Editor's Note: the Site Plan Review image is included as an attachment to this chapter.
[1972 Code § 24-101]
This chapter shall be known and may be cited as the "Site Plan Regulations of Piscataway Township."
[1972 Code § 24-102]
The purpose of this chapter is to establish rules, regulations and standards and procedures for approval of all development other than single and two-family dwellings in order to:
Preserve existing natural resources and give proper consideration to the physical constraints of the land.
Provide for safe and efficient vehicular and pedestrian circulation.
Provide for screening, landscaping, signing and lighting as appropriate.
Ensure efficient, safe and aesthetic land development.
Provide for compliance with appropriate design standards to ensure adequate light and air, proper building arrangements, and minimize adverse effect on surrounding property.
Develop proper safeguards to minimize the impact on the environment including, but not limited to soil erosion and sedimentation and air and water pollution.
Ensure the provisions of adequate water supply, drainage and stormwater management, sanitary facilities, and other utilities and services.
Provide for recreation, open spaces and public use areas.
[1972 Code § 24-103.1]
The provisions of this chapter shall be administered by the Planning Board of Piscataway Township except as noted below.
[1972 Code § 24-103.2]
The provisions of this chapter shall be administered by the Board of Adjustment in applications before the Board of Adjustment involving a variance provided for in N.J.S.A. 40:55D-70, paragraph d (use variance) of the Municipal Land Use Law.
[1972 Code § 24-201; Ord. No. 10-30]
[1972 Code § 24-201.1; Ord. No. 10-30]
No site plan approval shall be required if each of the following four criteria are met:
A proposed addition to a structure is less than 500 square feet, or a proposed alteration to a structure incorporates less than 1,000 square feet of the structure.
The new addition or alteration does not affect the functioning of any prior approved site plan.
No more than three new parking spaces are required for the proposed addition or alteration.
A change of occupancy and/or change of use provide that the existing structure and new use or change of use and the lot or lots affected comply with all of the zoning district standards and all site plan regulations, and a written report is issued by the Zoning Officer that adequate lighting, landscaping, drainage and signage exists or is proposed.
The Zoning Officer shall submit a report to the Planning Board each month of all development classified as exempt from site plan review.
[Ord. No. 10-30]
The Planning or Zoning Board may, in the exercise of its reasonable discretion, grant (i) a total waiver of site plan approval, or (ii) one or more waivers of the submission checklist or other requirements in this chapter.
A total waiver of site plan approval shall be granted if the proposed development:
Secured previous site plan approval under the terms of this chapter; or,
Involves normal maintenance or replacement, such as a new roof, painting, new siding or similar activity; or,
Does not affect existing circulation, drainage, building arrangements, landscaping, buffering, lighting and other considerations of site plan review; and
Applicant submits 14 copies of and demonstrates compliance with its existing site plan approval; and
Applicant cooperates with the Planning or Zoning Board in its inspection of the property; and
Applicant pays the appropriate fee established by the Governing Body and, if determined by the Supervisor of Planning, a professional escrow of up to $750, and
Applicant submits 14 copies of a site plan drawing of the proposed development to the Planning Subdivision, at least 10 days prior to the regular meeting of the Planning or Zoning Board.
A partial waiver of site plan approval or waivers of one or more submission checklist requirements may be granted in the exercise of the reasonable discretion of the Planning or Zoning Board, upon such terms and conditions as may be determined by such Board.
[1972 Code § 24-202]
The Planning Board may waive the requirements of this chapter if the proposed development:
Secured previous site plan approval under the terms of this chapter; or,
Involves normal maintenance or replacement, such as a new roof, painting, new siding or similar activity; or,
Does not affect existing circulation, drainage, building arrangements, landscaping, buffering, lighting and other considerations of site plan review.
[1972 Code § 24-203]
The Chairman shall appoint a Committee of six members of the Planning Board to serve as a Site Plan Committee. Three members shall constitute a quorum. The Committee shall review each submitted site plan and make recommendations to the Planning Board, except that an application for a proposal of less than 10,000 square feet of structure may be approved by a unanimous vote of Committee members who are present; all other applications must be approved by the Planning Board at the regular meeting.
[1972 Code § 24-204]
In the event that, during the period of approval heretofore or hereafter granted to an application for site plan approval, the developer is barred or prevented, directly or indirectly, from proceeding with the development otherwise permitted under such approval by a legal action instituted by any State agency, political subdivision or other party to protect the public health and welfare or by a directive or order issued by the State agency, political subdivision or court of competent jurisdiction to protect the public health or welfare and the developer is otherwise ready, willing and able to proceed with said development, the running of the period of approval under this chapter shall be suspended for the period of time said legal action is pending or such directive or order is in effect.
[1972 Code § 24-205]
In the event that a developer submits an application for site plan approval proposing a development that is barred or prevented, directly or indirectly, by a legal action instituted by any State agency, political subdivision, or other party to protect the public health and welfare or by a directive or order issued by any State agency, political subdivision or court of competent jurisdiction to protect the public health and welfare, the Planning Board shall process such application in accordance with this chapter and, if such application complies with all Township regulations, the Planning Board shall approve such application conditioned on removal of such legal barrier to development.
In the event that the development proposed by an application for site plan approval requires an approval by a governmental agency other than the Planning Board, the Planning Board shall, in appropriate instances, condition its approval of such governmental agency. The Planning Board shall make a decision on any application for site plan approval within the time period provided in this chapter or within the extension of such period as has been agreed to by the applicant unless the Planning Board is prevented or relieved from so acting by the operation of law.
