Except as hereinafter provided, no building permit shall be issued for a building or change of use or enlargement of any building or use unless a site plan is first submitted and approved by the Planning Board, and no certificate of occupancy shall be given unless all construction conforms to the approved plan. Site plan approval shall not be required for single-family dwellings, two-family dwellings, farms or for such accessory uses as private garages, toolhouses, private greenhouses and barns, but this section shall not limit the requirements for submission of subdivision plans for subdivision approval as otherwise provided in this chapter.
A. Site plan classification.
A.site plan shall be classified by the Site Plan Committee of the Planning Board as a minor or major site plan as defined hereafter. Notwithstanding the above, the following classes of development application shall be filed, reviewed and acted upon as set forth hereinafter: [Amended 9-10-1980 by Ord. No. 28-1980]
(1) Site plan exemptions. No site plan application shall be required prior to issuance of a building permit or certificate of occupancy for one of the following.
(a) Interior alterations.
(b) Exterior building facades, windows and roofing, but not including loading docks.
(c) Fencing.
(d) Resurfacing of existing paved parking area.
(2) Administrative review procedures. [Amended 7-22-1981 by Ord. No. 15-1981; 5-23-1984 by Ord. No. 16-1984; 9-23-1987 by Ord. No. 42-1987; 6-13-1990 by Ord. No. 14-1990]
(a) Applicants requesting administrative review for minor revisions and/or additions to a site plan shall be required to submit a site plan application. This application shall be limited to the changes proposed and shall provide sufficient information to fully describe the changes proposed. No more than two administrative reviews shall be granted per applicant, provided that the Township Planner or Engineer determine that the cumulative effect of the changes does not significantly alter the plan as originally approved. The Township Engineer and Planner shall determine if an administrative remedy is appropriate for each particular case and shall be empowered to grant approval in lieu of Planning Board or Zoning Board of Adjustment action, if the application is one of the following and does not require a variance:
[1] Building addition to nonresidential use of 1,000 square feet or 15% of total existing floor area, whichever is less.
[2] Exterior lighting.
[3] Signs.
[4] Change in parking of 10 spaces or 10% of the existing parking area, whichever is less.
[5] Underground fuel tanks for personal use of site occupants only; not for the wholesale/retail sale of fuel.
[6] Revisions to approved plans involving the following items:
[a] Landscaping.
[b] Drainage.
[c] Phasing/staging.
[7] Other changes to the site plan or project which the Township Engineer or Planner deem sufficiently minor in nature so as not to require review by the Planning Board or Zoning Board of Adjustment.
[8] A change in use, provided that the desired use is permitted in the subject zone, and further provided that any effects of the change are consistent with Subsection A(2)(a)[1] through [7].
(b) If the Township Engineer and/or Planner determine that the proposed addition(s) or revision(s) do not meet the criteria set forth by this chapter or that such revision and addition is not minor in nature or that such change will significantly alter the plan as originally approved, the applicant shall be directed to proceed with site plan application to the Planning Board/Zoning Board of Adjustment.
(c) The Zoning Officer may authorize the Construction Official to issue permits for an administratively approved application, but only after the Township Engineer and Planner have submitted written approval to the minor revision(s) or addition(s). An application for a building permit not classified as either exempt or eligible for administrative review shall require a site plan application.
B. A minor site plan shall be as specified hereunder, and an applicant may prepare a minor site plan application drawn according to the standards and conditions specified in Subsection C if the proposed building, the conversion of the existing building from one use to another or the enlargement of an existing building or any combination of the same does not exceed 5,000 square feet for retail commercial uses; exceed 10,000 square feet for industrial uses nor required more than 25 new parking spaces as prescribed by this chapter. All residential development requiring site plan approval shall comply with the major site plan submission requirements. All other site plans shall be major site plans and shall be drawn according to the standards and conditions specified in Subsection D.
C.Minor site plan checklist.
The following checklist is designed to assist applicants in preparing plans for Planning Board/Zoning Board of Adjustment review. The applicant should check off each item and submit the checklist with the application to ensure that the information is included on the plan. Items omitted will delay consideration by the Board. The site plan shall show the following information and be drawn according to all relevant standards set forth in this Chapter 198, Subdivision of Land and Site Plan Review, and in Chapter
(1)The plans shall be submitted on one of the following sheet sizes: 15 inches by 21 inches, 24 inches by 36 inches, 30 inches by 42 inches. No other size will be accepted.
