A.
Establishment of Zoning Board of Adjustment.
(1)
The Cranbury Township Board of Adjustment, created
pursuant to N.J.S.A. 40:55D-69 et seq., shall consist of seven regular
members and two alternate members, each of whom shall be residents
of Cranbury Township and shall be appointed by the Township Committee.
(2)
Regular members shall be appointed for four years,
and alternate members shall be appointed for two years. The senior
alternate member at any time shall be designated as Alternate 1, and
the junior as Alternate 2; if they are appointed simultaneously, such
a designation shall be made at the time of their appointment. Alternate
members may participate in discussions of the proceedings but may
not vote except in the absence or disqualification of a regular member.
A vote shall not be delayed in order that a regular member may vote
instead of an alternate member. In the event that a choice must be
made as to which alternate member is to vote, Alternate No. 1 shall
vote.
(3)
No member of the Zoning Board of Adjustment shall
hold any elective office or position under the municipality. For the
purpose of this section, membership on a municipal board or commission
whose function is advisory in nature, the establishment of which is
discretionary and not required by statute, shall not be considered
the holding of municipal office.
(4)
No member of the Board of Adjustment shall be permitted
to act on any matter in which the member has, either directly or indirectly,
any personal or financial interest.
(5)
A member after a public hearing, if he or she requests
it, may be removed by the governing body for cause. A vacancy occurring
otherwise than by expiration of term shall be filled for the unexpired
term only.
(6)
The Zoning Board of Adjustment shall annually elect
a Chairperson and Vice Chairperson from its members and a Secretary
who may or may not be a member of the Board or a municipal employee.
(7)
If the Board of Adjustment lacks a quorum because
its regular or alternate members are prohibited by N.J.S.A. 40:55D-69
from acting on a matter due to the member's personal or financial
interest, Class IV members of the Planning Board shall be called upon
to serve, for that matter only, as temporary members of the Board
of Adjustment. The Class IV members of the Planning Board shall be
called upon to serve in order of seniority of continuous service to
the Planning Board until there are the minimum number of members necessary
to constitute a quorum to act upon the matter without any personal
or financial interest. If a choice has to be made between Class IV
members of equal seniority, the Chairman of the Planning Board shall
make the choice.
B.
Expenses and costs.
(1)
The governing body shall make provisions in its budget
and appropriate funds for the expenses of the Zoning Board of Adjustment.
(2)
The Zoning Board of Adjustment may employ or contract
for and fix the compensation of legal counsel, other than the Municipal
Attorney, and experts and other staff services as it shall deem necessary,
not exceeding, exclusive of gifts and grants, the amount appropriated
by the Township Committee for its use.
C.
Annual report on variances heard. The Board of Adjustment
shall, at least once a year, review its decisions on applications
and appeals for variances and prepare and adopt by resolution a report
of its findings on zoning ordinance provisions which were the subject
of variance requests and its recommendations for zoning ordinance
amendment or revision, if any. The Board of Adjustment shall send
copies of the report and resolution to the governing body and Planning
Board.
D.
Powers and jurisdiction of Zoning Board of Adjustment.
(1)
The Zoning Board of Adjustment shall have the following
powers:
(a)
Appeals. Hear and decide appeals where it is
alleged by the appellant that there is an error in any order, requirement,
decision or refusal made by an Administrative Officer based on or
made in the enforcement of the zoning ordinance;
(b)
Interpretations. Hear and decide requests for interpretation of the Zoning Map or Ordinance or for decisions upon other special questions upon which such Board is authorized to pass by any Zoning or Official Map Ordinance in accordance with N.J.S.A. 40:55D-1 et seq.;
(c)
Variances. Where:
[1]
By reason of exceptional narrowness, shallowness
or shape of a specific piece of property, or by reason of exceptional
topographic conditions or physical features uniquely affecting a specific
piece of property, or by reason of an extraordinary and exceptional
situation uniquely affecting a specific piece of property or the structures
lawfully existing thereon, the strict application of any zoning regulation
pursuant to N.J.S.A. 40:55D-62 et seq. would result in peculiar and
exceptional practical difficulties to, or exceptional and undue hardship
upon the developer of such property, grant, upon an application or
an appeal relating to such property, a variance from such strict application
of such regulation so as to relieve such difficulties or hardship;
or
[2]
In an application or appeal relating to a specific piece of property the purposes of zoning set forth in N.J.S.A. 40:55D-2 would be advanced by a deviation from the zoning ordinance requirements and the benefits of the deviation would substantially outweigh any detriment grant a variance to allow departure from regulations pursuant to N.J.S.A. 40:55D-62 et seq., provided, however, that no variance from those departures enumerated in Subsection D(1)(d) of this section shall be granted under this subsection; and provided, further, that the proposed development does not require approval by the Planning Board of a subdivision, site plan or conditional use in conjunction with which the Planning Board has the power to review a request for a variance pursuant to N.J.S.A. 40:55D-60a; and
(d)
Use variances.
[1]
In particular cases and for special reasons,
grant a variance to allow departure from regulations pursuant to N.J.S.A.
