[Ord. No. 95-2415; Ord. No. 97-2495]

A. Required Documents.

Prior to the issuance of a Certificate of Completeness for scheduling of a final plat of a major subdivision for public hearing, the Planning Board Secretary or the Board of Adjustment Secretary shall determine that the following has been submitted in proper form. The Planning Board Secretary or the Board of Adjustment Secretary may schedule a public hearing upon submission of items 1 through 9.

1. Required application fees as set forth in Section 16-314 of this Chapter. (The Township will compute the fee and bill the applicant after submission of the application and plan). Twenty (20) sets of plans meeting the following requirements as well as fifteen (15) copies of the Final Major Subdivision Plat reduced to an 11" x 17" sheet of paper. [Ord. No. 97-2495]

2. Township Engineer's correspondence stating the application be deemed complete for engineering review.

3. Copy of the application for granting of CAFRA Permit, where required and if submitted.

4. Proof that no taxes or assessments for local improvements are due or delinquent on the property or if it is shown that taxes or assessments are delinquent, then any approval shall be conditioned upon the payment of such outstanding taxes or assessments.

5. A Certificate of Title, which may be on the plat (signed by the owner and notarized) or in letter form, signed by a member of the New Jersey Bar or by a Title Officer or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certificate shall confirm that the owner of the premises in question is the owner as shown on the plat. If the applicant is not the property owner, then affidavit from the owner permitting contract/purchaser to apply for major subdivision approval is required.

6. If the applicant seeks waiver(s) from any checklist item, then submission of a written request citing the specific requirement by section number, and stating reasons for the waiver(s).

7. Where in the opinion of the Department of Planning and Development a proposed project would be substantially altered depending upon the extent and configuration of freshwater wetlands on or near the subject property. A Letter of Interpretation from the New Jersey Department of Environmental Protection and Energy in order for an application to be deemed complete. For the purposes of this provision "substantially altered" shall be defined to include, but not be limited to the following:

Where the actual extent and configuration of freshwater wetlands would result in:

a. Change in the number of lots proposed within a subdivision.

b. Change the size or location of any principal structure, road or driveway, excluding driveways accessing single-family dwellings or duplexes.

c. Change the location and/or number of parking spaces proposed excluding parking for single family dwellings or duplexes.

d. Change in any way the number and extent of any bulk variances required.

8. A detailed narrative description of the proposed project including the proposed use of the land or building, the type and extent of construction activity proposed and the number of parking spaces to be provided and/or added. Said narrative shall also, where pertinent, describe the operational aspects of the proposed use including hours of operation, including peak periods, and expected vehicular activity.

9. If the applicant is a corporation or partnership, then the names and addresses of each individual holding ten (10%) percent or more interest in the corporation or partnership shall be provided.

B. Plat Requirements.

1. General Requirements. A final plat may, for all or any portion of an approved preliminary plat, be submitted to the Municipal Agency within three (3) years of the date of approval of the preliminary plat.

a. A final plat shall be drawn at a scale of not less than one hundred (100') feet to the (1") inch, shall conform to the provisions of Chapter 141 of the Laws of 1960 of the State of New Jersey, Map Filing Law, as amended and supplemented, specified herein.

b. All dimensions, both linear and angular, of the exterior boundaries of the subdivision and all lots and all lands reserved or dedicated for public use shall balance and their description shall close within a limit of error of not more than one (1) part in ten thousand (10,000) identified by a note on the plan indicating the error of closure.

c. Unless specifically waived by the Township Engineer, the bearing system used on the exterior boundaries of the final plat shall conform to the New Jersey State Plane Coordinate System or the plat shall show bearings based on said system in addition to any other bearings conforming to the New Jersey State Plane Coordinate System shall be enclosed in brackets.

d. Unless specifically waived by the Township Engineer, coordinates, based on the New Jersey State Plane Coordinate System (X and Y) shall be shown, individually or in tabular form, for the monumented (existing or proposed) corners of the exterior boundary of the tract.

e. The source of New Jersey State Plane Coordinate System information shown as required above shall be noted on the final plat.

