In reviewing any site plan, the Board shall consider the following
criteria, standards and objectives:
A.
Compliance with all zoning ordinances and the objectives of the Master
Plan of the Township of Fredon.
B.
That adequate provision has been made in the proposed plan for:
(1)
Environmental elements. Environmental elements relating to soil erosion,
preservation of trees, protection of watercourses and resources, noise,
topography, soil, and animal life shall be reviewed, and the design
of the plan shall minimize any adverse impact on these elements.
(2)
Buffer zones. Buffering shall be located around the perimeter of
the site to minimize headlights of vehicles, noise, light from structures,
the movement of people and vehicles, and to shield activities from
adjacent properties when necessary. Buffering may consist of fencing,
evergreens, shrubs, bushes, deciduous trees or combinations thereof
to achieve the stated objectives.
(3)
Stormwater control systems. Site plans which meet the definition of "major development" as defined in Chapter 457, Stormwater Control, shall submit a site development stormwater plan meeting all standards set forth in the Residential Site Improvement Standards (RSIS) and/or the requirements of Chapter 457, Stormwater Control, as applicable.
(4)
Storm drains and waste disposal. Storm drainage, sanitary waste disposal,
water supply, and solid waste disposal shall be reviewed and considered.
Particular emphasis shall be given to the adequacy of existing systems
and the need for improvements, both on-site and off-site, to adequately
carry runoff and sewage, and to maintain an adequate supply of water
at sufficient pressure.
(5)
Landscaping. Landscaping shall be provided as part of the overall
site plan design and integrated into building arrangements, topography,
parking, and buffering requirements. Landscaping shall include trees,
bushes, shrubs, ground cover, perennials, annuals, plants, sculpture,
art, and the use of building and paving materials in an imaginative
manner.
(7)
Buildings and parking areas. The design and layout of buildings and
parking areas shall be reviewed so as to provide an aesthetically
pleasing design and efficient arrangement. Particular attention shall
be given to safety and fire protection, impact on surrounding development,
and contiguous and adjacent buildings and lands.
(8)
Traffic. Pedestrian and vehicular traffic movement within and adjacent
to the site, with particular emphasis on the provision site between
buildings and between buildings and vehicles. The Land Use Board shall
ensure that all parking spaces are usable and are safely and conveniently
arranged. Access to the site from adjacent roads shall be designed
so as to interfere as little as possible with traffic flow on these
roads and to permit vehicles a rapid and safe ingress and egress to
the site.
(9)
Lighting. Adequate lighting shall be provided in accordance with § 424-30 of this chapter to ensure safe movement of persons and vehicles and for security purposes. Lighting standards shall be a type approved by the Land Use Board. Directional lights shall be arranged so as to minimize glare and reflection and ambient light on adjacent properties.
(10)
Signs. Signs shall be designed so as to be aesthetically pleasing,
harmonious with other signs on the site, and located so as to achieve
their purpose without constituting hazards to vehicles and pedestrians.
(11)
Solid waste disposal. Solid waste disposal shall be adequate
to insure freedom from vermin and rodent infestation. All disposal
systems shall meet Township specifications as to installation and
construction.
(12)
Such other information as the Land Use Board shall deem necessary
in order for it to make a determination, pursuant to statutes and
ordinances.
C.
The Land Use Board shall find the following facts and conclusions before approving any planned development established under Chapter 550, Zoning:
(1)
That departures by the proposed development from zoning regulations
otherwise applicable to the subject property conform to the zoning
ordinance standards pursuant to the Municipal Land Use Law of New
Jersey.
(2)
That the proposals for maintenance and conservation of the common
open space are reliable, and that the amount, location and purpose
of the common open space are adequate.
(3)
That provisions through the physical design of the proposed development
for public services, control over vehicular and pedestrian traffic,
and the amenities of light and air, recreation and visual enjoyment
are adequate.
(4)
That the proposed planned development will not have an unreasonably
adverse impact upon the area in which it is proposed to be established.
(5)
In the case of a proposed development which contemplates construction
over a period of years, that the terms and conditions intended to
protect the interests of the public and of the residents, occupants
and owners of the proposed development in the total completion of
the development are adequate.
