The approval provisions of this article shall
be administered by the Borough in accordance with Chapter 291 of the
Laws of New Jersey 1975, except where ancillary jurisdiction shall
apply.
A.
Approval of a site plan shall be granted in the event
that the site plan complies with the following standards and regulations:
(1)
The applicant has submitted an application, checklist
and a site plan containing all of the information and data as provided
for in this chapter.
(2)
The details of the site plan in accordance with the
standards of the zoning and subdivision sections of this chapter,
and any amendments thereto and any and all other ordinances of the
Borough and amendments thereto as may be in existence at the time
of the application, and in harmony with the adopted comprehensive
Master Plan of the Borough.
(3)
That all parking and traffic problems shall be resolved.
(4)
That adequate provisions are made for drainage and
stormwater to prevent any off-site damage.
(5)
That reasonable screening, at all seasons of the year,
of all playgrounds, parking and service areas, from the view of adjacent
properties and streets be provided where necessary for the purpose
of protecting the health, safety, general welfare, comfort and convenience
of the public.
(6)
That the location, power, directions, and time of
any outdoor lighting will not have any adverse effect upon any properties
in adjoining residential districts by impairing the established character
or the potential use of properties in such districts.
(7)
That the details of the site plan for the authorized
use will be such that the operation will not offend the public interest.
(8)
The Board may require applicant to contribute his prorated share of the cost of the necessary off-site improvements as more specifically provided in § 163-31.
(9)
Evidence of approval of a soil erosion and sedimentation
control plan as required by law.
(11)
Proof of payment of taxes and all fees.
(12)
Documentation of applications for development
submitted to the approving authority shall include either a Letter
of Interpretation (LOI) or Presence or Absence Determination issued
by the NJDEP concerning freshwater wetlands and/or freshwater wetland
transition areas regarding the subject tract.
B.
Minor site plan approval requirements. Approval of a minor site plan shall be granted in the event that the site plan complies with the standards and regulations set out in § 163-46A(1) through (7), inclusive. The remaining requirements of that subsection shall not apply to minor site plan applications.
A.
Site plans. In approving a preliminary site plan,
the Board shall condition such approval upon approval by the following
agencies:
(1)
Approval of plans for water and sewer installation
from the Borough Engineer.
(2)
County Planning Board.
(4)
Fire Prevention Bureau.
(5)
Environmental Commission.
(6)
Shade Tree Commission.
(7)
Board of Health.
(8)
Architectural Review Board, if development is in the
Office Transitional Zone.
(9)
Such other agencies as may have jurisdiction.
B.
Minor site plans. In approving a minor site plan,
the Board shall condition such approval upon approval by the following
agencies:
A.
Details of site plans.
(1)
Title block to conform to N.J.S.A. 45:8-36, N.J.A.C.
13:40-1, N.J.A.C. 13:40-2.
(2)
Date of site plan, all revisions shall be noted and
dated.
(3)
Graphic scale.
(4)
Layout of proposed building or structure, including
preliminary architectural floor plans and elevation plan.
(5)
Key map showing the location of the tract with reference
to surrounding areas and existing street intersections. Scale to be
not less than one inch equals 500 feet.
(6)
Title of development.
(7)
North arrow.
(8)
Block and lot number.
(9)
Name and address of record owner and list of corporate
owners of application or applicant.
(10)
License number and seal of person preparing
the site development plan.
(11)
Signature blocks containing spaces for signatures
of Chairman, secretary of the municipal agency and the Borough Engineer.
(12)
Location and plan for all outdoor signs.
(13)
Tracing shall by 24 inches by 36 inches or 30
inches by 42 inches.
(14)
Acceptable scales of one inch equals 10, 20,
30, 40 or 50 feet. Unusual or architectural scales will not be accepted.
(15)
All distances shall be in feet and decimals
of a foot, and all bearings shall be given to the nearest 30 seconds.
The error of closure shall not exceed one to 10,000.
(16)
The names of all owners of record of all properties
within 200 feet, and the block and lot numbers of the property as
shown on latest Tax Map. In addition, all structures within 200 feet
of property in question should be indicated on site plan. In addition,
the zoning and setbacks of the property within 200 feet should also
be indicated.
