Site plan review and approval shall be required before any change of use, or before any excavation, removal of soil, clearing of a site or placing of any fill on lands contemplated for development, and, except as hereinafter provided, no building permit shall be issued for any building or use, or reduction or enlargement in size or other alteration of any building or change in use of any building including necessary structures unless a site plan is first submitted and approved by the reviewing board and no certificate of occupancy shall be given unless all construction and development conform to the plans as approved by the reviewing board.
A. 
Site plan approval shall not be required for any detached one- or two-dwelling-unit buildings or any uses accessory thereto, such as a private garage or storage shed incidental to residential uses; but this shall not limit the requirements for submission and approval of subdivision plats as otherwise required by Township ordinances.
B. 
The Land Use Board has the jurisdiction to waive site plan approval under certain circumstances. The Land Use Board Engineer shall issue a report making a recommendation in regard to an application for site plan waiver. The Land Use Board may waive site plan approval requirements if the construction or alteration or change of occupancy or use does not affect existing circulation, drainage, relationship of buildings to each other, landscaping, buffering, lighting and other considerations of site plan review.
[Amended 10-22-2012 by Ord. No. 2012-10]
C. 
An application for approval of site plan waiver shall be submitted to the Land Use Board. The applicant shall submit five copies of the application along with a survey prepared by a licensed land surveyor indicating the existing lot lines and all existing structures and buildings as well as such other information as the Land Use Board Engineer may require. The applicant shall also submit an application fee of $250 and an initial escrow fee of $750.
[Added 10-22-2012 by Ord. No. 2012-10]
In reviewing any site plan, the board shall consider:
A. 
Circulation.
(1) 
Pedestrian and vehicular traffic movement within and adjacent to the site shall be reviewed with particular emphasis on the provision and layout of parking areas, off-street loading and unloading, movement of people, goods and vehicles from access roads, within the site, between buildings and vehicles and particularly fire-fighting and emergency equipment.
(2) 
The appropriate Township body shall require that all parking spaces are usable and are safely and conveniently arranged. Access to the site from adjacent roads shall be designed so as to interfere as little as possible with traffic flow on these roads and to provide vehicles with a rapid and safe ingress and egress.
B. 
Building layout. The design and layout of buildings, streets, drives, and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection, impact on surrounding development and contiguous and adjacent buildings and lands, and preservation of existing natural resources.
C. 
Lighting. Adequate lighting shall be provided to insure safe movement of persons and vehicles and for security purposes. Lighting standards shall be a type approved by the Planning Board in accordance with the design standards of Article X. Directional lights shall be arranged so as to eliminate glare and reflection on adjacent properties.
D. 
Buffering. Buffering shall be located around the perimeter of the site to minimize effects of vehicles, noise, light from structures, the movement of people and vehicles, and to shield activities from adjacent properties when necessary. Buffering may consist of fencing, evergreens, shrubs, bushes, deciduous trees or combinations thereof to achieve the stated objectives.
E. 
Landscaping. A landscaping plan shall be provided as part of the overall site plan design and integrated into building arrangements, topography, parking and buffering arrangements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and pavement materials as set forth in this chapter.
F. 
Signs. Signs shall be designed so as to be aesthetically pleasing, harmonious with other signs on the site, and located so as to achieve their purpose without constituting hazards to vehicles and pedestrians and shall be in accordance with the applicable provisions of the Township ordinances.
G. 
Drainage, water and sewers. Storm drainage, sanitary waste disposal, water supply and garbage disposal shall be reviewed and considered. Particular emphasis shall be given to the adequacy of existing systems and the need for improvements, both on-site and off-site, to adequately carry runoff and sewage and to maintain an adequate supply of water at sufficient pressure.
H. 
Garbage disposal. Garbage disposal shall be adequate to insure freedom from vermin and rodent infestation. All disposal systems shall meet state and municipal requirements as to installations and construction, including Township health ordinances.[1]
[1]
Editor's Note: See Part II, Board of Health Legislation, of this Code.
I. 
Environmental impact. Environmental elements relating to soil erosion and sediment control as contained in Township ordinances, preservation of significant structures of historical or architectural importance to the Township, preservation of trees, protection of watercourses and resources, noise, topography, soil and animal life shall be reviewed and the design of the plan shall minimize any adverse impact on these elements.