[1972 Code § 24-206]
If the master plan or the official map provides for the reservation of designated streets, public drainageways, flood control basins, or public areas within the proposed development, before approving a site plan, the Planning Board may further require that such streets, ways, basins or areas be shown on the plan in locations and sizes suitable to their intended uses. The Planning Board may reserve the location and extent of such streets, ways, basins or areas shown on the plan for a period of one year after the approval of the final plan or within such further time as may be agreed to by the developer. Unless during such period or extension thereof the Township shall have entered into a contract to purchase or institute condemnation proceedings according to law for the fee of a lesser interest in the land comprising such streets, ways, basins or areas, the developer shall not be bound by such reservations shown on the plan and may proceed to use such land for private use in accordance with applicable development regulations and the provisions of this chapter. The provisions of this section shall not apply to the streets, roads, flood control basins or public drainageways necessitated by the land development and required for final approval. Any developer claiming to be entitled under this section to receive just compensation for actual loss caused by temporary reservation and deprivation of use shall have the burden of proving to the Governing Body by competent and credible evidence:
That there has been actual loss to the developer by such temporary reservation and deprivation of use, and
The amount of compensation which is just in the particular case, taking into account the factors and criteria outlined in this paragraph and any others which are relevant.
The Governing Body may elect, by resolution, in lieu of holding the hearing itself, to have the municipal agency which originally imposed the particular reservation involved either:
Hold the hearing on such application by the developer for compensation under this section and forward its findings, conclusions and recommendations to the Governing Body, for ultimate determination, together with the transcript of the hearing held before the municipal agency which transcript shall be supplied at the developer's expense, or
Hold the hearing on any such application by a developer for compensation under this section and decide the matter based upon findings and conclusions to be adopted by the municipal agency, with such determination to be final and binding upon the Governing Body. The final determination by the governing body or by the municipal agency, as the case may be, shall be made within 45 days of the conclusion of the hearing or within 45 days of submission of the agency's recommendations and the transcript to the Governing Body in accordance with the above, whichever is later, or within such further time as may be consented to by the developer. Any compensation found to be payable under this section shall be paid in full to the developer within 90 days of the date of final determination as to same, or within such further time or upon such other terms as may be consented to by the developer.
[1972 Code § 24-207]
The Planning Board shall have the power to review and approve or deny conditional uses or site plan simultaneously with review for subdivision approval without the developer being required to make further application to the Planning Board, or the Planning Board being required to hold further hearings. The longest time period for action by the Planning Board, whether it be for subdivision, conditional use or site plan approval, shall apply. Whenever approval of a conditional use is requested by the developer pursuant to this section, notice of the hearing on the plat shall include reference to the request for such conditional use.
[1972 Code § 24-301]
Hearings shall be required as part of preliminary approval for all site plans.
[1972 Code § 24-302]
A complete set of maps, documents, and exhibits shall be on file at least two weeks prior to the date of the hearing at the office of the Planning Board.
[1972 Code § 24-303]
[1972 Code § 24-304]
[1972 Code § 24-401]
Fourteen black on white prints of the preliminary site plan and 14 sets of preliminary architectural plans and elevations, together with 14 completed application forms for preliminary site plan approval and the fees as required in Section 24-904, shall be submitted to the Administrative Officer. The preliminary site plan and documentation shall contain all of the information required under Section 24-501 of this chapter, 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 this chapter shall be observed. The submission shall be of sufficient detail so that the municipal agency may make an informal decision upon the development application. After a determination that a complete application has been submitted, the Administrative Officer shall forward copies of the complete preliminary site plan to the Planning Board, Township 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.
[1972 Code § 24-401.1]
The municipal agency shall act on the preliminary site plan within 45 days of the submission to the Administrative Officer of a complete site plan application for 10 dwelling units or less and 10 acres of land or less, or within 95 days of a submission of a complete application for a site plan of more than 10 acres or more than 10 dwelling units, or within such further time as may be agreed upon by the developer. 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. 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.
[1972 Code § 24-401.2]
Any application requiring County Planning Board approval shall be approved by the municipal agency subject to approval by the County Planning Board, or the municipal agency may, in its discretion require an applicant to first secure County Planning Board approval.
[1972 Code § 24-401.3]
Preliminary approval of a site plan shall confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
That the general terms and conditions on which preliminary approval was granted shall not be changed, including but not limited to use requirements; layout and design standards for streets; curbs and sidewalks; lot size; yard dimensions and on-site and off-tract improvements; and any requirements peculiar to the specific site plan. The Township may modify by ordinance such general terms and conditions of preliminary approval as they may relate to public health and safety.
That the applicant may submit for final approval on or before the expiration date of preliminary approval the whole or a section or sections of the preliminary site plan.
[1972 Code § 24-401.4]
The applicant may apply for and the municipal agency may grant extensions on such preliminary approval for additional periods of at least one year but not to exceed a total extension of two years provided that if the design standards have been revised by ordinance, such revised standards may govern. In the case of a site plan for the area of 50 acres or more, the municipal agency may grant the rights referred to above for such periods of time, longer than three years, as shall be determined by the municipal agency to be reasonable taking into consideration (1) the number of dwelling units and nonresidential floor area permissible under preliminary approval, (2) economic conditions, and (3) the comprehensiveness of the development. The applicant may apply for, thereafter, and the municipal agency may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the municipal agency to be reasonable taking into consideration (1) the number of dwelling units and nonresidential floor area permissible under preliminary approval and (2) the potential number of dwelling units and on residential floor area of the section or sections awaiting final approval, (3) economic conditions provided that if the design standards have been revised, such revised standards may govern.
[1972 Code § 24-401.5]
The Planning Board when acting upon applications for preliminary site plan approval shall have the power to grant such exceptions from the requirements for site plan approval as may be reasonable and within the general purpose and intent of these provisions, if the literal enforcement of one or more provisions of this chapter is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land in question.
[1972 Code § 24-402]
Fourteen black on white prints of the final site plan, drawn to the specifications pursuant to Section 24-501 of this chapter, together with all necessary documentation, 14 completed forms for final site plan approval, the fees as required in Section 24-904, and a performance guarantee, if required, in the amount sufficient to ensure the completion of the improvements required under Section 20-5 of the Piscataway Township Subdivision Ordinance shall be submitted to the administrative officer.
