What is a site plan?

As defined by the Residential Site Improvement Standards (RSIS) it means a development plan of one or more lots on which is shown:
(1) the existing and proposed conditions of the lot including but not necessarily limited to topography, vegetation, drainage, flood plains, marshes, and waterways;
(2) the location of all existing and proposed buildings, drives, parking spaces, walkways, means of ingress and egress, drainage facilities, utility services, landscaping, structures, signs, lighting, and screening devices; and
(3) any other information that may be reasonably required in order to make an informed determination pursuant to an ordinance requiring review and approval of site plans by the planning board adopted pursuant to N.J.S.A. 40:55D-37 et seq. (MLUL). In general, a site plan is associated with the development of commercial, industrial, and institutional development.

Site Plans can be classified into Minor Site Plans or Major Site Plans. Minor site plan means a development plan of one or
more lots which:
(1) proposes new development within the scope of development specifically permitted by ordinance as a minor site plan;
(2) does not involve planned development, any new street, or extension of any off-tract improvement; and
(3) contains the information reasonably required in order to make an informed determination for approval of a minor site plan.

The work associated with each type of site plan is specifically outlined in the each township's checklist. Additional plan and design elements to be included in the site plan are also contained in the township's land use ordinance or may be requested by the township's professional staff at informal workshop meetings or through review letters. Items on the checklist must be provided unless a waiver is requested. Furthermore, compliance with the zoning district's permitted uses and it's bulk requirements must be adhered to unless a variance is sought.

All site plan applications are reviewed by various government agencies having jurisdiction over the project. With all site applications, a formal presentation must be made before the township's Planning Board or Zoning Board of Adjustment to demonstrate the merits of the application and to formally request for an approval. With major site plans, the approval process is a two step process requiring Preliminary Major Site Plan approval first, then at a later date seeking Final Major Site Plan approval. In general, minor site plan approval shall be deemed to be final approval of the site plan by the board.

Whether your project is classified as a major or minor site plan, Avila Engineering is here to help you through the entire approval process by preparing conceptual plans, preparing the applications and checklist, coordinating with the various government agencies, strategizing with you and your land use attorney, and providing expert testimony before the township's Planning or Zoning Boards.

Rights of Preliminary Approval

• Grants the developer rights for a three-year period from the date on which the resolution of preliminary approval is adopted.
• That the general terms and conditions on which preliminary approval was granted shall not be changed.
• That the applicant may submit for final approval on or before the expiration date of preliminary approval.
• That the applicant may apply for and the planning board may grant extensions on such preliminary approval for additional periods of at least one year but not to exceed a total extension of two years.

Rights of Final Approval

• The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer whether conditionally or otherwise, shall not be changed for a period of two years or longer, at the discretion of the board, after the date on which the resolution of final approval is adopted.
• The planning board shall grant an extension of final approval for a period determined by the board but not exceeding one year from what would otherwise be the expiration date.