Township of Harrison, NJ
Gloucester County
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Table of Contents
Table of Contents
[HISTORY: Adopted by the Township Committee of the Township of Harrison 4-21-2008 by Ord. No. 16-2008.[1] Amendments noted where applicable.]
GENERAL REFERENCES
Land use procedures — See Ch. 34.
Land development review environmental worksheet — See Ch. 107.
Fees — See Ch. 110.
Floodplain management — See Ch. 123.
Major site plans — See Ch. 174.
Minor site plans — See Ch. 176.
Stormwater management — See Ch. 188.
Subdivision of land — See Ch. 192.
Zoning — See Ch. 225.
[1]
Editor's Note: This ordinance was originally adopted as Ch. 173, but was renumbered 3-9-2009 by Ord. No. 07-2009 to maintain the organization of the Code.
The purpose of this chapter is to amend the Codified Land Development Ordinances of the Township of Harrison, specifically to add Chapter 157 entitled "Planned Developments" to set forth the standards for a general development plan and planned developments.
As used in this chapter, the following terms shall have the meanings indicated:
DAYS
Calendar days.
DENSITY
The permitted number of dwelling units per gross area of land to be developed.
DEVELOPER
The legal or beneficial owner or owners of a lot or of any land proposed to be included in a proposed development, including the holder of an option or contract to purchase, or other person having an enforceable proprietary interest in such land.
DEVELOPMENT
The division of a parcel of land into two or more parcels, the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any building or other structure, or of any mining excavation or landfill, and any use or change in the use of any building or other structure, or land or extension of use of land, for which permission may be required pursuant to this chapter.
GENERAL DEVELOPMENT PLAN
A comprehensive plan for the development of a planned development, as provided in New Jersey Statutes 40:55D-45.2 et seq.
PLANNED COMMERCIAL DEVELOPMENT
An area of a minimum contiguous or noncontiguous size as specified by ordinance to be developed according to a plan as a single entity containing one or more structures with appurtenant common areas to accommodate commercial or office uses or both and any residential and other uses incidental to the predominant use as may be permitted by ordinance.
PLANNED DEVELOPMENT
Planned unit development, planned unit residential development, residential cluster, planned commercial development or planned industrial development.
PLANNED INDUSTRIAL DEVELOPMENT
An area of a minimum contiguous or noncontiguous size as specified by ordinance to be developed according to a plan as a single entity containing one or more structures with appurtenant common areas to accommodate industrial uses and any other uses incidental to the predominant use as may be permitted by ordinance.
PLANNED UNIT DEVELOPMENT
An area with a specified minimum contiguous or noncontiguous acreage of 10 acres or more to be developed as a single entity according to a plan, containing one or more residential clusters or planned unit residential developments and one or more public, quasi-public, commercial or industrial areas in such ranges of ratios of nonresidential uses to residential uses as shall be specified in the Zoning Ordinance.[1]
PLANNED UNIT RESIDENTIAL DEVELOPMENT
An area with a specified minimum contiguous or noncontiguous acreage of five acres or more to be developed as a single entity according to a plan containing one or more residential clusters, which may include appropriate commercial, or public or quasi-public uses all primarily for the benefit of the residential development.
[1]
Editor's Note: See Ch. 225, Zoning.
All applications and procedures for a planned development shall be in accordance with the provisions of this chapter; and in accordance with N.J.S.A. 40:55D-11 and 40:55D-12; and submission of proof that no taxes or assessments for local improvements are due or delinquent on the property or properties at the time the planned development application is submitted.
Any developer of a parcel of land greater than 100 acres in size for which the developer is seeking approval of a planned development pursuant to N.J.S.A. 40:55D-1 et seq. may submit a general development plan to the Planning Board prior to the granting of preliminary approval of that development by the Planning Board. The Planning Board shall grant or deny general development plan approval within 95 days after submission of a complete application to the administrative officer, or within such further time as may be consented to by the applicant. Failure of the Planning Board to act within the period prescribed shall constitute general development plan approval of the planned development.
Prior to approval of a general development plan, the Planning Board shall find the following:
A. 
That departures by the proposed development from zoning regulations otherwise applicable to the subject property, if any, conform to the Zoning Ordinance[1] standards pursuant to the Municipal Land Use Law;[2]
[1]
Editor's Note: See Ch. 225, Zoning.
[2]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
B. 
