[Amended 8-25-1981 by Ord. No. 1981-12]
A.
An applicant desiring to proceed with a site plan approval shall
file with the administrative officer for completeness review and review
by the Board's professionals the following documents:
[Amended 8-26-1991 by Ord. No. 1991-10; 12-10-2001 by Ord. No.
2001-12; 5-31-2022 by Ord. No. 2022-8]
C.
The Land Use Planning Board may waive any of the requirements of
this section in the event of an application for site plan approval
by a nonprofit or religious corporation or association.
[Amended 12-10-2001 by Ord. No. 2001-12]
[Amended 5-31-2022 by Ord. No. 2022-8]
A.
The site plan shall be clearly and legibly drawn at an accurate scale
of not less than one inch equals 100 feet and shall be based on an
actual survey certified by a land surveyor licensed in the State of
New Jersey. The plan shall be presented on sheets not greater than
30 inches by 42 inches nor less than 8 1/2 inches by 13 inches.
The plan shall show, on one or several drawings as convenience and
clarity may require, the following information:
[Amended 8-27-1996 by Ord. No. 1996-05; 12-10-2001 by Ord. No.
2001-12; 2-28-2011 by Ord. No. 2011-5[1]]
(1)
A title containing the name of the site plan; the name of the Township;
Tax Map sheet, block and lot number; date of preparation and most
recent revision; meridian; North arrow; written and graphic scales;
the names, addresses, phone numbers and signatures of the owner, the
applicant and the person(s) who prepared the plat(s), including the
seal of the latter; the names of all property owners bounding on the
extreme limits of the property; and a space for the site plan application
number.
(2)
The acreage of the tract for which site plan approval is sought.
(3)
A map showing existing and proposed elevations and contour lines
over the entire area of the tract proposed for site plan approval,
together with watercourses and an indication of the final disposal
of surface waters.
(4)
Other significant natural features, including soil types, rock outcroppings,
wooded areas and the location of individual trees outside the wooded
areas having a diameter of six inches or more, as measured 4 1/2
feet above ground level. The proposed location of shade trees to be
provided shall also be shown. Soil types shown shall be based on United
States Natural Resources Conservation Service categories.[2]
(5)
All existing and proposed watercourses, including lakes, ponds and
marsh areas, shall be shown and accompanied by the following information
or data:
(a)
When a running stream is proposed for alteration, improvement
or relocation or when a structure or fill is proposed over, under,
in or along such a running stream, evidence of approval, required
alterations, lack of jurisdiction or denial of the improvement by
the appropriate authority shall accompany the application.
(b)
Cross sections and profiles of watercourses, at an appropriate
scale, showing the extent of floodway fringe area, top of bank, normal
water level and bottom elevations at the following locations:
[1]
All watercourses within or adjacent to the tract and at any
point where a watercourse crosses a boundary of the subdivision.
[2]
At fifty-foot intervals for a distance of 300 feet upstream
and downstream of any proposed culvert or bridge within the tract.
[3]
At fifty-foot intervals up to 300 feet upstream and downstream
of any proposed culvert or bridge and any point of juncture of two
or more watercourses within and/or within 1,000 feet of the tract.
[4]
At a maximum of three-hundred-foot intervals, but no less than
two locations, along each watercourse which runs through or adjacent
to the tract.
[5]
When ditches, streams, brooks or watercourses are to be altered,
improved or relocated, the method of stabilizing slopes and measures
to control erosion and siltation during construction, as well as typical
ditch sections and profiles, shall be shown on the plan or accompany
it.
(c)
The total acreage in the drainage basin of any watercourse running
through or adjacent to a tract in the area upstream of the subdivision.
(d)
The total acreage in the drainage basin to the nearest downstream
drainage structure and the acreage in that portion of the tract which
drains to the structure.
(e)
The location and extent of all existing or proposed drainage
and conservation easements and flood hazard area lines.
(f)
The location, extent and water level elevation of all existing
or proposed lakes or ponds within or adjacent to the tract.
(g)
Plans and computations for any storm drainage systems, including
the following:
[1]
All existing or proposed storm sewer lines within or adjacent
to the tract, showing size, profile and slope of the lines, direction
of flow and the location of each catch basin, inlet, manhole, culvert
and headwall.
[2]
The location and extent of any proposed dry wells, groundwater
recharge basins, retention basins, detention basins, flood-control
devices, sedimentation basins and other water conservation devices.
(6)
All proposed streets, including street profiles showing width-of-roadway
location and location of sidewalks and location and size of utility
lines, storm drains, drainage structures, bicycle paths, curbs and
interior walkways, according to the standards and specifications of
all Township ordinances and applicable regulations.