40:55D-62 et seq. to permit (1) a use or principal structure in a
district restricted against such use or principal structure, (2) an
expansion of a nonconforming use, (3) deviation from a specification
or standard pursuant to N.J.S.A. 40:55D-67 pertaining solely to a
conditional use, (4) an increase in the permitted floor area ratio
as defined in N.J.S.A. 40:55D-4, (5) an increase in the permitted
density as defined in N.J.S.A. 40:55D-4 except as applied to the required
lot area for a lot or lots for detached one- or two-dwelling-unit
buildings which lot or lots are either an isolated undersized lot
or lots resulting from a minor subdivision or (6) a height of a principal
structure which exceeds by 10 feet or 10% the maximum height permitted
in the district for a principal structure. A variance under this subsection
shall be granted only by affirmative vote of at least five members.
[3]
No variance or other relief may be granted under
the terms of this section unless such variance or other relief can
be granted without substantial detriment to the public good and will
not substantially impair the intent and the purpose of the zone plan
and zoning ordinance.
[4]
With respect to any airport safety zones delineated
under the Air Safety and Zoning Act of 1983, P.L. 1983, c. 260 (N.J.S.A.
6:1-80 et seq.) no variance or other relief may be granted under the
terms of this section permitting the creation or establishment of
a use which would be prohibited under the standards promulgated pursuant
to that act except upon issuance of a permit by the Commissioner of
Transportation.
[5]
An application under this section may be referred
to any appropriate person or agency for its report; provided that
such reference shall not extend the period of time within which the
Zoning Board of Adjustment shall act.
(2)
The Zoning Board of Adjustment shall have such other
powers, including the following:
(a)
To direct issuance of a permit pursuant to N.J.S.A.
40:55D-34 for a building or structure in the bed of a mapped street
or public drainageway, flood control basin or public area reserved
pursuant to N.J.S.A. 40:55D-32.
(b)
To direct issuance of a permit pursuant to N.J.S.A.
40:55D-36 for a building or structure not related to a street.
(c)
To grant to the same extent and subject to the
same restrictions as the Planning Board subdivision or site plan approval
pursuant to N.J.S.A. 40:55D-37 et seq. or conditional use approval
pursuant to N.J.S.A. 40:55D-67 whenever the proposed development requires
approval by the Board of Adjustment of a variance pursuant to N.J.S.A.
40:55D-70d. The developer may elect to submit a separate application
requesting approval of the variance and a subsequent application for
any required approval of a subdivision, site plan or conditional use.
The separate approval of the variance shall be conditioned upon the
granting of all required subsequent approvals of a site plan or subdivision
by the Board of Adjustment. No such subsequent approval shall be granted
unless such approval can be granted without substantial impairment
to the public good and without substantial impairment to the intent
and purpose of the zone plan and zoning ordinance. The number of votes
of Board members required to grant any such subsequent approval shall
be as otherwise provided in this chapter for the approval in question,
and the special vote pursuant to N.J.S.A. 40:55D-70d shall not be
required.
(d)
Whenever an application for development requests relief pursuant to Subsection D(2)(c) of this section, the Board of Adjustment shall grant or deny approval of the application within 120 days after submission by a developer of a complete application to the Administrative Officer or within such further time as may be consented to by the applicant. In the event that the developer elects to submit separate consecutive applications, the aforesaid provision shall apply to the application for approval of the variance. The period for granting or denying any subsequent approval shall be as otherwise required in N.J.S.A. 40:55D-1 et seq. Failure of the Board of Adjustment to act within the period prescribed shall constitute approval of the application, and a certificate of the Administrative Officer as to the failure of the Board of Adjustment to act shall be issued on request of the applicant. It shall be sufficient in lieu of the written endorsement or other evidence of approval herein required, and shall be so accepted by the County Recording Officer for purposes of filing subdivision plats.
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Whenever review or approval of the application
by the County Planning Board is required by N.J.S.A. 40:27-6.3 in
the case of a subdivision, or N.J.S.A. 40:27-6.6 in the case of a
site plan, the Zoning Board of Adjustment shall condition any approval
that it grants upon timely receipt of a favorable report on the application
by the County Planning Board or approval by the County Planning Board
by its failure to report thereon within the required time.
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E.
Appeals and applications to Zoning Board of Adjustment.
(1)
Appeals to the Zoning Board of Adjustment may be taken
by any interested party affected by any decision of an official of
Cranbury Township based on or made in the enforcement of the Zoning
Ordinance or Official Map. Such appeal shall be taken within 20 days
by filing a notice of appeal with the official from whom the appeal
is taken, with three copies of the notice given to the Secretary of
the Board. The notice shall specify the grounds for the appeal. The
official from whom the appeal is taken shall immediately transmit
to the Board all the papers constituting the record upon which the
action appealed from was taken.
(2)
A developer may file an application for development
with the Board of Adjustment for action under any of its powers without
prior application to an Administrative Officer.
(3)
The Board may reverse or affirm, wholly or in part,
or may modify the action, order, requirement, decision, interpretation
or determination appealed from and to that end have all powers of
the municipal official from whom the appeal is taken.
(4)
An appeal to the Zoning Board of Adjustment shall
stay all proceedings in furtherance of the action in respect to which
the decision appealed from was made unless the municipal official
from whose action the appeal is taken certifies to the Board, after
the notice of appeal shall have been filed with him, that, by reason
of facts stated in the certificate, a stay would, in his opinion,
cause imminent peril to life or property. In such case, proceedings
shall not be stayed other than by an order of the Superior Court upon
notice to the municipal official from whom the appeal is taken and
on due cause shown.
(5)
If, in the case of an appeal made pursuant to N.J.S.A.
