In accordance with Part 1, Land Use Generally, of this chapter the Joint Planning Board of the Township of River Vale shall administer this Part 4. Prior to approval of a planned residential development, the Joint Planning Board shall make each of the findings required to be made and referred to in N.J.S.A. 40:55D-45. Except as may be inconsistent with this Part 4 all remaining provisions of the Part 8 (Subdivision of Land), Part 6 (Site Plan Review) and Part 9 (Zoning) shall govern and control in the processing, review and approval of a planned residential development. The following procedures shall also apply.
Final site plan approval by the Joint Planning Board shall constitute the specific land use, extent and intensity of development permitted by Part 9, Zoning, of this chapter. No building permit shall be issued prior to final site plan approval without written authorization of the Joint Planning Board, execution of the developer's agreement and filing and approval of performance guaranties.
All provisions of Part 1, Land Use Generally, of this chapter, regarding site plan and subdivision approval shall be deemed applicable to planned residential developments unless the context clearly renders such procedures, standards or requirements inapplicable or unless specifically waived or modified by the Joint Planning Board.
In order to encourage and promote flexibility and economy in layout and design, the following additional procedures shall apply:
A. 
Within 90 days of the date of the application for site plan approval, the Joint Planning Board shall inform the applicant, in writing, as to whether filing requirements for preliminary approval have been met. If so, the application shall be deemed complete. Within 45 days of such certification by the Joint Planning Board of the completed application, the Joint Planning Board shall hold a public hearing thereon and shall grant preliminary approval with or without conditions or deny the proposed site plan. Should the Joint Planning Board disapprove the site plan at the preliminary stage, the applicant may reapply with a revised or modified proposal. The purpose of said preliminary application, which may be in tentative form for discussion purposes, shall be to promote mutual agreement between the applicant and the Joint Planning Board on the basic scheme of the planned development and to set direction for the required additional review and agreements leading to final site plan approval.
B. 
The information required hereby and by Part 6, Site Plan Review, of this chapter, for preliminary approval shall be submitted in tentative form for discussion purposes. Such information shall include preliminary architectural floor plans and building facades and elevations. If the Joint Planning Board finds said application to be not in accordance with the Planned Development District requirements or if the Joint Planning Board requires any substantial amendment in the layout of improvements proposed by the developer that have been the subject of a hearing, an amended application for development shall be submitted and proceeded upon as in the case of the original application for development. Preliminary approval shall authorize the applicant to submit an application for final approval.
C. 
Within three years from the date of preliminary approval, with or without conditions, the applicant may submit a complete application for final approval in compliance with the conditions and stipulations established by the Joint Planning Board in granting preliminary approval. Within 45 days after submission of a complete final application, the Joint Planning Board, if it determines that a further exploration of facts would be in the public interest, shall have the power to hold a public hearing and shall grant final site plan approval with or without conditions or shall deny the application. In making its determination, the Joint Planning Board may permit deviations, not deemed by the Joint Planning Board to be substantial, from the conditions of preliminary approval necessitated by changed conditions or circumstances of the developer since the date of preliminary approval. If it determines that substantial changes in the terms of approval are required, the Joint Planning Board may grant the same, but in such case a public hearing shall be required to be held on notice, as in the case of preliminary approval.
D. 
In the course of site plan approval, the Joint Planning Board may allow for or permit greater or lesser concentrations of density or intensity of land use within a section or sections of development than in others, provided that the maximum density provided for the district as a whole is not exceeded.
E. 
Prior to or as a condition of final approval, the Joint Planning Board shall set forth any requirements for timing of development among the various types of uses and subgroups.
Prior to approval of a planned development, the Joint Planning Board shall find, pursuant to N.J.S.A. 40:55D-45, that:
A. 
Any departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to and comply with Part 9, Zoning, standards established for the Planned Development District within which the subject property is located.
B. 
Any common open space designated on the site plan has been adequately reserved as to amount, location, purpose, ownership and maintenance for the use and benefit of the owners or residents in the planned development and that the proposed common open space, if adequate, and the proposals for maintenance and conservation of said common open space are reliable.
C. 
The physical design proposed for public services, vehicular and pedestrian traffic control and the amenities of light and air, recreation and visual enjoyment, all created by the interrelationship of these development aspects and other requirements of site plan review, will result in an adequate development.
D. 
There will be no unreasonable, adverse impact upon the neighborhood in which the planned development is proposed to be established.
E. 
In cases of developments contemplating construction over a period of years, the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in its total completion are adequate.