A.
The purpose of this article is to provide guidelines, rules, regulations and standards for site plan review in the Borough of South Plainfield in order to promote its public health, safety, convenience and general welfare. It shall be administered by the Planning Board (except as set forth in § 515-12 of this chapter) to ensure the orderly growth and development, the conservation, protection and proper use of land and adequate provisions for circulation, utilities and services.
B.
The rules, regulations and standards set forth shall be considered
to be the minimum requirements for the protection of the public health,
safety and welfare of the citizens of the Borough.
No building permit shall be issued for any of the following uses unless a final site plan shall have first been approved by the Planning Board or by the Board of Adjustment in conjunction with the processing of a use variance as set forth in § 515-24A(4) in accordance with the terms of this chapter and the Municipal Land Use Law:
A.
Any residential cluster, planned unit residential or garden apartment
development or any other multifamily use of three or more units.
B.
Any commercial, office or industrial building, use or change of use.
C.
Churches, hospitals, private schools, colleges, clubs and places
of public assembly.
D.
Conditional uses.
E.
Alterations or additions to any of the above-mentioned uses.
A.
Application; documentation; completion of application.
(1)
Six black-on-white prints of the preliminary site plan and three sets of preliminary architectural plans and elevations, together with three completed application forms for preliminary site plan approval and the fees as required in Article X of this chapter, shall be submitted to the administrative officer.
(2)
The preliminary site plan and documentation shall contain all of the information required under § 515-64 of this article but may be presented in tentative form for discussion purposes only, in which event it need not be signed and sealed by an engineer or surveyor licensed by the State of New Jersey. The general design standards and criteria as set forth in § 515-67 of this article shall be observed. Said submission shall be of sufficient detail so that the municipal agency may make an informed decision upon the development application.
(3)
After a determination that a complete application has been submitted,
the administrative officer shall forward copies of the preliminary
site plan to the Planning Board, Borough Engineer, Health Officer,
and such other municipal, county, or state officials or agencies as
may be necessary for their review and recommendations to the municipal
agency. The applicant shall forward two copies of the site plan and
one copy of the application form to the Middlesex County Planning
Board.
B.
Action by the municipal agency.
(1)
The municipal agency shall act on the preliminary site plan within the time prescribed in § 515-42 of this chapter.
(2)
If the municipal agency acts favorably on a preliminary site plan,
with or without conditions, a notation to that effect shall be made
on the plan, and it shall be returned to the developer for compliance
with the final approval requirements. A written decision as to the
application shall be made and sent to the developer or his attorney
in accordance with the Municipal Land Use Law.
(3)
If the municipal agency disapproves a preliminary site plan, a written
decision as to the application shall be made and sent to the developer
or his attorney in accordance with the Municipal Land Use Law.
Six black-on-white prints of the final site plan, drawn to the specifications pursuant to § 515-64 of this article, together with all necessary documentation, three completed forms for final site plan approval, the fees as required in Article X of this chapter, and a performance guarantee, if required, in the amount sufficient to ensure the completion of the improvements required under § 515-49 of this chapter shall be submitted to the administrative officer.
A.
Action by the municipal agency. After determination that a complete application has been submitted, the municipal agency shall act on the final site plan within the time prescribed in § 515-42 of this chapter. Prior to an action being taken, however, a certification shall be received by the municipal agency stating that the Borough Engineer and Attorney have approved the performance guarantee, if required, as to form and amount to assure completion of all required improvements.
B.
Rights conferred by final site plan approval. The following rights
shall be conferred upon the developer for a period of two years after
the date of final site plan approval:
(1)
The zoning requirements applicable to the preliminary site plan approval first granted and all other rights conferred upon the developer pursuant to § 515-62C, whether conditionally or otherwise, shall not be changed. If the developer has followed the standards prescribed for final site plan approval, the municipal agency may extend such period of protection for extensions of one year but not to exceed three extensions. Notwithstanding any other provisions of this chapter or the Municipal Land Use Law, the granting of final site plan approval terminates the time period of preliminary site plan approval pursuant to § 515-62C of this chapter for the section granted final site plan approval.
