The Land Use Board shall grant approval of a
site plan application if the detailed drawings, specifications and
estimates based upon the application for approval conform to the standards
established herein.
A. The details of the site plan are in accordance with
the standards of the Borough of Seaside Heights Zoning Ordinance and
any and all other ordinances of the Borough of Seaside Heights which
may be in existence at the time of the application and are in harmony
with the officially adopted Comprehensive Master Plan of the Borough
of Seaside Heights.
B. The application is in compliance with the requirements
of the Municipal Land Use Act, N.J.S.A. 40:55D-1 et seq., and any
subsequent amendments thereto.
C. There is satisfactory provision for pedestrian and
vehicular traffic movement within and adjacent to the site, with particular
emphasis on the provision and layout of parking areas, off-street
loading and unloading, movement of people, goods and vehicles from
access roads within the site, between buildings and between buildings
and vehicles. The Land Use Board shall ensure that all parking spaces
are usable and are safely and conveniently arranged. Access to the
site from adjacent roads shall be designed so as to interfere as little
as possible with traffic flow in these roads and to permit vehicles
a rapid and safe ingress and egress to the site.
D. There is provision for off-tract water, sewer, drainage
and street improvements, if required, which are necessitated by land
development without any contributions for the cost of the same to
be computed in accordance with N.J.S.A. 40:55D-42 and relevant provisions
of the Code of the Borough of Seaside Heights. Particular emphasis
shall be given to the adequacy of existing systems and the need for
improvements, both on-site and off-site, to adequately carry runoff
and sewage and to maintain an adequate supply of water at sufficient
pressure.
E. Adequate provision has been made for the design and
layout of buildings and parking areas so as to provide aesthetically
pleasing design and efficient arrangement. Particular attention shall
be given to safety and fire protection, impact on surrounding development
and contiguous and adjacent buildings and lands, and satisfactory
provisions for adequate lighting to ensure safe movement of persons
and vehicles and for security purposes. Lighting standards shall be
of a type approved by the Land Use Board. Directional lights shall
be arranged so as to minimize glare and reflection on adjacent properties.
Particular attention shall be given to the location, power, direction
and time of any outdoor lighting so as to avoid any adverse effect
upon any properties an any adjoining residential districts by impairing
the established character or the potential use of properties in such
districts.
F. Satisfactory provision has been made to provide shielding
for electric or electronic equipment so that there is no interference
with any radio or television reception at the lot line or beyond the
operator's dwelling unit in case of multifamily dwellings as a result
of the operation of such equipment.
G. Satisfactory provision has been made to ensure that
no use shall produce a strong, dazzling light or a reflection of a
strong dazzling light or glare beyond its lot line. Exterior lighting
shall be shielded, buffered and directed so that glare, direct light
or reflection will not become a nuisance to adjoining properties,
adjoining dwelling units, adjoining districts or streets.
H. Buffering shall be located around the perimeter of
the site to minimize headlights of vehicles, noise, light from structures,
the movement of people and vehicles and to shield activities from
adjacent properties when necessary. Each permitted use shall provide
and maintain attractively landscaped grounds and suitable screening
in order to safeguard the character of adjacent districts. Buffer
areas shall be measured horizontally and be either perpendicular to
straight lot and street lines or radial to curved lot and street lines.
Buffer areas shall be maintained and kept clear of all debris, rubbish,
weeds and tall grass. No structure, activity, storage of materials
or parking of vehicles shall be permitted in the buffer area, and
all buffer areas shall be planted and maintained with grass or ground
cover, together with a dense screen of trees, shrubs or other plant
materials, meeting the following requirements:
(1) Plant materials used in screen planting shall be at
least four feet in height when planted and of such density that all
of the glare of automobile headlights emitted from the premises is
obscured throughout the full course of the year. Plant materials shall
be of a species common to the area, shall be of nursery stock and
shall be free of insects and disease.
(2) Buffer areas shall be permanently maintained, and
plant material which does not live shall be replaced no later than
the next growing season.
(3) The screen planing shall be so placed that at maturity
the plant material will be no closer than three feet from any street
or property line.
(4) The buffer area shall not be broken unless specifically
approved by the Land Use Board.
I. Landscaping shall be provided as part of the overall
site plan design and integrated into building arrangements, topography,
parking and buffering requirements. Landscaping shall include trees,
bushes, shrubs, ground cover, perennials, annuals, plants, sculpture,
art and the use of building and paving materials in an imaginative
manner.
J. Signs shall be designed so as to be aesthetically
pleasing, harmonious with other signs on the site and located so as
to achieve their purpose without constituting hazards to vehicles
and pedestrians.
K. No use shall produce heat perceptible beyond its lot
lines. No use shall be permitted which would cause the temperature
to rise or fall in Barnegat Bay or the Atlantic Ocean.
L. The sound level of any operation (other than the operation
of motor vehicles or other transportation facilities in public highways,
operations involved in the construction or demolition of structures,
emergency alarm signals or time signals) shall not exceed the levels
and operations as specified within the chapter of this Code designated
as "Noise."
M. Odors shall not be discernible at the lot line or
beyond.
N. No materials or waste shall be deposited upon a lot
in such form or manner that such materials may be transferred off
the lot by natural causes or forces, nor shall any substance which
can contaminate a stream, watercourse or underground aquifer or otherwise
render such stream, watercourse or underground aquifer undesirable
as a source of water supply or recreation, or which will destroy aquatic
life, be permitted. All materials or waste which might cause fumes
or dust or which constitute a fire explosion hazard or which may be
edible or otherwise attractive to rodents or insects shall be stored
indoors and enclosed in an appropriate container adequate to eliminate
such hazards. All disposal systems shall meet municipal specifications
as to installation and construction.