40:55D-70, the Board of Adjustment determines there is an error in
any order, requirement, decision or refusal made by the Administrative
Officer pursuant to a report submitted by the Historic Preservation
Advisory Committee or Planning Board in accordance with N.J.S.A. 40:55D-111,
the Board of Adjustment shall include the reasons for its determination
in the findings of its decision.
(6)
Any application for development submitted to the Board
of Adjustment pursuant to lawful authority before the effective date
of an ordinance pursuant to N.J.S.A. 40:55D-25(c) may be continued
at the option of the applicant, and the Board of Adjustment shall
have every power which it possessed before the effective date of the
ordinance in regard to the application.
F.
Time period.
(1)
The Board shall render a decision not later than 120
days after the date (1) the appeal is taken from the decision of the
municipal official or (2) the submission of a complete application
for development to the Board of Adjustment.
(2)
Failure of the Board to render a decision within such
one-hundred-twenty-day-period or within such further time as may be
consented to by the applicant shall constitute a decision favorable
to the applicant.
(3)
Inquiries as to whether a proposed land use is permissible under the Zoning Ordinance or Official Zoning Map shall be submitted in writing to the Board of Adjustment, which shall issue a written response within 45 days after the next meeting following receipt of the request or within such additional time as may be consented to by the inquirer.
A.
Establishment of Planning Board.
(1)
The Cranbury Township Planning Board, created pursuant
to N.J.S.A. 40:55D-23 et seq., shall consist of nine members of the
following four classes:
(a)
Class I: the Mayor, or the Mayor's designee
in the absence of the Mayor.
(b)
Class II: one of the officials of the municipality,
other than a member of the governing body, to be appointed by the
Mayor, provided that if there is an Environmental Commission, the
member of the Environmental Commission who is also a member of the
Planning Board, as required by N.J.S.A. 40:56A-1, shall be deemed
to be the Class II Planning Board member for the purposes of this
chapter in the event that there is among the Class IV members both
a member of the Zoning Board of Adjustment and a member of the Board
of Education.
(c)
Class III: a member of the Township Committee
to be appointed by the Township Committee.
(d)
Class IV members: six other citizens of the
municipality to be appointed by the Mayor. The members of Class IV
shall hold no other municipal office, except that one member may be
a member of the Board of Adjustment. One Class IV member may be a
member of the Board of Education. If there is a Municipal Environmental
Commission, the member of the Environmental Commission who is also
a member of the Planning Board, as required by N.J.S.A. 40:56A-1,
shall be a Class IV Planning Board member unless there are among Class
IV members of the Planning Board both a member of the Zoning Board
of Adjustment and a member of the Board of Education, in which case
the member common to the Planning Board and Municipal Environmental
Commission shall be deemed a Class II member of the Planning Board.
For the purpose of this section, membership on a municipal board commission
whose function is advisory in nature, the establishment of which is
discretionary and not required by statute, shall not be considered
the holding of municipal office.
(2)
Terms.
(a)
The term of the member composing Class I shall
correspond to his or her official tenure as Mayor. If the Mayor designates
a person to sit in the absence of the Mayor, that person shall serve
at the pleasure of the Mayor. The terms of the members composing Class
II and Class III shall be for one year or terminate at the completion
of their respective terms of office, whichever occurs first, except
for a Class II member who is also a member of the Environmental Commission.
The term of a Class II or Class IV member who is also a member of
the Environmental Commission shall be for three years or terminate
at the completion of his or her term of office as a member of the
Environmental Commission, whichever comes first. The term of a Class
IV member who is also a member of the Board of Adjustment or Board
of Education shall terminate whenever he is no longer a member of
such other body or at the completion of his or her Class IV term,
whichever occurs first. Thereafter, the Class IV term of each such
member shall be four years. If a vacancy in any class shall occur
otherwise than by expiration of the Planning Board term, it shall
be filled by appointment, as above provided, for the unexpired term.
No member of the Planning Board shall be permitted to act on any matter
in which there is any personal or financial interest, either directly
or indirectly. Any member other than a Class I member, after a public
hearing, if requested, may be removed by the governing body for cause.
(b)
If the Planning Board lacks a quorum because
any of its members are prohibited by N.J.S.A. 40:55D-23 or N.J.S.A.
40:55D-23.1 from acting on a matter due to the member's personal or
financial interest, regular members of the Board of Adjustment shall
be called upon to serve, for that matter only, as temporary members
of the Planning Board in order of seniority of continuous service
to the Board of Adjustment until there are the minimum number of members
necessary to constitute a quorum to act upon the matter without any
personal or financial interest. If a choice has to be made between
regular members of equal seniority, the Chairman of the Board of Adjustment
shall make the choice.
(c)
Nothing in this chapter shall, however, be customed
to affect the terms of any present members of the Planning Board,
all of whom shall continue in office until the completion of the terms
for which they were appointed.
(3)
The Planning Board shall organize annually by selecting
from among its Class IV members a Chairperson and a Vice Chairperson.
The Board shall also select a Secretary who may or may not be a member
of the Board or a municipal employee, and create and fill such other
offices as established by ordinance.
(4)
The governing body shall make provisions in its budget
and appropriate funds for the expenses of the Planning Board.
(5)
The office of Planning Board Attorney is hereby continued.
The Planning Board may annually appoint to such office and fix compensation
or rate of compensation of an attorney at law.
