SITE DEVELOPMENT

The site development review process is one of

several means of plan implementation that
communities may utilize. It is commonly
considered supplemental to other land
development guidance controls.
specifies the present characteristics of a
particular parcel of land and its surroundings
and describes intended activities and their
potential impact on the community.
The plans may be in either or both narrative and
graphic form, as appropriate
2 FUNCTIONS
They illustrate the intended design, arrangement
and uses of the land to be improved
they describe the proposals physical, social and
economic effects on the community.
INFORMATION ON FACTORS/ SUBJECT OF
CONCERN
means of access
parking
landscaping
buffers
architectural features
Location of structures
impact on adjacent land uses
other elements related to the health, safety and
general welfare of the community.
Site plan reviews can include both small and large scale
proposals ranging from gas stations, drive-in facilities
and office buildings to complex ones such as shopping
centers, apartment developments and planned unit
developments
the site development review process permits
municipalities to analyse development proposals in
terms of their impacts on local growth and the need for
facilities and services
PART I: INTRODUCTION
3 SECTIONS OF SITE DEVELOPMENT
1.) QUALITATIVE design, layout, mix of new
buildings and landscaping
2.) QUANTITATIVE - density, plot ratio, site
coverage, height, access and road standards
3.) DEVELOPMENT CONTROL
STANDARDS - regard to different forms of
development, including residential standards,
development in conservation areas and a range
of other development types.
SECTION 1: QUALITATIVE STANDARDS
Design, Layout and Mix of Uses of New
Buildings
Hard Landscaping
SOFT LANDSCAPING

1. DESIGN, LAYOUT AND MIX OF USES OF

NEW BUILDINGS
Legibility, connectiveness, identity,
diversity
and quality in the public domain are key
objectives underpinning this approach and will be sought
in all planning applications. The relationship between
the public domain, the buildings and their use will be of
paramount importance.
- The analysis of any proposal will assess the
visual characteristics of the building form(s) and related
elements, such as: aspect and orientation; proportion; the
balance of solid to void; the shapes and details of roofs,
chimneys, windows and doors and the materials used.
Details of walls, gates, street furniture, planting and
paving will also be noted
2. HARD LANDSCAPING
includes paving, enclosure and street furniture,
is an important element in defining the character
of the spaces between buildings and public open
spaces
Hard landscaping works can help to:
Provide a visual link to the surroundings
Define and enclose space, and delineate public
from private space
Provide security to private areas
Distinguish between pedestrian, cycle and
vehicle movement
Provide suitable play space for children (this
does not
apply to bed-sits,
accommodation for the elderly or for students)
3. SOFT LANDSCAPING
All developments must respect the environment
in which there are situated, and every effort
should be made to retain existing trees and
vegetation where possible. Where a site contains
trees a full tree survey and protection measures
must be included as part of the application
Where appropriate, landscaping schemes should
provide a hierarchy of different types of planting
throughout the development encompassing:
Structure/boundary planting
Amenity planting
Street trees
Garden trees and hedgerow planting
Specimen trees
SECTION 2: QUANTITATIVE STANDARDS
Density
Access For All
Plot Ratio
ROADS AND SERVICE
Site Coverage
Building Heights

1) DENSITY
- a measure of the relationship between
buildings and their surrounding space should
achieve optimum use of urban land appropriate
to its location and context
Appropriate density levels are determined both
by the design of the development and the use of
the building and by the character and scale of
the receiving environment. This is a result of the
different requirements for sunlight/daylight,
access and privacy for commercial and
residential space
2) PLOT RATIO
-a tool to help control the bulk and mass of
buildings. It expresses the amount of floor space
in relation (proportionally) to the site area, and
is determined as follows:
apply to both new buildings and extensions to
existing buildings
In certain circumstances, higher plot ratios may
be permitted:
Adjoining major public transport termini and
corridors, where an appropriate mix of
residential and commercial uses is proposed
To facilitate comprehensive redevelopment in
areas in need of urban renewal
To maintain existing streetscape profiles
Where a site already has the benefit of a higher
plot ratio
Consequently plot ratio standards need to be
used in conjunction with other development
control standards including:
Site coverage
Building height
Public and private open space
The standards applied to residential roads, and
parking provision
3) SITE COVERAGE
a control for the purpose of preventing the
adverse effects of over development, thereby
safeguarding sunlight and daylight within or
adjoining a proposed layout of buildings
The percentage of the site covered by building
structures, excluding the public roads and
footpaths.
a tool particularly relevant in urban locations
where open space and car parking standards may
be relaxed.
4) BUILDING HEIGHTS
Different character areas will require different
approaches to the issue of building heights.
Special Standards and considerations applying
to medium and high rise buildings:
The need to create a positive urban design