J. 
Zoning compliance. The development shall be consistent with the provisions of the Township zoning ordinances,[2] including but not limited to height, minimum lot area, and mandatory open spaces, except where application is being made for a variance.
[2]
Editor's Note: See Ch. 190, Zoning.
K. 
Design standards. The design standards contained in Article X herein shall be followed unless the board grants an exception therefrom pursuant to § 131-17.
L. 
Taxes. All taxes and assessments against the site shall be paid prior to any preliminary approval.
M. 
Recycling. All site plans shall be prepared to include an area for the storage and pickup of recyclable materials. All site plans for the construction of 25 or more units of multifamily residential housing and any commercial or industrial development proposal for the utilization of 1,000 square feet or more of land shall include separate specific facilities for the separation, collection and pickup of recyclable materials on or within the site. The provisions of Chapter 144, Solid Waste, Article I, Recycling, of this Code shall be complied with.
A. 
The applicant shall file, at least 14 days before the date of the regular public monthly meeting of the Planning Board, eight certified copies of a site plan and three copies of an application for site plan review, together with all other plans, drawings, and documentation required herein or by any rule of the Planning Board, with the Township Clerk.
(1) 
The applicant shall obtain all necessary forms from the Township Clerk.
(2) 
The Secretary of the Board shall inform the applicant of the steps to be taken to initiate applications and of the regular meeting dates of the Board.
B. 
A fee shall accompany the application in the amount set forth in Article VII.
C. 
The applicant shall file an application with the County Planning Board of the County of Sussex together with four copies of the site plan and one copy of the Township application for site plan approval.
A complete application for preliminary approval shall also consist of the following:
A. 
A properly completed site plan application form.
B. 
The required fees.
C. 
Eight copies of the site plan prepared and certified by a licensed civil engineer or surveyor on which the following is set out:
(1) 
A survey of the subject property, the scale of which shall not exceed one inch equals 50 feet.
(2) 
Locator map showing the nearest roads and intersections.
(3) 
All existing structures, wooded areas and topography with two-foot intervals, except where the slope exceeds 25%, in which case contour intervals may be 10 feet, along with proposed grading and contours.
[Amended 2-28-2006 by Ord. No. 2006-7; 5-29-2007 by Ord. No. 2007-7]
(4) 
All lot lines, dimensions and area in square feet and owners of lots within 200 feet of the site and locations of all structures within 100 feet of the property and, for plans with areas greater than 50 acres, owners within 500 feet and structures within 200 feet.
(5) 
The location and designation of streams, ponds, brooks, national wetlands, floodplains, and other natural features, sidewalks, driveways, streets, easements, watercourses and right-of-way, existing and proposed, showing size and locations, curbing, sightlines and radii, and the location of existing and proposed property lines, buildings, watercourses, railroad, bridges, culverts, drain pipes, and any natural features such as wooded areas and rock formations. Streets and driveways in the development shall be of sufficient width and suitable grade and suitably located to accommodate prospective traffic and to provide access for fire-fighting and emergency equipment to buildings and coordinated so as to compose a convenient system consistent with the official map and the circulation element of the Master Plan, and so oriented as to permit, within the limits of practicability and feasibility, the buildings constructed thereon to maximize solar gain.
(6) 
Existing zones of the development site and of any different zones within 200 feet of the property and, for plans with areas greater than 50 acres, owners within 500 feet and structures within 200 feet.
(7) 
Title, key map location of development and the name and address of record owner and development applicant and tax map lot and block and site planner preparing the site development plan.
(8) 
Proposed use or uses of the land and buildings, "including a description of industrial process to be carried out."
(9) 
Scale and graphic scale.
(10) 
North arrow, in same direction on all sheets exclusive of architectural plans.
(11) 
Utility and drainage plan details and calculations, existing and proposed.
(12) 
Preliminary architectural plans showing front view or front elevation of the proposed structure's or structures' first floor and finished grade elevations at all corners and entrances and locations of structures with areas, setbacks, side lines and rear yard distances.
