26-10.1 Establishment of Planning Board.

a.

Membership. The Borough of Sayreville Planning Board shall consist of nine (9) members of the following four (4) classes:

1.

Class I: The Mayor or Mayor's designee.

2.

Class II: One (1) of the officials of the Borough, other than a member of the Borough Council, to be appointed by the Mayor.

3.

Class III: a member of the Borough Council to be appointed by the Borough Council.

4.

Class IV members: Six (6) other citizens of the Borough to be appointed by the Mayor. The members of Class IV shall hold no other municipal office, position or employment except that one (1) member may be a member of the Board of Adjustment. Not more than one (1) Class IV member may be a member of the Board of Education. For the purpose of this section, membership on a Borough board or commission whose function is advisory in nature, the establishment of which is discretionary and not required by statute, shall not be considered the holding of Borough office.

5.

Alternate Members. Two (2) alternate members shall be appointed and shall meet the qualifications of Class IV members. Alternate members shall be appointed for a term of two (2) years, and at the time of their appointments shall be designated Alternate No. 1 and Alternate No. 2, respectively. Alternate members may participate in discussions of the proceedings but may not vote except in the absence or disqualification of a regular member. A vote shall not be delayed in order that a regular member may 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.

b.

Terms. The term of the Class I member shall correspond to his or her official tenure as Mayor. The terms of the members composing Class II and Class Ill shall be for one (1) year or terminate at the completion of their respective terms of office, whichever occurs first. The term of a Class IV member who is also a member of the Board of Adjustment or Board of Education shall terminate whenever he is no longer a member of such other body or at the completion of his or her Class IV term, whichever occurs first. The term of all other Class IV members shall be four (4) years. If a vacancy in any class shall occur otherwise than by expiration of the Planning Board term, it shall be filled by appointment, as above provided, for the unexpired term.

c.

Substitute Members when Conflict Exists. If the Planning Board lacks a quorum because any of its members are prohibited by subsection 26-10.1.f. below from acting on a matter due to the member's personal or financial interest, 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 a quorum to act upon the matter without any personal or financial interest. If a choice has to be made between regular members of equal seniority, the Chairperson of the Board of Adjustment shall make the choice.

d.

Organization. The Planning Board shall organize annually by selecting from among its Class IV members a chairperson and a vice chairperson. The Board shall also select a secretary who may or may not be a member of the Board or a municipal employee, and create and fill such other offices as established by ordinance.

e.

Legal Council and Other Professional Staff. The Planning Board may annually appoint an attorney at law of New Jersey other than the Municipal Attorney as Planning Board Attorney and may fix his or her compensation or rate of compensation not exceeding the amount appropriated. The Planning Board may also employ or contract for and fix the compensation of such experts and other staff and services as it may deem necessary. The Board, however, shall not authorize expenditures which exceed, exclusive of gifts or grants, the amount appropriated by the governing body for its use.

f.

Conflict of Interest. No member of the Planning Board shall be permitted to act on any matter in which he has any personal or financial interest, either directly or indirectly.

g.

Removal. Any member other than a Class I member, after a public hearing, if requested, may be removed by the governing body for cause.

(Ord. #637-99)

26-10.2 Powers and Jurisdiction of Planning Board.

a.

Mandatory Powers. The Planning Board shall exercise its powers in accordance with the MLUL in regard to:

1.

The Borough master plan pursuant to N.J.S.A. 40:55D-28;

2.

Subdivision and site plan review pursuant to this chapter;

3.

Any official map adopted by the Borough Council pursuant to N.J.S.A. 40:55D-32 et seq.;

4.

The zoning ordinance including conditional uses pursuant to this chapter;

5.

Any capital improvements programs pursuant to N.J.S.A. 40:55D-29 et seq.;

6.

Variances and certain building permits in conjunction with subdivision, site plan and conditional use approval pursuant to subsection 26-10.3 below.

b.

Other Powers. The Planning Board may:

1.

Participate in the preparation and review of programs or plans required by State or Federal law or regulation.

