Township of West Windsor, NJ
Mercer County
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Table of Contents
Table of Contents
All site plans shall be formally reviewed, except as noted herein, in two stages: preliminary and final. An informal discussion and review sketch stage is encouraged of applicants seeking site plan approval. Preliminary and final stages may be combined by the applicant. As a condition for combined stage application, the time for approval by the Planning Board shall be the total of the mandated approval time allowed to each review stage, as noted herein.
[Amended 12-22-1980 by Ord. No. 80-41]
A. 
Filing. Site plan applications shall be received for official processing by the Township no sooner than the 16th and no later than the 12th day before the fourth Wednesday of each month. The applicant shall submit one copy of all required applications, plans and exhibits as set forth under the appropriate site plan review stage of this article to the administrative officer, who shall thereafter notify the applicant of remaining completeness items, fees and of the required number of copies of application documents, plans and exhibits to be submitted at the scale required and in addition at a reduced size. The time for the Board's review shall not begin to run until the submission of a complete application with the required fee.
[Amended 8-13-1984 by Ord. No. 84-24; 4-30-2007 by Ord. No. 2007-05]
B. 
Referral.
[Amended 10-25-1982 by Ord. No. 82-49]
(1) 
The administrative officer shall forward, upon receipt of a site plan application in proper form with requisite fees, one copy each of an application to the planner, environmental consultant and Township Engineer for their preliminary determination of completeness and classification of an application. The planner, environmental consultant and the Township Engineer shall report back to the administrative officer within seven days of the filing date whether the application is complete or noting items omitted or other deviations of ordinances.
(2) 
If the application is deemed to be complete, the administrative officer shall distribute copies as stipulated within this Part 1 for the appropriate site plan review stage. The Planning Board may also designate other local or higher governmental agencies to receive copies of any application for review and recommendation beyond those agencies stipulated in this Part 1. If the application is found to be incomplete or in violation of any applicable codes and ordinances, the applicant shall be notified by certified mail as to the items omitted or other deviations of ordinance.
C. 
Classification. The administrative officer shall determine whether the Planning Board or Zoning Board of Adjustment has approval jurisdiction on the application. The Zoning Officer may confer with the Township Attorney in making this determination.[1]
[Amended 10-25-1982 by Ord. No. 82-49]
[1]
Editor's Note: Former Subsection D, regarding review of minor site plans by the Planning Board, which immediately followed this subsection, was repealed 7-30-2018 by Ord. No. 2018-20.
[1]
Editor's Note: Former § 200-10, Site Plan Review Advisory Board action; expedited review, as amended, was repealed 7-30-2018 by Ord. No. 2018-20.
A. 
Map details. All maps or other documents submitted for site plan review shall contain the following information in addition to specific site plan details as required for each review stage.
(1) 
The title and location of the property.
(2) 
The name and addresses of landowner and applicant. If a corporation is landowner or applicant, the principal office and name of the President and Secretary shall be included.
(3) 
The name, address and professional license number and seal of the professional preparing the documents and drawings. All plans shall be prepared, signed and sealed by a licensed professional engineer or architect.
(4) 
A place for the signature of the Chair and Secretary of the Planning Board and Health Officer.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
(5) 
The date of the plan and any modifications thereto.
(6) 
[2]The following legends shall be on the site plan map:
(PRELIMINARY)  or (FINAL)
1.
SITE PLAN OF
LOT _____________ BLOCK ____________________  ZONE
DATE _____________________________ SCALE
APPLICANT
ADDRESS
SITE PLAN CONTROL NO.
2.
I CONSENT TO THE FILING OF THIS SITE PLAN WITH THE PLANNING BOARD OF WEST WINDSOR TOWNSHIP.
(Owner)
(Date)
3.
To be signed before issuance of a building permit and incorporated only on a final site plan (as applicable):
I HEREBY CERTIFY THAT A BOND HAS BEEN POSTED FOR ALL THE REQUIRED IMPROVEMENTS IN COMPLIANCE WITH ALL APPLICABLE CODES AND ORDINANCES.
