[Amended 3-13-1978 by Ord. No. 0-78-5; 11-12-1984 by Ord. No.
0-84-20; 9-10-1990 by Ord. No. 0-90-20]
A.
The applicant shall submit to the Secretary of the
Planning Board four copies of the preliminary site plan and four copies
of the application.
B.
Upon determination of completeness of the application
by the Director of Community Development or his designee, 15 copies
of the preliminary site plan and application shall be submitted by
the applicant to the Secretary of the Planning Board for distribution
to the Development Review Committee.
C.
The Development Review Committee shall review the
preliminary plat and determine whether or not the application includes
all the information required for review. Should the application be
determined either to be incomplete or require substantial revisions,
the applicant shall be notified within 45 days of submission and may
thereafter submit an appropriately revised application to the Secretary
of the Planning Board as in the first instance.
D.
After review by the Development Review Committee and
at least 10 days prior to the meeting at which action on the minor
site plan is desired, the applicant shall mail copies of the preliminary
site plan and application to the individual members of the Planning
Board. The applicant shall submit two copies of the preliminary plat
and application to the Secretary of the Planning Board.
A.
Each site plan submitted shall be at a scale of one
inch equals 100 feet for a tract between 40 and 150 acres, and one
inch equals 200 feet for a tract 150 acres or more. All plans shall
be certified by a licensed architect or engineer, including accurate
lot lines and existing improvements (including utilities), certified
by a licensed land surveyor, submitted on one of the following four
standard sheet sizes: 8 1/2 by 13 inches, 15 by 21 inches, 24
by 36 inches or 30 by 42 inches, and including the following data
(If one sheet is not sufficient to contain the entire territory, the
map may be divided into sections to be shown on separate sheets of
equal sizes, with references on each sheet to the adjoining sheets):
boundaries of the tract; North arrow; date; scale; zone districts
in which the lot(s) are located; existing and proposed streets and
street names; existing contours at intervals of one foot where slopes
are 3% or less, intervals of two feet, where slopes are more than
3% but less than 15%, intervals of five feet where slopes are 15%
or more, referred to known datum, and to be indicated by dash lines
where any changes in contours are proposed, finished grades to be
shown as solid line; existing and proposed streams and easements and
existing flood elevation; total building coverage in acres and percent
of lot; total number of parking spaces; all dimensions needed to confirm
conformity to the Zoning Ordinance,[1] such as but not limited to buildings, lot lines, parking
spaces, setbacks and yards; a small key map giving the general location
of the parcel in relation to the remainder of the municipality; and
the site in relation to all remaining lands in the applicant's ownership.
B.
Each site plan submitted to the Planning Board for
approval shall have the following information shown thereon or annexed
thereto:
(1)
Size, height, number, location and arrangement of
all existing and proposed buildings, structures and signs in accordance
with the requirements of the Zoning Ordinance, including preliminary
floor plans and elevations for each building or a typical building
and the proposed use of all structures. Such plans shall indicate
those buildings to remain, the building design(s) and materials to
be used, the proposed use(s) and the floor plan(s).
(2)
Proposed circulation plans, including access streets,
curbs, aisles and lanes, easements, fire lanes, driveways, parking
spaces, loading areas, loading berths or docks, pedestrian walks and
all related facilities for the movement and storage of goods, vehicles
and persons on the site in accordance with applicable requirements
of this chapter and the Zoning Ordinance, including the location of
lights, lighting standards and signs and driveways within the tract
and within 100 feet of the tract. Sidewalks (if required) shall be
provided from the primary building entrances and exits along expected
paths of pedestrian travel, such as but not limited to access to parking
lots, driveways and other buildings on the site, and across common
yard spaces between buildings where pedestrian traffic can be expected
to be concentrated. Plans shall be accompanied by cross sections of
streets, aisles, lanes and driveways which shall adhere to applicable
requirements of this chapter.
(3)
All site plan applications, except minor subdivisions
as may be waived by the Planning Board, shall provide the following
tree and landscaping information:
[Amended 6-8-1981 by Ord. No. 0-81-12]
(a)
The location and species of all existing trees
or groups of trees having a caliper of six inches or more measured
three feet above ground level.
(b)
The proposed location of shade trees to be provided in the site plan along the public right-of-way in accordance with § 85-24.
(c)
The location of the plant species.
(d)
The common and botanical names of the plant
species.
(e)
The size of the plant material.
(f)
The quantity of the plant material.
(g)
The plant material removed by proposal.
(h)
A typical drawing or description of the planting
procedure, including methods for stacking, guying, wrapping and mulching
of plant material.
(i)
The protection of existing trees that may be
damaged during construction as per the Township Engineer's instructions.
(4)
The proposed location of all drainage, sewage and
water facilities, including water pressure and flow tests at point
of connection, with proposed grades, sizes, capacities and types of
materials to be used, including any drainage easements 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 shall be included where
septic tanks and leaching fields are permitted and are proposed. Such
plans shall be reviewed by the Township Engineer with recommendations
to the Planning Board. Proposed lighting facilities shall be included,
showing the direction, reflection and intensity of the lighting. All
permanent utility lines, pipes and conduits shall be installed underground.
(5)
A written description of the proposed operations of
the building(s), 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.
(6)
Submission of data derived from accepted engineering
practices on the existing and anticipated high-water table levels
on the site and the relationship of such levels to the proposed final
project grade(s).
[Added 9-14-1981 by Ord. No. 0-81-21]
(7)
The location, height, direction of illumination and
the power and type of proposed outdoor lighting with a photometric
diagram on the plan.