The need to suitably incorporate the building

into the urban grain
The need to create positive urban spaces
In view of the inevitable prominence of a high
building it should be of outstanding
architectural quality, creating a building
which is elegant, contemporary, stylish, and,
in terms of form and profile, makes a
positive contribution to the existing skyline
The need to respect important views,
landmarks, prospects, roofscapes and vistas
The proposal should be very carefully related
to, and not have any serious disadvantages to,
immediate surroundings, both existing and proposed,
and especially to any other high buildings and
prominent features in the vicinity and to existing
open space
The site must be of appropriate size and
context to allow for a well-designed
setting of lower buildings and/or
landscaped open space
The design of high buildings should seek to
minimise overshadowing and overlooking of
surrounding property and should not create
adverse micro-climatic effects (such as downdraft)
The building should consider important
telecommunication
channels
and
not
interfere with air navigation
5) ACCESS FOR ALL
Recognizes the need for equality of access for
everybody to all aspects of the built and external
environment as an essential prerequisite of equal
opportunities and the development of an
inclusive society.
6) ROADS AND SERVICES
The design standards required for carriageway,
gradients, footpaths, junctions, road drainage,
culsde- sac, sight lines, boundary walls, vehicle
access, service roads, bus lay-bys, drainage and
other underground services, vary according to
the scale, intensity, layout, design and location
of proposed developments.
Pipes, cables, etc. under roads shall be grouped
together as far as possible for easier access and
less disruption, to avoid damage from tree roots
and to facilitate tree planting
SECTION 3: DEVELOPMENT CONTROL
1. RESIDENTIAL DEVELOPMENT
aim to achieve a high standard of design and
layout in order to create high quality, secure and
attractive areas for living.
Density: High densities should be provided in
appropriate locations. Site configuration and

area will have an impact on the density levels

achievable.
2. RESIDENTIAL MIX IN HOUSE AND
APARTMENT DEVELOPMENT
to encourage diversity rather than uniformity
and as far as possible to relate the kind of
housing to the different needs of the population
In certain circumstances a mixture of dwelling
types and sizes of houses, apartments and
duplexes may be needed to:
Counter-balance a predominance of a
particular type of accommodation and
thus provide a more sustainable
community
Provide choice within the development
Allow building densities to be increased
Make use of awkwardly shaped parts of the
site
Create visual variety and interest
3. PUBLIC OPEN SPACE FOR RESIDENTIAL
DEVELOPMENT AND OTHER
DEVELOPMENT
Public open space is open space which makes a
contribution to the public domain and is
accessible to the public for the purposes of
active and passive recreation, including
relaxation and childrens play
It shall be of a high quality of design and layout,
be located in such a manner as to ensure
informal supervision by residents and be
visually and functionally accessible to the
maximum number of dwellings
A landscaping plan will be required for all
developments. All open space, whether public or
private, shall be shown together with details of
hard and soft landscaping and the provision or
retention of trees.
4. CORNER/SIDE GARDEN SITES
Consideration for in assessing proposals for the
development of corner/side garden sites.
-Does it reflect the character of the street
Integration and compatibility of design and
scale with adjoining dwellings, paying attention
to the established building line, proportion,
heights, parapet levels and materials of
adjoining buildings
The maintenance of the front and side building
lines where appropriate
Impact on the residential amenities of
adjoining sites
Impact on the character of the streetscape
The maintenance of open space standards and
refuse storage for both existing and proposed dwellings

The provision of a safe means of access to and

egress from the site which does not
reation of a traffic hazard
The provision of appropriate car parking
facilities
In general apartment blocks will not be
considered for corner/side garden sites
PART II: SITE DEVELOPMENT REVIEW
PROCEDURE
Presubmission conference
Preliminary site development plan phase
Site development plan phase (final)
1. PRESUBMISSION CONFERENCE
to give both the municipality and the applicant
an opportunity to gain a better perspective on the
ramifications of the proposal.
The purpose of the presubmission conference is
to giveboth the municipality and the applicant an
opportunity to gain a better perspective on the
ramifications of the proposal.
Includes map with existing natural and manmade features and a sketch plan showing the
major features of the proposed development.
2. PRELIMINARY SITE DEVELOPMENT
PLAN PHASE
it is here that the more substantive reviews and
recommendations should be made.
It also gives the applicant-developer added
assurance that the final submission will be
adequate for board consideration and rapid
approval.
considered informal in the overall review
process, but it can be desirable because it gives
the municipality and the developer greater
opportunity to reach agreement on areas of
potential conflict
consist of (1) application submission, (2)
municipal review, (3) optional hearing and (4)
local government decision.
3. SITE DEVELOPMENT PLAN PHASE
(FINAL)
This phase begins the formal review process and
contains the steps included in the previously
described state enabling legislation.