2. Purpose of Final Plat. A final plat and supporting drawings and documents for a proposed subdivision constitute the complete and fully detailed and documented development of the subdivision proposal and becomes the basis for the construction of the subdivision and inspection by the Township Engineer, other officials and Planning Board, or Board of Adjustment. The portion of the plat intended for filing must be recorded at the County Clerk's office to have legal status.

a. The final plat shall be based on a monumented, current, certified boundary survey prepared in accordance with N.J.A.C. 13:40-5.1, Preparation of Land Surveys. The date of the survey and the name of the person making the same shall be shown on the map. If twelve (12) months or more have passed since the date or date of last recertification of the survey, it shall be recertified and, if necessary, brought up-to-date. Any necessary revisions from the survey used as a base for the tentative plat shall be specifically noted.

b. All monuments in accordance with Chapter 141 of the Laws of 1960 of the State of New Jersey, including all monuments found, monuments set, and monuments to be set, and an indication of monumentation found and reset.

c. Tract boundary lines, right-of-way lines of streets, easements and other rights-of-way; land to be reserved or dedicated to public use, all lot lines and site easement lines, with accurate dimensions and bearings and radii, tangents, chords, arcs and central angles of all curves and all front, rear and side (or yard) setback lines.

d. Lot and block numbers shown on the final plat shall conform to the Township Tax Map (or proposed revisions thereof) and shall be obtained by the applicant's engineer from the Township Engineer. Proposed house numbers shall be obtained from the Township Building Department and shall be shown encircled on the final plat, or on one (1) of the attachments thereto. The Township Engineer shall not affix his signature to the final plat unless the applicant has fully complied in this regard.

e. Subdivision names and street names shown on the final plat shall not be the same or similar to any name of any existing subdivision or street in the Township and shall be approved by the Department of Planning and Development.

3. _____

a. Utility layouts, specifications and cross-sections (sewers, water, gas, electric, telephone, etc.), showing feasible connections to any existing or proposed utility systems; provided, however, that detailed layouts of gas, electric, and telephone lines are not required. An indication of these on a typical road cross-section shall be sufficient. Layouts shall include proposed locations of street lights and fire hydrants. If private utilities are proposed, they shall comply with all local, County and State regulations.

b. Where required by the Township Engineer, cross-sections of proposed streets to at least ten (10') feet outside of any grading limit at intervals of at least one hundred (100') feet of all proposed street.

c. The tops of the banks and boundaries of the floodways and flood hazard areas of all existing watercourses, where such have been delineated and/or such other information as may assist the Board in the determination of floodway and flood hazard area limits.

d. Unless waived by the Board, a detailed plan setting forth the type and location of all traffic control and regulatory devices. This plan shall have been approved by, or in the opinion of the Township Engineer be likely to be approved by the New Jersey Department of Transportation. This plan shall be prepared by consultation with the Township Engineer and the Township Police Department and shall provide for all appropriate traffic control measures necessary for the health, safety, convenience, and well being of those occupying, or likely to occupy, the subdivision between final approval and final acceptance. This plan shall be accompanied by the formal request referred to in Section 16-410.A.

e. Sectionalization of final plats shall be in conformance with the sectionalization and staging plan, if any, approved with the preliminary plat.

f. A grading plan showing existing and proposed grading contours at one (1') foot intervals throughout the tract, except if slopes exceed five (5%) percent, a two (2') foot interval may be used, and if they exceed ten (10%) percent, a five (5') foot interval is permissible. Datum shall be United States Coast and Geodetic Survey datum (MSL=0) and source of datum shall be noted. In addition to proposed grading contours, sufficient additional spot elevations shall be shown to clearly delineate proposed grading, including corner elevations of buildings and first floor and basement elevations.

g. The limits of all areas of proposed cuts and fills (exclusive of excavations for basements) shall be clearly designated.

h. The final subdivision plans shall include all data required for the preliminary plat of the major subdivision and shall be drawn to incorporate all changes required as a condition of preliminary major subdivision approval.

4. Such other information as the Board and/or Township Engineer may request during review.

C. Conditions of Approval.

Any approval of an Application for Development of a final plat of a major subdivision shall be subject to the following conditions being satisfied within a period of time specified by the Planning Board or Board of Adjustment, prior to the signing of the plat of issuance of a development permit.

1. Payment of any outstanding real estate taxes.

2. Submission of additional prints of the plat map and attachments for distribution, if required.

3. Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board or Board of Adjustment Secretary) the time set forth in Section 16-303.E. of this Chapter.