(6)
The Planning Board may also employ or contract for
and fix the compensation of such experts and other staff and services
as it may deem necessary. The Board, however, shall not authorize
expenditures which exceed, exclusive of gifts or grants, the amount
appropriated by the governing body for its use.
B.
Powers and jurisdiction of Planning Board. The Planning
Board shall follow the provisions of N.J.S.A. 40:55D-25 and shall
accordingly exercise its powers in regard to:
(1)
The Master Plan pursuant to N.J.S.A. 40:55D-28;
(2)
Subdivision control and site plan review pursuant
to N.J.S.A. 40:55D-37 et seq.;
(3)
The Official Map pursuant to N.J.S.A. 40:55D-32 et
seq.;
(4)
The zoning ordinance, including conditional uses pursuant
to N.J.S.A. 40:55D-67;
(5)
The capital improvements program pursuant to N.J.S.A.
40:55D-29 et seq.;
(6)
Variances and certain building permits in conjunction
with subdivision, site plan and conditional use approval pursuant
to N.J.S.A. 40:55D-60 et seq.;
(7)
Participation in the preparation and review of programs
or plans required by State or Federal law or regulation;
(8)
Assemblage of data on a continuing basis as part of
a continuous planning process; and
(9)
Performance of such other advisory duties as are assigned
to it by ordinance or resolution of the Township Committee.
C.
Ancillary powers of the Planning Board.
(1)
Planning Board review in lieu of Board of Adjustment.
Whenever the proposed development requires approval of a subdivision,
site plan or conditional use, but not a variance pursuant to N.J.S.A.
40:55D-70d, the Planning Board shall have the power to grant to the
same extent and subject to the same restrictions as the Board of Adjustment:
(a)
Variances pursuant to N.J.S.A. 40:55D-70c;
(b)
Direction pursuant to N.J.S.A. 40:55D-34 for
issuance of a permit for a building or structure in the bed of a mapped
street or public drainageway, flood control basin or public area reserved
pursuant to N.J.S.A. 40:55D-32; and
(c)
Direction pursuant to N.J.S.A. 40:55D-36 for
issuance of a permit for a building or structure not related to a
street.
(2)
Whenever relief is requested pursuant to this section,
notice of the hearing on the application for development shall include
reference to the request for a variance or direction for issuance
of a permit, as the case may be.
(3)
The developer may elect to submit a separate application
requesting approval of the variance or direction of the issuance of
a permit and a subsequent application for any required approval of
a subdivision, site plan or conditional use. The separate approval
of the variance or direction of the issuance of a permit shall be
conditioned upon the grant of all required subsequent approvals by
the Planning Board. No such subsequent approval shall be granted unless
the approval can be granted without substantial detriment to the public
good and without substantial impairment of the intent and purpose
of the zone plan and zoning ordinance.
(4)
Time periods.
(a)
Whenever an application for approval of a subdivision
plat, site plan or conditional use includes a request for relief pursuant
to N.J.S.A. 40:55D-60, the Planning Board shall grant or deny approval
of the application within 120 days after submission by a developer
of a complete application to the Administrative Officer or within
such further time as may be consented to by the applicant. In the
event that the developer elects to submit separate consecutive applications,
the aforesaid provision shall apply to the application for approval
of the variance or direction for issuance of a permit. The period
for granting or denying any subsequent approval shall be as otherwise
provided in N.J.S.A. 40:55D-70 et seq. Failure of the Planning Board
to act within the period prescribed shall constitute approval of the
application, and a certificate of the Administrative Officer as to
the failure of the Planning Board to act shall be issued on request
of the applicant. It shall be sufficient in lieu of the written endorsement
or other evidence of approval, herein required, and shall be so accepted
by the County Recording Officer for purposes of filing subdivision
plats.
(b)
Whenever review or approval of the application
by the County Planning Board is required by N.J.S.A. 40:27-6.3, in
the case of a subdivision, or N.J.S.A. 40:27-6.6, in the case of a
site plan, the Planning Board shall condition any approval that it
grants upon timely receipt of a favorable report on the application
by the County Planning Board or approval by the County Planning Board
by its failure to report thereon within the required time period.
D.
Referral powers of the Planning Board.
(1)
Prior to the adoption of a development regulation,
revision or amendment thereto, the Planning Board shall make and transmit
to the Township Committee, within 35 days after referral, a report,
including identification of any provisions in the proposed development
regulation, revision or amendment which are inconsistent with the
Master Plan and recommendations concerning these inconsistencies and
any other matters as the Board deems appropriate. The Township Committee,
when considering the adoption of a development regulation, revision
or amendment thereto, shall review the report of the Planning Board
and may disapprove or change any recommendation by a vote of a majority
of its full authorized membership and shall record in its minutes
the reasons for not following such recommendations. Failure of the
Planning Board to transmit its report within the thirty-five-day period
provided herein shall relieve the Township Committee from the requirements
of this subsection in regard to the proposed development regulation,
revision or amendment referred to the Planning Board. Nothing in this
section shall be construed as diminishing the application of the provisions
of N.J.S.A. 40:55D-32 to any official map or an amendment or revision
thereto or of N.J.S.A. 40:55D-62 to any zoning ordinance or any amendment
or revision thereto.
(2)
The Township Committee may by ordinance provide for
the reference of any matter or class of matters to the Planning Board
before final action thereon by a Township body or Township officer
having final authority thereon except for any matter under the jurisdiction
of the Board of Adjustment. Whenever the Planning Board shall have
made a recommendation regarding a matter authorized by this act to
another municipal body, such recommendation may be rejected only by
a majority of the full authorized membership of such body.
