A. Site plan details are primarily for the use of the reviewing board to establish criteria required to make decisions and recommendations. The information listed in § 191-21B shall be provided for a preliminary site plan review. In some circumstances, additional information beyond these may be required of the applicant. If so, these should be carefully indicated by the reviewing board as early in the proceedings as possible for the orderly presentation of the application for approval. Surveys, the general plan, grading and utility plans, landscaping plans, architectural plans and elevations may be indicated on separate drawings and documents. The site plan shall be drawn by a licensed engineer and/or land surveyor to a scale of not less than one inch equals 50 feet nor larger than one inch equals 20 feet. All distances shall be in feet and decimals of a foot, and all bearings shall be given to the nearest 10 seconds. The error of closure shall not exceed one to 10,000. Plans for site plan approval shall be 24 inches by 36 inches in size.
B. All site plans shall contain the following information and data, if applicable:
(1) Title, key map location of development and the name and address of the record owner and/or development applicant and site planner preparing the site development plan.
(2) Proposed use or uses of the land and buildings.
(3) Scale and graphic scale. Show North arrow on all sheets and in the same direction.
(4) A timing schedule indicating the anticipated starting and completion dates for the development and anticipated schedule for the stages of the development.
(5) A list of all licenses, permits, certificates and other approvals as required by law and the status of each.
(6) Survey of the property prepared by a licensed surveyor of New Jersey, showing boundaries of properties, lines of all existing streets and roads, easements, rights-of-way and areas dedicated to public use within 200 feet of the property.
(7) Copies of any covenants and deed restrictions intended to cover any of the development sites.
(8) Existing buildings that are to remain and proposed buildings, giving dimensions, including height and number of stories, first floor elevations and present and finished grade elevations at all corners and entrances. Buildings and structures to be removed are to be indicated by dashed lines.
(9) Topographic map to delineate existing contours at two-foot intervals up to 10 feet beyond property lines, as well as proposed grading and contours; wooded areas; single trees not in wooded areas, where six inches or greater in diameter as measured three feet above the base of the trunk; floodplains; ponds; streams and drainage ditches; and marshes, giving previous flood elevations of watercourses, ponds and marsh areas, etc.
(10) The location of all existing and proposed structures, i.e., walls, fences, culverts, bridges, roadways, etc., with grade elevations for each structure. Structures to be removed shall be indicated by dashed lines.
(11) Existing zones of the development site and of any different zones within 200 feet of the property. Indicate zone of the development site as shown on the Master Plan.
(12) The distance of the property line, measured along the center line of existing streets abutting the property, to the nearest intersection.
(13) The boundaries of the property, building and setback lines, lines of existing streets, lots, reservations, easements and areas dedicated to public use.
(14) Locations of all utility structures and lines, existing and proposed stormwater drainage on site and on tract and from buildings and structures, as well as telephone, power and light, water and hydrant locations, sewer, gas, etc., whether privately or publicly owned, with manholes, inlets, pipe sizes, grades, inverts and directions of flow.
(15) Location, size and nature of the entire lot or lots in question and of contiguous lots owned by the applicant or owner of record or in which the applicant has a direct interest even though only a portion of the entire property is involved in site plan development. Provide on a key map, if necessary.
(16) All proposed easements and public and community areas.
(17) All means of vehicular ingress and egress to and from the site onto public streets, showing the size and location of driveways, curb cuts and curbing, sight lines and radii.
(18) Location and design of off-street parking areas, showing their size and the locations of internal circulation, traffic patterns, parking space, aisles, driveways, curbing, barriers and wearing surface, finished and under construction.
(19) Location, arrangement and dimensions of truck loading and unloading platforms and docks.
(20) Provisions for refuse and garbage disposal. Ensure that areas are not exposed to view, are unpolluting, covered from weather and are secure from vandalism.
(21) Provisions for screening storage of equipment, attached or separate from buildings.
(22) All existing or proposed exterior lighting (freestanding and/or on building) for size, nature of construction, lumens, heights, area and direction of illumination, footcandles produced, as well as time controls proposed for outdoor lighting and display.