(13) 
Preliminary plans for parking, lighting, loading, signs, landscaping, buffering, etc., with dimensions of parking lot, parking spaces, loading areas, access drives, traffic circulations, types of surface, paving and curbing, lighting specifications and radius of light source, and specific type of landscaping and garbage disposal in conformance with the design standards shown in Article X, and plans for model homes as set forth in Subsection C(26) of this section.
(14) 
Any off-tract improvements necessitated by the proposed development.
(15) 
A copy of the soil erosion and sedimentation control plan, required by Chapter 136 of this Code.
(16) 
All existing or proposed exterior lighting, freestanding and/or on building, for size, nature of construction, lumens, heights, area and direction of illumination, radius of light source, footcandles produced, as well as time controls proposed for outdoor lighting and display.
(17) 
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.
(18) 
Landscape plan, which shall be signed by a licensed landscape architect.
(19) 
Environmental impact statement in accordance with Article IV.
(20) 
Comparative table of zoning requirements and development proposals.
(21) 
The site plan shall include, within the limits of practicability and feasibility, provisions for the conservation of energy and use of renewable energy sources, pursuant to the provisions of N.J.S.A. 40:55D-41(e).
(22) 
The proposed location of all drainage, sewage and water facilities and fire protection facilities, with proposed grades, sizes, capacities and types of materials acquired or required across adjoining properties. The method of sewage and waste disposal and waste incineration, if any, shall be shown, and percolation tests from sufficient locations on the site to allow a determination of adequacy by the Township Board of Health where septic tanks and leaching fields are proposed and permitted shall be included. Such plans shall be reviewed by the Township Engineer, with recommendations to the Planning Board. In some circumstances additional information beyond these may be required of the applicant. If so, these should be carefully indicated by the reviewing board as early in the proceedings as possible for the orderly presentation of the application.
(23) 
A written description of the proposed operations of the building or buildings, including the number of employees or members of nonresidential buildings; the proposed number of shifts to be worked and the maximum number of employees on each shift; expected truck and tractor-trailer traffic; emission of noise, glare, air and water pollution; safety hazards; and anticipated expansion plans incorporated in the building design. If the use is located in the industrial zone district, describe in detail all processes and manufacturing or assembling or fabricating to be conducted on site.
(24) 
If applicant plans to warehouse, store, wholesale or sell any of the following listed items: oil, petroleum, gasoline, kerosene, fuel oil, oil sludge, oil refuse, oil mixed with other wastes, crude oils and liquid propane, or all pesticides designated as "prohibited," “restricted,” or "specially restricted":
(a) 
Describe in detail the proposed use and the storage facilities for the subject materials.
(b) 
Describe in detail all proposed methods and processes designed to prevent water pollution, air pollution, fumes or dust.
(c) 
Set forth fire prevention measures proposed.
(d) 
Describe in detail the proposed methods of storage of the materials.
(e) 
List and describe in detail the proposed methods of storage of the materials.
(f) 
Set forth in detail proposed methods for complying with the New Jersey Pesticide Control Act of 1971, N.J.S.A. 13:1F-1 et seq., as amended, N.J.A.C. 7:26-6.13 and 7:26-6.14 and also N.J.A.C. 7:30-1.5 through 7:30-1.7.
(g) 
Set forth in detail proposed methods for compliance with Federal Water Pollution Control Act of 1972, 53 U.S.C. § 1251 et seq.
(h) 
Set forth in detail the proposed methods of compliance with regulations relating to hazardous substances as defined by the Federal Environmental Protection Agency at 40 F.R. 59961, December 30, 1975, proposed pursuant to Section 311(B)(2)(A) of the Federal Water Pollution Control Act of 1972, 53 U.S.C. § 1251 et seq.
(i) 
Describe in detail all other methods of protection of public health, safety and welfare of the persons in property of residence on adjacent properties, the neighborhood, and in the community.
(25) 
Recycling. All site plans shall be prepared to include an area for the storage and pickup of recyclable materials. All site plans for the construction of 25 or more units of multifamily residential housing and any commercial or industrial development proposal for the utilization of 1,000 square feet or more of land shall include separate specific facilities for the separation, collection and pickup of recyclable materials on or within the site. The provisions of Chapter 144, Solid Waste, Article I, Recycling, of this Code shall be complied with.