2.

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

3.

Perform such other advisory duties as are assigned to it by ordinance or resolution of the Borough Council.

(Ord. #637-99)

26-10.3 Ancillary Powers of the Planning Board.

a.

Planning Board Review In Lieu of Board of Adjustment. Whenever the proposed development requires approval of a subdivision, site plan or conditional use, but not a variance pursuant to subsection 26-11.2.a.4. below, the Planning Board shall have the power to grant to the same extent and subject to the same restrictions as the Board of Adjustment:

1.

Variances pursuant to subsection 26-11.2.a.3;

2.

Direction pursuant to N.J.S.A. 40:55D-34 for issuance of a permit for a building or structure in the bed of a mapped street or public drainage way, flood control basin or public area reserved pursuant to N.J.S.A. 40:55D-32;

3.

Direction pursuant to N.J.S.A. 40:55D-36 for issuance of a permit for a building or structure not related to a street.

b.

Notice of Variance and Other Relief Required. Whenever relief is requested pursuant to this section, notice of the hearing on the application for development shall include reference to the request for variances or direction for issuance of a permit, as the case may be.

c.

Applicant's Right to Bifurcate Application. The applicant may elect to submit a separate application requesting approval of the variance or direction of the issuance of a permit and a subsequent application for any required approval of a subdivision, site plan or conditional use. The separate approval of the variance or direction of the issuance of a permit shall be conditioned upon the grant of all required subsequent approvals by the Planning Board. No such subsequent approval shall be granted unless the approval can be granted without substantial detriment to the public good and without substantial impairment of the intent and purpose of the zone plan and zoning ordinance.

d.

Time Periods for Action on Applications Seeking Variance or Other Relief Under this Section. Whenever an application for approval of a subdivision plat, site plan or conditional use includes a request for relief pursuant to subsection 26-10.3.a. above, the Planning Board shall grant or deny approval of the application within one hundred twenty (120) days after submission by an applicant of a complete application to the Planning Board or within such further time as may be consented to by the applicant. In the event that the applicant elects to submit separate consecutive applications, the aforesaid provision shall apply to the application for approval of the variance(s) or direction for issuance of a permit. The period for granting or denying any subsequent approval shall be as otherwise provided in this chapter. Failure of the Planning Board to act within the period prescribed shall constitute approval of the application and a certificate of the Planning Board Secretary as to the failure of the Planning Board to act shall be issued on request of the applicant. It shall be sufficient in lieu of the written endorsement or other evidence of approval, herein required, and shall be so accepted by the County recording officer for purposes of filing subdivision plats.

e.

County Approval. Whenever review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.3, in the case of a subdivision, or N.J.S.A. 40:27-6.6, in the case of a site plan, the Planning Board shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board or approval by the County Planning Board by its failure to report thereon within the required time period.

(Ord. #637-99)

26-10.4 Referral Powers of the Planning Board. Prior to the adoption of a development regulation, revision or amendment thereto, the Planning Board shall make and transmit to the Borough Council, within thirty-five (35) days after referral, a report including identification of any provisions in the proposed development regulation, revision or amendment which are inconsistent with the master plan and recommendations concerning these inconsistencies and any other matters as the Board deems appropriate. The Borough Council, when considering the adoption of a development regulation, revision or amendment thereto, shall review the report of the Planning Board and may disapprove or change any recommendation by a vote of a majority of its full authorized membership and shall record in its minutes the reasons for not following such recommendations. Failure of the Planning Board to transmit its report within the thirty-five (35) day period provided herein shall relieve the Borough Council from the requirements of this subsection in regard to the proposed development regulation, revision or amendment referred to the Planning Board. Nothing in this section shall be construed as diminishing the application of the provisions of N.J.S.A. 40:55D-32 to any official map or an amendment or revision thereto or of N.J.S.A. 40:55D-62 to any zoning ordinance or any amendment or revision thereto.

(Ord. #637-99)

26-10.5 Establishment of Technical Review Committee.

a.