(17)
Existing school, zoning and special district
boundaries. Such features shall be shown on a separate map or as a
key map of a special detailed map itself.
(18)
Boundaries of the property, building or setback
lines and lines of existing streets, lots, reservations, easements
and areas dedicated to public use, including grants, restrictions
and rights-of-way.
(19)
A copy of any covenants, deed restrictions or
exceptions that are intended to cover all or any part of the tract.
(20)
All distances, as measured along the center
lines of existing streets abutting the property to the nearest intersection
with any other public street. (Survey location purposes.) Definite
intersection as confluence of right-of-way lines.
(21)
Location of existing buildings which shall remain
and all other structures such as wells, walls, fences, culverts, bridges,
roadways, etc., with spot elevations of such structures. Structures
to be removed shall be indicated by dashed lines.
(22)
Location, size and inverts of all storm drainage
structures and utility lines whether publicly or privately owned with
pipe sizes, grades and direction of flow; and if any existing utility
lines are underground, the estimated location of the already underground
utility lines shall be shown within 200 feet of the site.
(23)
Existing contours with intervals of two feet
where slopes are less than 10% and five feet when 10% or more, referred
to a USC & GS Datum, to be indicated by a dashed line. Where any
changes in contours are proposed, finished grades should be shown
as solid lines.
(24)
Location of existing high points, watercourses,
depressions, ponds, marshes, wooded areas, single trees not in wooded
areas with a diameter of six inches or more as measured three feet
above the base of the trunk, and other significant existing features,
including previous flood elevations of watercourses, ponds and marsh
areas as determined by survey.
(25)
A survey prepared by a licensed surveyor of
the State of New Jersey shall accompany the site plan 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 may be accompanied by such other exhibits of an architectural
or planning nature submitted by the applicant or as may be required
by the approving authority.
(26)
All proposed easements, and public and community
areas. All proposed streets and contiguous streets with profiles indicating
grading, and 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 the Borough.
(27)
The proposed use of land and buildings and proposed
location of buildings, including proposed grades. The features should
be indicated on a separate drawing where deemed desirable by the Borough
Engineer.
(28)
All means of vehicular and pedestrian access
for ingress and egress to and from the site onto public streets showing
the size and location of driveways and curb cuts, including the possible
utilization of traffic channels, channelization, acceleration and
deceleration lanes, additional width and any other device necessary
to prevent a difficult traffic situation.
(29)
Traffic engineering report, if deemed necessary,
for both pedestrian and vehicular movement.
(30)
The location and design of any off-street parking
areas or loading areas, showing size and location of bays, aisles
and barriers.
(31)
The location of all proposed water lines, valves
and hydrants and all sewer lines or alternative means of water supply
or sewage disposal and treatment in conformance with the applicable
standards of the Borough and for the appropriate utility company.
Location of all fire protection systems as follows:
(a)
Where an existing public or private central
water supply is available and has been approved by the Chester Volunteer
Fire Department for minimum fire fighting purposes, fire hydrants
shall be installed at appropriate locations as recommended by the
Fire Official and at distances between hydrants not exceeding 1,000
feet. The entire existing central water supply system and each new
hydrant shall have a capacity to provide a minimum flow rate of 1,500
gpm at 20 psi residual pressure for a minimum duration of two hours.
Hydrants shall be installed in accordance with ANSI/AWWA C 502, Dry
Barrel Fire Hydrants, latest edition; painted as directed by the Fire
Official; and tested in accordance with NFPA 291, Recommended Practice
for Fire Flow Testing and Marking of Hydrants, latest edition, to
ensure compliance with fire flow requirements. Acceptance test data
shall be provided to the Fire Official for review and approval. In
areas where public or private central water supply is available, but
such water supply does not have the capacity to satisfy the foregoing
minimum standards, such central water supply system shall be supplemented
with additional measures to satisfy the minimum fire protection requirements
of the Borough. Such additional measures may involve any one or a
combination of the following: installation of booster pumps with appurtenances,
installation of underground water storage tanks with appurtenances,
creation of drafting points with appurtenances, or such other means
of increasing fire fighting capability as may be recommended and approved
by the Fire Official.
