[Amended 11-28-16 by Ord. 16-20]
[Added 5-9-77 by Ord. No. 77-264-B; amended 12-11-89 by Ord. No. 89-82]
A.
Authority. § 228-118.1 through § 228-118.12 are adopted pursuant to N.J.R.S. 40:55D-39.
B.
Purpose and intent. In order for the Township of East Brunswick to
meet its responsibility to protect and defend its natural resources,
ecological systems, open spaces, natural beauty and the value of the
property within the Township, while at the same time recognizing the
increased urbanization occurring within its boundaries and attempting
to meet its responsibilities to bear its fair share of the region's
need to provide for the construction of housing; and the Township,
having studied and analyzed its environmental and natural resources
and the potential hazards to those resources in anticipation of future
development and having undertaken such studies as major steps in creating
long-range plans directed toward the accommodation of housing and
other development, while avoiding environmental degradation and its
attendant threats to public health and safety; the Township Council
of the Township of East Brunswick hereby declares it to be in the
general interest of the health, safety and welfare of the inhabitants
of the Township of East Brunswick and in harmony with the objectives
of this chapter and the Township's adopted Master Plan to permit greater
flexibility in design, layout and construction in housing development
than heretofore permitted, so as to encourage retention and preservation
of woodlands, surface water, swamps, aquifers, aquifer recharge areas,
poorly drained soils, floodplains and other open space land for aesthetic
and scenic beauty, passive recreation, rejuvenation of resources and
preservation of the ecological systems of the Township; and to encourage
innovations in design and reflect changes in land development technology
and to provide for necessary education and recreational facilities
conveniently located to such housing; and, in such zones where applicable,
to provide for necessary commercial facilities and services; to ensure
compatibility among various land uses; to conserve the value of the
land; to encourage more efficient use of land and of public services;
to encourage better transportation of people; to prevent strip commercial
development; and to preserve the residential integrity of the area.
[Added 5-9-77 by Ord. No. 77-264-B]
The Planned Unit Residential Development (PURD) Option Zone
includes the land described in Schedule A annexed hereto, notwithstanding
the fact that the boundaries are not shown on the Zoning Maps.
[Added 5-9-77 by Ord. No. 77-264-B: amended 7-9-84 by Ord. No. 84-581; 10-19-98 by Ord. No. 98-26; 12-13-99 by Ord. No. 99-47; 3-12-01
by Ord. No. 01-13; 11-28-16 by Ord. 16-20]
All existing planned unit residential development developed
as of January 1, 2017 under this chapter shall take place upon tracts
of land having a minimum of forty (40) contiguous acres having sufficient
access to an existing improved street, except the Village Green Three
A and MXD/R (Mixed Use Development/Residential) which shall take place
upon tracts of land having a minimum of twenty-five (25) contiguous
acres having sufficient access to an existing improved street. In
the Town Green Zone for commercial and mixed use developments, the
minimum tract of land shall be fifteen (15) contiguous acres, having
sufficient access to an improved street. In the Village Green One
zone a minimum of six (6) acres is required for a planned unit residential
development.
As of January 1, 2017 development of planned unit residential development shall take place in the Village Green II zone on a minimum tract size of seven (7) acres with a gross density of nine (9) units per acre which shall include twenty (20%) percent affordable units as defined in Chapter 132 and in the Affordable Housing Compliance Plan.
As of January 1, 2017 development of planned unit residential development shall take place in the Town Green zone on a minimum tract size of 10 acres with a gross density of twelve (12) units per acre which shall include twenty (20%) percent affordable units as defined in Chapter 132 and in the Affordable Housing Compliance Plan.
[Added 5-9-77 by Ord. No. 77-264-B; amended 3-8-99 by Ord. No. 99-11; 12-13-99 by Ord. No. 99-47; 3-12-01 by Ord. No. 01-13; 3-6-17
by Ord. No. 17-13]
A.
The gross density per acre for a planned unit residential development, which shall include twenty (20%) percent affordable units as defined in § 132-70 shall be as follows:
[Amended 12-13-99 by Ord. No. 99-47]
(1)
Village Green Two: six (6) dwelling units per acre for developments
existing as of January 1, 2017. As of January 1, 2017 nine (9) dwelling
units per acre.
[Amended 2-14-83 by Ord. No. 83-496; 12-13-99 by Ord. No. 99-47; 3-6-17 by Ord. No. 17-13]
(2)
Village Green Three and Village Green Three A: eight (8) dwelling
units per acre.