(Township Clerk)
(Date)
4.
To be incorporated only on final site plan and signed prior to issuance of a building permit:
VERIFICATION THAT PAYMENT OF MUNICIPAL TAXES OR ASSESSMENTS IS CURRENT
(Tax Collector)
(Date)
5.
APPROVED BY THE PLANNING BOARD (Preliminary Approval Date) (Final Approval Date)
(Chair)
(Date)
6.
HEALTH OFFICER
(Date)
7.
EXPIRATION OF APPROVAL (PRELIMINARY - 3 YEARS; FINAL - 2 YEARS)
Date (Without Extensions)
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. III).
B. 
Other information. The Planning Board may require such additional information not specified in this Part 1 or any revisions in the accompanying documents as are reasonably necessary to make an informed decision as to whether the requirements necessary for approval of the application for development have been met. The application shall not be deemed incomplete for lack of any such additional information or any revisions in the accompanying documents so required by the municipal agency.
[Amended 12-22-1980 by Ord. No. 80-41]
C. 
Compliance with other ordinances. Information and documents required for other Township codes and ordinances such as soil erosion and sedimentation plans or stormwater management plans shall be submitted as part of an application for site plan approval and may be used to comply with site plan submission requirements for particular stages, as applicable.
D. 
Waiver of information required. The Planning Board may waive submission of any required exhibits in appropriate cases and for specific site plans. Request for such waivers shall accompany a site plan application, stating the reasons why such waiver(s) is being requested.
A. 
Objectives of review. Applicants for preliminary approval are encouraged to submit for review by the board of jurisdiction sketch site plans for informal discussions and recommendations. The sketch site plan shall be reviewed to determine the proposal's compliance with applicable Township ordinances and the general site design concept, including use, location and bulk, building and improvements, density, open space, traffic and pedestrian patterns and other general design components. The sketch site plan shall be to scale, but detailed dimensions need not be shown. Said sketch site plans shall be used as a basis for changes and redesign so as to avoid undue expense and delay in preparing more detailed plans and specifications in subsequent review stages. The board of jurisdiction shall not be governed by any statutory time limits in its review of sketch site plans, and it is expressly understood that compliance with the board's recommendations shall not bind the board in subsequent deliberations of a formal site plan application.
[Amended 7-30-2018 by Ord. No. 2018-20]
B. 
Sketch site plan details. The sketch site plan may be prepared by the applicant and contain sufficient information for discussion by the Advisory Board and the applicant.
A. 
Objectives of review. The preliminary site plan shall be reviewed to determine the acceptability of the detailed design concept and shall be in sufficient detail to enable the Board to ascertain compliance with the performance standards and other standards of this Part 1, as well as applicable Township ordinances.
B. 
Application. Two or more copies of the preliminary site plan, an application in a form approved by the Planning Board and the requisite fee shall be delivered to the administrative officer.
[Amended 12-22-1980 by Ord. No. 80-41]
C. 
Preliminary site plan details. The preliminary site plan application technical materials, notwithstanding any other requirements of this or other Township ordinances, shall contain the following:
[Amended 12-22-1980 by Ord. No. 80-41]
(1) 
Locator map at a scale of one inch equals 2,000 feet or larger scale, showing the lot and block number of the parcel in question and the lot and block numbers of adjacent and opposite properties. This map should also show any contiguous lot in which the applicant has any direct or indirect interest and the nature of the applicant's interest.
(2) 
An aerial photo superimposed upon the plans with the tract boundaries outlined; also photographs of the property, where necessary, to show any unusual topographic, environmental or physical aspect of the site. This would include but not be limited to rock outcroppings, vegetation, natural drainageways, wetlands and existing structures and improvements.
[Amended 8-21-1989 by Ord. No. 89-34]
(3) 
A preliminary plan at a scale of one inch equals 50 feet or larger scale and any supplemental plans that are necessary to properly depict the project. In the case of a complex project, a scale other than one inch equals 50 feet may be submitted, provided that one copy of a photomechanical reduction to a scale of one inch equals 50 feet is submitted. The preliminary plan shall show at least the following information:
(a) 
The North arrow, scale, graphic scale, date and notes and dated revisions.