(b)
Where public or private central water supply
is not available, underground water storage tanks shall be installed
to provide a source of water for fire fighting. For subdivisions in
the residential zone districts, underground water storage tanks shall
be located and installed so that no dwelling is farther that 2,000
linear feet from any such tank as measured along the street, either
public or private, and the access driveway to the dwelling. In no
event shall the distance between tanks be greater that 2,000 linear
feet. At least one tank shall be installed for each 2,000 linear feet
of street length or fraction thereof. For site plans, underground
water storage tanks shall be located and installed not farther than
500 feet from any principal structure. The minimum capacity of every
underground water storage tank within residential zone districts shall
be 30,000 usable gallons. Tank capacities for nonresidential developments
shall be based on the degree of hazard of the proposed structures
to be protected but shall in no event be less than 30,000 usable gallons.
The locations of all fire protection systems and appurtenances shall
be approved by the Fire Official. Unless an equivalent alternate fire
protection system is authorized by the Planning Board and the Chester
Fire Department, underground water storage tank systems shall be provided
and shall be constructed and installed in accordance with the following
and in accordance with the Borough of Chester Standard Construction
Details for such systems:
[1]
All underground water storage tanks shall be constructed of precast steel reinforced concrete and shall be sized to provide the minimum capacity required pursuant to Subsection B above. All tanks shall be installed in accordance with manufacturer's specifications for installation and shall be provided with all necessary appurtenances and equipment which shall be readily accessible to fire fighting equipment. Riser connections shall be capable of producing 1,000 gpm for a minimum of 75% of the tank capacity. All underground tanks shall have a system for maintaining a refill capability and shall be equipped with means for preventing accumulations of silt and debris. The design, location and installation of underground water storage tanks shall be approved by the Fire Official, shall be installed at every tank location to show the existence and capacity of such tank. In addition, "No Stopping or Standing" zones shall be delineated at each tank location for a distance of 75 feet in each direction from such tank on both sides of the street. Such delineation shall be appropriately identified by signs meeting New Jersey Department of Transportation design standards.
[2]
In all cases where a fire protection system
is required, no construction permit shall be issued for a dwelling
or principal structure upon any lot within the subdivision or site
plan until, to the extent necessary to afford fire protection to such
dwelling or principal structure, such system is installed and its
operability tested and approved by the Fire Official.
(32)
The proposed location, direction of illumination,
level of illumination on ground, power and time of proposed outdoor
lighting in conformance with the applicable standards of the Borough.
(33)
A separate landscape plan prepared by a certified
landscape architect (N.J.A.C. 13:27-7.3) drawn to scale of not more
than 20 feet to the inch shall accompany the site plan. The landscape
plan shall:
(a)
Delineate the following:
[2]
Existing vegetation by location, botanical name
and size. Identify all material to be removed.
[3]
A maintenance schedule for all vegetation to
remain after construction and an acknowledgment that, as a condition
of approval, all landscaping shall be maintained as approved.
[4]
A planting schedule listing all proposed plantings
by botanical name, common name, quantity, and planted size. Items
listed shall be referenced to the plan.
(b)
Meet the following standards:
[1]
Landscaping, which shall include trees, shrubs,
lawns, ground cover, perennials, annuals, sculpture, art and the use
of building and paving materials in an imaginative manner, shall be
provided as part of the overall site plan design and integrated in
building arrangements, topography, parking and buffering requirements.
[2]
Parking areas shall be suitably landscaped to
minimize noise, glare and other nuisance characteristics as well as
to enhance the environment and ecology of the site and surrounding
area and shall have suitable drainage facilities as required by the
Borough Engineer and approving authority.
[4]
Landscaping in parking area shall include, in
addition to other landscape materials, at least one deciduous tree
per five parking spaces in front yard parking areas and one deciduous
tree per 10 parking spaces of other than front yard parking areas.