[Amended 9-11-78 by Ord. No. 78-52]
(3)
Town Green: twelve (12) dwelling units per acre.
(4)
Mixed Use Development/Residential: Nineteen (19) dwelling units
per acre.
[Added 7-9-84 by Ord. No. 84-581]
B.
Affordable housing requirements.
[Amended 2-14-83 by Ord. No. 83-496; 12-13-99 by Ord. No. 99-47; 3-6-17 by Ord. No. 17-13]
(1)
The developer shall utilize uniform architectural and landscape
plans for all units in the PURD with no reduction or substantial change
for moderate-or-low-income units.
[Amended 12-13-99 by Ord. No. 99-47]
(2)
The developer shall build the affordable units in a scatter
site fashion throughout the development. For purposes of this section,
scatter site shall mean that no more than two low or moderate-income
units shall be adjacent or attached to one another.
[Amended 12-13-99 by Ord. No. 99-47]
(3)
For the purpose of this section, low or moderate-income housing
shall include very low, low and moderate income housing provided consistent
with N.J.A.C. 5:80-26.1 et seq., and the Township's affordable housing
regulations, whichever is the more restrictive, and may include housing
or mortgage financing which is provided pursuant to any federal, state
or private subsidy program whose object is to provide low-and moderate-income
housing. The foregoing shall not preclude a developer from compliance
with the provision by any other means, provided that such alternate
means shall provide low-and moderate-income housing upon terms and
conditions substantially equivalent to those available through any
of the foregoing methods. The developer shall submit to the municipal
agency for its approval, in writing, a plan by which such low-and
moderate-income housing shall be provided by the developer and maintained
as such low-and moderate-income housing thereafter.
C.
The gross density per acre for a planned unit residential development
in the Village Green One zone shall be three dwelling units per acre.
The gross density for all other permitted residential development
shall be two dwelling units per acre.
[Added 3-12-01 by Ord. No. 01-13]
[12-13-99 by Ord. No. 99-47]
[Added 5-9-77 by Ord. No. 77-264B; amended 2-27-89 by Ord. No. 89-995; 3-12-01 by Ord. No. 01-13]
Not less than twenty-five percent (25%) of the total land area of any planned unit residential development shall be designated for open space or common recreation lands. Such designated open space shall consist of land in a natural state or land developed for specific recreational purposes and shall be specified as to its intended use, including areas for wildlife preservation. Parcel size shall be a minimum of five (5) contiguous acres, which may be irregularly shaped. This five acre minimum shall not apply to planned unit residential developments of less than fifteen (15) acres. Such designated open space shall not include yard areas of lots in private individual ownership, land area within the right-of-way of public or private street and buildings wherein the principal use of such lands is to provide pedestrian access to and from buildings. Such open space may be deeded to the Township or dedicated to a homeowners' association or trust, which incorporation and bylaws shall be approved by the Planning Board, subject to but not limited to the provisions of Article VI of Chapter 192, Design Guidelines and Standards (Cluster Subdivision), and Article VII of Chapter 228, Zoning (Cluster Zoning). In no event shall title to open space be conveyed by the developer prior to the posting of maintenance guaranties.
[Added 5-9-77 by Ord. No. 77-264-B: amended 7-9-84 by Ord. No. 84-581; 5-24-90 by Ord. No. 90-16; 10-19-98 by Ord. No. 98-26; 1-25-99
by Ord. No. 99-5]
The following standards shall apply:
A.
Single-family cluster, detached:
(1)
The architectural character of each dwelling unit shall be compatible
in style, size, color and materials with all proposed dwelling units
in the same neighborhood surrounding the unit.
(2)
Height shall be limited to thirty-five (35) feet.
[Amended 1-25-99 by Ord. No. 99-5]
(3)
Minimum lot size shall be three thousand two hundred (3,200)
square feet.
(4)
Minimum front setback: twenty-five (25) feet.
[Amended 5-24-82 by Ord. No. 82-460; 1-25-99 by Ord. No. 99-5]
(5)
Minimum rear yard setback: 20 feet for principal buildings.
[Amended 1-25-99 by Ord. No. 99-5]
(6)
Side setbacks shall be 10 feet.