(b) 
The zoning district in which the parcel is located, together with the district boundaries included within the boundaries of the parcel or within 200 feet therefrom. All setback lines, landscape strips, landscape buffers, building heights and other bulk requirements shall be shown and dimensioned. Any deviation from requirements of this Part 1 shall be specifically shown.
(c) 
The survey map, prepared by a licensed surveyor of New Jersey, showing boundaries of the properties, lines of all existing streets and roads, easements, rights-of-way and areas dedicated to public use within 200 feet of the development. These shall be dimensioned and, where applicable, referenced as to direction.
(d) 
Reference to any existing or proposed deed restrictions or exceptions concerning all or any portion of the parcel. A copy of such covenants, deed restrictions or exceptions shall be submitted with the application.
(e) 
The existing and proposed contours, referred to United States Coast and Geodetic Survey Datum, at a contour interval of not less than two feet. Existing contours are to be indicated by solid lines. Location of existing rock outcroppings, high points, watercourses and drainageways, depressions, ponds, marshes, vegetation, wooded areas and other significant existing features including previous flood elevations of watercourses, ponds and areas as determined by survey shall be shown. Trees of five inches or over in caliper shall be specifically located and identified. Any proposed change of such natural features shall be specifically noted.
(f) 
The location, size, elevation, slope and type of storm drainage structures and other utility structures, above- and below-grade, whether publicly or privately owned. Design calculations supporting the adequacy of proposed drainage structures and/or surface drainage shall be submitted. The site plan shall include existing ponds, streams and watercourses, as well as the designated greenbelt, if applicable.
(g) 
The location of all existing buildings, bridges, culverts, paving, lighting, signs or any other structures with grade elevations for each structure. Grade elevations may be established from use of Township topographical maps.
[Amended 2-25-1985 by Ord. No. 85-1]
(h) 
The distances measured along the right-of-way lines of existing streets abutting the property, to the nearest intersection with other streets.
(i) 
The proposed use or uses of the land, buildings and structures.
(j) 
The quantitative aspects of the proposal, such as improvement coverage, number of units, square feet of construction, value of construction, density, coverage, number of employees, number of residents and area of land, etc. Specifically identified on the site plan, in tabular form, shall be pertinent zoning data, indicating the bulk/area requirements of the zone in which the proposed development is located and how the proposed development responds to the zoning requirements.
(k) 
The proposed buildings and structures and any existing structures to remain, with dimensions, setbacks, heights (in feet and stories) and first floor or grade elevations. Existing buildings and structures to be removed shall be indicated; sketch or typical building elevations indicating type of materials to be used.
(l) 
The location and designs of any off-street parking areas, bicycle parking, service, trash or loading areas, showing size and location of bays, aisles, barriers, planters, maneuvering areas and traffic patterns. Include manufacturer's cut or illustration depicting the type of bicycle parking facility proposed. Also provide the typical plan layout of the facility at an appropriate scale to determine the location from walkways and building lines.
(m) 
The means of vehicular access for ingress to and egress from the site, showing the proposed traffic channels, lanes and any other structure or device intended to control traffic.
(n) 
The location, design, dimensions and materials details in the form of construction documents for any on- or off-site pedestrian parks, walkways and bicycle pathways, open space, common open space, plazas, promenades and recreation areas or any other public uses.
[Amended 8-21-1989 by Ord. No. 89-34]
(o) 
The location and design of all proposed utility structures and lines, stormwater drainage on-site and off-tract, with manholes, inlets, pipe sizes, grades, inverts and directions of flow, as well as telephone, power and light, water hydrant locations, sewer and gas, whether publicly or privately owned. Where on-site sewage disposal systems and/or potable water wells are provided, these shall be located on the site plan, indicating the size of the system and the distance between the wells and septic fields.
