For the purposes of this article, the definitions as found in
the Municipal Land Use Law shall be adopted by reference; however,
the following terms shall have the following meanings:
AMENDED OR MINOR SITE PLAN
A.
A change in use of a nonresidential site that, although permitted,
intensifies parking requirements not requiring variance relief; or
B.
The erection, replacement, relocation, or reconfiguration of
any fence, retaining wall, curbing, parking striping, trash collection
area or other element of a nonresidential site not requiring a variance;
or
C.
The installation of an emergency power generator on a nonresidential
site not requiring a variance; or
D.
Addition or change of signage not requiring a variance; or
E.
Any other external modification to a developed nonresidential
site that does not involve the expansion of required stormwater management
facilities, the extension of any street or off-tract improvement and
further does not require variance relief.
MAJOR SITE PLAN
The preliminary and/or final plan for any development of
a site or modification to a site that is not classified as an amended
or minor site plan, as defined, and shall further include the conversion
of any existing nonresidential building to dwelling units.
Development of single- and two-family homes shall be exempt
from the requirements of this article. Change of tenancy of a nonresidential
use or a change of permitted nonresidential use within a zone, which
does not require variance relief, intensify parking, include the erection,
replacement, relocation, or reconfiguration of any fence, retaining
wall, curbing, parking striping, trash collection area or other element
of a nonresidential site, addition or change of signage, or any other
external modification to a developed nonresidential site, shall be
exempt from the provisions of this article.
No building or structure shall be erected, altered or expanded
on any lot in any district requiring site plan approval, or any land
put to a nonresidential use, and no building permit or sanitary permit
shall be issued in connection with any use of such lot, except in
accordance with all the regulations of this article and in accordance
with the site plan for such lot reviewed by the Planning Board in
light of the standards set forth in this chapter.
All applications and plans for site plan approval shall first
be filed with the administrative officer for review as to compliance
with all provisions of this chapter, such as yards, building height,
required on-site parking and loading facilities, building coverage,
lot size, common usable open space, lot area per family, arrangement
of buildings on the lot and all other applicable regulations of the
zone district in which the property is situated.
Unless specifically waived by the Planning Board, the information
which is to be submitted for a preliminary site plan is as follows:
A. All applications for site plan approval shall be accompanied by a
site plan prepared, signed and sealed by a licensed professional engineer,
which site plan shall be drawn to a scale of not more than 100 feet
to the inch and shall show the following information:
(1) The identifying title and the name of the town and county.
(2) The names and addresses of the record owners, developer and designer
of the site plan.
(3) The number of acres within the proposed site and the location of
property lines, existing buildings, watercourses and other essential
features.
(4) The date, North point and written and graphic scale.
(5) The locations of any existing sewage disposal systems and locations
and sizes of wells, water mains, culverts and drains on and immediately
adjacent to the site.
(6) The locations, names and present widths of existing and proposed
streets, highways, easements, curblines, alleys, parks and other proposed
public open spaces and similar facts regarding adjacent property.
(7) The provisions of this chapter applicable to the site, any zoning
district boundaries affecting the site and any proposed changes in
this chapter as it affects the site.
(8) The locations and owners of all adjoining lands as shown on the latest
tax duplicates.
(9) Deed restrictions or covenants applying to the site.
(10)
The widths and locations of any streets and other public ways
or places shown upon the Official Map and the Master Plan, if any,
within the site and the widths, locations, grades and street profiles
of all streets or other public ways proposed by the applicant.
(11)
Typical cross sections of the proposed grading, roadways, sidewalks
and unusual topographic conditions. The location and access points
to the site shall be shown, as well as the distances to the nearest
intersecting street.
(12)
The approximate boundaries of any area subject to flooding or
stormwater overflows as shown on the Flood Hazard Boundary Maps for
the Township of Little Falls or as determined by the project design
engineer or the design surveyor or as documented by other studies
performed by a qualified professional.
(13)
The location of existing marshes, wooded areas, rock outcrops,
wetlands, ponds, watercourses (seasonal or year-round), isolated trees
with a diameter of 12 inches or more measured three feet above the
base of the trunk, and other significant existing features.
(14)
Contour lines at intervals of two feet, based on United States
Geological Survey data, of existing grades and of proposed finished
grades. A larger contour interval will be permitted on approval of
the Planning Board Engineer.
(15)
A metes-and-bounds description and map of the survey or site
boundary, made and certified by a licensed land surveyor or a qualified
licensed professional engineer, referenced to established Township
reference points and related to the state system of plane coordinates.
(16)
The locations of uses and outlines of structures, drawn to scale,
within 100 feet of any property line of the site.
(17)
Paved areas, sidewalks and vehicular access between the site
and public streets.
(18)
The location of any and all proposed buildings or structural
improvements.
(19)
The location and design of all uses requiring structures or
improvement, including off-street parking, refuse and loading areas.
(20)
The location, direction, power and time of use for any proposed
outdoor lighting or public-address systems.
(21)
The locations and plans for any outdoor signs.
(22)
Any and all proposed grading, screening and other landscaping,
including types and locations of proposed trees. Where the property
is located adjacent to a limited-access highway, a buffer zone shall
be shown on the site plan, the depth of which buffer zone and any
appropriate tree plantings shall be at the discretion and approval
of the Planning Board. The Planning Board may require that landscaping
plans shall be prepared by a qualified licensed professional.
