For preliminary approval of a major subdivision
or site plan, the procedure shall be as follows:
A.Â
The applicant shall submit to the Secretary of the
municipal agency 15 copies of the application, 15 copies of all maps
and reports and the required application fee at least 14 days before
the date of the monthly meeting of the Board. All maps shall be drawn
to scale, and accuracy of the features shall be certified by a licensed
professional engineer or land surveyor. All designs shall be done
by a licensed professional engineer or licensed architect. Engineering
documents to be submitted shall be required in tentative form for
discussion purposes. Any architectural plans may be preliminary plans
and elevations.
B.Â
Copies of the preliminary plat shall be forwarded
by the Secretary of the Planning Board, prior to the hearing, to the
following:
C.Â
Upon receipt of a completed application, the Planning
Board shall schedule a public hearing, and the applicant shall cause
public notice to be given on all preliminary plats of a major subdivision
and on the following preliminary site plans:
(1)Â
A site plan proposing nonresidential construction
involving 5,000 square feet or more of gross building area.
(2)Â
A site plan proposing 25 or more off-street parking
spaces.
(3)Â
A site plan which also involves a variance request
or other relief under the provisions of N.J.S.A. 40:55D-60.
(4)Â
A site plan which also involves a conditional use.
A.Â
The preliminary plat of a site plan or subdivision
shall contain the following:
(1)Â
The date; all revisions shall be noted and dated.
(2)Â
The key map showing the location of the tract with
reference to surrounding properties and existing streets.
(3)Â
The title of the development, North arrow, scale,
block and lot numbers, name and address of the record owner and name
and address, license number and seal of the person preparing the plat.
If the owner of the premises is a corporation, the name and address
of the President and Secretary shall be submitted with the application.
(4)Â
The names, as shown on the current tax records, of
all owners of property within 200 feet of the subdivision and site
plan subject to public notice, together with the lot and block numbers
of said property.
(5)Â
The zoning district in which the parcel is located
and the zoning district of parcels within 200 feet.
(6)Â
Survey data showing the boundaries of the property,
existing and proposed buildings, required setback lines, existing
and proposed streets or other means of ingress and egress, existing
and proposed lot lines, reservations, easements, rights-of-way and
areas dedicated to public use, if any.
(7)Â
The distance measured along the right-of-way lines
of existing streets to the nearest intersections.
(8)Â
Spot elevations of existing and proposed buildings,
culverts, bridges and walls. Structures to be removed shall be shown
with a dashed line, structures to remain shall be shown with a solid
line, and proposed structures shall be readily identifiable.
(9)Â
The location of all existing and proposed storm drainage,
waterlines, sewer lines and other utility lines, together with pipe
sizes, grades, direction of flow, manholes, catch basins, valves,
hydrants with appropriate inverts and other elevations.
(10)Â
Contour intervals of one foot for slopes of
less than 10% and two feet for slopes of 10% or more, which shall
be referenced to United States Coast and Geodetic Survey data. Existing
contours shall be shown by a dashed line and proposed contours by
a solid line.
(11)Â
The location of existing rock outcrops, high
points, watercourses, wooded areas and other significant features,
including flood elevation data.
(12)Â
All proposed streets, with profiles indicating
grades and cross sections showing the width of roadways, location
and width of sidewalks and location and sizes of utility lines.
(13)Â
The proposed stormwater drainage system based
on designs required by the Borough Engineer, 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 surfaces contributing to the calculations and indicating
methods used in the determination.
(14)Â
Acreage, to the nearest tenth of an acre, of
the total site and of any proposed lots.
B.Â
In addition to the above requirements, the preliminary
plat of a site plan shall contain the following:
(1)Â
The proposed use or uses of land and buildings, together
with the floor space of all buildings, estimated number of employees
or other capacity measurements related to the formula for required
off-street parking in the Zoning Ordinance.
(2)Â
All means of vehicular ingress and egress to and from
the site onto public or private streets, showing the size and location
of driveways and curb cuts, including traffic channelization, acceleration
and deceleration lanes and other traffic control devices. Improvements
such as roads, curbs, sidewalks and other design details shall be
indicated, including dimensions of parking stalls, access aisles,
curb radii, the direction of traffic flow and other conditions as
may be required by the Zoning Ordinance or this chapter.
(3)Â
The location and design of any off-street parking
areas and loading areas, showing sizes, aisles and barriers.
(4)Â
The proposed location, direction of illumination,
power and time of proposed outdoor lighting in conformance with applicable
standards of the borough and appropriate utility companies, where
applicable.
(5)Â
The proposed screening and landscaping and planting
plan, indicating natural vegetation to remain and areas to be planted,
including the type of plant material and its height at the time of
planting.
(6)Â
The location and elevation plan of existing and proposed
signs.
(7)Â
A schedule showing the requirements of the Zoning
Ordinance applicable to the site, such as lot size and width, setbacks,
coverage and required off-street parking, and a comparison indicating
compliance with these requirements or, if compliance is not indicated,
the variances which are requested.
C.Â
The scale of maps shall be not less than one inch
equals 50 feet. All property lines, streets and driveways, buildings
and existing and proposed setbacks shall be dimensioned in feet and
decimals of a foot. All existing and proposed property lines shall
indicate bearings to the nearest 10 seconds.
D.Â
A survey prepared, signed and sealed by a licensed
surveyor of the State of New Jersey shall accompany the site plan
and shall show the boundaries of the parcel and the limits of all
streets and other public areas.
E.Â
A copy of any covenants and deed restrictions shall
be submitted with the application.
If, during the course of review of the preliminary site plan, it is determined by the municipal agency that technical advice is necessary to the Board prior to its making a determination to grant approval or to disapprove a preliminary site plan, the Board shall obtain an estimate of the cost of such technical review and advice and shall request that the applicant deposit, in an escrow account established by the Borough of Palisades Park, sufficient funds to cover such review and advice in accordance with § 167-30C. If, after final tabulation of costs, the amount in the escrow account is insufficient to cover the costs, the applicant shall deposit the necessary difference. If the amount deposited is in excess of the final tabulation of costs for such review and advice, the difference shall be refunded to the applicant. Such technical review and advice may include but not be limited to planning, engineering, legal and traffic engineering or a geologist, biologist, chemist or air, water or soil pollution expert.
A.Â
Preliminary approval of a major subdivision or of a site plan shall, except as provided in Subsection B of this section, confer upon the applicant the following rights for a three-year period from the date of the preliminary approval:
(1)Â
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
and, in the case of a site plan, any requirements peculiar to the
site plan approval pursuant to N.J.S.A. 40:55D-41, except that nothing
herein shall be construed to prevent the municipality from modifying
by ordinance such general terms and conditions of preliminary approval
as relate to public health and safety.
(2)Â
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 or site
plan, as the case may be.
(3)Â
That the applicant may apply for and the Planning
Board 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 may govern.
B.Â
In the case of a subdivision of or site plan for an area of 50 acres or more, the Planning Board may grant the rights referred to in Subsection A(1), (2) and (3) above for such period of time longer than three years as shall be determined by the Planning Board 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 Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board 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 may govern.