The Planning Board shall create a committee, to be known as the Technical Review Committee (TRC) to determine completeness of all development applications submitted to the Planning Board. The TRC shall consist of:

1.

The Planning Board Engineer;

2.

The Planning Board Planner.

b.

The term of members of the TRC shall be the same as the term of their official position with the Borough of Sayreville and/or the Planning Board, as the case may be.

c.

The TRC may request the attendance of other municipal officials at TRC meetings in order to facilitate the performance of its duties and responsibilities. In lieu of such attendance, the TRC may request and/or accept written reports and/or recommendations from such officials. Such officials may include, without limitation, representatives of the Commission for the Disabled, the Police Department, Fire Department and Health Department and the Zoning Officer.

(Ord. #637-99)

26-10.6 Advisory Committee. The Mayor may appoint one (1) or more persons as a citizens advisory committee to assist or collaborate with the Planning board in its duties, but such committee shall have no power to vote or take other action required of the Board. Such persons shall serve at the pleasure of the Mayor.

(Ord. #637-99)

26-11.1 Establishment of Zoning Board of Adjustment.

a.

Membership. The Borough of Sayreville Zoning Board of Adjustment (herein referred to as the Board of Adjustment), shall consist of seven (7) regular members and two (2) alternate members, each of whom shall be residents of the Borough of Sayreville and shall be appointed by the Mayor with the advice and consent of the Borough Council. All regular members appointed shall serve for terms of four (4) years beginning January 1 of the year of their appointment.

b.

Alternate Members. Alternate members shall be appointed for a term of two (2) years, and at the time of their appointments shall be designated Alternate No. 1 and Alternate No. 2, respectively. Alternate members may participate in discussions of the proceedings but may not vote except in the absence or disqualification of a regular member. A vote shall not be delayed in order that a regular member may 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.

c.

Other Municipal Office. No member of the Board of Adjustment shall hold any elective office or position under the municipality.

d.

Conflict of Interest. No member of the Board of Adjustment shall be permitted to act on any matter in which he or she has, either directly or indirectly, any personal or financial interest.

e.

Removal. A member, after a public hearing if requested, may be removed by the governing body for cause. A vacancy occurring otherwise than by expiration of term shall be filled for the unexpired term only.

f.

Election of Officers. The Board of Adjustment shall annually elect a chairperson and vice chairperson from its members and a secretary who may or may not be a member of the Board or a municipal employee.

g.

Substitute Members When Conflict Exists. If the Board of Adjustment lacks a quorum because its regular or alternate members are prohibited by N.J.S.A. 40:55D-69 from acting on a matter due to the member's personal or financial interest, 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. If a choice has to be made between Class IV members of equal seniority, the Chairperson of the Planning Board shall make the choice.

h.

Legal Council and Other Professional Staff. The Board of Adjustment may employ or contract for and fix the compensation of legal counsel, other than the Municipal Attorney, and experts and other staff services as it shall deem necessary, not exceeding, exclusive of gifts and grants, the amount appropriated by the Borough Council for its use.

(Ord. #637-99)

26-11.2 Powers and Jurisdiction of Zoning Board of Adjustment.

a.

The Board of Adjustment shall have the following powers:

1.

Appeals. Hear and decide appeals where it is alleged by the appellant that there is an error in any order, requirement, decision or refusal made by the Zoning Officer or any other Borough Official, based on or made in the enforcement of the zoning ordinance.

2.

Interpretations. Hear and decide requests for interpretation of the Zoning Map or Ordinance or for decisions upon other special questions upon which such Board is authorized to pass by any Zoning or Official Map Ordinance in accordance with the MLUL.

3.

Bulk And Dimensional Variances.

