(A) Purpose. The opportunity to submit a GDP is intended to provide a means to coordinate long-range public and private planning of large-scale development projects in those zoning districts where GDP's are permitted. Approval of a GDP is intended to provide protections as set forth in § 40:55D-45.1 prior to preliminary and final site plan and/or subdivision approvals. Approval of a GDP is separate, and must be acted upon separately, from preliminary and final site plan/or subdivision approvals.
(B) Eligibility.
(1) Applicants of large tracts of land shall be permitted to file a GDP application prior to, or simultaneously with, the filing of a preliminary subdivision or site plan application provided all the requirements are met for each form of application. For purposes of this chapter, "large tracts of land" as used herein shall mean tracts of 100 acres or greater.
(2) Applicants may submit GDP plans for review and approval simultaneously with separate site plan and/or subdivision applications which may, or may not, contain conditional use and/or variance requests for any phase of the GDP.
(C) Filing procedures; items required.
(1) The applicant shall file with the Administrative Officer at least 21 days prior to the meeting of the reviewing board at which such application is to be considered: 15 black-on-white copies of the GDP in plat form together with any supporting data, two completed copies of the application form, two copies of the Voorhees Township Land Development Review Submission Checklist indicating a submission of all requirements for GDP approval along with two copies of all items required for such approval as set forth on such checklist and the applicable fees. All plats shall be folded to file folder size with the title block facing out.
(2) The plat and accompanying written and other data, and reports, shall be prepared by appropriate professional experts, licensed by the State of New Jersey when applicable, in sufficient detail to allow for reasonable review by the reviewing board's own experts at the applicants expense and shall include the following:
(a) Be clearly and legibly drawn.
(b) Graphic scale not less than one inch equals 200 feet. If more than one sheet is required, a separate sheet showing the overall site on one sheet shall be submitted as a cover page to the complete set of plans. Sheet sizes shall be no larger than 36 inches by 42 inches.
(c) As part of the land use plan, the GDP shall set forth the number of dwelling units, the amount of nonresidential floor space, the residential density and the nonresidential floor area ratio for the planned development, in its entirety, and by sections according to any schedule which sets forth the timing of sections of the development. The proposed land use plan shall indicate the total tract area and the general locations of the land uses to be included in the development, including existing and proposed lot lines and the area of each lot. The total number of dwelling units by types and locations and the nonresidential floor area by types and location shall be delineated on the overall plan, and identified according to any proposed sections of development according to a timing schedule. A legend shall identify the land area devoted to each land use type with a calculation of the residential density and the gross floor area within each section and in the overall tract.
(d) A circulation plan showing the general location and types of transportation facilities including pedestrian ways, off-street parking and loading spaces, aisles, driveways, and streets, as well as proposed improvements to the existing transportation and highway system, either on-site or off-tract, along with a report analyzing the impact of traffic generated by the proposed GDP on nearby roadways.
(e) An open space plan showing the proposed area and general location of parks and any other land area to be set aside for open space, wetlands, other conservation areas, recreational areas, and buffer areas together with a general description of any improvements proposed to be made thereon, including a plan for the operation and maintenance of these areas and the design and layout of landscaping as required by the Township Landscape Ordinance. The submission shall include the proposed governing documents and bylaws of any homeowners, community or condominium association to be established.
(f) A utility plan indicating the need for and showing the proposed locations of the sewage collection and treatment system; water supply and distribution system, drainage facilities, gas, CATV, telephone and electric supplies, lighting, proposed methods of handling solid waste disposal, the recycling of recyclable materials, and a plan for the operation and maintenance of the proposed utilities.
(g) The proposed, schematic stormwater management plan and topographical survey setting forth the proposed method of controlling and managing storm water on-site and, if appropriate, related off-tract stormwater management facilities.
(h) An environmental inventory including a general description of the vegetation and any major wooded areas; soil types; topography; geology; surface hydrology including wetlands and wetland buffer areas, stream corridors, floodways and flood hazard areas; climate; cultural resources of the site; existing and manmade structures or features; and the probable impact of the development on the environmental attributes of the site.
(i) A community facility plan indicating the scope and type of supporting community facilities which may include, but not be limited to, educational, cultural, historic, library, hospital, fire house, police station, and recreation uses.
(j) A housing plan setting forth the number of housing units to be provided and the extent to which any housing obligation assigned to the township under the Fair Housing Act and the rules of the Council on Affordable Housing will be provided by the development, if applicable.
