[Amended 6/23/92 by Ordinance #1716]
A. 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;
B. Approval of a preliminary site plan and any variances shall expire at the end of three (3) years after the date of adoption of the resolution of approval. The applicant may apply for and the Planning Board may grant extensions on such preliminary approval for additional periods of at least one (1) year but not to exceed a total extension of two (2) years, provided that if the design standards have been revised by ordinance, such revised standards may govern;
C. In the case of a site plan for a planned development of 50 acres or more, or site plan for 150 acres or more, or site plan for development of a non-residential floor area of 200,000 square feet or more, the approval of a preliminary site plan may be extended for a longer period by the Planning Board pursuant to the criteria established in C. 40:55D-49d and C. 40:55D-52b.
A. The Planning Board shall grant final approval if the detailed drawings, specifications and estimates of the application for final approval conform to the standards established by ordinance for final approval and the conditions of preliminary approval.
B. Final approval shall be granted or denied within 45 days after submission of a complete application to the Secretary of the Planning Board, or within such further time as may be consented to by the applicant. Failure of the Planning Board to act within the period prescribed shall constitute final approval of the application for final approval as submitted and a certificate of the Secretary of the Planning Board as to failure of the Planning Board to act shall be sufficient in lieu of the written endorsement or other required evidence of approval.
C. A complete application for final approval shall consist of the following:
(1) A properly completed final site plan application form.
(2) The required fee.
(3) A site plan in final form, including all the information shown on the preliminary plan, conditions of preliminary approval, plus all-items set forth in the site plan details Section 112-22 except where they have been specifically waived by the Planning Board.
D. The Planning Board shall have the power to grant preliminary and final approval simultaneously, provided all application requirements have been met.
E. The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the applicant pursuant to this ordinance, whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval. If the applicant has followed the standards prescribed for final approval, the Planning Board may extend such period of protection for extensions of one year but not to exceed three extensions. Notwithstanding any other provisions of this ordinance, the granting of final approval terminates the time period of preliminary approval pursuant to this ordinance for the section granted final approval.
F. As a condition of final site plan approval the Planning Board may require a performance guarantee in accordance with Section 112-25 of this Ordinance.
G. As a condition of final site plan approval the Planning Board and/or Zoning Board of Adjustment shall require escrow deposits in accordance with Section 112-29 of this ordinance.
H. Maintenance agreements. (Added 1/9/86 by Ordinance #1261)
Prior to the granting of any site development approval, the applicant may be required to enter into an agreement with the municipality, in form satisfactory to the Municipal Attorney, requiring the installation and maintenance by the applicant and the applicant's successors in interest of such improvements on or to the site as are deemed necessary by the Planning Board or Board of Adjustment for implementing the standards and criteria set forth herein. Violations of such standards and criteria shall be corrected at the expense of the applicant or the applicant's successors in interest. Failure to correct any violation shall give to the municipality the right of easements as shall be reasonably necessary for access by the municipality to such improvements and developments for the purpose of correcting said violation. The agreement shall provide for inspection annually and after each major flood by the Township Engineer or by another qualified engineer acceptable to the Township Engineer, at the expense of the applicant and the applicant's successors in interest, and for the undertaking by the applicant and successors of such corrective measures as are shown by such inspection to be required for the proper functioning of the facilities.
See Section 112-25.
[Added 6/23/92 by Ordinance #1716]
A. Approval of a final site plan and any variances shall expire at the end of the end of two (2) years after the date of adoption of the resolution of approval. The applicant may apply for and the Planning Board may grant extensions on such final approval for additional periods of at least one (1) year but not to exceed a total of three (3) years.
A. APPROVAL WITH VARIANCE APPLICATION
The Board of Adjustment shall have the power to grant, to the same extent and subject to the same restrictions as the Planning Board, site plan approval whenever the Board of Adjustment is reviewing an application for approval of a variance pursuant to C.40:55D-70d and appropriate sections of the Zoning ordinance of Franklin Township. All requirements of this Ordinance with the exception of time period for approval shall apply to the Board of Adjustment when acting as the reviewing board for a site plan application.
B. TIME PERIOD OF APPROVAL
Whenever an application for development requests relief pursuant to Section 112-21A, the Board of Adjustment shall grant or deny approval of the application within 120 days after submission by an applicant of a complete application to the Secretary of the Board of Adjustment or within such further time as may be consented to by the applicant. Failure of the Board of Adjustment to act within the period prescribed shall constitute approval of the application and a certificate of the Secretary of the Board of Adjustment as to the failure of the Board of Adjustment to act shall be issued on request of the applicant, and it shall be sufficient in lieu of the written endorsement or other evidence of approval, herein required.
C. REFERRAL TO PLANNING BOARD
An application under this article may be referred to the Planning Board for its report; provided that such reference shall not extend the period of time within which the Board of Adjustment shall act.
A. GENERAL REQUIREMENTS
The site plan and its respective elements shall be prepared by a professional engineer, land surveyor, architect, or professional planner. The site plan shall be based on the latest Tax Map information and shall be of a standard size as required by the Map Filing Law. (C.141 46:23-99 et. seq.) The site plan shall consist of a Key Map, Location Map, Site Plan Map(s) of the affected property and such other maps and information as listed below. The Planning Board may, at the request of the applicant, waive any of the various requirements of the maps and submissions.
(1) ALL MAPS
(a) Show the name of the applicant, and block and lot number of the property in question.
(b) Show the legal title box showing the name, address, and seal of the licensed engineer, surveyor, architect or planner who prepared the plan.