[1972 Code § 24-402.1]
The municipal agency shall act on the final site plan within 45 days of submission to the Administrative Officer for a complete site plan application, or within such further time as may be agreed upon by the applicant. The municipal agency shall approve the application for final site plan approval with or without conditions provided the following requirements are met:
That the detailed drawings and specifications meet all applicable codes and ordinances;
That the final plans are substantially the same as the approved preliminary site plans;
That all improvements have been installed or bonds posted to ensure the installation of improvements;
That the applicant agrees in writing to all conditions of final approval;
That proof has been submitted that all taxes and assessments for local improvements on the property have been paid.
[1972 Code § 24-402.2]
Final approval shall terminate the time period of preliminary approval for the section granted final approval and shall guarantee the applicant that the zoning requirements applicable to the preliminary approval and all other rights conferred upon the applicant as part of preliminary approval shall not be changed for a period of two years after the date of final approval.
[1972 Code § 24-402.3]
Final approval shall expire two years from the date of final approval unless the applicant has secured a building permit to commence construction. The municipal agency may extend final approval, and the protection offered under subsection 24-402.2 for one year. Up to three such extensions may be granted. In the case of a site plan for a planned unit development, planned unit residential development, or residential cluster of 50 acres, or conventional site plan for 50 acres or more, the municipal agency may extend the rights granted under final approval for such period of time, longer than two years, as shall be determined by the municipal agency to be reasonable taking into consideration, (1) the number of dwelling units and nonresidential floor area permissible under final approval, and, (2) economic conditions. The developer may apply for thereafter, and the municipal agency may thereafter grant an extension of final approval for such additional period of time as shall be determined by the municipal agency to be reasonable taking into consideration, (1) the number of dwelling units and nonresidential floor area permissible under final approval, (2) the number of dwelling units and nonresidential floor area remaining to be developed, and (3) economic conditions.
[1972 Code § 24-402.4]
The municipal agency, may as a condition of final approval:
Grant final approval only for designated geographic sections of the development;
Grant final approval for certain work, but require resubmission for final approval for designated elements such as, but not limited to, landscaping, signs, street furniture, etc., and require approval of these elements as a prerequisite for a certificate of occupancy.
Condition the granting of a certificate of occupancy or zoning permit subject to the applicant or developer or subsequent heirs or assignees meeting certain requirements within a designated period of time, not to exceed one year from the date of issuance of the certificate of occupancy or zoning permit. This may include, but is not limited to, the installation of landscaping, erection of signs, installation of improvements, reevaluation of circulation patterns, etc.
[1972 Code § 24-501]
The site plan may be prepared by a professional engineer, land surveyor or architect at a scale of not less than one inch equals 100 feet. The site plan shall be based on the latest tax map information and shall be of a standard size as required by the Map Filing Act. The site plan shall contain the following information:
A key map of the site with reference to surrounding areas and existing street locations.
The name and addresses and telephone numbers of the owners and site plan applicant, together with the names of the owners of all contiguous land and property directly across the street as shown by the most recent tax records of all municipalities in which properties shall lie.
Lot line dimensions.
Location of all buildings and structures, streets, easements, driveways, entrances and exits on the site and within 100 feet thereof.
Proposed location and dimensions of proposed buildings, structures, roads, driveways, parking areas, etc.
Building setback, side line and rear yard dimensions.
All existing physical features on the site and 100 feet thereof, including streams, water courses, existing trees greater than three inches in caliper measured one foot above ground level, and significant soil conditions such as swamp or rock.
Topography showing existing and proposed contours at five feet intervals for slopes averaging 5% or greater, and at two feet intervals for land of lesser slope. A reference bench mark shall be clearly designated.
Parking, loading, and unloading areas shall be indicated with dimensions, traffic patterns, access aisles and curb radii.
Improvements such as roads, curbs, bumpers, and sidewalks shall be indicated with cross sections, design details and dimensions.
Location and design of existing and proposed storm water systems, sanitary waste disposal systems, potable water supply, and methods of solid waste storage and disposal.
Landscaping and buffering plan showing what will remain and what will be planted, indicating names of plants, trees, and dimensions, approximate time of planting, and maintenance plans.
Lighting details indicating type of standards, location, radius of light, and intensity in footcandles.
Location, dimensions, and details of signs.
Plans for fire protection including hydrant location.
[1972 Code § 24-502]
The municipal agency may require other information and data for specific site plans. This data may include but are not limited to geological information, water yields, flood data, environmental information, traffic counts, road capacities, market information, and similar information.
[1972 Code § 24-503]
Sketch site plans may be prepared by the applicant and contain sufficient information for discussion by the municipal agency and applicant.
In reviewing any site plan, the municipal agency shall consider:
[1972 Code § 24-601]
Pedestrian and vehicular traffic movement within and adjacent to the site with particular emphasis on the provision and layout of parking areas, off-street loading and unloading, movement of people, goods and vehicles from access roads, within the site, between buildings and between buildings and vehicles. The municipal agency 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.
[1972 Code § 24-602]
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.
[1972 Code § 24-603]
Adequate light shall be provided to ensure safe movement of persons and vehicles and for security purposes. Lighting standards shall be a type approved by the municipal agency. Directional lights shall be arranged so as to minimize glare and reflection on adjacent properties.
[1972 Code § 24-604]
Buffering shall be located around the perimeter of the site to minimize headlights from 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 and combinations thereof to achieve the stated objectives.
[1972 Code § 24-605]
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.
[1972 Code § 24-606]
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.
[1972 Code § 24-607]
Storm drainage, sanitary waste disposal, water supply and solid waste collection and 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 run-off and sewage, and to maintain an adequate supply of water at sufficient pressure.
[1972 Code § 24-608]
Environmental elements relating to soil erosion, preservation of trees, protection of water courses, 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.
[1972 Code § 24-609]
The site plan shall provide for these elements of street furniture appropriate to the particular use. These may include phone booths, benches, bike racks, trash receptacles, bus shelters, etc.