Such trees shall be located within islands within the parking areas
or within five feet of pavement. Planting islands within the parking
areas shall be contained by the use of concrete, stone or railroad
tie curbing. The landscaping of such islands should be located in
protected areas, such as along walkways in center islands, at the
end of bays, or in diamonds at least six feet wide between parking
stalls. All landscaping shall be placed so that it will not obstruct
sight distance. A mixture of hardy flowering and/or decorative evergreen
and deciduous trees may be planted; the area between trees shall be
planted with shrubs, ground cover and mulched.
[5]
Landscape material shall meet the following
planting specifications:
[a]
Deciduous trees shall have at least
a three-inch planted trunk caliper measured at six inches above ground
level. Evergreen trees shall have at least a six-foot planted height.
Shrubs shall have at least a two-foot planted height or diameter.
[b]
All trees and shrubs shall be balled
and burlapped or container grown.
[c]
Soil shall not be left exposed
within any planting beds. All such soil shall be covered with ground
cover or a minimum two-inch layer of mulch, or a combination of mulch
and ground cover.
[d]
All landscaping shall be designed,
supplied and installed in accordance with good nursery practice.
[6]
Existing shade trees, excluding trees approved
to be removed during construction, shall be protected during site
preparation and construction:
[a]
Trees whose trunk has a diameter
greater than four inches measured four feet above ground level shall
not be cut, destroyed, or injured in preparation for building, construction,
grading, or regrading of any parcel of land. Machinery, temporary
soil deposits, or construction materials shall not be placed within
six feet of any such tree trunk.
[b]
During construction, a physical
barrier shall be installed around each existing plant or group of
plants that are to remain on the site. This barrier shall be constructed
of a durable material that will last until construction is completed.
Barriers shall not be supported by the plants they are protecting
but shall be self-supporting. The installation of these barriers shall
be as specified for tree protection in the Standards for Soil Erosion
and Sediment Control.
(34)
Proposed stormwater drainage system for all
residential, commercial, industrial or any other use shall conform
to designs based on standards for stormwater management promulgated
in the New Jersey Residential Site Improvement Standards, N.J.A.C.
5:21-7. All site plans shall be accompanied by a plan showing all
existing drainage within 500 feet of any boundary, and all areas such
as paved areas, grassed areas, wooded areas and any other surface
area contributing to the calculations should show methods used in
the determination.
(35)
Such other information or data as may be required
by the Board in order to determine that the details of the site plan
are in accordance with the standards of this chapter and all other
ordinances of the Borough, and further that the building or use will
not offend the public interest.
(36)
Site plan shall be prepared by a licensed engineer
or architect for general locations. For topographical and boundary
survey information, the site plan shall be signed and sealed by a
licensed land surveyor. For all elements of design which shall include
drainage, pavements, curbing, walkways, embankments, horizontal and
vertical geometrics, utilities and all pertinent structures, drawings
shall be signed and sealed by a licensed professional engineer.
(37)
It is required that prior to submission of the
detailed site plan or in conjunction therewith, the applicant must
submit approval by the Board of Health for septic disposal.
(39)
Delineation of floodplains, including both floodway
and flood fringe areas; and delineation of all wetlands and wetlands
transition areas.
(40)
If the site plan proposes the placement, construction,
erection or modification of a wireless telecommunications facility,
in addition to the applicable documentation and items of information
required for site plan approval the following additional documentation
and items of information are required to be submitted to the Planning
Board or Board of Adjustment for review and approval as part of the
site plan submission:
[Added 7-10-2000 by Ord. No. 2000-12]
(a)
Documentation by a qualified expert regarding
the capacity of any proposed wireless telecommunications facility
for the number and type of antennae;
(b)
Documentation by a qualified expert that any
proposed wireless telecommunications facilities will have sufficient
structural integrity to support the proposed antennae and the anticipated
future collocated antennae and that the structural standards developed
for antennae by the Electronic Industries Association (EIA) and/or
the Telecommunication Industry Association (TIA) have been met;
(c)
A letter of intent by the applicant, in a form
which is reviewed and approved by the Borough Attorney, indicating
that the applicant will share the use of any wireless telecommunications
facilities with other approved providers of wireless communication
services; and
(d)
A visual impact study, graphically simulated
through models, computer enhanced graphics, or similar techniques,
the appearance of any proposed tower and indicating its view from
at least the five locations around and within one mile of the proposed
wireless telecommunications facility where the wireless telecommunications
facility will be most visible. Aerial photographs of the impact area
shall also be submitted.
