Township of Raritan, NJ Article VIII Application Filing Procedures

§ 296-44 General procedures for subdivision and site plan approval.

[Amended by Ord. No. 10-26; Ord. No. 11-2]

Any applicant wishing to develop land within the Township shall apply for and obtain the approval of the Planning Board in accordance with the following procedure. The applicant or his or her agent shall appear at all regular meetings of the Planning Board whenever the application is being considered. Failure to appear shall give the Planning Board the right to postpone action on the application for that particular meeting if the absence of the applicant or his or her agent deprives the Planning Board of information necessary to make a decision. No development shall take place within the Township nor shall any lands be cleared or altered, nor shall any watercourse be diverted or its channel or floodplain dredged or filled, nor shall any parking or loading areas or drives, accessory or otherwise, be constructed, installed or enlarged, nor shall any outside storage commence, nor shall any building permit, zoning permit, certificate of occupancy, conditional use permit or other required permit be issued with respect to such structure, land or parking area, except in accordance with an approval of such development granted pursuant to this chapter, unless exempted in accordance with Subsection G of this section or § 296-45.

A. Filing and referral. The administrative officer shall review each application for completeness in accordance with this chapter. If the application is found to be incomplete, the applicant shall be so notified within 45 days of original submission to the administrative officer and shall be advised in writing of the reasons why the application is found incomplete. If complete, the application shall be referred to the Technical Review Committee, if one has been established, the County Planning Board as appropriate, and other agencies or officials as required by law and as designated by the Planning Board. The applicant shall be notified of the hearing date so that the applicant can comply with any public notice requirements. Refer to § 296-3 for the definition of "complete application."

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]

B. Conditional approvals.

(1) In the event that a developer submits an application for approval proposing a development that is barred or prevented, directly or indirectly, by a legal action instituted by any state agency, political subdivision or other party to protect the public health and welfare, or by a directive or order issued by any state agency, political subdivision or court of competent jurisdiction to protect the public health and welfare, the Planning Board shall process such application in accordance with this chapter, and, if such application complies with all Township regulations, the Planning Board shall approve such application conditioned on removal of such legal barrier to development.

(2) In the event that development proposed by an application for approval requires an approval by a governmental agency other than the Planning Board, the Planning Board shall, in appropriate instances, condition its approval upon the subsequent approval of such governmental agency. The Planning Board shall make a decision on any application for approval within the time period provided in this chapter or within an extension of such period as has been agreed to by the applicant unless the Planning Board is prevented or relieved from so acting by the operation of law.

C. Period of approval extended. In the event that, during the period of approval heretofore or hereafter granted to an application for approval, the developer is barred or prevented, directly or indirectly, from proceeding with the development otherwise permitted under such approval by a legal action instituted by any state agency, political subdivision or court of competent jurisdiction to protect the public health or welfare, and the developer is otherwise ready, willing and able to proceed with the development, the running of the period of approval under this chapter shall be suspended for the period of time such legal action is pending or such directive or order is in effect.

D. Approving authority.

(1) Planning Board. The provisions of this chapter shall be administered by the Planning Board of the Township, except as noted in Subsection D(2).

(2) Zoning Board of Adjustment. The provisions of this chapter shall be administered by the Zoning Board of Adjustment in applications before the Board involving a use variance provided for in N.J.S.A. 40:55D-76b of the Municipal Land Use Law.

E. County Planning Board action. Where review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.6, the Township Planning Board shall condition any approval that it grants upon the timely receipt of a favorable report by the County Planning Board. The absence of a report from the County Planning Board within the review period shall be considered an approval by the County Planning Board.

F. Certificate of approval. Certificates of approval shall be issued by the administrative officer in accordance with the Municipal Land Use Law, N.J.S.A. 40:55D-56.

G. Exceptions from site plan review.

(1) Farm structures on farms (excluding farm stands and other sales buildings), single-family and two-family residential structures, and structures and uses incidental thereto permitted as of right under applicable zoning regulations are exempt from site plan review requirements of this chapter, unless otherwise required by Article XXVI, Floodplain Regulations.

