The Joint Planning/Zoning Board of Adjustment
may waive formal review and public hearings if it unanimously agrees
that a development application is a minor change or addition. This
will be done only after the engineer has given his approval to improvements
and drainage. Upon waiving action, the Board shall so notify the Construction
Code Official, who will issue a building permit in accordance with
the requirements of the State Building Code and Borough ordinances.
A small addition or change shall be classified as a minor site plan
if:
A.
Except as hereinafter provided, no building permit
shall be issued for building or use or enlargement of any building
or use in the C, GO or SED Districts or for the establishment or enlargement
of any nonconforming building or use or for the establishment or enlargement
of any conditional use, except with the approval of the Joint Planning/Zoning
Board of Adjustment of the Borough of Runnemede under the provisions
set forth in this section, and no certificate of occupancy shall be
issued unless all construction conforms to such approved plan.
B.
Site plan approval shall not be required for single-family
dwellings or for such accessory uses as private garages, toolhouses,
gardens and private greenhouses incidental to single-family dwellings;
but this shall not limit the requirements for submission for subdivision
approval as otherwise provided in this chapter.
C.
The developer shall submit to the Joint Planning/Zoning
Board of Adjustment Secretary a site plan and such other information
as required herein. If any application for site plan is found to be
incomplete, the developer shall be notified by the Joint Planning/Zoning
Board of Adjustment Secretary within 45 days of the submission of
such application, or it shall be deemed to be properly submitted.
D.
If the Joint Planning/Zoning Board of Adjustment requires
any substantial amendment in the layout of improvements proposed by
the developer that have been the subject of a hearing, an amended
application for development shall be submitted and proceeded upon,
as in the case of the original application for development. The Joint
Planning/Zoning Board of Adjustment shall, if the proposed development
complies with this chapter, grant preliminary site plan approval.
E.
A site plan as herein required shall be submitted
in nine copies to the Secretary of the Joint Planning/Zoning Board
of Adjustment. All such site plans shall comply with the requirements
hereinafter set forth and shall contain the following information
and data:
(1)
Copies of the preliminary site plan shall be forwarded
by the Secretary of the Joint Planning/Zoning Board of Adjustment
prior to the hearing to the following:
(2)
One copy of said site plan shall consist of a translucent
tracing material and be of a size of at least 24 inches by 36 inches,
and all information appearing thereon shall be in black India ink.
(3)
The scale shall be 50 feet to the inch, except where
otherwise authorized by the Borough Engineer. All distances shall
be in feet and decimals of a foot, and all bearings shall be given
to the nearest 10 seconds. The error of closure shall not exceed one
to 10,000.
(4)
The names of all owners of record at all adjacent
property and the block and parcel number of such property.
(5)
Existing school, zoning and special district boundaries,
where such boundaries are within 200 feet of the property for which
site plan approval is sought. Such features shall be shown on a separate
map or as a key map on the detail map itself.
(6)
Boundaries of the property, building or setback lines
and lines of existing streets, lots, reservations, easements and areas
dedicated to public use.
(7)
All distances, as measured along the center lines
of existing streets abutting the property, to the nearest intersection
with any other public street.
(8)
A copy of any covenants or deed restrictions that
are intended to cover all or any part of the tract.
(9)
Location of existing buildings which shall remain
and all other structures, such as walls, fences, culverts, bridges,
roadways, etc., with spot elevations of such structures. Structures
to be removed shall be indicated by dashed lines.
(10)
Location of all storm drainage structures and
utility lines, whether publicly or privately owned, with pipe sizes,
grades and direction of flow, and only existing underground utility
lines shall be shown.
(11)
Existing contours with intervals of one foot
where slopes are 3% or less, two feet where slopes are more than 3%
but less than 15% and five feet when 15% or more referring to data
as provided by the Borough Engineer, to be indicated by a dashed line.
Where any changes in contours are proposed, finished grades should
be shown as solid lines.
(12)
Location of existing rock outcrops, high points,
watercourses, depressions, ponds, marshes, trees with a diameter of
four 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.
(13)
Title of development, North point, scale, name
and address of record owner and name, address and professional license
number and seal of architect, engineer, land planner or surveyor preparing
the site development plan.
(14)
A survey prepared by a licensed engineer or
land 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 accomplished by such other exhibits
of an architectural or planning nature submitted by the applicant
or as may be required by the Joint Planning/Zoning Board of Adjustment
pursuant to the zoning regulatory powers of the Borough of Runnemede.
(15)
All proposed easements and public and community
areas. All proposed 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 of Runnemede.
