A. 
The site in general.
(1) 
The proposed location of main and accessory buildings on the site and their relation to one another, traffic circulation within the site, height and bulk of buildings, provision of utilities such as water, sewer, power and telephone, disposition or disposal of solid and fluid wastes, provision of off-street parking space, provision of buffer areas and other open spaces on the site and the display of signs and external lighting shall be such that any development will adequately handle pedestrian and vehicular traffic within the site and in relation to the street system adjoining and will harmoniously and satisfactorily fit in with contiguous land and buildings and adjacent neighborhoods. Attention shall be paid to the preservation of historic places and artifacts. In addition, the Joint Planning Board shall consider the factors of drainage, road alignment and other engineering aspects of such site plan and may require the review of such factors by engineering authorities appointed by the Township.
(2) 
The location and size of the use, the nature and intensity of the operations involved in or conducted in connection with it, the size of the site in relation to it and the location of the site with respect to streets giving access to it shall be such that it will be in harmony with the appropriate and orderly development of the district in which it is located.
B. 
Buildings.
(1) 
Buildings or structures which are a part of a present or future group or complex shall have a unity of character and design. They shall be designed and constructed of materials which help to achieve visual harmony with the surroundings. All exterior walls visible to public or adjacent property shall be designed to create a harmonious whole. Materials shall express their function clearly and shall not appear as a material foreign to the rest of the building or artificial to that intended. It is not to be inferred that buildings must look alike or be of the same style to be harmonious. Harmony can be achieved through the proper consideration of scale, proportions, site planning, landscaping, materials and color. Buildings which are of symbolic design for reasons of advertising and buildings which are not compatible with the atmosphere and character will not be allowed. Symbols attached to buildings will not be allowed unless they are secondary in appearance to the building and are an aesthetic asset to the building project and the neighborhood. The relationship of forms to the use, texture and color of materials shall be such as to create a harmonious whole. When the area involved forms an integral part of, is immediately adjacent to or otherwise clearly affects the future of any established section of the Township, the design scale and location on the site shall enhance rather than detract from the character, value and attractiveness of the surroundings.
(2) 
Exterior lighting may be used to illuminate a building and its grounds for safety purposes, but in an aesthetic manner. Lighting is not to be used as a form of advertising in a manner that is not compatible to the neighborhood or in a manner that draws considerably more attention to the building or grounds at night than in the day. Lighting following the form of the building or part of the building will not be allowed if the overall effect will be garish or detrimental to the environment. All fixtures used in exterior lighting are to be selected for functional and aesthetic value.
(3) 
All exterior structures, attached or not to buildings, shall be in harmony with and secondary to the buildings. Aesthetically, they shall be an asset to the site and to the neighborhood. All vending machines or any facility dispensing merchandise or a service shall be confined to a space built into the building or buildings or enclosed in a separate structure compatible with the main building.
A. 
Common recreation areas and open space ownership. The landowner or developer shall provide for and establish an organization for the ownership and maintenance of any common recreation areas and open space, and such organization shall not be dissolved nor shall it dispose of any of same by sale or otherwise (except to an organization conceived and established to own and maintain the common recreation areas and planned development open space) without the written consent and approval of the governing body of the Township of River Vale. Before dissolving and before disposing of any open space, the organization shall first be required to offer to dedicate the open space to the municipality, in accordance with the provisions of N.J.S.A. 40:55D-43.
B. 
Continuous maintenance of common recreation areas and open space. In the event that such organization shall fail to maintain the open space in reasonable order and condition, the Joint Planning Board may serve written notice upon such organization or upon the owners of the development setting forth the manner in which the organization has failed to maintain the open space in reasonable condition, and said notice shall include a demand that such deficiencies of maintenance be cured within 35 days thereof and shall state the date and place of a hearing thereon which shall be held within 15 days of the notice. At such hearing, the Joint Planning Board may modify the terms of the original notice as to deficiencies and may give a reasonable extension of time, not to exceed 65 days, within which they shall be cured. If the deficiencies set forth in the original notice or in the modification thereof shall not be cured within said 35 days or any permitted extension thereof, the municipality, in order to preserve the open space and maintain the same for a period of one year, may enter upon and maintain such land. Said entry and maintenance shall not vest in the public any rights to use the open space except when the same is voluntarily dedicated to the public by the owners. Before the expiration of said year, the Joint Planning Board shall, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the open space, call a public hearing upon 15 days' written notice to such organization and to the owners of the development, to be held by the Joint Planning Board, at which hearing such organization and the owners of the development shall show cause why such maintenance by the Township shall not, at the election of the Township, continue for a succeeding year. If the Joint Planning Board shall determine that such organization is ready and able to maintain said open space in reasonable condition, the Township shall cease to maintain said open space at the end of said year. If the Joint Planning Board shall determine such organization is not ready and able to maintain said open space in a reasonable condition, the Township may, in its discretion, continue to maintain said open space during the next succeeding year, subject to a similar hearing and determination in each year thereafter. The decision of the Joint Planning Board in any such case shall constitute a final administrative decision subject to judicial review. If the Joint Planning Board determines that the proceedings mentioned hereinabove should be referred to the Township Council, it is empowered to do so, and the Township Council shall thereafter have the same powers and be subject to the same restrictions as provided in this subsection.
C. 
Cost of maintenance. The cost of such maintenance by the Township shall be assessed pro rata against the properties within the development that have a right of enjoyment of the open space, in accordance with assessed value at the time of imposition of the lien, and shall become a lien and tax on said properties and be added to and be a part of the taxes to be levied and assessed thereon and enforced and collected with interest by the same officers and in the same manner as other taxes.
An application for preliminary plan approval of a planned unit development shall require a public hearing. When a hearing date has been set by the Joint Planning Board, the applicant shall notify by registered or certified mail, at least 10 days prior to the hearing, all property owners within 200 feet of the extreme limits of the proposed planned development area. Said notice shall state the date, time and place of hearing and that a brief description of the proposed development has been filed with the Township Clerk for public inspection. The applicant shall furnish proof of notification to the Joint Planning Board at the time of the hearing. All notice and publication requirements of the Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.) shall apply.
Before final approval of a planned development, the Township shall require, in accordance with the standards and provisions of Part 8 (Subdivision of Land) and Part 6 (Site Plan Review) the furnishing of a performance guaranty for all of the proposed improvements as provided thereby. A maintenance guarantee shall also be required prior to the release of such bonds.
A. 
Upon submission of an application for a planned development, all applicants shall be required to submit specified fees in accordance with the following schedule at the office of the Clerk of the Joint Planning Board: filing fees, $750.
[Amended 8-26-2004 by Ord. No. 0-9-04]
B. 
All other fees, costs, expenses and deposits for costs shall be required as in the case of major subdivision approval under Part 8 (Subdivision of Land) and Part 1 (Land Use Generally). In addition to the foregoing, no final approval of a planned residential development application or of a subdivision or site plan application required by a planned residential development shall be granted, unless adequate provision is made for the payment and reimbursement to the Township of any engineering, inspection, planning and legal costs incurred or to be incurred by the Joint Planning Board or by the Township Council in connection with the planned development.