[Amended 11-18-1991 by Ord. No. 91-33; 5-16-2005 by Ord. No.
05-25]
A.
All site plans. The site plan shall be prepared by
a professional engineer, land surveyor, architect, landscape architect
or professional planner at a scale not to exceed one inch equals 100
feet. The site plan shall be based on the latest Tax Map information
and the size of the map shall be either 24 inches by 36 inches or
30 inches by 48 inches. The site plan shall contain the following
information:
(1)
A key map of the site with reference to surrounding
areas, zoning district(s) and existing street locations within 200
feet of the property.
(2)
The North arrow, scale, block, lot, and name and address
of the owner and site plan applicant, together with the names of the
owners of all contiguous land and of property directly across the
street and downstream 200 feet of the property, as shown by the most
recent tax records of all municipalities in which such properties
shall lie.
(3)
Lot line dimensions, bearings and distances.
(4)
Location of all buildings and structures, streets,
easements, driveways, entrances and exits on the site and within 500
feet thereof and the right-of-way width of existing roads from the
center line as well as pavement width measurements. Structures to
be removed should be indicated by dashed lines.
(5)
Location and dimensions of proposed buildings and
structures, roads, driveways, parking areas, etc., with the dimensions
of each.
(6)
Building bulk information.
(a)
A zoning chart with existing and proposed building
setback, sideline and rear yard distance as well as height, lot area,
improved lot coverage and all information included in the schedule
of land and area requirements. A graphic depiction is required.
(b)
Proposed building height setbacks, front, side
and rear yard distances and required setbacks. Buildings must identify
the square footage on each building for each floor.
(7)
All existing physical features on the site and within
200 feet thereof, including streams, watercourses, existing woodlands,
existing trees eight inches in caliper or dogwoods, four inches in
caliper, and significant soil and hydrological conditions, such as
swamp, rock and water flows.
(8)
Topography showing existing and proposed contours at two-foot intervals for slopes averaging 5% or greater and at two-foot intervals for lands of lesser slope as well as contours for land extending 200 feet offsite. A reference benchmark shall be clearly designated. If development is proposed on lands with slopes of 10% or greater, the requirements of the Hillside Development section (Chapter 126, Article XXXIV) of this chapter shall govern.
(9)
Parking loading and unloading areas shall be indicated
with dimensions for traffic patterns, access aisles, curb rails, bays,
stalls, curb radii, traffic islands and channelization. The following
information must also be indicated: direction of traffic flow and
site easements, number of employees (total and maximum in one shift),
and proposed and required parking spaces. There shall be no driveway
within 10 feet of the property lines.
(11)
Location and design of existing and proposed
stormwater systems, sanitary waste disposal systems and potable water
supply, hydrants and methods of solid waste storage and disposal within
screened areas.
(12)
Landscaping and conservation.
(a)
Landscaping and buffering plan exhibit identifying
existing and proposed trees, shrubs, bushes, groundcover and natural
features such as boulders and root outcroppings; indicate botanical
and common names of plants and trees, dimensions at the time of planting
and maintenance plans.
(b)
Street trees planted at fifty-foot intervals
along public rights-of-way; the quantity of landscaping by type proposed
to be planted on site.
(c)
At least 5% of the parking area shall be landscaped in accordance with § 126-191 of the Land Use Chapter of the Municipal Code.
(13)
A proposed exterior lighting plan exhibit showing the location of all lights, type of light, manufacturer specification sheets, with intensity in footcandles on a point-to-point plan; also, methods proposed to reduce offsite glare on adjacent property and roads, type and height of light standards and poles in accordance with § 126-190 of the Land Use Chapter of the Municipal Code.
(14)
A survey of the property signed and sealed by
a licensed surveyor.
(15)
A proposed sign plan exhibit for all freestanding
and facade signs showing the specific design, letter style, color,
construction and materials, location, size, height above grade or
below roofline, type of standard and illumination in accordance with
§ 123-195 of the Land Use Chapter of the Municipal Code.
(16)
Drainage calculations and details as required by Article XXXVII of the Land Use Chapter of the Municipal Code.
(17)
A legend on the site plan for endorsement by
the Board Engineer, Board Chairman and Board Secretary. The following
legends shall also be on the site plan map:
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(a)
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Site plan of _____________.
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Lot _____, Block ______, Zone ______
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Applicant
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(b)
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I consent to the filing of this site plan with
the Planning Board of
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Owner
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Date
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(c)
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I hereby certify that I have prepared this site
plan and that all dimensions and information are correct.
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Name
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(Title & License No.)
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(d)
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I have reviewed this site plan and certify that
it meets all codes and ordinances under my jurisdiction.
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(Date)
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(Municipal Engineer)
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(e)
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To be signed before issuance of a building permit:
I hereby certify that all the required improvements have been installed
or a bond posted in compliance with all applicable codes and ordinances.