(2)
In the case of a site plan for a planned unit development or planned
unit residential development or residential cluster of 50 acres or
more or conventional site plan for 150 acres or more, the Planning
Board may grant the rights referred to in this section for such period
of time longer than two years as 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 developer may apply for thereafter, and the
Planning Board may thereafter grant, an extension of final approval
for such additional period of time as shall be determined by the 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.
The site plan shall show or be accompanied by the following
information:
A.
The site plan shall be clearly and legibly drawn, signed and sealed
by an engineer or land surveyor licensed by the State of New Jersey
and shall be at a scale of not less than one inch equals 30 feet.
The drawing size shall not be larger than 24 inches by 36 inches.
B.
Name of development, North arrow, graphic scale, block and lot number,
and block and lot numbers of all property within 200 feet of the boundaries
of the development, name and address of record owner and name and
address of the developer.
C.
All distances in feet and decimals of a foot and all bearings of
boundary lines given to the nearest 10 seconds.
D.
Survey data showing boundaries of the property, building setback
lines and lines of existing streets, easements and areas dedicated
to public use, including existing or proposed grants, restrictions
and rights-of-way covering all or any part of the development.
E.
The distances measured along the right-of-way lines of existing streets
abutting the property to the nearest intersections with other public
streets.
F.
Location of any existing buildings on the site and all other structures,
including walls, fences, culverts, with spot elevations of such buildings
and structures, and adjacent streets. Structures to be removed shall
be indicated by dashed lines; structures to remain shall be indicated
by solid lines.
G.
Location and first floor elevation of all proposed buildings or other
structures; also the elevation of the finished grade at each corner
of all structures.
H.
The location of all existing and proposed storm drainage ditches
and facilities, watercourses and aboveground and below ground utility
lines and appurtenances (whether publicly or privately owned), and
pipe sizes, grades and direction of flow shall be shown on tract,
on site and off tract (for a distance of 200 feet).
I.
Existing and proposed contours, referred to United States Coast and
Geodetic Survey datum with a contour interval of two feet for slopes
of 5% or less and a contour interval of five feet for slopes over
5%. Existing contours are to be indicated by dashed lines, and proposed
contours are to be indicated by solid lines.
J.
The vehicular circulation pattern on tract and the means of ingress
and egress of the development, showing in particular the size and
location of driveways and curb cuts, walkways, the proposed traffic
channels, acceleration and deceleration lanes, if any, and any other
means of controlling vehicular and pedestrian traffic.
K.
The location and design of any on-tract parking areas or loading
areas, showing size and location of spaces, bays, aisles and barriers.
L.
The location, direction of illumination, height, intensity and hours
of operation of the existing or proposed outdoor lighting.
M.
The location, size, type and height of directional, regulatory or
advisory signs or pavement markings.
N.
The location and use of existing structures within 100 feet of the
tract boundaries.
O.
The areas to be landscaped and the type of landscaping and screening
shall be shown.
P.
The location of driveways within 100 feet of the site boundaries.
Q.
The location and type of garbage and refuse disposal facilities.
R.
Evidence of compliance with federal, state or county requirements
which may be applicable.
S.
Soil erosion and sedimentation control plans shall be submitted pursuant to § 515-53G of this chapter.
T.
Preliminary architectural plans and elevations shall accompany the
site plan submission.
U.
Locations and type of fire hydrants and sprinkler connections as
determined by the Fire Department and the Borough Engineer.
V.
Recycling plan. A plan in the form of narrative description and diagrams or maps shall be submitted for every development proposal for the construction of 50 or more units of single-family or two-family housing, any multifamily or townhouse dwelling and any nonresidential development proposal for the utilization of 1,000 square feet or more of land. The plan shall include details as to the storage, collection, disposition and recycling of recyclable materials as require by Article IV, Recycling, of Chapter 389, Solid Waste, of the Borough Code and shall comply with the requirements of § 515-67M.
[Added 3-10-2008 by Ord.
No. 1811; 7-31-2017 by Ord. No. 2081]
A.
As a condition of site plan approval, the municipal agency may require that the developer install certain improvements on site or on tract, consistent with § 515-67 of this chapter, to ensure:
(1)
Adequate vehicular and pedestrian circulation to accommodate prospective
traffic into, out of and within the site.