(7)
The names, locations, right-of-way widths and purpose(s) of existing
and proposed easements and other rights-of-way and the location and
description of all monuments.
(8)
The size, shape, location, dimensions and setbacks of buildings and
the distance of buildings on the site from surrounding properties;
an indication of all structures and uses as existing and to be removed
and structures of potential historical significance; the location
and height of fences, retaining walls and railings; and the location,
height, size and design of exterior lights and advertising features,
including the area and direction of illumination of exterior lights
and their power and time of illumination.
(9)
Sanitary sewer and water facilities and connections. If private utilities
are proposed, they shall fully comply with all Township, county and
state regulations. If service, will be provided by an existing utility
company, a letter from that company shall be submitted stating that
service will be available before occupancy of the approved structures.
(10)
The location of electric, telephone, gas and other utilities.
(11)
Screening and landscaping plan, including location, height and
types of plantings and screening, conforming with applicable Township
ordinances.
(12)
Zoning districts, and, if the property lies in more than one
zoning district, the plat shall indicate the zoning district lines.
(13)
When on-lot water and/or on-lot sewage disposal is proposed, the plat shall be accompanied by the results of a percolation test(s) made in accordance with the requirements set forth in Article II, § 460-7A(10). Upon submission of all percolation data to the Land Use Planning Board, the Board may authorize the Township Engineer to conduct comprehensive tests to verify the percolation tests performed by the applicant's engineer. The applicant shall pay the actual costs of such verification tests by the Township Engineer as set forth in Article VI, § 460-58.
(14)
The location, layout and dimensions of parking and loading areas
to be paved; all parking spaces; driveways and access points to public
streets; and a typical pavement section.
(15)
Plans for on-site storage and disposition of solid waste.
(16)
Revegetation plans. See § 460-15A(13).
(17)
Such other information or data as may be required by the Land
Use Planning Board in order to determine that the details of the site
plan are in accord with the standards of applicable ordinances and
that the building or use will not be detrimental to the public interest.
[1]
Editor's Note: This ordinance also revised the title of this
section from "Contents of preliminary plat" to "Contents of preliminary
site plan."
B.
The Land Use Planning Board may waive any of the details required
by this section if it determines that the site plan conforms to the
standards of good planning, will have no deleterious effect on neighboring
properties and provides adequate data to assure protection of the
health, safety and welfare of the residents of the Township.
[Amended 12-10-2001 by Ord. No. 2001-12]
C.
The preliminary site plan shall be certified as to the accuracy of
engineering details by an engineer licensed in New Jersey, bearing
his signature, seal, license and address, and, as to architectural
design, if done by an architect, by such architect licensed in New
Jersey, bearing his signature, seal, license and address.
[Amended 2-28-2011 by Ord. No. 2011-5]
The key map shall show the entire project and its relation to
the surrounding areas, roads and watercourses.
[Amended 5-25-1982 by Ord. No. 1982-6; 7-30-1985 by Ord. No.
1985-08; 12-10-2001 by Ord. No. 2001-12; 2-28-2011 by Ord. No.
2011-5; 5-31-2022 by Ord. No. 2022-8]
Upon receipt of an application for site plan approval, together with the required supporting documents, and payment of the prescribed fee, the Planning Administrator shall review the submission for completeness and shall render a decision regarding the application's completeness within 45 days of the date of the submission of the application, issuing a written letter to the applicant indicating either the application is complete or incomplete. Letters indicating the application is complete may provide the day and time when the application will be scheduled for a public hearing before the Land Use Planning Board, or may indicate a follow-up letter will be sent providing the date and time when the application will be scheduled for a public hearing before the Land Use Planning Board. Letters indicating the application is incomplete shall specify deficiencies from the checklist applicable to the type of application submitted. The Planning Administrator shall determine whether checklist items identified by the applicant as "not applicable" are inapplicable to the application, basing his/her decision on the merits of the written explanation submitted by the applicant and the nature and circumstances of the application. The reason(s) for the Planning Administrator denying an applicant's request for a checklist item to be "not applicable" shall be set forth in writing in the incomplete letter issued to the applicant. All appeals of the Planning Administrator's decision regarding the applicability of the checklist items shall be made to the Land Use Planning Board. Once an application is deemed complete, the Secretary shall submit one copy of the application and supporting documentation each to the Land Use Planning Board Engineer, Planner and Attorney for their review and preparation of their reports commenting on the proposal of the application and the application's conformity with the zoning and design standards of all applicable ordinances of the Code of Eastampton Township. Once an application has been scheduled for a Land Use Planning Board hearing, the Secretary shall distribute one copy each of the application and its supporting documents and of the reports prepared by the Land Use Planning Board Engineer, Planner and Attorney. The Engineer shall also advise as to the likelihood of off-tract improvements being required and, if such shall be the case, shall advise the Township Council, which shall then act pursuant to Article VI, § 460-50.