4. Final Monmouth County Planning Board approval (if not previously obtained).

5. Final Township of Middletown Sewerage Authority approval (if not previously obtained).

6. Final Monmouth Consolidated Water Company approval.

7. Final JCP&L Company, N.J. Natural Gas Company, Bell Telephone and Cable Television Company service agreement.

8. Certification of Soil Erosion and Sediment Control Plans (if not previously obtained).

9. Bureau of Fire Prevention approval (if not previously obtained).

10. Granting of New Jersey Freshwater Wetlands "Letter of Interpretation" (if required).

11. Certification of approval of plans for drainage or watercourse diversions by the State of New Jersey, Department of Environmental Protection, where required.

12. Granting of a Coastal Area Facilities Review Act (CAFRA) Permit (where required).

13. Approval of any required riparian grants or licenses.

14. Granting of any required construction permits.

15. Posting of required performance guarantees.

16. Payment of required inspection fees.

17. Evidence of a comprehensive general liability insurance policy in an amount not less than three hundred thousand ($300,000.00) dollars per occurrence indemnifying and saving harmless the Township and its agencies, employees and agents from any liability for any acts of the subdivider or his agents, contractors or employees in the implementation of the approved subdivision.

The insurance policy shall provide for ten (10) days' notice to the Township prior to cancellation. It shall be a violation of this Chapter for any property owner, subdivider or builder to carry on the construction of a subdivision without having current valid evidence of insurance on file.

18. Any other conditions which may be imposed by the Board or may be required by Federal, State or local law.

19. A condition setting forth the time within which all other conditions must be met as described in Section 16-303.F. of this Chapter.

20. In the event that the application requires an approval from another governmental agency, then municipal approval is conditioned upon receiving approval from said governmental agency.

21. Final major subdivision plats prepared on a digital medium (formatted for AutoCAD or equivalent format) shall provide a copy of the full set of approved plans on a 3-1/2" diskette.

D. Certification.

In the event that the Application for Development for a final plat of a major subdivision is approved, a certification to that effect in this form:

Approved as a final plat of a major subdivision by Middletown Township Planning Board (Board of Adjustment) on _______________.

Attest: Chairman

Secretary Date

This plat must be filed in the office of the Clerk of Monmouth County on or before _____ which date is ninety-five (95) days after the date upon which this plat was signed.

Secretary shall be endorsed on the plat and the original reproducible thereof shall be provided to the Board by the applicant. Said original shall be signed by the Chairman and Secretary of the Board and the Township Engineer (as to the map filing law certification) after they receive a certification from the Administrative Office (Township Planner) that all conditions of approval have been satisfied. After signature, plat shall be reproduced as provided for in Section 16-604 of this Chapter and the signed original shall be returned to the applicant for filing.

E. Filing of Approved Plat.

If the applicant desires to proceed with a subdivision for which final approval has been granted, the applicant shall file with the County Recording Officer a plat map drawn in compliance with the New Jersey Map Filing Law N.J.S.A. 46:23 as amended and supplemented, within ninety-five (95) days from the date upon which plat was signed by the Board Chairman and Secretary. The applicant shall, within one (1) week after filing the subdivision with the County Recording Officer, notify in writing, the Township Engineer and Township Tax Assessor of the date of filing of the subdivision with the County Recording Officer and the case and sheet or page number for the filed map. A duplicate tracing of the filed map indicating thereof the filing date shall be obtained from the County Recording Officer by the Township Clerk who shall distribute copies of the filed map to appropriate municipal officials. In the event the subdivider fails to so file within the period allowed, the approval of the plat shall expire unless, prior to expiration, such time is extended by the Board for a period not to exceed ninety-five (95) days for good cause shown.

F. Final Approval.

Application for final subdivision approval shall be granted or denied within forty-five (45) days of submission of a complete application to the Administrative Officer (Township Planner) or within such further time as may be consented to by the applicant.

Final approval shall expire two (2) years from the date of the passage of the resolution of final approval unless if during that time all conditions provided for in the resolution of approval have not been fully complied with, performance guarantees posted, and the plans signed by the appropriate officials, and the plats duly filed with the County Recording Officer, the Township Engineer, and the Township Tax Assessor. The Board may, for good cause shown, extend the period in which to fulfill all conditions and perfect the approval. Whenever the Board grants an extension of final approval and the approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The Board shall grant an extension of final approval for a period determined by the Board but not exceeding one (1) year from what would otherwise be the expiration date, but not to exceed a total of three (3) extensions, if the developer proves to the reasonable satisfaction of the Board that the developer was prevented from proceeding with the development and that the developer applied promptly for and diligently pursued the required approvals. A developer shall apply for the extension before (1) what would otherwise be the expiration date of the preliminary approval or (2) the ninety-first (91st) day after the developer receives the last legally required approval from other governmental entities, whichever occurs later.

