Applications shall be submitted to the approving authority's administrative officer, in writing, in duplicate, on forms supplied by the authority. An application for preliminary major subdivision approval shall be filed no less than 21 days prior to the regular meeting date of the approving authority. Required fees and deposits as provided in Article III shall be submitted with the application form.
[Amended 3-10-2020 by Ord. No. 2020-1478]
An applicant for preliminary major subdivision approval shall
submit the following along with the application:
A.
The preliminary
major subdivision application shall be accompanied by five large copies
(at least 24 inches by 36 inches but no more than 30 inches by 42
inches), 17 half-size copies, and one digital PDF copy (via email,
CD, or thumb drive) of the proposed subdivision, and all the documentation
listed below. The proposed subdivision shall be accurately drawn to
a scale of not less than one inch equals 50 feet and certified by
a licensed professional engineer and land surveyor as to the existing
features and boundaries. The subdivision plat shall be in conformance
with the Map Filing Law, N.J.S.A. 46:26B-1 et seq. All design features
shall be prepared by a licensed professional engineer.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
B.
Preliminary plat
details. The preliminary major subdivision plan shall contain the
following:
(1)
Title of
development.
(2)
North arrow.
(3)
Graphic scale
and reference meridian.
(4)
Lot and block
number(s), which shall appear on each sheet in the title block as
well as on the plans.
(5)
Address of
property.
(6)
Name and
address of record owner.
(7)
Name and
address of applicant, if other than the record property owner.
(8)
Name, address,
license number, and seal of the person preparing the subdivision.
(9)
If the owner
of the premises is other than an individual, the name and address
of the partners or officers of the entity making the submission.
(10)
Certification
of owner, if other than the applicant, authorizing submission.
(11)
Date prepared
with all subsequent revisions noted on the plat.
(12)
A key map
showing the location of the tract with reference to the surrounding
area showing the lot and block number(s) of the tract, lot and block
numbers of adjacent properties, rights-of-way, zoning districts, and
municipal boundaries. The map shall be drawn at a scale of no less
than one inch equals 1,000 feet.
(13)
An aerial
photograph with the tract boundaries to evaluate effects upon existing
vegetation and surrounding land uses.
(14)
All distances
shall be in feet and decimals of a foot, and all bearings shall be
given to the nearest 10 seconds.
(15)
The names,
as shown on current tax records, of all owners within 200 feet of
the subdivision, together with the lot and block numbers of the said
property.
(16)
The boundaries
of the tract shall be clearly identified by a heavy solid line. Any
subdivision line(s) shall be clearly identified and labeled.
(17)
The existing
lot area of the existing lot(s) of the entire tract calculated in
acres and the lot area of the proposed lots calculated in square feet
and acres. This shall include the total number of lots proposed.
(18)
The existing
zoning of the property and on all adjacent lands.
(19)
Tabulation
of all applicable zone district bulk requirements, with a comparison
to the existing and proposed conditions. All calculations to determine
bulk regulations shall be provided (i.e., lot coverage, building height,
floor area ratio, etc.).
(20)
Location
of the required building envelopes with front, rear, and side yard
setback dimensions on each proposed lot.
(21)
List of
all variances and waivers/exceptions being sought by the applicant.
(22)
The location and the lot and block numbers of all proposed lots verified
by the Borough Tax Assessor.
(23)
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 the public use, including grants,
restrictions, and rights-of-way. The area of all proposed easements
shall be provided in square feet.
(24)
Reference to any existing or proposed covenants, deed restrictions,
or exceptions covering all or part of any parcel. A copy of such covenants,
deed restrictions, or exceptions shall be submitted with the application.
(25)
The distances, measured along the right- of-way lines of existing
streets abutting the property, to the nearest intersections with other
public streets.
(26)
Location of all existing and proposed buildings and all other structures,
including walls, fences, culverts, bridges, underground storage tanks,
fences, and driveways, with spot elevations at the corners of such
buildings and structures. Structures to be removed shall be indicated
by dashed lines; structures to remain shall be indicated by solid
lines.
(27)
Location of existing wells and septic systems on site and within
100 feet of the tract.
(28)
Location of all existing and proposed storm drainage structures and
utility lines, whether publicly or privately owned, with pipe sizes,
grades and directions of flow, locations of 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. Included shall be plans and profiles
of storm drains, sanitary sewers, water mains and other structures.
(29)
Grading plan illustrating existing and proposed contours with a contour
interval of no less than two feet. Existing contours are to be indicated
by dash lines; and proposed contours are to be indicated by solid
bold lines. All contour elevations shall be referenced to the United
States Coast and Geodetic Survey level bench marks, and such elevations
shall be shown in feet and hundredths of a foot. Additionally, any
lands with a topographic slope of 10% to 15%, 15% to 20%, or 20% or
greater in its natural state shall be separately designated on the
topographic map of the tract and a breakdown of steep-slope square
footage and percentages provided for existing and proposed grading.
(30)
Location of existing rock outcrops, high points, watercourses, depressions,
lakes and ponds, marshes, wooded areas, and other significant existing
environmentally sensitive or natural features within the entire tract
and within 100 feet thereof.