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(If improvements installed)
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(Township Engineer)
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(Date)
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(If bond posted)
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(Township Clerk)
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(Date)
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Building permit issued
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Building permit issued
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(Date)
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(f)
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Approved by the Planning Board
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(Preliminary _______________) Final _______________)
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(Chairman)
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(Date)
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(18)
Copies of submissions and fees.
(a)
Twenty-four copies of the application form,
checklist, fee schedule with calculations and supporting documentation
and the preliminary plans requested herein shall be submitted. All
documents submitted must be collated into 24 sets.
(b)
In the alternative, the applicant may choose
to submit three full sets of documents for completeness review only.
When the documents submitted comply with the submission requirements,
the Township will notify the applicant to submit the other 21 sets
in order to be deemed complete. This option is made available to applicants
in an effort to save resources expended on numerous plans that may
need to be revised and submitted.
(c)
If the application involves a request for a
site plan including land development of more than 50 dwelling units
or 50,000 square feet of nonresidential building space or all major
site plans within 500 ft. of a municipal border or critical natural
resources, like primary or secondary streams identified in the County
Open Space Plan that may affect neighboring jurisdictions, the applicant
must submit a copy of the full application packet, including plans,
to Somerville Borough and Raritan Borough and provide proof of submission/mailing.
(d)
All fees (both application and escrow) must
be paid.
(19)
Checklist form. All the requirements set forth hereinabove are contained in Form # 3D entitled "Application: Site Plan," which is set forth, in its entirety, in § 126-153.1, entitled "Application/Checklist: Site Plan" (to be adopted simultaneously with this Ordinance) of Article XXII (Site Plan Details) of Part 8 (Site Plan Review) of Chapter 126 (Land Use) of the Municipal Code of the Township of Bridgewater.
B.
Exhibits to accompany the site plan:
(3)
A storm water runoff control plan exhibit in accordance with Part 2, Article XXXVII of the Land Use Chapter of the Municipal Code. The plan shall include:
(a)
Impervious coverage.
(b)
Elevations adjacent to existing and proposed
buildings.
(c)
Elevations for the entire site.
(d)
Elevations on adjacent property where there
may be a drainage impact.
(e)
Location and elevation of sidewalks, adjacent
road centers, dividing islands, curbs, gutters and driveways.
(f)
Run-off computations for existing and proposed
conditions.
(g)
Size, slope, direction of flow, top invert elevations
of all existing and proposed storm drains, drainage ditches, watercourses
(cross sections, for swales, channels).
(h)
Roof leader size and discharge locations.
(i)
Location, capacity, outlet details, typical
section through basin calculations for storage capacity, inflow hydrograph
for stormwater detention/retention facilities.
(j)
Drainage area map with calculations showing
drainage from contributing area prior to and after development.
(4)
A soil erosion and sediment control plan exhibit pursuant to Article XXXVI of the Land Use Chapter of the Municipal Code; identify the location of all soils on the property.
(6)
A written description of the request for a variance,
conditional use or special permit.
(7)
A written document or request to waive submission of any required site plan elements or exhibits. (The applicant must document why a waiver of required exhibits is in the public interest, consistent with the Master Plan, the overall intent of the Land Use Ordinance and good development and environmental practice pursuant to § 126-156 of the Land Use Chapter.)
(8)
Wireless telecommunications facilities search area requirements.
All applications for conditional use approval or "use" variance approvals
under N.J.S.A. 40:55D-70d shall supplement the required site plan
and variance submission materials with the following documents prepared
by an expert considered qualified by the reviewing development board:
[Added 12-17-2012 by Ord. No. 12-21]
(a)
A search area study shall include the following:
[1]
Map identification of the search area and lands peripheral to
the search area where wireless telecommunications coverage is alleged
to be deficient. The map shall include but not be limited to the identification
of streets, municipal boundaries and topographic characteristics.
[2]
Criteria utilized in the identification of the search area and
in determining deficient wireless communications coverage.
[3]
Map identification in the search area of existing and approved
wireless support structures and other potential existing or approved
support buildings and structures including utility structures such
as water tanks and electrical transmission line towers.
[4]
Map identification of all sites in the search area evaluated
by the applicant in the course of selecting the proposed site.
[5]
A coverage map of the search area and its periphery displaying
the radio frequency signal strength in dBm (power ratio in decibels)
prior to operation of the proposed facilities indicating gaps in coverage
and a map of the search area and its periphery during operation of
the proposed facility. Data plots on the maps shall be either computer
generated or based on actual drive tests. The area considered deficient
in coverage shall be based on a demonstration that the users of the
wireless service are unable to connect with the land-based national
telephone network or are unable to maintain a connection capable of
supporting reasonably uninterrupted communication. The occurrence
of de minimis dead spots shall not constitute a basis for establishing
gaps in coverage.