(2) The plan shall be drawn or reproduced at a scale of not less than one inch equals 50 feet.
(3) A key map at a scale of either one inch equals 1,000 feet or one inch equals 2,000 feet, showing the entire subdivision and its relation to surrounding areas within 2,000 feet. Such map shall show all existing land uses within 500 feet of the subject property.
(4) The zoning district and zoning requirements, including the proposed use or uses of land and buildings, floor area and number of parking spaces.
(5) A North arrow and graphic scale.
(6) The name and address of the owner and applicant and a list certified by the Tax Assessor of all owners of land within 200 feet of the outer boundary of the site.
(7) The name, address and signature of the person preparing the plan. The plan shall be prepared, signed and sealed by a licensed New Jersey land surveyor, engineer, planner or architect as required by state regulation.
(8) The map must include provisions for signatures of the Planning Board or Zoning Board of Adjustment Chairman and Secretary.
(9) A survey of the property prepared by a New Jersey licensed land surveyor with bearings and distances provided for all property lines.
(10) Exiting topography based on United States Geological Survey (USGS) datum, and proposed elevations and contours at one-foot intervals.
(11) Locations of all existing and proposed structures, showing existing and proposed front, rear and side yard setback distances, and an indication of whether the existing structures and uses will be retained or removed.
(12) All proposed means of vehicular access and egress to and from the site onto public streets and the location of existing driveways and curb cuts on the site, and driveways and curb cuts on the site and driveways on adjacent land if closer than 75 feet. A proposed paving cross section, parking stall dimensions and driveway widths shall be provided.
(13) A title block containing the name of the applicant and development, lot and block numbers, date prepared and date of the latest revision.
(14) Sight triangles, the radii of curbline and street sign locations shall be clearly indicated at intersections.
(15) Site characteristics maps showing the location of existing and proposed property lines, streets, street names, watercourses, railroads, bridges, culverts, easements, rights-of-way and any natural features, such as wooded areas, streams or wetlands. All historically, culturally and/or archaeologically significant structures or resources shall be shown.
(16) The location of all wetland areas and required wetland transition areas or buffers within the proposed development as required pursuant to the New Jersey Freshwater Wetlands Protection Act
(17) A copy of any existing and/or proposed protective covenants, deed restrictions applying to the subject site shall be submitted, if applicable.
(18) A stormwater management plan, calculations and information in accordance with 94-44 of the Township Code.
(19) Proposed connections to existing water supply and sanitary sewerage systems, or alternative means of providing these services.
(20) The method of solid waste storage and disposal.
(21) The location of existing wells and septic systems.
(22) The plan/project shall be designed in compliance with this Chapter 198, Subdivision of Land and Site Plan Review, and with Chapter
(23) A landscaping plan including the types, quantity, size and location of all proposed vegetation. The scientific and common names of all proposed landscaping, planting details and maintenance notes shall be included.
(24) A lighting and signage plan showing the locations of signs and light standards, heights, setbacks, type of light standard and lighting pattern superimposed onto the plan and noted in footcandles.
(25) All applicable fees must be paid with the submission.
(26) No application will be deemed complete until all taxes and sewer assessments are paid up-to-date.
(27) In the Pinelands Area, no application shall be deemed complete until a certificate of filing from the Pinelands Commission or other evidence of Pinelands Commission review in accordance with Chapter
(28) The maps for submission must be folded and have the title block clearly visible.
D. Major site plan checklist.
The following checklist is designed to assist applicants in preparing plans for Planning Board/Zoning Board of Adjustment review. The applicant should check off each item and submit the checklist with the application to ensure that the information is included on the plan. Items omitted will delay consideration by the Board. The site plan shall show the following information and be drawn according to all relevant standards set forth in this Chapter 198, Subdivision of Land and Site Plan Review, and in Chapter
(1) The plans shall be submitted on one of the following sheet sizes: 15 inches by 21 inches, 24 inches by 36 inches, 30 inches by 42 inches. No other size will be accepted.
(2) The plan shall be drawn or reproduced at a scale of not less than one inch equals 50 feet.