(26) 
Model homes.
(a) 
If the developer intends to utilize a unit as a model within a site plan during the period necessary for the sale of new units within the development, the following shall be shown on the preliminary site plan:
[1] 
Location of model unit including lot dimensions;
[2] 
Setbacks of the unit from the lot line;
[3] 
Dimensions and setbacks of parking area;
[4] 
Proposed construction specifications for parking area;
[5] 
Lighting;
[6] 
Landscaping;
[7] 
Parking space dimensions and off-street parking capacity.
(b) 
There shall be only one model unit within each development.
(c) 
Each model unit shall have an off-street parking area providing parking for a minimum of six automobiles.
(d) 
The base course of the parking area and driveway shall be at minimum a six-inch gravel subbase type 5 Class A.
(e) 
Exterior lighting shall be installed adequate in the opinion of the Township Engineer to illuminate the parking area.
(f) 
A lawn and landscaping shall be installed.
(g) 
Any proposed sign shall be included on the plan showing setbacks and size and construction materials.
(h) 
In the event the developer decides to install a model unit after the construction of site plan improvements, a plot plan showing same, in accordance with these standards, shall be reviewed and approved by the Township Construction Official prior to construction.
(27) 
Fire suppression facilities as required in § 159-7E of Chapter 159, Subdivision of Land.
[Added 2-12-2003 by Ord. No. 2003-1]
D. 
All public services shall be connected to an approved public utilities system where one exists.
(1) 
The developer shall arrange with the servicing utility for the underground installation of the utility's distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as a part of its tariff as the same are then on file with the State of New Jersey Board of Public Utility Commissioners, and the developer shall provide the Township with four copies of a final plan showing the installed location of these utilities.
(2) 
The developer shall submit to the board, prior to the granting of final approval, a written instrument from each service utility which shall evidence full compliance or intended full compliance with the provisions of this subsection; provided, however, that lots which abut existing streets where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but any new service connections from the utilities' overhead lines shall be installed underground.
(3) 
In the case of existing overhead utilities, should a road widening or an extension of service or other such condition occur as a result of the development and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.
(4) 
An installation under this subsection to be performed by a serving utility shall be exempt from any provisions requiring performance guaranties and inspection and certification by the Township Engineer.
E. 
A written description of the proposed operations of the building or buildings, including the number of employees or members of nonresidential buildings; the proposed number of shifts to be worked and the maximum number of employees on each shift; expected truck and tractor-trailer traffic; emission of noise, glare, air and water pollution; safety hazards; and anticipated expansion plans incorporated in the building design; and a description in detail of all manufacturing, assembling or fabricating processes or work to be conducted on the site. Included should be a detailed scientific description thereof and scientific documentation as to any and all impacts of the proposed use both on and off site.
F. 
If applicable to the site plan application as set forth in § 159-30 of this Code, the applicant shall satisfy the water supply and water quality requirements as further set forth under Article VII of Chapter 159, Subdivision of Land.
[Added 4-28-2008 by Ord. No. 2008-05]
A. 
All applications for site plan approval shall be submitted to the County Planning Board for its review and recommendations, and, where applicable, approval where required by state statute or county requirements.
B. 
The applicant shall furnish proof of such submission within 10 days of the submission of his application to the Township reviewing board by presenting a copy of his site plan with an indication from the county that it has been filed with them.
C. 
Any application for site approval shall not be deemed complete in the absence of proof that it has been filed with the County Planning Board, if required.
D. 
If the County Planning Board has failed to grant or deny approval of the site plan at the time of preliminary approval of applicant's application, such preliminary approval shall be conditioned on approval of such site plan by the County Planning Board.
A. 
No application for site plan approval shall be deemed complete in the absence of proof that a plan for soil erosion and sedimentation control has been submitted to the relevant reviewing authority, pursuant to the requirements of N.J.S.A. 4:24-39 et seq., and § 136-4 of Chapter 136, Soil Erosion, or proof that such a plan is not required for the particular application.
B. 
If the reviewing authority has failed to approve the erosion plan at the time of preliminary approval, such approval shall be conditioned on certification of approval of applicant's erosion plan.