A.
Meetings.
(1)
Meetings of both the Planning Board and Zoning Board
of Adjustment shall be scheduled no less often than once a month and
shall be held as scheduled unless canceled for lack of pending applications.
(2)
Special meetings may be held at the call of the Chair
or at the request of any two Board members. The members of the respective
Board and the public shall be given notice of such meeting in accordance
with all applicable legal requirements.
(3)
No action shall be taken at any meeting without a
quorum being present, said quorum to be the majority of the full authorized
membership of the Board.
(4)
All actions shall be taken by majority vote of the
members of the Board present at the meeting except as otherwise required
by a provision of N.J.S.A. 40:55D-70. A member of the Board who was
absent for one or more of the meetings at which a hearing was held
shall be eligible to vote on a matter upon which the hearing was conducted,
notwithstanding the absence from one or more of the meetings; provided,
however, that a transcript or recording of all of the hearing from
which he was absent exists, and provided, further, that such Board
member certifies in writing to the Board that he has read such transcript
or listened to such recording.
(6)
Minutes of every regular or special meeting shall
be kept and shall include the names of the persons appearing and addressing
the municipal agency and of the persons appearing by attorney, the
action taken by the municipal agency, the findings, if any, made by
it and reasons therefor. The minutes shall thereafter be made available
for public inspection during normal business hours at the office of
the Administrative Officer. Any interested party shall have the right
to compel production of the minutes for use or evidence in any legal
proceedings concerning the subject matter of such minutes. Such interested
party may be charged a reasonable fee for reproduction of the minutes
for his or her use.
B.
Public hearings.
(1)
The Planning Board or Zoning Board of Adjustment shall
hold a hearing on each application for development or on the adoption,
revision or amendment of the Master Plan. Each Board shall make the
rules governing such hearings.
(2)
Any maps and documents for which approval is sought
at a hearing shall be on file and available for public inspection
at least 10 days before the date of the hearing during normal business
hours in the office of the Board Secretary. The applicant may produce
other documents, records or testimony at the hearing to substantiate,
clarify or supplement the previously filed maps and documents.
(3)
Every application for development submitted to the
Planning Board or to the Zoning Board of Adjustment shall be accompanied
by proof that no taxes or assessments for local improvement are due
or delinquent on the property which is the subject of such application.
(4)
The officer presiding at the hearings or such person
as he may designate shall have power to administer oaths and issue
subpoenas to compel the attendance of witnesses and the production
of relevant evidence, including witnesses and documents presented
by the parties; and the provisions of the County and Municipality
Investigations Law, P.L. 1953, c. 38 (N.J.S.A. 2A:67A-1 et seq.),
shall apply.
(5)
The testimony of all witnesses relating to an application
for development shall be taken under oath or affirmation by the presiding
officer, and the right of cross-examination shall be permitted to
all interested parties through their attorneys, if represented, or
directly, if not represented, subject to the discretion of the presiding
officer and to reasonable limitations as to time and number of witnesses.
(6)
Technical rules of evidence shall not be applicable
to the hearing, but the Board may exclude irrelevant, immaterial or
unduly repetitious evidence.
(7)
The municipal agency shall provide for the verbatim
recording of the proceedings by either a stenographer or mechanical
or electronic means at the applicant's expense.
(8)
The municipal agency shall include findings of fact
and conclusions based thereon in each decision on any application
for development and shall reduce the decision to writing. The municipal
agency shall provide the findings and conclusions through:
(a)
A resolution adopted at a meeting held within
the time period provided in the act for action by the municipal agency
on the application for development; or
(b)
A memorializing resolution adopted at a meeting
held not later than 45 days after the date of the meeting at which
the municipal agency voted to grant or deny approval. Only the members
of the municipal agency who voted for the action taken may vote on
the memorializing resolution, and the vote of a majority of such members
present at the meeting at which the resolution is presented for adoption
shall be sufficient to adopt the resolution. An action pursuant to
N.J.S.A. 40:55D-9 resulting from the failure of a motion to approve
an application, shall be memorialized by resolution as provided above,
with those members voting against the motion for approval being the
members eligible to vote on the memorializing resolution. The vote
of any such resolution shall be deemed to be a memorialization of
the action of the municipal agency and not to be an action of the
municipal agency; however, the date of the adoption of the resolution
shall constitute the date of the decision for purposes of the mailings,
filings and publications required by this section. If the municipal
agency fails to adopt a resolution or memorializing resolution as
hereinabove specified, any interested party may apply to the Superior
Court in a summary manner for an order compelling the municipal agency
to reduce its findings and conclusions to writing within a stated
time and the cost of the application, including attorney's fees, shall
be assessed against the municipality.
(9)
A copy of the decision shall be mailed by the municipal
agency within 10 days of the date of decision to the applicant or
if represented then to his or her attorney, without separate charge,
and to all who request a copy of the decision for a reasonable fee.
A copy of the decision shall also be filed by the municipal agency
in the office of the Administrative Officer. The Administrative Officer
shall make a copy of such filed decision available to any interested
party for a reasonable fee and available for public inspection at
his or her office during reasonable hours. Copies of the decision
shall be sent to the Township Clerk, Construction Official, Zoning
Officer, Engineer, Planner and Board Attorney.
