To make, adopt and, from time to time, to amend a Master Plan to guide the use of lands within the Township in a manner consistent with the purposes of this chapter. Said Master Plan shall contain the elements set forth in N.J.S.A. 40:55D-28 and Article V of this chapter and shall be reviewed by the Planning Board for the purpose of considering amendments thereto when appropriate, but at intervals of not greater than six years.

To administer the provisions of this chapter relating to conditional use permit approval, subdivision approval and site plan review.

To participate in the preparation and review of programs or plans required by state or federal law or regulations.

To assemble data on a continuing basis as part of a continuous planning process.

To prepare annually, pursuant to N.J.S.A. 40:55D-29 to 40:55D-31, inclusive, and Article VI of this chapter, a program of municipal capital improvement projects projected over a term of six years, and amendments thereto, and recommend same to the Township Council.

In accordance with N.J.S.A. 40:55D-26, to consider and make a report to the Township Council as to any proposed development regulation, including without limitation revisions to this chapter, and also pass upon other matters specifically referred to the Planning Board by the Township Council, pursuant to the provisions of N.J.S.A. 40:55D-26(b), except for any matter under the jurisdiction of the Zoning Board of Adjustment. In the event that the Planning Board is acting under this Subsection G(6) in response to the Township Council's referral to it of a proposed development regulation, then the Planning Board shall make such report within 35 days of such referral.

Whenever an application for development requires approval of a subdivision, site plan or conditional use, but not a variance pursuant to N.J.S.A. 40:55D-70d and § 250-9G(5) of this chapter, to grant to the same extent and subject to the same restrictions as the Zoning Board of Adjustment:

To consider and make a report to the Zoning Board of Adjustment, in connection with any requests pending before the Zoning Board of Adjustment for relief pursuant to § 250-9G(5) of this chapter, as to the impact of such request on the intent and purposes of the zone plan, this chapter and the Master Plan.

To perform such other advisory duties as are assigned to it by ordinance or resolution of the governing body or other agencies or officers.

To exercise the powers set forth in N.J.S.A. 40:55D-25.

A Zoning Board of Adjustment is hereby established, pursuant to N.J.S.A. 40:55D-1 et seq., consisting of seven residents of the Township of Old Bridge appointed by the Township Council to serve for terms of four years, commencing January 1 of the year of their appointment. No member of the Zoning Board of Adjustment may hold any elective office or position in the Township. A vacancy occurring otherwise than by expiration of term shall be filled for the remainder of the unexpired term by appointment as hereinabove provided for.

The Township Council shall appoint two alternate members to serve on the Zoning Board of Adjustment. Alternate members shall have the same qualifications as full members. Alternate members shall be designated at the time of their appointment as "Alternate No. 1" and "Alternate No. 2." A vacancy in the alternate membership occurring otherwise than by expiration of term shall be filled for the remainder of the unexpired term by appointment as hereinabove provided for. Alternate members may participate in discussions of the proceedings but may not vote, except in the absence or disqualification of a regular member, including without limitation a disqualification of a regular member for conflict of interest or failure of a member to certify in writing that he has read the transcript or listened to the recording of portions of a hearing at which he was absent. A vote shall not be delayed in order that a regular member shall 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.

To hear and decide appeals where it is alleged that there is error in any order, requirement, decision or refusal made by the administrative officer based on or made in the enforcement of the zoning provisions of this chapter. In this regard, the Zoning Board of Adjustment may reverse or affirm wholly or partly or may modify the order, requirement, decision, or determination appealed from, or make such other order requirement, decision or determination as ought to be made, and have all the powers of the administrative officer from whom the appeal was taken.

To hear and decide requests for interpretation of the Zoning Map or zoning provisions of this chapter.

Where, by reason of exceptional narrowness, shallowness, or shape of a specific piece of property, by reason of exceptional topographic conditions or physical features uniquely affecting a specific piece of the 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 regulations in the zoning provisions of this chapter would result in peculiar and exceptional practical difficulties, or exceptional and undue hardship upon the owner of such property, to grant, upon an application or an appeal relating to such property, a variance from such strict application, so as to relieve such difficulties or hardship.

Where, in an application or appeal relating to a specific piece of property, the purposes of N.J.S.A. 40:55D-1 et seq. and this chapter would be advanced by a deviation from the requirements of the zoning sections of this chapter and the benefits of the deviation would substantially outweigh any detriment, to grant a variance to allow departure from such requirements.

