Borough of Lincoln Park, NJ Article IX Plat Design Standards for Major Site Plans

§ 17-9.1 Preliminary site plat.

Preliminary site plat shall include the same data as required for a final plat in preliminary form but with sufficient detail to indicate the following:

A. Compliance with all zoning requirements.

B. Availability of existing utilities.

C. Spot elevations on building site.

D. Building compliance with flood regulations and stormwater control standards as set forth in § 17-9.2U.

E. Vehicular and pedestrian ingress and egress and circulation within the site.

F. Preliminary architectural plans and elevations.

G. Preliminary lighting and landscaping plans.

H. Facilities for the collection or storage of recyclable materials in multifamily housing development.[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

§ 17-9.2 Final site plat.

All site plans shall comply with the requirements hereinafter set forth and shall contain the following information and data:

A. Such site plan shall be an accurate and true plot plan drawn to scale of one inch equals 50 feet on a sheet 24 inches by 36 inches as measured from the cutting edges. If one sheet is not of sufficient size to contain the entire territory, the map may be divided into sections to be shown on separate sheets of equal sizes with reference on each sheet to the adjoining sheets. Said plan shall be clearly and legibly drawn and presented either as an original drawing in black ink or translucent tracing cloth or its equivalent of good quality with signatures in ink or as an equivalent reproduction on translucent cloth or its equivalent and shall be accompanied by a cloth print duplicate thereof.[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

B. 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.

C. The names of all owners of record of all property within 200 feet and the block and parcel number of the property.

D. Existing school zoning and any special district boundaries. Such features shall be shown on a separate map or as a key map on the detail map itself.

E. Boundaries of the property, building or setback lines of existing streets, lots, reservations, easements and areas dedicated to public use.

F. A copy of any covenants or deed restrictions that are intended to cover all or any part of the tract.

G. The site plan shall show the principal structure or building use proposed, the front, rear and all side elevations, together with an artist's rendering of such building, including the type and samples of exterior finishing materials. The site plan shall also show the proposed height of such building, the location of specific parking spaces, the flow of circulation and driveway, the proposed and existing grades, the proposed sewer connections, proposed screening and landscaping and such other information as may be required by the municipal agency.

H. Location of existing buildings which shall remain and all other structures such as wells, fences, culverts, bridges, roadways, etc., with spot elevations of such structures.

I. Location of all storm drainage structures and utility lines, whether publicly or privately owned, with pipe sizes, grades and direction of flow, and if any existing utility lines are underground an estimated location of said already underground utility lines shall be shown.

J. Existing contours with intervals of one foot where slopes are more than 3% but less than 15% and five feet where 15% or more, referred to a datum 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.

K. Location of existing rock outcrops, high points, watercourses, depressions, ponds, marshes, wooded areas, single trees not in wooded areas with a diameter of eight 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.

L. Title of development, North point, scale, and name and address of record owner, engineer, architect or surveyor preparing the site plan.

M. The site plan shall be prepared by a licensed engineer or licensed architect of the State of New Jersey 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 shall be accompanied by such other exhibits of architectural or engineering or planning nature submitted by the developer or as may be required by the municipal agency, pursuant to the Borough of Lincoln Park ordinances.

N. All proposed easements and public and community areas. All proposed streets with:

(1) Profiles indicating grading; and

(2) Cross section showing width of roadway location and width of sidewalk and location and size of utility lines according to the standards and specifications of all Borough of Lincoln Park ordinances.

O. The proposed use or uses of land and buildings and proposed locations of buildings, including proposed grades. Such features should be indicated on a separate drawing where deemed desirable by the Borough Engineer.

P. All means of vehicular access and egress to and from the site into public streets, showing size and location of driveways and curb cuts.

Q. The location and design of any off-street parking areas or loading areas, showing size and location of bays, aisles and barriers.

R. The location of all proposed waterlines, valves and hydrants and all sewer lines or alternative means of water supply or sewage disposal and treatment in conformance with the applicable standards in the Borough of Lincoln Park ordinances. The approval of the Borough Engineer for any sewage disposal system shall be submitted with all site plan applications and such approval shall be a condition precedent to approval of any site plan under this chapter.

S. The proposed location, direction of illumination, power and time of proposed outdoor lighting in conformance with the applicable standards of the Borough of Lincoln Park.

T. Landscaping shall be provided as part of the overall site plan design and shall be integrated into the building arrangement, included existing and new trees, bushes, shrubbery, ground area cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative manner, subject to review and approval of the Shade Tree Committee.

U. A stormwater control plan shall be prepared to include sufficient information to effectuate the intent and standards of § 17-8.9 of this chapter.

V. Such other information or data as may be required by the municipal agency in order to determine that the details of the site plan are in accordance with the standards of Chapter 28, Zoning, of the Code of the Borough of Lincoln Park and all other ordinances of the Borough of Lincoln Park and further that the building or use will not offend the public interest.