[Amended 7-25-1983 by Ord. No. 83-17]
(p) 
The location and design of the proposed screening, landscaping and planting, including a planting plan and schedule of plant materials.
(q) 
The location of all outdoor lighting (freestanding or on building), the size, nature of construction, lumens, heights, area and direction of illumination, footcandles produced, typical manufacturer cuts illustrating style and time controls proposed for outdoor lighting and display.
(r) 
The location and design of all signs, the size, nature of construction, height and orientation, including all identification signs, traffic and directional signs and arrows, freestanding and facade signs and time controls for sign lighting.
(s) 
The location and size of all proposed easements, rights-of-way, public areas to be dedicated to the public or to be restricted or defined by deed or any other arrangement. Also, the location of any Master Plan proposals indicating roadway, greenbelt, public area or facility shall be shown.
[Amended 10-16-1989 by Ord. No. 89-39]
(t) 
A tabulation of a proposed building's perimeter that fronts on a public or private street or on a fire apparatus space, expressed in feet, as well as the percentage of total building perimeter linear footage shall be indicated as part of site data information contained on a site plan.
[Added 12-27-1988 by Ord. No. 88-51]
(4) 
All items as required in the environmental impact statement, as requirement as set forth in Article V, § 200-23, of this Part 1 or a statement concerning such which does not apply.
(5) 
Where applicable, the method by which any common or public open space or commonly held building or structure is to be owned and maintained.
(6) 
Where warranted, such other material deemed necessary by the Planning Board to evaluate the physical, fiscal or socioeconomic impact of the proposed development upon the Township.
(7) 
A landscape plan, prepared by a certified or licensed landscape architect, at a minimum scale of one inch equals 50 feet or larger. Different graphic symbols shall be used to show the location and spacing of shade trees, ornamental trees, evergreen trees, shrubs and ground cover. The size of the symbol must be representative of the size of the plant and shown to scale. The plan shall:
[Added 5-16-1988 by Ord. No. 88-9]
(a) 
Illustrate the proposed site plan elements as they relate to existing structures and site amenities, including existing woodlands, isolated trees greater than five inches in caliper, existing topographic contours and any and all other natural environmental features.
(b) 
Show the intent, location and type of all existing and proposed landscaping and buffering.
(c) 
Conceptually indicate plant types and general construction materials to be used, as appropriate.
(d) 
Superimpose an aerial photograph on the drawings, with the site boundaries outlined to evaluate the effects upon existing vegetation and surrounding land uses.
(e) 
Provide on-site photographs of existing features and topography, as appropriate.
(f) 
Contain a planting schedule, including specific plant botanical and common names, sizes, root, spacing and comments.
(g) 
Indicate all existing vegetation to be saved or removed.
(h) 
Show the location, form, height and width of other landscape architectural materials, such as berms, fences, walls, site furniture, bridges and walks. When required, a section to show the effective height of a proposed berm or fence in relation to the height of the area being screened from should be provided (i.e., center line of road to building).
(i) 
Show all open space areas in adjacent developments on the project location map.
(8) 
Soil survey map, prepared by a professional engineer, to indicate the different types of soils that exist on the subject tract and within 200 feet of the extreme limits of the subject tract. This map shall be in conformance with the soil survey of Mercer County, New Jersey, published by the United States Department of Agriculture. Where wetlands exist on or within 200 feet of the extreme limits of the subject tract, as per N.J.A.C. 7:7A, the wetland's boundary shall be superimposed on the soil survey map.
[Added 8-21-1989 by Ord. No. 89-34]
(9) 
If wetlands exist, as per N.J.A.C. 7:7A, the Freshwater Wetlands Protection Act[1] rules are to be complied with prior to the submission of plans to the Township. All areas of wetlands shall be depicted on plans with surveyor's metes and bounds information for the outbounds of such areas. A letter of interpretation issued by the New Jersey Department of Environmental Protection, Division of Coastal Resources, shall be submitted, indicating the presence or absence of freshwater wetlands on the parcel in question.