(k) A local service plan indicating those public services which the applicant proposes to provide and which may include, but are not limited to, water service, sewage collection and treatment, electric, gas, telephone service, cable TV, solid waste collection and disposal, and a plan for separation and recycling of recyclable materials sufficient to allow a determination that adequate capacity exists for such utilities.
(l) A fiscal report estimating the demand on municipal services to be generated by the development and any financial impacts to be faced by the township or the local and regional school districts as a result of the development including a projection of tax revenues for the township, local and regional school districts, fire district and county according to a projected timing schedule for completion of the development.
(m) A proposed timing schedule including the terms and conditions intended to protect the interests of the public and of the residents and nonresident occupants of any section of the development prior to completion of each section as well as prior to completion of the entire development. Each section of the development shall coordinate the applicant's interest with the public interest in such things as the size of each phase, financing costs, bonding and mixed uses with logical infrastructure improvements that function properly at the end of each section. Logical infrastructure shall include, but not be limited to, the water distribution system and fire hydrants, sewage collection and treatment system, coordinated on-site circulation systems, off-tract road improvements, dedicated open space, stabilized soil, and stormwater control facilities.
(n) An estimate of the cost of completing required public and common services including recreational amenities, circulation system improvements, utility lines, community facilities, and such other improvements as may be deemed necessary. This estimate shall include the cost of all on-site improvements and a fair share of all required off-site improvements.
(o) A written, proposed, Applicant's Agreement between the township and the applicant or its assignees. A draft agreement shall be initiated by the applicant and submitted simultaneously with the GDP application. Any revised draft shall be based upon the approval of the GDP and shall be submitted prior to or as part of a preliminary and/or final subdivision or site plan approval for any phase or section of the development. The final agreement shall be executed following, but as a condition of, final subdivision or site plan approval of any phase or section of the development, and shall thereafter be amended, as appropriate, for each subsequent phase or section of the development. The agreement shall specify:
1. The length of time within which the zoning rights are vested, not to exceed the period(s) set forth in the reviewing board's resolution approving the GDP and in paragraph (D)(5) of this section; and
2. The applicant's commitments to completing any applicable infrastructure improvements, community facilities, and, if applicable, the method of participating in the township's housing program.
3. Subject to the rights of the applicant pursuant to N.J.S.A. 40:55D-45.1a and as referenced above, the applicant's obligation to reasonably remedy environmental or infrastructure problems identified by the township and required to be remedied as a result of changes in applicable state or Federal laws, ordinances or regulations.
4. The applicant's commitment to a phasing or timing schedule that includes updating of traffic, water, sewer and similar facilities as referenced in § 156.024(C)(2)(o)2. and 3. above as part of the submission of each preliminary and final plat for each phase or section of the development in order to make any necessary adjustments to the timing schedule and/or on-site or off-tract improvements for the overall GDP based on actual experience rather than initial projections. The agreement may provide the reviewing board with the right to relieve the applicant of all or portions of this obligation depending on how current the previous submissions and the data have been, how much development has occurred either on-site or in nearby areas and the degree to which other conditions affecting the issues may have changed.
5. The form of agreement shall contain the right of the township to require the applicant to provide updating or prior studies at each phase of the development and to pay the costs of increased or decreased fair share of on-site and off-tract improvements which are required by the applicable law governing such improvements based upon the pro-rata share assigned to the applicant, in order to deal with the need to accelerate, add, reduce or eliminate those improvements directly due to the development.
6. The form of agreement shall provide for cooperation in the execution of endorsements relating to permits for Federal, State, County or other governmental agencies, as permitted by law. The Applicant's Agreement executed pursuant to this § 156.024(C)(2)(o) shall be recorded against the property upon which the GDP approval is being obtained. Evidence of such recording acceptable to the Township Solicitor must be given by the Township Clerk before the Township Clerk may sign the final site plan or subdivision plans. The Applicant's Agreement executed and recorded by the applicant pursuant to this § 156.024(C)(2)(o), shall be in addition to, and not in substitution of, the Applicant's Agreement required pursuant to § 156.032 of the Township Code.
(p) Nothing herein shall be construed to lessen the applicant's obligation to abide by applicable State or Federal laws, ordinances and regulations such as environmental, infrastructure, and housing requirements which changes might require modification to the GDP approval relating to construction, funding, phasing, and/or site plan design.
(Ord. 945-99, passed 9-13-99)