(b)
A visual impact study including the following:
[1]
An aerial photograph showing the location of the proposed wireless
telecommunications site and the surrounding area.
[2]
Graphic depictions showing proportionally accurate renditions
of the proposed wireless facility superimposed on existing conditions
photographs. A minimum of five such depictions from pedestrian eye
level are required for viewpoints within one mile of the proposed
site selected based on high visibility of the facility particularly
from viewpoints on or adjacent to residential properties and from
viewpoints on public rights-of-way. In the event that a proposed wireless
telecommunications facility is eligible for future expansion and is
exempt from site plan review in accordance with N.J.S.A. 40:55D-46.2,
additional graphic depictions shall be required which show a ten-percent
increase in height and show sample collocated wireless telecommunication
facilities.
(c)
A comprehensive coverage plan for the Township including the
following:
[1]
A map showing existing and approved wireless communication facilities
owned or controlled by the applicant that are either in the Township
or within two miles of the Township.
[2]
A map showing the location of planned future sites (or future
search areas if specific planned sites are not determined) that are
either in the Township or within two miles of the Township to effect
comprehensive wireless telecommunication coverage of the Township.
(d)
Written documentations concerning the following:
[1]
Documentation by a qualified expert regarding the dimensional
capacity of the proposed or existing support structure to accommodate
additional wireless telecommunications facilities including expansions
that are exempt from site plan approval in accordance with N.J.S.A.
40:55D-46.2a.
[2]
Documentation by a qualified expert regarding the structural
integrity of the support structure to accommodate collocated wireless
telecommunications facilities in accordance with the current standards
of the Electronic Industries Association or the Telecommunication
Industry Association.
[3]
A letter of intent by the applicant indicating the applicant's
ability and a willingness to share a support structure with other
providers of wireless telecommunication services. Such letter of intent
shall be in a form that is approved by the attorney for the reviewing
board or by the Township Attorney.
[4]
Documentation by a qualified expert indicating compliance with
the standards of the Federal Communications Commission concerning
the maximum permitted exposure limit for the projected total radiated
radio frequency power of the facility including any additional wireless
telecommunication facility that may be exempt from site plan approval
in accordance with N.J.S.A. 40:55D-46.2a.
C.
Additional items for preliminary site plan:
(1)
Proof, in the form of a letter of transmittal, that
a copy of the application was sent to the County Planning Board.
D.
Additional items for final site plan:
(1)
The engineer's estimate of the cost of proposed improvements
(sanitary sewer, drainage, pavement, landscaping) and an inspection
fee of 6% of those costs.
(2)
New Jersey Department of Transportation approval for
access and drainage or other improvements.
(3)
New Jersey Department of Environmental Protection
approval for stream encroachment permits.
(4)
Proof that all conditions of the Somerset County Planning
Board final approval have been met.
(5)
Any special approvals (i.e., utilities, etc.)
(6)
A brown line sepia of the final site plan with all
revisions and corrections.
(7)
A completed compliance report indicating fulfillment
of all requirements of the preliminary approval.
E.
Electronic
submissions.
[Added 5-3-2021 by Ord. No. 21-10]
(1)
Electronic
copies of final subdivision plans, as filed in the Somerset County
Clerk's office (with proof of filing shown on the map). This is to
be in a form acceptable to the Township Engineer.
(2)
Electronic
copies of the signed subdivision and/or site plans and any plans that
require signature of the Chair, Secretary and Engineer. This is to
be in a form acceptable to the Township Engineer
(3)
Electronic
copies of filed deeds. This is to be in a form acceptable to the Township
Engineer.
(4)
Electronic
copies of the application documents as presented at the public hearing.
This is to be in a form acceptable to the Township Engineer.
[Added 5-16-2005 by Ord. No. 05-26]
An applicant submitting an application for site plan approval shall complete Form # 3D, in accordance with the requirements of § 126-153, entitled "Preliminary and final site plan." This Form # 3D is entitled "Application: Site Plan" and is set forth, hereinbelow, in its entirety.[1]
[1]
Editor’s Note: The Preliminary and Final
Site Plan Checklist is available on the Township Web site: www.bridgewaternj.gov.
[Amended 6-25-1981 by Ord. No. 81-19]
The Planning Board may require other information
and data for specific site plans. This data may include, but is not
limited to, market information, economic data and similar exhibits.
[Amended 6-25-1981 by Ord. No. 81-19]
Information and documents for other Township
codes and ordinances, such as environmental impact reports, soil erosion
and sedimentation plans and stormwater management plans, shall be
submitted as part of site plan approval and may be used to comply
with site plan submission requirements where applicable.
The Planning Board may waive submission of any
required exhibits in appropriate cases and for specific site plans.
Sketch site plans may be prepared by the applicant
and contain sufficient information for discussion by the Planning
Board and applicant.
