[Amended 4-14-1992 by Ord. No. 92-05-426]
Upon applying to the Zoning Officer for a zoning or occupancy
permit or upon applying to the Planning Board for any conditional
use permits or for any variances for all the uses of land within the
borough, other than single- and two-family dwellings and their customary
accessory uses or signs and alterations or renovations where there
is no change, enlargement or diminution of an existing use, the applicant
shall submit with said application 12 copies of a site plan.
[Amended 4-14-1992 by Ord. No. 92-05-426]
A site plan shall be a true and accurate plot plan drawn at
a scale not smaller than one inch equals 50 feet and not larger than
one inch equals 10 feet, shall be consistent with the sizes permitted
under the New Jersey Map Filing Law (P.L. 1960, c. 141 (See N.J.S.A.
46:23-9.9 et seq.)) and shall include and show the following information
[maximum sheet size, 24 by 36 inches]:
A.
The name and address of the applicant and the owner and the name,
address and title of the person preparing the plan, maps (including
appropriate map titles) and accompanying data.
B.
An appropriate place for the signatures of the Chairman and Secretary
of the Planning Board and, where applicable, the County Engineer and
County Planning Board Secretary.
C.
The Municipal Tax Map lot and block numbers of the lot or lots shown
on the plan, tax sheet number (if applicable) and key location map.
The owners within 200 feet of the lot or lots, along with a small
key map giving the general location of the tract to the remainder
of the community, shall also be included.
D.
The date the map was prepared and subsequent revision dates, together
with a notation describing the substance of each revision, scale (including
a graphic scale) and North arrow.
E.
The zone district in which the lot or lots are located and a schedule
of the zone requirements, indicating how the project compares to that
schedule.
F.
All existing and proposed setback dimensions, landscaped areas, trees
over six inches in diameter (unless waived by the Planning Board)
fencing, flood hazard areas based upon one-hundred-year storms and
all dimensions and areas needed to confirm conformity to the Zoning
Ordinance, such as but not limited to building area, lot lines, setbacks,
buffers and yard areas.
G.
All existing and proposed signs and lighting standards, utility poles
and their size, type of construction and location.
H.
The existing and proposed principal building or structure and all
accessory buildings or structures, if any, and finished grade elevations
at all corners of said buildings. The size, height, location, arrangement
and use of all existing and proposed structures and signs shall also
be indicated, including proposed total building coverage in acres
or square footage and percent of the lot coverage, with an architect's
scaled elevations of the front, side and rear of any structure, and
a sign to be erected or modified to the extent necessary to apprise
the Planning Board of the scope of the proposed work. Any existing
structures on the site shall be identified either to remain or to
be removed. There should also be a description of the proposed use,
which would include the number of employees, number of shifts to be
worked, any type of truck traffic, with particular emphasis on noise,
glare, vibration, heat, odor, air and water pollution, safety hazards,
outdoor storage of materials, any screening and anticipated expansion.
Floor plans should be submitted where multiple-dwelling units or more
than one use are proposed that have different parking standards.
I.
Existing topography based upon New Jersey Geodetic Control Survey
data and proposed grading with a maximum of two-foot contour intervals
where slopes are less than 10%. Where slopes are greater than 10%,
the maximum contour interval may be five feet.
J.
The location, type and size of all existing and proposed streams
and easements and flood hazard areas based on one-hundred-year storms,
catch basins, storm drainage facilities and utilities, together with
all required design data supporting the adequacy of the existing or
the proposed facility to handle future storm flows.
K.
The location, type and size of all existing and proposed curbs, sidewalks,
driveways, fences, retaining walls, parking space areas and the layouts
thereof, together with the dimensions of all the foregoing on the
site in question and within 100 feet of said site.
L.
The location, size and description of all existing and proposed rights-of-way,
easements and other encumbrances which may affect the lot or lots
in question and the location, size and description of any lands to
be dedicated to the borough or to the County of Ocean. The total tract
acreage to 1/10 of an acre and a boundary survey of the tract, certified
by a licensed land surveyor, shall also be provided. In addition,
existing and proposed streets and street names should be indicated
on the map.