[Amended 1-25-99 by Ord. No. 99-5]
(7)
Notwithstanding anything otherwise depicted on the subdivision
or site plan approved for any Planned Unit Residential Development,
the front yard and side yard setbacks for each lot in such a development
shall be established as the existing building line for each unit.
The rear yard setback shall be the existing building line, however,
decks and patios may be placed in the rear yard if they shall not
reduce the existing rear yard by more than 50%. At developments where
there is a homeowners' association, the association shall first approve
any deck or patio before a building permit is filed.
[Added 9-28-81 by Ord. No. 81-399; amended 5-14-90 by Ord. No. 90-16]
B.
Single-family cluster, attached.
(1)
The architectural character of each dwelling unit must be compatible
in style, size, color and materials with proposed dwelling units in
the same neighborhood surrounding the unit.
(2)
Height shall be limited to twenty-five (25) feet.
(3)
Minimum lot size shall be three thousand two hundred (3,200)
square feet.
(4)
Minimum setback for all structures from any street, public or
private or from any common parking area shall be 10 feet. Minimum
setback for all structures from any collector or arterial street,
as defined elsewhere in this chapter, shall be fifty (50) feet.
(5)
Parking requirements shall be two and twenty-five one hundredths
(2.25) spaces per dwelling unit, except for senior citizen housing
which may be reduced by the Planning Board to not less than five-tenths
(0.5) spaces per unit. Parking may be reduced by the Planning Board
to average not less than one and five-tenths (1.5) spaces per dwelling
unit for low and moderate income housing.
[Amended 7-9-84 by Ord. No. 84-581]
(6)
Units shall be attached in such a manner as to provide maximum
safety and privacy for adjoining units.
(7)
All units shall be provided with an exterior private enclosed
or semi-enclosed space in the rear yard. The enclosures shall be composed
of materials compatible in style and color with the unit and shall
be no greater than six (6') feet in height. All enclosures shall be
of the same height throughout a single development section. All units
shall be provided with storage units which shall be physically attached
to and architecturally compatible with the principal structure or
shall be located with the private exterior enclosed or semi-enclosed
space and are to extend no higher than the enclosure structure and
are to be screened from view.
[Added 5-12-80 by Ord. No. 80-250; amended 5-25-81 by Ord. No. 81-353].
(8)
Notwithstanding anything otherwise depicted on the subdivision
or site plan approved for any Planned Unit Residential Development,
the front yard, side yard and rear yard setbacks for each lot in such
a development shall be established by the location of the structures
approved on the preliminary subdivision or site plan for each particular
development. Such setbacks shall coincide with the approved locations
of the principal structures in the development, and no development
shall take place within the front yard, side yard or rear yard setbacks
as defined herein.
[Added 9-28-81 by Ord. No. 81-399]
(9)
Distance between buildings including all projections:
(a)
Where both facing walls contain windows of habitable rooms:
40 feet but not less than two times the eave height of the highest
habitable room.
(b)
Where only one of two facing walls contains windows of habitable
rooms: 25 feet but not less than the eave height of the highest building.
(c)
Where neither of two facing wall contains windows of habitable
rooms: 20 feet or the eave height of the highest building, whichever
is greater.
Buildings shall be considered facing if the walls form an angle
of less than forty-five degrees.
C.
Patio houses:
(1)
The architectural character of each dwelling unit must be compatible
in style, size, color and materials with proposed dwelling units in
the same neighborhood surrounding the unit.
(2)
Height shall be limited to twenty-five (25) feet.
(3)
Minimum lot size shall be three thousand two hundred (3,200)
square feet.
(4)
Minimum setback for all structures from any street, public or
private or from any common parking area shall be 10 feet. Minimum
setback for all structures from any collector or arterial street,
as defined elsewhere in this chapter, shall be fifty (50) feet.
(5)
Parking requirements shall be two and twenty-five one hundredths
(2.25) spaces per dwelling unit, except for senior citizen housing
which may be reduced by the Planning Board to not less than five-tenths
(0.5) spaces per unit. Parking may be reduced by the Planning Board
to average not less than one and five-tenths (1.5) spaces per dwelling
unit for low and moderate income housing.
[Amended 7-9-84 by Ord. No. 84-581]
(6)
Units shall be attached in such a manner as to provide maximum
safety and privacy for adjoining units.
(7)
No more than four dwelling units shall be connected to form
one structure.
(8)
Distance between buildings including all projections:
(a)
Where both facing walls contain windows of habitable rooms:
40 feet but not less than two times the eave height of the highest
habitable room.
