Applications for preliminary and final major site plan approval shall be in accordance with Article III herein.
A.
Legend information. The preliminary and final major
site plan shall contain the following information in the legend:
(1)
The words "preliminary major site plan," "final major
site plan" or "combined preliminary and final major site plan."
(2)
Title of development.
(3)
Street address of property.
(4)
Tax Map lot and block designation of property.
(5)
Name and address of property owner (for corporations
include secretary and president).
(6)
Name, address and phone number of applicant (for corporations
include secretary and president).
(7)
Name, address, phone number, title and graphic seal
of persons who prepared the plan.
(8)
Date of preparation and blanks for revision dates.
(9)
Graphic scale.
(10)
North arrow.
(11)
Acreage of property to the nearest 0.01 of an
acre.
(12)
Zoning district of property.
B.
Tabular information. The site plan shall contain the
following information in tabular form:
(1)
Exact area of property, in square feet and hundredths
of an acre.
(2)
Ground floor area and total floor area of principal
buildings.
(3)
Ground floor area and total floor area of accessory
buildings.
(4)
Area and length of front wall of building.
(5)
Area of any proposed signs and percent coverage of
building wall.
(6)
Total undisturbed area to remain in its natural state,
total areas of clearing and disturbance and subareas of same where
areas are not contiguous.
(7)
Total landscaped area.
(8)
Landscaped area within the perimeter of parking lots, including driveways, aisles and parking spaces established in § 149-52F herein, and percentage devoted to landscaping therein.
(9)
Total area of driveways and walkways.
(10)
Total area of parking lots, including aisles
and parking spaces.
(11)
Number of parking spaces.
(13)
All existing variances, waivers and exceptions.
(14)
Total number of employees and the number of
employees in the maximum workshift.
C.
General information. In addition to the map requirements provided in Article III herein, major site plans shall contain the following general information:
(1)
A key map showing the location of the property in
relation to surrounding streets, streams and water bodies within 1,000
feet of the property, at a scale of not less than one inch equals
5,000 feet.
(2)
For the property and for areas within 200 feet of
the property, existing and proposed contours, based on United States
Coast and Geodetic Survey datum, with a contour interval of two feet
for slopes less than 15% and an interval of five feet for slopes of
15% or more. Existing contours are to be indicated by dashed lines
and proposed contours are to be indicated by solid lines. Limits of
top of slope and toe of slope for proposed grading shall be indicated
by solid lines.
(3)
Calculations for areas of slope less than 15%, 15%
to 19.9%, 20% to 29.9% and 30% or greater shall be noted on the plat
with appropriate area calculations to the nearest tenth of an acre
for the entire property. Calculations shall also show the percentage
of the total area of each lot covered by steep slopes.
(4)
Three copies of a slope map shall be provided with
the application. Areas of steep slope, including grades of 15% to
19.9% or greater, shall be highlighted by shading or screening on
the plan.
(5)
For areas within 200 feet of the subject property,
existing property lines, street lines, zoning district lines, easements
and other right-of-way lines, buildings, wooded areas and the names
of property owners with their respective Tax Map lot and block numbers.
(6)
Survey data showing boundaries of the property, required
building or setback lines, and lines of existing and proposed streets,
lots, reservations, easements and areas dedicated to public use, including
grants, restrictions and rights-of-way.
(7)
Location of existing buildings on the site which shall
remain and all other structures such as walls, fences, culverts, bridges,
driveways, roadways, walkways, etc., with spot elevations of such
structures and structures within 100 feet of the subject site. Structures
to be removed shall be indicated by dashed lines; structures to remain
shall be indicated by solid lines.
(8)
Location of significant natural features such as rock
outcroppings, depressions, ponds, wetlands, woods and flood-prone
areas on the subject property.
(9)
Location and description of all existing and proposed
stormwater drainage facilities and watercourses, including pipe diameters,
swale and detention areas, cross sections, limits of grading, direction
of flow, location of inlets and manholes and invert and other pertinent
elevations. Drainage calculations shall be included on the plat or
submitted in quadruplicate separately.
(10)
Location and description of all existing and
proposed water supply facilities, fire hydrants and other fire safety
devices and gas, electric, telephone and cable television services.
(11)
Location and description of all existing and
proposed sanitary sewerage facilities in sufficient detail to determine
the adequacy thereof.
(12)
The general area of all proposed septic systems
and wells and the distance between same and all adjoining wells and
septic systems shall be provided.
(13)
Reference to any existing easements, waivers
or variances and any existing or proposed covenants or deed restrictions
affecting the property. If none exist, or are proposed, a statement
to that effect shall be placed on the plan.