M.
The location and size of the entire lot or lots in question and any
contiguous lots owned by the applicant or in which the applicant has
a direct or indirect interest, even though only a portion of the entire
property is involved in the site plan for which approval is sought,
with a description of the interest of the applicant in each of said
lots; provided, however, that where it is physically impossible to
show such entire lot or lots or contiguous lots on one map, a key
map thereof shall be submitted.
N.
The location, names and widths of all existing and proposed streets,
including cross sections and profiles abutting the lot or lots in
question and within 200 feet of said lot.
O.
Any and all other information and data necessary to meet any of the
requirements of this chapter or other borough ordinances not listed
above.
P.
The signature and seal of a licensed land surveyor and/or professional
engineer and/or architect licensed to practice in the State of New
Jersey and responsible for the preparation of the site plan.
[Added 9-12-2007 by Ord.
No. 07-08-653]
A.
Information required for all variances and approvals under N.J.S.A.
40:55D-34, and for single- or multifamily residential construction
on conforming lots not requiring variances:
(1)
Disclosure affidavit required by N.J.S.A. 40:55D-1 listing the
names and addresses of all stock-holders or individual partners owning
at least 10% of the stock of any class;
(2)
As a condition for any approval required under this act, no
taxes or assessments for local improvements or liens may be due or
delinquent on the property for which the application is made. The
Tax Collector will provide proof that no taxes or assessments for
local improvements or liens are due and delinquent prior to approval;
(3)
Affidavit of ownership. If the applicant is not the owner the
applicant's interest in the land as tenant, contract purchaser, lien
holder, etc. with the consent of the landowner annexed.
B.
Technical checklist:
(1)
For additions or improvements to existing single-family, multifamily,
owner-occupied houses or rental structures 10 copies of a plot plan
of the property in question based on a survey prepared by a licensed
land surveyor containing sufficient information regarding the application
drawn to scale and showing all applicable setbacks, lot size, lot
coverage, distance to adjacent structures and other bulk requirements.
(2)
For all other applications, 10 copies of a plot plan of the
property in question prepared by a licensed land surveyor or engineer
containing the following information:
(a)
Drawn to an appropriate scale but not greater than one inch
equals 50 feet and not to be combined with the 100-foot radius map.
(b)
Clearly depicted on a sheet size no smaller than 8 1/2
inches by 11 inches.
(c)
Including a current survey of the property with the lot, metes
and bounds and the direction and distance to the nearest intersecting
street.
(d)
All existing or proposed easements and/or lands dedicated to
public use.
(e)
All existing and proposed buildings and structures with all
dimensions, height, lot coverage and with front, side and rear yard
set back dimensions indicated and with required setback lines shown.
(f)
All buildings and structures located on all adjacent properties
with dimension and setbacks noted.
(g)
Locations of doors and windows of each abutting side of building(s)
adjacent to the property in question.
(h)
Any existing or proposed sidewalks and driveways as well as
their composition.
(i)
The name of the street(s) and the composition and width of the
surface of the street(s) which the lots abuts.
(j)
Sufficient street elevations (center line, gutter and top of
curb, if applicable) and existing and proposed lot elevations, specifying
those for the finished first floor and garage floor elevations of
the proposed structure related to the abutting street elevations.
The lowest floor of any structure, including the garage, first floors
and any floor intended as usable space (other than area conforming
to the definition set forth in the IBC and IRC Code, Uniform Construction
Code) according to the NAVD88 (North American Vertical Datum of 1988)
and the source of the datum so noted with bench mark noted on the
plan.
(k)
Drainage flow arrows shall be provided to clearly depict the
directions of stormwater runoff.
(l)
Grading or the creation of sump conditions on adjacent lots
will be shown, together with permission granted by the owner of said
adjacent lots.
(m)
The limits of clearing and soil disturbances, and any trees
to be saved.
