in 10,000.
[Amended 5-20-1986 by Ord. No. O:86-11]
(i) 
The existing and proposed principal building or structure and all accessory buildings or structures, if any, and finished grade elevations of all first floors and roofs, including roof structures.
(j) 
The architectural floor plans for each floor of the building or structure and elevations from all principal exposures of all buildings or structures on the sites, but not less than four, with the name, address and registration number of the licensed architect preparing the plans.
(k) 
The existing topography based upon New Jersey Geodetic Control Survey datum and proposed grading, both with a maximum of two-foot contour intervals.
(l) 
All setback dimensions and minimum setback lines, fences and landscaped areas and trees as required by § 73-11C(3)(e).
(m) 
A landscape and planting plan prepared by a qualified practicing professional landscape architect or landscaper. As a minimum, such plan shall spot the location of all existing plantings to be retained and all plantings to be established and shall contain a schedule, keyed to the plantings shown, calling out the type (common name and botanical name), size (height, spread and trunk diameter) at time of planting and at maturity and quantity of all plantings shown on the plan.
(n) 
All existing and proposed signs and lighting standards, including design calculation and indications of size, type of construction and location.
(o) 
The location, type and size of all existing and proposed catch basins and storm drainage facilities with profiles thereof, plus all required design data supporting the adequacy of all existing facilities to accept the additional stormwaters.
(p) 
The location, type and size of all existing and proposed curbs, sidewalks, driveways, fences, retaining walls, parking space areas and the layouts thereof and all off-street loading areas, together with the dimensions of all the foregoing on the site in question and within 100 feet of said site.
(q) 
The location, size and nature of all existing and proposed rights-of-way, easements and other encumbrances which may affect the lot or lots in question and the location, size and description of any lands to be dedicated to the Town or to the county or other agency.
(r) 
The location and size of all sanitary sewer lines and profiles thereof.
(s) 
Location, size and type of all proposed utility lines and structures, including but not limited to telephone, electric, water, sanitary sewer, gas and CATV, and letters from each that the facilities are adequate to serve the site development.
(t) 
The location, size and nature of remaining lands or contiguous lots in which the applicant has a direct interest.
(u) 
All proposed easements and public and community access.
(v) 
The location, size and type of all proposed off-site improvements.
(w) 
All points of vehicular ingress and egress for the site, indicating the size of driveways and sight triangles.
(x) 
Provision for refuse and garbage disposal.
(y) 
Location of all points in pedestrian access, including internal circulation patterns.
(z) 
The location and design of all fire prevention measures, including emergency lanes, hydrants, sprinkler and siamese connections and fire zones.
(aa) 
The present and proposed number of units and number of tenants, employees, customers or occupants of each unit and a summary of the total number of each expected to be on the site each day.
(bb) 
The location of any other feature directly on the property and beyond the property, if such feature has an effect on the use of said property.
(cc) 
Construction details of all proposed site improvements.
(dd) 
Such information or data as may be required by the Board in order to determine that the details of the site plan are in accord with the standards of the ordinances of the Town.
(ee) 
A complete list of the site improvements, except principal and accessory buildings, by item, and the quantities thereof to be constructed.
(ff) 
Copies of all applicable local, state and federal permits that may be required.
(4) 
The plan shall be prepared and signed by a professional engineer or architect licensed in New Jersey except for certification by other professionals as required by this chapter or New Jersey law.
A. 
General design considerations. The following shall constitute the general design considerations for site plans which shall be adhered to by the applicant in preparation of site plans:
(1) 
Preservation of landscape. Landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal, and any grade changes shall be in keeping with the general appearance of the neighboring developed areas. Adequate shade trees shall be provided.
(2) 
Relation of proposed buildings to environment. The proposed structure shall be related harmoniously to the land form (either natural or man-made) and to existing buildings in the vicinity that have a visual relationship to the proposed buildings. The achievement of such relationship may include the enclosure of space in conjunction with other buildings or other proposed buildings and the creation of focal points with respect to avenues of approach, terrain features or other buildings.