[1972 Code § 24-610]
Where an aesthetic false wall is required it shall be constructed at a minimum height of at least 1/2 of the equipment it is shielding and shall adequately shield the equipment from view as determined by the municipal reviewing agency.
[1972 Code § 24-701]
The purpose of the design details set forth in this section are to implement the performance standards established in Section 24-6.
[1972 Code § 24-702.1]
In all zones, in connection with every industrial business, institutional, recreational, residential or any other use, there shall be provided, at the time any building or structure is erected or is enlarged or increased in capacity, off-street parking for automotive and other vehicles in accordance with the requirements set forth herein. Such facilities shall be completed prior to the issuance of a certificate of occupancy.
[1972 Code § 24-702.2; New; Ord. No. 2016-41]
Number of Parking Spaces Required. The number of off-street parking spaces required shall be as set forth herein. Where fractional spaces result from a parking calculation, the parking spaces required shall be construed to be the next highest whole number.
[Ord. No. 2016-41]
Size of Parking Stalls. Unless the approving agency shall approve smaller parking spaces following consideration of evidence relating to the nature of the operation or use or a particular property which clearly demonstrates that a smaller size is sufficient for all or a portion of the parking spaces, each off-street parking space shall have an area of not less than 162 square feet, exclusive of access drives or aisles, and shall measure nine feet in width by 18 feet in length, and shall be of usable shape and condition. These conditions shall not apply to parallel curb parking spaces which shall measure not less than seven feet in width and 22 feet in length. Except in the case of one-family and two-family dwellings, no parking area provided hereunder shall be established for less than three spaces.
Off-street Parking Requirements for Particular Uses:
Off-street Parking Requirements for a Combination of Uses. The parking requirement for each use shall be computed separately and then added together to compute the total number of required parking spaces. In all questionable or doubtful cases, or for uses not enumerated, the municipal agency shall determine the required number of spaces, utilizing as a standard the requirements for the uses which are specifically enumerated.
Parking Area Design Standards.
Access - There shall be adequate provision for ingress and egress to all parking spaces. Access drives or driveways shall not be less than 10 feet for either ingress or egress and 15 feet wide for both ingress and egress as provided in subsection 24-705.3.
Size of Aisles - The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements set forth below. Only one-way traffic shall be permitted in aisles serving parking spaces placed at an angle other than 90°.
General Location - No off-street parking or loading area shall be located in a minimum required front yard. All parking shall be located in bays generally perpendicular to driveways or roads.
Location in Different Zones - No access drive, driveway or other means of ingress and egress shall be located in any residential zone to provide access to uses other than those permitted in such residential zone.
Sidewalks and Curbing - Sidewalks between parking areas and principal structures, along aisles and driveways and wherever pedestrian traffic shall occur, shall be provided with a minimum width of four feet of a passable area and shall be raised six inches or more above the parking area except when crossing streets or driveways. Guardrails and wheel stops permanently anchored to the ground shall be provided in appropriate locations. Parked vehicles shall not overhang or extend over sidewalk areas, unless an additional sidewalk width of 2 1/2 feet is provided to accommodate such overhang.
Pavement of Parking Areas Shall Be Nine Inches Thick. The pavement section shall consist of three inch quarry process stone laid on firmly compacted subgrade, sprayed with prime coat asphaltic oil (MC-30) at a rate of 0.3 gallon square yard covered with five-inch stabilized base, constructed in 2-2 1/2±" lifts, covered with 1 1/2 inch FABC-2 surface course.
Chapels or Committal Areas within Mausoleums Related to Cemetery Use - one space for every 150 square feet.
[1972 Code § 24-702.3; Ord. No. 2015-26]
Landscaping and Drainage.
Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as to enhance the environment and ecology of the site and surrounding area as contained in Section 24-704 and subsection 24-707.3. Said parking areas shall have suitable drainage facilities as required by the Township Engineer.
Off-site drainage facilities and structures requiring enlargement, modification, or reconstruction resulting in part from or totally as the result of, the proposed development shall be subject to off-site improvement requirements and standards as established in the off-site and off-tract improvements ordinance of the Township.
Lighting. All parking areas shall be lighted to provide a minimum of three footcandles at intersections and a total average illumination of 1/2 footcandle throughout the parking area. Such light shall be shielded in such a manner as not to create a hazard or nuisance to the adjoining properties or the traveling public.
Markings and Access. Parking stalls, driveways and aisles shall be clearly marked and delineated. The municipal agency may require certain areas be maintained for fire-fighting or other emergency purposes, and these areas shall be appropriately designed.
Enclosed Parking Spaces. Each enclosed parking space must measure at least 12 feet in width by 20 feet in length. An enclosed parking space shall not be obstructed with stairways, landings, shelving or any other obstruction that would prohibit the parking of a motor vehicle within the enclosed parking space.
[Ord. No. 2015-26]
[1972 Code § 24-702.4]
Multi-family developments should be serviced by a complete loop street system of at least 30 feet in width affording at least two means of ingress and egress to the site. Crossovers should be provided. When a complete system is not practical, a 34 or forty-foot side street should be considered with a divided road at least at the entrance.
[1972 Code § 24-702.5]
Parking space - allocations should be oriented to specific buildings;
Parking areas may be designed to focus on major walkways which should be fenced or marked;
Where pedestrians must cross service roads or access roads to reach parking areas, crosswalks should be clearly designated by pavement markings or signs. Crosswalk surfaces should be slightly raised to designate them to drivers unless drainage problems would result. A one-way car movement (to the left or counter-clockwise) should be encouraged. A major loop road should be developed around the parking areas and parking bays should run perpendicular off the road.
Driveways should approach from the right to permit passengers to alight to or from the sidewalk.
Whenever possible, one-way traffic should be established at building entrances.
Where buses are a factor, consider special bus identification slots off the roadway to allow passengers to get on and off quickly and safely.
Roads and driveways from main roads should be located at grade and not below the crest of vertical curves.