[Amended 3-25-1980 by Ord. No. 1980-3; 5-25-1982 by Ord. No.
1982-6; 12-10-2001 by Ord. No. 2001-12]
A.
If it is determined that the application is complete:
(1)
If the application is for approval of a site plan of 10 acres of
land or less and 10 dwelling units or less, the Land Use Planning
Board shall grant or deny preliminary approval within 45 days of the
date of submission of the complete application, or within such further
time as may be consented to in writing by the applicant.
(2)
If the application is for approval of a site plan of more than 10
acres of land and more than 10 dwelling units, the Land Use Planning
Board shall grant or deny preliminary approval within 95 days of the
date of submission of the complete application, or within such further
time as may be consented to in writing by the applicant.
B.
Failure of the Land Use Planning Board to act within the period prescribed
shall constitute site plan preliminary approval.
C.
Whenever the Land Use Planning Board shall grant approval subject
to conditions, a notation shall be made on the plat indicating that
"the approval of this site plan is subject to conditions as set forth
in the minutes of the Land Use Planning Board."
D.
The applicant shall not proceed with installation of the required
improvements until a performance guaranty is posted therefor, and
no building permits shall be issued unless the required improvements
have been completed and accepted or a performance guaranty posted
therefor.
A.
The Land Use Planning Board shall grant final approval if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by § 460-44 of this article and the conditions of preliminary approval.
[Amended 12-10-2001 by Ord. No. 2001-12]
B.
Time limits; conditions.
[Amended 12-10-2001 by Ord. No. 2001-12]
(1)
Final approval shall be granted or denied within 45 days after submission
of a complete application to the Secretary, or within such further
time as may be consented to in writing by the applicant. Failure of
the Land Use Planning Board to act within the period prescribed shall
constitute final approval, and a certificate of the Secretary as to
the failure of the Land Use Planning Board to act shall be issued
on request of the applicant. Such certificate shall be sufficient
in lieu of the written endorsement or other evidence of approval herein
required.
(2)
Whenever review or approval of the application by the County Planning
Board is required by N.J.S.A. 40:27-6.6, the Township Land Use Planning
Board shall condition any approval that it grants upon the timely
receipt of a favorable report on the application by the County Planning
Board or upon approval by the County Planning Board by its failure
to report thereon within the required time period.
(3)
Whenever the Land Use Planning Board shall grant approval subject
to conditions, a notation shall be made on the plat indicating that
"the approval of the site plan is subject to conditions as set forth
in the minutes of the Land Use Planning Board."
D.
The applicant shall file a copy of the approved final site plan in
the office of the Tax Assessor and in the office of the Construction
Official.
[Added 10-29-1979 by Ord. No. 1979-9]
[Amended 2-28-2011 by Ord. No. 2011-5]
The final plat, titled as such, shall be submitted in the form
of nine black-on-white paper prints on sheets of uniform size of one
of four standard sizes, namely, 30 inches by 42 inches, 24 inches
by 36 inches, 15 inches by 21 inches or 8 1/2 inches by 13 inches,
provided that, when more than one sheet is required, an index sheet
of the same dimensions shall be filed showing the entire site plan
on the one sheet, and each separate sheet shall show references to
the adjoining sheets, at a scale of not less than one inch equals
200 feet. The final plat shall show the same information required
for preliminary approval, in addition to the following:
A.
Plans and profiles of all storm and sanitary sewers and water mains,
as approved by the Township Engineer.
B.
Cross section, profiles and grades of all streets, as approved by
the Township Engineer.
C.
Any changes between the information set forth in the preliminary
plat and that which has actually been effected.
[Amended 11-26-1996 by Ord. No. 1996-09; 12-10-2001 by Ord. No.
2001-12]
A.
The zoning requirements applicable to the preliminary approval first granted, and all other rights conferred upon the applicant pursuant to § 460-42 of this article, whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval. If the applicant has followed the standards prescribed for final approval, the Land Use Planning Board may extend such period of protection for extensions of one year, but not to exceed three extensions. Notwithstanding any other provisions of this chapter, the granting of final approval terminates the time period of preliminary approval pursuant to § 460-42 of this article.
B.
