Preliminary site plats shall include the same data as required for a
final site plat in preliminary form but with sufficient detail to indicate
the following:
A.
Compliance with all zoning requirements.
B.
Availability of existing utilities.
C.
Spot elevations on building site.
D.
Building compliance with flood regulations.
E.
Vehicular and pedestrian ingress and egress and circulation
within the site.
F.
Preliminary architectural plans and elevations.
G.
Preliminary lighting and landscaping plans.
A.
Every final site plan plat shall include the following:
(1)
Such site plan shall be an accurate and true plot plan
drawn to a scale of one inch equals 50 feet on a sheet 24 inches by 36 inches
as measured from the cutting edges. If one sheet is not of sufficient size
to contain the entire territory, the map may be divided into sections to be
shown on separate sheets of equal sizes with reference on each sheet to the
adjoining sheets. Said plan shall be clearly and legibly drawn and presented
either as an original drawing in black ink or translucent tracing cloth, or
its equivalent, of good quality with signatures in ink or as an equivalent
reproduction on translucent cloth, or its equivalent, and shall be accompanied
by a cloth print duplicate thereof.
(2)
All distances shall be in feet and decimals of a foot
and all bearings shall be given to the nearest 10 seconds. The error of closure
shall not exceed one in 10,000.
(3)
The names of all owners of record of all property within
200 feet and the block and parcel number of the property.
(4)
Existing school zoning and any special district boundaries.
Such features shall be shown on a separate map or as a key map on the detail
map itself.
(5)
Boundaries of the property, building or setback lines
and lines of existing streets.
(6)
A copy of any covenants or deed restrictions that are
in tended to cover all or any part of the tract.
(7)
The site plan shall show the principal structure or building
and use proposed and the front, rear and all side elevations, together with
an artist's rendering of such building, including the type and samples of
exterior finishing materials. The site plan shall also show the proposed sewer
connections, proposed screening and landscaping and such other information
as may be required by the municipal agency.
(8)
Location of existing buildings which shall remain and
all other structures, such as wells, fences, culverts, bridges, roadways,
etc., with spot elevations of such structures.
(9)
Location of all existing and proposed storm drainage
structures, septic system and utility lines, whether publicly or privately
owned, with pipe sizes, grades and direction of flow, and if any existing
utility lines are underground, an estimated location of said already underground
utility lines shall be shown.
(10)
Existing contours with intervals of one foot where slopes
are more than 3% but less than 15% and five feet when 15% or more, referred
to a datum as provided by the Borough Engineer to be indicated by a dashed
line. Where any changes in contours are proposed, finished grades should be
shown as solid lines.
(11)
Location of existing rock outcrops, high points, watercourses,
depressions, ponds, marshes, wooded areas, single trees not in wooded areas
and with a diameter of at least eight inches or other significant existing
features, including previous flood elevations of watercourses, ponds and marsh
areas as determined by survey.
(12)
Title of development, North point, scale, name and address
of record owner, engineer or architect preparing the site plan.
(13)
The site plan shall be prepared by a licensed engineer
or a licensed architect of the State of New Jersey and shall show the boundaries
of the parcel and the limits of all proposed streets, recreation areas and
other property to be dedicated to public use. The site plan shall be accompanied
by such other exhibits of an architectural or engineering or planning nature
submitted by the applicant or as may be required by the municipal agency.
(14)
All proposed easements and public and community areas.
All proposed streets with profiles indicating grading and with cross sections
showing width of roadway location and width of sidewalk, and location and
size of utility lines according to the standards and specifications of all
Borough of Rutherford ordinances.
(15)
All means of vehicular ingress and egress to and from
the site onto public streets, showing size and location of driveways and curb
cuts, and the location and design of any off-street parking spaces or loading
areas, including the size and location of bays, aisles and barriers, together
with the flow and circulation of traffic.
(16)
The location of all proposed waterlines, valves and hydrants
and all sewer lines or alternative means of water supply or sewerage disposal
and treatment in conformance with the applicable standards in the Borough
of Rutherford ordinances.
(17)
The proposed location, direction of illumination, power
and time of proposed outdoor lighting in conformance with the applicable standards
of the Borough of Rutherford.
(18)
Landscaping shall be provided as part of the overall
site plan design and shall be integrated into the building arrangement, including
existing and new trees, bushes, shrubbery, ground area cover, perennials,
annuals, plants, sculpture, art and the use of building and paving materials
in an imaginative manner.
The municipal agency, before approval, shall determine that the proposed
site plan will compare favorably with community standards, other neighborhood
improvements and the properly intended and planned appearances throughout
any street or neighborhood. In making such determination, the municipal agency
shall consider:
A.
Proposed structure. The proposed structure shall be harmoniously
related to the terrain and to existing buildings and thoroughfares in the
vicinity that have a visual relationship to the proposed building. The achievement
of such relationship shall include consideration of the following:
B.
Preservation of landscape. The landscape shall be preserved
in its natural state, insofar as is practicable, by minimizing tree and soil
removal. If the development of the site necessitates removal of established
trees, special attention shall be given to the planting of replacement trees.
Any grade change shall be in keeping with the general appearance of the neighboring
developed areas.
C.
Landscaping. Adequate provisions for landscaping and
screening shall be provided as part of the overall site plan design and shall
be integrated into the building arrangement, topography, parking and buffering
requirements. Landscaping shall include trees, bushes, shrubbery, ground area
cover, perennials, annuals, plants, sculpture, art and the use of building
and paving materials in an imaginative manner.
D.
The setback distances from all property lines.
E.
The size, location, construction and screening of automobile
parking areas, general service areas and recreation areas.
F.
The adequacy of all utilities, including water, sewage,
gas, electric, telephone and television, which shall be installed underground,
except where it's unfeasible.
G.
The size, location, design, color, texture, lighting
and material of all permanent signs and advertising fixtures shall not detract
from the design of the proposed buildings, structures, roads and the surrounding
properties.
H.
The lighting of buildings and grounds.
I.
All parking and traffic problems that will develop as
a result of construction pursuant to the plan.
J.
Adequate provision made for the drainage of the site
by means of subsurface and drainage structures.
K.
The adequacy of fire protection and lighting facilities.
L.
All provisions of the Zoning Ordinance not mentioned
specifically above and the relationship of the proposed project to the health,
safety and general welfare of the community, specifically its relationship
to the Comprehensive Plan of the borough as it is developed.
M.
The final plat shall include all data required on the
preliminary site plat drawn to incorporate all changes required as a condition
of preliminary approval.