(16)
The proposed use or uses of land and buildings
and proposed location of buildings, including proposed grades. Such
features should be indicated on a separate drawing where deemed desirable
by the Borough Engineer.
(17)
All means of vehicular access and egress to
and from the site onto public streets, showing the size and location
of driveways and curb cuts.
(18)
The location and design of any off-street parking
areas or loading areas, showing size and location of bays, aisles
and barriers.
(19)
The location of all proposed water lines, valves
and hydrants and of all sewer lines.
(20)
The proposed location, direction of illumination,
power and time of proposed outdoor lighting in conformance with the
applicable standards of the Borough of Runnemede.
(21)
All proposed screening and landscaping, including
a planting plan.
(22)
Proposed stormwater drainage system in conformance
with the applicable standards of the Borough of Runnemede.
(23)
For buildings of more than two stories in height,
a floor plan of each story indicating all fire exits and access ways,
as well as the proposed use of said stories.
(24)
For garden apartments, a typical floor layout
of each apartment type in the proposed buildings.
(25)
For all apartments and for any building exceeding
two stories in height, proposed architectural elevations.
(26)
For any building exceeding 40 feet in height, a sketch indicating graphically the locations of all existing buildings within 200 feet and their height relative to the proposed buildings, as well as their highest elevation above the datum provided in compliance with Subsection E(11) of this section.
(27)
Such other information or data as may be required by the Joint Planning/Zoning Board of Adjustment in order to determine that the details of the site plan are in accord with the standards of Chapter 395, Zoning, of the Code of the Borough of Runnemede and all other ordinances of the Borough of Runnemede and, further, that the building or use will not offend the public interest.
F.
The Engineer shall file a written report of his recommendations
concerning the site plan with the Secretary of the Joint Planning/Zoning
Board of Adjustment prior to the date scheduled for the Board's consideration
of the plan.
G.
The Joint Planning/Zoning Board of Adjustment may
waive any of the requirements or details specified to be shown on
a site plan in any given application if the Joint Planning/Zoning
Board of Adjustment determines that certain requirements or specifications
are not necessary to be shown in order to ensure that said site plan
conforms to the standards of good planning and will have no deleterious
effect on the neighboring properties and indicates sufficient materials
to assure adequate protection of the health, welfare and safety of
the people of the Borough of Runnemede. Such determination may be
made upon an applicant's presentation of a simplified site plan before
the Joint Planning/Zoning Board of Adjustment.
H.
Joint Planning/Zoning Board of Adjustment approval
of the site plan shall be granted in the event that the site plan
complies with the following standards and regulations:
(1)
The applicant has submitted a site plan containing all of the information and data as provided for in this chapter, unless such data or elements thereof have been waived in accordance with Subsection G.
(2)
The details of the site are in accord with the standards of Chapter 395, Zoning, of the Code of the Borough of Runnemede and of all other ordinances of the Borough of Runnemede, including the Master Plan of the Borough of Runnemede, as may be in existence at the time of the application.
(3)
That all parking and traffic problems will be kept
at a minimum.
(4)
That reasonable screening, at all seasons of the year,
of all playgrounds and parking and service areas from the view of
adjacent properties and streets will be provided where necessary for
the purpose of protecting the health, safety, general welfare, comfort
and convenience of the public. The width and composition of this buffer
must be acceptable to the Joint Planning/Zoning Board of Adjustment.
(5)
That the location, power, direction and time of any
outdoor lighting will not have an adverse effect upon any properties
in adjoining residential districts by impairing the established character
or the potential use of properties in such districts.
(6)
That the details indicated in the site plan for the
authorized use will be such that the operation will not offend the
public interest.
I.
For the purpose of guaranteeing the completion of
such items as set forth in the site plan as will affect the public
interest, such as but not limited to drainage, streets, recreation
areas, shade trees or shrubbery and required landscaping, off-street
parking, loading and unloading zones and artificial lighting, Joint
Planning/Zoning Board of Adjustment approval shall be received prior
to the issuance of any building or construction permit.
A.
The following may be exempt from the site plan requirements
upon the determination of the Construction Code Official and provided
that expressed criteria are met. However, the Construction Code Official
may, in his judgment, submit any matters to the Joint Planning/Zoning
Board of Adjustment for its review and determination as to whether
a full site plan should be required.
(1)
The addition of not more than 200 square feet to an
existing building.
(2)
The interior or exterior renovation or improvements
of a building, provided that a change of use of said building is not
involved.
