As used in §§
330-110 through
330-118, the following terms shall have the meanings indicated:
HISTORICALLY CERTIFIED COLORS
Those paint colors that are found to be traditionally associated
with specific architectural styles or periods of architectural design.
For the purposes of an application made to the Historic Preservation
Commission, such paint color or combination of colors, to be used
in an appropriate scheme, shall be obtained from the following paint
manufacturer color charts, or documented equivalents: Finnaren &
Haley Authentic Colors of Historic Philadelphia; Finnaren & Haley
Victorian Hues; Sherwin-Williams Heritage Colors; Pratt & Lambert
Historical Homes; and Benjamin Moore Historical Color Collection.
HISTORIC PRESERVATION COMMISSION
The municipal agency established pursuant to N.J.S.A. 40:55D-107
and this chapter with all of the powers and duties enumerated therein.
HISTORIC SITE
Any real property, man-made structure, natural object, or
configuration or any portion or group of the foregoing of historical,
archaeological, cultural, scenic, or architectural significance.
ORDINARY REPAIR
Repairing any deterioration, wear or damage to a structure,
or any part thereof, in order to return the same as nearly practicable
to its condition and appearance prior to the occurrence of such deterioration,
wear or damage. Ordinary maintenance shall further include replacement
of exterior elements or accessory hardware, using the same materials
having the same appearance.
Applications for development, zoning permits and building permits
within the Historic District or for an historic site shall be reviewed
by the Historic Preservation Commission for their effect upon the
purpose and intent of these provisions in accordance with the procedures
of the Historic Preservation Commission and the review criteria herein.
A. Intent.
(1)
It is the intent of this section that the Historic Preservation
Commission shall encourage only appropriate alterations or repairs
to historic sites which would be complimentary to the original or
dominant architectural style and which would enhance rather than detract
from the structure's predominant appearance. This work shall also
be complementary to adjoining structures.
(2)
It is intended that demolition of historic structures shall
be discouraged, as their loss will be a common loss to the Township
and its citizens. Moving an historic structure should be approved
only as the last resort as an alternative to demolition.
B. Actions requiring certificates of appropriateness and review by the
Historic Preservation Commission.
(1)
Before work can commence on any of the following activities
on an historic site, a certificate of appropriateness shall first
be issued by the administrative officer for:
(a)
Demolition, in whole or in part, of an historic site.
(b)
Relocation of any improvement within any historic site.
(c)
Significant, nonhistoric changes in exterior appearance by means
of repainting (not to include repainting in the same color or an historically
certified color).
(d)
Changes in exterior appearance by means of nonordinary repairs,
replacement, rehabilitation, alteration or addition to any historic
site.
(e)
New construction taking place on the Tax Map lot of a designated
historic site.
(f)
Changes in or additions of new signage or exterior lighting.
(g)
Zoning variances affecting an historic site.
(h)
Roadway widening projects.
(2)
A certificate of appropriateness shall not be required for the
following:
(a)
Any plan, project or work requiring site plan and/or subdivision
approval by the Planning Board or Zoning Board.
(b)
When an historic site requires immediate or emergency nonordinary
repair to preserve the continued habitability of the landmark and/or
the health, safety and welfare of the occupants, such nonordinary
repairs may be performed in accordance with the Township codes, without
the necessity of first obtaining the Commission's review. Under such
circumstances, the nonordinary repairs shall be only such as are necessary
to protect the health and safety of the occupants of the historic
site, to protect the health and safety of the general public, and/or
to maintain the habitability of the landmark as determined by the
Township Construction Official. The repair shall be temporary in nature
until the Historic Preservation Commission has had the opportunity
to review and comment on the nonordinary repair work. In such cases,
the property owner shall immediately notify the administrative officer
of such nonordinary repairs. A request for a review shall be made
as soon as possible, and no further work shall be performed upon the
historic landmark until an appropriate approval is obtained in accordance
with the procedures set forth in this chapter. The Chairperson may
call a special meeting of the Historic Preservation Commission in
accordance with the provisions for emergency review with cases of
extreme emergency which call for extensive nonordinary repairs or
alterations, and in accordance with the requirements of N.J.S.A. 40:55D-111,
as amended.
(3)
Procedures for emergency review.