(b)
Where only one of two facing walls contains windows of habitable
rooms: 25 feet but not less than the eave height of the highest building.
(c)
Where neither of two facing walls contain windows of habitable
rooms: 20 feet or the eave height of the highest building, whichever
is greater.
Buildings shall be considered facing if the walls form an angle
of less than forty-five degrees.
(9)
Such patio area shall be not less than four hundred (400) square
feet in size, having no single dimension of less than fifteen (15)
feet, shall be completely clear of structures and shall be designed
for the recreational use of the occupants of the dwelling unit. The
patio may be at ground level or elevated and may be composed of any
materials designed to create a patio surface or may be a wood deck
area or other surface or structure or combination thereof, in whole
or in part. Adequate visual screening from neighboring dwelling units,
patios, adjacent parking areas and roadways shall be provided which
may consist of plantings, masonry structures or wood fencing. Architectural
elements, such as masonry walls and fences, shall be compatible in
both style and materials with the dwelling unit of which it is a part.
(10)
All units shall be provided with an exterior private enclosed
or semi-enclosed space in the rear yard. The enclosures shall be composed
of materials compatible in style and color with the unit and shall
be no greater than six (6') feet in height. All enclosures shall be
of the same height throughout a single development section.
All units shall be provided with storage units which shall be
physically attached to and architecturally compatible with the principal
structure or shall be located with the private exterior enclosed or
semi-enclosed space and are to extend no higher than the enclosure
structure and are to be screened from view.
[Added 5-12-80 by Ord. No. 80-250; amended 5-26-81 by Ord. No. 81-353].
(11)
Notwithstanding anything otherwise depicted on the subdivision
or site plan approved for any Planned Unit Residential Development,
the front yard, side yard and rear yard setbacks for each lot in such
a development shall be established by the location of the structures
approved on the preliminary subdivision or site plan for each particular
development. Such setbacks shall coincide with the approved locations
of the principal structures in the development, and no development
shall take place within the front yard, side yard or rear yard setbacks
as defined herein.
[Added 9-28-81 by Ord. No. 81-399].
D.
Townhouses.
(1)
The architectural character of each dwelling unit must be compatible
in style, size, color and materials with proposed dwelling units in
the same neighborhood surrounding the unit.
(2)
Height shall be limited to three stories or thirty-five (35)
feet, whichever is less.
(3)
Minimum tract size shall be five (5) acres.
(4)
Minimum setback for all structures from any street, public or
private, or from any common parking area shall be 10 feet. Minimum
setback for all structures from any collector or arterial street,
as defined elsewhere in this chapter shall be fifty (50) feet.
(5)
Parking requirements shall be two and twenty-five one hundredths
(2.25) spaces per dwelling unit, except for senior citizen housing
which may be reduced by the Planning Board to not less than five-tenths
(0.5) spaces per unit. Parking may be reduced by the Planning Board
to average not less than one and five-tenths (1.5) spaces per dwelling
unit for low and moderate income housing.
[Amended 7-9-84 by Ord. No. 84-581]
(6)
Units shall be attached in such a manner as to provide maximum
safety and privacy for adjoining units.
(7)
Not more than twelve (12) dwelling units in any single townhouse
structure shall be constructed in a manner so as to form one linear
plane. No more than 20 such units may be included in a structure having
units constructed on more than one linear place.
(8)
Townhouse units attached on a single linear plane shall not
exceed a length of three hundred (300) feet.
(9)
The front facades of at least forty percent (40%) of the number
of units which are attached in a structure having a single linear
plane shall be set back not less than 10 feet behind the facades of
the remaining units in such structure.
(10)
The rooflines of at least thirty percent (30%) of the number
of units which are attached in a structure having a single linear
plane shall be staggered in height by not less than five percent (5%)
of the height of the rooflines of the remaining units in such structure.
(11)
Distance between buildings including all projections:
(a)
Where both facing walls contain windows of habitable rooms:
40 feet but not less than two times the eave height of the highest
habitable room.
(b)
Where only one of two facing walls contains windows of habitable
rooms; 25 feet but not less than the eave height of the highest building.
(c)
Where neither of two facing wall contains windows of habitable
rooms: 20 feet or the eave height of the highest building, whichever
is greater.
Buildings shall be considered facing if the walls form an angle
of less than forty-five degrees.
