[Amended 4-27-2015 by Ord. No. 02-15]
At the request of the developer, the Planning
Board shall grant an informal review of a conceptual site plan for
a development for which the developer intends to prepare and submit
an application. The developer shall not be required to submit an application
fee for such an informal review but will be required to establish
an escrow account to cover the cost for professional services. The
developer shall not be bound by any concept plan for which review
is requested, and the Planning Board shall not be bound by any such
review. The informal review presentation shall be limited to 30 minutes.
[Amended by Ord. No. 9-82; Ord. No. 15-82; Ord. No. 6-83; Ord. No. 10-85]
A.
Prior to the issuance of a construction permit or a certificate of occupancy for any proposed use or use accessory thereto, except for a single-family home and a municipal capital improvement project, the Planning Board shall review and approve a site plan of the proposed use to ascertain compliance with the provisions of the land use chapters. However, a sketch plan for a home occupation is acceptable, provided that the requirements of § 245-16 of Chapter 245, Zoning, are met and that the property has been inspected by a member of the Site Plan Committee of the Planning Board or by a Borough professional. For a change in use that requires no change in existing site improvements and which will cause no significant change in off-site impact, the Planning Board may waive the requirements for a site plan as part of its review. If the Planning Board finds that all requirements have been complied with, it shall approve the site plan and endorse the approval upon the original and at least two copies. One approved copy shall be returned to the applicant and one copy each filed with the Construction Official and Zoning Officer. A change in a duly approved site plan shall require approval of the Planning Board or the Zoning Board of Adjustment and shall require a new certificate of occupancy.
[Amended 8-12-2002 by Ord. No. 18-02]
B.
The Planning Board, when acting upon applications
for minor site plan and preliminary site plan approval, shall have
the power to grant such exceptions from the requirements for approval
as may be reasonable and within the general purpose and intent of
the provisions for site plan review and approval of the land use chapters,
if the literal enforcement of one or more provisions of the land use
chapters is impracticable or will exact undue hardship because of
peculiar conditions pertaining to the land in question.
[Amended by Ord. No. 15-82; Ord. No. 8A-87;
Ord. No. 16-95]
A.
With respect to any application for a construction
permit or a certificate of occupancy, the Construction Official, Code
Enforcement Official or Zoning Officer may require such evidence as
may be necessary to determine whether or not the proposed use will
reasonably conform to the requirements of this section and to the
site plan previously approved by the Planning Board.
B.
Prior to the issuance of a construction permit or
certificate of occupancy by the Construction Official, the Planning
Board shall require the posting of a performance guaranty adequate
to cover the cost of all improvements; such improvements shall be
completed within 18 months after the date of approval of site plan.
D.
All necessary permits and approvals shall be obtained
before a construction permit may be issued and before construction
may commence.
[Amended by Ord. No. 6A-86; Ord. No. 3-90]
A.
The site plan shall show or include the following information:
[Amended 4-27-2015 by Ord. No. 02-15]
(1)
Name and address of applicant and owner.
(2)
Borough Tax Map block and lot numbers.
(3)
Name, title, professional seal and signature of person preparing
the plat.
(4)
Place for the Chairperson, the administrative officer of the Planning
Board and the Borough Engineer to sign.
(5)
Scale shall equal 50 feet to the inch except, for one acre or less,
the scale shall be 20 feet to the inch.
(6)
Date and revision dates of drawings.
(7)
North arrow.
(8)
Key map showing the entire site plan and its relation to surrounding
areas. Where required for a public hearing, the key map shall show
name and location of all property owners within 200 feet, with block
and lot numbers.
(9)
Name and location of all contiguous property owners, with block and
lot numbers.
(10)
Existing zoning and zone boundaries and contiguous zone classifications.
(11)
All existing and proposed streets within 200 feet.
(12)
Area of lot.
(13)
Lot frontage and lot depth.
(14)
All existing and proposed bearings and all setback lines.
(15)
Present and proposed elevations based on New Jersey Geodetic
Control Survey Datum, at two-foot contour intervals, and delineate
slopes of 15% or greater.
(16)
Location, size and nature of all existing and proposed rights-of-way,
easements and other lands, if any, to be dedicated to the Borough.
(17)
Location and type of all existing and proposed storm drainage
facilities, watercourses and ditches, water and sanitary sewer lines.
