[Ord. #466; Ord. #584; 1972 Code § 73-1]
The title by which this Chapter shall be known is "The Site
Plan Regulations of the Borough of Brielle".
[Ord. #466; Ord. #584; 1972 Code § 73-1]
The purpose of this Chapter is to promote the public health, safety, morals, and general welfare; to secure safety from fire, flood, panic and other natural and manmade disasters; to provide adequate light, air and open space; to encourage the appropriate and effective expenditures of public funds by the coordination of public development with land use policies; to promote a desirable visual environment through creative development techniques and good civic design and arrangements; to promote the conservation of open space and valuable natural resources and to prevent urban sprawl and degradation of the environment through improper use of land; to encourage coordination of the various public and private procedures and activities shaping land development with a view of lessening the cost of such development to the more efficient use of land; and to encourage orderly development and design consistent with the purposes and standards of the Zoning, Chapter 21 of the Code of the Borough.
[Ord. #466; Ord. #584; 1972 Code § 73-1]
All procedures for the filing and administration of site plans shall be as stipulated in the Borough's Municipal Land Use Procedures, Chapter 20 of the Code of the Borough.
[Ord. #466; Ord. #584; 1972 Code § 73-1]
[Ord. #804, § 2; Ord. No. 833, § 2]
a.
Except as hereinafter provided, no building permit shall be issued
for any building or structure or enlargement of any building or structure
for any commercial, industrial or office building; multiple-dwelling
unit, condominium project or cooperative housing project; church,
synagogue or place of worship; or fraternal, religious or social recreation
building or structure unless a site plan is first submitted and approved
by the Planning Board, and no certificate of occupancy shall be given
unless all construction conforms to the approved plan. An abridged
site plan, however, may be submitted for structures where the Planning
Board determines that the proposed structure does not constitute any
major change from the site or create any deleterious effects on the
surrounding area, provided that the following conditions are met:
1.
Improvements to a building involving an alteration to a building
shall not exceed 1,000 square feet of area, as measured from the exterior
dimensions of the addition.
3.
The proposed construction shall not alter any internal driveways
or fire lanes as depicted on any previously approved site plan.
4.
There shall be no use or alteration of more than 10% of the existing
landscaping or any area designated for that purpose on a previously
approved site plan.
5.
There shall be no intrusion or elimination of any existing buffer
area or area designated for that purpose on a previously approved
site plan.
6.
There shall be no significant alteration of the existing drainage.
7.
The work involved shall not negate any conditions of the resolution
of a previously approved site plan except as set forth above. Further,
existing site conditions must be in full compliance with any previously
approved plan.
8.
No variance of any kind is required.
9.
This Code and all other applicable ordinances of the Borough shall
be fully adhered to.
10.
Proof shall be provided that no taxes or assessment for local improvements
are due or delinquent.
11.
More than one application for an abridged site plan may be submitted.
However, subsequent additions shall not exceed a cumulative total
area of 1,000 square feet.
b.
Prior to the issuance of a building permit pursuant to the conditions
set forth in paragraph a of this subsection, the applicant or property
owner shall be required to submit plans, application and an affidavit
signed under oath evidencing compliance with the above conditions
set forth in paragraph a of this subsection. These documents shall
be submitted to the Zoning Officer and the Secretary of the Planning
Board. The Planning Board and Zoning Officer shall review the submission
within 60 days of the date on which it is received by its Secretary
and shall notify the applicant and/or property owner of any objections
it may have with respect to compliance with the conditions set forth
above or the issuance of the permit. No building permit shall be issued
to the applicant during this sixty-day review period unless authorized
by the Planning Board. Upon approval, the Zoning Officer shall be
authorized to issue a building permit, provided that the applicant
has complied with all other applicable ordinances of the Borough.
In the event that any objection is not filed within the sixty-day
period aforesaid by the Planning Board, the submission shall be deemed
to have been approved by the Planning Board.
c.
