A site plan is required whenever one wishes to develop a property for commercial or residential use.  It is a scaled engineered drawing which shows the topography (physical characteristics) of the land, structures to be constructed or already existing, any pertinent features required for that construction, and the property boundaries.  Pertinent features include retaining walls, driveways and parking, landscaping features, drainage and stormwater management infrastructure, possible septic systems, utility infrastructure, lighting, and any necessary re-grading of the land and slopes. It also portrays the environmental conditions present (for example, wetlands), and shows the proper soil erosion control methods to employ during construction. Site plans are categorized as either a major or minor, depending on the number of lots affected and if roads are proposed. In the context of a typical homeowner’s addition, a “light” version of a minor is often only necessary, which would not require planning board application, but rather only the review by the municipal engineer. A site plan design encompasses the following:

• It always begins with a site visit to familiarize oneself with the physical constraints of the property. If a topographic survey (physical characteristics) or a boundary survey (property lines, easements, and right-of-way) are not available, both will need to be performed by a licensed Professional Land Surveyor.

• In conjunction with the proposed architectural drawings depicting the physical footprint of the project, the engineer will perform a review of the zoning ordinances to determine if it meets the requirements of the code. They will identify any pre-existing non-conforming circumstances regarding setback conditions (known as bulk requirements), and alert you to any proposed deviations from the code, which would thus require seeking relief in the form of a variance, from either the Planning Board (PB) or Zoning Board of Adjustment (ZBA).

• Should the project require PB or ZBA presentation, the engineer must testify at the hearing. You may also need the professional guidance of a Professional Planner, experienced in the nuances of a “use” variance. Of course, a land-use attorney may also be vital, and in the case of a corporate applicant, is required.

• It is not uncommon to also have environmental constraints to the property. This could be in the form of excessively steep sloped lands, or the presence of open water (lakes & streams) or the typical freshwater wetlands. These last two require statutory buffer zones, and necessary NJDEP permit, depending on what is being proposed. Thus, the limits of disturbance must be shown on the site plan, which is part of the permit application.

• Municipalities all have ordinances to address stormwater management (SWM). For the average homeowner, this comes into play when additional impervious area is proposed. A SWM Report analyzes the pre and post construction runoff, presents the necessary calculations, and proposes the designed solution. A typical plan could include a dry well, infiltration basin, or re-grading of the land contours to provide favorable drainage conditions. In some instances, soil logs would need to be conducted in order for proper design.

• Based on several parameters – the location of proposed structure, the driveway profile, and perhaps SWM grading strategies – a retaining wall may become necessary. See the earlier discussion on what encompasses that effort.

The following drawings and/or info is contained on a site plan(s):
• Existing Conditions (including all survey information)
• Site Layout, Showing proposed structures, Zoning Table, and a certified List of Affected Properties
• Grading (contours and spot elevations) and Stormwater/Drainage Plan
• Driveway Plan & Profile, and Earthwork Cross Sections
• Landscaping, Lighting, and Utilities
• Soil Erosion & Sediment Control, Environmental Limits of Disturbance
• Structural and Construction Details as required

In some instances the reviewing body may want to know the quantities of the various items, or the homeowner may want a construction cost estimate for contractor bidding purposes. This is also prepared as part of the design submittals, at the client’s request.

During construction, there are certain soil erosion control methods that must be employed; if there is over 5000 SF of ground disturbance, or if the project adds more than a ¼ acre of additional impervious area, an approved permit from the Soil Conservation District must be obtained. Many municipalities also have a “soil movement permit” which essentially requires information regarding how much, from where, to where, and how transported. The engineer prepares this as well.

Keep in mind when it comes to a new septic system,  a site grading plan is ALWAYS required.