In addition to the information required for a zoning permit, materials to be submitted with each application for site plan review shall clearly show the conditions on and adjacent to the site at the time of the application, the features of the site which are being incorporated into the proposed use or building and the appearance and function of the proposed use or building. Site plans shall be signed and sealed by either a New Jersey licensed professional engineer or registered architect. It shall be drawn in black-on-white at a scale not less than one inch equals 50 feet. As a minimum, the application shall provide the following information, including plans for both before and after conditions. The following list will be provided to the applicant as a checklist and all of the documents, materials, and signatures must be provided, except those items waived by the Board either of its own volition or after petition by the applicant. Such waivers shall be provided before the application can be deemed complete.[1]
[1]
Editor's Note: The checklist is included as an attachment to this chapter.
Any applicant for site plan review and approval within the jurisdiction of the Planning Board shall obtain all necessary forms from the Land Use Secretary. Said Secretary shall inform the applicant of the steps to be taken in securing Planning Board action and the Board's regular meeting dates. The applicant shall be given the checklist of requirements above.
A. 
All site plans, as defined by this chapter, are subject to the review and approval requirements specified herein.
B. 
Any site plan seeking a variance as part of its plan is required to give proper notice pursuant to Borough Code §§ 85-17 and 85-18. Any site plan deemed to be a major site plan shall also make such notice.
C. 
The Planning Board shall determine on the advice of the Board Engineer and the Land Use Secretary that the application is complete and properly submitted and therefore subject to review or that the application is incomplete, in which case the developer shall be advised within 45 days of his initial submission as to the additional material required. If the application is complete, it shall be so certified by the Land Use Secretary as of the day that it met all requirements specified in this chapter for the purposes of the commencement of the time period for action.
D. 
An amended or revised application shall be submitted in the same manner as the original application.
E. 
At the request of the developer, the Planning Board shall grant an informal review of a concept plan for development for which the developer intends to submit a formal application for review. No fees shall be required for such an informal review. The developer shall not be bound by any concept plan for which review is requested and the Planning Board shall not be bound by any such review. The Board at its discretion may appoint a committee to handle such reviews.
F. 
An applicant for site plan review may make a sketch submission for classification purposes. If a sketch submission results in classification as a major site plan, the application shall not be deemed complete until all preliminary application requirements have been met. Notwithstanding this procedure for sketch submission, nothing shall prohibit an applicant from initially submitting an application to the Planning Board for preliminary major site plan approval.
G. 
Whenever review or approval of the application by the County Planning Board is required pursuant to N.J.S.A. 40:27-6.6, the Planning Board shall condition any approval that it grants on the timely receipt of a favorable report on the application by the County Planning Board or approval by said Board by its failure to report therein within the required time period.
H. 
In reviewing any site plan application, the Planning Board shall be guided by any pertinent comprehensive plan recommendations, policies and proposals, any specific standards relating to particular uses contained in this chapter and the following general site design standards:
(1) 
Every effort shall be made to either preserve the landscape in its natural state or to improve existing site conditions in keeping with adjacent areas.
(2) 
Wherever possible, excessive cut or fill should be avoided, floodplains respected and, where necessary, incorporation in the design of erosion control measures, including terracing, stilling ponds, surface water retention basins, grassed slopes, grassed swales, etc.
(3) 
In the orientation and siting of buildings, the unique characteristics of the site shall be taken into account, with consideration given to relating buildings and accessory uses to the topography of the site; creating desirable focal points; preserving a natural view; providing desirable space enclosures; and respecting the established character of the surrounding neighborhood.
(4) 
The site plans shall provide for the development of the project as a unified whole with design features that will tie principal, accessory and other site structures together and relate site features successfully and harmoniously to similar elements in surrounding buildings or structures. In criticizing these aspects of the site plan, the Board shall consider the massing of architectural elements, the nature and positioning of windows, doors and other building features, advertising structures and elements, building height, paving materials, landscape materials and pedestrian and vehicle accommodations and furnishings. In the case of auto parking areas, truck loading areas, utility buildings and structures and similar accessory areas and structures, special consideration shall be given to the use of screen planting or other screening methods, where said features or structures are incongruous with the existing or contemplated character of adjacent areas.
[Amended 7-5-2017 by Ord. No. 2017-5]