(n)
The location of any freshwater wetlands or a statement on the
plan that none exist.
(3)
A 200-foot radius map showing the structures and uses and the
relationship to all affected lands, structures and the property in
question. The plan shall be notarized, if prepared by the applicant
as to the truthfulness and accuracy thereof or be certified by an
engineer or land surveyor licensed to do business in the State of
New Jersey. No combined plot plan and 200-foot radius maps will be
accepted.
(4)
Plans or renderings for the intended use or variance showing
any building or structure to be erected, with an elevation of each
side of the building being shown; if a new principal structure is
proposed, including a structure on an undersized lot, complete set
of detailed building plans that demonstrate compliance with the building
code and adequately describe its appearance so as to allow the Board
to determine that the appearance is compatible with the character
of the neighborhood.
(5)
A certified list of the property owners within 200 feet of the
subject property.
(6)
Form of notice to be mailed to property owners within 200 feet
of the subject property.
(7)
Photographs of all structures within 200 feet, mounted with
explanations as to locations, direction of view, lot and block.
C.
The following additional information shall be required for currently
undeveloped properties which require variances by virtue of being
undersized:
(1)
Information in the form of title binders or similarly constructed
documents which clearly trace the chain of ownership of the property
from the adoption of the Zoning Ordinance which made the property
nonconforming. All documents shall be duly signed and sealed by the
owner, purchaser and/or applicant and shall be witnessed by a notary
public of the State of New Jersey.
(2)
Contract for sale of the property should it have been recently
purchased.
(3)
Verification from the Pine Beach Sewer Department and Pine Beach
Water Department that potable water and sanitary sewer lines are available
to the property or that alternative means are proposed for sewage
disposal or potable water service.
(4)
A detailed landscape plan of the property illustrating the type,
size and location of vegetation to remain as well as that to be planted.
Details of the merchaims for the retention of trees and planting of
vegetation along adjoining property line shall be included.
(5)
Complete design plans for retaining walls, including all construction
details, design calculations, soil borings and soil data verified
by a New Jersey licensed professional engineer (if applicable).
(6)
Four copies of a detailed grading and stormwater management
plan prepared by a licensed professional engineer prepared in accordance
with the following standards:
The plan shall be accompanied by a certification from a New
Jersey licensed professional engineer that the plan has been prepared
by him, and include all the hereinafter listed items. Said certification
shall further set forth that the proposed grading and floor elevation
will not detrimentally impact upon any adjoining property owner. If
applicable, said certification shall further set forth that said plan
conforms to an approved site grading plan or, if not, that the changes
are not significant to that approval and will in no way further impact
adjoining properties. Further, the certification shall set forth that
the plan provides for the proper on-site runoff that is adequate to
prevent ponding, sewer erosion and positive drainage away from the
proposed building construction and the new stormwater rules regarding
groundwater recharge.
The map prepared shall be based on survey measurements, and
must contain the following:
(a)
Drawn to scale of not more than one inch equals 10 feet or less
than one inch equal 50 feet.
(b)
Show the location of all new construction and all existing structures
on the site.
(c)
Distances from lot lines to existing structures, adjacent structures
and proposed improvements.
(d)
Zoning setback lines to establish buildable area available for
development.
(e)
Property lines and dimensions based upon the deed of record,
filed map of record or current outbound survey.
(f)
Building dimensions of existing structures and proposed alterations.
(g)
Existing and proposed contour lines, with reference datum to
NAVD88 and bench mark for the tract upon which the dwelling or other
structure is to be constructed. Contour lines shall be at one foot
intervals along each street center line, edge of pavement or stormwater
gutter, at the top of a curbline and extend for 50 feet either side
of the property in question with spot elevations at each corner at
fifty foot intervals.
(h)
Proposed spot elevations shall be provided at the corners of
proposed structures or structural appurtenances, first floor elevations
for dwelling and garages, driveways, sidewalks, curbing, swales, and
graded areas.
(i)
Total area of the tract and the total area upland or buildable
areas.
(j)
Gross floor area of the proposed improvements.