(a)

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

(b)

Where in an application or appeal relating to a specific piece of property the purposes of zoning set forth in N.J.S.A. 40:55D-2 would be advanced by a deviation from the zoning ordinance requirements and the benefits of the deviation would substantially outweigh any detriment, the Board may grant a variance to allow departure from such zoning requirements, provided, however, that the fact that a proposed use is an inherently beneficial use shall not be dispositive of a decision on a variance under this subsection a.3(a), and provided that no variance from those departures enumerated in subsection a.4. of this section shall be granted under this subsection; and provided further that the proposed development does not require 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 N.J.S.A. 40:SSD-60a.

4.

Use Variances. In particular cases and for special reasons, the Board may grant a variance to allow departure from zoning regulations to permit (1) a use or principal structure in a district restricted against such use or principal structure, (2) an expansion of a non-conforming use, (3) deviation from a specification or standard pursuant to N.J.S.A. 40:55D-67 pertaining solely to a conditional use, (4) an increase in the permitted floor area ratio as defined in N.J.S.A. 40:55D-4, (5) an increase in the permitted density as defined in N.J.S.A. 40:55D-4 except as applied to the required lot area for a lot or lots for detached one (1) or two (2) dwelling unit buildings which lot or lots are either an isolated undersized lot or lots resulting from a minor subdivision or (6) a height of a principal structure which exceeds by ten (10′) feet or ten (10%) percent the maximum height permitted in the district for a principal structure. A variance under this subsection shall be granted only by affirmative vote of at least five (5) members.

b.

Relief Not Enumerated in Subsection a.4. to be Decided Under Subsection a.3. If an application for development requests one or more variances but not a variance for a purpose enumerated in subsection a.4. of this section, the decision on the requested variance or variances shall be rendered under subsection a.3. of this section.

c.

Requirement for Showing of No Substantial Detriment. No variance or other relief may be granted under the terms of this section, including a variance or other relief involving an inherently beneficial use, without a showing that such variance or other relief can be granted without substantial detriment to the public good and will not substantially impair the intent and the purpose of the zone plan and zoning ordinance.

d.

Referral of Application to Other Agencies. An application under this section may be referred to any appropriate person or agency for its report; provided that such reference shall not extend the period of time within which the Zoning Board of Adjustment shall act.

e.

Additional Powers. The Zoning Board of Adjustment shall have the following additional powers:

1.

To direct issuance of a permit pursuant to N.J.S.A. 40:SSD-34 for a building or structure in the bed of a mapped street or public drainageway, flood control basin or public area reserved pursuant to N.J.S.A. 40:55D-32.

2.

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.

3.

To grant to the same extent and subject to the same restrictions as the Planning Board subdivision or site plan approval or conditional use approval whenever the proposed development requires approval by the Board of Adjustment of a variance pursuant to subsection 26-11.2.a.4. of this section. The developer may elect to submit a separate application requesting approval of the variance and a subsequent application for any required approval of a subdivision, site plan or conditional use. The separate approval of the variance shall be conditioned upon grant of all required subsequent approvals of a site plan or subdivision by the Board of Adjustment. No such subsequent approval shall be granted unless such approval can be granted without substantial impairment to the public good and without substantial impairment to the intent and purpose of the zone plan and zoning ordinance. The number of votes of Board members required to grant any such subsequent approval shall be as otherwise provided in this chapter for the approval in question, and the special vote pursuant to N.J.S.A. 40:SSD-70d shall not be required.

f.

County Approval. Whenever review or approval of the application by the County Planning Board is required by N.J.S.A. 40:27-6.3, in the case of a subdivision, or N.J.S.A. 40:27-6.6 in the case of a site plan, the Board of Adjustment shall condition any approval that it grants upon timely receipt of a favorable report on the application by the County Planning Board or approval by the County Planning Board by its failure to report thereon within the required time.

(Ord. #637-99)

26-11.3 Annual Report on Variances Heard by Zoning Board of Adjustment. The Board of Adjustment shall, at least once a year, review its decisions on applications and appeals for variances and prepare and adopt by resolution a report of its findings on zoning ordinance provisions which were the subject of variance requests and its recommendations for Zoning Ordinance amendment or revision, if any. The Board of Adjustment shall send copies of the report and resolution to the Borough Council and Planning Board.

