Upper Deerfield Township
City Zoning Code

Site plans shall not be required for any single-family detached dwelling; for permitted accessory uses to a single-family, detached dwelling, such as a private garage or swimming pool; or permitted accessory uses to a farm, such as barns, silos, farm offices, storage sheds or related structures.

Site plan review and approval will not be required in connection with the alteration and repair of an existing structure or use when the Zoning Officer determines that said alteration and/or repair:

Preliminary applications for major subdivision, site plans for conventional developments which involve more than 10 acres or more than 10 dwelling units or any planned development shall be subject to public hearing after notice properly given by the applicant as provided in § 405-78 of this chapter, and preliminary approval shall be granted or denied within 95 days from the date an application is determined to be complete 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 subdivision plat or site plan, and a certificate of the administrative officer as to the failure of the Planning Board to act shall be issued on request of the applicant.

In the event that preliminary approval of such a subdivision or site plan is denied because of failure to comply with municipal or regional development regulations, a notation to that effect, together with the signature of the administrative officer of the Planning Board, shall be placed on the plat, and reasons for the denial shall be stated in the denial resolution.

Preliminary approval of a major subdivision, site plan or planned development shall be granted by resolution, which shall set forth any conditions that must be met, including required performance guaranties, and plat changes that must be made precedent to final action. A notation indicating preliminary approval shall be placed on each plat or plan, said notation to clearly state that preliminary approval does not authorize recording in the case of a subdivision nor the issuance of a building permit in the case of a site plan, together with the signature of the Chairman or Secretary of the Upper Deerfield Township Planning Board.

Preliminary approval of a subdivision plat or site plan shall confer upon the developer the following rights:

Zoning requirements applicable to the preliminary approval first granted and all rights conferred upon the developer as set forth in Subsection C(2) of this section, whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval, provided that, in the case of a major subdivision, the rights conferred by this section shall expire if the plat has not been duly recorded in accordance with expiration provisions above set forth in this section. If the developer has followed the standards prescribed for final approval, and in the case of a major subdivision has duly recorded the plat as required herein, the Planning Board may extend such period of protection for extensions of one year, but not to exceed three such extensions. Notwithstanding any other provisions of this chapter, the granting of final approval of a major subdivision or site plan terminates the time period of preliminary approval given pursuant to Subsection C(2) of this section for any portions granted final approval.

In the case of a subdivision or site plan for a planned development or residential cluster of 50 acres or more, or a conventional subdivision or site plan of 150 acres or more, the Planning Board may extend the period of protection granted under Subsection D(6)(a) above, as provided in N.J.S.A. 40:55D-52.

An appeal is taken from the decision of an administrative officer; or

A complete application for development is submitted to the Board pursuant to the provisions of N.J.S.A. 40:55D-72b.

Acquaint the applicant with the substantive and procedural requirements of this chapter.

Provide for an exchange of information regarding the proposed development plan and applicable elements of the Master Plan, this chapter and other development regulations.

Advise the applicant of any public sources of information that may aid the application.

Otherwise identify policies and regulations that create opportunities or pose significant constraints for the proposed development.

Review any proposed concept plans and consider opportunities to increase development benefits and mitigate undesirable project consequences.

Permit input into the general design of the project.

A map showing all information as set forth in § 405-76C(1) through (7) of this chapter.

A map showing all natural features of the site, including but not limited to floodplains, wetlands, slopes exceeding 5%, wooded areas, prime agricultural soils, historic sites or structures, all structures located on the site, any rivers, streams, ponds or other watercourses located on or within 200 feet of the property involved and any known easements existing which affect the property involved.

The zoning district in which said development is located and all proposed road rights-of-way as shown on the Township or County adopted Master Plans.

A United States Geological Survey quadrangle sheet for the area in which said property is located.

A description of the proposed project or development detailing as much information about the proposed development as possible, including the number of units, lots, size, number of employees and other pertinent information, which would assist the Board and/or Committee and officials to reasonably analyze the proposal in terms of the Township's development regulations.

Section 405-73A(3)(a) through (e) set forth above.

A generalized sketch plan of the proposed development, including new or revised lot lines, proposed structures, major facilities to be installed and any proposed roadways or extensions of existing roadways.