(k)
The floor area of various uses on the premises.
(l)
The percentage of lot coverage.
(m)
The existing and proposed sidewalk, curb and fence locations,
including the type of material to be used for the construction of
each.
(n)
The existing and proposed driveway locations and the type of
material to be used.
(o)
The location and identification of flood zones, conservation
easements and wetlands areas.
(p)
The location and identification of all utility, drainage, sight
triangle and other easements affecting the development of the tract.
(q)
The area reserved for proposed and future septic/well facilities,
if applicable.
(r)
Precise stormwater flow direction arrows must be provided for
both on-site and off-site conditions.
(s)
Location of all existing utilities and proposed connections
thereto, and any required utility relocations.
(t)
The width of street rights-of-way, the width of street pavements
and the material composition of the street surface.
(u)
A north arrow shall be shown.
(v)
If a dwelling is to be constructed, provide finish floor grades
of house and garage and description of house style (ranch, bi-level,
two-story) and critical grade that applies.
(w)
Describe building to be constructed, basement, crawl space or
slab construction and provide architectural elevations to adequately
describe its appearance.
(x)
Delineate limits of lot clearing.
(y)
Road opening permit from the Borough Department of Public Works,
permit required if approved.
(z)
Indicate utility connections to the Borough of Pine Beach Sewer
Department and Pine Beach Water Department infrastructure lines, permits
required if approved.
(aa)
Septic system approval from the Ocean County Health Department,
if applicable.
(bb)
Army Corps of Engineers and NJDEP approved wetlands and wetlands
buffer delineation, if applicable.
(cc)
The lot(s) shall be graded in accordance with the following
design criteria:
[1]
The land shall be graded so that the stormwater
from each lot shall drain directly to the street. If not possible
to drain directly to the street, it shall be drained to a system of
interior yard drainage approved by the Borough Engineer.
[2]
The minimum slope of the yard surface shall be
1/4 inch per foot or 2% away from the proposed building toward the
lot's property line.
[3]
The maximum grade for lawns and disturbed areas
within five feet of a building shall be 10% and for lawns more than
five feet from a building, 25%, except for the driveway, the maximum
grade of which shall be 10%.
[4]
The minimum slope for drainage swales shall be
1 1/2%.
[5]
Proposed contours shall, in the case of an approved
subdivision, be consistent with an overall grading and drainage plan.
In the case of an individual lot, the proposed contours shall meet
existing contours at, or within, the property lines of the lot in
questions. In any event, the proposed grading of the lot shall not
disturb nor change the existing drainage pattern of adjacent lots.
Drainage flow arrows shall be provided to clearly depict the direction
of stormwater runoff. No sump conditions shall be created and no grading
on adjacent lots shall be permitted unless said adjacent lots are
being concurrently developed as part of a subdivision by the same
developer/builder or unless permission has been granted by the owner
of said adjoining lot.
D.
Foundation as-built plan (all construction). Prior to framing inspection,
placing the modular units or prefab unit the foundation as constructed,
the New Jersey licensed land surveyor shall submit to the Zoning Officer
four copies of a plan showing the setbacks and elevations as to said
as-built foundation and specifically showing the top of block elevation
and any other critical floor elevation.
E.
Final as-built plan (all construction). Prior to the issuance of
a certificate of occupancy, the Zoning Officer shall require four
copies of an As-Built Plan be submitted. The plans utilized for a
request for Certificate of Occupancy, accompanied by a copy of the
initial review plans, shall be reviewed by the Borough Engineer, who
will, in addition to said review, cause an on-site inspection and
submit a written report to the Zoning Officer and Construction Official
as to the status of all improvements required and as-built conditions
that conform satisfactorily to the approved plans or, if not, report
that same neither satisfies the intent of the procedural outline herein
or does not conform.
The As-Built Plans shall show the following:
(1)
Property line and dimensions.
(2)
Existing elevations of the lot and adjacent roadway, as well
as contours and critical spot elevations to clearly define surface
flow.