(12)
Where an outdoor living space is included for each or any particular
unit, it shall be provided with adequate visual screening from all
other neighboring dwelling units, outdoor living spaces, parking areas
and roadways. Screening may be accomplished with plant materials,
masonry structures or wood fencing. Architectural elements, such as
masonry walls and fences, shall be compatible in both style and materials
with the dwelling unit.
(13)
All units shall be provided with an exterior private enclosed
or semi-enclosed space in the rear yard. The enclosures shall be composed
of materials compatible in style and color with the unit and shall
be no greater than six (6') feet in height. All enclosures shall be
of the same height throughout a single development section.
All units shall be provided with storage units which shall be
physically attached to and architecturally compatible with the principal
structure or shall be located with the private exterior enclosed or
semi-enclosed space and are to extend no higher than the enclosure
structure and are to be screened from view.
[Added 5-12-80 by Ord. No. 80-250; amended 5-26-81 by Ord. No. 81-353].
(14)
Notwithstanding anything otherwise depicted on the subdivision
or site plan approved for any Planned Unit Residential Development,
the front yard, side yard and rear yard setbacks for each lot in such
a development shall be established by the location of the structures
approved on the preliminary subdivision or site plan for each particular
development. Such setbacks shall coincide with the approved locations
of the principal structures in the development, and no development
shall take place within the front yard, side yard or rear yard setbacks
as defined herein.
[Added 9-28-81 by Ord. No. 81-399]
E.
Apartments (multifamily units)
(1)
Height shall be limited to three stories or thirty-five (35')
feet, whichever is less.
(2)
Minimum tract size shall be four acres.
(3)
Minimum setback for all structures from any street, public or
private, or any common parking area shall be ten (10') feet. Minimum
setback for all structures from any collector or arterial street,
as defined elsewhere in this chapter, shall be fifty (50') feet.
(4)
A maximum of 20 units shall be contained in any one structure.
(5)
Parking requirements shall be one and seventy-five one hundredths
(1.75) spaces per dwelling unit, except for senior citizen housing
for which parking requirements may be reduced by the Planning Board
to not less than five-tenths (0.5) spaces per unit. Parking may be
reduced by the Planning Board to average not less than one and five-tenths
(1.5) per dwelling unit for low and moderate income housing.
[Amended 7-9-84 by Ord. No. 84-581]
(6)
Notwithstanding anything otherwise depicted on the subdivision
or site plan approved for any Planned Unit Residential Development,
the front yard, side yard and rear yard setbacks for each lot in such
a development shall be established by the location of the structures
approved on the preliminary subdivision or site plan for each particular
development. Such setbacks shall coincide with the approved locations
of the principal structures in the development, and no development
shall take place within the front yard, side yard or rear yard setbacks
as defined herein.
[Added 9-28-81 by Ord. No. 81-399]
F.
Apartments in mixed use structures (applicable to Town Green Zone
only):
(1)
Height shall not exceed thirty-five (35) feet or three stories
for the total structure.
(2)
Parking requirements shall be one and seventy-five one hundredths
(1.75) spaces per dwelling unit, except for senior citizen housing
for which parking requirements may be reduced by the Planning Board
is not less than five-tenths (0.5) spaces per unit.
(4)
Residential uses shall not be located on the first floor.
G.
Nonresidential uses and mixed uses (applicable to Town Green Zone
only):
A mixed use development which may contain a shopping center
of multiple retail and service establishments in accordance with the
following standards:
[Added 10-19-98 by Ord. No. 98-26]
(1)
The setback for all structures from Cranbury Road, Ryders Lane
and Rues Lane shall be fifty (50') feet.
(2)
The front setback for all principal buildings from interior
streets shall be thirty (30') feet.
(3)
The minimum distance between all buildings, side to side, shall
be ten (10') feet.
(4)
The minimum distance between all buildings, rear to rear, shall
be twenty (20') feet.
(5)
When the development proposes buildings to be situated side
to front, or rear to side, or front to rear, the aggregate setback
between structures shall be thirty (30') feet.
(6)
The total maximum lot coverage for buildings, structures, parking
areas and loading areas, drives, walkways and other impervious surfaces
shall not exceed sixty-five (65%) percent of the total lot area.
(7)
No less than thirty-five (35%) percent of the site shall be
designated to usable open space for the purposes of landscaped courtyards,
walkways, sitting areas, planted buffers, ornamental gardens and special
water features and other site amenities.