That the proposals for maintenance and conservation of the common open space are reliable, and the amount, location and purpose of the common open space are adequate;
C. 
That the physical design of the proposed development for public services, control over vehicular and pedestrian traffic, and the amenities of light and air, recreation and visual enjoyment are adequate;
D. 
That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established; and
E. 
That in the case of a development which contemplates construction over a period of years, that the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.
A. 
The planned development shall be developed in accordance with the general development plan approved by the Planning Board notwithstanding any provision of N.J.S.A. 40:55D-1 et seq. or an ordinance or regulation adopted pursuant thereto after the effective date of the general development plan approval.
B. 
The term of the effect of the general development plan approval shall be determined by the Planning Board using the guidelines set forth herein and pursuant to the Municipal Land Use Law,[1] except that the term of the approval shall not exceed 20 years from the date upon which the developer receives final approval of the first section of the planned development pursuant to N.J.S.A. 40:55D-1 et seq.
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
C. 
In making its determination regarding the duration of the effect of approval of the development plan, the Planning Board shall consider the number of dwelling units or amount of nonresidential floor area to be constructed, prevailing economic conditions, the timing schedule to be followed in completing the development and the likelihood of its fulfillment, the developer's capability of completing the proposed development, and the contents of the general development plan and any conditions which the Planning Board attaches to the approval thereof.
A general development plan shall include, but not be limited to, the following:
A. 
A general land use plan at a scale of no less than one inch equals 200 feet, indicating the tract area and general locations of the land uses to be included in the planned development. The total number of dwelling units and amount of nonresidential floor area to be provided and proposed land area to be devoted to residential and nonresidential use shall be set forth. In addition, the proposed types of nonresidential uses to be included in the planned development shall be set forth, and the land area to be occupied by each proposed use shall be estimated. The residential density and intensity of use of the entire planned development shall be set forth, and a residential density and a nonresidential floor area ratio shall be provided;
B. 
The general development plan shall include a schedule which sets forth the timing of construction of the various sections of the development;
C. 
A circulation plan showing the general location and types of transportation facilities, including facilities for pedestrian access, within the planned development and any proposed improvements to the existing transportation system outside the planned development;
D. 
An open space plan showing the proposed land area and general location of parks and any other land area to be set aside for conservation and recreational purposes and a general description of improvements proposed to be made thereon, including a plan for the operation and maintenance of parks and recreational lands;
E. 
A utility plan indicating the need for and showing the proposed location of sewage and water lines, any drainage facilities necessitated by the physical characteristics of the site, proposed methods for handling solid waste disposal, and a plan for the operation and maintenance of proposed utilities;
F. 
A stormwater management plan setting forth the proposed method of controlling and managing stormwater on the site;
G. 
An environmental inventory including a general description of the vegetation, soils, topography, geology, surface hydrology, climate and cultural resources of the site, existing man-made structures or features and the probable impact of the development on the environmental attributes of the site;
H. 
A community facility plan indicating the scope and type of supporting community facilities which may include, but not be limited to, educational or cultural facilities, historic sites, libraries, hospitals, firehouses, and police stations;
I. 
A housing plan outlining the number of housing units to be provided and the extent to which any housing obligation assigned to the municipality pursuant to P.L. 1985, c. 222 (N.J.S.A. 52:27D-301 et seq.) will be fulfilled by the development;
J. 
A local service plan indicating those public services which the applicant proposes to provide and which may include, but not be limited to, water, sewer, cable and solid waste disposal;
K. 
A fiscal report describing the anticipated demand on municipal services to be generated by the planned development and any other financial impacts to be faced by municipalities or school districts as a result of the completion of the planned development. The fiscal report shall also include a detailed projection of property tax revenues which will accrue to the county, municipality and school district according to the timing schedule provided under Subsection L of this section, and following the completion of the planned development in its entirety;
L. 
A proposed timing schedule in the case of a planned development whose construction is contemplated over a period of years, including any terms or conditions which are intended to protect the interests of the public and of the residents who occupy any section of the planned development prior to the completion of the development in its entirety; and
M. 
A municipal development agreement, which shall mean a written agreement between a municipality and a developer relating to the planned development;
N. 
In addition to the other requirements set forth as part of this chapter, the submission of a general development plan shall include the following:
(1) 
A completed land development review application in the form supplied by the Township;
(2) 
An affidavit setting forth the ownership of the land and consent of the owner to the application signed by all persons in title with an ownership interest in the land;
(3) 
The escrow responsibility form as supplied by the Township; and
(4) 
Proof that the taxes due upon the land have been paid and are current.