(a)
The Commission, in addition to conducting reviews at its regularly
scheduled meetings, may conduct emergency review meetings when necessary
at the call of the Chairperson to review an application on an accelerated
basis.
(b)
The emergency meetings may be held when any action requiring
consideration of an historic landmark requires immediate or emergency
nonordinary repair to preserve the continued habitability of the landmark
and/or the health, safety, and welfare of its occupants or others.
(c)
An emergency meeting may be held as soon as possible upon appropriate
notification and normal public notice.
(4)
Appellate review of any decision of the Commission may be taken
to the Zoning Board of Adjustment.
(a)
In the case of any item not requiring a certificate of appropriateness,
or significant, nonhistoric changes in exterior appearance by means
of repainting (i.e., the use of a new color or color scheme, as described
above), the Zoning Board of Adjustment, pursuant to N.J.S.A. 40:55D-70a,
shall determine whether there is an error in any order, requirement,
decision or refusal made by the administrative officer or the Commission.
Furthermore, pursuant to N.J.S.A. 40:55D-70.2, the Zoning Board of
Adjustment shall include the reasons for its determination in the
findings of its decision thereon.
(b)
In the case of an appeal as referenced in Subsection
B(4)(a), the aggrieved party shall notify the Zoning Board of Adjustment of said party's intention to appeal the order, requirement, decision or refusal made by the administrative officer or the Commission. Said notice of appeal must be filed within 10 days of the adoption of the order, requirement, decision or refusal being appealed. Failure to provide said notice within the ten-day limit will act as a bar to any future appeal.
(c)
The scope of appeal by the Zoning Board shall be de novo based
upon the record before the Commission and any supplemental or corroborative
evidence. The Commission or its representative shall be entitled to
present any evidence deemed necessary to address or contradict any
new evidence or substantially different evidence from that presented
to the Commission.
(5)
In the case of a referral by the administrative officer of a
minor application for the issuance of a permit pertaining to historic
sites, as defined in this chapter, the Chairman of the Historic Preservation
Commission may act in the place of the full Commission in issuing
a recommendation for the certificate of appropriateness.
(6)
A certificate of appropriateness may also be issued by way of
an administrative approval for the following types of minor work:
(a)
Changes to the appearance of existing signage that does not
involve altering the existing area of the sign.
(b)
Replacement of fences employing similar materials.
(c)
Work involving repairs and replacements, provided period-appropriate,
in-kind materials are utilized of proper size, scale, configuration,
color and/or texture.
(d)
Installation of landscaping plantings.
C. Standards and review design criteria of application for a certificate
of appropriateness.
(1)
It shall be the duty of all property owners, and/or municipal
officials reviewing permit applications involving real property or
improvements thereon, to confer with the administrative officer for
a determination whether such application involves any activity which
should be subject to a certificate of appropriateness. If a formal
review by the Commission is warranted, the Commission shall serve
in an advisory capacity to the administrative officer making recommendations
based on its findings, in accordance with N.J.S.A. 40:55D-111.
(2)
An application for a certificate of appropriateness shall be
submitted on forms provided by the administrative officer. Each application
submission shall include, at a minimum, the following information:
(a)
Those drawings, plans, photographs, manufacturer specifications,
and sample materials that are required by the administrative officer,
and/or as may be noted in the application checklist.
(b)
Detailed drawings, when required by the administrative officer, which shall be drawn at the appropriate scales and shall depict the exact work to be performed, including renderings of the exterior of any proposed new building and/or structure or any exterior alterations to existing improvements. A detailed plot plan delineating the relationship of the renderings of the proposal in relation to adjacent improvements, buildings and/or structures or surrounding lands may be required as determined by the administrative officer. Drawings shall be prepared and sealed by either a New Jersey licensed registered architect or other New Jersey licensed design professional or by the residing property owner of a single-family dwelling under his/her ownership with an accompanying affidavit of ownership, as required by P.L. 1989, Chapter
277 (commonly known as the "Building Design Services Act," N.J.S.A. 45:4B-1 et seq.) or other applicable laws of the State of New Jersey.
(c)
A statement of the relationship of the proposed work to the
standards for designation in N.J.A.C. 7:50-6.154(b) and the standards
for approval of certificates of appropriateness as set forth in the
following subsections.
(3)
The aforesaid information, when required, shall be submitted
by the administrative officer to the Historic Preservation Commission
for a report of review and recommendation in accordance with N.J.S.A.