In particular cases and for special reasons, grant a variance to allow departure from the requirements of the zoning sections of this chapter to permit a use or principal structure in the district restricted against such use or principal structure; an expansion of a nonconforming use; deviation from a specification or standard set forth in § 250-41 and pertaining solely to a conditional use; an increase in the permitted floor area ratio; an increase in the permitted gross or net density, 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 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 G(5) shall be granted only by the affirmative vote of at least five Board members. In the event a developer fails to occupy and utilize property granted a variance under this Subsection G(5) in the manner authorized by the variance, the developer's right to the variance shall expire on the later of one year from the date of its approval, or the expiration date of any related site plan, subdivision or general development plan approval granted in connection with the deviation out of which such variance arises; provided that the later date shall govern only if such application for site plan, subdivision, or general development plan approval is filed prior to the expiration of the aforesaid one-year period. If the developer or his successor or assignor occupies and utilizes the property in the manner authorized under the variance and pursuant to the deadline stated hereinabove, the variance shall be deemed perfected and rights thereunder shall vest.

If an application for development requests one or more variances but not a variance for a purpose enumerated in Subsection G(5) of this section, the decision on the requested variance or variances shall be rendered under Subsection G(3) of this section.

Anything herein to the contrary notwithstanding, no variance from those departures enumerated in Subsection G(5) shall be granted under Subsections G(3) and (4) and the Zoning Board of Adjustment shall have no authority to grant variances under Subsections G(3) and (4) if the proposed development requires 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 § 250-8G(7) of this chapter. Anything herein to the contrary notwithstanding, no variance or other relief may be granted under the provisions of the above subsections unless such variance or other relief can be granted without substantial detriment to the public good and without substantially impairing the intent and purpose of the zone plan and this chapter. Any request for relief under any subsection of this section may be referred to any appropriate person or agency for its report. Any request for relief under Subsection G(5) above shall be referred to the Planning Board for its report relative to the impact of the request on the zone plan, this chapter, and the Master Plan. Such referrals shall not extend the period of time within which the Zoning Board of Adjustment shall act.

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 on the Official Map.

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.

To grant, to the same extent and subject to the same restrictions as the Planning Board, subdivision, site plan or conditional use approval whenever the proposed development requires approval by the Zoning Board of Adjustment of a variance pursuant to Subsection G(5) above. Any such application for development seeking approval of a subdivision or site plan shall be referred to the Subdivision and Site Plan Committee for its review and recommendations.

The Board of Adjustment shall not exercise the powers otherwise granted under Subsections G(7) and (8) if the proposed development requires 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 the issuance of a permit pursuant to § 250-8G(7) of this chapter.

At least once a year, to review its decisions on applications and appeals for variances and prepare and adopt by resolution a report to the governing body and the Planning Board on its findings on the zoning sections of this chapter which were the subject of variance requests and its recommendations for the amendment on such sections, if any.

If the Planning Board lacks a quorum because any of its regular or alternate members is prohibited by this section from acting on a matter, 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 quorum to act upon the matter without personal or financial interest therein, whether direct or indirect. If a choice has to be made between regular members of equal seniority, the Chairman of the Board of Adjustment shall make the choice.

If the Board of Adjustment lacks a quorum because any of its regular or alternate members is prohibited by this section from acting on a matter, 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 therein, whether direct or indirect. If a choice has to be made between Class IV members of equal seniority, the Chairman of the Planning Board shall make the choice.

The officer presiding at the hearing, or such person as he may designate, shall have the power to administer oaths and issue subpoenas to compel the attendance of witnesses and the production of relevant evidence, including witnesses presented by the parties, and the provisions of the County and Municipal Investigations Law, P.L. 1953, c. 1938 (N.J.S.A. 2A:67A-1 et seq.) shall apply.

The testimony of all witnesses relating to an application for development shall be taken under oath or affirmation by the presiding officer, or such person as he may designate, 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.

Technical rules of evidence shall not be applicable to the hearings, but the presiding officer may exclude irrelevant, immaterial or unduly repetitious evidence.

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

Failure of a motion to receive the number of votes required to approve an application for development pursuant to the applicable voting requirements of this chapter shall be deemed an action denying the application.

A member of the Board who is absent for one or more of the meetings at which a hearing was held shall be eligible to vote on the matter upon which the hearing was conducted notwithstanding his absence from one or more of the meetings; provided, however, that such Board member has available to him the transcript or recording of all of the hearings from which he was absent and certifies in writing to the Board that he has read such transcript or listened to such recording.