A proposed building or use for a specific lot(s) which conforms to the maximum and minimum building standards as set forth in this chapter will not require more than five off-street parking spaces as required in § 405-27 and is not subject to the provisions of Article VIII of this chapter; or

The proposed expansion or alteration of an existing building or use on a specific lot(s) will not result in additional lot coverage in excess of 10% of the existing coverage, will conform to the maximum and minimum building standards as set forth in this chapter, and will not increase the number of off-street parking spaces by more than five or eliminate existing required parking spaces, and said building or use is not subject to the requirements of Article VII of this chapter.

Existing schools, special districts and areas proposed for dedication for public use.

Location of all proposed buildings and all other structures, such as but not limited to walls, fences, culverts, bridges and sidewalks, with spot elevations of such structures.

The proposed use or uses of land and buildings and the location of proposed buildings or individual sites, such as in the case of campgrounds, including proposed grades.

The location and design of any off-street parking and loading areas, showing size and locations of bays, aisles and barriers and the number of parking and loading spaces.

All buffer and landscaped areas, and means of vehicle access and egress existing or proposed for the site, showing the size and location of driveways and curb openings.

The square footage of each building, total number of employees and in the largest working shift and, where applicable, seating capacity of structures.

If a sign or signs are to be erected, attached or otherwise located on the site, the site plan shall be accompanied by additional details and information as provided in § 405-76G.

If the applicant is a corporation or partnership, said corporation or partnership shall list the names and addresses of all stockholders or individual partners owning at least 10% of its stock of any class or at least 10% of the interest in the partnership, as the case may be. If a corporation or partnership owns 10% or more of the stock of a corporation or 10% or greater interest in a partnership, subject to a disclosure as set forth above, the corporation or partnership shall list the names and addresses of its stockholders holding 10% or more of its stock or of 10% or greater interest in the partnership, as the case may be, and this requirement shall be followed by every corporate stockholder or partner in a partnership until the names and addresses of the noncorporate stockholders and individual partners exceeding the ownership criterion of 10%, as set forth in N.J.S.A. 40:55D-1 et seq., have been listed.

When a running stream with a drainage area of 1/2 square mile or greater is proposed for alteration, improvement or relocation, or when a structure or fill is proposed over, under, in or along such running stream, evidence of approval, required alterations, lack of jurisdiction or denial of the improvement by the New Jersey Division of Water Policy and Supply shall accompany the plat.

Cross sections and profiles of watercourses at an appropriate scale showing the extent of the flood-fringe area, top-of-bank, normal water level and bottom elevations at the following locations:

The total upstream acreage in the drainage basin of any watercourse running through or adjacent to a development. For flowing streams, small-scale watershed maps developed from United States Geological Survey sheets shall be submitted.

The total acreage in the drainage basin to the nearest downstream drainage structure and the acreage in that portion of the development which drains to the structure.

The location and extent of all existing or proposed drainage and conservation easements and flood hazard area and floodway lines.

The location, extent and water level elevation of all existing or proposed lakes or ponds on or within 300 feet of the development.

Plans and computations for any storm drainage systems, including the following:

The conditions to be addressed in the impact statement shall include:

The Planning Board may, where deemed appropriate, reduce the items to be included in the impact statement where such information is not deemed necessary. Unless specifically waived by the Planning Board, the impact statement shall include and address all items set forth in Subsection C(23)(a)[1] through [12] above referenced.

The time when the association is to be created or made effective in relation to the project's timetable.

Mandatory or automatic nature of membership in the organization by a resident and his/her successor(s).

Permanence of open space, recreational area or other area or facilities protective covenants.

Liability of organization for insurance, taxes and maintenance of all facilities.

Provisions made for pro rata sharing of costs and assessments.

Capacity of the organization to administer common facilities and preserve the benefits of any open space and recreational areas involved.

The restrictions, covenants and other devices establishing automatic membership in the association and the responsibilities of that membership.

Estimated trip generation for said development.

Directional distribution of traffic from development.

Trip assignment and analysis.

A capacity analysis of all roadways to be affected by said development as determined from the above-referenced data.

Identification of congestion and turning-movement conflicts.

An explanation of how the applicant proposes to handle said conflicts and/or recommendations for such conflicts' mitigation or elimination, including an assessment of the development's share of such conflict and cost for its mitigation and/or elimination.

