Applications for preliminary approval of major subdivisions shall be in accordance with the provisions of Article III herein.
A.
Legend information. The subdivision plat shall contain
the following information in the legend:
(1)
The words "preliminary major subdivision."
(2)
Title of development.
(3)
Street address of property.
(4)
Tax Map lot and block designation of property.
(5)
Name and address of property owner (for corporations
include secretary and president).
(6)
Name, address and phone number of applicant (for corporations
include secretary and president).
(7)
Name, address, phone number, title and graphic seal
of persons who prepared the plat.
(8)
Date of preparation and blanks for revision dates.
(9)
Graphic scale.
(10)
North arrow.
(11)
Acreage of property to the nearest 0.01 of an
acre.
(12)
Zoning district of property.
B.
General information. In addition to the map requirements provided in Article III herein, the subdivision plat shall contain the following general information:
(1)
A key map showing the location of the property in
relation to surrounding streets, streams and water bodies within 1,000
feet of the property, at a scale of not less than one inch equal 500
feet.
(2)
For the property and for areas within 200 feet of
the property, existing and proposed contours, based on United States
Coast and Geodetic Survey datum, with a contour interval of two feet
for slopes 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. Limits of
top of slope and toe of slope for proposed grading shall be indicated
by solid lines.
(3)
Calculations for areas of slope less than 15% to 19.9%,
20% to 29.9% and 30% or greater shall be noted on the plat with appropriate
area calculations to the nearest tenth of an acre for the entire property.
Calculations shall also show the percentage of the total area of each
lot covered by steep slopes and percentage of the total area of each
lot with slopes in excess of 20%.
(4)
Three copies of a slope map shall be provided with
the application. Areas of steep slope, including grades of 15% to
19.9%, 20% to 29.9% and 30% or greater, shall be highlighted by shading
or screening on the plat.
(5)
For areas within 200 feet of the subject property,
existing property lines, street lines, zoning district lines, easements
and other right-of-way lines, buildings, wooded areas and the names
of property owners with their respective Tax Map lot and block numbers.
(6)
Existing and proposed lot lines, easements and the
purpose thereof and other right-of-way lines with distances to the
nearest hundredth of a foot, lot areas in square feet, all required
yard setbacks for the subject property and the maximum amount of disturbed
areas as permitted in the Zoning Ordinance.[1] The bearings of the exterior boundary lines of the subject
property shall be shown to the nearest 10 seconds.
(7)
New Tax Map lot and block numbers as proposed by the
Riverdale Borough Tax Assessor.
(8)
Location and spot elevations of existing structures
and roads on the subject property and the location of existing fences,
walls, paved areas and other man-made improvements on the subject
property. The distance from existing buildings, wells and septic systems
to all proposed property lines shall also be indicated.
(9)
Location of significant natural features such as rock
outcroppings, depressions, ponds, wetlands, woods and flood-prone
areas on the subject property.
(10)
Location and description of all existing and
proposed stormwater drainage facilities and watercourses, including
pipe diameters, swale and detention areas, cross sections, limits
of grading, direction of flow, location of inlets and manholes and
invert and other pertinent elevations. Drainage calculations shall
be included on the plat or submitted in quadruplicate separately.
(11)
Location and description of all existing and
proposed water supply facilities, fire hydrants and other fire safety
devices and gas, electric, telephone and cable television services.
(12)
Location and description of all existing and
proposed sanitary sewerage facilities in sufficient detail to determine
the adequacy thereof.
(13)
The general area of all proposed septic systems
and wells and the distance between same and all adjoining wells and
septic systems shall be provided.
(14)
Reference to any existing easements, waivers
or variances and any existing or proposed covenants or deed restrictions
affecting the property. If none exist or are proposed, a statement
to that effect shall be placed on the plat.
(15)
Location and description of stream encroachment
lines, floodway and flood hazard areas, wetland limits and areas proposed
to be dedicated or reserved for public use.
(16)
Location and description of proposed off-tract
improvements, if any, in sufficient detail to determine the adequacy
thereof.
(17)
Location and description of all proposed streets,
including typical cross sections, limits of grading, toe of slope
and top of slope, profiles, sidewalks and vehicular sight triangle
areas and sight distances at intersections.
(18)
Limits of clearing of natural vegetation, description
and location of areas to be stabilized by vegetation or structures,
and description and location of areas to be landscaped on the property
and abutting street rights-of-way. Landscaping plans are to be prepared
by a professional landscape designer. Existing trees in the area to
be disturbed shall be noted on the plat.
(19)
The proposed location, direction of illumination,
power and time of proposed outdoor lighting, including type and height
of stanchions to be employed, radius of light and intensity of footcandles.
