[Amended 4-19-1999 by Ord. No. 99-07; 10-27-2008 by Ord. No.
2008-43]
The intention of this article is to provide
a flexible procedure for the review, consideration and hearings involving
residential and nonresidential planned developments. This procedure
recognizes that the process may involve conditional use approval,
site plan approval, subdivision approval and additional affirmative
findings by the Planning Board in regard to planned developments.
It is intended that this article would apply to planned developments
that are permitted in the Route 1 corridor zoning districts (e.g.,
ROM-1, ROM-2, ROM-5, B-2, B-3, R-3, R-3A, R-4, R-4A, R-5, R-5A, PRN,
and E). This article does not apply to any planned developments that
may be permitted in the RR/C, R-1A and R-2 Districts.
Any developer of a parcel of land greater than 20 acres in size 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 pursuant to the provisions of Part
2, Subdivision, of this chapter, or preliminary site plan approval pursuant to the provisions of Part
1, Site Plan Review, of this chapter.
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.
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) The 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) The peak hour volume capacity relationship or level
of service at ultimate development on major collector and arterial
roads servicing the planned development.
(3) The 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 stormwater management plan setting forth the proposed
method of controlling and managing stormwater on the site.
F. An environmental inventory as specified in Part
1, Site Plan Review, of this chapter for a preliminary EIS, including a general description of the vegetation, soils, topography, geology, surface hydrology, climate and cultural resources of the site, existing manmade 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. 52:27D-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
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 Township or school district as a result of the completion of the planned development. The fiscal report shall also include a detailed protection of property tax revenues which will accrue to the county, the Township 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
the performance guaranties, covenants and other formal agreements.
(2) Information that indicates 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.
L. A municipal development agreement, which shall mean
a written agreement between a municipality and a developer relating
to the planned development.
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 Township
and the region and the availability and capacity of public facilities
to accommodate the proposed development.
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.
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 or her
obligations pursuant to the approval.