G. Effect of Final Approval.

1. The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer at preliminary approval, whether conditionally or otherwise, shall not be changed for a period of two (2) years after the date of final approval; provided that in the case of major subdivision the rights conferred by this section shall expire if the plat has not been duly recorded within the required time period. If the developer has followed the standards prescribed for final approval and, in the case of a subdivision, has duly recorded the plat, the Board may extend such period of protection for extensions of one (1) year, but not to exceed three (3) extensions. Notwithstanding any other provisions of N.J.S.A. 40:55D-1 et seq., the granting of final approval terminates the time period of the rights conferred by preliminary approval for the section granted final approval.

2. In the case of a subdivision for a planned unit development or planned unit residential development or residential cluster of fifty (50) acres or more or conventional subdivision or site plan for one hundred fifty (150) acres or more, the Board may grant rights for such period of time, longer than two (2) years as shall be determined by the Board to be reasonable taking into consideration (1) the number of dwelling units and nonresidential floor area permissible under final approval, (2) economic conditions and (3) the comprehensiveness of the development. The developer may apply for thereafter, and the Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Board to be reasonable taking into consideration (1) the number of dwelling units and nonresidential floor area permissible under final approval, (2) the number of dwelling units and nonresidential floor area remaining to be developed, (3) economic conditions and (4) the comprehensiveness of the development.

H. Combined Preliminary and Final Major Subdivision Approval.

An applicant may require and the Planning Board or Board of Adjustment may consent to accept an Application for Development for combined preliminary and final major subdivision approval provided that:

1. The proposed development is not to be constructed in sections or stages.

2. The applicant pays the application fees and provides all submissions required for both preliminary and final applications.

3. Any notice of hearing requirements applicable to the preliminary plat stage are complied with.

4. The applicant consents to the time limits for action by the Board to be the greater of the limits set for either preliminary or final approval.

5. The Board is satisfied that the scope of the project is not so large or so complex as to require the additional review time which separate applications would provide. Any approval granted by the Board or such combined application shall confer upon the applicant all the rights set forth in this section for final approval.

I. Display of Final Plat.

The subdivider or his agent shall keep a clear and legible copy of the approved final plat in plain view in a prominent location in his offices and/or salesrooms from which sales in the approved subdivisions are made so that prospective purchasers may have the opportunity to learn the special conditions, if any, under which approval was given.

[Ord. No. 95-2415]

A. Required Documents.

Prior to the issuance of a Certificate of Completeness for scheduling of a final plat of a major site plan for public hearing, the Planning Board Secretary or the Board of Adjustment Secretary shall determine that the following has been submitted in proper form. The Planning Board Secretary or the Board of Adjustment Secretary may schedule final plat of a major site plan for public hearing upon submission of items 1 through 10.

1. Required application fees as set forth in Section 16-314 of this Chapter. (The Township will compute the fee and bill the applicant after submission of the application plan. Twenty (20) sets of plans meeting the following requirements as well as fifteen (15) copies of the final major site plan reduced to an 11" X 17" sheet of paper.[Ord. No. 97-2495]

2. Township Engineer's correspondence stating the application be declared complete for review.

3. Copy of the application for granting of CAFRA Permit, where required, and if submitted.

4. Proof that no taxes or assessments for local improvements are due or delinquent on the property or if it is shown that taxes or assessments are delinquent, then any approval shall be conditioned upon the payment of such outstanding taxes or assessments.

5. A Certificate of Title, which may be on the plat (signed by the owner and notarized or in letter form, signed by a member of the New Jersey Bar or by a Title Officer or authorized agent of a title insurance company licensed to do business in the State of New Jersey, which certificate shall confirm that the owner of the premises in question is the owner as shown on the plat. If the applicant is not the property owner, then an affidavit from the owner permitting the contract/purchaser to apply for major subdivision is required.

6. If the applicant seeks waiver(s) from any checklist item, then submission of a written request citing the reasons for the waiver(s) is required.

