A.
Application for a minor site plan review approval
may be obtained from the Harrison Township Planning and/or Zoning
Office upon proper request of a fee covering cost of preparation.
It shall be the right of any applicant to request a meeting with the
Township Combined Planning Board to review minor site plan developments
and applicability of the regulations of this chapter.
[Amended 3-5-2012 by Ord. No. 15-2012]
B.
Applicants for a minor site plan shall also request
of the Board, in writing, those areas which they request to be waived
and the reasons for which waiver is sought. All such requests, however,
shall be in a written form and submitted in a sufficient number in
accordance with the requirements of this chapter.
[Amended 3-5-2012 by Ord. No. 15-2012]
C.
Any applicant for a building permit seeking a minor
site plan review may obtain from the Township Zoning Officer a determination
as to whether a minor site plan review shall be required and, if required,
obtain the necessary application forms and checklist from the Township
Planning and/or Zoning office.
[Amended 3-5-2012 by Ord. No. 12-2012]
Any applicant desiring to obtain minor site
plan approval shall file with the Combined Planning Board Secretary
16 copies of the required plans and information together with 16 copies
of the completed application form and checklist and the required fee
at least 30 days prior to the regular meeting of the Combined Planning
Board from which review a desire is sought. The Board Secretary, upon
determination that the submission is complete, shall distribute copies
as applicable to the:
[Added 4-21-2003 by Ord. No. 13-2003]
A.
The Combined Planning Board may waive requirements
for site plan review if the construction or alteration or change of
use of a building or structure does not affect existing circulation,
drainage, relationship of buildings to each other, landscaping, buffering,
lighting and other mailers and things which are usual and proper subjects
of site plan review.
[Amended 3-5-2012 by Ord. No. 12-2012]
B.
In order to request a waiver of the site plan review,
an applicant shall submit an application for a waiver of site plan,
along with a record plan of the existing conditions found on the land
(or a copy of a record plan previously on file with the municipality)
and the required application fee and review escrow. Upon receipt of
a complete application package, the Planning Board Secretary will
set a date for consideration of the waiver request by the Planning
Board.
C.
A record plan shall consist of:
(1)
A plan, at a scale of either one inch equals 50 feet
or one inch equals 20 feet, showing accurately and with complete dimensioning
the boundaries of the site and the location of all buildings, structures,
uses, parking areas, vegetation, utilities, lighting and other principal
features of the subject parcel or lot; and
(2)
An architectural record of the existing structures
on the site, including at a minimum:
(a)
Photographs of all facades.
(b)
A copy of the Township Assessor's record card
of the property architectural elevations of the building, if they
currently exist.
(c)
A letter of opinion submitted by a qualified
architect, registered in the State of New Jersey, stating the historical
period and building style of the existing building.
D.
The applicant shall file with the Combined Planning
Board Secretary 16 copies of the required record plan and supporting
documents. The Board Secretary, upon determination that the submission
is complete, shall distribute copies as applicable to the following
municipal agencies, along with a request for comments or objection
to a waiver of site plan review:
[Amended 3-5-2012 by Ord. No. 12-2012]
[Amended 3-5-2012 by Ord. No. 12-2012]
A.
Time. At a public meeting of the Combined Planning
Board within 45 days of submittal of required information, or within
a mutually agreed upon time extension, the Combined Planning Board
shall approve or conditionally approve or disapprove the minor site
plan application. The reasons for approval or any disapproval shall
be set forth in full in the minutes of the Planning Board, and the
applicant shall be notified within 15 days of such action in written
form. Findings of fact shall be made by the Planning Board based upon
the information submitted by the applicant.
B.
Changes. In the event the Combined Planning Board
shall require a substantial change in the layout, the applicant shall
submit an amended site plan. If, by motion of the Planning Board,
a change or changes are considered minor in nature, approval may be
given, subject to the submission of an amended site plan at the time
of such meeting. The action of the Planning Board shall be noted on
the site plan and also noted in the findings of fact in a resolution
to be prepared by the Combined Planning Board.
A.
Report on effect upon existing Township services.
The Planning Board may request a report by the Township Engineer and
such other Township officers as may be necessary with the respect
to what effect, if any, the granting of approval of the minor site
plan will have upon existing Township services and facilities. The
Township officers shall report back to the Planning Board within 30
days to expedite the hearing process.
B.
Additional services or facilities. Should additional
Township services or facilities be required as the result of the particular
minor site plan application, the Combined Planning Board shall advise
the applicant of the nature thereof. The action shall be taken until
such time as an agreement has been reached with the Township regarding
the development of such Township service or facility.
C.
Legal documents. All contracts, deeds, easements,
rights-of-way and other such legal documents, which may particularly
relate to the application, shall be submitted at the time of the application
to provide necessary proofs. It shall be the responsibility of the
applicant to submit all proofs to the Board to sustain the application.
[Amended 3-5-2012 by Ord. No. 12-2012]
Any applicant whose site plan shall have been disapproved by the Combined Planning Board shall have the right to appeal such application denial. A request for reconsideration shall first be filed, in writing, with the Board, and such application shall be filed within 10 days of the receipt of notice of the action taken by that Board. Within 20 days of the filing of such request, the applicant shall file with that Board such additional data as necessary to meet the objections and/or deficiencies cited in the notice of disapproval. The hearing Board shall then reconsider the application and take such necessary steps in accordance with § 176-7A and shall reschedule a hearing.
[Amended 3-5-2012 by Ord. No. 12-2012]
All proceedings are recorded by the Combined
Planning Board of the Township of Harrison. The applicant, at his
own expense, may retain the services of a certified court reporter
to make applicant's own record of the proceedings and in so doing,
shall provide a duplicate of the record at no cost to the hearing
Board. This shall be done promptly after the meeting shall have taken
place. The hearing Board may request that this record of the proceedings
be submitted prior to making a determination by that Board.