40:55D-111.
(4)
The administrative officer shall, upon receipt of an application
for a certificate of appropriateness, when required, schedule the
applicant for a meeting with the Historic Preservation Commission,
and shall give written notice to the applicant confirming the date,
time and location of said meeting. The Commission's deliberations
shall be conducted in accordance with the Open Public Meetings Act. The applicant or a duly authorized representative shall
be present at the scheduled meeting. Any application which is not
properly represented may be denied without prejudice or adjourned
by the administrative officer or Commission.
(5)
Hearings relating to applications for a certificate of appropriateness
for demolition or relocation of historic sites shall be public hearings
advertised in the manner provided by N.J.S.A. 40:55D-1 et seq. In
these cases, the applicant shall be responsible for providing the
required legal notice in accordance with the law and shall submit
the following:
(a)
A list of all property owners' names and addresses within 200
feet of the subject property boundary lines that have been sent certified
mail notice of the hearing not less than 10 days before it is to be
heard; and
(b)
Proof of publication of a notice of the scheduled hearing in
the official newspaper of the municipality not less than 10 days before
the hearing.
(6)
In reviewing the application, the administrative officer or
the Historic Preservation Commission, as the case may be, shall consider
and make specific findings upon whether the applicant may make any
responsible use of the subject property (as permitted by the applicable
Zoning Ordinance) in the event that the application should be denied or
granted with conditions. No application may be denied or modified
in the absence of a specific finding by the administrative officer
that such denial or condition of approval will not render the property
useless for a permitted use. The administrative officer shall be bound
by the decision rendered by the Historic Preservation Commission,
the Zoning Board of Adjustment, or the Planning Board, as may be the
case, depending upon which agency has review authority on the application.
(7)
In its review, the administrative officer or the Historic Preservation
Commission, as the case may be, may also be guided by the Secretary
of the Interior's Standards for the Treatment of Historic Properties
with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing
Historic Buildings, and the Preservation Briefs (prepared by the United
States Department of the Interior, National Park Service, Washington,
D.C., and as amended from time to time), as well as any cultural resource
surveys or historic documents available. In the event that there is
a conflict between any of the documents referenced above and the Secretary
of the Interior's Standards, the Standards of the Secretary of the
Interior shall prevail.
(8)
With respect to applications for demolition, the Commission
shall first consider whether preservation of the historic landmark
in place is feasible or, failing that option, whether preservation
of the historic landmark at another location is feasible.
(a)
In determining whether preservation of the historic landmark
in place is feasible, the following shall be considered:
[1]
Whether the historic landmark represents the last or best remaining
example of its kind in the Township that possesses research potential
or public education values.
[2]
Whether the historic landmark can be preserved by protecting
its location from disturbance.
[3]
Whether affirmative measures, such as stabilization, rehabilitation,
restoration or reuse, can result in preservation of the structure
in order to comply with the requirements of the Uniform Construction
Code.
[4]
Whether redesign of the development proposal to avoid impact
can result in preservation.
[5]
Whether the steps necessary to preserve the historic landmark
are feasible and practical.
[6]
Whether the protective measures will result in long-term preservation
of the historic landmark.
[7]
The extent to which the historic landmark is an attraction for
tourists and students.
[8]
The historic, architectural, aesthetic and social significance
of the structure and/or importance and uniqueness to the Township
and extant archaeological resources.
(b)
In determining whether preservation of the historic landmark
at another location is feasible, the following shall be considered:
[1]
Whether the historic landmark can be removed and still retain
its historic significance.
[2]
Whether the historic landmark is sufficiently well preserved
to permit relocation.
[3]
Whether alternative locations that are compatible with the historic
landmark are available.
[4]
Whether it is feasible and practical to relocate the historic
landmark.
[5]
Whether the relocation will result in long-term preservation
of the historic landmark.
(c)
Nothing in this section shall preempt the administrative authority
of the municipal Construction Code Official.
(9)
With respect to applications for relocation within and/or out
of the district or municipality, the Commission shall first consider
whether preservation of the historic landmark in place is possible.
In making this determination, the following shall be considered:
(a)
Whether the historic landmark represents the last or best remaining
example of its kind in the Township that possesses research potential
or public education values.
(b)
Whether the historic landmark can be preserved by protecting
its location from disturbance.
