A.
An application shall be submitted to the administrative officer in
writing in triplicate on forms supplied by the approving authority.
B.
Receipt of an application for preliminary major subdivision approval
shall be filed no less that 14 days prior to the regular meeting date
of the approving authority.
A.
The application shall be accompanied by 12 copies of the proposed
subdivision accurately drawn to a scale of not less than one inch
equals 50 feet, certified by a licensed land surveyor as to existing
features and boundaries.
C.
All design features shall be prepared by a licensed professional
engineer.
A.
The preliminary plat shall contain the following:
(1)
Date. All revisions shall be noted and dated.
(2)
Key map showing the location of the tract with reference to the surrounding
properties, existing streets and streams within 500 feet of the subdivision.
(3)
Title of development; North arrow; scale; block and lot numbers;
name and address of record owner; and name and address, license number
and seal of person preparing the subdivision. If the owner of the
premises is a corporation, the name and address of the president and
secretary shall be submitted on the application.
(4)
All distances shall be in feet and decimals of a foot, and all bearings
shall be given to the nearest 10 seconds.
(5)
The names, as shown on current tax records, of all owners of property
within 200 feet of the subdivision, together with the block and lot
numbers of the said properties.
(6)
The zoning district in which the parcel is located, together with
the zone boundaries within 200 feet of the extreme limits of the property
in question.
(7)
Survey data showing boundaries of the property, building or setback
lines, and lines of existing and proposed streets, lots, reservations,
easements and areas dedicated to public use, including grants, restrictions
and rights-of-way, to be prepared by a licensed land surveyor.
(8)
Reference to any existing or proposed covenants, deed restrictions,
exceptions or variances covering all or any part of the parcel. A
copy of such covenants, deed restrictions, exceptions or variances
shall be submitted with the application.
(9)
The distances, measured along the right-of-way lines of existing
streets abutting the property, to the nearest intersections with other
public streets.
(10)
Location of existing buildings and all other structures, including
walls, fences, culverts and bridges, with spot elevations of such
buildings and structures. Structures to be removed shall be indicated
by dashed lines, and structures to remain shall be indicated by solid
lines.
(11)
Location of all existing and proposed storm drainage structures
and utility lines, whether publicly or privately owned, with pipe
sizes, grades and direction of flow, locations and inlets, manholes
or other appurtenances and appropriate invert and other elevations.
If any existing utility lines are underground, the estimated location
of said utility lines shall be shown.
(12)
Existing and proposed contours, referred to United States Coast
and Geodetic Survey datum, with a contour interval of one foot for
slopes of less than 3%, an interval of two feet for slopes of more
than 3% but less than 15%, and an interval of five feet for slopes
of 15% or more. Existing contours are to be indicated by dashed lines,
and proposed contours are to be indicated by solid lines.
(13)
Location of existing rock outcrops, high points, watercourses,
depressions, ponds, marshes, wooded areas and other significant existing
features, including previous flood elevations of watercourses, ponds
and marsh areas as determined by survey.
(14)
All proposed streets, with profiles, indicating grading and
cross sections, showing width of roadway, location and width of sidewalks
and location and size of utility lines, conforming to the Borough
standards and specifications.
(15)
The location of all existing and proposed waterlines, valves
and hydrants and all sewer lines or alternative means of sewerage
and sewage disposal and treatment.
(16)
Existing and proposed stormwater drainage system. All plans
shall be accompanied by a separate sketch showing all existing drainage
within 500 feet of any boundary and all areas such as paved areas,
grassed areas, wooded areas and any other surface areas contributing
to the calculations and showing methods used in the drainage calculations.
(17)
Acreage, to the nearest tenth of an acre, of the tract to be
subdivided and the area, in square feet, of all lots.
(18)
Such other information or data as may be required by the approving authority, the County Planning Board or other governmental agencies for determination that the details of the subdivision are in accordance with the standards of this chapter, Chapter 530, Zoning, and all other applicable laws, ordinances or resolutions.
A.