(23) All existing and proposed signs and their sizes, nature of construction and location, height and orientation, including all identification signs, traffic directional signs and arrows, freestanding and facade signs and time controls for sign lighting, if any.
(24) Locations, dimensions and construction of off-site sidewalks, on-site exits, walks and sidewalks. Provision should be made for pedestrian safety, accessways and, where necessary, a bicycle system and racking.
(25) Proposed screening, green areas, landscaping and fencing, including a planting plan and schedule, with sizes, types and number, prepared by a qualified landscape architect or landscape designer.
(26) Improvements to adjoining streets and roads and traffic control devices necessary in streets or highways. Acceleration and deceleration lanes, paving, land dedication or acquisition for roads should be shown.
(27) The seasonal high water level and, when requested, borings and/or percolation test data, especially for wet sites.
(28) An erosion and sediment control and surface water management plan in accordance with Chapter 197 of the Code of the Borough of Hopatcong.
(29) Preliminary architectural floor plans and elevations, with the name, address, professional number and seal of the architect, and sketches, renderings or pictures of any new buildings or structures.
(30) Fire prevention measures. Consideration must be shown for service lines, hydrants, siamese connections, automatic sprinkler systems, fire zones, no-parking fire zones and pavement and wall signs.
(31) Dimensions of the above on the site plan so that scaling will not be necessary.
(32) Certification that all taxes and assessments against the site have been paid.
(33) In the case of streams having a drainage area exceeding 1/2 square mile, an encroachment permit is required from the Division of Water Resources for fill or diversion of a water channel, alteration of a stream, repair or construction of a bridge, culvert, reservoir, dam, wall, pipeline or cable crossing.
(34) Recycling area. [Added 11-4-1993 by Ord. No. 21-93]
(a) There shall be included in any site plan an indoor or outdoor recycling area for the collection and storage of recyclable materials. The dimensions of the recycling area shall be sufficient to accommodate recycling bins or containers which are of adequate size and number and which are consistent with anticipated usage and with current methods of collection in the area in which the project is located. The dimensions of the recycling area and the bins or containers shall be determined in consultation with the municipal recycling coordinator and shall be consistent with the district recycling plan adopted pursuant to Section 3 of P.L. 1987, c. 102 (N.J.S.A. 13:1E-99.13), and any applicable requirements of the Municipal Master Plan adopted pursuant to Section 26 of P.L. 1987, c. 102.
(b) The recycling area shall be conveniently located for the disposition of source-separated recyclable materials, preferably near, but clearly separated from, a refuse dumpster.
(c) The recycling area shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling area, and the bins or containers placed therein, against theft of recyclable materials, bins or containers.
(d) The recycling area or the bins or containers placed therein shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard and which are located in an outdoor recycling area shall be equipped with a lid, or otherwise covered, so as to keep the paper or cardboard dry.
(e) Signs clearly identifying the recycling area and the materials accepted therein shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with the signs indicating the materials to be placed therein.
(f) Landscaping and/or fencing shall be provided around any outdoor recycling area and shall be developed in an aesthetically pleasing manner.
(g) In the event that recyclable materials are processed other than by municipal collection, the operator shall periodically provide to the municipal recycling coordinator a report on the volume of recycling material generated and the location of disposal.
C. Other information or data, including but not limited to an environmental impact statement (see § 191-23), may be required by the reviewing board in order to determine that the details of the site plan are in accord with the standards of the Zoning Ordinance and will not result in any significant detriment to the environment.
Final site plan details are primarily a refinement of the preliminary details by providing final engineering and architectural information which will be classified as site plan construction details. Whereas preliminary site plan data may have been tentative, the final data shall be accurate. The following data shall be provided on the final site plan:
A. All the data required on the preliminary site plan with complete accuracy.
B. If any changes from the preliminary site plan have been made, an approved preliminary site plan showing those changes marked in red shall be submitted.