(18)
Location of all major trees and tree masses.
(19)
Location of all existing and proposed buildings.
(20)
The location of all structures within 200 feet of the property.
(21)
Location of off-street parking areas with dimensions showing
parking spaces, loading docks, access drives and a traffic circulation
pattern showing all ingress and egress means to site.
(22)
Location and description of all proposed signs and exterior
lighting.
(23)
Location, type and size of electric, telephone, cable television
and gas mains and appurtenances, both above and below the ground.
(24)
All landscaping, fences, walls, hedges or similar facilities.
(25)
The first-floor plan and front elevation of all proposed buildings.
(26)
Environmental impact statement.
(27)
Soil erosion and sedimentation control plan.
(28)
Surface water management plan.
(29)
Wellhead Protection Area compliance.
[Amended 9-14-2015 by Ord. No. 08-15]
(30)
Landscaping plan.
(31)
Wetlands and transition area delineation or waiver approved
by the NJDEP.
C.
In reviewing and acting upon a site plan, the Planning
Board shall ascertain that all of the following requirements have
been complied with:
(2)
That the location, design or construction of any building
or use, including the space for loading and unloading of goods and
materials, is not likely to increase the risk of vehicular traffic
congestion or danger to pedestrians or general public safety.
(3)
The location, number and size of signs and exterior lighting comply in all respects to Chapter 245, Zoning, and § 208-10G. With respect to lighting, the Planning Board may impose requirements concerning lumen strength, shielding and other similar matters, with the objective of protecting neighboring properties from such glare as might become a nuisance while providing sufficient illumination on the premises for safety, security and like purposes.
(4)
That adequate water supply, drainage facilities and
sanitary and waste disposal facilities exist, provided that approval
by the Planning Board shall not be given until the adequacy and arrangement
of the water supply shall have been approved by the Borough Engineer
and the purity of the water supply, drainage and sanitary and waste
disposal facilities shall have been approved by the Board of Health
and the Borough Engineer.
(5)
Anything hereinbefore stated to the contrary notwithstanding,
before granting any site approval, the Planning Board shall obtain
reports thereon from the Borough Engineer, the Board of Health, the
Fire Department and the Police Department and may obtain reports thereon
from the Environmental Commission, the Morris County Planning Board
and from such other Borough officers, committees and commissions as
may be deemed necessary, with special attention to the effect of such
approval upon existing municipal services and utilities, it may also
hold a public hearing thereon. Should additional facilities be needed,
the Planning Board shall forward its recommendations to the Borough
Council and shall not issue approval until the Borough Council has
either entered into an agreement with the applicant regarding the
development of such facilities or has authorized the Planning Board
to proceed.
[Added 6-28-1999 by Ord. No. 8-99]
To the extent that any residential site improvement, as defined in § 40-3, is governed by the Residential Site Improvement Standards, it shall be governed exclusively by the Residential Site Improvement Standards, as the same may be amended from time to time, and not by any other provisions of this chapter.
[Added 7-23-2001 by Ord. No. 09-01]
If the site plan proposes the placement, construction,
erection or modification of a wireless telecommunications facility,
in addition to the applicable documentation and items of information
required for site plan approval, the following additional documentation
and items of information are required to be submitted to the Planning
Board or Board of Adjustment for review and approval as part of the
site plan submission:
A.
Documentation by a qualified expert regarding the
capacity of any proposed wireless telecommunications facility for
the number and type of antennas;
B.
Documentation by a qualified expert that any proposed
wireless telecommunications facilities will have sufficient structural
integrity to support the proposed antennas and the anticipated future
collocated antennas and that the structural standards developed for
antennas by the Electronic Industries Association (EIA) and/or the
Telecommunication Industry Association (TIA) have been met;
C.
A letter of intent by the applicant, in a form which
is reviewed and approved by the Borough Attorney, indicating that
the applicant will share the use of any wireless telecommunications
facilities with other approved providers of wireless communications
services;
D.
A visual impact study, graphically simulating through
models, computer enhanced graphics or similar techniques, the appearance
of any proposed tower and indicating its view from at least five locations
around and within one mile of the proposed wireless telecommunications
facility where the wireless telecommunications facility will be most
visible; aerial photographs of the impact area shall also be submitted;
and
E.
Comments and approvals from all boards, commissions
and agencies having jurisdiction shall be considered before final
approval.