[1972 Code § 24-702.6]
In any zone, in connection with every building, or building group or part thereof hereafter erected which is to be occupied by industrial, office and laboratory or commercial uses or distribution by vehicles of material or merchandise, there shall be provided and maintained, on the same lot with such building, off-street loading berths in accordance with the requirements set forth below.
Each loading space shall be no less than 12 feet in width 50 feet in length and 14 feet in height, and may not occupy any part of any required front, side, or rear yard; provided, however, that on lots on which the rear yard abuts a limited access highway or a railroad, such loading space may occupy the rear yard up to the rear property line.
[1972 Code § 24-702.6-1]
Off-street parking and loading facilities for separate uses may be provided jointly if the total number of spaces so provided is not less than the sum of the separate requirements for each use, provided that all regulations governing the location of accessory spaces in relation to the use served are adhered to. Further, no accessory space or portion thereof shall serve as a required space for more than one use unless otherwise approved by the municipal agency as provided herein in accordance with the purposes and procedures set forth herein.
[1972 Code § 24-702.6 - 24-702.6-2]
Every parcel of land hereafter used as a public or private off-street parking and loading area shall be maintained in good condition, free of hazards and deterioration. All pavement areas, sidewalks, curbs, drainage facilities, lighting, bumpers, guardrails, markings, signs, landscaping and other improvements shall be maintained in workable, safe and good condition.
The Governing Body may authorize repairs for such improvements, if, after proper notice, the owner fails to maintain such improvements and such conditions constitute a hazard to health and safety.
[1972 Code § 24-702.7]
If any applicant can clearly demonstrate to the municipal agency that, because of the nature of his operation or use, the parking requirements of this section are unnecessary or excessive, the municipal agency shall have the power to approve the site plan showing less paved parking area than is required by this section, provided however, that a landscaped area of sufficient size to meet the deficiency shall be set aside and reserved for the purposes of meeting future off-street parking requirements in the event that a change of use of the premises shall make such additional off-street parking spaces necessary.
[1972 Code § 24-702.8-1]
All entrance and exit driveways shall be located to afford maximum safety to traffic, provide for safe and convenient ingress and egress to and from the site, and to minimize conflict with the flow of traffic.
Any exit driveway or driveway lane shall be so designed in profile and grading and located to provide the following minimum sight distance measured in each direction. The measurements shall be from the driver's seat of a vehicle standing on that portion of the exit driveway that is immediately outside the edge of the road right-of-way.
Where a site occupies a corner of two intersecting roads, no driveway entrance or exit shall be located within 50 feet of the point of tangency of the existing or proposed curb radius of that site.
No part of any driveway shall be located within a minimum of 10 feet of a side property line.
No entrance or exit driveway shall be located on a rotary, ramp of an interchange, or within 20 feet of the beginning of any ramp or other portion of an interchange.
Where two or more driveways connect a single site to any one road, a minimum clear distance of 50 feet measured along the right-of-way line shall separate the closest edges of any two such driveways.
[1972 Code § 24-702.8-2]
Two-way Operation: Driveways used for two-way operation shall intersect the road at an angle to as near 90° as site conditions will permit and in no case will be less than 60°.
One-way Operation: Driveways used by vehicles in one direction of travel (right turn only) shall not form an angle smaller than 45° with a road, unless acceleration and deceleration lanes are provided.
[1972 Code § 24-702.8-3]
The dimensions of driveways shall be designed to adequately accommodate the volume and character of vehicles anticipated to be attracted daily onto the land development for which a site plan is prepared. The required maximum and minimum dimensions for driveways are indicated below. Driveways serving large volumes of daily traffic or traffic of over 15% truck traffic shall be required to utilize high to maximum dimensions.
[1972 Code § 24-702.8-4]
The surface of any driveway shall be constructed with a permanent pavement of a type specified and approved by the Township Engineer. Such pavement shall extend to the paved portion of the road and shall extend throughout the area defined by the required driveway dimensions specified above.
[1972 Code § 24-702.8-5]
Any vertical curve on a driveway shall be flat enough to prevent the dragging of any vehicle undercarriage. Should the sidewalk be so close to the curb at a depressed curb driveway as to cause the ramp to be too steep and be likely to cause undercarriage drag, the sidewalk shall be appropriately lowered to provide a suitable ramp gradient.
[1972 Code § 24-702.9]
Where a driveway serves right turning traffic from a parking area providing 200 or more parking spaces, and the road has a peak hour traffic volume exceeding 7,500 vehicles per hour, an acceleration lane shall be provided which is at least 200 feet long and at least 13 feet wide measured from the road curb line. A minimum thirty-five-foot curb return radius shall be used from the driveway to the acceleration lane.
[1972 Code § 24-702.10]
Where a driveway serves as an entrance to a land development providing 100 or more parking spaces, a deceleration lane shall be provided for traffic turning right into the driveway from the road. The deceleration lane shall be at least 200 feet long and at least 13 feet wide measured from the road curb line. A minimum thirty-five-foot curb return radius shall be used from the deceleration lane into the driveway.
[1972 Code § 24-702.11]
Fire hydrants shall be installed at all locations required by the Planning Board in light of the recommendations of the Board of Fire Commissioners and the Township Engineer.
In reviewing site plans, the following design and building layout principals should be followed:
[1972 Code § 24-703.1 — § 24-703.1-2]
In development groups (more than one building or structure on tract) the following distances should be maintained between similar uses structures:
End wall (no openings) to end wall: 1/2 the height of highest wall; 12 feet minimum.
Any building face to street curb: height of building face, for first 25 feet, two times building height for 25 feet and over; 20 feet minimum.
Any building face to parking area: 1/2 the height of highest building face; 12 feet minimum.
End wall to window wall: 1 1/2 height of the highest wall; 30 feet minimum, and
Window wall to window wall: three times the height of highest wall; 75 feet minimum.