(10)
A brief notice of the decision shall be published
in the official newspaper of the municipality. Such publication shall
be arranged by the applicant unless a particular municipal officer
is so designated by ordinance, provided that nothing contained in
this chapter shall be construed as preventing the applicant from arranging
such publication if he so desires. The municipality may make a reasonable
charge for its publication. The period of time in which an appeal
of the decision may be made shall run from the first publication of
the decision, whether arranged by the municipality or the applicant.
C.
Notice of applications.
(1)
Public notice of a hearing shall be given by the applicant
for the following applications for development:
(a)
Any request for a variance.
(b)
Any request for conditional use approval.
(c)
Any request for issuance of a permit to build
within the bed of a mapped street or public drainageway or on a lot
not abutting a street.
(d)
Any request for approval of a site plan and/or
subdivision except minor site plans or minor subdivisions.
(e)
Any request for approval of a planned development.
(2)
The Secretary of the Planning Board or Zoning Board
of Adjustment, as the case may be, shall notify the applicant at least
two weeks prior to the public hearing at which the application will
be discussed. Notice of a hearing requiring public notice shall be
given by the applicant at least 10 days prior to the date of the hearing
in the following manner:
(a)
By publication in the official newspaper of
the Township.
(b)
To all owners of real property as shown on the
current tax duplicate, located in the state and within 200 feet in
all directions of the property which is the subject of such hearing,
provided that this requirement shall be deemed satisfied by notice
to the condominium association, in the case of any unit owner whose
unit has a unit above or below it, or horizontal property regime,
in the case of any co-owner whose apartment has an apartment above
or below it. Notice shall be given by serving a copy thereof on the
property owner as shown on said current tax duplicate or his or her
agent in charge of the property or mailing a copy thereof by certified
mail to the property owner at his or her address as shown on said
current tax duplicate.
(c)
Notice to a partnership owner may be made by
service upon any partner. Notice to a corporate owner may be made
by service upon its president, a vice president, secretary or other
person authorized by appointment or by law to accept service on behalf
of the corporation. Notice to a condominium association, horizontal
property regime, community trust or homeowners' association, because
of its ownership of common elements or areas located within 200 feet
of the property which is the subject of the hearing, may be made in
the same manner as to a corporation without further notice to unit
owners, co-owners or homeowners on account of such common elements
or areas.
(d)
To the Clerk of any adjoining municipality or
municipalities when the property involved is located within 200 feet
of said adjoining municipality or municipalities. Notice shall be
given by personal service or certified mail.
(e)
To the Middlesex County Planning Board when
the application for development involves property adjacent to an existing
County road or proposed road as shown on the County Official Map or
the County Master Plan, adjoining other County land, impacts a County
drainage structure or situated within 200 feet of a municipal boundary.
Notice shall be given by personal service or certified mail.
(f)
To the Commissioner of Transportation of the
State of New Jersey when the property abuts a state highway or impacts
a New Jersey Department of Transportation drainage or other structure.
Notice shall be given by personal service or certified mail.
(g)
To the Director of the Office of State Planning
when the hearing involves an application for the development of property
which exceeds 150 acres or 500 dwelling units, in which case the notice
shall include a copy of any maps or documents required to be on file
with the Administrative Officer. Notice shall be given by personal
service or certified mail.
(h)
To a public utility, cable television company
or local utility which possesses a right-of-way or easement within
the municipality and which has registered with the municipality in
accordance with N.J.S.A. 40:55D-12.1 by:
[1]
Serving a copy of the notice on the person whose
name appears on the registration form on behalf of the public utility,
cable television company or local utility; or
[2]
Mailing a copy thereof by certified mail to
the person whose name appears on the registration form at the address
shown on that form.
(3)
Upon the written request of an applicant, the Township
Tax Collector shall, within seven days, make and certify a list from
current tax duplicates of names and addresses of owners within the
Township to whom the applicant is required to give notice. Failure
to give notice to any lot owner not on the list obtained in such manner
shall not invalidate any hearing or proceeding. A sum, not to exceed
the maximum set forth in N.J.S.A. 40:55D-12e, shall be charged for
such list.
(4)
The applicant shall be responsible for giving proper
notice to all property owners.
(5)
The applicant shall file an affidavit of proof of
service with the Planning Board or Zoning Board of Adjustment, as
the case may be.
(6)
The notice shall state the date, time and place of
the hearing and the nature of the matters to be discussed, including
a precise description of any requested variances or design standards,
existing variances from current Land Development Chapter provisions,
an identification of the property proposed for development by street
address, if any, or by reference to lot and block numbers as shown
on the current tax duplicate in the Township Tax Assessor's office;
and the location and times at which any maps or documents for which
approval is sought are available for inspection.
[Amended 12-28-1998 by Ord. No. O-11-98-25]
A.
Any interested party desiring to appeal a final decision
of the Zoning Board of Adjustment approving a use variance may appeal
to the Township Committee.
B.
Such appeal shall be made within 10 days of the date
of publication of such final decision. The appeal to the Township
Committee shall be made by serving the Township Clerk in person or
by certified mail with a notice of appeal specifying the grounds thereof
and the name and address of the appellant and the name and address
of his or her attorney, if represented.
C.