(14)
Location and description of stream encroachment
lines, floodway and flood hazard areas, wetland limits and areas proposed
to be dedicated or reserved for public use.
(15)
The location and description of any off-tract
improvements, if any, in sufficient detail to determine the adequacy
thereof.
(16)
Limits of clearing of natural vegetation, description
and location of areas to be stabilized by vegetation or structures
and description and location of areas to be landscaped on the property
and abutting street rights-of-way. Landscaping plans are to be prepared
by a professional landscape designer. Existing trees in the area to
be disturbed are to be noted on the plan.
(17)
The proposed location, direction of illumination,
power and time of proposed outdoor lighting, including type and height
of stanchions to be employed, radius of light and intensity in footcandles.
(18)
Location and description of soils to be moved
as provided in this chapter or requiring a soil mining permit. The
plans shall indicate if a permit is or is not required from the Soil
Conservation Service. If no soils are to be moved or if the soil moving
is exempt from the above, a statement to that effect shall be placed
on the plan. The location and description of soil erosion and sediment
control facilities shall also be provided.
(20)
The location and description of all existing
and proposed monuments or survey points.
(21)
All distances as measured along the right-of-way
lines of existing streets abutting the property to the nearest intersection
with any other street.
(22)
Preliminary floor plans and facade elevations
of all proposed buildings and other structures, including required
yard and setback areas and building height in feet and stories. Elevation
plans, including the front side and rear facade, shall be provided.
Proposed building materials and colors shall be indicated on the plans.
(23)
Location, height, dimensions and details of
all existing and proposed signs, whether freestanding or affixed to
a building. If affixed to a building, the area of the building wall
upon which the sign is to be mounted shall be indicated. An elevation
drawing of all existing and proposed signs shall be included in the
submission.
(24)
Location and description of all proposed streets
and driveways, including typical cross sections, limits of grading,
toe of slope and top of slope, profiles, sidewalks and vehicular sight
triangle areas and sight distances at intersecting streets and driveways.
Details of driveways and road intersections, with municipal, county
and state roadways at a scale of one inch equals 20 feet, shall be
provided.
(25)
The proposed use or uses of land and buildings
and proposed location of buildings, including proposed grades.
(26)
Total floor area and ground floor area for each
building and other capacity measurements, where required, shall also
be indicated. The location of all doorways and fire escape routes,
where appropriate, shall be noted.
(27)
All means of vehicular ingress and egress to
and from the site onto public or private streets showing the size
and location of driveways and curb cuts, including the organization
of traffic channels, directional arrows, acceleration and deceleration
lanes, additional width and other traffic controls, and location and
width of fire zones, where appropriate. Improvements such as roads,
curbs, sidewalks and other design details shall be indicated, including
dimensions of access aisles, curb radii, direction of traffic flow
and other conditions as may be required in this chapter.
(28)
The location and design of any off-street parking
areas or loading areas showing size and location of parking stalls,
bays, aisles and barriers.
(29)
The location and description of any outdoor
storage and the proposed screening for same. If outdoor storage is
not proposed, a statement to that effect shall be included on the
plans.
The following shall accompany each application:
C.
If any development requiring centralized water facilities
and/or sanitary sewerage facilities from an agency or authority, the
applicant shall be required to provide conceptual approval, in writing,
indicating the existence of reserve capacity, for the location, design
and facilities from said agency or authority concerning said utilities
with the application.
A.
Preliminary major site plan review.
(1)
Subsequent to the administrative officer determining that an application is complete, as outlined in Article III herein, the administrative officer shall retain a copy of the application and all its documents in the office of the administrative officer and forward all other copies to the secretary of the approving authority.
(2)
The secretary of the approving authority shall retain
two copies of all documents and submit copies of the plat to the following:
(a)
Borough Clerk.
(b)
Approving authority's attorney.
(c)
Approving authority's planning consultant.
(d)
Approving authority's engineering consultant.
(e)
Health Officer.
(f)
Morris County Planning Board, two copies.
(g)
Police Department.
(h)
Borough Engineer.
(i)
Borough Water Engineer.
(j)
Fire Prevention.
(k)
Construction Code Official.
(l)
Other municipal, county and state officials
and agencies as directed by the approving authority.
(3)
Additional application documents shall be routed as
directed by the approving authority where necessary.
(4)
Said persons and boards shall make recommendations
to the approving authority in writing within 35 days of the application
submission. The approving authority shall take said recommendation
into account, but shall have the authority to proceed in the absence
of such recommendations if the approving authority finds such recommendations
not to be essential to its determination. Alternatively, the approving
authority may condition any approval upon the favorable report of
said persons and boards.