(2) Change of use from one principal permitted use to another principal permitted use within an existing structure which complies with all zoning requirements and performance standards for the new use, including but not limited to use, bulk, area, parking, hard surface requirements, coverage and floor area requirements, is exempt from site plan review requirements of this chapter, unless otherwise required by Article XXVI, Floodplain Regulations. This exception expressly does not apply to the construction or reconstruction which involves the enlargement of any building or other structure as defined in N.J.S.A. 40:55D-7.

§ 296-45 Waivers of site plan review.

The Planning Board may waive the requirement of site plan review if the proposed development:

A. Secured previous site plan approval under the terms of this chapter and the proposed development has insignificant impact;

B. Involves normal repair, maintenance or replacement such as a new roof, painting, new siding or similar activity; or

C. Does not affect existing circulation, drainage, building arrangements, landscaping buffering, lighting, and other considerations of site plan review.

§ 296-46 Minor developments; minor site plans and minor subdivisions.

[Amended 11-18-2020 by Ord. No. 20-30; 12-16-2025 by Ord. No. 25-45]

A. An applicant for minor development of land shall submit to the administrative officer an application for minor subdivision or site plan, together with a certificate from the Tax Collector that no taxes or assessments for local improvements are due or delinquent as of the date set forth in the application, proof that there are no outstanding fines or penalties owed to the Township by the property owner(s) and applicant(s), unless the application was otherwise authorized by court order, settlement and/or agreement with the Township, or a waiver is granted by the appropriate Board based on adequate justification having been shown, and the required application fee as specified in § 296-26. The administrative officer shall inform the applicant in writing of any deficiencies.

B. Distribution of plats. If an application is classified as a minor site plan or minor subdivision, two copies of the plats shall be retained by the Board and copies of the plat shall be forwarded to the following for review and comment:

(1) Raritan Township Municipal Utilities Authority.

(2) Township Engineer.

(3) County Planning Board, three copies.

(4) Township Health Officer.

(5) Township Construction Official.

(6) Township Tax Assessor.

(7) Environmental Commission.

(8) Other agencies as may be determined by the Planning Board or as required by law.

C. Action on a minor development application. The Planning Board shall act on a minor development or sketch plat application within 45 days after acknowledgement of a complete application to the Planning Board. If approved, a notation to that effect shall be made on the plat, and it shall be signed by the Planning Board Chair and the Planning Board Secretary and returned to the applicant within one week following the next regular meeting of the Planning Board. If rejected, the reasons for rejection shall be noted on all copies of the application form, one of which shall be returned to the applicant. The Planning Board may attach conditions of approval to any minor development application.

D. Filing of minor subdivisions with county recording officer. If approved as a minor subdivision, a plat drawn in compliance with N.J.S.A. 46:26B-1 et seq. or a deed stamped with the date of Planning Board approval shall be filed by the applicant with the county recording officer within 190 days from the date of approval. Failure to file within 190 days shall void such subdivision approval.

E. Dedications. When right-of-way, sight, drainage, conservation, floodplain or other dedications or easements are required by the Planning Board, the applicant shall execute the appropriate Township easement form for recording with the county recording officer and shall attach a metes and bounds description of the easements or dedication or shall attach a map 8 1/2 by 14 inches showing the easement or dedication and all distances and bearings of easement or dedication boundaries. The map shall indicate the purpose of the easement or dedication.

F. Lands resulting from minor subdivisions. Any lands, lots or parcels resulting from a minor subdivision shall not be resubmitted as a minor subdivision for a twelve-month period from the date of initial approval as a minor subdivision.

G. Approved minor subdivision; municipal distribution. The Secretary shall distribute copies of the approved subdivision to each of the following:

(1) Township Clerk.

(2) Township Engineer.

(3) Township Building Inspector.

(4) Township Tax Assessor.

(5) Tax Collector.

H. Effect of minor development approval. The granting of minor development approval shall guarantee that the zoning requirements and general terms and conditions, whether conditional or otherwise, upon which minor approval was granted shall not be changed for a period of two years after the date of approval, provided that, in the case of a minor subdivision, it shall have been duly recorded as provided in Subsection Dof this section.

§ 296-47 Major developments; site plan and subdivision review.