(c) Have north point, scale, date on which plan was prepared and date and description of every revision.
B. KEY MAP
(1) Consist of the location of the tract with reference to surrounding areas and existing street intersections, the title of the development, north arrow and all zone boundaries.
C. LOCATION MAP
(1) Be drawn at a scale of not less than 1=100' showing the location of the property, all streets, driveways and property lines within two hundred feet (200) of the affected property, and all buildings or structures within 200 feet of the building or structure proposed by the applicant.
(2) Identify all properties within 200 feet of the property in question by block and lot number, name and address of owners of record.
(3) Indicate the zoning district in which the property is located, and zoning of all property within a 200 feet radius of the property in question.
(4) Indicate all lot, yard, height, coverage and density requirements for the zoning district in which the property is located, and respective data for the property in question.
D. SITE PLAN MAP (S)
(1) Be drawn at a scale not less than 1=50'. The Township Engineer may give permission to use another scale upon request by the applicant.
(2) A survey prepared by a licensed surveyor of the State of New Jersey shall accompany the site plan and shall indicate the boundaries of the parcel and the limits of all proposed streets, recreation areas and other property to be dedicated to public use. The site plan may be accompanied by such other exhibits of an architectural or planning nature submitted by the applicant or as may be required by the approving authority, and in all cases, the plan shall be accompanied by a front elevation of the proposed buildings.
(4) Show the location of all existing buildings, culverts, storm sewers, sanitary sewers, water lines, fire protection facilities, electric and telephone lines (both above and below ground) and poles, gas and underground heating systems, pipelines, and other man-made features on or adjacent to the property affected.
(5) Show the location of all existing streets and highways on or adjacent to the property affected, including names, right-of -way width, pavement width, curbs and sidewalks.
(6) Show the location of all existing easements and rights-of-way, and the purpose for which they have been established.
(7) Show the location of existing rock outcrops, high points, water courses, depressions, ponds, marshes, wooded areas, single trees not in wooded areas with a diameter of six (6) inches or more as measured three (3) feet above the base of the trunk, and other significant existing features as determined by survey.
(8) Show the topography of the site including existing elevations or contours at vertical intervals of two feet.
(9) Provide datum to which contour elevations refer, preferably United States Coast and Geodetic Survey.
(10) Show any designated streets, public drainageways, flood control basins, or public areas within the proposed site designated for public reservation in the Township Master Plan or official map.
(11) Show the topography of the site after development at two foot contour intervals.
(12) Show all proposed streets with profiles indicating grading; and cross-sections showing width of roadway, curbing and sidewalk.
(13) Show the location of proposed buildings and structures, all accessory structures and fences, if any, including setback, sidelines and rear yard distances, with dimensions showing present and future grade elevations at all corners and entrances of said structures.
(14) Provide floor plans and a design view of the front, side and rear elevations of the proposed structure or structures and indicating type, color and texture of materials to be used. Design view elevations are also to be shown where proposed additions or alterations affect such elevations.
(15) Show the location, type and details of proposed signs and outdoor lighting, including dimensions, radius of light and intensity of illumination and other details of sign requirements pursuant to Section 112-9G.
(16) Show the location, type and size of proposed culverts, storm sewers, sanitary sewers, fire protection, electric and telephone lines and poles, gas and underground heating systems, pipelines and all other utilities both above and below ground including the connection of such proposed facilities with the existing facilities.
(17) Show all means of vehicular access for ingress and egress to and from the site onto public streets, showing the size and location of driveways and curb cuts including the possible utilization of traffic channels, acceleration and deceleration lanes, additional width and any other improvements necessary to prevent a difficult traffic situation. All pedestrian walkways should also be shown.
(18) Show the location and design of any off-street parking areas or loading areas showing number of spaces, size and location of bays, aisles and barriers, and proposed direction of movement.
(19) Show all proposed screening and landscaping, including a separate planting plan and location of proposed shade trees. If provided, all recreation areas shall be indicated.
(20) Indicate methods and placement of solid waste disposal and storage facilities.
(21) Show the storm drainage plan indicating locations of inlet pipes, swales, detention areas and any other storm drainage facilities as well as calculations for existing and proposed runoff conditions.
(22) Include, if applicable, a detailed proposal, including covenants, agreements, or other specific documents showing the ownership and method of assuring perpetual maintenance to be applied to those areas which are to be used for recreational or other common purposes.
(23) Indicate the proposed sequence of development with projected time schedule for completion of each of the several elements. Such projection shall include, where applicable, the removal of structures, trees, and brush, temporary drainage considerations, utilities, road and sidewalk improvements and provisions for the protection of top soil.
(24) Delineation of any Stream Corridor Preservation Areas pursuant to Section 112-30. (Added 6/11/91 by Ordinance No. 1643).
(25) Include a road map indicating the planned route by which all contractors, equipment, supplies, materials and other such items necessary for construction will be routed to the site so as to avoid, as far as possible, the necessity of transiting existing residential areas and neighborhoods. [Added 5/9/00 by Ord. No. 3128]
E. OTHER INFORMATION
The reviewing board may require other information and data for specific site plans. This data may include but is not limited to geologic information, water yields, flood data, environmental information, traffic counts, road capacities, market information, economic data for the proposed business or activity, hours of operation and similar information.
F. CERTIFICATION OF TAXES
The Site Plan application shall include certification that no taxes or assessments on the property are delinquent.
**Webmasters Note: The previous subsections, D(15) through F, have been amended as per the 2000 Supplement.