(c)
Whether affirmative measures, such as stabilization, rehabilitation,
restoration or reuse, can result in preservation of the structure
in order to comply with the requirements of the Uniform Construction
Code, or other applicable construction codes as may be adopted by
the State of New Jersey and the Township of Cinnaminson.
(d)
Whether redesign of the development proposal to avoid impact
can result in preservation.
(e)
The probability of significant damages to the historic landmark
and whether protective measures will result in long-term preservation
of the historic landmark.
(f)
The extent to which relocation would affect the value of surrounding
buildings and/or structures and the ambiance of the Historic District
(if the landmark should be located within such a district).
(g)
The historic loss to the site of the original and extent to
which it is an attraction for tourists and students.
(h)
The historic, architectural, aesthetic and social significance
of the structure and/or importance and uniqueness to the Township
and extant archaeological resources.
(i)
The compelling reasons for not retaining the historic landmark
at the present site.
(10)
With respect to applications for certificates of appropriateness
relating to changes in exterior appearance, new construction, alteration(s),
addition(s), nonordinary repair(s), rehabilitation, replacement(s),
signage or exterior lighting, excavation, ground disturbance, or any
other improvement within the Historic District, the following should
be considered:
(a)
The use of any building and/or structure involved.
(b)
The historical or architectural value and significance of the
building and/or structure and its relationship to the historic value
of the surrounding area.
(c)
The effectiveness of the proposal in adhering to the building's
and/or structure's original style or destroying or otherwise affecting
the exterior texture, materials and architectural features.
(d)
The overall effect that proposed work would have upon the protection,
enhancement, perpetuation and the use of the property, adjoining properties
and the Historic District in which it is located.
(e)
The general compatibility of exterior design, arrangement and
materials proposed to be used and any other factor, including aesthetic,
which is found to be pertinent.
(f)
The practicality and feasibility of performing the work with
materials or workmanship of a type equivalent or similar to the historical
or architectural era during which the structure, building or place
was constructed.
(g)
The impact of the proposed change upon archaeological resources.
(h)
The Commission may also consider the general purposes of the
Municipal Land Use Law set forth in N.J.S.A. 40:55D-2, including but
not limited to the following:
[1] The appropriate use or development of all lands
in a manner which promotes the public health, safety, morals and general
welfare;
[2] Promotion of a desirable visual environment through
creative development, techniques and good civic design and arrangements;
[3] Conservation of historic sites and districts, open
space, energy resources and valuable natural resources to prevent
degradation of the environment through improper use of land;
[4] Encouraging coordination of the various public
and private procedures and activities, shaping land development with
a view of lessening the cost of such development and to the more efficient
use of land.
(11)
In assessing visual compatibility, the following factors (commonly
known as "visual compatibility factors") shall be considered in reviewing
applications for new construction, alterations, additions, or replacements
affecting an historic landmark or an improvement within an historic
district:
(a)
Height. The height of the proposed building and/or structure
should be visually compatible with adjacent buildings and/or structures.
(b)
Proportion of the building's front facade. The relationship
of the width of the building and/or structure to the height of the
front elevation should be visually compatible with buildings and/or
structures and places to which it is visually related.
(c)
Proportion of window and door openings. The relation of the
width of windows to the height of the doors in a building and/or structure
should be visually compatible with the buildings and/or structures
and places to which it is visually related.
(d)
Rhythm of filled spaces between buildings and/or structures.
The relationship of filled spaces to open space between it and adjoining
buildings and/or structures and places to which it is visually related.
(e)
Rhythm of solids to voids on facades fronting on public places.
The relationship of solids to voids in such facades of a building
and/or structure should be visually compatible with the buildings
and/or structures and places to which it is visually related.
(f)
Rhythm of entrance and porch projections. The relationship of
entrance and porch projections to the street to which it is visually
related.
(g)
Roof shape. The roof shape of a building and/or structure should
be visually compatible with buildings and/or structures to which it
is visually related.
(h)
Relationship of materials, textures and color. The relationship
of materials, textures and color of the facade and roof of a building
and/or structure should be visually compatible with the predominant
materials used in the buildings and/or structures to which it is visually
related.
(i)
Scale of building and/or structure. The size and mass of a building
and/or structure in relationship to open spaces, the windows, door
openings, porches and balconies should be visually compatible with
the buildings and/or structures and places to which it is visually
related.
