Source: https://www.ecode360.com/6789144
Timestamp: 2018-06-22 23:02:49
Document Index: 438953454

Matched Legal Cases: ['§ 315', '§ 315', '§ 315', '§ 315', '§ 315', '§ 315', '§ 315', '§ 315', '§ 315', '§ 315', '§ 315', '§ 315', '§ 315', '§ 315', '§ 57', '§ 315', '§ 340', '§ 315', '§ 315']

Borough of Alpha, NJ Site Plan Review
§ 315-1 Title.
§ 315-3 Compliance required; exception.
§ 315-4 Development staging.
§ 315-5 Common application requirements.
§ 315-6 Concept plan.
§ 315-6.1 Minor site plan requirements.
§ 315-7 Preliminary site plan.
§ 315-8 Final site plan.
§ 315-9 Submission of plans.
§ 315-10 Design guidelines.
§ 315-11 Guaranties.
§ 315-12 Noncompliance; revocation of permits and/or certificates.
§ 315-13 Violations and penalties.
§ 315-14 Checklists.
Chapter 315: Site Plan Review
[HISTORY: Adopted by the Mayor and Council of the Borough of Alpha 2-13-2001 by Ord. No. 01-02 (Ch. 98 of the 1974 Code). Amendments noted where applicable.]
Land use procedures — See Ch. 57.
Subdivision of land — See Ch. 340.
315a Preliminary Site Plan Checklist 315b Final Site Plan Checklist 315c Minor Site Plan Checklist
Chapter 315 : Site Plan Review
This chapter shall be known and may be cited as the "Alpha Borough Site Plan Review Ordinance of 2000."
The Planning Board of Alpha Borough.
The development of one or more lots which does not involve planned development, any new street or extension of any off-tract improvement and contains the information reasonably required in order to make an informed determination as to whether the requirements established by this chapter for approval of a minor site plan have been met and shall be limited to the following classes of development:
[Added 11-12-2013 by Ord. No. 13-19]
A change in use involving no building construction, other than interior modifications or interior structural alterations, and no need for additional off-street parking, lighting or drainage improvements.
Building additions not exceeding 100 square feet in ground coverage and accessory buildings and structures not exceeding 500 square feet in ground coverage, provided that the same do not invade upon any required parking area, setback area or otherwise violate any requirements of the Borough development regulations.
Site plans detailing development not reasonably anticipated to create impacts beyond those normally attending applications otherwise meeting the requirements of Subsections A, B and C above.
Terms and words not defined herein, but defined in Chapter 410, Zoning, Chapter 57, Land Use Procedures, or Chapter 350, Subdivision of Land, shall have, for the purposes of this chapter, the meanings given them in Chapter 410, Zoning, or Chapter 350, Subdivision of Land, as the same now reads or may be amended. Terms and words not defined herein nor in Chapter 410, Zoning, or Chapter 350, Subdivision of Land, shall have the meanings given them in the Municipal Land Use Law, its amendments and supplements thereto.[1]
Site plan review and approval shall be required as a condition for the issuance of a permit for any development, except that individual lot applications for detached one- or two-dwelling-unit buildings which are part of a minor subdivision shall be exempt from site plan approval.
The following documents shall be submitted with all applications for approval:
Proof from the Alpha Borough Tax Collector or other designated official that no taxes or assessments for local improvements are due or delinquent on the property for which the site plan application is made.
Where the applicant is a corporation or partnership, it shall submit the following:
A list of all stockholders or individual partners owning at least 10% of its stock or at least 10% of the interest in the partnership, as the case may be, pursuant to N.J.S.A. 40:55D-48.1.
Where the 10% or more of the ownership disclosed pursuant to N.J.S.A. 40:55D-48.1 is by a corporation or partnership, the applicant shall provide a list of all stockholders or individual partners owning at least 10% of the stock or partnership interest in a corporation or partnership owner subject to disclosure pursuant to N.J.S.A. 40:55D-48.1.