(e)
Comments and approvals from all Boards, commissions
and agencies having jurisdiction shall be considered before final
approval.
(41)
Site lighting shall be designed in accordance
with the following standards:
[Added 4-15-2008 by Ord. No. 2008-8]
(a)
Light fixture. The fixture to be used on all
site plans is the Sternberg 6590 Victorian Gaslight I, black finish.
The fixture shall include roof optics (option ROH) and the frosted
hurricane chimney (option FHC). The light source shall be a high-pressure
sodium lamp. The pole is to be the Sternberg 3600 Williamsburg Series,
black finish. The shaft is to be 4" - 3", tapered smooth, twelve-foot
length.
(b)
Minimum horizontal illuminance: 0.2 footcandle..
(c)
Uniformity ratio: 20:1.
(d)
The luminaire shall emit 0% of the total initial
lumens at an angle of 90° or higher from the nadir.
(e)
The maximum illuminance at any property line
is 0.01 footcandle. Where the property abuts a right-of-way, this
maximum light trespass may be measured at the curbline.
(f)
Lighting power density shall not exceed 0.11
watt per square foot. The power density shall be calculated by dividing
the sum of the wattage of all parking lot/driveway lighting by the
area of the parking lot/driveway (in square feet).
B.
Detail of minor site plans required:
(1)
Plat shall be clearly and legibly drawn or reproduced
at a decimal scale not smaller than one inch equals 100 feet.
(2)
Tracing shall be 24 inches by 36 inches or 30 inches
by 42 inches. Acceptable scales of one inch equals 10, 20, 30, 40
or 50 feet. Unusual or architectural scales will not be accepted.
(3)
A copy of a certified survey by a licensed New Jersey
land surveyor shall be submitted with the site plan.
(4)
Plat shall be prepared to scale based on deed description,
Tax Map, or similarly reasonable accurate data for the purpose of
review and discussion by the municipal agency.
(5)
Name, address, and telephone numbers of record owners
and list of corporate owners of application or applicant.
(6)
The name of the person preparing the site development
plans.
(7)
Location and details of signs.
(8)
Location of existing and proposed property lines with
their dimensions in feet to the nearest two decimal places.
(9)
Bearings of all property lines should be shown in
degrees, minutes and seconds.
(10)
A key map showing the location of the tract
in relation to the surrounding area.
(11)
A title block giving the name of the site plan,
the name of the applicant and owner(s).
(12)
The current Tax Map sheet, block and lot numbers
of the property.
(13)
Scale of the map and North arrow indicated.
(14)
Date of original plat and date of each revision.
(15)
Space for signatures of Chairman and secretary
of the municipal agency and Borough Engineer.
(16)
Name of all adjoining property owners, block
and lot numbers and zoning should be shown.
(17)
Zoning district in which tract is located. If
within more than one district, the most accurate information available
as to the measurements within each district.
(18)
Acreage of tract to the nearest hundredth of
an acre.
(19)
Building setback lines (front, side and rear)
as required by the zoning ordinance.
(20)
All natural and artificial watercourses, streams
and shorelines and water boundaries and encroachment lines.
(21)
Wooded areas indicating predominant species
and size. Landscaping plan, including the types, quantity, size and
location of all proposed and existing vegetation. The scientific or
common names of all vegetation shall be indicated.
(22)
All areas to be distributed by grading or construction.
(23)
Location of existing structures, their dimensions,
and their setbacks from existing and proposed property lines.
(24)
Location and type of existing easements rights-of-way,
including power lines.
(25)
Location of existing railroads, bridges, culverts,
drainpipes, water and sewer mains and other man-made installations
affecting the tract.