(j)
Wall of continuity. Appurtenances of a building and/or structure,
such as walls, open-type fencing and evergreen landscape masses, should
form cohesive walls of enclosure along a street, to the extent necessary
to maintain visual compatibility of the building and/or structure
and places to which it is visually related.
(k)
Directional expression of front elevation. A building and/or
structure should be visually compatible with the buildings and/or
structures to which it is visually related in its dimensional character,
whether this is vertical character, horizontal character, or nondirectional
character.
(l)
Exterior features. A building and/or structure's related exterior
features such as lighting, fences, signs, sidewalks, driveways and
parking areas should be compatible with the features of those buildings
and/or structures which it is visually related to and should be appropriate
for the historic period for which the building and/or structure is
significant.
(12)
In addition to the visual compatibility factors listed in Subsection
C(11), the following standards for rehabilitation, as promulgated by the United States Secretary of the Interior, should be considered with respect to work proposals dealing with historic landmarks:
(a)
A property shall be used for its historic purpose or be placed
in a new use that requires minimal change to the defining characteristics
of the building, structure and its site and environment.
(b)
The historic character of a property shall be retained and preserved.
The removal of historic materials or alteration of features and spaces
that characterize a property shall be avoided.
(c)
Each property shall be recognized as a physical record of its
time, place, and use. Changes that create a false sense of historic
development, such as adding conjectural features or architectural
elements from other buildings, shall not be undertaken.
(d)
Most properties change over time; those changes that have acquired
historic significance in their own right shall be retained and preserved.
(e)
Distinctive stylistic features, finishes, and construction techniques
or examples of craftsmanship which characterize a building, structure
or site shall be preserved.
(f)
Deteriorated historic features shall be repaired rather than
replaced. Where the severity of deterioration requires replacement
of a distinctive feature, the new feature shall match the old in design,
color, texture, and other visual qualities and, where possible, materials.
Replacement of missing features shall be substantiated by documentary,
physical, or pictorial evidence.
(g)
Chemical or physical treatments, such as sandblasting, that
cause damage to historic materials shall not be used. The surface
cleaning of buildings and/or structures, if appropriate, shall be
undertaken using the gentlest means possible.
(h)
Significant archaeological resources affected by a project shall
be protected and preserved. If such resources must be disturbed, mitigation
measures shall be undertaken.
(i)
New additions, exterior alterations, or related new construction
shall not destroy historic materials that characterize the property.
The new work shall be differentiated from the old and shall be compatible
with the massing, size, scale, and architectural features to protect
the historic integrity of the property, neighborhood and its environment.
(j)
New additions and adjacent or related new construction shall
be undertaken in such a manner that, if removed in the future, the
essential form and integrity of the historic property and its environment
would be unimpaired.
In the event that any person shall undertake or cause to be undertaken any exterior work on an historic landmark for which a certificate of appropriateness is required without first having obtained such a certificate of appropriateness, such person(s) shall be deemed to be in violation of §§
330-110 through
330-117 and shall pay a fine, upon conviction, of not less than $50 and not more than $1,000, and subject to the following:
A. Upon learning of the violation, the administrative officer shall
promptly serve upon the owner of the property whereon the violation
is occurring a notice describing the violation in detail and giving
the owner a specific time frame to abate the violation by restoring
an historic landmark or improvement to its status quo ante. If the
owner cannot be personally served within the municipality with said
notice, a copy shall be posted on site and a copy shall be mailed
to the owner by certified mail, return receipt requested, at the owner's
last known address as it appears on the municipal tax rolls.
B. In the event that the violation is not abated within the specified
time from receipt of the notice or posting on site, whichever is earlier,
the administrative officer shall cause to issue a summons and complaint,
returnable in the Municipal Court, charging violation of this section.
Each day the violation continues to persist shall constitute a separate
and new offense.
C. In the event that any action would permanently adversely change the
historic landmark, such as demolition or removal, without a certificate
of appropriateness and construction permit having been issued, the
administrative officer is hereby authorized to apply to the Superior
Court of New Jersey for such injunctive relief as is necessary to
prevent the destruction of any landmark.
D. The Township may further seek compensation for any violation of the
provisions of this section which results in a loss of or damage to
an historic structure, whether through demolition, removal, alteration,
neglect or other means. The Township is hereby authorized to file
an action in Superior Court, Law Division seeking said compensation.