Prior to the submission of a preliminary site plan, the applicant is encouraged to submit a concept plan showing the proposed site development. The Planning Board shall grant an informal review of a concept plan from which the applicant intends to prepare and submit an application for development. The concept plan shall be in sufficient detail to allow the Board to make an informal decision on the merits of the proposal. The applicant shall not be bound by any concept plan for which review is requested, and the Board shall not be bound by any such review.
Minor site plan requirements shall be as follows:
Lot or tract boundary information must be shown, but may be based upon Tax Map, deed or other reasonably accurate base.
Names of owner(s), block and lot numbers and street address of subject property and of properties within 200 feet of the tract.
General topography need be shown on the site.
Documentation supporting the adequacy of any existing septic must be provided.
Location of one-hundred-year floodplain with source of information.
Location of any wetlands on and within 150 feet of the tract as determined by a qualified individual.
Existing and proposed rights-of-way, easements or covenants affecting the property.
Gross and net area of existing lot(s).
Setback dimensions of existing structures and required by Zoning Ordinance building setback lines.
A schedule of required and provided zone district requirements, including lot area, width, depth, yard setbacks, impervious surface ratio, floor area ratio, etc.
Location, type and size of proposed utility services, including but not limited to gas, electric, water, sewer and cable television; location of proposed wells and septic systems where public sewer and water are not available.
Location and first floor and garage floor elevation of all existing buildings and structures and the location of all existing driveways.
Location of existing and proposed signs and details of their size, lighting and type of construction.
The location, type and size of proposed curbs, sidewalks, driveways, fences, landscaping, retaining walls, drainage facilities, parking spaces and loading areas on the site.
A narrative indicating the proposed use of the property and anticipated impacts upon traffic circulation, parking, lighting, stormwater runoff and sewage disposal.
At least 10 black-on-white prints of the preliminary plan, together with four completed application forms for preliminary approval, shall be submitted to the Borough Clerk 14 days prior to the Planning Board meeting at which consideration is desired. The applicant shall also submit a certification from the Tax Collector that all taxes and assessments on the property have been paid to date. At the time of filing, a fee shall be paid to the Borough of Alpha as specified in Chapter 57, Land Use Procedures, of the Alpha Borough Code to cover the costs of publishing the notice and of notifying the persons concerned of the pending hearing on said subdivision. The Borough Clerk shall immediately notify the Secretary of the Planning Board upon receipt of a preliminary plan.
Hearing. The Planning Board shall set the time and date of a public hearing on the preliminary application. The applicant shall cause notice of the hearing to be published in the official newspaper of the municipality or in a newspaper of general circulation in the municipality at least 10 days prior to the hearing. The cost of said notice shall be paid by the applicant. The applicant shall also mail notice of the hearing at least 10 days prior thereto, addressed to the owners, as the names appear on the municipal tax record, of all property within 200 feet of the extreme limits of the subdivision. The notice of hearing shall contain a brief description of the property involved, a statement as to its location, a list of the maps and other documents to be considered and a summary statement of the matters to be heard. Copies of the maps and other documents to be considered at the hearing shall be filed in the office of the Borough Clerk. Such copies shall be made available at such office for public inspection. Adequate proof of compliance with this subsection shall be furnished by the applicant prior to the hearing.
County Planning Board review. The applicant shall submit an application to the Warren County Planning Board concurrent with the application to the Borough.
Copies of the preliminary plan shall be forwarded by the Borough Clerk prior to the hearing to the following persons:
Board Engineer.
Such other municipal, county or state officials as directed by the Planning Board, including engineering services.
Prior to granting tentative approval to a preliminary plan, the applicant shall furnish the Planning Board with the following certifications:
Certification from the Board of Health of the Borough of Alpha approving the method and type of sewage disposal and water supply.
Where water or sewage service is to be obtained from a municipally owned system, certification from the appropriate agency that it has consented to supply such service.
