Site plan review and approval shall be required
as a condition for the issuance of a permit for any development, except
that subdivision or individual lot applications for detached one-
or two-dwelling-unit buildings shall be exempt from such site plan
review and approval.
In the case of a site plan for a development
which proposes construction over a period of years, the developer
shall plan proposed stages in order to protect the interests of the
public and the residents, occupants and owners of the proposed development
during the total completion of the development.
Approval of minor site plans shall be granted
upon the recommendation of the Zoning Officer, providing all applicable
use and bulk requirements of this chapter are met. No formal submission
and no fee other than that for a zoning permit shall be required.
The preliminary site plan shall be drawn at
a scale in accordance with the following table:
Area of Site
(acres)
|
Scale Not to be Less Than
|
---|
Less than 40
|
1 inch equals 100 feet
|
Over 40
|
1 inch equals 200 feet
|
Each site plan submitted hereunder shall include
the following information:
A. The name and address of the developer and the owner
and the name, address and title of the person preparing the plan and
maps, including appropriate map titles and accompanying data.
B. The acreage, Township Tax Map lot and block numbers
and tax sheet numbers of the lot or lots.
C. A key location map showing the site and its relationship
to surrounding areas, and zone boundaries within a minimum of 1/4
mile.
D. A date, graphic scale and North arrow.
E. All existing, proposed and minimum required setback
dimensions, landscape areas, fencing and trees over four inches in
diameter, except that where trees are in mass, only the limits thereof,
if proposed to remain, need to be shown or, if proposed for removal,
only trees over nine inches in diameter need be shown.
F. All existing and proposed signs, utility poles and
their size, type of construction and location.
G. The existing and proposed principal building or structures
and all accessory buildings or structures, if any; the approximate
floor areas of such buildings and approximate finished grade elevations
at all corners of the buildings.
H. The location of all existing buildings, drainage and
parking areas within 200 feet of the lot.
I. Existing topography depicted by contours at two-foot
intervals based upon New Jersey Geodetic Control Survey datum and
a general indication of proposed grading.
J. The approximate location and size of all existing
and proposed storm drainage facilities, plus all required preliminary
design data supporting the adequacy of the existing or proposed facility
to handle future storm flows and analysis of the capacity of the facility
into which the stormwater will flow.
K. An analysis of all existing and proposed utilities
and an analysis of the capacity of the existing utilities to accept
the proposed facility.
L. The location of all existing and proposed 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
such site.
M. The estimated average number of automobiles and number
and size or type of trucks or buses that will enter and leave the
site each day and during the peak hours, including an analysis of
the ability of the existing road system to accept the additional traffic
volumes.
N. The location, size and nature of all existing and
proposed 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 Township or to the county.
O. The location, size and nature of the entire lot or
lots in question and any contiguous lots owned by the developer or
in which the developer has a direct or indirect interest, even though
only a portion of the entire property is involved in the site plan
for which approval is sought, provided, that where it is physically
impossible to show such entire lot or lots or continuous lots on one
map, a key map thereof shall be submitted.
P. Plans and profiles of streets adjoining the property
for a distance of 500 feet in either direction, including the location
of driveways and intersecting streets and an indication of the maximum
available sight distance, and plans and profiles of required improvements
to the public streets abutting the portion of the property to be developed.
Q. General nature and extent of proposed site lighting.
R. Existing and proposed sanitary sewage disposal system.
(1) Sanitary sewer system.
(a)
All proposed sanitary sewers with sizes and
gradients.
(b)
All proposed pumping stations, force mains and
other special facilities.
(c)
An engineer's report in compliance with the
requirements of the New Jersey Department of Environmental Protection.
(2) Proposed on-site disposal system.
(a)
A minimum of one passing percolation test and
a soil log of the passing hole witnessed by the Warren County Health
Department.
(b)
A report indicating date of tests, percolation
test results and soil horizons for each soil log and percolation test,
whether passing or failing.
(3) Existing on-site disposal system.
(a)
Location, capacity and extent of current use.
(b)
Certification by the board of health that there
is sufficient capacity to handle the additional effluent.
S. Location and capacity of existing wells.
T. Proposed stages or development sections, if any, and
the approximate schedule for implementing each stage or section.
U. Impact statements.
(1) Community service. An analysis of the impact of the
proposed development on community services, including but not necessarily
limited to the following:
(c)
Street and highway system.
(e)
Police and fire services.
(g)
Public utilities, such as water, telephone,
electric and cable television. A letter from the public utilities
stating their ability to accept the additional required service may
be considered compliance.
(h)
Other such facilities and services as the Planning
Board may deem appropriate.
(2) Environment.
(a)
Environmental impact statement shall be made pursuant to the requirements of Article
III of Chapter
361.
(b)
The analyses shall assess the impacts of the
development in its entirety and by section and shall compare them
to the available capacity. It shall also include the basis for each
projection.
V. A copy of any protective covenant or deed restrictions
applying to the land being developed.
W. In the case of a developer who is a corporation or
partnership, a list of owners, pursuant to N.J.S.A. 40:55D-48.1 et
seq.