(23)
The source of water supply and the location of all proposed
water lines, valves and hydrants and available fire protection.
(24)
The location of all proposed sewer lines and connection points.
(25)
The provisions for collecting and discharging storm drainage
in the form of a drainage plan meeting local and state regulations.
(26)
The location of temporary markers adequate to locate and appraise
the basic layout in the field. Unless an existing street intersection
is shown, the distance along the street from one corner of the site
to the nearest existing street intersection shall be shown.
(27)
If the site plan only indicates a phased development, supplementary
plans shall indicate ultimate development.
(28)
A suitable vicinity map, drawn to a scale of not over 400 feet
to the inch, showing the relation of the proposed site to the adjacent
properties and to the general surrounding area.
(29)
Architectural drawings, illustrating building elevations and
all exterior characteristics.
(30)
Any other information deemed necessary for the Board to determine
conformity of the site plan to the intent and regulations of the Little
Falls Zoning Ordinance and Master Plan.
(31)
Environmental impact statement prepared by a qualified professional.
(32)
Traffic impact study prepared by a qualified professional.
(33)
Community impact study for applications that include relief
pursuant to N.J.S.A. 40:55D-70d(1).
B. The ingress and egress from state, county and Township roads shall
be subject to the approval of the Planning Board; and where, in the
opinion of the Planning Board, such ingress and egress shall create
or add to the congestion or safety factors of a given road, the Planning
Board may require the applicant to provide alternative ingress or
egress to the site.
In reviewing any site plan, the Planning Board shall consider
whether the proposal conforms to the requirements of this chapter
and the Municipal Land Use Law (N.J.S.A. 40:55D-40.1 et seq.), including:
A. The layout of the site with respect to the arrangement and widths
of driveways, walkways and streets on the site to ensure that they
are suitably located to accommodate prospective traffic and to provide
access for firefighting and emergency equipment to buildings, and
so oriented as to permit, consistent with the reasonable utilization
of land, the buildings constructed thereon to maximize solar gain.
B. The amount of space required for automobile parking and for the loading
and unloading of goods and materials, the location of such spaces
and access thereto.
C. The planting plan or plans for providing adequate landscaping and
screening.
D. The improvements of roadways, sidewalks, walkways, automobile parking
areas and loading and unloading areas, by grading, surfacing and the
installation of drainage structures and the installation of water
lines and facilities for sanitary sewage, subject to approval by the
Health Officer.
E. The display of signs with due regard for public safety and welfare.
F. The effect of the development on surrounding properties.
G. The arrangement of buildings on the lot, the yards provided, the
building height, building coverage, lot size, common usable open space,
lot area per family, density and relationship of buildings to each
other and:
(1) The relationship, beneficial or adverse, of the site plan to the
contiguous residential zone.
(2) Air pollution and its effect on the contiguous residential zone.
(3) Whether the site plan will adequately protect the contiguous residential
zone and ensure safety from fire, flood, panic or other dangers.
(4) Whether the site plan will provide adequate light and air.
(5) Whether the site plan will prevent the overcrowding of the land or
buildings together with whether the site plan will minimize the impact
upon the residential zone of the use of the subject land in accordance
with the proposed site plan.
(6) Whether the site plan would create undue concentration of population
within the proximity of the contiguous residential zone.
(7) Whether the site plan has any effect on the value of the property
in the contiguous residential zone.
(8) Whether the use of the property in accordance with the proposed site
plan will create and be attended by instances of discomfort or annoyance
to residents of the contiguous residential property.
H. Adequate water supply, drainage, shade trees, sewerage facilities
and other utilities necessary for essential services to residents
and occupants.
I. Suitable size, shape and location for areas reserved for public use
or open space to be set aside for the use and benefits of residents
of planned developments.
J. Conformity with the requirements of Chapters
86, Flood Damage Prevention; 209, Soil Removal; 214, Solid Waste, Article
I, Recycling; and 218, Stormwater Management.
The regulations and requirements of this article shall apply
to any nonresidential development or other development except single-family
residential development. This article shall also apply in all instances
where an application is made to the Planning Board for a use variance.
A developer shall be entitled to final major site plan approval
upon the satisfactory completion of all required site improvements
and satisfaction of conditions of the preliminary approval, or upon
the posting of performance and maintenance guarantees, in such form
and amounts pursuant to the Municipal Land Use Law, for all reasonably
necessary improvements as determined by the Township's Engineer's
estimate.
Developers may seek the extension of a final site plan approval
pursuant to the Municipal Land Use Law. No extension may be granted
by the Planning Board unless the applicant has attached to his request
for an extension the following:
A. A written certification from the Tax Collector that all real estate
taxes have been paid;
B. A written certification from the Chief Financial Officer that all
fees on the current and former applications as well as all escrow
deposits have been paid and deposited; and
C. A fully executed copy of posted bonds continuing in effect or a developer's
agreement with the Township with evidence of compliance with its terms.
The granting of final site plan approval shall entitle the developer
to those rights as inure to the developer pursuant to the Municipal
Land Use Law. If a developer fails to act upon an approved final site
plan, or obtain final approval, without seeking an extension, such
approval shall be void after three years.