The major site plan shall be prepared by a New
Jersey licensed professional engineer, land surveyor, architect or
professional planner at an appropriate scale. The major site plan
shall be based on the latest Tax Map information and shall be 24 inches
by 36 inches in size. The major site plan shall contain the following
information:
A. A key map of the site with reference to surrounding areas and existing street locations and in accordance with §
175-27A.
[Amended 12-18-2000 by Ord. No. 36-00]
B. The name and address of the owner and major site plan
applicant, together with the name of the owners of all contiguous
land and of property directly across the street as shown by the most
recent tax records of all municipalities in which such properties
shall lie.
D. Location of all existing and proposed buildings and structures, streets, easements, driveways, entrances and exits, delineated flood hazard areas and riparian zones, wetlands and transition areas, ridgelines, stream corridor and open water buffers per §
111-46 and §
175-47B on the site and within 200 feet thereof.
[Amended 12-18-2000 by Ord. No. 36-00; 9-15-2008 by Ord. No. 18-08]
E. Proposed location and dimensions of proposed buildings
and structures, roads, driveways, parking areas, etc. House numbers,
as approved by the Construction Code Official, shall be shown for
all new buildings.
F. Building setback, side line and rear yard distances.
G. All existing physical features on the site and within
200 feet thereof, including the building site and including but not
limited to streams, watercourses, soils information and significant
site conditions, such as swamps or rocks. In addition, the limits
of wooded areas, location/species/condition of all trees 10 inches
or more in diameter measured 4.5 feet from the grade where said trees
are in the area of proposed disturbance plus fifty 50 feet surrounding
the proposed area of disturbance. Soils information shall be shown
on the site plan with soils classifications and boundaries per the
Soil Survey of Morris County, New Jersey, prepared by the Soil Conservation
Service of the United States Department of Agriculture. In addition,
a tally of the acreage in each soils class so designated shall be
provided.
[Amended 12-18-2000 by Ord. No. 36-00]
H. Topography showing existing and proposed contours
at two-foot intervals for all slopes. A reference bench mark shall
be clearly designated.
[Amended 2-15-2010 by Ord. No. 05-10]
I. Parking, loading and unloading areas shall be indicated
with dimensions, traffic patterns, access aisles and curb radii.
J. Improvements such as roads, curbs, bumpers and sidewalks
shall be indicated with cross sections, design details and dimensions.
K. Location and design of existing and proposed stormwater
systems, sanitary waste disposal systems, potable water supply and
methods of solid waste storage and disposal, in addition to the location
of all passing percolation tests, as well as the location of all failing,
unsatisfactory and abandoned tests, along with existing wells and
sanitary disposal systems.
L. A landscaping and buffering plan showing what will
remain and what will be planted, indicating names of plants and trees
and dimensions, approximate time of planting and maintenance plans.
M. Lighting details indicating type of standards, location,
radius of light and intensity in footcandles.
N. Location, dimensions and detail of signs in conformity with the requirement set forth in §
159-32, Signs.
O. A surface water management plan shall be submitted in accordance with Chapter
175, Subdivision of Land, §
175-49, Surface water management standards. All surface water management plans must also comply with the provisions of the Water Quality Management Planning Rules set forth at N.J.A.C. 7:8 and 7:15. For the portion of the major site plan having existing improved surfaces, such as roofs, walks, driveways, parking areas and landscaping areas, and which shall remain unchanged, the meadow of good hydrologic condition criteria as set forth in Chapter
175, Subdivision of Land, §
175-49A(2) is hereby waived.
[Amended 2-21-2005 by Ord. No. 2-05]
P. Soil erosion and sediment control plan.
Q. Development impact statement.
R. The following legends shall be on the major site plan
map:
(1) Major site plan of _____________________________
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Lot _____________ Block ______________ Zone
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Date __________________ Scale
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(2) I consent to the filing of this major site plan with
the Planning Board of
(3) I hereby certify that I have prepared this major site
plan and that all dimensions and information are correct.
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(Name)
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(Title and License No.)
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(4) I have received this major site plan and certify that
it meets all codes and ordinances under my jurisdiction.
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(Date)
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(Township Engineer)
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(5) To be signed before issuance of a building permit:
I hereby certify that all the required improvements have been installed
or a bond posted in compliance with all applicable codes and ordinances.