(8)
The sixty-five (65%) percent impervious coverage may be increased
by one (1%) for the provision of each of the following amenities provided
up to a maximum of seventy (70%):
(9)
The mixed use center shall be residential in scale. Residential
style roofs are preferred. No flat roofs shall be permitted.
(10)
The mixed use center described herein shall be of a village
cluster type layout not a linear strip center. It shall consist of
multiple buildings and maximize the use of a unified design theme
or integrated architectural design, high quality building materials,
including but not limited to ornamental lighting, architectural planters,
brick and other special paving materials, water features, landscaped
internal pedestrian courtyards, sitting areas, alleyways and other
site amenities. All facades and signage shall have architectural treatment
consistent with the selected design theme. All materials and design
concepts are subject to the review and approval of the Planning Board.
(11)
Landscape buffer, twenty (20') feet in width along Cranbury
Road, Ryders Lane and Rues Lane, including shade trees, earth berms
and landscaping. Street trees, planted thirty (30') feet on center,
are required on all internal streets.
(12)
Maximum height of buildings shall be thirty-five (35') feet.
(13)
Notwithstanding anything otherwise depicted on the subdivision
or site plan approved for any Planned Unit Residential Development,
the front yard, side yard and rear yard setbacks for each lot in such
a development shall be established by the location of the structures
approved on the preliminary subdivision or site plan for each particular
development. Such setbacks shall coincide with the approved locations
of the principal structures in the development, and no development
shall take place within the front yard, side yard or rear yard setbacks
as defined herein.
[Added 9-28-81 by Ord. No. 81-399]
[Added 5-9-77 by Ord. No. 77-264-B; 5-14-90 by Ord. No. 90-16; 11-12-91 by Ord. No. 91-109]
A.
Parcel size and location of public facilities shall be substantially
in accordance with guidelines established in the Township Comprehensive
Master Plan; provided, however, that upon due cause shown the Planning
Board may vary the location of same from the location of same from
the location shown in the Master Plan.
B.
If a development provides centrally located mailboxes it shall also
provide a secure area where packages and other large items are to
be delivered.
[Added 5-9-77 by Ord. No. 77-264-B; 11-12-91 by Ord. No. 91-109]
A.
Pedestrian sidewalks shall be provided in such locations, including
entrances and exits, where normal pedestrian traffic will occur. Where
appropriate, bikeways may be provided instead of sidewalks. Provision
of bikeways along streets shall be made upon determination and requirement
by the Planning Board and the Master Plan where applicable.
B.
Access to off-street parking areas shall not be through entrances
directly abutting streets, but shall be connected to streets by means
of access driveways situated between the parking areas and adjacent
streets, not less than fifteen (15) feet long.
C.
No off-street parking lot shall contain more than fifty (50) spaces.
The distance between parking lots and dwelling units shall be a minimum
of (10) feet.
D.
Bike racks shall be provided outside public and commercial buildings.
[11-12-91 by Ord. No. 91-109]
[Added 5-9-77 by Ord. No. 77-264-B; amended 11-12-91 by Ord. No. 91-109]
A strip of land fifty (50) feet wide shall be reserved for a
landscaped buffer between any new development of townhouses or multi-family
units pursuant to this chapter and any single-family detached residential
dwellings existing as of the time when such new development is commenced.
Such buffer area shall be planted by the developer with a mixture
of deciduous and coniferous plant material at a minimum height of
four feet and maintained at a height of a minimum of six (6) feet.
An earth berm of a minimum of three feet in height may be installed
in such a fifty-foot landscaped buffer area, in which case the height
of the plant materials may be revised as approved by the Planning
Board at the time of final site plan approval.
[Added 5-9-77 by Ord. No. 77-264-B]
A.
The number of dwelling units and square footage of nonresidential
uses which may be constructed by the developer during any year may
be regulated by the Planning Board at a rate which would not create
excessive demands on any municipal facility or services available
to serve the area proposed for development. Such development as may
be allowed pursuant hereto shall be controlled by means of the issuance
of building permits at a rate allowed by the Planning Board at the
time of preliminary approval, based upon the projected development.
B.
The time of development, including the type and number of residential
uses, number and type of nonresidential uses, public and semipublic
facilities and required utilities and services, shall be established
by the developer and by resolution of the Township Planning Board
and approved by the Planning Board at the time when preliminary approval
is granted.