Where water or sewage service is to be obtained from other than a municipally owned system, certification from the appropriate agency that it has consented to such method of service and copies of all agreements from private utilities undertaking to provide such services, if the same are not to be supplied by the applicant.
The Planning Board shall act on the preliminary plan within the time limits set forth in Chapter 57, Land Use Procedures, of the Borough Code. The person submitting a plan shall be notified of the action of the Planning Board within the time limits set forth in Chapter 57, Land Use Procedures, of the Code.
If the Planning Board acts favorably on a preliminary plan, the Chairman of the Planning Board shall affix his signature to the plan with a notation that it has received tentative approval and return it to the subdivider for compliance with final approval requirements.
That the general terms and conditions under which the preliminary approval has been granted will not be changed.
That said applicant may submit on or before the expiration date the whole or part or parts of said plan for final approval.
The final plan shall be submitted to the Planning Board for final approval within three years from the date of tentative approval of the preliminary plan. The Planning Board shall act upon the final plan within the time limits set forth in Chapter 57, Land Use Procedures, of the Borough Code. This provision shall not prohibit submission of a final site plan for noncomplex projects concurrently with the preliminary submittal.
At least ten black-on-white prints of the final plan, together with four completed application forms for preliminary approval, shall be submitted to the Borough Clerk 14 days prior to the Planning Board meeting at which consideration is desired. The applicant shall also submit a certification from the Tax Collector that all taxes and assessments on the property have been paid to date. At the time of filing, a fee shall be paid to the Borough of Alpha as specified in Chapter 57, Land Use Procedures, of the Alpha Borough Code to cover the costs of publishing the notice and of notifying the persons concerned of the pending hearing on said subdivision. The Borough Clerk shall immediately notify the Secretary of the Planning Board upon receipt of a preliminary plan.
The application shall be accompanied by fees and deposits in appropriate amounts as specified in Chapter 57, Land Use Procedures, of the Borough Code and a certification from the Tax Collector that all taxes and assessments on the property have been paid to date.
Distribution of copies. Copies of the final plan shall be forwarded by the Borough Clerk to the following:
Such other officials or agencies as directed by the Planning Board.
Letters required prior to final approval. Prior to final approval, the Planning Board shall have received the following:
A letter containing a list of all items to be covered by a performance guaranty (cash or certified check) pursuant to § 57-21, the quantities of each item, the cost of each item and the total amount of all items.
A letter from the Borough Engineer stating that the required improvements have been installed to his satisfaction and in accordance with applicable Borough specifications and that the performance guaranty is adequate to cover the cost of remaining improvements.
A letter from the applicant's engineer stating that the final plan conforms to the preliminary plan, as submitted and approved.
Time limitation. The Planning Board shall act on the final plan within the time set forth in Chapter 57, Land Use Procedures, of the Code, or within a mutually agreed upon extension of time. Failure to act within the allotted time shall constitute approval, and the Borough Clerk shall issue a certificate to that effect.
Distribution of copies. After final approval, one translucent tracing and one cloth print shall be filed with the Borough Clerk. The original tracing and one cloth print shall be returned to the subdivider. Copies of the final plan shall also be filed by the Planning Board with the following:
Construction Official or Zoning Officer.[1]
The name of the site plan.
The term "concept site plan," "preliminary site plan" or "final site plan," as applicable.
The section number of the section being submitted, if applicable.
Concept plan review. In keeping with the above intent, prospective developers are hereby encouraged but not required to informally submit preliminary sketches, reports and/or proposals for development to the Board for review and discussion (at duly constituted regular or special Board meetings). The following of such informal procedure shall not prejudice the developer's right to proceed subsequently as an applicant otherwise pursuant to the requirements of this chapter. The developer shall be required to submit any fees for such an informal review in an amount equal to 25% of the required fees for preliminary plan submittal. The developer shall not be bound by any concept plan for which review is requested, and the Board shall not be bound by any such review.