A. In order that a reviewing board may access the impact of a proposed development upon the natural environment, particularly with respect to potable water, pollution of all kinds, displacement of people and business, disruption of desirable community and regional growth, flooding and waste disposal, the reviewing board may require that the application for site plan review be accompanied by an environmental impact statement which shall contain information and analysis covering the items hereinafter set forth. The reviewing board, as part of its plan review procedures, shall take into consideration the effect of the applicant's proposal. The reviewing board shall not approve any submission hereunder unless it determines and finds that the proposed development will not result in appreciable harmful effects to the natural environment, has been designed and conceived with a view toward the protection of natural resources and will not place a disproportionate or excessive demand upon the total resources available for such proposal and for any future proposals. The reviewing board may, upon application and for good cause, waive the requirement for an environmental impact statement or for any of the specified requirements relating thereto as set forth in this section.
B. Said environmental impact statement shall be referred to the Borough Environmental Commission. Construction Official, Borough Engineer and Board of Health and may be referred to the County Soil Conservation District for review and recommendation. The reviewing board shall not act on the proposal until receipt of the recommendations or until 30 days have elapsed from the time of referrals. The environmental impact statement shall be prepared in accordance with general policy guidelines for such a statement as prepared by the Planning Board.
C. The environmental impact statement shall provide the information needed to evaluate the effects of a proposed project. The statement shall generally include:
(1) All items provided for in § 191-21, Preliminary site plan details, plus the qualifications of those who authorized or provided data for the statement.
(2) A project description which shall specify what is to be done and how it is to be done during construction and operation, the reasons for the project and why the location was selected.
(3) An inventory of existing environmental conditions at the project site and in the surrounding region, which shall describe air quality, water quality, water supply, hydrology, geology, soils, topography, vegetation, wildlife, aquatic organisms, ecology, demography, land use, aesthetics, history and archaeology. Plans should include any area, condition or feature which is environmentally sensitive or which, if disturbed during construction, would adversely affect the environment. These critical impact areas include but are not limited to stream corridors, streams, wetlands, estuaries, slopes of 15% or greater, highly acidic or highly erodible soils, areas of high water table, mature stands of native vegetation and aquifer recharge and discharge areas.
(4) The probable impact of the proposed project on the items indicated in § 191-23C(3) above. Both primary and secondary significant consequences of the development should be included in the analysis.
(5) Implications of the proposed action for population change or resource demand should be estimated and an assessment made of the effect of any possible change upon the resource base, including land use, water and public services and Borough services, such assessment shall include the economic costs and benefits to the Borough.
(6) Steps to be taken to minimize adverse environmental impact during construction and operation, both at the project site and in the surrounding region.
(7) Alternatives to all or any part of the project with reasons for their acceptability or nonacceptability.
(8) A quantifiable identification of any irreversible and irretrievable commitments of resources which would be involved in the implementation of the project.
(9) Any probable adverse environmental effects which cannot be avoided, including but not limited to:
(a) Water quality.
(b) Air quality.
(c) Noise.
(d) Undesirable land use patterns.
(e) Damage to or destruction of significant plant or wildlife systems.
(f) Aesthetic values.
(g) Destruction of natural resources.
(h) Displacement of people and businesses.
(i) Displacement of viable farms.
(j) Employment and property tax.
(k) Destruction of man-made resources.
(l) Disruption of desirable community and regional growth.
(m) Health, safety and well-being of the public.
(10) Alternatives to the proposed project, including:
(a) That of no project.
(b) Description of alternatives with an objective evaluation of the alternatives that might avoid some or all of the adverse environmental effects with the rationale for acceptability or nonacceptability of each alternative.
(c) An analysis of the costs and social impact of the alternatives, including construction problems and traffic service.
(d) The relationship between local short-term uses of the environment and the maintenance and enhancement of long-term productivity, assessing the project for cumulative long-term effects from the perspective that each generation is a trustee of the environment for future generations.
(11) A reference list of pertinent published information relating to the project, the project site and the surrounding region.
D. The environmental impact statement shall be prepared by or for the applicant, using such consultant or consultants as may be deemed qualified by virtue of their systematic interdisciplinary approach which will ensure the integrated use of the natural and social sciences and the environmental design arts in accordance with the criteria and guidelines hereinafter set forth. The impacted area to be studied in detail shall be of sufficient magnitude to encompass all of the alternatives considered.