(31)
Location of any flood hazard areas with delineation and elevation
of the 100-year flood boundary, as determined by survey.
(32)
Location of all trees exhibiting a diameter of four or more inches,
measured 12 inches above the ground, including a table listing all
trees by size (dbh) and species.
(33)
A delineation of all trees having a diameter of four or more inches
proposed to be removed from the new lot being created, measured 12
inches above the ground, including a table listing all trees by size
(dbh) and species.
(34)
Location of any wetland areas and associated wetland transition areas
as determined by a letter of interpretation from the NJDEP or a qualified
wetlands expert and a metes-and-bounds survey of said wetlands. Said
areas shall be appropriately flagged in the field.
(35)
All proposed streets and street names, with profiles, indicating
the 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. Proposed final grades
of all streets shall be shown to a scale of one inch equals five feet
vertical and one inch equals 50 feet horizontal on sheets 22 inches
by 36 inches, and drawings shall include both plans and profiles and
shall show elevations of all monuments referred to United States Coast
and Geodetic Survey level bench marks, and such elevations shall be
shown in feet and hundredths of a foot.
(36)
The location of all existing and proposed water lines, valves and
hydrants, and all sewer lines. The location of all existing and proposed
inverts for the sewer lines.
(37)
Existing and proposed stormwater drainage systems. All plans shall
be accompanied by a plan 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 area contributing to the
calculations, and showing methods used in the drainage calculations.
(39)
A chart showing the designation of all lines, symbols, and characters
as demonstrated on the plan.
(40)
Appropriate signature blocks for the required approving authority'
s signature.
(41)
Landscape plan illustrating the location of all proposed plantings,
including street trees, mulched areas, and lawn areas, along with
a table detailing the proposed planting botanical name, common name,
size, quantity, and planting details.
(42)
Appropriate details to Borough, county, and state standards, including,
but not limited to, sidewalks, curbs, paving, street signs, drainage,
etc.
(43)
Locations, size, and details of all existing and proposed signs.
(44)
Lighting plans, including location, type, wattage, height, and isolux
lines.
(45)
Details of traffic control devices with direction of traffic flow.
(46)
Location of fire lanes and other parking restrictions.
(47)
Location of solid waste storage and screening means.
(48)
Location of any area(s) proposed to be used for snow removal equipment
staging and/or the temporary storage of snow.
C.
Name, phone number, email address,
license number of the architect, landscape architect, planner, and
traffic engineer, if applicable.
D.
Soil erosion and sediment control plan. If more than 500 cubic yards of soil is proposed to be moved (cut plus fill), an application for a major soil movement permit and information in accordance with § 329-4 shall be submitted.
E.
A statement
accompanying the preliminary major subdivision plan detailing the
type of structures to be constructed, approximate start and completion
date of construction, and if the development is proposed in phases,
a phasing plan shall be submitted.
A.
The applicant
shall submit the preliminary subdivision application and plat maps
and payment of all required fees to the administrative officer of
the approving authority, who shall submit copies of the preliminary
plat to the following:
(1)
Borough Engineer.
(2)
Chief of
Police.
(3)
Board of
Health.
(4)
Planning
consultant.
(5)
Fire Department.
(6)
Building
Subcode Official.
(7)
Environmental
Commission.
(8)
Such other
persons, bodies, agencies or departments as shall be, from time to
time, determined by the governing body or approving authority.
B.
The recipients
of said copies shall make recommendations to the approving authority,
in writing, within 45 days of the application submission. The approving
authority shall consider such recommendations during the course of
its deliberations, but shall not be bound thereby and shall be authorized
to proceed in the absence of such recommendations in the event that
said approving authority determines them not to be essential to its
determination.
C.
If the preliminary
plat is found to be incomplete, the applicant shall be notified 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 as to content for public hearing purposes.
A.
Any subdivision
application requiring County Planning Board approval shall be submitted
by the applicant to the Bergen County Planning Board for review and
approval. The approving authority shall condition any approval that
it may grant upon the timely receipt of a favorable report on the
application by the County Planning Board or approval by the County
Planning Board by its failure to report thereon in the required time
period; provided, however, that any change requested or required by
the County Planning Board of the plan as conditionally approved by
the authority shall require its resubmission to the authority for
further approval.
B.
A preliminary
subdivision requiring County Planning Board approval which may not
have been received at the time of the public hearing in the Borough
shall require a 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 applicant. The applicant shall meet all of the requirements established in Chapter 65, Land Use Procedures, as same may be amended and supplemented, for public hearings.
A.
The approving authority shall grant, condition or deny preliminary subdivision approval within the time period as may be applicable pursuant to Chapter 65, Land Use Procedures, as the same may be amended and supplemented.
B.
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.
Except as 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-tract improvements, except that nothing
herein shall be construed to prevent the Borough of Montvale from
modifying, by ordinance, such general terms and conditions of preliminary
approval as relate to the 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.
B.
C.
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 the 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
approval within the prescribed time limits as herein defined shall
void the preliminary plat approval.
