Meetings of both the Planning Board and Zoning Board of Adjustment shall be scheduled no less often than once a month, and any meeting so scheduled shall be held as scheduled unless canceled for lack of applications for development to process.

Special meetings may be scheduled by the Chairman or on the request of any two (2) Board members. All meetings shall be held on notice to its members and the public in accordance with all applicable legal requirements.

No action shall be taken at a meeting unless a quorum is present other than to adjourn the meeting to a specified time and place.

All regular meetings and all special meetings shall be open to the public.

Rules. The Planning Board and Zoning Board of Adjustment shall make rules governing the conduct of hearings before such bodies, which rules shall not be inconsistent with the provisions of N.J.S.A. 40:55D-1 et seq. or of this chapter.

Oaths. The officer presiding at the hearing 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 Municipal Investigations Law, c. 38, P.L. 1953 (N.J.S.A. 2A:67A-1 et seq.), shall apply.

Testimony. 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.

Evidence. Technical rules of evidence shall not be applicable to the hearing, but the Board may exclude irrelevant, immaterial or unduly repetitious evidence.

Records. Each Board shall provide for the verbatim recording of the proceedings by either stenographer or mechanical or electronic means. The Board shall furnish a transcript or duplicate recording in lieu thereof on request to any interested party at his expense.

Public notice shall be given by publication in the official newspaper of the municipality at least ten (10) days prior to the date of the hearing.

Notice shall be given to the owners of all real property as shown on the current tax duplicate or duplicates located within two hundred (200) feet in all directions of the property which is the subject of such hearing and whether located within or without the municipality in which the applicant's land is located. Such notice shall be given by serving a copy thereof on the owner as shown on the said current tax duplicate or his agent in charge of the property or by mailing a copy thereof by certified mail to the property owner at his address as shown on the current tax duplicate. A return receipt is not required. 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 of all hearings on applications for development involving property located within two hundred (200) feet of an adjoining municipality shall be given by personal service or certified mail to the Clerk of such municipality, which notice shall be in addition to the notice required to be given pursuant to § 94-91B of this Article to the owners of lands in such adjoining municipality which are located within two hundred (200) feet of the subject premises.

Notice shall be given by personal service or certified mail to the County Planning Board of a hearing on an application for development of property adjacent to an existing county road or proposed road shown on the Official County Map or on the County Master Plan, adjoining other county land or situate within two hundred (200) feet of a municipal boundary.

Notice shall be given by personal service or certified mail to the Commissioner of Transportation of a hearing on an application for development of property adjacent to a state highway.

Notice shall be given by personal service or certified mail to the State Planning Commission of a hearing on an application for development of property which exceeds one hundred fifty (150) acres or five hundred (500) dwelling units. The notice shall include a copy of any maps or documents required to be on file with the Municipal Clerk as a part of the application for approval of the development.

Notice of hearings on applications for approval of a major subdivision, or a site plan not defined herein as a minor site plan, requiring public notice pursuant to this chapter shall be given, in the case of a public utility, cable television company or local utility which possesses a right-of-way or easement within the borough and which has registered with the borough in accordance with N.J.S.A. 40:55D-12.1, by 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 by mailing a copy thereof by certified mail to the person whose name appears on the registration form at the address shown on that form.

All notices hereinabove specified in this section shall be given at least ten (10) days prior to the date fixed for the hearing. At the time of the hearing, the applicant shall file with the Board an affidavit of proof of service, accompanied by a copy of the form of the notice served and a copy of the certified list of property owners obtained from the Borough Clerk as required by § 94-92.

Any notice made by certified mail as hereinabove required shall be deemed to be complete upon mailing in accordance with the provisions of N.J.S.A. 40:55D-14.

Form of notice. All notices required to be given pursuant to the terms of this chapter shall state the date, time and place of the hearing; the nature of the matters to be considered; 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 Municipal Tax Assessor's office; and the location and times at which any maps and documents for which approval is sought are available as required by law.

Each decision on any application for development shall be set forth in writing as a resolution of the Board, which resolution shall include findings of fact and legal conclusions based thereon.

A copy of the decision shall be mailed by the Board within ten (10) days of the date of the decision to the applicant or, if represented, then to his attorney, without separate charge. A copy of the decision shall also be mailed to persons who have requested it and who have paid the fee prescribed for such service. A copy of the decision shall also be filed by tax block and lot in the office of the Municipal Clerk, who shall make a copy of such filed decision available to any interested party upon payment of a fee calculated in the same manner as those established for copies of other public documents in the municipality.

A brief notice of every final decision shall be published by the borough in the official newspaper of the municipality. Said notice shall be sent to the official newspaper for publication within ten (10) days of the date of any such decision.

The amount of time and effort spent by the municipality and its agents in reviewing the application prior to the request for withdrawal.

The lack of finality that would result if the application were permitted to be withdrawn.

The point in the proceedings at which time the request for withdrawal is made.

The interests of any member of the public that has opposed the application and whether any such person has retained counsel or incurred other expenses.

Whether any conditions or terms could be imposed on the withdrawal to mitigate the adverse consequences of withdrawal.

Any other relevant factors or considerations that bear on the request for withdrawal.