>>>SUBMISSION REQUIREMENTS
Legal data
Impact of proposal on environs
Natural features

Existing development and infrastructure

Proposed development
1. LEGAL DATA
a) Name and address of applicant and
authorization of
owner if
different from applicant.
b) Name and address of owners(s) of
record, if different
from applicant.
c) Name and address of person or firm
preparing the plan and map.
d) Ownership intentions, such as purchase
options.
e) Current zoning classification of
property, including exact zoning
boundary if in more than one district.
f) Property boundary line plotted to scale.
Distances,Angles and area should be
shown.
g) North arrow, scale and date.
h) Locations, widths, elevations and names
of existing and proposed adjacent
streets.
i) Property lines and names of owners of
adjoining parcels.
j) Location, width and purpose of all
existing and proposed easements, setbacks, reservations and areas dedicated
to public use within and adjoining the
property.
k) Description of all existing deed
restrictions or covenants applying to the
property.
l) Record of the application and approval
status of all necessary state and county
permits. (Final only.)\

2. IMPACT OF PROPOSAL ON ENVIRONS

a) 1. Relationship to adjacent and nearby land uses,
both public and private.
b) Relationship to existing and proposed traffic
patterns.
c) Relationship to existing and projected water
supply, sewage disposal and similar service
capabilities.
d) Relationship to the communitys ability to
provide adequate recreation, education, fire
protection and similar facilities and services to
its residents.
e) Visual compatibility with surroundings.
f) Effect on air and water quality standards
applicable primarily to industrial site
development plans.
g) Effect on energy consumption and conservation.

4. EXISTING DEVELOPMENT AND

INFRASTRUCTURE
a) 1. Location and dimensions of major buildings
and structures.
b) 2. Location and width of roads and paths,
including site access.
c) 3. Location, size and flow direction of sewers,
water supply lines and culverts. Major electric,
gas and telephone lines and appurtenances
should also be shown.
d) 4. Location of other existing development and
uses including parking and loading areas, fences,
trees and landscaping
5. PROPOSED DEVELOPMENT
a) 1. Grading and drainage plan showing proposed
topography at appropriate contour intervals. IT
can be combined with the map of existing
topography if it can be clearly depicted.
b) 2. Location, proposed use and height of
buildings and other structures, such as retaining
walls, fences, outdoor storage tanks, air
conditioning units and waste disposal units.
c) 3. Location, proposed use, design and
construction materials of improvements not
requiring structures, such as parking, loading,
and outdoor storage areas.
d) 4. Location and arrangement of site access and
egress, including all paths for pedestrian and
vehicular travel within the site. Information
should include profiles and cross-sections of
roadways and sidewalks showing grades, widths
and location and size of utility lines.
e) 5. Location and size of water and sewer lines
and appurtenances. Any means of
water
supply or sewage disposal other than extensions
of existing systems should be described,
including location, design and construction
materials.
f) 6. Location, design and construction materials of
all energy distribution facilities, including
electric, gas and solar energy.
g) 7. Location, size and design of all outdoor
lighting facilities and public address systems.
h) 8. Location, size, design and construction
materials of all outdoor signs.
i) 9. General landscaping plan and planting
schedule, including the treatment of buffer areas
and the location and types
of trees to be
planted.
j) 10. Estimated project construction schedule with
possible phasing plan for large projects. (Final
only).
k) 11. Additional specifications for materials.

l)

12. Performance bond, amount, completion

schedule, public improvements covered,
inspection and bond approval.

3. DESIGN AND AESTHETICS

>>>REVIEW STANDARDS
The setting of criteria upon which the
community can judge the merits of proposals
submitted for review are necessary to reduce the
possibility of arbitrary decisions and to maintain
good will between the developer and the
community. The site development plan
regulations should, therefore, include standards
as the basis for judging the merits of all
proposals sent to it for review and action.
>>>DEVELOPMENT CONSIDERATIONS
Regional and local environs
Design and aesthetics
Natural features
Miscellaneous
Circulation
1. REGIONAL AND LOCAL ENVIRONS

Relationship to comprehensive plan

Compatibility with surroundings
Accessibility
- pedestrian
- automobile
- trucking
- public transportation
Economic impact
Fiscal impact
Environmental impact
- air, water, noise
Facilities and services availability
Visual compatibility
Historic and archaeologic Considerations

2. CIRCULATION

Vehicular
- ingress and egress
- road layout
- parking areas
- loading areas
- traffic control
Pedestrian
- walkways
- safety

Site Usage
- density
- geometrics
Structures
- relationship to site
- plans
- elevations
-functional adequacy
Architectural features
Signs
Landscaping
Recreation areas
Incidentals
- fencing
- buffer strips

4. MISCELLANEOUS

Construction specifications
Utilities
Maintenance
Staging of development

>>>ILLUSTRATIVE SITE DEVELOPMENT PLAN

REGULATIONS
Proposed site plan review and approval
provisions
Site Plan Review and Approval
Sketch plan
Application for site plan approval
Review of site plan
Planning board action on site plan.
Reimbursable costs.
Performance guarantee.
Inspection of improvements
Integration of procedures
Shoreline standards and considerations.