Except as hereinafter provided, every change of use shall require
a site plan to be submitted and approved by the Planning Board. For
the purposes of this subsection, "use" shall be defined as a specific
nature or purpose for which a building is primarily occupied or maintained.
An applicant seeking a change of use may, however, be exempt from
this requirement, provided that the following conditions are met:
1.
The proposed use is listed as a permitted use in the particular zone and is otherwise a conforming use. Conditional uses may also be eligible under this procedure, provided that all conditions of Article X are met.
2.
No variance of any kind is required by the proposed change of use.
4.
The new use does not require the relocation and/or alteration of
any existing internal driveways or fire lanes.
5.
The new use will not increase operating hours.
6.
The new use does not require additional screening or buffer areas.
7.
The buffer or landscaping areas shall not be reduced or intruded
upon.
8.
Notice shall be given to all property owners within 200 feet of the
proposed change of any and all permitted uses. Notice shall be in
writing and served either personally (signed and dated, acknowledgement
required), or by certified mail, return receipt requested, upon the
aforementioned property owners. Affidavit of service together with
the original certified list, certified mail receipts and copy of the
notice shall be submitted with the application.
9.
The Property Maintenance Code and all other applicable ordinances
of the Borough of Brielle shall be fully adhered to.
10.
Proof is provided that no taxes or assessment for local improvements
are due or delinquent.
11.
Existing site conditions must be in full compliance with any previously
approved plan.
d.
Any applicant for a proposed change of use pursuant to the conditions
set forth in paragraph c above shall submit to the Zoning Officer
and Secretary of the Planning Board a sketch plat, application survey
and affidavit signed under oath evidencing compliance with the above
conditions set forth above in paragraph b of this subsection and/or
any other document or action as the Zoning Officer may request to
substantiate the applicant's claimed compliance. The Planning Board
shall review the submission within 60 days of the date on which it
is received by its Clerk and shall notify the Zoning Officer of any
objections it may have with respect to the claimed exemption from
the site plan requirements. No change of use permit shall be issued
to the applicant during this sixty-day review period unless authorized
by the Planning Board. Upon approval, the Zoning Officer shall be
authorized to issue a building permit provided that the applicant
has complied with all other applicable ordinances of the Borough.
In the event that any objection is not filed within the sixty-day
period aforesaid by the Planning Board, the submission shall be deemed
to have been approved by the Planning Board.
[Ord. #804, § 2]
a.
Conditions for Submittal. A minor site plan may be submitted for any development which requires site plan approval, unless otherwise exempted according to subsection 23-1.5 of this Chapter, and for which the following conditions can be met:
b.
Form and Content.
1.
The title block shall conform to N.J.S.A. 45:8-36, N.J.A.C. 13:40-1
and N.J.A.C. 13:4-2 and be entitled "Minor Site Plan of Lot _____,
Block _____."
2.
The date of the plan, along with all revisions, the scale and the
North point shall be noted.
3.
The layout of the proposed or existing building or structure, including
preliminary architectural floor plans and elevations, shall be included.
4.
A key map, showing the location of the tract with reference to surrounding
areas and existing street intersections, shall be included.
5.
The names and addresses of record owners and applicants, if different
than owners, shall be noted.
6.
Minor site plans shall be prepared by registered professional engineers,
registered architects, licensed land surveyors or licensed professional
planners registered in the State of New Jersey. The signature and
seal of the preparer of the plan shall be contained on each sheet.
7.
The location of all signs shall be included.
8.
The plan size shall be 11 inches by 17 inches, 24 inches by 36 inches
or 30 inches by 42 inches. An accepted scale of one inch equals 10
feet, 20 feet, 30 feet, 40 feet or 50 feet shall be used.
9.
All distances shall be given in feet and decimals of foot, and all
bearings shall be given to the nearest 30 seconds. The outbound error
of closure shall not exceed 1:10,000.
10.
The names of all owners of record of all properties within 200 feet
and the blocks and parcel numbers of the property as shown on latest
tax records shall be included. In addition, all adjoining structures
should be indicated on the site plan.
11.