O. Environmental elements relating to soil or erosion,
preservation of trees, protection of watercourses and resources, noise,
topography, soil and animal life shall be reviewed, and the design
of the plan shall minimize any adverse impact on these elements.
P. Driveway openings for each application requiring site
plan approval shall be as follows:
(1) No greater than 16 feet of curb cut in length per
100 feet of lot frontage; corner lot property shall only use property
along one street to determine the amount of frontage for parking lot
purposes.
(2) No greater than 16 feet of driveway shall be allowed
on each street if the same piece of property is bounded by two noncontiguous
streets.
Q. Design requirements. Parking lots shall be designed
to provide the following:
(1) Driveway openings shall be as follows:
(a)
No greater than 16 feet of curb cut in length
per 100 feet of lot frontage; corner lot property shall only use property
along one street to determine the amount of frontage for parking lot
purposes.
(b)
No greater than 16 feet of driveway shall be
allowed on each street if the same piece of property is bounded by
two noncontiguous streets.
(c)
Notwithstanding the above, there shall be no
more than two driveway openings servicing any one project.
(2) Where possible, access drives shall not be located
closer than 20 feet from the nearest right-of-way of an intersection
street.
(3) Parking stalls shall not be located so as to require
a vehicle to back into any portion of the public right-of-way in order
to enter or exit the parking stall.
(4) All parking areas for four or more vehicles shall
have artificial lighting that will provide a minimum lighting level
of 0.5 horizontal footcandle throughout the parking area and access
drives. For multifamily uses, such lights shall be operated from dusk
to dawn and for all other uses when the site or structure is occupied.
Freestanding light poles shall be no higher than the height of the
highest principal building plus five feet. Shielding shall be required
where necessary to prevent glare upon adjacent properties or streets.
(5) All parking spaces provided pursuant to this chapter
shall be suitably graded, surfaced, drained and maintained in good
condition.
(6) The following regulations and rules shall apply concerning
off-street parking in each and every district in the Borough of Seaside
Heights.
[Amended 8-7-2002 by Ord. No. 2002-18]
(a)
Hotels, motels and rooming houses: parking spaces
for at least one motor vehicle for every one rental unit in such hotels,
motels and rooming houses.
(b)
Apartment houses, efficiency motel units, and
residential condominium developments: parking spaces for two motor
vehicles for every one living unit in such apartments, efficiency
motel units, and residential condominium developments. One-family
homes shall also require parking spaces for two motor vehicles and
two-family homes shall require parking spaces for four motor vehicles.
(c)
Retail business uses shall supply parking at
one parking space per 500 square feet of gross floor area.
(d)
Bars, cocktail lounges, nightclubs, restaurants
with bars: one parking space for each 100 square feet of gross floor
area.
(e)
Automotive service station: five parking spaces
for each service bay, exclusive of vehicle service area. In no instance
shall there be fewer than five off-street parking spaces.
(f)
Business offices: one parking space for each
150 square feet of gross floor area.
(g)
Any other uses requiring site plan approval
shall supply parking at one parking space per 500 feet of gross floor
area.
(h)
Except where multiple parking spaces serve only
one dwelling unit or where valet parking is provided, each parking
space shall have direct access to a driveway or public street and
cars may not be parked so as to require removal of one vehicle in
order to relocate another.
(7) Parking spaces are to be designed so that in all instances
there is a minimum of four feet between parked vehicles and any building
on an adjoining lot or an adjoining public sidewalk. This four-foot-wide
pedestrian access aisle shall not be part of the parking area and
shall be unobstructed.
[Amended 8-7-2002 by Ord. No. 2002-18]
There shall be submitted to the Land Use Board
Secretary with each site plan application, in order to defray the
cost of legal and engineer review and all of the costs to review the
site plan, the following fees:
A. Each applicant, at the time of submission, shall pay
a basic administration application fee of $50.
B. In addition, each applicant shall deposit by cash or certified check with the Land Use Board Secretary, to be held in escrow by the Borough of Seaside Heights, an amount to cover the cost of professional services and review, including legal and engineering and other incidental expenses connected with processing, reviewing and checking all materials. Said sum shall be in accordance with the schedule set forth in §
246-61.
[Amended 12-3-1997 by Ord. No. 97-13]
C. Sums paid pursuant to Subsection
B above not utilized in the review and inspection process shall be returned to the applicant. If additional sums are deemed necessary, the applicant shall be notified of the required additional amount, and such sum shall be paid prior to the Board taking final action on the application.
D. Each applicant who shall submit a plan for site approval
shall agree, in writing, to pay all reasonable costs for professional
review of the said site plan submission map and for inspection of
improvements required by the Board. Such costs must be paid in full
before any occupancy of the premises is permitted or certificate of
occupancy issued.
E. A fee of $300 is hereby established for an application
for the extension of a final site plan approval.
The Land Use Board Secretary shall distribute
the site plan application for review and report, and approval where
required, as follows:
A. One copy to the Municipal Planner.
B. One copy to the Municipal Engineer.
C. One copy to the Land Use Board Engineer.
D. One copy for the permanent files of the Board.
E. One copy for the Director of Public Works.
F. One copy to the Municipal Health Officer.
G. One copy to the Municipal Fire Subcode Official.
H. One copy to the Construction Official.
I. Nine copies to the Land Use Board (two additional
copies may be provided to the alternate members).
The continued maintenance of all site improvements
shall be enforced by the Zoning Officer, who shall notify the property
owner that a violation exists and that 60 days is given to correct
the violation.