[Added 8-21-1989 by Ord. No. 89-34]
[1]
Editor's Note: See N.J.S.A. 13:9B-1 et seq.
(10) 
A landscape plan, prepared by a certified or licensed landscape architect, at a minimum scale of one inch equals 50 feet or larger, including a planting schedule indicating specific botanical and common plant names, sizes, root spacing and comments and indicating the location, form, height and width of other landscape architectural materials, such as berms, fences, walls, site furnishings, bridges and walks, when required or appropriate, an illustrative section drawing to show the effectiveness of landscape buffers.
[Added 8-21-1989 by Ord. No. 89-34]
(11) 
A traffic signage conforming to the requirements of § 200-91U of Part 3, Subdivision and Site Plan Procedures, of this chapter.
[Added 9-19-1988 by Ord. No. 88-26; amended 8-21-1989 by Ord. No. 89-34]
D. 
Preliminary site plan review.
[Amended 12-22-1980 by Ord. No. 80-41; 10-25-1982 by Ord. No. 82-49]
(1) 
Within 45 days of receipt by the administrative officer of a complete site plan application for 10 acres of land or less and 10 dwelling units or less; or within 95 days of receipt of a complete application for a site plan of more than 10 acres or more than 10 dwelling units; or within such further time as may be agreed upon by the developer, the Planning Board shall act upon the application. Upon receipt of a complete application, the administrative officer shall submit one copy of the application to the following professionals and boards:
[Amended 4-19-1999 by Ord. No. 99-07; 7-30-2018 by Ord. No. 2018-20]
(a) 
The Township Engineer.
(b) 
The Township Planning Consultant.
(c) 
The Township Health Officer.
(d) 
The Township Environmental Consultant.
(e) 
The Township Forestry Committee.
(f) 
The Township Public Safety Officer.
(g) 
The Township Fire Marshal.
(h) 
The Township Local Fire Company.
(i) 
The Township First Aid Squad.
(j) 
The Township Traffic Engineering Consultant.
(k) 
The Township Landscape Architect.
(l) 
The Township Mayor.
(m) 
The Mercer County Planning Board and other agencies, where applicable (e.g., New Jersey Department of Transportation, D & R Canal Commission, the Clerk of the adjoining Township, the Secretary of the School Board, etc.).
(n) 
Such other boards, agencies or professionals as the Planning Board may deem necessary or which may be required to be notified by law.
(o) 
The West Windsor Affordable Housing Committee, if the application includes low- and moderate-income units, or if the zoning includes low- and moderate-income units.
(2) 
The professionals and boards shall have a period of 30 days after the filing date of the preliminary site plan on a minor site plan application or 73 days on a major site plan application to make a report and recommendations concerning the preliminary site plan. The Planning Board shall take such recommendations into account, but shall have the right to proceed in the absence of any such recommendation.
E. 
Preliminary site plan hearing. All actions of the Planning Board on preliminary site plans shall be at a public hearing. Public notice of an application as provided in § 200-76 of Part 3, Subdivision and Site Plan Procedures, of this chapter, shall be required.
F. 
Preliminary site plan action. After the conclusion of the hearing, but in no event later than the first regular meeting following the hearing, the Planning Board shall by resolution approve, disapprove or conditionally approve the preliminary site plan, stating reasons for any disapproval.
G. 
Decisions of Planning Board. See § 200-77 of Part 3, Subdivision and Site Plan Procedures, of this chapter, for decisions on site plan applications under varying procedural conditions.
H. 
Effect of preliminary approval. Preliminary approval of a site plan shall, except as provided in Subsection I below, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
(1) 
That the general terms and conditions on which preliminary approval was granted shall not be changed, including but not limited to use requirements layout and design standards for streets, curbs and sidewalks, lot size, yard dimensions and on-site and off-tract improvements and any requirements peculiar to the specific site plan. The Township may modify by ordinance such general terms and conditions of preliminary approval as they relate to public health and safety, provided that such modifications are in accord with amendments adopted by ordinance subsequent to approval.