(2)
Adequate off-street parking and loading areas.
(3)
Adequate water supply, drainage, shade trees, sewerage facilities
and other utilities necessary for essential services to residents
and occupants.
(4)
Adequate landscaping and any screening necessary to protect adjoining
uses.
[Amended 2-20-2018 by Ord. No. 2104]
The preparation of all site plans shall adhere to the following
design criteria and principles:
A.
Traffic circulation. The site plan shall provide a safe and efficient
circulation system for the movement of vehicles and pedestrians off
tract and on tract.
B.
Access driveways.
(1)
All entrance and exit driveways shall be located so as to afford
maximum safety and minimum disruption of traffic on the street.
(2)
The dimensions of entrance and exit driveways and internal roads
shall be adequate to accommodate the volume and character of vehicles
anticipated to be using the site. The required dimensions for driveways
and interior roads shall be as follows:
(3)
Any vertical curve on a driveway shall be flat enough to prevent
the dragging of any vehicle undercarriage.
(4)
Driveway grades shall adhere to the following: 1% minimum to 12%
maximum. A maximum slope of 2% for the first 20 feet from the street
line shall be maintained.
(5)
Curb cuts to a public street not be closer than 100 feet to the street
line of an intersecting street or five feet to an adjacent owner's
property line, as extended.
(6)
The number of permitted driveways provided from a site shall be related
to the type of street and traffic volume thereon and the number and
location of other access points therefrom.
(7)
Driveway pavement shall extend to the paved portion of the street
with which it connects and shall be constructed with a minimum of
four inches' stabilized base course and two inches' FABC surface course,
except for concrete pavement and sidewalk.
(8)
Driveways are to be curbed on both sides.
(9)
Driveway pavement serving a truck loading area shall be constructed
of heavy-duty pavement of a minimum of six inches' stabilized base
course and two inches' FABC surface course, or properly designed reinforced
concrete.
C.
Off-street parking and loading areas.
(1)
The number and size of all parking and loading spaces shall meet the requirements of Chapter 540, Zoning.
(2)
Any off-street loading space shall have a minimum width of 10 feet
and a minimum length of 45 feet.
(3)
Ingress and egress to a parking or loading area shall be paved and
shall include turning areas to assure ease of mobility, ample clearance,
and safety of vehicles and pedestrians.
(4)
Parking areas serving light-duty vehicles shall be constructed with
a minimum of four inches' stabilized base course and two inches' FABC
surface course and sufficiently drained so as to prevent an accumulation
of water on the site.
(5)
A parking or loading area serving heavy-duty vehicles shall be constructed
with a minimum of six inches' stabilized base course and two inches'
FABC surface course and sufficiently drained so as to prevent an accumulation
of water on the site.
(6)
A parking area shall be illuminated if used after sunset, and such
illumination shall provide a minimum of 0.5 lumen per square foot
throughout the area and be shielded from adjoining streets or properties.
(7)
Off-street parking and loading areas shall be designed to prevent
the maneuvering of vehicles into or out of parking or loading spaces
within any portion of any street.
(8)
Parking dimensions shall meet the following standards:
[Amended 12-16-1993 by Ord. No. 1338]
|
Parking Dimension Standards
| ||
|---|---|---|
|
All parking stalls shall be a minimum of 9 feet by 18 feet
| ||
|
Parking Angle
(degrees)
|
Minimum Aisle Width
(feet)
| |
|
45°
|
15
| |
|
60°
|
18 for 1-way; 25 for 2-way
| |
|
75°
|
22
| |
|
90°
|
25 for 2-way traffic
| |
(9)
Parking or loading space stripes shall be four inches wide using
white reflective paint. Hatch lines shall be on an angle of 45°
and shall consist of stripes four inches wide using yellow reflective
paint two feet on center.
(10)
All parking or loading areas are to be curbed.
(11)
No paved area shall be closer to any property line than five
feet; however, if the zoning regulations require a greater distance
from any property line, such regulations shall control.
(12)
Maximum grade permitted in parking areas shall be 4%.
D.