An application for preliminary site plan shall reflect the review and design guidelines in § 315-10.[1]
Existing topography depicted by contours at two-foot intervals based upon New Jersey Geodetic Control Survey datum for the site and areas within 100 feet of the site.
The location, size and nature of all existing and proposed rights-of-way, easements and other encumbrances which may affect the lot or lots in question, and the location, size and description of any lands to be dedicated to the Borough or to the county.[2]
The method of sewage disposal and water supply and the preliminary design thereof. If the site is to be served by an individual sewage disposal system, a copy of the report required for percolation or permeability tests and soil logs therefor shall be submitted indicating the result and location for all tests conducted on the parcel.
The plans shall be prepared by a properly licensed professional in accordance with the requirements of N.J.A.C. 13:40-7.
The preliminary site plan shall be accompanied by an environmental impact and community facilities analysis prepared in accordance with Chapter 350, Subdivision of Land
The preliminary site plan shall be accompanied by a stormwater management plan; see § 340-6B.
An application for final site plan shall be substantially the same as the approved preliminary site plan or a stage or section thereof; however, it shall show final and detailed design and engineering which shall be designed in accordance with the review and design guidelines in § 315-10.
All setback dimensions and minimum setback lines, fences and landscaped areas and trees as required by Subsection C(3)(f) of this section.
The location, size and nature of all existing and proposed rights-of-way, easements and other encumbrances which may affect the lot or lots in question and the location, size and description of any lands to be dedicated to the Borough or to the county or other agency.[3]
Such information or data as may be required by the Board in order to determine that the details of the site plan are in accord with the standards of the ordinances of the Borough.[4]
Surface water drainage. Special attention shall be given to proper sites for stormwater detention and surface drainage so that the surface water will not adversely affect neighboring properties or the public storm drainage system. As much as possible, and except as may be modified by Chapter 340, Stormwater Management, surface runoff waters from the premises should not be caused by the proposed development to exceed within any storm period the peak rate of runoff which would occur on a lot or tract in its presently developed condition, provided that, if the lot is presently farmed, it shall be considered as pasture for purposes of determining rate of runoff increase.
Open space. Open space and cluster residential developments and planned developments shall be provided in accordance with the provisions of Chapter 410, Zoning.
Design standards. The following minimum design standards shall be required for all site improvements except where these standards may be superseded by the provisions of the Residential Site Improvement Standards (N.J.A.C. 5:21-1.1 et seq.):
Improvement of the public street upon which the site fronts shall be required for the portion of the site to be developed. These improvements shall be as required by Chapter 350, Subdivision of Land.
Park areas and pedestrianways
2.0 to 5
A minimum uniformity ratio varying from six to one for the intensely lit areas to 10 to one for the remote areas. The uniformity ratio shall be the ratio of the average to minimum intensity.
Storm drainage. All site plans shall incorporate adequate storm drainage facilities. The facilities shall be designed in accordance with the standards established in Chapter 250, Subdivision of Land, and other applicable ordinances.
Inlets shall be placed at the intersection of all parking lot driveways or roadways with all public roads if the volume of water entering the public roadway will create a violation of the roadway inlet spacing standards set forth in Chapter 350, Subdivision of Land.
Parking lot layout. Parking lots providing in excess of 50 parking spaces shall meet the following requirements:
At least one tree as required by Chapter 410, Zoning, shall be planted within each island required herein.
Landscaping. In addition to the buffer zone required by Chapter 410, Zoning, and ornamental shrubbery to be placed on the site, shade trees shall be placed in conformance with the following:
Street trees as required by Chapter 350, Subdivision of Land, shall be placed along all adjoining public roadways.
Shade trees on the site shall be provided as required by Chapter 410, Zoning, in parking areas with more than 50 cars. At least 1/2 of these trees shall be planted in landscaped and curbed islands.