7. Where in the opinion of the Department of Planning and Development, a proposed project would be substantially altered depending upon the extent and configuration of freshwater wetlands on or near the subject property. A Letter of Interpretation from the New Jersey Department of Environmental Protection and Energy is needed in order for an application to be deemed complete. For the purposes of this provision "substantially altered" shall be defined to include, but not limited to the following:

Where the actual extent and configuration of freshwater wetlands would result in:

a. Change in the number of lots proposed within a subdivision.

b. Change the size or location of any principal structure, road or driveway, excluding driveways accessing single family dwellings or duplexes.

c. Change the location and/or number of parking spaces proposed, excluding parking for single-family dwellings or duplexes.

d. Change in any way the number and extent of any bulk variances required.

8. A detailed narrative description of the proposed project including the proposed use of the land or building, the type and extent of construction activity proposed and the number of parking spaces to be provided and/or added. Said narrative shall also, where pertinent, describe the operational aspects of the proposed use including hours of operation, including peak periods, and expected vehicular activity.

9. All site plans shall include all proposed signs including size, material and location. A typical sign detail shall be submitted for multi-tenants.

10. If the applicant is a corporation or partnership, then the names and addresses of each individual holding ten (10%) percent or more interest in the corporation or partnership shall be provided.

B. Plat Requirements.

The final plat shall include all data required for the preliminary plat of the major site plan and shall be drawn to incorporate all changes required as a condition of preliminary approval and shall be drawn by persons and to specifications as required for a preliminary plat and shall be titled "Final Plat - Major Site Plan." For combined preliminary and final site plan applications the plat shall be titled "Preliminary and Final Plat Major Site Plan."

C. Conditions of Approval.

Any approval of an Application for Development of a final plat of a major site plan shall be subject to the following conditions being satisfied, within a period of time specified by the Planning Board or Board of Adjustment, prior to signing of the plat or issuance of a Development Permit:

1. Payment of any outstanding real estate taxes.

2. Submission of additional prints of the plat map and attachments for distribution, if required.

3. Publication of a notice of the decision of the Board by the Administrative Officer (Planning Board or Board of Adjustment Secretary) within the time set forth in Section 13-303.E. of this Chapter.

4. Final Monmouth County Planning Board approval (if not previously obtained).

5. Final Middletown Township Sewerage Authority approval (if not previously obtained).

6. Final Monmouth Consolidated Water Company approval.

7. Final JCP&L. Company, N.J. Natural Gas Company, Bell Telephone Company, and Cable Television Company Service Agreements (if applicable).

8. Certification of Soil Erosion and Sediment Control Plans (if not previously obtained).

9. Bureau of Fire Prevention approval (if not previously obtained).

10. Granting of State Wetlands Permit (if required).

11. Certification of approval of plans for drainage or watercourse diversions by the State of New Jersey, Department of Environmental Protection, where required.

12. Granting of a Coastal Area Facilities Review Act (CAFRA) permit, where required.

13. Approval of any required riparian grants or licenses.

14. Granting of any required construction permits.

15. Posting of required performance guarantees.

16. Payment of required inspection fees.

17. Evidence of a comprehensive general liability insurance policy in an amount not less than three hundred thousand ($300,000.00) dollars per occurrence indemnifying and saving harmless the Township and its agencies, employees and agents from any liability for any acts of the developer or his agents from any liability for any acts of the developer or his agents, contractors or employees in implementing of the approved site plan. The insurance policy shall provide for ten (10) days' notice to the Township prior to cancellation.

It shall be a violation of this Chapter for any property owner, developer or builder to carry on the construction of the site without having current valid evidence of insurance on file.

18. Any other conditions which may be imposed by the Board or may be required by Federal, State, or local law.

19. A condition setting forth the time within which all other conditions must be satisfied as described in Section 16-303.F. of this Chapter.

20. In the event that the application requires approval from another governmental agency, then municipal approval is conditioned upon receiving approval from said governmental agency.

21. Final major site plans prepared on a digital medium (formatted for AutoCAD or equivalent format) shall provide a full set of approved plans on a 3-1/2" diskette. [Ord. No. 97-2495]

D. Certification.

In the event that the Application for Development for a final plat of a major site plan is approved, a certification to that effect in this form:

Approved as a final plat of a major site plan by the Township of Middletown Planning Board (Board of Adjustment) on _______________.

Attest: Chairman

Secretary Date

Township Engineer Date

Township Planner Date

shall be endorsed on the plat and the original reproducible thereof shall be provided to the Board by the applicant. Said original shall be signed by the Chairman and Secretary of the Board after they receive a certification from the Administrative Officer (Township Planner) that all conditions of approval have been satisfied. After signature, the plat shall be distributed as provided for in Section 16-604.G. of this Chapter and the original shall be returned to the applicant.

