[Ord. No. 2018-11 § 4]
The intention of this article is to provide a flexible procedure
for review, consideration, and hearings involving residential planned
developments. This procedure recognizes that the process may involve
conditional use approval, site plan approval, subdivision approval
and additional affirmative findings by the Board with regard to planned
developments.
[Ord. No. 2018-11 § 4]
Any developer of a parcel of land greater than 100 acres in
size located in the R-1, R-1/AH, R-2, R-2/AH, and R-HF-W zoning districts
and for which the developer is seeking approval of a planned development
may submit a general development plan to the Planning Board prior
to the granting of preliminary subdivision approval.
[Ord. No. 2018-11 § 4]
The general development plan shall be submitted on a series
of sheets in plat form at a scale of about one inch equals 200 feet,
or such other scale permitting the entire site to be shown on one
sheet not larger than 42 inches by 60 inches. Enlargements of portions
of the plan may be submitted on separate sheets of the same size.
[Ord. No. 2018-11 § 4]
A general development plan shall include the following:
(a)
A general land use plan indicating the tract area and general
locations of the land use 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 gross density and intensity of use of
the entire planned development shall be set forth, and a residential
gross as well as net density and a nonresidential floor area ratio
shall be provided;
(b)
A circulation plan showing the general location and types of
transportation facilities, including facilities for pedestrian access,
within the planned development and any proposed improvement to the
existing transportation system outside the planned development. The
plan shall indicate:
(1)
Projected peak hour traffic volumes on arterial and collector
roads at the estimated time of completion of the initial proposed
section of the planned development and at the time of completion of
ultimate development of the project, including both internal and adjacent
external volumes.
(2)
Peak hour volume capacity relationship or level of service at
ultimate development on major collector and arterial roads servicing
the planned development.
(3)
Projected peak hour turning movements at ultimate development
for all major intersections, both internally and adjacent to the project.
(4)
A general description of any off-tract road or intersection
improvements necessitated by the planned development and a general
schedule for their implementation.
(5)
The traffic circulation plan shall describe appropriate mass
transit opportunities within and to the planned development, including
any traffic management techniques anticipated to be utilized in achieving
peak hour traffic reductions.
(c)
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.
(d)
A utility plan indicating the need for and showing the proposed
location of sewage and water lines and 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;
(e)
A storm water management plan setting forth the proposed method
of controlling and managing storm water on the site;
(f)
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;
(g)
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;
(h)
If applicable, 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.
52:57D-301 et seq.) will be fulfilled by the development;
(i)
A local service plan indicating those public services which
the applicant proposes to provide and which may include, but are not
limited to, water, sewer, cable, and solid waste disposal;
(j)
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 the municipality or school district 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, the municipality and school district according to the timing schedule provided under subsection
(k) of this section and following the completion of the planned development in its entirety;
(k)
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.
In addition, the timing schedule shall indicate:
(1)
That adequate protection is provided to ensure the proper disposition
of each stage through the use of maintenance and performance guarantees,
covenants, and other formal agreements;
(2)
Information which indicates that the stage is substantially
self-functioning and self-sustaining with regard to access, utility
services, parking, common open space, all amenities, and other similar
features. Further, each stage shall be capable of occupancy, operation,
and maintenance upon completion of construction and development of
that stage or, in the case of subsequent stages, such subsequent stages
shall likewise be in harmony with those under construction or in place;
(3)
That each stage is properly related to every other segment of
the planned development and to the community as a whole and to all
necessary community services which are available or which may be needed
to serve the planned development in the future.
(4)
A description of the off-tract and off-site improvements that
would be constructed by a particular stage and proposed responsibility
for construction of such improvements, including pro rata share computations
as appropriate.
a.
A municipal development agreement, which shall mean a written
agreement between a municipality and a developer relating to the planned
development.
[Ord. No. 2018-11 § 4]
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.
[Ord. No. 2018-11 § 4]
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 gross density
of residential development or the floor area ratio of nonresidential
development in any section of the planned development.
[Ord. No. 2018-11 § 4]
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.