Fire protection. Notwithstanding the provision of fire codes and recommendations of fire personnel, the following shall apply:
On all sites in excess of 10,000 square feet of building area, fire aisles shall be provided adjacent to all exposures of buildings. No automobile parking shall be permitted between the fire aisle and the building, except that parcel pickup areas will be permitted, provided that the designated area does not exceed 1/3 of the frontage of an individual business establishment. Pedestrian walkways and truck loading zones will be permitted between the fire aisle and the buildings.
Parking areas. Parking areas shall be reasonably level but shall not exceed a maximum grade of 6% and shall be graded so that stormwater runs from aisles to parking stalls and does not cross drives or roadways in a concentrated flow.
Maximum earthen slopes. Slopes shall not exceed a ratio of 1 1/2 horizontal to one vertical unless a slope stability analysis indicates to the contrary, provided that slopes which are in excess of two to one shall be fenced at the top with a four-foot-high fence, and slopes greater than two to one but less than three to one shall have a fence or protective vegetative screen or guardrail.
Other improvement shall be made in accordance with the standards set forth in Chapter 350, Subdivision of Land, or in lieu thereof, as may be indicated by good engineering practice.
Standards for construction. All work shall be done in conformance with the current construction standards of the Borough of Alpha or, in lieu thereof, the current edition of the New Jersey Department of Transportation Standard Specifications for Road and Bridge Construction, current edition, with amendments and revisions thereto, and with the New Jersey Department of Transportation standard construction details, provided that all plans, details and specifications shall be prepared in the "English" system of measurement.
As a condition of final site plan approval, the Planning Board shall require and accept in accordance with the standards of this chapter for the purpose of assuring the installation and maintenance of on-tract improvements:[1]
The form of the guaranty shall be as approved by the Borough Attorney, and the amount of guaranty shall be as determined by the Borough Engineer.
The applicant shall assume liability during construction of such improvements and until such time as the improvements are accepted by the Borough of Alpha.
Upon substantial completion of all required appurtenant utility improvements, and the connection to the same to the public system, the obligor may notify the governing body, in writing, by certified mail addressed in care of the Borough Clerk, of the completion or substantial completion of said improvements and shall send a copy thereof to the Board Engineer. Thereupon, the Board Engineer shall inspect all the improvements and shall file a detailed report, in writing, with the governing body, indicating either approval, partial approval or rejection of such improvements, with a statement of reasons for any rejection. The costs of the improvements as approved or rejected shall be set forth.
The governing body shall either approve, partially approve or reject the improvements on the basis of the report of the Board Engineer and shall notify the obligor, in writing, by certified mail, of the contents of said report and the action of said authority with relation thereto not later than 45 days after receipt of notice from the obligor of the completion of the improvements. Where partial approval is granted, obligor shall be released from all liability pursuant to its performance guaranty, except for that portion adequately sufficient to secure provision of the improvements not yet approved, provided that 30% of the amount of the performance guaranty posted may be retained to ensure completion of all improvements. Failure of the governing body to send or provide such notification to the obligor within 45 days shall be deemed to constitute approval of the improvements, and the obligor and surety, if any, shall be released from liability pursuant to such performance guaranty for such improvements.[2]
Failure to comply with any of the conditions of site plan approval subsequent to the receipt of a zoning permit, construction permit or certificate of occupancy, as the case may be, shall be construed to be a violation of this chapter and shall be grounds for the revocation of any zoning permit, construction permit or certificate of occupancy, as the case may be. If the Construction Code Official finds that any conditions of site plan approval have not been met, he shall give the applicant 10 days' written notice to comply with said conditions, and failure to comply within this ten-day period shall result in revocation of the zoning permit, construction permit, certificate of occupancy or certificate of continued occupancy, as the case may be. Such violations may additionally or singly also be prosecuted under provisions of Chapter 410, Zoning.
A fine of not more than $1,250.[1]
§ 315-14 Checklists. [1]
The following checklists are adopted as part of this chapter and shall be submitted with all applications to be determinative of the requirements of completeness as amplified in the appropriate sections of this chapter. The specific requirements of the written portions of this chapter to which these checklists refer shall be the requirements for completeness.