W. Facilities for the collection or storage of recyclable materials in multifamily housing development.

(1) As used in this subsection, the following terms shall have the meanings indicated:

MULTIFAMILY HOUSING DEVELOPMENT

Any building or structure or complex of buildings in which three or more dwelling units are owner-occupied or rented or leased, or offered for rent or lease, for residential purposes (see N.J.S.A. 13:1E-99.13a) and shall include hotels, motels, or other guest houses serving transient or seasonal guests as those terms are defined under Subsection (j) of Section 3 of the Hotel and Multiple Dwelling Law, P.L. 1967, c. 76 (N.J.S.A. 55:13A-1 et seq.).

RECYCLING AREA

Space allocated for collection and storage of source-separated recyclable materials.

(2) Any application to the Borough of Lincoln Park Planning Board for subdivision or site plan approval for the construction of multifamily dwellings of three or more units, single-family developments of 50 or more units or any commercial, institutional or industrial development for the utilization of 1,000 square feet or more of land shall submit a recycling plan that must contain, at a minimum, the following:

(a) A detailed analysis of the expected composition and amounts of solid waste and recyclables generated at the proposed development; and

(b) Locations documented on the applicant's site plan that provide for convenient recycling opportunities for all owners, tenants and occupants. The recycling area shall be of sufficient size, convenient location and contain other attributes (signage, lighting, fencing, etc.) as may be determined by the Municipal Recycling Coordinator.

(3) Prior to the issuance of a certificate of occupancy by the Borough of Lincoln Park, the owner of any new multifamily housing or commercial, institutional, or industrial development must supply a copy of a duly executed contract with a hauling company for the purposes of collection and recycling of source-separated recyclable materials. The applicant shall make provisions for the indoor, or enclosed outdoor, storage and pickup of solid waste. Said provisions shall be approved by the Borough of Lincoln Park Engineer.

(4) The site plan for any new multifamily housing development shall include an indoor or outdoor recycling area for the collection and storage of residentially generated recyclable materials. The dimensions of the recycling area shall be sufficient to accommodate recycling bins or containers which are of adequate size and number and which are consistent with anticipated usage and with current methods of collection. The dimensions of the recycling area and the bins or containers shall be determined in consultation with the Municipal Recycling Coordinator and shall be consistent with Chapter 395, Solid Waste, Article II, Recycling, of the Borough Code.

(5) The recycling area shall be conveniently located for the residential disposition of source-separated recyclable materials, preferably near, but clearly separated from, a refuse dumpster.

(6) The recycling area shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling area and the bins or containers placed therein against theft of recyclable materials, bins or containers.

(7) The recycling area or the bins or containers placed therein shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard and which are located in an outdoor recycling area shall be equipped with a lid or otherwise covered so as to keep the paper or cardboard dry.

(8) Signs clearly identifying the recycling area and the materials accepted therein shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.

(9) Landscaping and/or fencing shall be provided around any outdoor recycling area and shall be developed in an aesthetically pleasing manner.

§ 17-9.3 Review standards.

A. The municipal agency, before approval, shall determine that the proposed site plan will compare favorably with community standards, other neighborhood improvements and the properly intended and planned appearance throughout any street or neighborhood. In making such determination, the municipal agency shall consider:

(1) Proposed structure. The proposed structure shall be harmoniously related to the terrain and to existing buildings and thoroughfares in the vicinity that have a visual relationship to the proposed building. The achievement of such relationship shall include consideration of the following:

(a) The height, bulk and area of buildings.

(b) The architectural design.

(c) The type, color and quality of exterior materials.

(2) Preservation of landscape. The landscape shall be preserved in its natural state, insofar as is practical, by minimizing tree and soil removal. If the development of the site necessitates removal of established trees, special attention shall be given to the planting of replacement trees. Any grade changes shall be in keeping with the general appearance of the neighboring developed areas. The applicant shall submit proof of compliance with Article XII, Soil Erosion and Sediment Control, of this chapter in connection with grade changes and tree removal. However, no grading or tree removal shall take place until such time as the site plan is approved by the municipal agency.

(3) Landscaping. Adequate provisions for landscaping and screening shall be provided as part of the overall site plan design and shall be integrated into the building arrangement, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubbery, ground area cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative manner.

(4) The setback distances from all property lines.

(5) The size, location, construction and screening of automobile parking areas, general service areas, and recreation areas.

(6) The adequacy of all utilities, including water, sewerage, gas, electric, telephone, and television, which shall be installed underground.

(7) The size, location, design, color, texture, lighting and material of all permanent signs and advertising fixtures shall not detract from the design of the proposed buildings, structures, roads and the surrounding properties.

(8) The lighting of buildings and grounds.

(9) All parking and traffic problems that will develop as a result of construction pursuant to the plan.

(10) Adequate provision made for the drainage of the site by means of subsurface pipes and drainage structures.

(11) The adequacy of fire protection and lighting facilities.

(12) All provisions of Chapter 28, Zoning, of the Code of the Borough of Lincoln Park not mentioned specifically above and the relationship of the proposed project to the health, safety and general welfare of the community, specifically its relationship to the Master Plan of the Borough as it is developed.[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

B. The final plat shall include all data required on the preliminary site plan drawn to incorporate all changes required as a condition of preliminary approval.