The appellant shall either within five days of serving
notice of the appeal, arrange for a transcript for use by the Township
Committee and pay a deposit of $50 or the estimated cost of such transcription,
whichever is less, provided that the charge by the Township to the
applicant for the transcript shall not exceed the maximum permitted
in N.J.S.A. 2A:11-15; or within 35 days of serving notice of the appeal,
submit a transcript to the Township Clerk for use by the Township
Committee. Should the appellant neither arrange for nor submit a transcript
as provided hereinabove, the Township Committee may dismiss the appeal
for failure to prosecute. All transcripts shall be certified in writing
by the transcriber to be accurate.
D.
Notice of the meeting to review the record shall be
given by the Township Committee by personal service or certified mail
to the appellant, to those entitled to notice of a decision and to
the Zoning Board of Adjustment, at least 10 days prior to the date
of the meeting. The appeal shall be decided by the Township Committee
only upon the record established before the Zoning Board of Adjustment.
The parties shall submit written arguments on the record at least
two weeks prior to the Township Committee meeting and may submit oral
arguments at such meeting. The Township Committee shall provide for
verbatim recording and transcript of such meeting.
E.
The Township Committee shall conclude a review of
the record not later than 95 days from the publication of the notice
of the subject decision of the Zoning Board of Adjustment, unless
the appellant consents, in writing, to an extension of such period.
Failure of the Township Committee to hold a hearing and conclude a
review of the record and to render a decision within such specified
period without such written consent of the appellant shall constitute
a decision affirming the action of the Zoning Board of Adjustment.
F.
The Township Committee, by the affirmative vote of
a majority of its full authorized membership, may reverse, remand
or affirm, wholly or in part, or may modify the final decision of
the Zoning Board of Adjustment.
G.
An appeal to the Township Committee shall stay all
proceedings in furtherance of the action in respect to which the decision
appealed from was made, unless the Board of Adjustment certifies to
the Township Committee, after the notice of appeal shall have been
filed with the Board, that, by reason of facts stated in the certificate,
a stay would, in its opinion, cause imminent peril to life or property.
In such case, proceedings shall not be stayed other than by an order
of the Superior Court on application upon notice to the Board from
whom the appeal is taken and on good cause shown.
Fees for applications or for the rendering of
any services by the Planning Board or the Zoning Board of Adjustment
or any member of their administrative staffs shall be as provided
in the Fee Ordinance of Cranbury Township.[1]
A.
A corporation or partnership applying to the Planning
Board or the Board of Adjustment for permission to subdivide a parcel
of land into six or more lots, or applying for a variance to construct
a multiple dwelling of 25 or more family units or for approval of
a site to be used for commercial purposes 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.
B.
If a corporation or partnership owns 10% or more of
the stock of a corporation or interest of 10% or greater in a partnership,
either of which is subject to disclosure pursuant to N.J.S.A. 40:55D-48.2,
that corporation or partnership shall list the names and addresses
of its stockholders holding 10% or more of its stock or interest of
10% or greater in the partnership, as the case may be; and this requirement
shall be followed by every corporate stockholder or partner in said
partnership until the names and addresses of the noncorporate stockholders
and individual partners exceeding the 10% ownership criterion act
have been listed.
D.
Any corporation or partnership which conceals the
names of the stockholders owning 10% or more of its stock or of the
individual partners owning an interest of 10% or greater in the partnership,
as the case may be, shall be subject to a fine of $1,000 to $10,000,
which shall be recovered in the name of Cranbury Township in any court
of record in the state in a summary manner pursuant to the Penalty
Enforcement Law (N.J.S.A. 2A:58-1 et seq.).
[Amended 12-28-1998 by Ord. No. O-11-98-25; 10-9-2017 by Ord. No. 09-17-14]
A Development Review Committee is hereby established to review
all applications for development or requests for review presented
to the Planning Board and the Board of Adjustment.
A.
The Development Review Committee (DRC) shall consist of five regular
members and three ex officio members. The appointees shall be three
members from the Planning Board (including one member who is either
a Class I or Class III member) to be appointed by the Chairperson,
and two members from the Zoning Board of Adjustment to be appointed
by the Chairperson of the Board of Adjustment. In addition, one alternate
member from the Planning Board and one alternate member from the Zoning
Board shall be appointed by the respective chairs of each Board, who
shall attend in the absence of that Board's regular DRC member. The
ex officio members shall be the Planning Board Planner, the Planning
Board Engineer and one appointee from the Environmental Commission.
One of the Planning Board members of the DRC, other than the Class
I or Class III member, shall be appointed as chairperson of the DRC.
The Zoning Officer and the Construction Official may provide advice
to the Development Review Committee as required. The terms of all
members shall be one year, computed from the first day of January
of the year of appointment. Vacancies shall be filled in the same
manner as the original appointment and those occurring other than
by the expiration of a term shall be filled for the duration of the
unexpired term. Members shall continue serving after the expiration
of their terms until such time as their successors shall be appointed.
The secretary to the Planning Board shall also serve as secretary
to the DRC.
B.
The Development Review Committee shall conduct informal meetings
as required, in order to review development applications. Applicants
may appear on their own behalf or may appear through an attorney,
architect or engineer. Such meetings shall be open to the public.
C.
The Development Review Committee shall have the authority to hear and decide applications for minor site plan and minor subdivision approval in accordance with the requirements of Subsection E below. Five members of the Development Review Committee shall constitute a quorum for the purposes of conducting a hearing on a minor site plan or minor subdivision application, and any approval shall be by unanimous vote. A verbatim record shall be kept of the hearing proceedings.
D.