Where buildings of different types will be developed as a single development group, such as a single-family and townhouses, an appropriate buffer shall be used. This may include natural areas, parks or recreational facilities, or other uses providing gradual density changes between the two dissimilar uses.
[1972 Code § 24-703.2]
Maximum of 10 units in any structure and maximum length of structure 160 feet. Maximum density shall be based on the type of unit as follows:
Garden apartment structures should be grouped in cluster with architectural design consistent in each cluster. Each unit should have two means of access, one directly from the unit to the outside. A four-foot building off-set should be required every two doors.
Recreation facilities such as swimming pools and tennis courts should be encouraged but carefully located to avoid problems of noise, lights, etc., affecting residential units.
[1972 Code § 24-704.1]
In connection with every site plan, the applicant shall submit plans for all proposed exterior lighting. These plans shall include the location, type of light, radius of light and intensity in footcandles. The following design standards shall be followed:
The style of the light and light standard shall be consistent with the architectural style of the principal building.
The maximum height of free-standing lights shall be the same as the principal building but not exceeding 25 feet.
All lights shall be shielded to restrict the maximum apex angle of the cone of illumination to 150°.
Where lights along property lines will be visible to adjacent residents, the lights should be approximately shielded.
Spotlight type fixtures attached to buildings should be avoided.
Free-standing lights shall be so located and protected to avoid being easily damaged by vehicles.
Lighting should be located along streets, parking areas, at intersections, and where various types of circulation systems merge, intersect, or split.
Pathways, sidewalks and trails should be lighted with low or mushroom type standards.
Stairways, and sloping or rising paths, building entrances and exits require illumination.
Lighting should be provided where buildings are set back or off-set.
[1972 Code § 24-704.2]
A landscaping plan shall be submitted with each site plan application. The plan shall identify existing and proposed trees, shrubs, ground cover and other plant material, and natural features such as boulders and rock outcroppings. It should show where they are or will be located, and the planting details. This shall be a separate detailed plan drawn to a scale of not more than 40 feet to the inch. The plan shall be prepared by a licensed landscape architect or other licensed professional. It shall include a planting schedule listing all proposed plantings by type, specie, quantity, location, and planted size. The landscape plan shall meet the following standards:
Buffers shall be provided between industrial and adjacent residential zones and uses. Commercial zones and uses shall be screened from adjacent residential zones and uses.
The following standards shall apply for landscaping of parking areas:
An area equivalent to at least 10% of the total area of the parking spaces shall be delineated and set aside within the limits of the parking lot pavement for the exclusive purpose of landscaping the parking. Parking lot landscaping shall, in addition to other landscape materials, be served by providing the equivalent of at least one deciduous tree per 1,000 square feet of parking space area, such trees to be located within the parking lot pavement of five feet thereof. The above landscaping coverage shall be determined separately for front yard parking locations; and in such cases, the above coverage figures shall be 20% and 500 square feet respectively.
Front yard parking shall be screened from the street and adjacent residential zones.
Planting islands within the parking area shall be contained by the use of concrete stone or railroad tie curbing. No single island shall be less than 50 square feet in area. No island shall be less than six feet wide. The minimum depth of topsoil in these islands shall be two feet.
As contained in subsection 24-707.2, paragraphs a and b of this chapter. Landscaping is included as one of the improvements subject to the furnishing of performance and maintenance guarantees.
The following specifications shall apply for all new landscaping:
Deciduous trees shall have at least 2.5 inch planted caliper. Evergreen trees shall have at least six feet planted height. Shrubs shall have at least two-foot planted height or diameter, whichever is greater.
All trees and shrubs shall be balled and burlapped.
All trees shall be staked with two stakes to be driven a minimum of two feet into the ground below finished grade. Stakes when driven must be 1/2 to 2/3 the height of the tree measured from ground level. Stakes shall be at least two inches in diameter. Stakes shall be placed in line with prevailing winds. Stakes shall be attached to the tree with 12 gauge galvanized wire covered with rubber or plastic hose where wire is likely to come in contact with tree trunk. An alternate may be any of the commercially available materials designed for staking trees with the approval of the Township Engineer. The loop in contact with the tree shall be loose enough to permit growth and prevent girdling for two years, but shall be tightly bound to the stake to prevent slipping.
Each tree shall be wrapped with an expandable paper or cloth treated to last at least one year. This wrap shall extend from the ground level up the trunk to the first branches. This wrap to prevent sun scald shall be attached or fastened at each end with a material that will permit tree growth without girdling.
Soil shall not be left exposed within any planting beds. All such soil shall be covered with ground cover or a minimum two-inch layer of mulch, or a combination of mulch and ground cover.
All planting beds shall be delineated by the installation of a physical edging of steel or other durable material with the minimum dimensions of four inches by eight inches and shall be installed flush with the grade.
No plantings shall be done at intersections except as permitted by the State of New Jersey in their specifications for "line of site" or "site triangle" or as permitted by the Township Engineer.
A physical barrier shall be installed around each existing plant or group of plants that are to remain on the site. This barrier shall be constructed of a durable material that will last until construction is completed. Barriers shall not be supported by the plants they are protecting but shall be self-supporting. The installation of these barriers shall be as specified for tree protection in Chapter 26, Section 26-25 Standards for Soil Erosion and Sediment Control.
New street trees shall not be shown as part of the landscape plan unless first approved by the Township Engineer as to type and location.
All landscaping shall be designed, supplied, and installed in accordance with good nursery practice.
Each site plan application shall include a sign plan showing the specific design, location, size, construction and illumination.
[1972 Code § 24-705.1]
There shall be a consistent sign design theme throughout a particular project. The design theme shall include style of lettering, construction, material, type of pole or standard (wood or metal for example), size and lighting. Color of letters and background shall be carefully considered in relation to the color of the material of buildings or where the signs are proposed to be located.
[1972 Code § 24-705.2]
Signs shall be located so as not to obstruct distances.
[1972 Code § 24-706]
The design and location of all utilities shall be based on Township standards, and for those of the public utility having primary jurisdiction. All plans shall be approved by the Township Engineer.
[1972 Code § 24-707]
The site plan shall be designed in accordance with applicable Township ordinances, designed to protect the environment. These include but are not limited to storm water management, soil erosion, sedimentation control and recycling. Approved grading shall be checked through the submission of foundation location surveys in accordance with subsection 21-1502.1-1 of the Zoning Ordinance.
[1972 Code § 24-708]
Street furniture are the man-made elements of an urban landscape. These are the functional elements of the environment and include phone booths, benches, planting boxes, mail and meter boxes, water towers, lighting standards, directional signs, bollards (posts), fire hydrants, power lines, fences and walls, water fountains and pools, drinking fountains, trash receptacles, bike racks, sculpture, paving and steps, and bus shelters. The street furniture plan should include location, size, lighting and design relationship. Certain street furniture is functional in nature and should be located where the demand is. Bike racks should be located in front or to the rear of multi-family areas, and with easy access to bike trails. They should also be located near service areas and by recreational activities.
Bus shelters should be required at least at major intersections. The stops themselves should be on the far side of the intersection so as not to block other vehicles or limit passage through the intersection. It is desirable to provide indentations to accommodate the buses off the main travel routes. The shelters should be designed to keep off rain for those waiting for the buses and to break the wind. They should not be entirely enclosed to allow the interiors to be readily observed.
Trash receptacles should be located near recreational activities at street corners, at entrances and exits of buildings and where people naturally congregate.
Open weave receptacles should be avoided.
[1972 Code § 24-801]
[1972 Code § 24-802]
As a condition for approval of a site plan, an applicant shall be required to pay his pro-rata share of the cost of providing reasonable and necessary street improvements and water, sewerage and drainage facilities, and easements therefor, located outside the property limits of the development, but necessitated or required by construction or improvements within such development.
The proportionate or pro-rata amount of the cost of such facilities that shall be borne by each developer or owner within a related and common area shall be computed by the formulae contained in Chapter 20A, Off-Tract Improvements. Where a developer pays the amount determined as his pro-rata share under protest he shall institute legal action within one year of such payment in order to preserve the right to a judicial determination as to the fairness and reasonableness of such amount.
[1972 Code § 24-803]
Any other provision of this chapter notwithstanding, this Site Plan Review chapter shall be interpreted in a manner to be totally consistent with the residential site improvement standards as set forth in N.J.A.C. 5:21-1.1 et seq.
[1972 Code § 24-901]
If for any reason any part or section of this chapter shall be declared to be unconstitutional or illegal by any court of competent jurisdiction, the remaining sections thereof shall remain in full force and effect.
[1972 Code § 24-902]
All ordinances or parts thereof inconsistent with the terms of this chapter are hereby repealed insofar as such inconsistency may exist.
[1972 Code § 24-903]
This chapter shall take effect immediately upon its passage and publication as required by law.
[1972 Code § 24-904]
[1972 Code § 24-10]
For the purposes of this chapter, unless the context clearly indicates a different meaning:
The term "shall" indicates a mandatory requirement, and the term "may" indicates a permissive action.
- Shall mean a developer submitting an application for development.
- APPLICATION FOR DEVELOPMENT
- Shall mean the application form and all accompanying documents required by ordinance for approval of a site plan.
- Shall mean a combination of materials to form a construction adapted to permanent, temporary, or continuous occupancy and having a roof.
- CAPITAL IMPROVEMENT
- Shall mean a governmental acquisition of real property or major construction project.
- Shall mean systems, structures and physical improvements for the movement of people, goods, water, air, sewage or power by such means as streets, highways, railways, waterways, towers, airways, pipes and conduits, and the handling of people and goods by such means as terminals, stations, warehouses, and other storage buildings or transshipment points.
- COMMON OPEN SPACE
- Shall mean an open space area with or related to a site designated as a development, and designed and intended for the use or enjoyment of residents and owners of the development. Common open space may contain such complementary structures and improvements as are necessary and appropriate for the use or enjoyment of residents and owners of the development.
- CONDITIONAL USE
- Shall mean a use permitted in a particular zoning district only upon a showing that such use in a specified location will comply with the conditions and standards for the location or operation of such use as contained in the zoning ordinance, and upon the issuance of an authorization therefor by the planning board.
- Shall mean development other than planned development.
- COUNTY MASTER PLAN
- Shall mean a composite of the master plan for the physical development of Middlesex County, with the accompanying maps, plats, charts and descriptive and explanatory matter adopted by the County Planning Board pursuant to N.J.S.A. 40:27-2 and N.J.S.A. 40:27-4.
- COUNTY PLANNING BOARD
- Shall mean the Middlesex County Planning Board.
- Shall mean calendar days.
- Shall mean the legal or beneficial owner or owners of a lot or of any land proposed to be included in a proposed development including the holder of an option or contract to purchase, or other person having an enforceable proprietary interest in such land.
- Shall mean the division of a parcel of land into two or more parcels, the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any building or other structure, or of any mining, excavation or landfill, and any use or change in the use of any building or other structure, or land or extension of use of land.
- DEVELOPMENT REGULATION
- Shall mean a zoning ordinance, subdivision ordinance, site plan ordinance, official map ordinance or other Township regulation of the use and development of land, or amendment thereto.
- Shall mean the Division of State and Regional Planning in the Department of Community Affairs.
- Shall mean the removal of surface water or ground water from land by drains, grading or other means and includes control of run-off to minimize erosion and sedimentation during and after construction or development and means necessary for water supply preservation or prevention or alleviation of flooding.
- ENVIRONMENTAL COMMISSION
- Shall mean the Piscataway Township Environmental Commission created pursuant to N.J.S.A. 40:56A-1 et seq.
- Shall mean the detachment and movement of soil or rock fragments by water, wind, ice and gravity.