(Ord. #637-99)

26-11.4 Appeals and Applications to Zoning Board of Adjustment.

a.

Time and Procedure for Appeal. Appeals to the Board of Adjustment may be taken by any interested party affected by any decision of an official of the Borough of Sayreville based on or made in the enforcement of the Zoning Ordinance or Official Map. Such appeal shall be taken within twenty (20) days by filing a notice of appeal with the official from whom the appeal is taken, with nine (9) copies of the notice given to the Secretary of the Board of Adjustment. The notice shall specify the grounds for the appeal. The official from whom the appeal is taken shall immediately transmit to the Board all the papers constituting the record upon which the action appealed from was taken.

b.

Board of Adjustment Applications Without Prior Application to Administrative Officer. A developer may file an application for development with the Board of Adjustment for action under any of its powers without prior application to the Administrative Officer.

c.

Board Powers on Appeals. The Board may reverse or affirm, wholly or in part, or may modify the action, order, requirement, decision, interpretation or determination appealed from and to that end have all powers of the municipal official from whom the appeal is taken.

d.

Stay of Proceedings by Filing of Appeal. An appeal to the Board of Adjustment shall stay all proceedings in furtherance of the action in respect to which the decision appealed from was made unless the municipal official from whose action the appeal is taken certifies to the Board, after the notice of appeal shall have been filed with him, that, by reason of facts stated in the certificate, a stay would, in his opinion, cause imminent peril to life or property. In such case, proceedings shall not be stayed other than by an order of the Superior Court of New Jersey upon notice to the municipal official from whom the appeal is taken and on due cause shown.

(Ord. #637-99)

26-11.5 Time Period for Action by Board of Adjustment.

a.

The Board shall render a decision not later than one hundred twenty (120) days after the date (1) an appeal is taken from a decision of the Administrative Office or other municipal official or (2) of the submission of a complete application for development to the Board of Adjustment, as the case may be.

b.

Failure of the Board to render a decision within such one hundred-twenty (120) day period or within such further time as may be consented to by the applicant shall constitute a decision favorable to the applicant.

c.

Time Limits For Decision. Whenever an application for development requests relief pursuant to subsection e.3. of subsection 26-11.2, the Board of Adjustment shall grant or deny approval of the application within one hundred twenty (120) days after submission by a developer of a complete application to the Board of Adjustment or within such further time as may be consented to by the applicant. In the event that the developer elects to submit separate consecutive applications, the aforesaid one hundred twenty (120) day provision shall apply to the application for approval of the variance. The period for granting or denying any subsequent approval shall be as otherwise provided in this chapter. Failure of the Board of Adjustment to act within the period prescribed shall constitute approval of the application, and a certificate of the Board of Adjustment Secretary as to the failure of the Board of Adjustment to act shall be issued on request of the applicant. It shall be sufficient in lieu of the written endorsement or other evidence of approval herein required, and shall be so accepted by the County Recording Officer for purposes of filing subdivision plats.

(Ord. #637-99)

26-12.1 Meetings.

a.

Meeting Schedule. Meetings of both the Planning Board and Board of Adjustment shall be scheduled no less often than once a month and shall be held as scheduled unless canceled for lack of pending applications. Each Board may, in its discretion, eliminate one (1) meeting during the summer months.

b.

Special Meetings. Special meetings may be held at the call of the Chairperson or at the request of any two (2) Board members. Board members shall be given at least seventy-two (72) hours advance telephone notice of a special meeting. The public shall be given notice of such meeting in accordance with the Open Public Meetings Act and, if applicable, MLUL requirements.

c.

Quorum. No action shall be taken at any meeting without a quorum being present.

d.