(3) 
Drives, parking and circulation. With respect to vehicular and pedestrian circulation, including walkways, interior drives and parking, special attention shall be given to location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of vehicular and pedestrian traffic and arrangement of parking areas that are safe and convenient and, insofar as practicable, do not detract from the design of proposed buildings and structures and the neighboring properties. Streets shall be of sufficient width and suitable grade and suitably located to accommodate prospective traffic and to provide access for fire-fighting and emergency equipment to buildings and coordinated so as to compose a convenient system consistent with the circulation element of the Master Plan.
(4) 
Surface water drainage. Special attention shall be given to proper sites for stormwater detention and surface drainage so that the surface water will not adversely affect neighboring properties or the public storm drainage system. As much as possible, and except as may be modified by a stormwater management ordinance, surface runoff waters from the premises should not be caused by the proposed development to exceed within any storm period the peak rate of runoff which would occur on a lot or tract in its presently developed condition, provided that, if the lot is presently farmed, it shall be considered as pasture for purposes of determining rate of runoff increase.
(5) 
Utility service. All electric, telephone, cable television and utility lines shall be underground. Adequate water supply, sewerage facilities and other utilities necessary for essential services to residents and occupants shall be provided.
(6) 
Advertising features. The size, location, height, lighting and materials of all permanent signs and outdoor advertising structures or features shall not detract from the design of proposed buildings and structures and the surrounding properties.
(7) 
Special features. Exposed storage tank areas, exposed machinery installations, service areas, truck loading areas, utility buildings and structures and similar accessory areas and structures shall be subject to such setbacks, screen planting or other screening methods as shall reasonably be required to prevent their being incongruous with the existing and contemplated site design and the surrounding properties.
(8) 
Application of design standards. The standards of review outlined above shall also apply to all accessory buildings, structures, freestanding signs and other site features.
B. 
Design standards. The following minimum design standards shall be required for all site improvements:
(1) 
Public streets.
(a) 
Improvement of the public street upon which the site fronts shall be required for the portion of the site to be developed. These improvements shall be as required by Chapter 555, Subdivision of Land.
(b) 
Sight triangles shall be provided at the intersection of all driveways leading to and exiting from the site. These sight triangles shall be measured along the curbline of both the driveway and the intersecting street. The sight triangle shall be limited by a point measured 30 feet along the curbline of the driveway from the roadway curbline and a point on the intersecting roadway curbline which shall be located from the near curbline or the intersecting driveway in accordance with the following table:
Roadway Classification
Minimum Sight Distance
(feet)
Local
200
Minor collector
275
Major collector
350
Others
400
(c) 
The sight triangle shall be clear of all obstructions from 20 inches above center-line grade to a point 120 inches above center line, except that utility poles and street trees shall be permitted, provided that they do not create a safety hazard. An easement dedication to the owner of the intersecting roadway incorporating the entire sight triangle within the site but outside the right-of-way line shall be made.
(2) 
On-site improvements.
(a) 
Site lighting.
[1] 
Site lighting shall be provided in all areas accessible to the public in accordance with the following table:
Area
Average Maintained Footcandles
Parking lots
Shopping centers
1.5  - 5
Retail businesses
1.0 - 4.0
Industrial
0.5 - 1.0
Residential, multifamily
0.4 - 1.0
Access Driveways
Shopping centers
2.0 - 3.0
Retail businesses
1.0 - 3.0
Industrial
1.0 - 3.0
Park area and pedestrian ways
0.4
Sidewalks
0.5
Intersections
2.0 - 5
Other areas
As determined by individual study
[2] 
In general, the areas most frequently utilized shall be more intensely lit, with lighting levels decreasing as usage decreases.
[3] 
All lighting shall be designed to meet the following minimum criteria:
[a] 
All lighting from fixtures shall be cut off at property lines adjoining residential areas and zones.
[b] 
Fixtures shall provide cutoff so that the lamp or refractor is not visible from adjoining roadways or residential areas.
[c] 
Sky glow effects are prohibited.
[d] 
Maximum desirable luminaire mounting heights shall be 30 feet.
[e] 
A minimum uniformity ratio varying from 6:1 for the intensely lit areas to 10:1 for the remote areas. The uniformity ratio shall be the ratio of the average to minimum intensity.