E. Filing of Approved Plat.

If the applicant desires to proceed with a subdivision for which final approval has been granted, he shall file with the County Recording Officer a plat map drawn in compliance with Chapter 141 of the Laws of 1960, as amended and supplemented, within ninety-five (95) days from the date upon which plat was signed by the Planning Board Chairman and Secretary. The applicant shall, within one (1) week after filing the subdivision with the County Recording Officer, notify in writing, the Township Engineer and Township Tax Assessor of the date of filing of the subdivision with the County Recording Officer and the case and sheet or page number for the filed map. A duplicate tracing of the filed map indicating thereof the filing date shall be obtained from the County Recording Officer by the Township Clerk who shall distribute copies of the filed map to appropriate municipal officials. In the event the subdivider fails to so file within the period allowed, the approval of the plat shall expire unless, prior to expiration, such time is extended by the Board for a period not to exceed ninety-five (95) days for good cause shown.

F. Final Approval.

Application for final site plan approval shall be granted or denied within forty-five (45) days of submission of a complete application to the Administrative Officer (Township Planner) or within such further time as may be consented to by the applicant.

Final approval shall expire two (2) years from the date of the passage of the resolution of final approval, unless if during that time all conditions provided for in the resolution of approval have not been fully complied with, performance guarantees posted, and the plans signed by the appropriate officials. The Board may, for good cause shown, extend the period in which to fulfill all applicable conditions and perfect the approval. Whenever the Board grants an extension of final approval and the approval has expired before the date on which the extension is granted, the extension shall begin on what would otherwise be the expiration date. The Board shall grant an extension of final approval for a period determined by the Board but not exceeding one (1) year from what would otherwise be the expiration date, but not to exceed a total of three (3) extensions, if the developer proves to the reasonable satisfaction of the Board that the developer was prevented from proceeding with the development and that the developer applied promptly for and diligently pursued the required approvals. A developer shall apply for the extension before (1) what would otherwise be the expiration date of the preliminary approval or (2) the ninety-first (91st) day after the developer receives the last legally required approval from other governmental entities, whichever occurs later.

G. Effect of Final Approval.

1. The zoning requirements applicable to the preliminary approval first granted and all other rights conferred upon the developer at preliminary approval, whether conditionally or otherwise, shall not be changed for a period of two (2) years after the date of final approval. If the developer has followed the standards prescribed for final approval, the Board may extend such period of protection for extensions of one (1) year but not to exceed three (3) extensions. Notwithstanding any other provisions of N.J.S.A. 40:55D-1 et seq., the granting of final approval terminates the time period of the rights conferred by preliminary approval for the section granted final approval.

2. In the case of a site plan for a planned unit development or planned unit residential development or residential cluster of fifty (50) acres or more or site plan for one hundred fifty (150) acres or more, the Board may grant rights for such period of time, longer than two (2) years as shall be determined by the Board to be reasonable taking into consideration (1) the number of dwelling units and nonresidential floor area permissible under final approval, (2) economic conditions and (3) the comprehensiveness of the development. The developer may apply for thereafter, and the Board may thereafter grant, an extension of final approval for such additional period of time as shall be determined by the Board to be reasonable taking into consideration (1) the number of dwelling units and nonresidential floor area permissible under final approval, (2) the number of dwelling units and nonresidential floor area remaining to be developed, (3) economic conditions, and (4) the comprehensiveness of the development.

3. Final approval will expire two (2) years from the date of passage of the resolution of final approval if during that time all conditions provided for in the resolution of approval have not been fully complied with, performance guarantees posted, and the plans signed by the appropriate officials. The Planning Board may, for good cause shown, extend this time period.

H. Combined Preliminary and Final Major Site Plan Approval.

An applicant may request and the Planning Board or Board of Adjustment may consent to accept an Application for Development for combined preliminary and final major site plan approval provided that:

1. The proposed development is not to be constructed in sections or stages.

2. The applicant pays the application fees and provides all submissions required for both preliminary and final applications.

3. Any notice of hearing requirements applicable to the preliminary plat stage are complied with.

4. The applicant consents to the time limits for action by the Board to be the greater of the limits set for either preliminary or final approval.

5. The Board is satisfied that the scope of the project is not so large nor so complex as to require the additional review time which separate applications would provide.

Any approval granted by the Board on such combined application shall confer upon the applicant all the rights set forth in this section for final approval.