Drainage facilities. All drainage facilities and stormwater detention systems shall meet the standards, specifications and design criteria as set forth in § 515-53F of this chapter and shall be subject to the approval of the Borough Engineer.
E.
Sewage disposal and water supply. The site plan shall provide for
adequate sewage disposal and water supply to meet the requirements
of Borough of South Plainfield sewer and water ordinances and other
applicable regulations. The proposed site shall have no adverse effect
on existing municipal utilities.
G.
Landscaping.
(1)
The site plan shall include a landscape plan indicating the landscaping
to be installed and showing the size and species of trees and shrubs
to be planted. It shall also indicate what protection or devices will
be used to preserve existing trees during construction and the method
of accomplishing grade changes at existing trees.
(2)
Portions of all front, rear and side yards which are not used for
required driveways, sidewalks, parking or loading, accessory buildings
or recreational areas shall be planted with trees, shrubs, plants
and lawns or ground cover in order to ensure the attractiveness of
the premises and the protection of the soil thereon. Existing trees
of four inches in caliper or over and any other significant natural
features shall, if located in the landscape area, be indicated on
said plan.
(3)
Where nonresidential uses or areas abut a residential building, use or area, there shall be provided, on the nonresidential lot or area adjacent to the lot lines of the residential building, use or area, a planting strip not less than six feet wide, consisting of suitable shrubbery, hedges or fencing, or a combination thereof, to shield effectively, year round, undesirable visual exposure and so as to provide a protective screen from incompatible uses and surroundings. However, in cases where Chapter 540, Zoning, provides for a wider planted buffer area, said regulations shall control.
H.
Garbage, refuse and outside storage.
(1)
Provisions shall be made for the indoor or enclosed storage of garbage
and refuse.
(2)
Outside storage, when permitted, shall only be permitted in areas
approved by the municipal agency. Such areas shall, as nearly as may
be practicable, be shielded from public view and protected by adequate
fencing and/or screening.
I.
Retaining walls. Retaining walls shall be designed in accordance
with the State of New Jersey Uniform Construction Code and shall be
constructed to meet the requirements of the Borough Engineer.
J.
Curbs. All curbing shall be solid line concrete or Belgian block.
Curb ramps for the physically handicapped shall be constructed at
all intersections and crosswalks and shall meet the minimum standards
and specifications of the New Jersey Department of Transportation.
K.
All new electric, telephone or cable television lines shall be placed underground pursuant to § 515-49I(11) of this chapter.
L.
Modified site development standards for inclusionary development.
Inclusionary developments shall be subject to all South Plainfield
ordinances. To the extent that such ordinance conflicts with the New
Jersey Residential Site Improvement Standards (New Jersey Administrative
Code, Title 5, Chapter 21), the state standard shall apply.
[Amended 5-14-1998 by Ord. No. 1482]
M.
Recycling facilities and design standards.
[Added 3-10-2008 by Ord.
No. 1811]
(1)
Single-family and two-family dwellings. Each single-family dwelling
unit shall be designed to provide a location containing at least 18
cubic feet of space per unit for the storage of designated recyclable
material. The location shall be clearly marked as such on floor plans
of the dwelling unit.
(2)
Multifamily and townhouse dwellings. Recycling facilities shall be
provided for multifamily and townhouse dwellings in accordance with
the following:
(a)
Each multifamily and townhouse dwelling unit shall be designed
to provide a location containing at least 12 cubic feet of space per
unit for the storage of designated recyclable materials. The location
shall be clearly marked as such on floor plans of the dwelling unit.
(b)
There shall be included in any new multifamily housing development
which requires subdivision or site plan approval one or more indoor
or outdoor recycling areas for the collection and storage of residentially
generated recyclable materials. At minimum, there shall be one recycling
area for each 75 units or portion thereof. The dimensions of the recycling
areas shall be sufficient in size 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 in the
area in which the project is located. Outdoor recycling areas shall
include bins or containers set on a concrete pad. The dimensions of
the recycling areas shall be adequate to accommodate the necessary
bins or containers and shall be consistent with the district recycling
plan and the Borough of South Plainfield Recycling Plan.
(c)
The recycling areas shall be conveniently located for the residential
disposition of source-separated recyclable materials, preferably near,
but clearly separated from, refuse containers.
