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.
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:
(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.
