The various rules and regulations contained
herein are meant to enable processing of various development applications
in accordance with procedures and objectives as established in Municipal
Land Use Law (N.J.S.A. 40:55D-1 et seq.).
The Planning Board shall have the power to review
and approve or deny conditional uses or site plans simultaneously
with review for subdivision approval without the developer being required
to make further application to the Planning Board or the Planning
Board being required to hold further hearings. The longest time period
for action by the Planning Board, whether it be for subdivision, conditional
use or site plan approval, shall apply. Whenever approval of a conditional
use is requested by the applicant pursuant to this section, notice
of the hearing on the plat or site plan shall include reference to
the request for such conditional use.
[Amended 7-27-1987 by Ord. No. 87-23]
A. When required. Hearings shall be required as part
of approval for all applications for development.
B. Maps and documents and exhibits on file. A complete
set of maps, documents and exhibits shall be on file at the office
of the Planning Board at least 10 days prior to the date of the noticed
hearing.
C. Public notice of application.
[Amended 4-12-1993 by Ord. No. 93-10; 12-23-1996 by Ord. No. 96-24]
(1) When required. Proof of public notice shall be required
for all applications for development and sign waiver applications.
(2) Contents of notice; to whom required and how served. Notice requirements for hearings, contents of such notices, to whom required and how served shall be in accordance with such requirements as stipulated in Article
XXXII of Part
4, Zoning, of this chapter.
D. Transcript of hearings. If an applicant desires a
court reporter, the cost of taking testimony and transcribing it and
providing a copy of the transcript to the Township shall be at the
expense of the applicant, who shall arrange for the reporter's attendance.
[Added 11-30-1987 by Ord. No. 87-45]
A. Display of sales map. Except for minor site plan and
minor subdivision, a developer who has obtained final approval shall
maintain a sales office upon the issuance of the first construction
permit and display therein in a prominent fashion the officially approved
preliminary plat and the final plat and in addition thereto a sales
map which may be observed and reviewed by any and all persons calling
at such office.
B. Basis of sales map. The sales map shall be based upon
the final plat as well as official tax map information at a scale
of not more than 100 feet to the inch. The map shall show the development
plan and all land contiguous thereto for a distance of 2,000 feet
within or without the Township.
C. Provisions. The sales map shall clearly show and include
for that area within 2,000 feet of the development the following information:
(1) The location of connector streets to the proposed
street(s) within the development.
(2) The location of all state, county and municipal roads,
both in existence and/or proposed by any governmental agency having
jurisdiction to establish such roads. If any such roads are evidenced
upon the Township Master Plan or Mercer County Master Plan or State
Transportation Master Plan, the same shall be indicated upon the sales
map.
(3) The location of all railroads, rights-of-way, airports,
heliports and airport runways, overhead easements for transmission
of power or otherwise, rights-of-way for public utilities and location
of public utility plans.
(4) The location of all sanitary landfill operations which
are in existence, proposed or which have been closed.
(5) The location of all existing and proposed in accordance
with the Master Plan schools, parks, playgrounds, open space and public
buildings.
(6) The location of all streams, ponds, floodplains, stormwater
facilities, greenbelts and watercourses.
D. Waiver of restrictions with notation. All zoning restrictions
or improvements applicable to the development shall be shown with
notation as to which restrictions have been waived, relaxed or varied
by a Township agency.
E. Zoning district classification. All contiguous property
to the tract shall have prominently displayed thereon the zoning district
classification, whether such property is within or without the Township,
as well as any Township restrictions on construction of accessory
structures.
F. Property taxes displayed. There shall be displayed
upon said sales map a reasonable estimate of the amount of property
taxes to be levied upon the proposed property to be sold in the upcoming
year.
G. Distribution of sales map. Prior to the issuance of a certificate of occupancy by the Township or the conveyance of a lot (improved or unimproved) by the developer, the developer shall file with the Construction Official of the Township an acknowledgment executed by the contract purchasers that states that said purchasers acknowledge receipt of a sales map and a plain-language statement clearly explaining such sales map, which must set forth verbatim the provisions of Subsection
C herein at the time of contract between the developer and purchaser(s) as defined in this section.
[Added 10-30-1989 by Ord. No. 89-31]
[Added 12-27-1988 by Ord. No. 88-57]
A. Conditions precedent. Whenever any application for
development is approved subject to specified conditions, intended
to be fulfilled before the approval becomes effective, said conditional
approval shall lapse and become null and void unless all specified
conditions are fulfilled within 190 days of the date of conditional
approval.
B. The fulfillment of all conditions precedent shall
be reported, in writing, to the municipal agency, which may cause
such reports to be verified in an appropriate manner. Only upon fulfillment
of all conditions shall any subdivision map or site plan be signed
or any required building permit, occupancy permit or zoning permit
be issued.
C. Conditions subsequent. Whenever any application for
development is approved subject to conditions which by their terms
are incapable of being fulfilled or are not required to be fulfilled
prior to the final approval of the application, the performance of
which are not guaranteed by bonds or securities of any type, failure
to fulfill any such conditions within six months from the date of
the resolution memorializing final approval of the application for
development shall be grounds for the issuance of a stop-work order
by the enforcing official and the withholding of any zoning permit,
certificate of occupancy or any other approval until such condition
or conditions are fulfilled.
D. Nothing herein contained shall be construed as preventing
the municipal agency from specifying a longer period of time within
which any specific condition must be fulfilled or from granting, upon
an ex parte application, an extension of time for good cause shown.
E. The fulfillment of all conditions shall be reported,
in writing, to the municipal agency, which may cause such reports
to be verified in an appropriate manner. Only upon fulfillment of
all conditions shall any subdivision map or site plan be signed or
any required building permit, occupancy permit, zoning permit or other
required approval be issued.
[Added 6-3-2003 by Ord. No. 2003-15]
A. The following documents shall be submitted electronically
and by hard copy:
(1)
Approved site plans and subdivision plats being
submitted for signature by Planning Board officials.
(2)
As-builts upon project completion but in any
event prior to release of bonds.
B. All electronic submissions shall be formatted using
AutoCAD for plans and, for text, using either MS Word or Adobe Acrobat
Portable Document Format (PDF).