B.
Time period in which to act.
(1)
Upon submission to the administrative officer of a
complete application for a site plan which involves 10 acres of land
or less and 10 dwelling units or less, the approving authority 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
applicant in writing or as otherwise provided by law.
(2)
Upon submission of a complete application for a site
plan which involves more than 10 acres or more than 10 dwelling units,
the approving authority 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 applicant in writing or as otherwise
provided by law.
(3)
Failure of the approving authority to act within the
prescribed time periods or to obtain an extension from the applicant
shall constitute preliminary approval.
C.
Public hearing.
(1)
Upon submission of a complete application, the approving authority shall schedule a public hearing for the applicant. Notice of public hearing shall be in conformance with the provisions as outlined in Article III herein.
(2)
If the approving authority requires any substantial
amendment in the layout of improvements proposed by the developer
that have been the subject of a hearing, an amended application shall
be submitted and proceeded upon, as in the case of the original application
for development.
D.
Conditions of approval.
(1)
Preliminary approval of a major site plan shall be granted subject to the applicant complying with all the terms and conditions of the resolution of approval as well as the applicable conditions of approval as provided in § 149-12 herein.
(2)
If the precise use of a building or structure is unknown
at the time of application or approval, the approving authority may
condition its approval upon receipt of such information.
(3)
The approving authority may grant approval but require
resubmission for approval for designated elements such as, but not
limited to, landscaping, signs, street furniture, etc., and may require
approval of these elements as a prerequisite for a construction permit.
(4)
The approving authority may condition its approval
on the installation of all required improvements.
E.
Approved preliminary major site plans.
(1)
If the approving authority grants approval, the applicant
shall provide 20 copies of the correct plan to the secretary of the
approving authority. The accuracy of the plan shall be certified by
the approving authority's engineering consultant. The chairman and
secretary shall affix their signatures to the plans.
(2)
The secretary of the approving authority shall retain
two copies of all executed documents and submit copies of the executed
plan to the following:
(a)
Administrative officer.
(b)
Borough Clerk.
(c)
Approving authority's attorney.
(d)
Approving authority's planning consultant.
(e)
Approving authority's engineering consultant.
(f)
Health Officer.
(g)
Morris County Planning Board, two copies.
(h)
Police Department.
(i)
Borough Engineer.
(j)
Borough Water Engineer.
(k)
Fire Prevention Bureau.
(l)
Tax Assessor.
(m)
Construction Official.
(n)
Applicant.
(o)
Other municipal, county and state officials
and agencies as directed by the approving authority.
(3)
Additional documents shall be routed as directed by
the approving authority where necessary.
A.
Except as provided in Subsection A(4) herein, preliminary
approval of a major site plan shall confer upon the applicant the
following rights for a three-year period from the date of the preliminary
approval:
(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-tract improvements
and any requirements peculiar to the specific site plan. The Borough
may modify by ordinance such general terms and conditions of preliminary
approval as they may relate to public health and safety.
(2)
That 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 preliminary site plan, as the case may
be.
(3)
That the applicant may apply for and the approving
authority may grant extensions of such preliminary approval for an
additional period of at least one year, but not to exceed a total
extension of two years, provided that if the design standards have
been revised by ordinance, such revised standards shall govern.
B.
In the case of a site plan for an area of 50 acres or more, the approving authority may grant the rights referred to in Subsection A(1), (2) and (3) above for such a time period, longer than three years, as shall be determined by the approving authority to be reasonable taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the approving authority may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the approving authority to be reasonable taking into consideration the number of dwelling units and nonresidential floor area permissible under 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, such revised standards shall govern.
C.
Failure to obtain final approval within the prescribed
time limits as herein defined shall void the preliminary site plan
approval.
D.
Construction of improvements may proceed between preliminary
and final approval if all required approvals are secured and a construction
permit is issued.
B.
If no changes or modifications have been made between
preliminary approval and final application, the application shall
be accompanied by a Mylar. An affidavit, executed by the applicant,
providing that no changes or modifications have been made, shall also
be submitted.
C.
The final plan shall incorporate all changes or modifications
and conform to the conditions of preliminary approval by the approving
authority. An affidavit, executed by the applicant, providing any
changes or modifications shall also be submitted.
D.
Any application requiring approval by the County Planning
Board and/or other governmental agencies, where required, shall receive
approval for same prior to submission of the application to the approving
authority, except as otherwise provided by law, and said approval(s)
shall be submitted with the application.
E.