(d)
Signs clearly identifying the recycling areas and the materials
accepted therein shall be posted adjacent to all points of access
to the recycling areas. Individual bins or containers shall be equipped
with signs indicating the materials to be placed therein.
(e)
Each recycling area shall be enclosed on three sides by a solid
fence, six feet in height, and landscaping shall be provided around
the fence.
(3)
Nonresidential developments. Nonresidential developments shall provide
recycling facilities in accordance with the following:
(a)
All nonresidential developments shall submit a recycling plan
that includes the following information:
[1]
A description of the type of business expected to occupy the
building. If during site plan or subdivision review the business type
is unknown, a recycling plan will be submitted as part of the tenancy
review process prior to issuance of a certificate of occupancy.
[2]
A list of recyclable materials expected to be generated.
[3]
The approximate amount of each recyclable material expected
to be generated, in cubic yards or tons, monthly or annually, and
the size and type of containers that will be used to store them.
[4]
Material separation and handling practices, which shall include
the following:
[a]
A list of areas where material is expected to be
generated.
[b]
A method, in a manner acceptable to the Recycling
Coordinator, of storing material at the point of generation, where
applicable.
[c]
A method of moving material from the generation
area to the storage area, where applicable.
[d]
The location of the designated storage area.
[e]
The size of the storage area. An explanation of
the method used to determine the size of the storage area shall be
provided.
[f]
The method of material removal, including frequency
of pickup and the type of vehicle expected to be used for pickup.
(4)
Storage areas. Storage areas, both indoor and outdoor, shall meet
all fire, building and health codes and requirements of the Borough.
The rules, regulations and standards contained in this article
shall be considered the minimum requirements for the protection of
public health, safety and welfare of the citizens of the Borough.
Any action taken by the municipal agency under the terms of this article
shall give primary consideration to the above-mentioned matters and
to the welfare of the entire community. However, if the developer
or his agent can clearly demonstrate that, because of peculiar conditions
pertaining to his land, the literal enforcement of one or more of
these regulations is impracticable or will exact undue hardship, the
municipal agency may permit such variations or modifications as may
be reasonable and within the general purpose and intent of the rules,
regulations and standards established by this article.
A.
Nothing set forth in this article shall prevent any developer from
submitting preliminary and final site plan applications simultaneously,
provided that all requirements for the submission of each application
separately have been met.
B.
The municipal agency shall then determine if it wishes to process
the applications simultaneously.
The municipal agency may in its review of site plans reserve public areas pursuant to § 515-53A(2) of this chapter.
A.
Site plan exemption. No site plan approval shall be required prior
to issuance of a building permit or change of occupancy permit for
any one of the following:
B.
Small additions and changes.
(1)
No site plan approval shall be required if the following four criteria
exist:[1]
(a)
The proposed addition is less than 10% of the existing gross
floor area or 500 square feet of floor area of the building(s) on
the lot, whichever the lesser, and the new addition does not affect
the functioning of any prior approved site plan.
(b)
No more than three new parking spaces are required for the addition
or an increase of the existing number of spaces, whichever the lesser.
(c)
A change of occupancy and/or a change of use, other than a conditional
use as set forth in Chapter 450, Zoning, provided that the existing
building and new use comply with all of the above and the structure
and lot comply with all of the zoning district regulations, inclusive
of parking, buffer areas and location and size of signs for a change
of use and/or change of occupancy, and a written report from the Construction
Official that adequate landscaping exists or is proposed.[2]
(d)
Any exterior alteration or accessory structure not over 500
square feet excluding ramps and pads.
(2)
Prior to issuance of a building permit for a small addition or change, the Construction Official shall be satisfied that improvements will have no effect upon drainage and the Zoning Officer shall certify that the improvement complies with all Chapter 540, Zoning, standards. No more than one grant of exception shall be given to any site.[3]
(4)
The Construction Official, for a change of occupancy, shall submit
a report to the Planning Board each month of all permits issued.
[Amended 7-31-2017 by Ord. No. 2081]
C.
An application for a building permit not classified as exempt or
a small addition or change shall require site plan application as
set forth herein.