(3) A key map at a scale of either one inch equals 1,000 feet or one inch equals 2,000 feet, showing the entire site and its relation to surrounding areas within 2,000 feet. Such map shall show all existing land uses within 500 feet of the subject site. [Amended 7-14-1993 by Ord. No. 30-1993]
(4) The zoning district and zoning requirements.
(5) A North arrow and graphic scale.
(6) The name and address of the owner and applicant and owners of land within 200 feet of the outer boundary of the site certified by the Tax Assessor.
(7) The name, address and signature of the person preparing the plan. The plan shall be prepared, signed and sealed by a licensed New Jersey land surveyor, engineer, planner or architect as required by state regulation.
(8) The map must include provisions for signatures of the Planning Board or Zoning Board of Adjustment Chairman and Secretary.
(9) A survey of the property prepared by a New Jersey licensed land surveyor with bearings and distances provided for all property lines.
(10) Existing and proposed elevations and contours at one-foot intervals to determine the natural drainage of the land.
(11) Locations of all existing structures, showing existing and proposed front, rear and side yard setback distances, and an indication of whether the existing structures and uses will be retained or removed.
(12) A title block containing the name of the applicant and development, lot and block numbers, date prepared and date of the latest revision.
(13) A landscaping plan including the types, quantity, size and location of all proposed vegetation. The scientific and common names of all proposed landscaping, planting details and maintenance notes shall be included.
(14) A lighting and signage plan showing the locations of signs and light standards, direction of illumination, mounting heights, setbacks, type of light standards and lighting pattern superimposed onto the plan and noted in footcandles.
(15) Site characteristics maps showing the location of existing and proposed property lines, streets, street names, watercourses, railroads, bridges, culverts, easements, rights-of-way and any natural features, such as wooded areas, streams, wetlands. All significant individual trees (over sixteen-inch diameter at breast height) and historically, culturally and archaeologically significant structures or resources shall be shown.
(16) The location of all wetland areas and required wetland transition areas or buffers within the proposed development as required pursuant to the New Jersey Freshwater Wetlands Protection Act or the Comprehensive Management Plan, or a letter from either the NJDEPE or Pinelands Commission indicating that the proposed site plan does not require a wetlands delineation.
(17) A copy of any existing and/or proposed protective covenants, deed restrictions applying to the subject site shall be submitted with the plan, if applicable.
(18) A stormwater management plan, calculations and information in accordance with 94-44 of the Township Code. This plan shall include the following:
(a) All existing and proposed watercourses, including lakes and ponds, including elevations at water level.
(b) Cross sections of watercourses and/or drainage swales at an appropriate scale showing the extent of floodplain, top of bank, normal water levels and bottom elevations at the following locations:
[1] At any point where a watercourse crosses a boundary of the development.
[2] At one-hundred-foot intervals up to 500 feet upstream and downstream of any point of juncture of two or more watercourses within 1,000 feet of the development.
[3] At fifty-foot intervals up to 500 feet upstream and downstream of any point of juncture of two or more watercourses within 1,000 feet of the development.
[4] At a maximum of five-hundred-foot intervals, but not less than two locations along each watercourse which runs through or within 500 feet of the development.
[5] When ditches, streams or watercourses are to be altered, improved or relocated, the method of stabilizing slopes and measures to control erosion and siltation, as well as typical ditch section profiles, shall be shown on the plat or accompany it.
[6] The boundaries of the floodplains of all watercourses within or adjacent to the development.
(c) The total acreage in the drainage basin of any watercourse running through or adjacent to a development in the area upstream of the development.
(d) The total acreage in the drainage basin to the nearest downstream drainage structure and the acreage in the development which drains to the structure.
(e) The location and extent of drainage and conservation easements and stream encroachment lines.
(f) All existing or proposed storm sewer lines within 1,000 feet of the development, showing the size and profile of the lines, direction of flow and the location of each catch basin, inlet, manhole, culvert and headwall.
(g) The location and extent of any proposed dry wells, stormwater recharge/detention areas, retention basins or other water or soil conservation devices.
(h) A plan showing all on-site watershed devices and the appropriate drainage areas to the various collection system inlets superimposed on a site plan of the development.