The application shall be accompanied by all required deeds of easements, dedication or reservation as provided in § 149-12 herein, executed by the applicant.
F.
If certain improvements have been constructed after preliminary approval was granted, the application shall be accompanied by a certificate from the Borough Engineer certifying the installation of said improvements in accordance with this chapter, conditions of approval as outlined in the resolution of the approving authority granting approval and the rules and regulations of any other agencies, where required. The Borough Engineer shall also certify receipt of five copies of as-built plans which show all utilities in exact location and elevation as installed as further provided for in § 149-48 herein.
A.
Final major site plan review.
(1)
Subsequent to the administrative officer determining that an application is complete, as outlined in Article III herein, the administrative officer shall retain a copy of the application and all its documents in the office of the administrative officer and forward all other copies to the secretary of the approving authority.
(2)
The secretary of the approving authority shall retain
two copies of all documents and submit copies of the plan to the following:
(3)
If a Mylar is received, the secretary of the approving
authority shall submit it to the approving authority's engineering
consultant for review.
(4)
Additional application documents shall be routed as
directed by the approving authority where necessary.
(5)
Said persons and boards shall make recommendations
to the approving authority in writing within 35 days of the application
submission. The approving authority shall take said recommendation
into account, but shall have the authority to proceed in the absence
of such recommendations if the approving authority finds such recommendations
not to be essential to its determination. Alternatively, the approving
authority may condition any approval upon the favorable report of
said persons and boards.
B.
Time period in which to act.
(1)
The approving authority shall grant or deny final
site plan approval within 45 days of submission of a complete application
or within such further time as may be consented to by the applicant
in writing.
(2)
Failure of the approving authority to act within the
prescribed time period or to obtain an extension from the applicant
in writing shall constitute final approval.
(3)
A certificate of the administrative officer as to
the failure of the approving authority to act shall be issued upon
the request of the applicant. The administrative officer's signature
shall be sufficient in lieu of the chairman and secretary of the approving
authority.
C.
Public hearing. Upon submission of a complete application, the approving authority shall schedule a public hearing for the applicant and provide newspaper notice of same in conformance with the provisions outlined in Article III herein.
D.
Conditions of approval.
(1)
Final approval of a major site plan, or of any sections thereof, shall be granted subject to the applicant complying with all the terms and conditions of the resolution of approval as well as the applicable conditions of approval as provided in § 149-12 herein.
(3)
If the precise use of a building or structure is unknown
at the time of application or approval, the approving authority may
condition its approval upon receipt of such information.
(4)
The approving authority may grant final approval only
for designated geographic sections of the development.
(5)
The approving authority may grant final approval for
certain work, but require resubmission for final approval for designated
elements such as, but not limited to, landscaping, signs, street furniture,
etc., and may require approval of these elements as a prerequisite
for a construction permit, building permit or certificate of occupancy.
E.
Approved final major site plans.
(1)
If the approving authority grants approval, the applicant
shall provide one Mylar and 22 copies of the correct plan to the secretary
of the approving authority. The accuracy of the plan shall be certified
by the approving authority's engineering consultant. The chairman
and secretary of the approving authority shall affix their signatures
to the plans.
(2)
The secretary of the approving authority shall retain
the executed Mylar and two copies of all executed documents and submit
the executed plans to the following:
(a)
Administrative officer.
(b)
Borough Clerk.
(c)
Approving authority's attorney.
(d)
Approving authority's planning consultant.
(e)
Approving authority's engineering consultant.
(f)
Health Officer.
(g)
Morris County Planning Board, two copies.
(h)
Police Department.
(i)
Borough Engineer.
(j)
Borough Water Engineer.
(k)
Fire Prevention Bureau.
(l)
Tax Assessor.
(m)
Construction Official.
(n)
Applicant.
(o)
Other municipal, county and state officials
and agencies as directed by the approving authority.
(3)
Additional documents shall be routed as directed by
the approving authority where necessary.
A.
The zoning requirements applicable to preliminary
site plan approval and all other rights conferred upon the applicant,
whether conditionally or otherwise, shall not be changed for a period
of two years after the date of final approval. If the applicant has
followed the standards prescribed for final site plan approval, the
approving authority may extend such period of protection for extensions
of one year, but not to exceed three extensions. Notwithstanding any
other provisions of this chapter, the granting of final approval terminates
the time period of preliminary approval for the section granted final
approval.
B.
In the case of a conventional site plan for 150 acres or more, the approving authority may grant the rights referred to in Subsection A above for such period of time longer than two years as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the approving authority may thereafter grant an extension of final approval for such additional period of time as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions and the comprehensiveness of the development.
