For the purposes of this article, the following terms shall have the meanings indicated:
OFF TRACT
Not located on the property which is the subject of a site plan application nor on a contiguous portion of a street or right-of-way.
ON TRACT
Located on the property which is the subject of a site plan application or on a contiguous portion of a street or right-of-way.
Preliminary approval shall contain a condition that the developer pay his pro rata share of the cost of providing reasonable and necessary street improvements and water, sewerage, and drainage facilities, and easements therefor, located outside the property limits of the site plan but necessitated or required by construction or improvements within such site plan or development. Before consideration of a final site plan plat, such off-tract improvements shall be built and completed by the developer or their construction shall have been guaranteed in accordance with the following provisions which shall apply to such off-tract improvements.
A. 
At the time application for preliminary approval for a site plan is made and again upon application for final approval, the applicant shall provide the Township Committee with an estimate of the types and costs of such off-tract improvements and the amount by which properties including the site plan benefit thereby.
B. 
Such estimate at the time of application for final approval shall include detailed supporting data which shall include but not necessarily be limited to:
(1) 
The total cost of the improvement.
(2) 
The estimated value of the benefit to the applicant.
(3) 
The estimated value of the benefits conferred upon others in terms of reasonable likelihood of the use.
(4) 
The time when such benefits are likely to be conferred.
(5) 
The reasonable, useful life of the off-tract improvements.
(6) 
The inflation, deflation or all significant changes in the cost of construction.
C. 
Such estimate at the time of application for preliminary approval shall be the applicant's best estimates for each of the six above factors, together with his basis therefor.
The Township Committee shall decide whether the off-tract improvements or any combinations of them are to be constructed by the municipality as a general improvement, as a local improvement, or whether construction is to be done by the developer with a formula providing for partial reimbursement to the developer by other property owners, where the improvements specially benefit properties other than property subject to the site plan.
A. 
As a condition for final approval of any site plan, the applicant shall provide the township with a cash deposit or a performance guaranty as provided in § 149-2 of this chapter to insure payment to the township in the following amounts:
(1) 
An amount equal to the difference between the estimated cost of the improvement and the estimated total amount by which all property to be served thereby, including the site plan property, will be specially benefited by the improvement, if the improvement is to be constructed by the municipality as a general improvement.
(2) 
The estimated amount by which the site plan specially benefits from the improvement, in addition to the amount required for a general improvement, if the improvement is to be constructed by the municipality as a local improvement.
(3) 
An amount equal to the estimated cost of the improvement, if the improvement is to be constructed by the applicant.
B. 
If such off-tract improvements or any combination of them are to be constructed by the applicant, the applicant shall bear the cost of all such improvements and shall be reimbursed by such specially benefited property owners, if and when any such off-tract improvements are used in the development of off-tract parcels. The Township Committee may assess or lien the pro rata cost of such off-tract improvement upon other specially benefited property owners at such time as such other specially benefited owner or owners use the off-tract improvements in the development of off-tract parcels.
C. 
Actual cost figures, rather than estimated costs, shall be used for making such allocations once the improvements are constructed. The cost figures shall be supplied by the applicant and certified by a New Jersey certified public accountant, after audit. Approval of planned unit developments, major subdivision, or site development plans, involving the use of such off-tract improvements by other specially benefited property owners outside this site plan shall be conditioned upon payment of the pro rata share of the value as so determined, to the applicant, in the same manner as above.