(i) The plans must illustrate the pathway of flow being considered in the calculations of both existing and proposed times of concentration (stormwater basin analysis only).
(j) Soil boring information as required in the stormwater management ordinance.
(19) A sewer and water report containing an explanation of plans to tie into existing sewer and water facilities, including the status of efforts to have such tie-ins approved by the appropriate authorities. Based on the capacities of existing sewer and water systems, the applicant shall, if pertinent, describe what improvements shall be implemented to meet the anticipated demands.
(20) A traffic report containing calculations of the number of motor vehicles expected to enter or leave the site for an average peak hour and an evaluation of the ability of the internal circulation plan and the external access roadways, including the two nearest intersections on collector roadways, to handle this anticipated traffic, made by a qualified traffic engineer (for developments requiring 75 or more parking spaces).
(21) A fiscal impact report indicating the impact of the project on Township services, the cash flow of the project and determination of the applicant's pro rata share of necessary improvements (for developments of 25 or more dwelling units).
(22) A modification report, if applicable, showing the modifications of Township standards requested, along with supporting documentation.
(23) A utilities plan at the same scale of the site plan, showing:
(a) The location of existing utility structures such as water and sewer mains, gas transmission lines and high-tension power lines on the subdivision and within 200 feet of its boundaries.
(b) Plans of proposed improvements and utility layouts, including sewer, water and storm drains, showing all proposed connections to existing systems. If service will be provided by an existing utility company, a letter from that company stating that service will be available before occupancy will be sufficient. When individual on-lot water or sewage disposal is proposed, the plan for such system shall be approved by the appropriate Township and state agencies and the results of percolation tests shall be submitted with the preliminary plan under conditions designated by the Township and the County Board of Health and/or the Pinelands Commission.
Where applicable, the utility company letter must indicate that wet hookups will be available for each subdivided lot. If private utilities are proposed, they shall comply fully with all Township, county and state regulations.
(24) Profiles of all proposed streets, indicating grading and cross sections, showing widths of roadway and width and location of sidewalks.
(25) Locations and dimensions of curb cuts affording vehicular access to public rights-of-way.
(26) The design of off-street parking and loading areas, showing the size and location of bays, aisles, barriers and parking spaces.
(27) A Polaroid or other similar photograph of the premises in question from the opposite side of the street.
(28) Areas in which construction is precluded due to the presence of stream corridors and/or steep slopes.
(29) All areas to be disturbed by grading or construction.
(30) The location of existing wells and septic systems.
(31) Natural resource inventory information, including:
(a) Soil types as shown on the current Soil Conservation Service Soil Survey Maps.
(b) Soil depth to restrictive layers of soil.
(c) Soil depth to bedrock.
(d) Permeability of the soil by layers.
(e) Height of soil water table and type of water table.
(f) Floodplain soil (status).
(g) Limitation for foundations.
(h) Limitation for septic tank absorption field (only where septic tank is proposed for use).
(i) Limitation for local roads and streets.
(j) Agricultural capacity classifications.
(k) Erosion hazard.
(32) Sight triangles, the radii of curbline and street sign locations shall be clearly indicated at intersections. [Amended 7-14-1993 by Ord. No. 30-1993]
(33) A Soil Erosion/Sediment Control Plan which complies with Soil Conservation Service requirements.
(34) All existing and proposed curbs and sidewalks.
(35) Typical floor plans and building views/elevations.
(36) The method of solid waste disposal and storage.
(37) The purpose of any proposed easement of land reserved or dedicated to public or common use shall be designated, and the proposed use of sites other than for residential uses shall be noted.
(38) The plan/project shall be designed in compliance with the applicable Township ordinances of the Township and other applicable standards of the state, county and local agencies.
(39) All applicable fees must be paid with the submission.
(40) No application will be deemed complete until all taxes and sewer assessments are paid up-to-date.
(41) In the Pinelands Area, no application shall be deemed complete until a certificate of filing from the Pinelands Commission or other evidence of Pinelands Commission review in accordance with Chapter
(42) The maps for submission must be folded and have the title block clearly visible.
E. Utilities approval notice. In approving any site plan, the Planning Board shall require that the applicant first furnish a notice of approval of plans for water and sewerage installation from the Egg Harbor Township Municipal Utilities Authority if applicable.