(26)
Location of existing wells or source of water
supply and septic systems. Any proposed improvements should also be
indicated.
(27)
Location and description of all monuments whether
set or to be set, such monuments to be placed in accordance with the
Map Filing Law.
(28)
Location and names of all existing streets bordering
the property.
(29)
Required road dedication.
(30)
Sight easements where required.
(31)
Drainage easements where required.
(32)
Soil erosion and sediment control plan consistent
with the requirements of the local soil conservation district.
(33)
All existing and proposed curbs and sidewalks.
(34)
A copy of any covenants, deed restrictions,
or exceptions that are intended to cover all or any part of the tract.
(35)
The proposed use of land and buildings and proposed
location of buildings, including proposed grades.
(36)
All means of vehicular and pedestrian access
for ingress and egress to and from the site onto public streets.
(37)
The location and design of any off-street parking
spaces or loading areas, showing size and location of parking spaces,
aisles and barriers.
(38)
The proposed location, direction of illumination,
level of illumination on ground, power and time of proposed outdoor
lighting in conformance with the applicable standards of the Borough.
(39)
Such other information or data as may be required
by the Board in order to determine that the details of the site plan
are in accordance with the standards of this chapter and all other
ordinances of the Borough, and further that the building or use will
not offend the public interest.
(40)
It is required that prior to submission of the
detailed site plan or in conjunction therewith, the applicant must
submit approval by the Board of health for septic disposal.
(41)
Delineation of floodplains, including both floodway
and flood fringe areas; and delineation of all wetlands and wetland
transition areas.
All improvements (except electric, gas, water and sewer lines) shall be installed under the supervision and inspection of the Borough Engineer, the cost thereof to be borne by the developer in accordance with § 163-29.
A.
No construction work shall commence without the Borough
Engineer being properly notified. Such notice shall be given at least
48 hours before the commence of work.
B.
Construction of all improvements shall be in conformance
with the design standards and improvements section of the subdivision
section, except where enumerated herein.
C.
Parking lot minimum specifications - four-inch compacted
thickness Bituminous Stabilized Base Course, two-inch FABC Mix No.
5.
D.
All gravel areas to be permanently curbed.
E.
No demolition, excavation, site clearing or grubbing or the removal or cutting of any vegetation, shrubs or trees or site grading shall be permitted for any project requiring site plan approval except pursuant to an application for development and only upon the adoption of a resolution granting site plan approval, the payment of all fees and escrows and notice as required by § 163-49 herein.
[Amended 9-4-2001 by Ord. No. 2001-17]
F.
Applicant shall make provisions for maintaining landscaping
and buffer zones in compliance with original site plan approval.
G.
Buffer zone standards.
[Amended 4-1-2008 by Ord. No. 2008-7]
(1)
Where any nonresidential use abuts a residential zone or existing residential use, a landscaped buffer strip at least 40 feet in width shall be permanently maintained along the property line abutting the residential use or zone and in accordance with the landscape, berm and fence provisions of § 163-81C. At the sole discretion of the Planning Board, and where a reduced buffer width is found by the Board to adequately screen and buffer adjoining residential uses and/or zones, the width of the required landscaped buffer may be reduced to not less than 25 feet, when planted with landscaping, and may or may not include a berm and/or fence as may be determined necessary by the Planning Board. In no case, shall the Planning Board approve elimination of the required buffer.
(2)
In any residential zone all parking areas, exclusive of the ingress and egress drive, having a capacity of more than four vehicles shall be screened from adjacent properties by a buffer strip of at least five feet in width and shall be planted in accordance with § 163-49G(3) and (4) below.
(3)
Buffer areas shall consist of massed evergreens and
deciduous trees and shrubs planted 10 feet apart in two or more staggered
rows that will provide a continuous visual screen throughout the entire
year within a period of two full growing seasons following the planting
of the buffer. Evergreen trees shall be six feet to eight feet in
height at time of planting and shall be of varieties which normally
grow to a minimum height of 10 feet within two full growing seasons.