[Added 4-18-2022 by Ord. No. 2022-3]
A. Subdivision review. All subdivisions, as defined under §
330-2, are subject to the review procedures specified herein.
B. Site plan review. No construction permit shall be issued for any
new structure or for an addition or alteration to an existing structure,
and no certificate of occupancy shall be issued for any change of
use of an existing structure until the site plan has been reviewed
and approved by the municipality except that:
(1)
A construction permit for a single-family detached dwelling
unit or a two-family dwelling unit shall not require site plan approval.
(2)
Any change of use from one permitted category of nonresidential
use to another permitted category of nonresidential use may not require
site plan approval if:
(a)
The Site Plan Review Advisory Board advises, in writing, to
the Planning Board that existing site development meets the requirements
of this section for the new use category; and
(b)
The new use category does not require an increase in the number
of parking spaces that would cause a nonconforming condition for the
site for which a bulk variance would be required pursuant to N.J.S.A.
40:55D-70(c).
(3)
Permitted accessory buildings to residential and agricultural/horticultural
uses shall not require site plan approval.
(4)
Building alterations shall not require site plan approval if
the following conditions apply:
(a)
There is no change in use;
(b)
No additional parking is required;
(c)
No more than 2,500 square feet of additional building area is
proposed;
(e)
There is no substantial change in circulation proposed such
as drive-through windows, ingress or egress drives, changes in internal
circulation, loading or unloading, delivery or pickup of goods and
services or trash collection;
(f)
There are no substantial changes in a significant site facility
or improvement such as drainage facility, buffer or landscaping features
and the like;
(g)
An applicant may elect to file for preliminary and final site
plan approval simultaneously to expedite the review process. The site
plan shall be prepared according to the requirements stipulated for
final approval. Developers electing to bypass the preliminary approval
stage are doing so at the peril of added expense if changes in design
are required.
(5)
The provisions of this section shall not apply to the period submissions required by "shopping centers" as defined under §
525-107.
C. Variance relief. All applications for variance relief not involving
any related site plan, subdivision or conditional use approval shall
be made to the Zoning Board of Adjustment and shall be filed at least
30 days' prior to the date of the meeting. The filing shall include
17 copies of any maps and related material; four completed copies
of the appropriate application form(s), which includes the checklist
for variances pursuant to N.J.S.A. 40:55D-10.3 attached to this section; and the fee in accordance with Chapter
265 of this Code. The Board shall act upon the application as required by law.
D. Informal review by the Site Plan Review Advisory Board.
(1)
At the request of a developer, the Site Plan Review Advisory
Board shall hear one informal presentation of a concept plat or plan
for a development for which the developer intends to prepare and submit
an application for development. The information to be included for
a concept plat or plan shall be sufficient to enable the Site Plan
Review Advisory Board and the applicant to comment upon:
(a)
Design concepts, such as building location, ingress and egress,
parking, major natural features that will have to be recognized or
may influence certain design criteria, and the applicant's basic
intent for water, sewerage and storm drainage facilities.
(b)
The effect on environmentally sensitive areas based upon a map
of the site indicating all ecologically sensitive areas as derived
from the applicant's or his representative's knowledge of
the site and ecologically sensitive lands as indicated in the regulatory
maps and recommendations of the Ecological Planning Study.
(2)
The developer shall be required to pay a fee for an informal presentation of a concept plat or plan in accordance with Chapter
265 of this Code; moreover, no professional review(s) will be undertaken unless the developer has agreed to pay for said review(s) and has established an escrow account also in accordance with §
330-2 of this Code.
(3)
A developer desiring to have a concept plat or plan informally
reviewed by the Site Plan Review Advisory Board shall submit the required
application forms which include the checklist for informal review
attached to this section to the Administrative Officer at least 15 days' prior
to the meeting of the Site Plan Review Advisory Board. The Administrative
Officer shall thereafter notify the developer of the time and place
which has been scheduled by the Site Plan Review Advisory Board for
the informal review. No request for informal review shall take preference
on the agenda over, or prior to, a formally submitted application
for development for which time limits are telling pursuant to N.J.S.A.
40:55D-1 et seq., and the Site Plan Review Advisory Board may, prior
to said review, establish a time limit for said informal review.