(2) 
That the applicant may submit for final approval on or before the expiration date of preliminary approval the whole or a section or sections of the preliminary site plan.
I. 
Extension of preliminary approval.
(1) 
The applicant may apply for and the Planning Board may grant extensions on such preliminary approval for additional periods of at least one year, but not to exceed a total extension of two years, provided that if the design standards have been revised by ordinance, such revised standards may govern.
(2) 
In the case of a site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to above for such period of time, longer than three years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, economic conditions and the comprehensiveness of the development, provided that if the design standards have been revised, such revised standards may govern.
(3) 
In the event that no extension is applied for, preliminary approval shall expire and the site plan shall lapse three years from such approval.
J. 
Variances; Planning Board review in lieu of Board of Adjustment. The Planning Board, when reviewing applications for site plans, shall have the power to grant to the same extent and subject to the same restrictions as the Board of Adjustment variances from lot area, lot dimensional, setback and yard requirements, provided that relief shall not be granted for more than one lot.
A. 
Objectives of review. The final site plan shall be reviewed to ascertain whether the construction documents to be utilized in construction of the project substantially conform to the approved preliminary site plan.
B. 
Application. Two or more copies of the final site plan, an application in a form approved by the Planning Board and the requisite fee shall be delivered to the administrative officer.
[Amended 12-22-1980 by Ord. No. 80-41]
C. 
Final site plan details.
(1) 
The final site plan application technical materials shall include the following:
(a) 
The approved preliminary site plan, together with all proposed additions, changes or departures therefrom, if applicable.
(b) 
Final construction documents, among other items, illustrating:
[1] 
The final plans for site development and site improvement, including those construction details as may be specified at the time of preliminary approval.
[2] 
The ground floor or other floor plans sufficient to show pedestrian, vehicular or other access as it relates to the final site plan.
[3] 
The building elevation or typical elevations, including size, structure, materials, colors and textures.
[4] 
Elevations or typical illustrations of any accessory structures, signs or area visible to the general public.
[5] 
A final landscape plan, signed and sealed by a certified or licensed landscape architect, in the form of construction drawings and substantially conforming to the approved preliminary landscape plan. The plan shall be prepared for separate halftone sheets of the engineer's grading site plan. The plan shall include the location and detailed specifications for all landscape architectural improvements, including planting details which conform with the standard Township details, and for the irrigation and maintenance of all planting areas.
[Added 8-21-1989 by Ord. No. 89-34]
[6] 
A traffic signage plan conforming to the requirements of § 200-91U of Part 3, Subdivision and Site Plan Procedures, of this chapter.
[Added 8-21-1989 by Ord. No. 89-34]
[7] 
A final landscape plan, signed and sealed by a certified or licensed landscape architect, in the form of construction documents and substantially conforming to the approved preliminary landscape plan. The landscape plan shall be prepared upon separate halftone sheets of the engineered site plan with contour lines so that landscape details and grading are clearly shown and may be adequately reviewed. It shall show:
[Added 5-16-1988 by Ord. No. 88-9]
[a] 
Reverse frontage buffers and other important landscape areas at a minimum scale of one inch equals 30 feet or larger.
[b] 
The manner of irrigation of all nonresidential and high density residential sites.
[c] 
All existing trees to be removed and preserved and what methods will be used to assure preservation during and after construction. Prior to any tree removal, the applicant will be required to receive approval of the board of jurisdiction or the Township Landscape Architect.
[d] 
The existing and proposed topography by the use of one-foot contours for all land forms and berms in coordination with the final grading and drainage plans submitted by the project engineer.
[e] 
A landscape management and maintenance schedule and agreement.
[f] 
Planting details conforming to the standards set forth in § 200-91R(2) of Part 3, Subdivision and Site Plan Procedures, of this chapter.
(2) 
At the request of the Township Landscape Architect, the applicant shall provide five copies of the final landscape drawings with a final approval box for the approval signature of the Township Landscape Architect and Fire Code Official. Where Greenbelt boundaries are delineated, a final approval box for the signature of the Environmental Commission Chair must also be provided.