(20)
Location and description of soils to be moved
as provided in this chapter or requiring a soil mining permit. The
plans shall indicate if a permit is or is not required from the Soil
Conservation Service. If no soils are to be moved or if the soil moving
is exempt from the above, a statement to that effect shall be placed
on the plat. The location and description of soil erosion and sediment
control facilities shall also be provided.
(22)
The location and description of all existing
and proposed monuments and survey points.
(23)
Where applicable, in accordance with § 149-8G herein, a lot development plan may be incorporated or provided separately.
The following shall accompany each application:
C.
In any development requiring centralized water facilities
and/or sanitary sewerage facilities from an agency or authority, the
applicant shall be required to provide conceptual approval, in writing,
indicating the existence of reserve capacity, for the location, design
and facilities from said agency or authority concerning said utilities
with the application.
A.
Preliminary subdivision review.
(1)
Subsequent to the administrative officer determining that an application is complete, as outlined in Article III herein, the administrative officer shall retain a copy of the application and all its documents in the office of the administrative officer and forward all other copies of the approving authority's secretary.
(2)
The approving authority's secretary shall retain two
copies of all documents and submit copies of the plat to the following:
(a)
Borough Clerk.
(b)
Approving authority's attorney.
(c)
Approving authority's planning consultant.
(d)
Approving authority's engineering consultant.
(e)
Health Officer.
(f)
Morris County Planning Board, two copies.
(g)
Police Department.
(h)
Borough Engineer.
(i)
Borough Water Engineer.
(j)
Fire Prevention.
(k)
Other municipal, county and state officials
and agencies as directed by the approving authority.
(3)
Additional application documents shall be routed as
directed by the approving authority where necessary.
(4)
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 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. Alternatively, the approving
authority may condition any approval upon the favorable report of
said persons and boards.
B.
Time period in which to act.
(1)
Upon the submission of a complete application for
a subdivision of 10 or fewer lots, the approving authority shall grant
or deny preliminary approval within 45 days of submission of such
application or within such further time as may be consented to in
writing by the applicant, or as otherwise provided by law.
(2)
Upon the submission of a complete application for
a subdivision of more than 10 lots, the approving authority shall
grant or deny preliminary approval within 95 days of the date of such
submission or within such further time as may be consented to in writing
by the applicant or as otherwise provided by law.
(3)
Failure of the approving authority to act within the
prescribed time periods or to obtain an extension from the applicant
shall constitute preliminary approval.
C.
Public hearing.
(1)
Upon submission of a complete application, the approving authority shall schedule a public hearing for the applicant. Notice of public hearing shall be in conformance with the provisions outlined in Article III herein.
(2)
If the approving authority requires any substantial
amendment in the layout of improvements proposed by the developer
that have been the subject of a hearing, an amended application shall
be submitted and proceeded upon as in the case of the original application
for development.
D.
Conditions of approval.
(1)
Preliminary approval of a major subdivision shall be granted subject to the applicant complying with all the terms and conditions of the resolution of approval, as well as the applicable conditions of approval as provided in § 149-12 herein.
(2)
The applicant shall submit acceptable percolation test results and soil logs for each lot as provided in § 149-8E herein.
(3)
The approving authority may condition its approval
on the installation of all required improvements.
E.
Preliminary subdivision approval plats.
(1)
If the approving authority grants approval, the applicant
shall provide 20 copies of the correct plat to the secretary of the
approving authority. The accuracy of the plat shall be certified by
the approving authority's engineering consultant. The chairman and
secretary shall affix their signatures to the plats.
(2)
The approving authority's secretary shall retain two
copies of all executed documents and submit copies of the executed
plat to the following:
(a)
Administrative officer.
(b)
Borough Clerk.
(c)
Approving authority's attorney.
(d)
Approving authority's planning consultant.
(e)
Approving authority's engineering consultant.
(f)
Health Officer.
(g)
Morris County Planning Board, two copies.
(h)
Police Department.
(i)
Borough Engineer.
(j)
Borough Water Engineer.
(k)
Fire Prevention Bureau.
(l)
Tax Assessor.
(m)
Construction Official.
(n)
Applicant.
(o)
Other municipal, county and state officials
and agencies as directed by the approving authority.
(3)
Additional documents shall be routed as directed by
the approving authority where necessary.
A.
Except as provided herein, preliminary approval of
a major subdivision shall confer the following rights to the applicant
for a three-year period from the date of approval:
(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
from modifying by ordinance such general terms and conditions of preliminary
approval as relate 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.
B.
In the case of a subdivision of 50 acres or more, the approving authority may grant the rights referred to in Subsection A(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.
C.
Failure to obtain final approval within the prescribed
time limits as herein defined shall void the preliminary subdivision
approval.
D.
Construction of improvements may proceed between preliminary
and final approval if all required approvals are secured and a construction
permit is issued.