(b) 
Storm drainage. All site plans shall incorporate adequate storm drainage facilities. The facilities shall be designed in accordance with the standards established in Chapter 555, Subdivision of Land, and other applicable ordinances except that in addition to the use of standard inlets as prescribed for use in municipal streets, the use of inlets Type B-3 may be used. These shall be as shown in the standard details for the Town of Phillipsburg, copies of which are on file in the Town Clerk's office.
[1] 
Inlets in parking areas shall be spaced and sized to prevent a spread of water into the parking aisles during a storm with an intensity of three inches per hour. Inlets in driveways and roadways within parking areas shall be spaced and sized to provide a minimum of an eight-foot-wide lane for each design traveled lane during a storm with an intensity of three inches per hour.
[2] 
Inlets shall be placed at the intersection of all parking lot driveways or roadways with all public roads if the volume of water entering the public roadway will create a violation of the roadway inlet spacing standards set forth in Chapter 555, Subdivision of Land.
(c) 
Parking lot layout. Parking lots providing in excess of 50 parking spaces shall meet the following requirements:
[1] 
Driveways shall be separated from parking stalls and aisles by raised curbed islands which shall be a minimum of five feet wide.
[2] 
In every fifth row of parking, the opposing stalls shall be separated by raised curbed islands which shall be a minimum of four feet wide.
[3] 
At least one tree as required by Chapter 625, Zoning, shall be planted within each island required herein.
[4] 
All islands required herein shall be landscaped and grassed.
(d) 
Landscaping. In addition to the buffer zones required by the Chapter 625, Zoning, and ornamental shrubbery to be placed on the site, shade trees shall be placed in conformance with the following:
[1] 
Street trees as required by Chapter 555, Subdivision of Land, shall be placed along all adjoining public roadways.
[2] 
Shade trees on the site shall be provided as required by the Chapter 625, Zoning, in parking areas with more than 50 cars. At least 1/2 of these trees shall be planted in landscaped and curbed islands.
(e) 
Pedestrian access. In parking areas in excess of 100 parking stalls, sidewalks shall be constructed along all driveways and roadways as necessary to accommodate pedestrian travel parallel to the flow of traffic thereon.
(f) 
Fire protection. Notwithstanding the provision of fire codes and recommendations of fire personnel, the following shall apply:
[1] 
On all sites in excess of 10,000 square feet of building area, fire aisles shall be provided adjacent to all exposures of buildings. No automobile parking shall be permitted between the fire aisle and the building, except that parcel pickup areas will be permitted, provided that the designated area does not exceed 1/3 of the frontage of an individual business establishment. Pedestrian walkways and truck loading zones will be permitted between the fire aisle and the buildings.
[2] 
All fire aisles shall be a minimum of 30 feet in width.
[3] 
No portion of a structure shall be more than 600 feet from a fire hydrant meeting the standards established by § 299-2 of the Code of the Town of Phillipsburg.
[Amended 4-18-1995 by Ord. No. O:95-16]
(g) 
Grading. Grading shall be as required by the site construction. However, the following requirements shall be adhered to:
[1] 
Driveways. Driveways and roadways shall not exceed a maximum grade of 6% and shall not exceed a grade of 4% within 100 feet of the sideline of an intersecting street.
[2] 
Parking areas. Parking areas shall be reasonably level but shall not exceed a maximum grade of 6% and shall be graded so that stormwater runs from aisles to parking stalls and does not cross drives or roadways in a concentrated flow.
[3] 
Maximum earthen slopes. Slopes shall not exceed a ratio of 1 1/2 horizontal to one vertical unless a slope stability analysis indicates to the contrary, provided that slopes which are in excess of two to one shall be fenced at the top with a four-foot-high fence, and slopes greater than two to one but less than three to one shall have a fence or protective vegetative screen or guardrail.
[4] 
All nonpaved areas shall be permanently stabilized to prevent erosion.
(h) 
Other improvements shall be made in accordance with the standards set forth in Chapter 555, Subdivision of Land, or in lieu thereof, as may be indicated by good engineering practice.
(3) 
Standards for construction. All work shall be done in conformance with the current construction standards of the Town of Phillipsburg or, in lieu thereof, the current edition of the New Jersey State Highway Department, Standard Specifications for Road and Bridge Construction, 1961, with amendments and revisions thereto, and with the New Jersey Department of Transportation standard construction details.
A. 