(3)
The development of less than 10% of a tract of land,
which tract consists of more than 20 acres. In such cases the applicant
may submit the following in lieu of a site plan for the entire tract:
(a)
An overall map of the property, such as a deed
plotting, with a minimum scale of one inch equals 400 feet, showing
thereon the existing and proposed traffic circulation, the applicant's
overall development concept for the property in schematic land use
and traffic circulation terms and major natural features, such as
streams, wooded areas, poor soil areas, steep slopes, etc.
(b)
A full site plan containing all the site plan requirements set forth in § 331-55E, but limited to the area to be developed and within 200 feet from the perimeter thereof. However, in no event shall the site plan area be less than the minimum lot size requirement of the particular zone in which the applicant's property is located.
B.
With relation to those exemptions set forth in Subsection A(1) and (2) above, said exemptions shall also meet the following criteria:
(1)
There shall be no more than three parking spaces added
and no existing driveways relocated or new curb cuts added.
(2)
There shall be no alteration of more than 10% of the
existing landscape plantings of any area designated for that purpose
on a previously approved site plan.
(3)
There shall be no intrusion or elimination of any
existing buffer area or area designated for that purpose on a previously
approved site plan.
(4)
There shall be no alterations of the existing drainage
involving construction of new facilities, site grading or construction
performed, other than the addition of parking spaces and aisle allowed,
which would change the path, direction or quantity of surface water
flow.
(5)
The work involved shall not negate any condition of
a previously approved site plan except as set forth above.
A.
Except for small additions or changes as described in § 331-54, preliminary site plans shall be filed with the Secretary of the Joint Planning/Zoning Board of Adjustment at least 21 days prior to a scheduled meeting of the Joint Planning/Zoning Board of Adjustment.
B.
Joint Planning/Zoning Board of Adjustment review of
site development plans shall be required for the purpose of general
enhancement of the appearance of the Borough of Runnemede and the
encouragement of development and design consistent with the purposes
of this chapter under the following regulations.
C.
Fees, deposits and other charges.
[Amended 2-3-1987 by Ord. No. 443]
(1)
Fee schedule. At the time of application, the developer
shall pay the following fees and submit required copies of application,
maps and other documents as required by this article:
(2)
Escrow funds deposit.
(a)
Use of funds.
[1]
In addition to the payment of application filing
fees, development applications which meet the criteria established
herein shall be accompanied by a deposit of escrow funds in accordance
with the provisions of this section.
[2]
All costs, expenses and fees incurred by the
Joint Planning/Zoning Board of Adjustment or Borough for the services
of a planner, engineer, attorney or other professional consultant
incurred during the development review process shall be paid from
the escrow funds.
[3]
Escrow fees required under this section shall
not be utilized to pay inspection costs required during the construction
process.
(b)
Applicability of escrow and escrow amounts.
[1]
Escrow funds in the amount specified herein
shall be required in association with the following applications:
(c)
Procedural requirements.
[1]
Prior to an application which requires the deposit
of escrow funds being determined complete by the Joint Planning/Zoning
Board of Adjustment the applicant shall post the required escrow amount
with the Borough Clerk in the form of cash, certified check or money
order.
[2]
Additional escrow funds shall be required when
the escrow has been depleted to 20% of the original escrow amount.
The Borough Clerk shall notify the appropriate Board when escrow funds
have been so depleted. Professional consultants and experts shall
notify the Board as to additional costs anticipated. The Board shall
not take action on the application until additional fees adequate
to cover anticipated costs have been deposited by the applicant.
[3]
Escrow deposits shall be placed in a non-interest-bearing
account and shall not be segregated.
[4]
Charges for professional services.
[a]
All disbursements to professionals
for fees, costs or expenses relating to the processing of an application
shall be charged against the escrow fund.
[b]
All bills, invoices or vouchers
submitted by professionals relating to an application shall specify
the services performed for said application.
[c]
Unit charges (i.e., per diem or
hourly fees) of the professionals shall be in accordance with unit
charges contracted for with the appropriate Board or Borough.
[5]
The Borough Clerk shall provide the applicant
with an accounting of escrow funds.
[6]
All escrow funds not expended shall be refunded
to the applicant within 30 days after the appropriate Board has taken
final action on the application.
The developer shall notify by registered mail
or certified mail at least five days prior to the hearing all property
owners within 200 feet of the extreme limits of the subject property
as their names appear on the municipal tax record.
A.