[Amended 11-18-2020 by Ord. No. 20-30; 12-16-2025 by Ord. No. 25-45]

A. Sketch plat review. Applicants for development approval are encouraged to submit sketch plats for discussion and recommendations. The sketch plats shall be used as a basis for changes and redesign and to avoid undue expense and delay in preparing more detailed preliminary plats and specifications. The Planning Board shall not be governed by any statutory time limits in a review of sketch plats, and it is expressly understood that sketch plat approval shall not bind the Planning Board or applicant in subsequent deliberations. Applicants may submit informal plans for purposes of discussion with the Technical Review Committee; however, formal action on a sketch plat by the Planning Board requires a submission in accordance with this section.

B. Submission of sketch plats.

(1) Procedure. An applicant for the development of land shall submit to the administrative officer an application for subdivision or site plan, together with a certificate from the Tax Collector that no taxes or assessments for local improvements are due or delinquent as of the date set forth in the application; proof that there are no outstanding fines or penalties owed to the Township by the property owner(s) and applicant(s), unless the application was otherwise authorized by court order, settlement and/or agreement with the Township, or a waiver is granted by the appropriate Board based on adequate justification having been shown; the required application fee as specified in § 296-26; and 15 copies of a sketch plat containing the information required in Article X or Article XI at least two weeks prior to a regular meeting of the Planning Board. The administrative officer shall inform the applicant in writing of any deficiencies.

(2) Classification. The administrative officer shall review the plat for completeness in accordance with this chapter and other appropriate chapters and checklists. If the application is found to be incomplete, the applicant shall be so notified within 45 days of the original submission to the administrative officer. If complete, the application shall be referred to the agencies or individuals noted in § 296-46A. Upon receipt of a complete notification from the administrative officer, the Planning Board shall acknowledge receipt of the application, shall rule on any application submission waiver requests, and shall classify it. On-site inspections may be scheduled by the Board.

C. Application by corporation or partnership. A corporation or partnership applying to the Planning Board or Zoning Board of Adjustment shall list the names and addresses of all stockholders or individual partners owning at least 10% of its stock of any class or at least 10% of the interest in the partnership, as the case may be.

D. Disclosure of ownership interest of corporation or partnership. If a corporation or partnership owns 10% or more of the stock of a corporation or 10% or greater interest in a partnership subject to disclosure pursuant to Subsection C of this section, that corporation or partnership shall list the names and addresses of its stockholders holding 10% or more of its stock, or 10% or greater interest in the partnership, as the case may be, and this requirement shall be followed by every corporate stockholder or partner in a partnership until the names and addresses of the noncorporate stockholders and individual partners, exceeding the 10% ownership criterion established in this subsection, have been listed.

E. Preliminary approval. The Planning Board shall act upon, at a hearing within the time period provided, every application for preliminary approval.

F. Effect of preliminary approval. Preliminary approvals shall, except as provided in Subsection G of this section, confer upon the applicant the following rights for a three-year period from the date of the preliminary 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 on-site and off-tract improvements; and any requirements peculiar to the specific plan. The Township may modify by ordinance such general terms and conditions of a preliminary approval as they may relate to public health and safety, provided that such modifications are in accord with amendments adopted by ordinance subsequent to approval.

(2) That the applicant may submit for final approval on or before the expiration date of preliminary approval the whole or section or sections of a particular plan.

G. Extension of preliminary approval.

(1) The applicant may apply for and the Planning Board 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 may govern.

(2) In the case of a plan for an area of 50 acres or more, the Planning Board may grant the rights referred to above for such period of time, longer than three years, as shall be determined by the Planning Board 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 Planning Board may thereafter grant an extension to preliminary approval for such additional period of time as shall be determined by the Planning Board 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 may govern.

H. Exhibits required of major subdivisions prior to public hearing. The following shall be submitted to the Planning Board by the applicant:

(1) Copy of advertisement. A copy of the advertisements required under § 296-24.

(2) Affidavit. Affidavit of notice of public hearing to persons and agencies served giving a list of the names, addresses, and lot and block number of owners so notified, how served, date of service, and copy of the notice and mail receipt.

(3) Water supplier. If public water is to be used, a letter from the water supplier stating that the water system as proposed is adequate for the development and all future extensions thereof.

(4) Sewerage authority. Where public sewers are required or proposed to be installed, a letter from the Township Municipal Utilities Authority approving the proposed sewer plans.

I. Final site plan review simultaneous with preliminary site plan review. The Planning Board may grant final approval at the time of preliminary approval, provided that all of the requirements for final approval are met at the time of preliminary approval. Large-scale developments or very detailed developments are discouraged from this procedure in order to save the applicant the expense of prematurely preparing costly detailed final plats before the conceptual arrangement of the development has been finalized and agreed upon.

