A general land use plan indicating the track area and general locations of the land uses to be included in the planned development. The total number of dwelling units and amount of nonresidential floor area to be provided and the proposed land area to be devoted to residential and nonresidential use shall be set forth. Additionally, the proposed types of nonresidential uses shall be set forth, and the land area to be occupied by each proposed use shall be estimated. The density and intensity of the entire planned development shall be set forth, and a residential density and a nonresidential floor area ratio shall be provided.

A circulation plan showing the general location and types of transportation facilities, including facilities for pedestrian access, within the planned development and any proposed improvements to the existing transportation system outside the planned development.

A community facility plan indicating the scope and type of supporting community facilities which may include cultural or educational facilities, historic sites, libraries, hospitals, firehouses and police stations.

An environmental impact statement in accordance with § 30-46E, excepting subparagraph (3).

A fiscal report describing the anticipated demand on municipal services to be generated by the planned development and any other financial impacts to be faced by the City or the school district as a result of the completion of the planned development. The fiscal report also shall include a detailed projection of property tax revenues which will accrue to the City, county and school district according to the time schedule for completion of the project.

A housing plan outlining the number of housing units to be provided and the extent to which any housing obligation assigned to the City will be fulfilled by the development pursuant to N.J.S.A. 52:27D-301 et seq.

A local service plan indicating those public services which the applicant proposes to provide and which may include water, sewer, cable and solid waste disposal.

An open space plan showing the proposed land area and general location of parks and any other land area to be set aside for conservation and recreational purposes and a general description of improvements proposed to be made thereon, including a plan for the operation and maintenance of parks and recreational lands.

A stormwater management plan setting forth the proposed method of controlling and managing stormwater on the site.

A utility plan indicating the need for and showing the proposed location of sewer and water lines, any drainage facilities necessitated by the physical characteristics of the site, proposed methods for handling solid waste disposal and a plan for the operation and maintenance of proposed utilities.

A proposed timing schedule in the case of a planned development whose construction is contemplated over a period of years, including any terms or conditions which are intended to protect the interest of the public and of the residents who occupy any section of the planned development prior to the completion of the development in its entirety.

A written development agreement between the City and the developer relating to the planned development.

Any applicant for a planned development may request a preapplication conference with the staff of the Planning Board to informally discuss and clarify the development review procedures and the site plan improvement standards required by this chapter prior to the filing of a general development plan or application for development.

A request for a preapplication conference is the responsibility of the applicant and shall be made in writing to the Planning Board. The request shall include the name and address of the applicant, the location of the property proposed for development and a brief description of the nature of the proposed development. Within 10 working days following receipt of a written request for a preapplication conference, the staff of the Planning Board shall schedule a preapplication conference and notify the applicant of the date, time and location of the conference.

At the preapplication conference the applicant may present a conceptual or schematic plan, a rough draft of a general development plan or any other materials that are descriptive of the proposed development. No representations made by the developer or the staff during the course of the conference shall be binding on either party with respect to any general development plan or application subsequently submitted.

Any developer of a parcel of land greater than 100 acres in size for which the developer is seeking approval of a planned development may submit a general development plan to the Planning Board prior to the granting of preliminary approval of that development by the Planning Board pursuant to this chapter.

The Planning Board shall grant or deny general development plan approval within 95 days of submission of a complete application to the administrative officer or within such further time as may be consented to by the applicant. Failure of the Planning Board to act within the period prescribed shall constitute general development plan approval of the planned development.

The term of the effect of the general development plan approval shall be determined by the Planning Board using the guidelines set forth below, except that the term of the effect of the approval shall not exceed 20 years from the date upon which the developer receives final approval of the first section of the planned development.

In making its determination regarding the duration of the effect of approval of the development plan, the Planning Board shall consider the number of dwelling units or amount of nonresidential floor area to be constructed; prevailing economic conditions; the timing schedule to be followed in completing the development and the likelihood of its fulfillment; the developer's capability of completing the proposed development; and the contents of the general development plan, together with any conditions which the Planning Board attaches to the approval thereof.

In the event that the developer desires to modify the proposed timing schedule, the modification shall require the approval of the Planning Board. In deciding whether or not to grant approval of the modification, the Planning Board shall take into consideration prevailing economic and market conditions, actual and anticipated needs for residential unit and nonresidential space within the City and the region and the availability and capacity of public facilities to accommodate the proposed development.

In the event that the developer desires to make any variation in the location of land uses within the planned development or to increase the density of residential development or the floor area ratio of nonresidential development in any section of the planned development after the approval of the general development plan, such modifications shall require the approval of the Planning Board prior to any action taken by the developer in connection with those modifications.

Any variation in the location of land uses or increase in density or floor area ratio proposed by the developer in reaction to a negative decision made or condition imposed by the Pinelands Commission or the Department of Environmental Protection shall be approved by the Planning Board if the developer can demonstrate to the satisfaction of the Planning Board that the variation being proposed is a direct result of the determination made by the state agency.

In undertaking any section of the planned development, a developer may reduce the number of residential units or amounts of nonresidential floor space by no more than 15% or reduce the residential density or nonresidential floor area ratio by no more than 15% without applying for and obtaining the approval of the Planning Board. However, the developer may not reduce the number of residential units to be provided pursuant to N.J.S.A. 52:27D-301 without prior approval.

That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the Zoning Ordinance standards pursuant to N.J.S.A. 40:55D-65.

That the proposals for maintenance and conservation of the common open space are reliable and the amount, location and purpose of the common open space are adequate.

That provision through the physical design of the proposed development for public services, control over vehicular and pedestrian traffic and the amenities of light and air, recreation and visual enjoyment are adequate.

That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established.

In the case of a proposed development which contemplates construction over a period of years, that the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.

Upon completion of each section of the planned development as set forth in the approved general development plan, the developer shall notify the administrative officer, by certified mail, as evidence that the developer is fulfilling his obligations under the approved plan. If the City does not receive such notification at the completion of any section of the development, the administrative officer shall notify the developer, by certified mail, in order to determine whether or not the terms of the approved plan are being complied with.

If a developer does not complete any section of the planned development within eight months of the date provided for its completion in the approved general development plan, or if the City has cause to believe that the developer is not fulfilling his obligations under the approved development plan, the administrative officer shall notify the developer, by certified mail, that the developer shall have 10 days within which to give evidence that he is fulfilling his obligations under the approved plan. Thereafter, the City shall conduct a hearing to determine whether or not the developer is in violation of the approved plan. If the City at such hearing finds good cause to terminate the approval, it shall provide written notice of same to the developer and the approval shall be terminated 30 days thereafter.

In the event that a developer who has general development plan approval does not apply for preliminary approval for the planned development which is the subject of the approved general development plan within five years of the date upon which the plan was approved by the Planning Board, the City shall have cause to terminate the approval.

In the event that a planned development which is the subject of an approved general development plan is completed before the end of the term of the approval, the approval shall terminate with the completion of the planned development. A planned development shall be considered complete on the date upon which a certificate of occupancy has been issued for the final residential or nonresidential structure in the last section of the planned development in accordance with the timing schedule set forth in the approved general development plan and the developer has fulfilled all of his obligations pursuant to the approval.