D. 
Final site plan review.
(1) 
Within 45 days after submission of a complete final site plan application or within such further time as may be agreed upon by the applicant, the Planning Board shall approve the application for final site plan approval with or without conditions, provided that the following requirements are met:
(a) 
The detailed drawings and specifications meet all applicable codes and ordinances.
(b) 
The final plans are substantially the same as the approved preliminary site plans.
(c) 
Bonds have been posted to ensure the installation of improvements, as applicable.
(d) 
Proof has been submitted that all taxes and assessments for local improvements on the property have been paid.
(2) 
Upon receipt of a complete application, the administrative officer shall submit one copy to each of those professionals and boards having received a copy of the preliminary plan.
[Amended 7-30-2018 by Ord. No. 2018-20]
(3) 
The professionals and boards shall have a period of 30 days after receipt of the final plan to make a report and recommendations concerning the final plan. The Planning Board shall take such recommendations into account, but shall have the right to proceed in the absence of any such recommendation.
E. 
Final plan hearing. Planning Board action shall take place at a hearing. No public notice of application shall be required.
F. 
Decision of Planning Board. The decision of the Planning Board shall be as set forth in § 200-77 of Part 3, Subdivision and Site Plan Procedures, of this chapter, for decision on site plan applications under varying procedural conditions.
G. 
Effect of final approval. Final approval shall terminate the time period of preliminary approval for the section granted final approval and shall guarantee the applicant that the zoning requirements applicable to the preliminary approval and all other rights conferred upon the applicant as part of preliminary approval shall not be changed for a period of two years after the date of final approval.
H. 
Time limit for final approval and extensions.
(1) 
Final approval shall expire two years from the date of final approval unless the applicant has secured a building permit to commence construction. The Planning Board may extend final approval, and the protection offered under Subsection G above for one year. Up to three such extensions may be granted.
(2) 
In the case of a site plan for a planned commercial development, planned industrial park development or residential cluster of 50 acres or conventional site plan for 150 acres or more, the Planning Board may extend the rights granted under final approval for such period of time, longer than two years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The developer may apply for thereafter, and the Planning Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions and the comprehensiveness of the development.
I. 
Conditions of final approval. The Planning Board may, as a condition of final approval:
(1) 
Grant final approval only for designated geographic sections of the development.
(2) 
Grant final approval for certain work, but require resubmission for final approval for designated elements, such as but not limited to, such items as landscaping, signs or street furniture and require approval of these elements as a prerequisite for a certificate of occupancy.
(3) 
Condition the granting of a certificate of occupancy subject to the applicant or developer or subsequent heirs or assignees meeting certain requirements within a designated period of time, not to exceed one year, from the date of issuance of the certificate of occupancy. This may include, but is not limited to, such items as the installation of landscaping, erection of signs, installation of improvements or re-evaluation of circulation patterns.
A. 
Objectives of review. The minor site plan shall be reviewed to determine the acceptability of the proposed site design modifications and shall be in sufficient detail to enable the Planning Board and its professionals to ascertain compliance with the performance standards and other standards of this Part 1 as well as applicable Township ordinances.
B. 
Application. Two or more copies of the minor site plan, an application in a form approved by the Planning Board and the requisite fee shall be delivered to the administrative officer.
C. 
Minor site plan details. The minor site plan application technical materials, notwithstanding any other requirements of this or other Township ordinances, shall contain the following:
(1) 
Locator map at a scale of one inch equals 2,000 feet, or larger scale, showing the lot and block number of the parcel in question and the lot and block numbers of adjacent and opposite properties. This map should also show any contiguous lot in which the applicant has any direct or indirect interest and the nature of the applicant's interest.
(2) 
A site plan at a scale of one inch equals 50 feet, or larger scale, and any supplemental plans that are necessary to properly depict the project. The minor site plan shall show the following information as appropriate to describe the proposed site modifications:
(a) 
North arrow, scale, graphic scale, date and notes and dated revisions.