Boundaries of the property, building or setback lines and lines of
the existing street, lot reservations, easements and areas dedicated
to public use, including grants, restrictions and rights-of-way, should
be included on a minor site plan.
12.
A copy of any covenants, deed restrictions or exceptions that are
intended to cover all or any part of the tract shall be included.
13.
A survey prepared by a licensed surveyor of the State of New Jersey
shall accompany the site plan and shall show the boundaries of the
parcel.
14.
The dimensions of all existing and proposed parking areas shall be
given.
15.
The proposed lighting, screening and landscaping shall be given.
16.
Where additional parking area is proposed, sufficient existing and
proposed spot grades shall be submitted to ensure adequate surface
drainage.
[Ord. #466; Ord. #584; 1972 Code § 73-2]
Each site plan submitted to the Administrative Officer shall
provide for the following:
b.
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.
c.
Adequate water supply, drainage, shade trees, sewerage facilities
and, other utilities necessary for essential services to residents
and occupants.
d.
Any area reserved for public use shall be of suitable size, shape
and location to serve its intended purpose.
e.
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 the New Jersey Revised Statutes 40:55D-1, et seq.
f.
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.
g.
Adequate protection and conservation of soils through the submission
of an "Erosion and Sedimentation Control Plan" to the Monmouth County
Soil Conservation District for review and approval to be additionally
approved by the Municipal Engineer for all site plans that disturb
5,000 square feet of land or more.
h.
Standards for the grading, improvement and construction of streets
or driveways and for any required walkways, curbs, gutters, street
lights, 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.
i.
Any off-tract water, sewer, drainage, or street improvement, or easements therefore, required as a result of land development shall be paid for by the developer on a pro-rata basis at the discretion of the Municipal Agency. The costs shall be determined in accordance with Article VIII, Section 24-8 of Land Subdivision, Chapter 24.
j.
All taxes and assessments against the site shall be paid prior to
any preliminary approval.
[Ord. #466; Ord. #584; 1972 Code § 73-3; Ord. #776]
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. Surveys,
the general plan, grading and utility plans, landscaping plans, architectural
plans and elevations may be indicated on separate drawings and documents.
a.
Site Plan Details.
1.
Give title, key map location of development and the name and address
of 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.
Site plans should be presented at a scale no smaller than one inch
equals 50 feet, nor larger than one inch equals 20 inches; size of
sheets should not exceed 36 inches by 24 inches.
4.
Scale and graphic scale.
5.
North arrow, in same direction on all sheets.
6.
Submit survey of the property prepared by a licensed 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 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 number, and tax map number 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 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 for the area to be disturbed) flood plains, ponds, streams
and drainage ditches, etc.
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 of the property line (measured along the centerline
of existing streets 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 storm water drainage on-site and on-tract and from buildings
and structures, 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.
Indicating provisions for refuse and garbage disposal. Insure 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 (free-standing
and/or on 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, free- Standing 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, 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.
Copies of any covenants and deed restrictions intended to cover any
of the development site should be submitted.
28.
Submit elevations, sketches, renderings, or pictures of any new buildings
or structures.
29.
Preliminary architectural floor plans and elevations should be submitted,
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, consideration must be shown for service lines,
hydrants, siamese connections, automatic sprinkler systems, fire zones,
"no parking" fire zones and pavement and wall signs.
32.
Show dimensions of all of the above on the site plan so that scaling
will not be necessary.
33.
Recyclable materials storage. For each site plan application for
commercial and industrial developments that utilize 1,000 square feet
or more of land, the applicant shall provide the Municipal Agency
with estimates of the quantity of mandated recyclable materials (including
but not limited to: newspaper, glass bottles, aluminum cans, tin and
bi-metal cans, high grade paper, and corrugated cardboard) that will
be generated by the development during each week. A separated storage
area must be provided to accommodate a one to four weeks accumulation
of recyclable material. The Municipal Agency may require the location
of one or more common storage areas at convenient locations within
the development.
[Ord. #466; 1972 Code § 73-4]
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.