J. Final approval. The final plan shall be submitted to the Planning Board for final approval within three years from the date of preliminary plan approval or within such extensions as provided in Subsection G of this section. One original tracing, one translucent cloth copy, two cloth prints, and 10 black-and-white prints in the case of a major subdivision and 15 prints in the case of a site plat, with three copies of an application for final approval and the appropriate fees as required in § 296-76, shall be submitted to the administrative officer at least two weeks prior to the regular meeting of the Planning Board. Unless the preliminary plan was approved without changes, the final plan shall have incorporated all changes or modifications required by the Planning Board, including conditions of preliminary approval. The applicant shall submit an affidavit indicating no changes or those changes noted.

(1) Distribution. Copies of the final plat shall be distributed to the following:

(a) Township Engineer.

(b) County Planning Board, three copies.

(c) Township Construction Official.

(d) Township Tax Assessor.

(e) Township Health Officer.

(f) Raritan Township Municipal Utilities Authority.

(g) Other municipal, county agencies or authorities as may be required.

(2) Variances and conditional use permits. Applicants for use variances and conditional use permits may submit an application for formal sketch plat approval in accordance with Subsection B of this section along with the use variance or conditional use application, rather than submitting a plat meeting the requirements for preliminary approval. Separate action may first be taken on the use variance aspects if requested by the applicant. Upon receipt of the variance or conditional use, the applicant shall then develop and submit applications for preliminary and for final plan review as appropriate.

§ 296-48 Complete applications; time periods; final approval; variances.

[Amended 11-18-2020 by Ord. No. 20-30; 12-16-2025 by Ord. No. 25-45]

A. Complete applications.

(1) A complete application for the various stages of plan approval shall consist of the submission of the following maps, documents and fees:

(a) Completed municipal application and fees.

(b) Completed county application and fees.

(c) The required number of plats containing the minimum information required by Articles X and XI for the appropriate type of development and approval stage.

(d) Letters, certifications or other appropriate documents as required by Articles X and XI.

(e) Certification form from the Tax Collector's office that all taxes, sanitary sewer user charges or other assessments have been paid to date of application on the entire tract.

(f) Proof that there are no outstanding fines or penalties owed to the Township by the property owner(s) and applicant(s), unless the application was otherwise authorized by court order, settlement and/or agreement with the Township, or a waiver is granted by the appropriate Board based on adequate justification having been shown.

(g) Variance applications as required by the Zoning Permit Officer to permit application for variances from Part 3, Zoning, of this chapter.

(2) Any applicant electing to submit a separate application requesting approval of variance under the provisions of N.J.S.A. 40:55D-70d of the Municipal Land Use Law and a subsequent application for any required approval of a subdivision, site plan and/or conditional use shall submit the following prior to such application being deemed complete: application fee, escrow amount and wetlands delineation and report.

(a) A wetlands delineation and report shall be performed to identify wetlands as defined by the Freshwater Wetlands Protection Act, P.L. 1987, c. 156,[1] to identify the wetlands by type (ordinary, intermediate and exceptional resource value) and to specify the required transition area. On-site wetlands and transition areas required for on-site wetlands shall be delineated. A transition area may be located and required by the Freshwater Wetlands Protection Act, P.L. 1987, c. 156, on a property even though the freshwater wetlands adjacent to that transition area are located on a different property. In such case, the transition area as required shall be delineated. A report from the person or firm preparing the wetlands analysis shall be prepared and submitted identifying the above or stating that no wetlands and/or transition areas affect the subject site. Alternatively, a letter of interpretation from the State of New Jersey Department of Environmental Protection determining the absence or presence of wetlands will be acceptable. If the letter of interpretation determines the presence of wetlands, a delineation shall be prepared. In accordance with the Freshwater Wetlands Protection Act rules, a delineation of a wetlands boundary for a parcel of less than one acre may be by letter of interpretation.

[1] Editor's Note: See N.J.S.A. 13:9B-1 et seq.

(b) If the applicant submits a concept plan, sketch plan or similar schematic layout with such bifurcated application, a traffic analysis and report shall be submitted consisting of the following:

[1] Estimate of trip generation from the proposed subdivision or site plan indicating estimated twenty-four-hour trip generation, estimated peak hour trip generation from the development and estimated trip generation during commuter peak hours of the street system in the area.