(b) 
The zoning district in which the parcel is located, together with the district boundaries included within the boundaries of the parcel or within 200 feet therefrom. All setback lines, landscape strips, landscape buffers, building heights and other bulk requirements shall be shown and dimensioned. Any deviation from requirements of this Part 1 shall be specifically shown.
(c) 
Survey map, prepared by a licensed surveyor of New Jersey, showing boundaries of the properties, lines of all existing streets and roads, easements, rights-of-way, and areas dedicated to public use within 200 feet of the development. These shall be dimensioned and, where applicable, referenced as to direction.
(d) 
Reference to any existing or proposed deed restrictions or exceptions concerning all or any portion of the parcel. A copy of such covenants, deed restrictions or exceptions shall be submitted with the application.
(e) 
The existing and proposed contours, referred to United States Coast and Geodetic Survey Datum, at a contour interval of not less than two feet. Existing contours are to be indicated by solid lines. Any proposed change of on-site natural features (e.g., vegetation, wooded areas, watercourses, etc.) shall be specifically noted.
(f) 
The site plan shall include existing ponds, streams and watercourses as well as the designated greenbelt or wetlands as defined by N.J.A.C. 7:7A and Freshwater Wetlands Protection Act,[1] if applicable. Any effects on existing drainage facilities resulting from the proposed site modifications shall be described.
[1]
Editor's Note: See N.J.S.A. 13:9B-1 et seq.
(g) 
The location of all existing buildings, bridges, culverts, paving, lighting, signs or any other structures with grade elevations for each structure in the area adjacent the proposed site modifications. Grade elevations may be established from use of Township topographical maps.
(h) 
The distances measured along the right-of-way lines of existing streets abutting the property, to the nearest intersection with other streets.
(i) 
The proposed modification(s) to the existing use or uses of the land, buildings and structures.
(j) 
Specifically identified on the site plan, in tabular form, shall be pertinent zoning data indicating the bulk/area requirements of the zone in which the proposed development is located and how the proposed site modifications respond to the zoning requirements.
(k) 
The location and size of all proposed easements, rights-of-way, public areas to be dedicated to the public or to be restricted or defined by deed or any other arrangement. Also, location of any Master Plan proposals indicating roadway, greenbelt, public area or facility shall be shown.
(l) 
A tabulation of a proposed building's perimeter that fronts on a public or private street or on a fire apparatus space expressed in feet as well as percentage of total building perimeter linear footage shall be indicated as part of site data information contained on a site plan.
(m) 
Location of all utilities, including gas, electric, water, sewer and CATV.
D. 
Minor site plan review. Within 45 days after submission of a complete minor site plan application or within such further time as may be agreed upon by the applicant, the Planning Board shall act on the minor site plan application.
E. 
Minor site plan hearing. Planning Board action shall take place at a public hearing. Public notice of an application as provided in § 200-76 of Part 3, Subdivision and Site Plan Procedures, of this chapter, shall be required.
F. 
Minor site plan action. After the conclusion of the hearing, but in no event later than the first regular meeting following the hearing, the Planning Board, by resolution, may approve, disapprove or conditionally approve the minor site plan.
G. 
Decision of Planning Board. See § 200-77 of Part 3, Subdivision and Site Plan Procedures, of this chapter, for decision on minor site plan applications.
H. 
Effect of minor site plan approval. Minor site plan approval shall guarantee the applicant that the zoning requirements applicable to minor site plan approval and all other rights conferred upon the applicant shall not be changed for a period of two years after the date of minor site plan approval unless otherwise permitted by law.
I. 
Time limit for minor site plan approval and extensions. Minor site plan approval shall expire two years from the date of approval unless the applicant has secured a building permit to commence construction. The Planning Board may extend the approval and protection offered under Subsection H for one year. Up to three such extensions may be granted.
J. 
Conditions of approval. The Planning Board may place conditions of approval, where appropriate.