The Development Review Committee shall have the following responsibilities:
(1)
Review and comment on the design and technical elements of any subdivision or site plan application, including concept plan and sketch plats pursuant to § 150-83A et seq., except that if such application requires a variance pursuant to N.J.S.A. 40:55D-70d, members of the DRC who are also members of Zoning Board of Adjustment shall recuse themselves. Any discussion of a site plan or subdivision application involving a "d" variance shall be limited to the technical aspects of the subdivision or site plan only.
(2)
Upon request of the Planning and Zoning Board Secretary or by the
Planning Board Engineer, determine whether an application is complete.
E.
Application for minor site plan or minor subdivision approval:
(1)
The Development Review Committee shall have the authority to decide applications for minor site plan and minor subdivision approval as defined in this chapter. In reviewing any such application, the Development Review Committee shall apply the standards set forth in Article V, Site Plan and Subdivision Standards.
(2)
(2)
All applications for minor site plan or minor subdivision approval
before the Development Review Committee shall require a formal public
hearing. At least 10 days prior to the date of the hearing, the applicant
shall provide notice to the public of the date, time and location
of the hearing in the manner specified in N.J.S.A. 40:55D-12 and 40:55D-12.1.
The secretary to the Development Review Committee shall maintain a
verbatim recording of the public hearing.
(3)
The Development Review Committee shall render its decision within
45 days of the date on which the application is deemed complete, or
within such further time as may be consented to by the applicant.
(4)
The Development Review Committee may impose reasonable conditions
on any minor site plan or minor subdivision approval.
(5)
If the Development Review Committee denies an application, or approves
an application with a condition or conditions the applicant deems
unreasonable, the applicant may re-file the application with the Planning
Board, which shall consider it de novo. The application shall be treated,
processed and decided as a new application, and principles of res
judicata shall not apply.
(6)
An applicant may, at any time, withdraw its application and refile
it with the Planning Board, which shall consider it de novo. The application
shall be treated, processed and decided as a new application, and
principles of res judicata shall not apply.
A.
The Zoning Officer shall be a person appointed by
the Township Committee.
B.
The duties of the Zoning Officer shall be as follows:
(1)
Review all applications for development to ensure
they meet the requirements of this chapter, except for those sections
where another official is specifically given enforcement or administrative
responsibilities.
(2)
Discover and ascertain the existence of any violations
of the Township Zoning Ordinance.
(3)
Investigate and inspect any alleged zoning violation.
(4)
Prevent further or continued zoning violations which
are known by him/her to exist and by every lawful means cause the
violators to cease and desist from committing such further violations.
(5)
To prosecute zoning violations in the manner provided
by law.
(6)
Make an inspection of every parcel of land, building
or structure for which a development application is requested, in
order to ascertain that said occupancy or use will comply with every
standard, regulation and requirement of this chapter for such occupation
and use.
(7)
Report to the Board of Adjustment with respect to
matters which are properly before the Board, and otherwise conduct
investigations, report to and be responsible to the Construction Official
with respect to matters pertaining to the Zoning Code and otherwise
within his/her jurisdiction.
(8)
Initiate and maintain an accurate and complete file
with respect to every alleged zoning violation or other matter investigated
and processed by him/her.
(9)
File reports of his/her activities, including the
complaints and case processed by him/her and the disposition thereof
with the Township Committee as may be directed by them.
(10)
Serve notice upon the owner of any property
found in violation of this chapter, and, if said violation is not
corrected within 60 days, prosecute a complaint to terminate said
violation before the Municipal Judge.
[Added 10-9-2017 by Ord.
No. 09-17-14]
A Zoning Committee is hereby established to advise the Township
Committee on all proposed additions or amendments to the development
regulations of the Township of Cranbury.
A.
The Zoning Committee shall comprise four regular members, consisting
of either the Class I or the Class III member of the Planning Board,
one Class IV member of the Planning Board, one member of the Zoning
Board of Adjustment, and one member of the Environmental Commission,
plus the Planning Board Planner, Planning Board Engineer, and Planning
Board Attorney. The Zoning Officer may provide advice to the Zoning
Committee as required.
B.
The terms of the regular members shall be one year, computed from
the first day of January of the year of appointment. All the regular
members shall be appointed by the Township Committee; vacancies shall
be filled in the same manner as the original appointment, and those
occurring other than by the expiration of a term shall be filled for
the duration of the expired term. Regular members shall continue serving
after the expiration of their terms until such time as their successors
shall be appointed. The Township Committee member shall serve as chairperson
of the Zoning Committee. One of the other members of the Zoning Committee
shall serve as secretary to the Zoning Committee.
C.
The Zoning Committee shall meet at the request of the chairperson.
All meetings of the Zoning Committee shall be informal and shall not
require a quorum or notice. The advice, work product or decisions
of the Zoning Committee shall not be binding and shall be provided
to the Township Committee on a strictly advisory basis. No formal
record or minutes of the Zoning Committee are required, but may be
kept at the request of the chairperson.
D.
The Zoning Committee shall have the following responsibilities:
(1)
Recommend additions or amendments to the development regulations
that are initiated by the Zoning Committee or that have been referred
to the Zoning Committee by the Township Committee.
(2)
Prepare drafts of additions or amendments to the development regulations
of the Township of Cranbury and supporting materials, documents, maps
or exhibits in connection with such revisions.
E.
The Zoning Committee shall have the authority in its discretion to
request information from outside sources, including residents and
members of the business community, provided that no cost shall inure
to the Township as a result.