Upon the submission to the Joint Planning/Zoning Board
of Adjustment Secretary of a complete application for a site plan
for 10 acres of land or less, the Joint Planning/Zoning Board of Adjustment
shall grant or deny preliminary approval within 45 days of the date
of such submission or within such further time as may be consented
to by the developer. Upon the submission of a complete application
for a site plan of more than 10 acres, the Joint Planning/Zoning Board
of Adjustment shall grant or deny preliminary approval within 95 days
of the date of such submission or within such further time as may
be consented to by the developer. Otherwise, the Joint Planning/Zoning
Board of Adjustment shall be deemed to have granted preliminary approval
of the site plan. If the Joint Planning/Zoning Board of Adjustment
acts favorably on a preliminary site plan, a notation to that effect
shall be made on the plan.
B.
Whenever review or approval of the application by
the County Planning Board is required by Section 5 of P.L. 1968, c.
285 (N.J.S.A. 40:27-6.3), the Municipal Joint Planning/Zoning Board
of Adjustment shall condition any approval that it grants upon timely
receipt of a favorable report on the application by the County Planning
Board or approval by the County Planning Board by its failure to report
thereon within the required time period.
Preliminary approval of a site plan pursuant to this chapter, except as provided in § 331-24B, shall confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
A.
That the general terms and conditions on which preliminary
approval was granted shall not be changed, including but not limited
to use requirements; layout and design standards for streets, curbs
and sidewalks; lot size; yard dimension and off-tract improvements;
and, in the case of a site plan, any requirements peculiar to site
plan approval; except that nothing herein shall be construed to prevent
the municipality from modifying by ordinance such general terms and
conditions of preliminary approval as related to public health and
safety.
B.
That the applicant shall submit for final approval
on or before the expiration date of preliminary approval the whole
or a section or sections of the preliminary subdivision plat or site
plan, as the case may be.
C.
That the applicant may apply for and the Joint Planning/Zoning
Board of Adjustment may grant extensions on such preliminary approval
for additional periods of at least one year but not to exceed a total
extension of two years, provided that if the design standards have
been revised by ordinance, such revised standards may govern.
Before consideration of a final site plan, the developer will have installed the improvements required under § 331-28 of this chapter, or the Joint Planning/Zoning Board of Adjustment shall require the posting of adequate performance guaranties to assure the installation of the required improvements. It shall be expressly understood that, notwithstanding the posting of a performance guaranty for a lot in a site plan, no building permit shall be issued until the developer shall have installed the curbs in accordance with the Borough specifications and as certified by the Borough Engineer and until the underground utilities, such as sewer, water, gas, storm drainage lines and all other underground work, shall have been duly and properly installed. No occupancy permit shall be issued until the improvement has been installed pursuant to Borough specifications and until all other improvements and conditions as may be required by the Joint Planning/Zoning Board of Adjustment, this chapter and the State Building and Plumbing Codes have been properly complied with in writing by the Borough Engineer or other designated administrative officer prior to the issuance of such certificate of occupancy.
A.
The final plat shall be submitted to the Joint Planning/Zoning
Board of Adjustment Secretary for forwarding to the Joint Planning/Zoning
Board of Adjustment for final approval within three years from the
date of preliminary approval.
B.
The Joint Planning/Zoning Board of Adjustment shall
act upon the final site plan within 45 days after the date of submission
for final approval. Failure of the Joint Planning/Zoning Board of
Adjustment to act within the period prescribed shall constitute final
approval, and a certificate of the administrative officer as to the
failure of the Joint Planning/Zoning Board of Adjustment to act shall
be issued on request of the applicant, and it shall be sufficient
in lieu of the written endorsement or other evidence of approval as
herein required and shall be so accepted by the county recording officer
for purposes of filing subdivision plats.
C.
The original tracing, one translucent cloth copy,
two cloth prints, 12 black-on-white prints and three copies of the
application form for final approval shall be submitted to the Secretary
of the Joint Planning/Zoning Board of Adjustment at least 21 days
prior to the date of the regular Joint Planning/Zoning Board of Adjustment
meeting. Unless the preliminary plat is approved without changes,
the final plat shall have incorporated all changes or modifications
by the Joint Planning/Zoning Board of Adjustment.
D.
Whenever review or approval of the application by
the County Planning Board is required by Section 5 of P.L. 1968, c.
285 (N.J.S.A. 40:27-6.3), in the case of a site plan, the Municipal
Joint Planning/Zoning Board of Adjustment shall condition any approval
that it grants upon timely receipt of a favorable report on the application
by the County Planning Board or approval by the County Planning Board
by its failure to report thereon within the required time period.
E.
The final plat shall be accompanied by a statement
by the Borough Engineer that he is in receipt of a map showing all
utilities or extensions thereof in exact location and elevation, identifying
those portions already installed and those to be installed, and that
the subdivider has complied with one or both of the following:
