A. 
Site Plan Required. It is required that a site plan be submitted to the Administrative Officer following the procedures of Article II of this chapter for every application for development except a detached single- and two-family structure.
B. 
General. Each site plan submitted to the Administrative Officer shall provide for the following:
(1) 
The layout of the land development shall be consistent with this chapter.
(2) 
Streets and sidewalks.
(a) 
Streets within the land development shall be of sufficient width and suitable grade and suitably located to accommodate prospective traffic and to provide access for firefighting and emergency equipment to buildings and coordinated so as to compose a convenient system consistent with the circulation element of the Master Plan. No street shall be required of a width greater than 50 feet within the right-of-way lines unless said street constitutes an extension of an existing street of a greater width or already has been shown on the Master Plan at a greater width.
(b) 
Sidewalks shall be provided along all newly created internal streets as well as along existing public rights-of-way affected by the proposed development. Said sidewalks shall be constructed in accordance with specifications promulgated by the Municipal Engineer.
(3) 
Adequate water supply, drainage, shade trees, sewerage facilities and other utilities necessary for essential services to residents and occupants.
(4) 
Any area reserved for public use shall be of suitable size, shape and location to serve its intended purpose.
(5) 
Any open space to be set aside as a part of a residential cluster permitted by this chapter shall comply with those provisions and as provided for by N.J.S.A. 40:55D-1 et seq.
(6) 
Any area subject to flooding shall not be utilized for the location of any building or structure. Such determinations shall be made by the Municipal Engineer based on available data.
(7) 
Adequate protection and conservation of soils through the submission of an erosion and sedimentation control plan to the Municipal Engineer for review and approval for all site plans that disturb 5,000 square feet of land or more.
(8) 
Standards for the grading, improvement and construction of streets or driveways and for any required walkways, curbs, gutters, streetlights, fire hydrants and water, drainage, sewerage facilities and other improvements found necessary shall be as provided to the developer by the Municipal Engineer. Where certain utilities to be installed are under other governmental or authority jurisdictions, the standards shall be provided by those jurisdictions and shall be adhered to by the developer. A letter approving the proposed installation and a statement as to who will carry out the construction shall be required.
(9) 
Any off-tract water, sewer, drainage or street improvement required as a result of land development, or easements therefore, shall be paid for by the developer on a pro rata basis at the discretion of the municipal agency. Said costs shall be determined by proportioning said benefit to the site in relation to the benefit of an entire area being served.
(10) 
Site plans shall be prepared by a New Jersey licensed land surveyor, professional engineer, architect or professional planner. Surveys must be prepared by a New Jersey licensed land surveyor. Improvements to or adjacent to the site must be prepared by a New Jersey licensed professional engineer. Each professional shall sign and seal all documents and submissions.
(11) 
All utility and telephone lines and appurtenances which provide service to the property shall be placed underground for all uses in nonresidential zones and for all new major subdivisions in residential zones.
(12) 
Site plans associated with buildings, structures and facilities used by the general public shall be designed in accordance with the Barrier-Free Design Regulations promulgated by the State of New Jersey, Department of the Treasury, Division of Building and Construction.
C. 
Planned Developments. Site plans for planned developments shall conform to the requirements for conventional site plans as well as to the requirements for planned developments. In the event of a conflict, the planned development requirements shall supersede site plan requirements. The following additional requirements shall be satisfied prior to final approval:
(1) 
The staging proposals for any planned development shall ensure that each stage shall encompass a balanced mix of land uses in proportion to the mix for the entire development and that each stage shall provide for completion of all streets, utilities and services necessary for the section, whether located within or outside the section.
(2) 
The Planning Board may authorize a greater concentration of density or intensity within a stage, but only where offset by a lesser concentration in any completed prior stages or offset by an appropriate reservation of open space on the remaining land by grant of easement or covenant in favor of the municipality.
(3) 
The legal documents proposed to provide for deed restrictions, cross-access agreements and cross-maintenance agreements have been submitted and found to satisfactorily provide for the public's interests.
(4) 
All open space created shall be set aside as a separate parcel and maintained for the benefit of the owners and/or residents of the development in accordance with N.J.S.A. 40:55D-43.
D. 
Design Standards, General.
(1) 
The overall plan shall provide for an effective and unified treatment of the development possibilities of the site, making appropriate provision for the preservation of amenities of the site and the surrounding areas.
(2) 
All buildings in the layout and design shall be an integral part of the development and shall have convenient access to and from adjacent uses and blocks.
(3) 
Individual buildings shall be related to each other in design, masses, materials, placement and connections, to provide a visually and physically integrated development.
(4) 
Treatment of the sides and rear of all buildings within the planned development shall be comparable in building materials to the treatment given to the street frontages of these same buildings.
(5) 
The design of buildings and the parking facilities shall take advantage of the topography of the site, where appropriate, to provide separate levels of access.
(6) 
All buildings shall be arranged so as to be accessible to emergency vehicles.
(7) 
Facilities for the temporary storage of refuse and garbage awaiting removal shall be designed and located in such a manner as to make the facilities inconspicuous to the general public and to prevent the spread of refuse to other areas.
(8) 
Air-conditioning and other mechanical equipment shall be screened from public view with suitable materials to harmonize with the total development.
E. 
Development Standards, Multifamily Residential.
(1) 
Sites should be designed to avoid monotony and to reduce the appearance of excessive building mass.
(a) 
Building axis or setback should be varied as viewed along driveways avoiding repetition along any 600-foot segment.
(b) 
Building architecture should be varied by changes in roofline, projections, texture, fenestration and material.
(c) 
Architecture of low-rise buildings should be varied with the object being to offer the appearance of clustered or attached individual dwellings.
(d) 
Unit entries should be clustered and provided with covered alcoves or enclosed foyers.
(e) 
Landscaping should be varied to provide a sense of place by including distinctive tree copses, plazas or other major landforms.
(2) 
Common facilities should be provided for each building.
(a) 
All television antenna equipment shall be built into the building to eliminate individual antennas from being erected on the roof. Not more than one common antenna may be used for each building.
(b) 
All units containing less than 1,000 square feet net floor area shall provide common facilities as follows:
[1] 
In an enclosed basement area, not less than 700 cubic feet of storage for each garden apartment unit in the building.
[2] 
In an enclosed basement area, laundry facilities of not less than one washer and dryer for each five dwelling units for the exclusive use of the occupants of the building, unless provided within each unit, and no outside clotheslines or clothes-hanging facilities or devices shall be allowed.
[3] 
There shall be a trash and recyclables storage area completely surrounded by a six-foot-high solid architectural fence with front solid gates. All outside trash shall be stored in this area and shall not be in public view over the fence height. All similar accessory appurtenances, such as propane tanks, shall be similarly enclosed.
[4] 
Each application for multifamily residential development shall include provisions for the collection, deposition and recycling of recyclable materials. Each multifamily development must provide bins in convenient locations or locations in a common area as drop-offs for storing recyclables until collection occurs. The holding area(s) shall provide for truck access and loading. The holding area(s) be of sufficient size and contain other attributes such as signage and lighting as may be determined by the Municipal Recycling Coordinator.
[Added 5-6-2008 by Ord. No. 08-40]
(3) 
A recreation area to serve the needs of the anticipated project of the development should be provided and shall consist of at least the following:
(a) 
A fenced-off play lot, including play equipment such as swings, seesaws, etc., shall be provided. The fenced-off area shall be not less than 80 square feet per dwelling unit, with a minimum size of 2,500 square feet.
(4) 
Buildings, other provisions.
(a) 
Courtyards, whether open or closed, should maintain an average width of 50 feet with a minimum width of 35 feet. Passageways less than 25 feet in length leading through or between buildings to connect yards or courtyards shall not be considered to be courtyards.
(b) 
Each building should be surrounded by an open area extending a minimum distance of eight feet from its perimeter. No other building, buffer, street, drive or parking area should be within this area except when integral to interior parking.
(c) 
Passageways should be provided through or between buildings.
[1] 
A six-foot-wide passageway should be provided for pedestrian access every 175 feet.
[2] 
A 12-foot-wide passageway should be provided for pedestrian access every 300 feet.
[3] 
A 24-foot-wide passageway should be provided for vehicular access every 600 feet.
A. 
Site plan details are primarily for the use of the municipal agency to establish criteria required to make decisions and recommendations. The following documents shall be provided for a preliminary site plan review. In some circumstances, additional information beyond these may be required of the applicant; if so, these should be carefully indicated by the municipal agency as early in the proceedings as possible for the orderly presentation of the application for approval. The municipal agency shall also have the right to waive certain details if a specific request is made by the applicant and agreed to by the agency. Surveys, the general plan, grading and utility plans, landscaping plans, architectural plans and elevations may be indicated on separate drawings and documents.
(1) 
Give title, key map (at a scale of one inch equals 2,000 feet, two-inch square minimum) showing the location of development and the name and address of the record owner and/or development applicant and site planner preparing the site development plan.
(2) 
Indicate proposed use or uses of the land and buildings.
(3) 
Present site plans at an engineer's scale no smaller than one inch equals 50 feet or larger than one inch equals 20 feet. The size of sheets shall not exceed 36 by 24 inches.
(4) 
Scale and graphic scale.
(5) 
North arrow, in the same direction on all sheets.
(6) 
Submit survey of the property prepared by a licensed land surveyor of New Jersey, showing boundaries of properties, line of all existing streets and roads, easements, rights-of-way and areas dedicated to public use within 200 feet of the development. Also indicate on this sheet the North arrow, scale in feet and graphic scale, name and address and professional license number and seal of the person who prepared the survey.
(7) 
Give names of all owners of record of all adjacent properties, with lot and block numbers, parcel numbers and Tax Map numbers, within 200 feet of the property.
(8) 
Show existing and proposed buildings with dimensions showing with first-floor elevation, present and finished grade elevations at all corners and entrances. Present buildings and structures to be removed are to be indicated.
(9) 
Submit a topographic map to delineate existing contours at two-foot intervals, up to 10 feet beyond property lines, as well as proposed grading and contours, wooded areas, trees, (where six inches or greater in diameter measured two feet above ground level for the area to be disturbed), floodplain zone, ponds, streams and drainage ditches and any other geographical features.
(10) 
Indicate the location of all existing and proposed structures, i.e., walls, fences, culverts, bridges, roadways, etc., with grade elevations for each structure.
(11) 
Indicate existing zones of the development site and of any different zones within 200 feet of the property.
(12) 
The distance in feet from the property line (measured along the centerline of existing street abutting the property) to the nearest intersection.
(13) 
Show the boundaries of the property, building and setback lines, lines of existing streets, lots, reservations, easements and areas dedicated to public use.
(14) 
Indicate locations of all utility structures and lines, existing and proposed sanitary sewer/storm water drainage on site and any proposed sanitary sewer/storm water drainage improvements off site, as well as telephone, power and light, water, hydrant locations, sewer, gas, etc., whether privately or publicly owned, with manholes, inlets, pipe sizes, grades, inverts and directions of flow.
(15) 
Show location, size and nature of the entire lot or lots in question; of contiguous lots owned by the applicant or owner of record or in which the applicant has a direct interest, even though only a portion of the entire property is involved in site plan development. Provide on a key map, if necessary.
(16) 
Show all proposed easements and public and community areas.
(17) 
Indicate all means of vehicular ingress and egress to and from the site onto public streets, showing the size and location of driveways, curb cuts and curbing, sight lines and radii.
(18) 
Show location and design of off-street parking areas, showing their size, and the locations of internal circulation, traffic patterns, parking space, aisles, driveways, curbing, barriers and wearing surface finishes and construction.
(19) 
Show location, arrangement and dimensions of truck loading and unloading platforms and docks.
(20) 
Indicate provisions for refuse and garbage disposal. Ensure that areas are not exposed to view, are unpolluting, covered from weather and are secure from vandalism.
(21) 
Show provisions for screening storage of equipment, attached or separate from buildings.
(22) 
Indicate all existing or proposed exterior lighting (freestanding and/or on a building) for size, nature of construction, lumens, heights, area and direction of illumination, foot-candles produced, as well as time controls proposed for outdoor lighting and display.
(23) 
Note all existing and proposed signs and their sizes; nature of construction and location, height and orientation, including all identification signs, traffic directional signs and arrows, freestanding and facade signs and time control for sign lighting, if any.
(24) 
Indicate locations, dimensions and construction of off-site sidewalks, on-site exits, walks and sidewalks. Provision should be made for pedestrian safety, access-ways and, where necessary, a bicycle system and racking.
(25) 
Show proposed screening, green areas, landscaping and fencing, including a planting plan and schedule (sizes, types and number).
(26) 
Show improvements to adjoining streets and roads and traffic control devices necessary in streets or highways. Acceleration and deceleration lanes, paving, land dedication or acquisition for roads should be shown.
(27) 
Submit copies of any covenants and deed restrictions intended to cover any of the development site.
(28) 
Submit elevations, sketches, renderings or pictures of any new buildings or structures.
(29) 
Submit preliminary architectural floor plans and elevations, with the name, address, professional number and seal of the architect.
(30) 
Supply appropriate places for signatures and date of approval of the Chairman and Secretary of the municipal agency.
(31) 
In fire prevention, must show consideration for service lines, hydrants, Siamese connections, automatic sprinkler systems, no-parking fire zones and pavement and wall signs.
(32) 
Show dimensions of all of the above on the site plan so that the scaling will not be necessary.
(33) 
For multi-family residential developments, indicate whether the individual dwelling units will be offered for sale or for rent.
(34) 
Green Buildings Checklist.
(a) 
Sustainable Sites — The following checklist items relate to "sustainable building practices." Applicants are required to complete this portion of the checklist, but these checklist items are not required for submission.
[1] 
Site selection: Have you avoided development of inappropriate sites and reduced the environmental impact from the location of a building on a site?
[2] 
Development density and community: Is development in areas with existing infrastructure, protecting greenfields and preserving habitats and natural resources?
[3] 
Brownfield development: Are you rehabilitating damaged sites where development is complicated by environmental contamination, reducing pressure on undeveloped land?
[4] 
Alternative transportation - Public transportation access: Is development near public transportation sites?
[5] 
Alternative transportation - Bicycle storage and changing rooms: Do bicycle storage areas and changing rooms exist?
[6] 
Site development - Protect or Restore Habitat: Are you conserving existing natural areas and restoring damaged areas to provide habitat and promote biodiversity?
[7] 
Stormwater design - Quantity Control: Have you taken steps to limit disruption of natural water hydrology by reducing impervious cover, increasing on-site infiltration, reducing or eliminating pollution from stormwater runoff, and eliminating contaminants?
[8] 
Storm water design - Quality Control: Have you taken steps to limit disruption and pollution of natural water flows by managing stormwater runoff?
[9] 
Heat island effect - Nonroof: Have you provided shade, paving materials with a solar reflectance index of at least 29, or do you have an open grid pavement system OR are 50 percent of your parking spaces under cover?
[10] 
Heat island effect - Roof: Have you taken steps to reduce the amount of heat that is reflected off of your roof?
[11] 
Light pollution reduction: Have you taken steps to minimize light trespass from the building and site, reduce sky-glow to increase night sky access, improve nighttime visibility through glare reduction, and reduce development impact on nocturnal environments?
[12] 
Have you used building massing to gather wind for the dispersion of air pollutants?
[13] 
Have you used building massing to mitigate noise pollution?
[14] 
Have you used building massing and vegetated screening to gather wind for the filtration/dispersion of air pollutants?
[15] 
Have you used roof-top gardens and adjacent courtyards to mitigate air pollution and noise?
[16] 
Have you oriented the building(s) toward southern exposure?
[17] 
Have you created any rain gardens to manage storm water runoff?
[18] 
Have you sited taller buildings to minimize shadows on an open space and other buildings?
[19] 
Have you oriented open space to maximize winter solar exposure?
[20] 
Have you provided tree canopy cover and reduced hardscape for areas with high summer solar exposure?
[21] 
Have you minimized disturbed areas by limiting, clearing, and grading to a carefully described development envelope?
[22] 
Have you encouraged the growth of native and well-adapted species and eliminated the need for fertilization and pesticides?
[23] 
Have you reduced soil erosion?
[24] 
Have you promoted natural recharge and infiltration without the threat of surface contamination?
[25] 
Have you reduced runoff volumes and peak runoff rates?
[26] 
Have you linked landscape elements to form a continuous network of forage, water, and cover?
[27] 
Have you created "fingers" of habitat that reach into the urban landscape from the creek?
[28] 
Have you created zones that provide a diversity of habitat and shelter through layers of plant heights and types?
[29] 
Have you selected native plants that provide food and shelter for song birds, mammals, insects, etc?
(b) 
When Waterways Are Adjacent:
[1] 
Have you stabilized and protected slopes, water quality, and existing vegetation?
[2] 
Have you provided access via pathways, bridges, boardwalks, and concerns for safety?
[3] 
Have you provided connections to storm water systems, habitat networks, and pedestrian and recreation areas?
(c) 
Water Efficiency:
[1] 
Have you provided water efficient landscaping - reducing water needed for vegetation?
[2] 
Have you provided water efficient landscaping - no potable use or no irrigation?
[3] 
Have you increased the extent of on-site landscaping?
[4] 
Have you provided graywater systems?
[5] 
Have you provided blackwater systems?
(d) 
Materials and Resources:
[1] 
Have you provided for storage and collection of recyclables?
[2] 
Have you reused portions for the existing building, such as walls, floors, or roof?
[3] 
Construction waste management: Have you diverted construction waste from landfills?
[4] 
Have you reused five percent of the existing building?
[5] 
Have you reused 10 percent of the existing building?
[6] 
Do your building materials incorporate recycled content?
[7] 
Local/regional materials: Are building materials extracted, processed, and manufactured locally/ regionally?
[8] 
Rapidly renewable materials: Have you used rapidly renewable materials, such as bamboo, wool, cotton insulation, agrifiber, linoleum, wheat board, strawboard and cork?
[9] 
Use of certified wood: Have you used wood-based materials and products, which are certified in accordance with the Forest Stewardship Council's (FSC) Principles and Criteria?
[10] 
Have you used crushed gravel and concrete as a sub-base?
[11] 
Have you used saw cut concrete as dry-laid retaining walls, edging for planting beds, or unit pavers?
[12] 
Have you reused asphalt as a sub-base or aggregate?
[13] 
Have you re-used gravel and tar roofing materials from demolished building?
(e) 
Energy and Atmosphere:
[1] 
On-site renewable energy: Have you installed any renewable energy systems, such as photovoltaic (solar panels), geothermal, or other?
[2] 
Green power: Have you provided at least 35 percent of the building's electricity from renewable sources? (Renewable sources are as defined by the Center for Resource Solutions (CRS) Green-e products certification requirements.)
[3] 
Have you provided for opportunities for vegetated screens, awnings, overhangs, and adjustable shade structures on buildings with high summer solar exposure?
(f) 
Indoor Air Quality:
[1] 
Have you provided for up-draft ventilation and an air scoop, for natural ventilation?
[2] 
Have you incorporated under floor displacement ventilation?
[3] 
Have you oriented the majority of glazing to optimize day lighting potential and heat gain during the winter season?
[4] 
Have you oriented thermal mass (materials that absorb, store, and conduct heat) and insulation to take advantage of southern exposure, while blocking northern winds?
[5] 
Have you provided for rooftop gardens to reduce solar gain and insulate in winter?
[6] 
Have you provided atrium spaces?
[7] 
Have you provided shade structures, awnings, and overhangs?
[8] 
Do you have an internal heat recovery system?
[9] 
Have you provided photovoltaic integration?
[10] 
Have you separated mechanical spaces?
(g) 
Innovation and Design Process:
[1] 
LEED Accredited Professional Utilization: At least one principal participant of the project team shall be a LEED Accredited Professional (AP).
[2] 
Innovation in Design: Explain in writing, any additional actions you have taken to make the construction of your project energy efficient or to make your development energy efficient.
(35) 
Two digital disc copies of the finally approved site plan, which shall be submitted to the municipal agency.
[Added 5-19-2020 by Ord. No. 20-36]
Final site plan details are primarily a refinement of the preliminary details by providing final engineering and architectural information which will be classified as site plan construction details. Whereas preliminary site plan data may have been tentative, the final data shall be accurate.
A site plan shall be considered to be only an amendment of an approved plan and require an amended site plan fee if the square foot area being amended is 10 percent or less of the total square footage of the site. The plan shall be submitted in the same manner and shall meet all of the site plan requirements as if a new site plan. If the square foot area being amended is more than 10 percent, the plan shall be considered to be a new site plan and shall be submitted in the same manner as a new site plan and with the same fees.
If the site plan has not yet been approved and revisions are made as a result of recommendations of the municipal agency, additional fees shall not be required.