(3)
Finish floor grades of house and garage and description of house
style (ranch, bi-level, two story) and critical grade that applies.
(4)
All setbacks for structure.
(5)
Describe building constructed: basement, crawl space or slab
construction.
(6)
Where applicable, sufficient information to show any impact
on adjoining properties if any.
(7)
All completed improvements such as walks, drives, curbs, landscaping,
etc., shall be shown.
F.
Fees (all construction). Unless covered under minor subdivision,
major subdivision or site plan:
[Added 9-25-1995 by Ord.
No. 95-13-477]
[1]
Editor's Note: The Development Plan Checklist is included as an attachment to this chapter.
The Planning Board shall review the site plan and proposed development
to determine that said plan and development will comply with this
chapter and other ordinances of the borough and other applicable laws
and will conform to the Master Plan and other land use standards and
regulations established by the borough and its boards and agencies.
In making such determinations, the Planning Board shall consider:
A.
The height, bulk and area of the buildings.
B.
The setback distances from all property lines and spacing of buildings
on the site.
C.
The size, location and type of signs.
D.
The size, location, construction and proposed improvement of all
buffer strips, screening and areas to be landscaped.
E.
The size, location and arrangement of all off-street parking areas
and loading areas.
F.
The relationship of the proposed development to the existing buildings
and structures in the general vicinity and area.
G.
The lighting of buildings, signs and grounds.
H.
The proposed number of shifts to be worked and the maximum number
of employees on each shift and/or the hours of operation for a commercial
use.
I.
The effect of the proposed use and development upon the environment.
J.
The relationship of the proposed project to the health, safety and
general welfare of the public and the effect which said project would
have upon the Master Plan or land use standards adopted by the Planning
Board.
The following performance standards shall be observed in the
consideration of a site plan approval:
A.
The proposed use or development shall be consistent with the Master
Plan or land use plan of the borough as adopted by the Planning Board.
C.
Adequate access and off-street parking and loading facilities for
employees and visitors shall be provided for all commercial uses.
D.
Suitable fencing, where necessary for health and safety, or screening
and landscaping or other buffer areas shall be provided as may be
required in order to maintain the character and good appearance of
the site and the neighborhood.
E.
No operation shall be permitted or be carried on in such a manner
as to unreasonably endanger life or property or cause or be likely
to cause fire, explosion, radiation and similar hazards or produce
objectionable smoke, heat, glare, vibration or noise, irrespective
of whether the same is confined within the premises covered under
the site plan or beyond any property lines thereof.
F.
The storage of all raw materials, fuels, finished products, machinery
and equipment, including company-owned or -operated trucks and motor
vehicles, that are not within an entirely enclosed building, shall
be limited to side or rear yards, provided that the same are adequately
screened so as not to be visible from the street or from adjoining
residential properties.
G.
The emission of noxious, toxic or corrosive fuel, gases or odors
or the exhaust of waste, dust or other substances beyond safe levels
shall not be permitted.
The Planning Board may require as a condition of site plan approval that the applicant install improvements to the site, including but not limited to curbs, sidewalks, drainage facilities, utilities, roadways, buffer plantings, site stabilization, lighting and other items that may be required by the Borough Engineer and/or the Planning Board and in connection therewith may require the posting of a suitable performance guaranty with the borough in accordance with § 175-73 of this chapter.
[Amended 4-12-2001 by Ord. No. 01-02-548]
A.
The Planning Board, where applicable pursuant to the Municipal Land
Use Law, (See N.J.S.A. 40:55-1 et seq.) shall either approve, approve
with conditions or disapprove the site plan. In the event that the
Board disapproves the site plan, the reasons for its disapproval shall
be stated in writing.
B.
Any interested party may appeal to the governing body any final decision
of the Planning Board which approves an application for development
pursuant to N.J.S.A. 40:55D-70. Such appeal shall be made in accordance
with the provisions of N.J.S.A. 40:55D-17. The appeal shall be made
within 10 days of the date of the publication of the final decision
of the Board.