In the event that the developer seeks to modify the proposed timing schedule, such modification shall require the approval of the Planning Board. The Planning Board shall, in deciding whether or not to grant approval of the modification, take into consideration prevailing economic and market conditions, anticipated and actual needs for residential units and nonresidential space within the municipality and the region, and the availability and capacity of public facilities to accommodate the proposed development.
A. 
Except as provided hereunder, the developer shall be required to gain the prior approval of the Planning Board if, after approval of the general development plan, the developer wishes to make any variation in the location of land uses within the planned development or to increase the density of residential development or the floor area ratio of nonresidential development in any section of the planned development.
B. 
Any variation in the location of land uses or increase in density or floor area ratio proposed in reaction to a negative decision of, or condition of development approval imposed by, the Department of Environmental Protection pursuant to N.J.S.A. 13:19-1 et seq. shall be approved by the Planning Board if the developer can demonstrate, to the satisfaction of the Planning Board, that the variation being proposed is a direct result of such determination by the Department of Environmental Protection.
A. 
Except as provided hereunder, once a general development plan has been approved by the Planning Board, it may be amended or revised only upon application by the developer approved by the Planning Board.
B. 
A developer, without violating the terms of the approval pursuant to this chapter, may, in undertaking any section of the planned development, reduce the number of residential units or amounts of nonresidential floor space by no more than 15% or reduce the residential density or nonresidential floor area ratio by no more than 15%; provided, however, that a developer may not reduce the number of residential units to be provided pursuant to N.J.S.A. 52:27D-301 et seq. without prior municipal approval.
A. 
Upon the completion of each section of the development as set forth in the approved general development plan, the developer shall notify the administrative officer, by certified mail, as evidence that the developer is fulfilling his obligations under the approved plan. For the purposes of this section, "completion" of any section of the development shall mean that the developer has acquired a certificate of occupancy for every residential unit or every nonresidential structure, as set forth in the approved general development plan and pursuant to N.J.S.A. 52:27D-133. If the municipality does not receive such notification at the completion of any section of the development, the municipality shall notify the developer, by certified mail, in order to determine whether or not the terms of the approved plan are being complied with.
B. 
If a developer does not complete any section of the development within eight months of the date provided for in the approved plan, or if at any time the municipality has cause to believe that the developer is not fulfilling his obligations pursuant to the approved plan, the municipality shall notify the developer, by certified mail, and the developer shall have 10 days within which to give evidence that he is fulfilling his obligations pursuant to the approved plan. The municipality thereafter shall conduct a hearing to determine whether or not the developer is in violation of the approved plan. If, after such a hearing, the municipality finds good cause to terminate the approval, it shall provide written notice of same to the developer and the approval shall be terminated 30 days thereafter.
C. 
In the event that a developer who has general development plan approval does not apply for preliminary approval for the planned development which is the subject of that general development plan approval within five years of the date upon which the general development plan has been approved by the Planning Board, the municipality shall have cause to terminate the approval.
In the event that a development which is the subject of an approved general development plan is completed before the end of the term of the approval, the approval shall terminate with the completion of the development. For the purposes of this section, a development shall be considered complete on the date upon which a certificate of occupancy has been issued for the final residential or nonresidential structure in the last section of the development in accordance with the timing schedule set forth in the approved general development plan and the developer has fulfilled all of his obligations pursuant to the approval.
A. 
Application fee. The application fee for the submission of a general development plan is $1,500 plus an additional $100 per acre.
B. 
Review fee: Each application for consideration of a general development plan shall be submitted along with a payment to be placed in escrow to address the anticipated review fees to be charged by the Township and its professionals. The initial review fee escrow shall be $1,000 per acre or part thereof. The applicant shall sign an escrow responsibility agreement in the form prepared by the Township and the escrow shall be replenished as needed.
Should any section, clause, sentence, phrase or provision of this chapter be declared unconstitutional or invalid by a court of competent jurisdiction, such decision shall not affect the remaining portions of this chapter.
All prior ordinances or parts of ordinances inconsistent with this chapter be and the same are hereby repealed to the extent of such inconsistencies.
This chapter shall take effect immediately upon final passage and publication in accordance with law.