[Adopted 10-1-1975 as Ch. 107 of the 1975 Code]
The purpose of site plan review is to determine whether the proposed use, building, structure or addition to any building, structure or use will conform to the Revised Statutes; Chapter 205, Zoning; Part 1, Subdivision of Land, of this Chapter 178; and other applicable ordinances and requirements of the Township. Site plan review shall work towards the development of an aesthetically acceptable and well-ordered community serving the interest of the public health, safety and general welfare of the Township residents.
A.
Prior to the excavation, grading or clearing of land
for construction of or issuance of any permit by the Construction
Official or Zoning Officer of the Township for any building, structure
or use within the Township, with the exception of a single-family
dwelling in a residential zone, site plan approval for the proposed
building, structure or use must be obtained from the Planning Board
of the Township of Maple Shade and no certificate of occupancy shall
be issued nor shall occupancy take place until and unless all construction
and required improvements shall have been completed in conformity
with the approved site plan.
B.
Any change of use within the Township of Maple Shade
will void the previously issued certificate of occupancy and require
the issuance of a new certificate of occupancy. In addition, there
must be a new site plan review even if no new construction is planned
with the change of use. This new site plan review shall assure that
the existing facilities are adequate to handle any increased demands
upon the site imposed by the change of use. In the event an application
is filed for a waiver of site plan review, sufficient information
must be contained within the application for the Board to grant any
such approval.
[Amended 12-20-2006 by Ord. No. 2006-21; 3-9-2017 by Ord. No. 2017-02]
C.
All building permit applications for new construction
of single-family and multifamily residential dwellings must be accompanied
by a grading plan.
[Added 2-4-1998 by Ord. No. 1998-1;
amended 11-4-2009 by Ord. No. 2009-28]
(1)
The grading plan must show the following information:
(a)
Property lines and dimensions.
(b)
Roadway rights-of-way and cartways.
(c)
House location, dimensions, setbacks, first
floor elevation, basement floor elevation and garage elevation.
(d)
All existing or proposed drainage facilities,
water connections and sewer connections.
(e)
Existing and proposed elevations at all property
corners, building corners, high points, low points, adjoining roadways
and intermediate elevations, along property lines and/or off-site
spot elevations as may be necessary to determine the proposed drainage
patterns.
(f)
Adequate provisions to minimize erosion during
construction.
(2)
All grading plans must be prepared and sealed by a licensed professional
engineer. Following receipt of the grading plan, the Construction
Official will forward the grading plan to the designated Township
Engineer for review. The Engineer will review the plan and notify
the applicant of any required revisions. Final approved plans will
be forwarded to the Construction Official, at which time the building
permit can be issued. The Construction Official will oversee the grading
operations during his or her normal site inspections and may, from
time to time, request a site inspection from the Township Engineer.
Following completion of all grading and drainage work, the applicant
must file an as-built survey showing the final dwelling location,
building dimensions, building setbacks, all improvements and as-built
grading at the same locations as required for the proposed grading
plan and request a final inspection. If any apparent discrepancies
exist between the approved grading plan and actual construction, the
applicant will be notified and will be required to perform any necessary
site work. Following satisfactory performance of all work and satisfaction
of all billing for professional services rendered, the Construction
Official will issue the certificate of occupancy indicating that all
conditions of the grading plan have been satisfied. Failure to perform
according to the conditions of the grading plan will result in the
withholding of the certificate of occupancy.
[Amended 9-28-2017 by Ord. No. 2017-15]
(3)
The initial escrow deposit for professional grading plan (plot plan)
review and inspection services is $600. If curb and/or sidewalk installation
is required, an additional initial escrow deposit of $800 shall be
posted with the Township for inspection of curb and/or sidewalk construction.
Additional escrow payments may be required dependent upon the scope
of the work and the number of plan revisions requiring review.
[Amended 9-28-2017 by Ord. No. 2017-15]
[Amended 4-15-2009 by Ord. No. 2009-07; 7-25-2019 by Ord. No. 2019-16]
The purpose of the Site Plan Review Advisory Board (N.J.S.A.
40:55D-39.f) is to review and advise the Planning Board on site plan
applications.
[Amended 1-5-1977 by Ord. No. 1976-25]
A.
Preliminary approval.
[Amended 9-20-2000 by Ord. No. 2000-11; 4-15-2009 by Ord. No. 2009-07]
(1)
The applicant shall submit 12 copies of the site plan application and supporting documentation on or prior to the 15th day of any month to the Community Development Director for a determination of completeness, as defined in Chapter 22, Land Use Procedures, of this Code. The site plan shall be prepared and sealed by a registered New Jersey professional engineer and/or land surveyor and/or architect, as required by law.