In the case of a site plan for 150 acres or more, the Land Use Planning Board may grant the rights referred to in Subsection A above for such period of time longer than two years as shall be determined by the Land Use Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the Land Use Planning Board may thereafter grant an extension of final approval for such additional period of time as shall be determined by the Land Use Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions and the comprehensiveness of the development.
C.
Whenever the Land Use Planning Board grants an extension of final approval pursuant to Subsection A or B of this section and final approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The applicant may apply for the extension either before or after what would otherwise be the expiration date.
D.
The Land Use Planning Board shall grant an extension of final approval
for a period determined by the Board, but not exceeding one year from
what would otherwise be the expiration date, if the applicant proves
to the reasonable satisfaction of the Board that the applicant was
barred or prevented, directly or indirectly, from proceeding with
the development because of delays in obtaining legally required approvals
from other governmental entities and that the applicant applied promptly
for and diligently pursued these approvals. An applicant shall apply
for this extension before what would otherwise be the expiration date
of final approval, or the 91st day after the applicant receives the
last legally required approval from other governmental entities, whichever
occurs later. An extension granted pursuant to this subsection shall
not preclude the Land Use Planning Board from granting an extension
pursuant to this section.
[Amended 12-10-2001 by Ord. No. 2001-12]
Before granting preliminary approval of an application for a site plan, the Land Use Planning Board shall require the applicant to deposit with the Township the inspection fees provided in Article VI, § 460-58, to compensate the Township Engineer for performing an inspection of the sidewalk, curb, street and storm drainage improvements and other appropriate improvements. After approval and after the applicant has initiated construction thereof, the Township Engineer shall make the inspections and submit written reports with respect to the results of such inspections to both the Secretary of the Land Use Planning Board and the applicant. Additionally, the Township Engineer shall advise the Secretary and the applicant of his inspection fees. Thereafter, the inspection fee shall be paid from the deposit. If the applicant should decide to permanently discontinue work on the site plan in question before its completion, he may make written application to the Land Use Planning Board for the refund of the unencumbered portion of the deposit. Submission of this application shall constitute a waiver of all rights which may have accrued to him with respect to the site plan covered by that application.
[Added 11-28-1977 by Ord. No. 1977-16; amended 6-12-2000 by Ord. No.
2000-05]
A.
Purpose. The purpose of site plan review is to determine whether
the proposed use, building, structure, addition or renovation to any
building, structure or use will conform to the Revised Statutes of
the State of New Jersey and the regulations of the Township. Site
plan review shall promote the development of an aesthetically acceptable
and well-ordered community serving the interest of the public health,
safety and general welfare of the Township.
B.
Approval requirement. Site plan approval shall be required for the
initial construction, excavation, grading or clearing of land for
any commercial or office use or multifamily dwelling in the Township,
or any expansion therefor, or an interior renovation designed to increase
the intensity of use by increasing the number of occupants or to increase
the number or change the type of uses in such building. No construction
permit shall be issued for any building or use for reduction, enlargement
or renovation which would result in a use of the aforementioned type
of any such building unless a site plan is first submitted and approved
by the Land Use Planning Board of the Township. No certificate of
occupancy shall issue unless all construction and development conform
to the plans as approved by the Land Use Planning Board. No site plan
review shall be necessary for the construction of a single-family
dwelling in a residential zone, or the accessory uses connected therewith,
or of an agriculture accessory building on a farm of at least five
acres which is situated at least 50 feet away from the closest public
roadway.
[Amended 12-10-2001 by Ord. No. 2001-12]
C.
New or change in use. With the exception of single-family or multifamily
dwelling units, any change of use, establishment of a new or additional
use within the same property or establishment of a use after the prior
use has been terminated within the Township will void the previously
issued certificate of occupancy and require the issuance of a new
certificate of occupancy. A new site plan review, or waiver therefrom,
is required, which site plan review or waiver will assure that the
existing facilities are adequate to handle any increased demands upon
the site imposed by the change of use or new use.
D.
Waiver. Any applicant may request a waiver from site plan review
from the Land Use Planning Board, as required under the terms of this
section, provided that applicant's site plan involves an existing
building which includes:
[Amended 12-10-2001 by Ord. No. 2001-12]
E.
Request for waiver. A request for waiver of site plan review shall
be made by completion of an appropriate form provided by the administrative
officer, payment of the requisite fee and photograph of the property.
In the event that a waiver is not granted, the applicant's fee will
be applied to the site plan application. The applicant will then be
required to go forward with the requisite site plan application. The
balance of the fee and all escrows will be required in the event that
site plan review is not waived.