[2] Directional assignment of estimated trip generation to the existing and any proposed street system, as appropriate.

[3] Review of traffic volumes existing on streets in the area. (Existing acceptable traffic volumes may be utilized. If such do not exist, traffic volume counts at fifteen-minute intervals must be taken.)

[4] Review of other development activity in the area and consideration of trip generation from these other proposed developments.

[5] Project future background traffic volumes on affected streets for build-out and intermediate development phase.

[6] Review of streets, intersections, jughandles, ramps, etc., in terms of traffic-carrying capacity (such may be expressed as a level of service) as may be affected by the proposed development activity. No-build, build-out and intermediate phases should be examined where appropriate.

[7] Identification of streets, intersections, jughandles, ramps, etc., which anticipated levels of service or other engineering considerations indicate a need for improvement. Level of Service D or better is to be maintained through build-out.

[8] Recommend improvements to mitigate impacts.

[9] Review of proposed on-site street system or on-site circulation system. Review should include but not be limited to access, circulation, emergency access, trucking and parking.

[10] Preparation of a report with supporting data signed by the responsible person.

B. Review. The officials and agencies cited in § 296-47J(1) shall forward their views and recommendations in writing to the Planning Board within 30 days from the receipt of the plat. A full report of all recommendations and discussions shall be forwarded to the Planning Board within 30 days after receipt of the plat by the agency.

C. Review time periods; decisions.

(1) Upon submission to the administrative officer of a complete application which involves 10 acres or less and 10 dwelling units or fewer in the case of a site plan, and 10 or fewer lots in the case of a subdivision, the Planning Board shall grant or deny preliminary approval within 45 days of the date of such submission or within such further time as may be consented to by the applicant, except that if the application also involves an application for a variance pursuant to § 296-6, the Board shall grant or deny preliminary approval within 120 days of the submission of a complete application to the administrative officer or within such further time as may be consented to by the applicant.

(2) Upon the submission of a complete application which involves more than 10 acres or more than 10 dwelling units, or for a conditional use approval in the case of a site plan, and more than 10 lots in the case of a subdivision, the Planning Board shall grant or deny preliminary approval and/or conditional use approval within 95 days of the date of such submission or within such further time as may be consented to by the applicant.

(3) The required time in which the Planning Board must act on an application shall run from the date the application was submitted as complete, no matter what date the administrative officer reviews the application and finds it complete.

(4) If the Planning Board requires any substantial amendment in the layout of improvements proposed by the developer that have been the subject of a hearing, an amended application for development shall be submitted and proceeded upon, as in the case of the original application for development.

D. Time limitation. The Planning Board shall act within 45 days of submission of a completed application for final approval at a regular meeting or within such further time as may be mutually agreed upon, except that in the case of a simultaneous submission of a preliminary and final site plan, the time limit for preliminary review shall govern. If the Planning Board approves the final plan, a notation to that effect shall be made on each plat and signed by the Chair and Secretary of the Planning Board. Failure of the Planning Board to act within the aforementioned time period shall be deemed to be favorable approval and the administrative officer shall issue a certificate to that effect.

E. Filing. A final subdivision plat approval shall be filed by the subdivider with the county recording officer within 95 days from the date of such approval. If any final plat is not filed within that period, the approval shall expire. For good cause, the Planning Board may extend the time for the filing of the plat for an additional period not to exceed 190 days. No plat shall be accepted for filing by the County Clerk unless it has been duly approved by the Township Planning Board and signed by its Chair and Secretary and approved by the County Planning Board and signed by an authorized official.

F. Effect of final approval.

(1) The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer pursuant to § 296-47F, whether conditionally or otherwise, shall not be changed for a period of two years after the date of final approval, provided that in the case of major subdivision the rights conferred by this article shall expire if the plat has not been duly recorded within the time period provided in Subsection E of this section. If the developer has followed the standards prescribed for final approval and, in the case of a subdivision, has duly recorded the plat as required in Subsection E of this section, the Planning Board may extend such period of protection for extensions of one year but not to exceed three extensions. Notwithstanding any other provisions of this chapter, the granting of final approval terminates the time period of preliminary approval pursuant to § 296-47F for the section granted final approval.

