No subdivision or site plan involving any street(s)
requiring additional right-of-way width as specified in the Master
Plan or Official Map or the street requirements of this chapter shall
be approved unless such additional right-of-way, either along one
or both sides of said street(s), as applicable, shall be deeded to
the Township or other appropriate governmental agency.
Whenever an applicant intends to construct a
development in phases, phasing information shall be included in the
plans for preliminary approval, and all phases shall be:
A. Functionally self-contained and self-sustaining with
regard to access, circulation, parking, utilities, open spaces and
all other site improvements and physical features and shall be capable
of perpetual independent use, occupancy, operation and maintenance
upon completion of construction and development of the section or
stage.
B. Properly related to other services of the community
as a whole and to those facilities and services yet to be provided
in the full execution and implementation of the plan.
C. Provided with such temporary or permanent transitional
features, buffers or protective areas as are necessary to prevent
damage or detriment to adjoining properties or to any completed section
or stage. In addition, such temporary or permanent transitional features,
buffers or protective areas shall not impede development of future
sections or stages in the planned development. Plans, estimated dates
of completion for each section or stage and specifications of such
sections or stages are to be filed with the Board, which must be of
sufficient detail and of such scale as to fully demonstrate the arrangement
and site locations of all structures, primary and accessory land uses,
parking, landscaping, public and private utilities and services facilities
and land ownership conditions.
Applications for amended site plan or subdivision
review shall be governed by the same requirements as all other applications
for subdivision or site plan approval.
The following are the standards for evaluating
site plan applications in the Township. The Board shall review the
site plan for compliance with all applicable ordinances and the Master
Plan; for harmony with surrounding uses and the overall plan for development
of the Township; for promotion of the health, safety, order, efficiency
and economy of the Township; and for the maintenance of property values
and the general welfare. Based upon its review and findings, the Board
may approve, conditionally approve, request modifications to or deny
approval of the site plan based on an evaluation of the general principles
of this section and, more specifically:
A. The site plan's compliance with all applicable provisions of Article
V of this chapter, including, without limitation, Schedule A, off-street parking and loading requirements, signs and
lighting and open space;
B. The site plan's compliance with all requirements of this chapter, including, without limitation, provisions regulating subdivisions, if applicable, and Article
IV, Design Requirements and Standards;
C. The preservation of existing natural resources on
the site, wherever feasible, and the contribution of the proposed
development to the environmental and aesthetic quality of the surrounding
properties and neighborhood;
D. The relationship of the proposed development to adjacent
properties, in terms of harmonious uses and designs and the intensity
of development;
E. The provision of a safe and efficient vehicular and
pedestrian circulation system;
F. The sufficient width, suitable grade and appropriate
location of streets, including, without limitation, the accessibility
of fire-fighting and other emergency equipment to all buildings;
G. The coordination of streets which is consistent with
the circulation element of the Master Plan;
H. The design and location of buildings in an efficient
and aesthetically pleasing manner;
I. The adequacy of screening and landscaping to shield
activities from adjacent properties, where appropriate, and to provide
a pleasing design and arrangement;
J. The location of exterior lighting to satisfy safety
and security needs and to minimize intensity, glare and spillage onto
adjacent private and public properties;
K. The suitable location, size and configuration of open
space areas;
L. The protection and conservation of soils from erosion
by wind or water or from excavating and grading;
M. The protection of land within floodplains or flood
zones;
N. The provision of adequate drainage, shade trees, water,
sewage facilities and any other necessary utilities; and
O. The extent to which the proposed development will
not generate objectionable smoke, fumes, noise, odors, dust, glare,
vibration or heat.
The submission requirements and review process
for conditional use applications shall be the same as for a major
site plan, except as set forth below.
A. The Board shall grant or deny an application for conditional
use approval within 95 days of submission of a complete application
or within such further time as may be consented to by the applicant.
B. The Board shall approve or deny a conditional use
application simultaneously with any accompanying subdivision and/or
site plan application. The longest time period for action by the Board,
whether it be for subdivision, conditional use or site plan approval,
shall apply. Whenever approval of a conditional use is requested by
the applicant, notice of the hearing on the application shall include
reference to the request for conditional use approval.
No application for development shall be deemed
complete unless the items, information and documentation listed in
the applicable checklist are submitted to the Board. If any required
item is not submitted, the applicant must request in writing a waiver
and state the reasons supporting each such request.