As a condition of final site plan approval, the Planning Board or the Board of Adjustment,[1] as the case may be, shall require and accept in accordance with the standards of this chapter for the purpose of assuring the installation and maintenance of on-tract improvements:
(1) 
A performance guaranty in favor of the municipality in an amount not to exceed 120% of the cost of installation for improvements if deemed necessary or appropriate, including streets, grading, pavement, gutters, curbs, sidewalks, streetlighting, shade trees, surveyor's monuments, water mains, culverts, storm sewers, sanitary sewers or other means of sewage disposal, drainage structures, erosion control and sedimentation control devices, public improvements of open space and other on-site improvements and landscaping.
[Amended 4-15-1986 by Ord. No. O:86-9]
(2) 
A maintenance guaranty to be posted with the governing body for a period not to exceed two years after final acceptance of the improvement in an amount not to exceed 15% of the total cost of the improvement. In the event that other governmental agencies or public utilities automatically will own the utilities to be installed or the improvements are covered by a performance or maintenance guaranty to another governmental agency, no performance or maintenance guaranty, as the case may be, shall be required by the municipality for such utilities or improvements.
[1]
Editor's Note: Ordinance No. O:2014-09, adopted 4-1-2014, dissolved the Zoning Board of Adjustment and vested the Planning Board with the powers and duties and functions of the Zoning Board of Adjustment pursuant to N.J.S.A. 40:55D-25(c)(1).
B. 
The form of the guaranty shall be as approved by the Town Attorney, and the amount of guaranty shall be as determined by the Town Engineer.
C. 
The applicant shall assume all liability during construction of such improvements and until such time as the improvements are accepted by the Town of Phillipsburg.
D. 
When all of the required improvements have been completed, the obligor shall notify the governing body in writing, by certified mail addressed in care of the Town Clerk, of the completion of said improvements and shall send a copy thereof to the Town Engineer. Thereupon, the Town Engineer shall inspect all the improvements and shall file a detailed report, in writing, with the governing body, indicating either approval, partial approval or rejection of the improvements, with a statement of reasons for any rejection. If partial approval is indicated, the costs of the improvements rejected shall be set forth.
E. 
The governing body shall either approve, partially approve or reject the improvements on the basis of the report of the Town Engineer and shall notify the obligor in writing, by certified mail, of the contents of said report, and of the action of said authority with relation thereto, not later than 65 days after receipt of notice from the obligor of the completion of the improvements. Where partial approval is granted, the obligor shall be released from all liability pursuant to its performance guaranty, except for that portion adequately sufficient to secure provision of the improvements not yet approved. Failure of the governing body to send or provide such notification to the obligor within 65 days shall be deemed to constitute approval of the improvements, and the obligor and surety, if any, shall be released from liability pursuant to such performance guaranty.
F. 
If any portion of the required improvements is rejected, the approving authority may require the obligor to complete such improvements, and, upon completion, the same procedure of notification, as set forth in Subsections D and E above, shall be followed.
Failure to comply with any of the conditions of site plan approval subsequent to the receipt of a building permit or certificate of occupancy, as the case may be, shall be construed to be a violation of this chapter and shall be grounds for the revocation of any building permit or certificate of occupancy, as the case may be. If the Construction Official finds that any conditions of site plan approval have not been met, he shall give the applicant 10 days' written notice to comply with said conditions, and failure to comply within this ten-day period shall result in revocation of the building permit or certificate of occupancy, as the case may be. Such violations may additionally or singly also be prosecuted under § 510-16.
[Amended 3-6-1984 by Ord. No. O:84-7; 5-20-1986 by Ord. No. O:86-12]
A. 
Application fees shall be collected in accordance with Chapter 360, § 360-50, of this Code.
B. 
Application fee. The applicant shall submit to the Town Clerk an application fee as follows:
[Added 11-25-1986 by Ord. No. O:86-41; amended 1-3-1989 by Ord. No. O:88-44]
(1) 
Minor site plan application fee: $100.
(2) 
Waiver of site plan application; $35.
[Amended 6-5-1984 by Ord. No. O:84-18]
Any person who violates any provision of this chapter shall, upon conviction thereof, be punished as provided in Chapter 1, General Provisions, Article II, General Penalty.