[Added 4-14-1986 by Ord. No. 0-86-3]
(8)
Architectural or historic significance of any existing
buildings to remain or to be removed.
[Added 4-14-1986 by Ord. No. 0-86-3]
(9)
Earthwork balance (surplus/shortage).
[Added 4-14-1986 by Ord. No. 0-86-3]
(10)
Soil type.
[Added 4-14-1986 by Ord. No. 0-86-3]
(11)
Scale model of proposed development.
[Added 4-14-1986 by Ord. No. 0-86-3]
(12)
Traffic study, including, but not necessarily limited
to:
[Added 4-14-1986 by Ord. No. 0-86-3]
(13)
Photographs of any unusual topographic, environmental,
historic or physical aspect.
[Added 4-14-1986 by Ord. No. 0-86-3]
(14)
Location of all structures with all setbacks, heights,
yards, floor area ratios and finished floor elevations.
[Added 4-14-1986 by Ord. No. 0-86-3]
(15)
Sketches, plans and photographs of other known similar
developments.
[Added 4-14-1986 by Ord. No. 0-86-3]
(16)
Common open space, including acreage calculations
and proposed recreation facilities.
(17)
Environmental impact assessment.
[Added 5-13-1992 by Ord. No. 0-92-12]
(18)
Transportation management report, including, but not
necessarily limited to:
[Added 7-12-1995 by Ord. No. 0-95-24]
(a)
If applicable, an employee trip reduction compliance
plan in accordance with N.J.A.C. 16:50-8.
(b)
Location of possible transit stops.
(c)
Roadway and driveway information demonstrating
that said design does not preclude future transit use.
(d)
Information on the provision of preferential
parking for rideshare vehicles or any other parking design elements
or parking policies that encourage ridesharing.
C.
Notwithstanding Subsections A. and B. above, in the case of a development that is proposed to be built in stages or sections, the site plan submitted by the applicant for preliminary approval shall not be required to include either floor plans or elevations of the buildings and other structures to be built, or information concerning curbs, aisles, lanes, parking spaces, loading areas, berths or docks, pedestrian walks, driveways, location of lights, lighting standards and signs, buffer areas, landscaping and proposed operations of the buildings with respect to the stage(s) or section(s) that are not proposed for immediate development; provided, however, all such plans, elevations and information shall be required with respect to the stage(s) or section(s) that are proposed for immediate development and shall also be required for the development of remaining stages or sections prior to the commencement thereof.
A.
The Planning Board shall review the preliminary site
plan, determine whether or not the applicable standards provided by
this chapter have been observed, note objections to such parts of
the plans as do not meet the standards, make corrections and recommendations
for desired changes to effect compliance with this chapter, be satisfied
that the preliminary site plan represents an appropriate development
of the site in compliance with the chapter and, when satisfied that
the preliminary site plan complies with the requirements of this chapter,
shall grant preliminary approval.
B.
Upon the submission of a complete application for
a site plan which involves 10 acres of land or less and 10 dwelling
units or less, the Planning Board shall grant or deny preliminary
approval within 45 days of the date of such submission or within such
further time as may be consented to by the developer. Upon the submission
of a complete application for a site plan which involves more than
10 acres or more than 10 dwelling units, the Planning Board shall
grant or deny preliminary approval within 95 days of the date of such
submission or within such further time as may be consented to by the
developer. Otherwise, the Planning Board shall be deemed to have granted
preliminary approval of the site plan.
[Amended 6-9-1980 by Ord. No. 0-80-6]
C.
Should minor revisions or additions to the preliminary
site plan be deemed necessary, the Planning Board may grant preliminary
approval subject to specified conditions. Should major revisions to
the preliminary site plan be deemed necessary, the Planning Board
shall require that an amended plan be submitted and proceeded upon
as in the case of the original application for preliminary approval.
The developer shall be notified in writing of the deficiencies in
the plan by the Board or the Board's designee for the determination
of completeness within 45 days of submission of such application or
it shall be deemed to be properly submitted.
[Amended 6-9-1980 by Ord. No. 0-80-6]
D.
The recommendations of the County Planning Board those
of all other agencies and officials to whom the preliminary site plan
was submitted for review shall be given careful consideration in the
final decision on the plan. If the County Planning Board or the Township
Engineer approves the preliminary site plan, such approval shall be
noted on the plan. If the Township Planning Board acts favorably on
the preliminary site plan, the Chairman of the Board (or in his absence
the Acting Chairman) and the Secretary of the Board shall affix their
signatures to at least 10 copies of the plan with a notation that
it has been approved.
E.
After approval of the preliminary site plan by the
Planning Board, one copy thereof shall be retained by the Secretary
of the Board and copies of the signed plan shall be furnished by the
Secretary to each of the following within 10 days from the date of
such approval:
(1)
Construction Official and Zoning Officer.
(2)
Township Engineer.
(3)
Township Tax Assessor.
(4)
Fire Prevention Bureau.
(5)
Township Health Department.
(6)
Township Sewer Department.
(7)
The applicant, for compliance with final site plan
requirements.
(8)
Such other municipal, county or state agencies or
officials as directed by the Board.
F.
If the Planning Board, after consideration and discussion
of the preliminary site plan, determines that it does not meet the
requirements of this chapter, the Board shall deny approval thereof,
and a notation shall be made by the Chairman of the Board to that
effect on the plan and a resolution shall be adopted setting forth
the reasons for such denial. One copy of the plan and said resolution
shall be returned by the Secretary of the Board to the applicant within
10 days of such determination.