Voting Requirements. All action shall be taken by majority vote of the members of the respective Board present at the meeting except as otherwise required by the provisions of N.J.S.A. 40:55D-34 and/or 70d. Failure of a motion to receive the number of votes required to approve an application for development shall be deemed an action denying the application. A member of the Board who was absent for one (1) or more of the meetings at which a hearing was held shall be eligible to vote on a matter upon which the hearing was conducted, notwithstanding the absence from one (1) or more of the meetings; provided, however, that a transcript or recording of all of the hearing from which he/she was absent exists, and provided, further, that such Board member certifies in writing to the Board that he/she has read such transcript or listened to such recording.

e.

Meetings Open to Public. All regular meetings and all special meetings shall be open to the public. Notice of all such meetings shall be given in accordance with the requirements of the Open Public Meetings Act.

f.

Minutes. Minutes of every regular or special meeting shall be kept and shall include the names of the persons appearing and addressing the Board and of the persons appearing by attorney, the action taken by the Board, the findings, if any, made by it and reasons therefor. The minutes shall thereafter be made available for public inspection during normal business hours at the office of the Board Secretary. Any interested party shall have the right to compel production of the minutes for use as evidence in any legal proceedings concerning the subject matter of such minutes. Such interested party may be charged a reasonable fee for reproduction of the minutes for his or her use. Such fees may be established by rule by each Board.

g.

Minutes of Closed Meetings. At least once a year, each Board shall review the minutes of all closed meetings held in conformance with the Open Public Meetings Act to determine whether the minutes may be made public.

(Ord. #647-99)

26-12.2 Public Hearings.

a.

Zoning Permits. No land shall be occupied or used, in whole or in part, for any purpose, no use of any land, building or structure shall be changed and no building or structure shall be erected, altered or used for any purpose whatsoever unless and until a zoning permit for said use shall have been issued by the Zoning Officer.

b.

Building Permits. No construction work shall commence upon any regulated building or structure until a building permit has been issued by the Construction Official. Building permit fees shall be established by the Construction Official in accordance with the Uniform Construction Code.

c.

Requirement For Hearing. The Planning Board or Board of Adjustment shall hold a hearing on each application for development or on the adoption, revision or amendment of the Master Plan. Each Board shall make rules governing such hearings.

d.

Maps To Be Available For Public Inspection. Any maps and documents for which approval is sought at a hearing shall be on file and available for public inspection at least ten (10) days before the date of the hearing during normal business hours in the office of the Board Secretary. The applicant may produce other documents, records or testimony at the hearing to substantiate, clarify or supplement the previously filed maps and documents.

e.

Payment of Taxes, Fines and Penalties. Every application for development submitted to the Planning Board or to the Board of Adjustment shall be accompanied by proof that no taxes or assessments for local improvements are due or delinquent on the property which is the subject of such application, or, if it is shown that taxes or assessments are delinquent on said property, any approvals or other relief granted by either Board shall be conditioned upon either the prompt payment of such taxes or assessments or the making of adequate provision for the payment thereof in such manner that the Borough will be adequately protected. Every application for development shall also include proof that there are no outstanding fines or penalties owed to the Borough by the property owner(s) and applicant(s). The Planning Board and Board of Adjustment shall not hold a public hearing on any application where the property owner(s) and/or applicant(s) has outstanding fines or penalties owed to the Borough, unless the application was otherwise authorized by court order, settlement and/or agreement with the Borough, or a waiver had been granted by the appropriate Board based on adequate justification having been shown.

f.

Oaths and Subpoenas. The officer presiding at the hearings or such person as he/she 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 Municipality Investigations Law, P.L. 1953, c. 38 (N.J.S.A. 2A:67A-1 et seq.), shall apply.

g.

Testimony and Cross Examination. The testimony of all witnesses relating to an application for development shall be taken under oath or affirmation by the presiding officer or attorney for the Board, 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.

h.

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

i.

Record of Proceedings. The Board shall provide for the verbatim recording of the proceedings by either a 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. Fees for such expenses shall be established by rules of the Board.

j.