The applicant shall submit the preliminary subdivision application
and plat maps and payment of all required fees to the administrative
officer, who shall submit copies of the preliminary plat to the following:
(1)
Approving authority attorney.
(2)
Borough Engineer.
(3)
Planning consultant.
(4)
Construction Code Official.
(5)
Board of Health.
(6)
Fire Department.
(7)
Police Department.
(8)
Department of Public Works.
(9)
Other municipal, county or state officials and agencies, as directed
by the approving authority.
B.
The said persons and boards shall make recommendations to the approving
authority in writing within 35 days of the application submission.
The approving authority shall take the said recommendation into account
but shall have the authority to proceed in the absence of such recommendations
if the approving authority finds such recommendations not to be essential
to its determination.
C.
If the preliminary plat is found to be incomplete, the applicant
shall be notified by certified mail thereof within 45 days of the
date of submission, or it shall be deemed to be perfected as to content.
D.
Where adjustments or changes are required in the plat submission,
the applicant shall be required to modify the plat in order to qualify
as a perfected application for public hearing purposes.
A.
Any subdivision application requiring County Planning Board or other
governmental agency approvals shall be submitted by the applicant
to the Bergen County Planning Board or other governmental agency for
review and approval. The approving authority may condition any approval
that it may grant upon the timely receipt of a favorable report on
the application by the County Planning Board or other governmental
agency or by its failure to report thereon within the required time
period.
B.
A preliminary subdivision requiring County Planning Board or other
governmental agency approval which may or may not have been received
at the time of the public hearing in the Borough shall require the
public hearing to be continued until such time as the required reports
are received or by the failure to report thereon within the required
time period.
Upon submission of a perfected application, the administrative officer shall schedule a public hearing for the application. The applicant shall meet all of the requirements established in § 335-6 for public hearings.
The approving authority shall grant, condition or deny preliminary
subdivision approval within 45 days of a perfected application or
within such further time as may be consented to by the applicant for
subdivisions of 10 or fewer lots, or 95 days for subdivisions containing
more than 10 lots. Failure of the approving authority to act within
the prescribed time periods or to obtain an extension from the applicant,
in writing, shall constitute a preliminary approval by the approving
authority.
A.
If the approving authority acts favorably on a preliminary plat,
the applicant shall submit six copies of a correct map to the administrative
officer. The Chairperson and Secretary shall affix their signatures
to the plat with a notation that it has received preliminary approval,
and one such plat shall be returned to the applicant for compliance
with final approval requirements.
B.
Except as otherwise provided herein, preliminary approval of a major
subdivision shall confer the following rights for a three-year period
from the date of approval to the applicant:
(1)
That the general terms and conditions on which preliminary approval
was granted shall not be changed, including but not limited to use
requirements; layout and design standards for streets, curbs and sidewalks;
lot size; yard dimensions and off-street improvements, except that
nothing herein shall be construed to prevent the Borough from modifying
by ordinance such general terms and conditions of preliminary approval
as are related to public health and safety.
(2)
That the applicant may submit for final approval on or before the
expiration date of preliminary approval the whole or a section or
sections of the preliminary subdivision plat, as the case may be.
(3)
That the applicant may apply for and the approving authority 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,
provided that, if the design standards have been revised by ordinance,
such revised standards shall govern beyond the three-year period.
C.
In the case of a subdivision of 50 acres or more, the approving authority may grant the rights referred to in Subsection B(1), (2) and (3) above for such a period of time longer than three years as shall be determined by the approving authority to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, economic conditions and the comprehensiveness of the development. The applicant may apply for thereafter and the approving authority may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the approving authority to be reasonable taking into consideration the number of dwelling units and nonresidential floor area permissible under preliminary approval, the potential number of dwelling units and nonresidential floor area of the section or sections awaiting final approval, economic conditions and the comprehensiveness of the development, provided that, if the design standards have been revised, such revised standards shall govern beyond the three-year period.
D.
Failure to obtain final approval within the prescribed time limits
as herein defined shall void the preliminary plat approval.
