Site Plan and Subdivision Review
Municipal Land Use Framework Environmental Resource Inventory Master Plan Zoning Land Use Regulation Ordinance requirements for each zone Lot size, setbacks parking, cluster General ordinances for all zones Stormwater, stream corridor, slopes SITE PLAN/SUBDIVISION REVIEW
Municipal Land Use Law 40:55D 1, et seq. New Jersey has delegated land use powers to the municipalities, with some exceptions MLUL covers master plans Zoning Planning and Zoning Board of Adjustment powers and duties Land use ordinances
Master Plan Adopted by the Planning Board Guides future land use in the town Establishes goals/policies such as protecting water supply, forest, farms, floodplains and steep slopes Re examined every 10 years Environmental Commission should be involved in planning so that town s natural resources are protected
Ordinances Local laws passed by governing body Land use ordinances should be consistent with the Master Plan: Zoning to control intensity of land use Protection of environmentally sensitive areas, such as slopes, streams and aquifers Site plan/subdivision ordinances set out requirements for development review Contact ANJEC for sample ordinances
Site Plan Review Municipal Land Use Law (40:55D 38). A municipality must adopt an ordinance with requirements for site plans. Some mandatory provisions of the ordinance are to ensure: Adequate water supply, drainage, shade trees, sewerage facilities Regulation of land subject to flooding Protection of soil from erosion by wind, water, excavation or grading Protection of potable water supply reservoirs from pollution/degradation from surrounding uses Streets oriented to permit, consistent with the reasonable utilization of land, the buildings constructed there to maximize solar gain
Contents of Site Plan Ordinance Municipal Land Use Law (40:55D 41) Preservation of existing natural resources on site Safe and efficient vehicular and pedestrian circulation, parking & loading Exterior lighting Conservation of energy & use of renewable energy resources Recycling of designated materials
Residential Site Improvement Standards (RSIS) 40:55D 40.1 NJ State requirements that all municipalities must follow for residential development applications Uniform standards for streets, sidewalks, parking, water supply, sewers, stormwater management
Site Plan vs. Subdivision Site Plan a development plan for an individual lot or tract Subdivision the division of a piece of land into two or more lots
Site Plan
Subdivision Plan
Reading Development Plan Symbols Contour lines existing, proposed, Drainage Systems function, subsurface structures, construction material, slopes, lengths Lighting Soils Vegetation
Topography contour lines
Measuring Slope Contour Interval NJ DEP defines steep slopes as those 20% and over
Steep slopes Development on steep slopes causes erosion, siltation, and increased runoff, contributing to downstream flooding
Slopes and Grading 25% slope +30% 15%
Design working with slopes
SOILS Do they drain well? Are they sandy or more like clay? Are they lying over high water table? Are they on steep slopes? What is the depth to bedrock? What is the erosion potential?
Vegetation Proposed
Landscape Plan 56 townhouse units on 30 acres
Development impacts water! Stormwater runoff Quality Volume Quantity Pattern Drainage Flooding potential Not taking these items into consideration during development review paves the way for increased flooding, erosion, habitat loss, loss of biodiversity, and diminished water quality.
Stormwater Runoff
Recharge Recharge areas Septic disposal Potable drinking water Groundwater
Mapped Recharge Areas
Freshwater wetlands are regulated by the State (NJDEP) Municipalities cannot pass ordinances regulating wetlands, but they can help to insure that State regulations are followed. REQUIRE SUBMISSION OF LOI - The development application checklist should require applicant to check wetlands and soils maps, and submit an LOI (NJDEP Letter of Interpretation) if the property or adjacent property indicates possible presence of wetlands. CHECK ERI MAPS - to ensure that the applicant obtains an LOI, if merited, and shows wetlands and transition areas (protected buffer areas) on site plans. A site walk may reveal wetlands vegetation, signaling need for an LOI. Applications are approved contingent on obtaining State permits.
Evaluating Impacts: Know what is there now Existing conditions and critical resources from NRI/ERI Geology: Rock type, depth to bedrock Soils Suitability Water: surface water, wetlands, groundwater, water consumption, water system adequacy, fire protection Site contamination potential/land use history Wildlife, plant habitat Threatened and Endangered Neighborhood character and setting Adjacent activities/uses Other?
Evaluating Impacts On Site Development Activities Grading Landscaping Road Building Utility Installation Soil compaction Resource Impacts Soil Disturbance Loss of wetlands Runoff Erosion Habitat Loss Vegetation Loss
Evaluating Impacts Off Site Flooding Traffic Open space loss or degradation Loss of farmland, vistas Air quality Non point source pollution
General Site Plan /Subdivision Review Process Pre Application or Informal Meeting (not for variance applications) Application submission (including EIS, checklist, and wetlands delineation LOI) Application completeness determination Preliminary approval Final approval
The Application
Important maps Existing conditions Topography/Grading Drainage/Stormwater Landscaping/ Vegetation Removal Soil Erosion/ Sediment Control Utilities Lighting
Site Visit is Important Notify applicant Ask applicant to mark site boundaries, building footprints, wetlands Bring site plan Take photographs Determine points of concern Include site visit notes as part of the Commission s report
Analysis of Application Consistency with Master Plan Compliance with ORDINANCES Existing site and constraints, site during construction and upon completion Ability to provide basic services
Written Report by EC Findings of Fact Findings of Environmental Impacts Questions and Testimony at hearing
Cautions for Site Plan Review Site plan review is the implementation of existing master plan and ordinances Make sure your environmental ordinances are strong Variances may be appropriate to make the project fit the site better Conditions of approval must be in the Planning Board resolution or they are unenforceable
THANK YOU Call ANJEC Resource Center if you have questions 973 539 7547 info@anjec.org www.anjec.org