(2)
Upon receiving an application for Planning Board Site Plan approval,
the Community Development Director may schedule the applicant to appear
at a Site Plan Review Advisory Board (SPRAB) meeting. The Planning
Board Engineer and/or a Planning Board member of the SPRAB may report
any recommendations to the Planning Board. The applicant is not required
to revise its plan until after Planning Board action at a public meeting,
as all recommendations of the Site Plan Review Advisory Board are
purely advisory.
[Amended 7-25-2019 by Ord. No.
2019-16]
(3)
Planning Board action.
(a)
The Planning Board shall take action on the
site plan at a public meeting of the Planning Board as follows:
[1]
If the application is for approval of a site
plan of 10 acres of land or less, the Planning Board shall grant or
deny preliminary approval within 45 days of the date of submission
of the complete application or within such further time as may be
consented to in writing by the applicant.
[2]
If the application is for approval of a site
plan of more than 10 acres of land, the Planning Board shall grant
or deny preliminary approval within 95 days of the date of submission
of the complete application or within such further time as may be
consented to in writing by the applicant.
(b)
Failure of the Planning Board to act within
the period prescribed shall constitute site plan preliminary approval.
(c)
Whenever the Planning Board shall grant approval
subject to conditions, a notation shall be made on the plat indicating
that "the approval of the site plan is subject to conditions as set
forth in the minutes of the Planning Board."
(d)
In all cases the recommendation of the Burlington
County Planning Board shall be given careful consideration in the
final decision of the Township Planning Board. If the County Planning
Board has approval authority pursuant to N.J.S.A. 40:27-6.6, its action
shall be noted on the plat, and if disapproved, two copies of the
reason for disapproval shall be returned with the plat. If either
the Township Planning Board or County Planning Board disapproves a
plat, the reason for disapproval shall be remedied prior to further
consideration. If approval is required by any other officer or public
body, the same procedure as applies to submission and approval by
the County Planning Board shall apply.
(4)
Planning Board approval.
(a)
The Planning Board shall either approve, approve
with conditions to which the Planning Board Engineer can certify compliance
or disapprove the site plan. In the event of a disapproval, the Planning
Board shall set forth its reasons for the rejection of the plan. Appeal
from the Planning Board's action shall be to the Township Council.
(b)
In the event that approval without condition
is granted to the plan by the Planning Board, one original tracing
signed by the Chairman of the Planning Board and the Planning Board
Engineer shall be supplied to the Community Development Director.
The same action shall be taken after all conditions have been met
on those plans approved with conditions. No building permit shall
be issued or construction commenced unless the site plan has been
approved or, in those cases where the plan is approved with conditions,
unless compliance with all conditions has been certified to by the
Planning Board Engineer. No certificate of occupancy shall be issued
nor shall occupancy take place until and unless all construction and
required improvements shall be completed in conformity with the approved
site plan and all conditions required as a part of said approval.
(5)
Preliminary approval of a site plan shall have the same effect upon the applicant as set forth in § 178-6E of Part 1, Subdivision of Land, of this chapter, with respect to subdivisions. The applicant shall submit a fee for engineering review if necessary, in an amount as set forth in a resolution adopted by the Township Council.
B.
Final approval.
(1)
The Planning Board shall grant final approval if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by § 178-22 and the conditions of preliminary approval.
(2)
Final approval shall be granted or denied within 45
days after submission of a complete application to the Community Development
Director or within such further time as may be consented to in writing
by the applicant. Failure of the Planning Board to act within the
period prescribed shall constitute final approval and a certificate
of the Secretary of the Planning Board as to the failure of the Planning
Board to act shall be issued on request of the applicant, and it shall
be sufficient in lieu of the written endorsement or other evidence
of approval herein required.
(3)
Whenever review or approval of the application by
the County Planning Board is required by N.J.S.A 40:27-6.6, the Township
Planning Board shall condition any approval that it grants upon timely
receipt of a favorable report on the application by the County Planning
Board or approval by the County Planning Board by its failure to report
thereon within the required time period.
(4)
Whenever the Planning Board shall grant approval subject
to conditions, a notation shall be made on the plat indicating that
"the approval of the site plan is subject to conditions as set forth
in the minutes of the Planning Board."
(5)
The zoning requirements applicable to the preliminary approval first granted, and all other rights conferred upon the applicant pursuant to Subsection A(4) above, whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval. If the applicant has followed the standards prescribed for final approval, the Planning Board may extend such period of protection for extensions of one year but not to exceed three extensions. Notwithstanding any other provisions of this Part 2, the granting of final approval terminates the time period of preliminary approval pursuant to Subsection A(4).
Site plan review shall consider but not be limited
to the following:
A.
The height, bulk, area and setback distances of all
building structures.
B.
The architectural design, including the appearance
of and materials used on the exterior faces.
C.
Parking and traffic control, including location and
material, and requirements for curbing, driveways, parking areas,
pedestrian walks and other requirements to protect the public health,
safety and welfare.
D.
Reasonable screening, at all seasons of the year,
of playgrounds, parking and service areas.