(4)
Evergreen and deciduous shrubs shall have a minimum
height of four feet to five feet when planted and shall be of varieties
which normally grow to a minimum height of six feet within two full
growing seasons. Required buffers may be used for no other purpose
than as a buffer. The only structures which may be erected within
a buffer area are fences as elsewhere regulated in this chapter. The
height of shrubs planted in buffer areas shall be measured from the
ground level around the base of the shrub to the topmost part of the
shrub, once the shrub has been properly planted in the ground.
(5)
Where an area required for a buffer is already wooded,
it shall be left in its natural state, and the existing growth shall
be supplemented with additional plant material where necessary to
bring the buffer area up to the minimum requirements of this chapter.
A.
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 approval and the conditions of preliminary approval, if any, provided
that 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.
B.
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.
C.
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 review and guidelines in
the section.
D.
Guaranties required; surety; release. Prior to plan approval, the developer shall comply with the requirements of § 163-29.
E.
In addition, the developer shall submit the requisite
number of copies of plans showing the following:
(1)
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.
(2)
Affidavit of the owner and other parties in interest
that the site plan is submitted with their knowledge and consent.
(3)
The Municipal Tax Map lot and block numbers of the
lot and lots.
(4)
A key location map showing the site and its relationship
to surrounding areas and zone boundaries within a minimum of 1/4 mile.
(5)
The names and all adjoining owners.
(6)
A date, graphic scale, North arrow and reference meridian
on any map.
(7)
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.
(8)
An accurate boundary survey prepared and certified
by a New Jersey licensed land surveyor. The survey shall be based
on a field traverse with an error of closure of not less than one
part in 10,000.
(9)
The as-built building, improvements, structures and
all accessory buildings and structures, if any, and finished grade
elevations of all first floors and roofs, including roof structures.
(10)
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.
(11)
Final topography of the lot with a maximum to
two-floor contour intervals.
(12)
All setback dimensions and minimum setback lines, fences and landscaped areas and trees as required by § 163-49G.
(13)
A final landscape and planting plan. As a minimum,
such plan shall spot the location of all existing plantings 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 quantity of all planting shown on
the plan.
(14)
All existing as-built signs and lighting standards,
including design calculation and indications of size, type of construction
and location.
(15)
Construction, type and size of all existing
catch basins and storm drainage facilities with profiles thereof.
(16)
The location, type and size of all existing
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 the site.
(17)
The location, size and nature of all existing
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 Borough or to the county or other
agency.
(18)
The location and size of all sanitary sewer
lines and profiles thereof.
(19)
Location, size and type of all 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.
(20)
The location, size and nature of remaining lands
or contiguous lots in which the applicant has a direct interest.
(21)
All proposed easements and public and community
access.
(22)
The location, size and type of all constructed
off-site improvements.
(23)
All points of vehicular ingress and egress for
the site, indication the size of driveways and sight triangles.
(24)
Provision for refuse and garbage disposal.
(25)
Location of all points in pedestrian access,
including internal circulation patterns.
(26)
Location and design of all fire prevention measures, including emergency lanes, hydrants, sprinkler and siamese connections and fire zone as per § 163-47A(31).
(27)
The 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.
(28)
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.
(29)
As-built construction details of all site improvements.
(30)
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 Borough
and preliminary approval.
(31)
A complete list of the site improvements, except
principal and accessory buildings, by item and the quantities thereof,
as built.
(32)
Copies of all applicable local, state and federal
approvals that were required by law.
The plan shall be prepared and signed by a professional
engineer licensed in New Jersey except for certification by other
licensed professionals as required by this chapter or New Jersey law.
These rules, regulations and standards shall
be considered the minimum requirements for the protection of the public
health, safety, and welfare of the citizens of the Borough. Any action
taken by the Board under the terms of this chapter shall give primary
consideration to the above mentioned matters and to the welfare of
the entire community. However, if the applicant or his agent can clearly
demonstrate that, because of peculiar conditions pertaining to his
land, the literal enforcement of one or more of these regulations
is impractical or will exact undue hardship, the Board may permit
exceptions or waivers from the requirements for site plan approval
as may be reasonable and within the general purpose and intent of
the rules, regulations, and standards established by this chapter.
