Wanaque City Zoning Code
ARTICLE VI
Site Plans
§ 114-31 Site plan required.
A.
No building shall be constructed, expanded or located in a business or industrial district without first having obtained the written approval of the Planning Board to a plot plan, site plan, building plan and specifications. The Planning Board shall not approve plans for the erection or location of a building unless the use contemplated by said construction or location will not produce excessive noise, endanger public safety or create hazardous traffic conditions.
B.
Such approval shall also be obtained for the construction, expansion or location of nonresidential and multifamily residential buildings within a residential district as permitted by this chapter.
C.
Upon the discretion of the Planning Board, after review of an application for a change of use within an existing commercial or industrial building, the Board may require submission of a site plan in accordance with this article if it determines that the new use will have a substantial effect on the manner in which the site is utilized in regard to parking, screening, renovation of said site and the impact of such renovation on adjoining properties.
§ 114-32 Conditions for approval of site plans.
A.
In connection with site plan approval, the Board need not consider any site plan which does not set forth all details specified hereunder in § 114-33, and the Board need not approve any site plan which does not satisfy all of the terms, conditions, requirements and standards of this chapter. The Board must also be satisfied that the plan is conducive to the orderly development of the area as well as the site in question.
B.
No site plan approval shall be granted unless or until the Planning Board is satisfied that all off-site improvements, such as curbing, paving and width of existing streets, water supply facilities, sanitary sewerage facilities and drainage, which will be affected by the proposed use, are sufficient for such proposed use.
C.
A set of preliminary renderings of the proposed buildings shall accompany the site plan.
§ 114-33 Site plan details.
A.
The site plan and attachments shall be drawn on sheets measuring 24 inches by 36 inches in size. Site plans shall be drawn by a professional engineer, licensed architect or other person as may be licensed by the State of New Jersey, at a scale of not more than 50 feet to one inch. Attached architectural plans shall be drawn at a scale of not less than 1/8 inch to one inch.
B.
The application for site plan approval shall include the following information. Ten copies of all documents will be required.
(1)
Name and title of applicant, owner and person preparing map.
(2)
Place for signature of Chairman and Secretary of Planning Board.
(3)
Place for signature of Engineer.
(4)
Tax Map lot and block numbers.
(5)
Date, scale and North sign.
(6)
Zone district in which property in question falls and zone district of adjoining properties.
(7)
All dimensions of setbacks, side yards and rear yards; landscape area; size, kind and location of fences.
(8)
Location and dimensions of all signs and exterior lighting.
(9)
The location of existing and/or proposed principal buildings and all accessory structures, with dimensions of applicant's property and adjacent property.
(10)
Storm drainage plan showing location of inlets and other storm drainage facilities, including roof leaders.
(11)
Rights-of-way, easements and all lands to be dedicated to the Borough.
(12)
The entire property in question, even though only a portion of said property is involved in the site plan; provided, however, that where it is physically impossible to show the entire property on the required sheet, a key map is permitted.
(13)
All abutting streets and property lines.
(14)
Plans of off-street parking area layout and off-street loading facilities, showing location and dimensions of individual parking spaces, loading areas, aisles and driveways for ingress and egress.
(15)
All curbs and sidewalks.
(16)
All utility lines within and adjacent to the subject property.
(17)
Typical floor plans and elevations.
(18)
Sanitary sewerage disposal system.
(19)
Water supply system.
(20)
Existing and proposed spot elevations based upon United States Coast and Geodetic Survey datum at all building corners, all floor levels, center lines of abutting roads, top and bottom of curbs, property corners, gutters and other pertinent locations.
(21)
Location of all subsurface structures, including storm sewers, sanitary sewers, telephone, electricity, gas, water and steam lines, manholes, valve boxes, hydrants and other appurtenances, giving top and invert elevations, direction of flow, size of appurtenances, ownership, capacity, pressure, leads, materials, type and projected routes.
(22)
Feasible connections of utilities to existing facilities.
(23)
Bearings and distances of property lines.
(24)
Any other pertinent information as may be required by the Planning Board.
§ 114-34 Application procedure; fees.
A.
Every application for site plan approval shall be filed with the administrative officer at least 14 days prior to the Board public meeting, and shall be accompanied by an application fee as set forth below.
(1)
Site plan submission: a fee of $50 for the first 20,000 square feet of lot area or part thereof, plus a fee of $50 for the first 1,000 square feet of floor area or parts thereof, in addition to a fee of $20 for each additional 10,000 square feet of lot area or part thereof, plus a fee of $15 for each additional 1,000 square feet of floor area or part thereof; provided, however, that the minimum application fee shall be $100. If the plans are withdrawn, fees are not refundable.
(2)
Site plan resubmission. Resubmission of a site plan previously withdrawn by the applicant or disapproved by the Planning Board after the fee has been paid for initial site plan submission: an application fee of $50.
(3)
Fees for inspection of site plans by the Engineer to ensure compliance: $50 for each inspection. The applicant shall deposit in escrow with the administrative officer such amount as may be determined by the Planning Board for engineering inspection fees.
(4)
Fees for inspection for issuance of temporary certificate of occupancy or reinspections: $25 per inspection.
B.
Approval of the site plan shall expire one year from the date of approval of the Planning Board, but may be, by agreement of the Planning Board, renewed for an additional year without necessity of further application. In no event shall any site plan approval extend beyond a two-year period from Planning Board approval.
§ 114-35 Denial of certificate of occupancy upon noncompliance.
If at any time any person fails to adhere to any of the conditions of the site plan approval prior to receiving a certificate of occupancy, this shall be construed as being in violation of this chapter and shall reasonably be grounds for the denial of said certificate of occupancy until compliance is achieved.
§ 114-36 Performance and maintenance guaranty.
A performance and maintenance guaranty shall be required for all municipal improvements or extensions to abutting off-site municipal utilities or facilities, in such amount as may be determined by the Borough Engineer. The form of all surety bonds shall be subject to the approval of the Borough Attorney.
§ 114-37 Conditions for issuance of certificate of occupancy.
All provisions of this chapter and the terms and conditions of any site plan application shall be fully complied with by the applicant, including posting and approval of maintenance bond, prior to the issuance of a certificate of occupancy by the Construction Code Official.
§ 114-38 New businesses.
A.
All new businesses desiring to locate within the Borough shall be required to make application for a certificate of occupancy before the Planning Board.
B.
In making such a review, the Planning Board shall consider:
(1)
Compliance of the proposed use with the zoning district in which the business will be located.
(2)
The effect of such an activity on surrounding properties.
(3)
The physical condition of the building and the site.
(4)
The availability of adequate parking.
(5)
Provisions for proper sanitary facilities.
(6)
Any unusual services or facilities needed to properly accommodate the proposed use.
C.
Planning Board approval of an application for a new business shall be subject to the review and recommendation of the Board of Health, Fire Inspector, Plumbing Inspector and final review and approval of the Construction Code Official.
D.
Procedure.
(1)
Filing of an application for a certificate of occupancy before the Construction Code Official.
(2)
Issuance of certificate of occupancy or referral of application by the Construction Code Official to the Planning Board for administrative review.
(3)
Applicants' attendance at next regular Planning Board meeting.
(4)
Planning Board review, approval or denial and referral back to Construction Code Official in the case of approval.
(5)
Referral by the Construction Code Official to Board of Health, Fire Inspector and Plumbing Inspector.
(6)
Upon receipt of approvals from the above noted agencies, final review and issuance of certificate of occupancy by the Construction Code Official.
E.
The total fee for this application shall be $25, payable to the Construction Code Official at the time of initial application.