E.
Lighting of buildings, grounds and signs to assure
the elimination of any adverse effects on adjoining property owners
while simultaneously requiring adequate lighting for the proposed
development.
F.
Provisions for necessary utilities such as water supply,
sewers, gas and electric.
G.
The stormwater collection and disposal system.
H.
Noise abatement, odor and rodent control, trash and
garbage collection facilities.
I.
Provisions for incoming raw materials and outgoing
finished products together with outdoor facilities for storing same.
J.
Provisions for soil erosion control.
[Amended 1-5-1977 by Ord. No. 1976-25]
A.
Preliminary approval.
(1)
The site plan shall be a true and accurate plot plan
drawn to a scale of one inch equals 50 feet on a sheet 24 by 36 inches
or, in the case of areas over 50 acres, the plot plan may be drawn
to a scale of one inch equals 100 feet with the sheet size 30 by 42
inches, showing the exact size, shape and location of existing and
proposed buildings with all yard dimensions and the actual dimensions
of each lot to be built upon.
(2)
Setback dimensions shall be shown on the plan.
(3)
Applicable zoning. A key map, showing adjacent properties
and/or structures, covenants running with the land, existing deed
restrictions and the proposed use of the property shall be clearly
shown or exhibited in separate documentation.
(4)
Existing and proposed contour with intervals of one
foot where slopes are more than 3% but less than 15% and five feet
when 15% or more, as provided by the Planning Board Engineer.
(5)
The site plan shall include front, rear and side elevations
of the proposed buildings and structures.
(6)
The location and arrangement of vehicular accessways
and location, size and capacity of all parking and leading areas shall
be included.
(7)
Curbs, sidewalks, walkways and all other areas devoted
to pedestrian use shall be clearly delineated.
(8)
A complete landscape plan, including size and type
of all plans, shall be included.
(9)
Location of all utilities shall be shown, including
water supply, sewers, gas and electric services, lighting, illumination
and refuse storage area.
(10)
The storm drainage system shall be shown and
the applicant shall supply drainage calculations to substantiate the
size and location of the proposed storm drainage system.
(12)
Pavement construction details shall be shown.
(13)
Other information as required by the Planning
Board shall be shown.
B.
Final site plan shall be in accordance with the criteria set forth in Subsection A above with respect to preliminary site plans and shall set forth those conditions and requirements imposed by the Planning Board at the time of preliminary approval. The applicant shall submit a final site plan review fee in an amount as set forth by Township Council resolution.
[Added 4-15-2009 by Ord. No. 2009-07]
A.
Qualifications. An application will be reviewed as a minor site plan in the event that it requires plan approval pursuant to § 178-18 and in the event that it meets the following criteria:
(1)
There shall be no additions in curb cuts.
(2)
The paving increase is less than 10% more than
the existing paved area.
(3)
The site shall be surrounded by the similar
or more intense land uses.
(4)
Additions to an existing building shall be less
than 25% of the total usable floor area of the existing building.
(5)
There shall be a disturbance of less than 5,000
square feet of ground area.
B.
Requirements. All applicants for a minor site plan
shall submit the following:
(1)
Project description.
(2)
Twelve copies of plans.
(3)
Escrow and filing fees in accordance with this
Code.
(4)
Name of applicant, name of owner, name of preparer
of plan, date of plan, block and lot number, scale of plan (which
scale must be clearly discernible).
(5)
Landscaping plan.
(6)
Environmental impact data, which shall include
information with respect to the following:
(a)
On-site septic location, when last cleaned,
capacity and whether an increase in use is anticipated.
(b)
Groundwater, if on septic or if any underground
storage tank facilities are present on the site.
(c)
Potable water shall be tested for coliform and
nitrates if on a septic system.
(d)
Any major change in drainage patterns.
(e)
Solid waste produced from the subject application.
(f)
Stormwater calculations, if there shall be additional
impervious coverage.
(g)
Noise or air quality, where applicable.
C.
Approval of minor site plan applications shall be
in one stage rather than requiring preliminary and final approval.
The proposed construction submitted to the Planning
Board for site approval must be completed in all respects as provided
for hereinabove within two years from the date of approval of the
site plan by the Planning Board. Failure of the applicant to complete
construction within such period will nullify and void the site approval
heretofore granted for the premises as if no site approval had ever
been granted for the plans, and said applicant will be in violation
of this Part 2 if any construction or excavation is undertaken or
continued after the expiration of the two-year period from the date
of approval. The Planning Board may upon good cause shown extend the
reasonable period of time in order to avoid undue hardship and unfairness.
At the time of the submission of the site plan, the applicant shall pay a fee and shall deposit escrow review funds in accordance with Chapter 88, Fees. Prior to commencement of construction and/or prior to the granting of final approval or as a condition of final approval, the applicant shall deposit in escrow the professional inspection funds required by Chapter 88, Fees.