(2) In the case of a subdivision or site plan for a planned development of 50 acres or more, conventional subdivision or site plan for 150 acres or more, or site plan for development of a nonresidential floor area 200,000 square feet or more the Planning Board may grant the rights referred to in Subsection F(1) of this section for such period of time, longer than two years, as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, economic conditions and the comprehensiveness of the development. The developer may apply for thereafter, and the Planning Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Planning Board to be reasonable, taking into consideration the number of dwelling units and nonresidential floor area permissible under final approval, the number of dwelling units and nonresidential floor area remaining to be developed, economic conditions, and the comprehensiveness of the development.

G. Conditions of final approval. The Planning Board may, as a condition of final approval:

(1) Grant final approval only for designated geographic sections of development.

(2) Grant final approval for certain work but require resubmission for final approval for designated elements such as, but not limited to, landscaping, signs, street furniture, etc., and require approval of these elements as a prerequisite for a certificate of occupancy.

(3) Condition the granting of a certificate of occupancy (temporary or permanent) or zoning permit subject to the applicant or developer or subsequent heirs or assignees meeting certain requirements within a designated period of time, not to exceed one year, from the date of issuance of the temporary certificate of occupancy or zoning permit. This may include, but is not limited to, the installation of landscaping, erection of signs, installation of improvements, reevaluation of circulation pattern, etc.

H. Time limits for applications involving "d" (N.J.S.A. 40:55-70d) variances before the Zoning Board of Adjustment.

(1) If a variance is granted under the provisions of N.J.S.A. 40:55D-70d of the Municipal Land Use Law ("d" variance), and the application is bifurcated under provisions of N.J.S.A. 40:55D-76b of the Municipal Land Use Law, subdivision or site plan approval shall be secured within 12 months of the date of approval of the "d" bifurcated variance. Should the applicant fail to obtain subdivision or site plan approval within the twelve-month period, it shall be conclusively presumed that the applicant has waived, withdrawn and abandoned his or her application and all approvals, permissions, permits and variances granted to the applicant shall lapse and be void. For good cause the Zoning Board of Adjustment may, upon written application in advance of the expiration and stating the reasons therefor, extend such twelve-month time limit.

(2) Any preliminary subdivision or preliminary site plan approval granted by the Zoning Board of Adjustment shall be valid for a period of not more than three years unless extended under the provisions of N.J.S.A. 40:55D-49 of the Municipal Land Use Law. Should the applicant fail to obtain final subdivision or final site plan approval within such three-year period or extension thereto granted by the Zoning Board of Adjustment, it shall be conclusively presumed that the applicant has waived, withdrawn and abandoned his or her application and all approvals, permission, permits and variances granted to the applicant shall lapse and be void.

(3) Any final site plan that has been approved by the Zoning Board of Adjustment shall be valid for not more than two years unless extended under the provision of N.J.S.A. 40:55D-52 of the Municipal Land Use Law. During such two-year period or extension thereof as may be granted by the Zoning Board of Adjustment, the applicant shall have obtained a construction permit and shall have commenced work on the project and shall complete such project within one year from the date of securing such construction permit. For good cause, the Zoning Board of Adjustment may, upon written application in advance of the expiration and stating the reasons therefor, extend the time period for obtaining a construction permit, commencing work on the project and completing work on the project. If during such two-year period from the date of approval or any extension thereof which may be granted by the Zoning Board of Adjustment a construction permit has not been secured and/or work on the project has not commenced and/or the project has not been completed within 12 months of such extended period granted by the Zoning Board of Adjustment, it shall be conclusively presumed that the applicant has waived, withdrawn and abandoned his or her application and all approvals, permission, permits and variances granted to the applicant shall lapse and be void.

I. Conditional approval time limits.

(1) When any application for development before the Planning Board or Zoning Board of Adjustment 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 such conditional approval is granted. The fulfillment of all such conditions intended to be fulfilled before the approval becomes effective shall be reported 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, certificate of occupancy or zoning permit be issued or any on-site construction commence.

(2) 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 written application in advance of the expiration stating the reasons therefor, an extension of time for good cause shown.

(3) For purposes of calculating the time period within which conditions must be fulfilled, such time period shall commence from the date of the original action taken by the Board and not the date of the memorialization thereof.