Such other information and/or data as found necessary and required by the Planning Board.

All lot lines and the exterior boundaries of the tract.

North arrow.

Zone district(s) in which the lot(s) is (are) located.

Date of original drawing and each subsequent amendment.

Existing and proposed street(s) and street name(s).

Existing and proposed contours at two-foot intervals throughout the tract and within 100 feet of any building or paved area under review.

Title of the plan.

Streams.

Total area to one square foot.

Total number of parking spaces.

All dimensions, areas and distances needed to confirm conformity with this chapter, such as but not limited to building lengths, building coverage, lot lines, parking spaces, loading spaces, setbacks and yards.

A small key map giving the general location of the parcel within the Township.

A separate map showing the site in relation to all remaining lands in the present owner's ownership.

Building and use plan. The size, height, location, arrangement and use of all proposed buildings, structures and signs, including an architect's sealed elevations of the front, side and rear of any structures and signs to be erected or modified, to the extent necessary to apprise the Planning Board of the scope of the proposed work, shall be shown. Any existing structures shall be identified either to remain or to be removed. A written description of the proposed use(s) and operation(s) of nonresidential building(s), including the number of shifts to be worked and the maximum number of employees on each shift; seating capacity; expected truck and tractor-trailer traffic; emission of noise, glare, vibration, heat, odor and air and water pollution; safety hazards, including air safety hazard compliance with § 405-20 of this chapter; and anticipated expansion plans incorporated in the building design. Floor plans shall be submitted upon request of the Planning Board.

Circulation plan.

Natural resources plan. This plan shall show existing and proposed wooded areas; buffer areas, including the intended screening devices and buffers; grading at two-foot contour intervals inside the tract and within 50 feet of its boundaries; seeded and/or sodded areas; ground cover; retaining walls; fencing; signs; recreation areas; shrubbery; trees; and other landscaping features. These plans shall show the location and type of man-made improvements and the location, species and caliper of plant material and trees to be located on the tract. All portions of the property not utilized by building or paved surfaces shall be landscaped utilizing combinations such as landscaped fencing, shrubbery, lawn area, ground cover, rock formations, contours, existing foliage and the planting of coniferous and/or deciduous trees native to the area in order to maintain or reestablish the tone of the vegetation in the area and lessen the visual impact of the structures and paved areas. The established grades and landscaping on any site shall be planned for aesthetic, drainage and erosion control purposes. The grading plan, drainage facilities and landscaping shall be coordinated to prevent erosion and siltation, as shown on an approved soil erosion and sediment control plan and the provisions of this chapter in Article IX, as well as assuring that the capacity of any natural or man-made drainage system is sufficient to handle the water from the site and contributing upstream areas.

Facilities plan. This plan shall show the existing and proposed locations of all drainage and stormwater runoff facilities; open space and common property; fire hydrants; gas, electric, telephone, sewerage and water supply line locations; and the method for solid waste collection and disposal and the collection, disposition and recycling of recyclable materials as required by any applicable adopted ordinance or regulation. To be included are the proposed grades, sizes, capacities and materials and/or equipment to be used for facilities installed by the developer. Installations by utility companies need only show their locations on the plan. All easements acquired or required on the tract and across adjacent properties shall be shown, and copies of legal documentation that support the granting of an easement by an adjoining property owner shall be included. All proposed lighting shall be shown, including direction, angle, height and reflection of each source of light. All utilities shall be installed underground. All required state and federal approvals for environmental considerations shall be submitted prior to preliminary approval or shall be a condition of approval. Drainage facilities shall include facilities to comply with the stormwater runoff provisions of this chapter. The method of sewage treatment and solid waste disposal and collection, disposition and recycling of recyclable materials as required by adopted local ordinance or state law or regulation shall be shown on the plan or in accompanying text, and percolation tests from sufficient locations on the site to allow a determination of adequacy by the Cumberland County Board of Health shall be included where on-site septic tanks and leaching feeds are permitted and are proposed.

Environmental impact report. An environmental impact report as required in § 405-76C(23) herein shall be submitted with all preliminary site plans. Twelve copies of said environmental impact report shall be submitted to the Secretary of the Planning Board. Said environmental impact report shall be reviewed subject to the provisions of § 405-76C(23).