- FINAL APPROVAL
- Shall mean the official action of the municipal agency taken on a preliminary approved site plan after all conditions, engineering plans and other requirements have been completed or fulfilled and the required improvements have been installed or guarantees properly posted for their completion, or approval conditioned upon the posting of such guarantees.
- HISTORIC SITE
- Shall mean any building, structure, area or property that is significant in the history, architecture, archeology or culture of this State, its communities or the nation and has been so designated pursuant to this chapter.
- INTERESTED PARTY
- Shall mean any person, whether residing within or without the Township, whose right to use, acquire, or enjoy property is or may be affected by any action taken under this chapter whose rights to use, acquire, or enjoy property under this chapter have been denied, violated or infringed upon by an action or a failure to act under this chapter.
- Shall include improvements and fixtures on, above or below the surface.
- Shall mean a designated parcel, tract or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit.
- MAINTENANCE GUARANTEE
- Shall mean any security, other than cash, which may be accepted by the Township for the maintenance of any improvements required by this chapter.
- MAJOR SITE PLAN
- Shall mean any site plan involving more than 10,000 square feet.
- MASTER PLAN
- Shall mean a composite of one or more written or graphic proposals for the development of the Township as set forth in and adopted pursuant to Section 19 of the Municipal Land Use Act.
- MINOR SITE PLAN
- Shall mean a site plan involving 10,000 square feet or less.
- Shall mean not located on the property which is the subject of a development application nor on a contiguous portion of a street or right-of-way.
- OFFICIAL MAP
- Shall mean a map adopted by ordinance pursuant to Article V of the Municipal Land Use Act.
- Shall mean located on the lot in question.
- Shall mean located on the property which is the subject of a development application or on a contiguous portion of a street or right-of-way.
- PERFORMANCE GUARANTEE
- Shall mean any security, which may be accepted by the Township, including cash; provided that the Township shall not require more than 10% of the total performance guarantee in cash.
- PRELIMINARY APPROVAL
- Shall mean the conferral of certain rights prior to final approval after specific elements of a development plan have been agreed upon by the Planning Board and the applicant.
- PRELIMINARY FLOOR PLANS AND ELEVATIONS
- Shall mean architectural drawings prepared during early and introductory stages of the design of a project illustrating in a schematic form, its scope, scale and relationship to its site and immediate environs.
- PUBLIC AREAS
- Shall mean (1) public parks, playgrounds, trails, paths and other recreational areas; (2) other public open spaces; (3) scenic and historic sites; and (4) sites for schools and other public buildings and structures.
- PUBLIC DEVELOPMENT PROPOSAL
- Shall mean a master plan, capital improvement program or other proposal for land development adopted by the appropriate public body, or any amendment thereto.
- PUBLIC DRAINAGE WAY
- Shall mean the land reserved or dedicated for the installation of storm water sewers or drainage ditches, or required along a natural stream or watercourse for preserving the channel and providing for the flow of water to safeguard the public against flood damage, sedimentation, and erosion.
- PUBLIC OPEN SPACE
- Shall mean an open space area conveyed or otherwise dedicated to the Township, Township agency, board of education, State or county agency, or other public body for recreational or conservational uses.
- Shall mean the majority of the full authorized membership of the municipal agency.
- Shall mean separation at the source of specified waste materials, where collection, disposal and transportation of said materials are governed by Township ordinance and other applicable regulations.
- RESIDENTIAL CLUSTER
- Shall mean an area to be developed as a single entity according to a plan containing residential housing units in which the individual lots have a common or public open space area as an appurtenance.
- RESIDENTIAL DENSITY
- Shall mean the number of dwelling units per gross acre of residential land area including streets, easements and open space portions of a development.
- Shall mean the deposition of soil that has been transported from its site of origin by water, ice, wind, gravity or other natural means as a product of erosion.
- SITE PLAN
- Shall mean a development plan of one or more lots on which is shown (1) the existing and proposed conditions of the lot, including but not necessarily limited to topography, vegetation, drainage, flood plains, marshes and waterways; (2) the location of all existing and proposed buildings, drives, parking spaces, walkways, means of ingress and egress, drainage facilities, utility services, landscaping, structures and signs, lighting, screening devices, and (3) any other information that may be reasonably required in order to make an informed review and approval.
- Shall mean any street, avenue, boulevard, road, parkway, viaduct, drive or other way (1) which is an existing State, County or Township roadway, or (2) which is shown upon a plat heretofore approved pursuant to law, or (3) which is approved by official action as provided by this chapter, or (4) which is shown on a plat duly filed and recorded in the office of the County Recording Officer prior to the appointment of a Planning Board and the grant to such Board of the power to review plats, and includes the land between the street lines whether improved or unimproved, and may comprise pavement, shoulders, gutters, curbs, sidewalks, parking areas and other areas within the street lines.
- Shall mean a combination of materials to form a construction for occupancy, use or ornamentation whether installed on, above, or below the surface of a parcel of land, including fences which are over five feet in height, tanks, towers, advertising devices, bins, tents, lunch wagons, trailers, dining cars, camp cars or similar structures on wheels or other supports, used for business or living purposes.
- Shall mean permission to depart from the literal requirements of Chapter 21, Zoning, pursuant to Section 47 and subsections 29b(2)57c and 57d of the Municipal Land Use Act.
- ZONING PERMIT
- Shall mean a document signed by the Zoning Officer (1) which is required as a condition precedent to the commencement of a use of the erection, construction, reconstruction, alteration, conversion or installation of a structure or building and (2) which acknowledges that such use, structure or building complies with the provisions of the Township zoning ordinances or variance therefrom duly authorized by the Planning Board or Board of Adjustment.
[1972 Code § 24-11]
Any owner or agent and any person who shall violate any of the provisions of this chapter or fail to comply therewith or with any of the requirements thereof, and any architect, builder, contractor, agent or person employed in connection therewith and who may have assisted in the commission of any such violation shall each be guilty of a separate offense. Any violation shall be subject to the maximum penalty of the Municipal Court, as stated in Chapter 1, Section 1-5.