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(If improvements installed)
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(Township Engineer)
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(Date)
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(Township Clerk)
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(Date)
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(6) Approved by the Planning Board (Preliminary)
S. A geologic investigation program for applications in the Carbonate Area District shall be submitted and shall include a completed Phase I Geologic Investigation Checklist as provided in Chapter 20, Application Forms and Checklists. Submission of the Phase II Investigation Plan shall be based on the recommendation of the Township Geotechnical Consultant, which recommendation shall be based on the analysis set forth in Chapter
175, Subdivision of Land, §
175-30, Geologic investigations. Preliminary and final site plans shall include the language provided in Chapter
175, Subdivision of Land, § 175-26X(1), relative to geotechnical details.
[Added 4-20-1998 by Ord. No. 4-98]
The Planning Board may require other information
and data for specific major site plans. These data may include but
are not limited to geologic information, water yields, flood data,
environmental information, traffic counts, road capacities, market
and socioeconomic information and similar material.
[Amended 2-17-1997 by Ord. No. 5-97]
Information and documents required for other
Township codes and ordinances, such as environmental impact statements,
development impact statements, soil erosion and sedimentation plans
and stormwater management plans, shall be submitted as part of the
major site plan application and may be used to comply with site plan
submission requirements where applicable.
The Planning Board may waive submission of any
required exhibits in appropriate cases and for specific major site
plans in writing.
Sketch major site plans may be prepared by the
applicant and contain sufficient information for discussion by the
Planning Board and applicant.
The minor site plan shall be based on the latest
Tax Map information and shall be at an appropriate scale. The minor
site plan shall contain the following information:
A. A key map of the site with reference to surrounding
areas, existing street locations, the zone of the subject property
and adjacent properties.
B. The name and address of the owner and applicant.
C. Where changes are proposed to the inside of a building,
a plan or sketch of the interior layout and uses.
D. Where changes are proposed to the exterior surface
or size of a building, include:
(1) A plan or sketch of proposed changes and building
materials.
(2) Show proposed distance(s) to property lines, parking
lots, other on-site buildings or other site features.
E. Where changes are proposed to the property (driveways,
parking lots, fences, etc.), a plan or sketch of the proposed changes
and their distance(s) to property lines and other relevant site features.
F. Where changes are proposed to the exterior of a building
and will result in site disturbance, topography showing existing and
proposed contours at two-foot intervals for all slopes. A reference
bench mark shall be clearly designated.
[Amended 2-15-2010 by Ord. No. 05-10]
G. Other information which may be required by the Minor
Site Plan Committee.
[Added 3-17-1997 by Ord. No. 9-97; amended 3-15-1999 by Ord. No. 4-99]
A. All site plan details required by §
159-20 shall be provided and shall include the site boundaries; tower location; existing and proposed structures, including accessory structures; existing and proposed ground-mounted equipment; vehicular parking and access and uses structures and land use designated on the site and abutting parcels.
B. A landscape plan drawn to scale generally showing
proposed landscaping including species, type, size, spacing, other
landscape features and existing vegetation to be retained, removed
or replaced.
C. An environmental impact study.
D. A report from a qualified expert containing the following:
(1) A description of the tower and the technical and other
reasons for the tower design and height.
(2) Documentation to establish that the tower has sufficient
structural integrity for the proposed use at the proposed location
and meets the minimum safety requirements and margins according to
Federal Communications Commission (FCC) requirements in their current
adopted standards and revisions.
(3) The general capacity of the tower in terms of the
number and type of antenna it is designed to accommodate.
(4) A statement dealing current FCC information concerning
wireless telecommunication towers and radio frequency emission standards
as well as information on the projected power density of the proposed
facility and how it meets the FCC standards.
E. A letter of commitment by the applicant to lease excess
space on the tower to other potential users at prevailing rates and
standard terms. The letter of commitment shall be recorded prior to
issuance of a building permit. The area shall commit the tower owner
and successors in interest.
F. Elevations of the proposed tower and accessory building
generally depicting all proposed antennas, platforms, finish
materials and all other accessory equipment.
G. A visual impact study, graphically simulating through
models, computer-enhanced graphics or similar techniques, the appearance
of any proposed tower and indicating its view from at least five locations
around and within one mile of the proposed wireless telecommunications
tower where the wireless telecommunications tower will be most visible.
Aerial photographs of the impact area shall also be submitted.