X. A wetlands delineation as approved by a NJDEP letter
of interpretation or a notation that none exist certified by an individual
or firm qualified by the Board.
[Amended by Ord. No. 10-90]
Y. Flood hazard area delineation based on NJDEP or FEMA
mapping.
[Amended by Ord. No. 10-90]
Z. The plans shall be prepared by a professional engineer,
land surveyor, planner or architect as permitted by appropriate sections
of the New Jersey Administrative Code.
[Amended by Ord. No. 10-90]
AA. Special additional details required for site plans
submitted for conditional use approval.
[Amended by Ord. No. 10-90]
(1)
Public garages.
(a)
The precise location of the tanks, pumps, lifts
and other appurtenances.
(b)
The location, type or kind of structure and
present use, if known, of all buildings within 300 feet of the boundary
line of the premises.
(2)
Outdoor recreation facilities.
(a)
The location of all proposed facilities such
as access roads, service roads, water supply facilities, sanitary
conveniences, sewerage and storm drainage facilities, and other buildings
and structures.
(b)
The total acreage proposed to be developed and
devoted to the purposes of the facility.
(3)
Private campgrounds.
(a)
The location of all proposed campsites, access
roads, service roads, water supply locations, sanitary conveniences,
sewerage and storm drainage facilities, refuse containers, permanent
platforms, recreation areas, such as baseball fields, beach, pond
sites, nature trails, riding trails, proposed landscaping as well
as existing wooded and open areas.
(b)
The total acreage proposed to be developed and
devoted to purposes of the campground.
BB. Any other data the Board may deem appropriate. However,
this provision shall not be necessary for the determination of completeness
of the application.
[Amended by Ord. No. 10-90]
Site plans shall be submitted in accordance
with the following schedules. The sizes of all maps and plans submitted
in compliance with this chapter shall be either 15 inches by 21 inches,
or 24 inches by 36 inches.
In keeping with the intent herein, prospective
developers are hereby encouraged, but not required, to informally
submit preliminary sketches, reports or proposals for development
to the Board for review and discussion at duly constituted regular
or special board meetings. The following of such informal procedure
shall not prejudice the developer's right to proceed subsequently
as an applicant otherwise pursuant to the requirements of this chapter.
The approving authority shall have the power
to review and approve or deny site plans simultaneously with review
for subdivision approval without the developer being required to make
further application to the approving authority or the approving authority
being required to hold further hearings.
Informal site plan details shall include lot
lines, proposed buildings, proposed use, parking, loading, on-site
circulation, driveways, wooded areas, approximate on-site or on-tract
stormwater detention facilities, water and sewer service. Plans submitted
pursuant to this section shall meet the following standards:
A. Clearly and legibly drawn, based on Tax Map information
or similarly accurate base.
B. Graphic scale not less than one inch equals 100 feet.
C. Existing and proposed street and lot layout, with
dimensions, showing that portion proposed for development in relation
to the entire tract.
F. Basic intent for water and sewage treatment.
G. Contours based on USGS datum from appropriate quadrangle
map.
H. Existing structures and uses.
I. All streets and streams within 200 feet of the development,
and the approximate location of wooded areas, flood hazard areas and
floodway lines, steep slopes, wetlands and swamps based on Natural
Resources Conservation Service data. Percolation tests and soil logs
shall not be required. However, where the slope and soil conditions
indicate problems may be encountered, percolation tests and soil logs
as required for the preliminary plat may be advisable.
J. The Tax Map sheet, block and lot number for the tract
and all adjacent lots; a title including the words "Informal Plat
for Review and Classification"; North arrow.
L. The name, address, signature and phone number of the
owner, developer and person preparing the plan.
M. A key map with north arrow showing the entire development
and its relation to surrounding areas.
The approving authority, when acting upon an
application for site plan approval, shall have the power to grant
such exceptions from the requirements of site plan approval as may
be reasonable and within the general purpose and intent of the provisions
for site plan review if the literal enforcement of one or more provisions
of this chapter is impracticable or will exact undue hardship because
of peculiar conditions pertaining to the land in question.
[Amended by Ord. No. 03-93]
As a condition of final site plan approval, the approving authority shall require and may accept in accordance with the standards of this chapter for the purpose of assuring the installation and maintenance of on-tract improvements, performance, restoration, and maintenance guarantees pursuant to the provisions of Article
V of Chapter
360.
Failure to comply with any of the conditions of site plan approval subsequent to the receipt of a building permit or certificate of occupancy, as the case may be, shall, in addition to other violations prescribed by law, be construed to be a violation of this chapter and shall be grounds for the revocation of any building permit or certificate of occupancy, as the case may be. If the construction official finds that any conditions of site plan approval have not been met, (s)he shall give the applicant 10 days written notice to comply with the conditions. Failure to comply within this ten-day period shall result in revocation of the building permit or certificate of occupancy, as the case may be. Such violations may additionally or singly also be prosecuted under Article
VII of Chapter
360.