In the case of a townhouse, apartment or multifamily development, five copies of a housing market analysis which shall describe and demonstrate the need for said proposed project in terms of the regional housing market as defined by the Township Master Plan shall be submitted. Said analysis shall include data and information on vacancy rates, cost, type and location of other housing facilities within the Township and the region. Such analysis shall clearly indicate how it will meet a need reasonably shown to exist for the type and cost of housing proposed.

In the case of residential development for which a homeowners' association is required, the site plan shall be accompanied by such information as will permit the approval authority to make detailed findings concerning the ability of the association to adequately perform the function for which it is designed. Information to be submitted by the applicant in this regard and subject to approval or revision is as follows:

An application form completed in full accompanied by such other information or data as may be required by the Planning Board in order to determine that the proposed development is in accordance with the Township Master Plan, the provisions of this chapter and all other applicable Township ordinances. If the applicant is a corporation or partnership, said corporation or partnership shall list the names and addresses of all stockholders or individual partners owning at least 10% of its stock of any class or at least 10% of the interest in the partnership, as the case may be. If a corporation or partnership owns 10% or more of the stock of a corporation or 10% or greater interest in a partnership, subject to a disclosure as set forth above, that corporation or partnership shall list the names and address of its stockholders holding 10% or more of its stock or of 10% or greater interest in the partnership, as the case may be, and this requirement shall be followed by every corporate stockholder or partner in a partnership until the names and addresses of the noncorporate stockholders and individual partners exceeding the ownership criterion of 10%, as set forth in N.J.S.A. 40:55D-1 et seq., have been listed.

By a New Jersey licensed professional land surveyor as to the accuracy of the plat and of the surveyed dimensions.

That the applicant is agent or owner of the land, or that the owner has given consent under an option agreement or contract of sale.

Approvals of the Municipal Engineer.

Appropriate local, county and state approvals.

By the Municipal Tax Collector that all taxes are paid to date.

Other certifications that may be required by law.

The location and size of the site and the nature of the landowner's interest in the land proposed to be developed.

The location and size of common open space and the form of organization proposed to own and maintain any common open space.

The density of land use to be allocated to the parts of the site to be developed.

The use and the approximate height, bulk and location of buildings and other structures.

The feasibility of proposals for the disposition of sanitary waste and stormwater.

The provisions made for the supply and distribution of potable water for use by the project.

The substance of covenants, grants and easements or other restrictions proposed to be imposed upon the use of the land, buildings and structures, including proposed easements or grants for public utilities.

The provisions for parking of vehicles and the location and width of proposed streets and public ways.

The required modifications in the municipal land use regulations otherwise applicable to the subject property.

In the case of plans which call for development over a period of years, a schedule showing the proposed times within which applications for final approval of all sections of the planned development project are intended to be filed.

Master land use plan at a scale of one inch equals 200 feet, illustrating:

Natural features plan at the same scale as master land use plan, illustrating:

A generalized landscaping, planting and screening plan indicating the types of planting and fencing materials proposed, their general location and provisions for maintenance.

Traffic plan, indicating:

Typical layout detail plans, at a scale of one inch equals 100 feet, illustrating typical proposed layouts for various elements of the project, including all types of land uses.

Preliminary engineering plan, at a scale of one inch equals 200 feet or larger, illustrating:

A proposed schedule of development indicating the timing of final development sections and the timing of development of residential, commercial and industrial uses and community services.

A market analysis supporting the proposed development schedule and substantiating its feasibility.

A fiscal impact study geared to the proposed development schedule and indicating the anticipated impact of each stage of development upon the Township and the school district in terms of real estate tax revenues as against projected municipal service costs and school costs.

An open space design and development plan for those portions of the planned development proposed to be retained as permanent agriculture, which shall become applicable to such areas at any time that such areas have ceased to be used for agricultural purposes for more than two years consecutively.

An environmental impact report as required in § 405-76C(23) herein shall be submitted to the Secretary of the Planning Board. Twelve copies of said environmental impact report shall be submitted with the preliminary plat application for any planned development.

A municipal development agreement, which shall mean a written agreement between the Township and the developer relating to the planned development.