Adjournments. Any applicant may request an adjournment from being heard at a specified hearing by contacting the appropriate Board Secretary in writing in sufficient time to permit a notice to be prepared and posted at the meeting place of such request. Said request must be acknowledged by the Board Secretary to be deemed received. The request must include a waiver of the statutory time period for a decision by the Board. An announcement of said adjournment will be made at the specified meeting. If no date is certain in the request or if the new meeting date is more than two regular meetings hence, new notice will be required Board. Unless specifically authorized by the Board, not more than five (5) adjournments of an application is permitted; otherwise the application will be dismissed, without prejudice, by the Board for lack of prosecution. Fees submitted by any applicant whose application is dismissed shall not be refunded, nor shall the portion of any escrow deposit to cover the cost of plan review by the Board's or the Borough's professionals be refunded, to the extent same was actually used for plan review.

k.

Decisions:

1.

Resolutions. The Board shall include findings of fact and conclusions based thereon in each decision on any application for development and shall reduce the decision to writing. The Board shall provide the findings and conclusions through:

(a)

A resolution adopted at a meeting held within the time period provided in the MLUL for action by the Board on the application for development; or

(b)

A memorializing resolution adopted at a meeting held not later than forty-five (45) days after the date of the meeting at which the Board voted to grant or deny approval. Only the members of the Board who voted for the action taken may vote on the memorializing resolution, and the vote of a majority of such members present at the meeting at which the resolution is presented for adoption shall be sufficient to adopt the resolution. An action pursuant to N.J.S.A. 40:55D-9 resulting from the failure of a motion to approve an application, shall be memorialized by resolution as provided above, with those members voting against the motion for approval being the members eligible to vote on the memorializing resolution. The vote on any such resolution shall be deemed to be a memorialization of the action of the Board and not to be an action of the Board; however, the date of the adoption of the resolution shall constitute the date of the decision for purposes of the mailings, filings and publications required by this subsection h. If the Board fails to adopt a resolution or memorializing resolution as hereinabove specified, any interested party may apply to the Superior Court in a summary manner for an order compelling the Board to reduce its findings and conclusions to writing within a stated time and the cost of the application, including attorney's fees, shall be assessed against the municipality.

2.

Copies of Decision. A copy of the decision shall be mailed by the Board within ten (10) days of the date of decision to the applicant or if represented then to his or her attorney, without separate charge, and to all who request a copy of the decision for a reasonable fee. A copy of the decision shall also be filed by the Board in the office of the Board Secretary. The Board Secretary shall make a copy of such filed decision available to any interested party for a reasonable fee and available for public inspection at his or her office during reasonable hours.

3.

Publication of Notice of Decision. A brief notice of the decision shall be published in the official newspaper of the municipality. Such publication shall be arranged by the applicant at the applicant's expense. The period of time in which an appeal of the decision may be made shall run from the first publication of the decision.

(Ord. #637-99)

(Ord. No. 21-25, § 1, 8-18-2025)

26-12.3 Notice of Applications.

a.

Applications Requiring Notice. Public notice of a hearing on an application for development shall be given, except for:

1.

Minor site plan applications pursuant to subsection 26-67.3 of this chapter;

2.

Minor subdivisions pursuant to subsection 26-67.1 et seq. of this chapter;

3.

Final approval of site plans and/or major subdivisions pursuant to subsection 26-69.1 et seq. of this chapter;

4.

Notwithstanding the foregoing, public notice shall be given in the event that relief is requested pursuant to subsections 26-10.3, 26-11.2.a.3.4 and/or e of this chapter as part of an application for development otherwise excepted herein from public notice.

b.

Manner of Giving Notice. Notice of a hearing requiring public notice shall be given by the applicant at least ten (10) days prior to the date of the hearing in the following manner:

1.

To the general public, by publication in the official newspaper of the Borough;

2.

To all owners of real property as shown on the current tax duplicate, located in the state and within two hundred (200′) feet in all directions of the property which is the subject of such hearing, provided that this requirement shall be deemed satisfied by notice to the condominium association, in the case of any unit owner whose unit has a unit above or below it, or horizontal property regime, in the case of any co-owner whose apartment has an apartment above or below it. Notice shall be given by serving a copy thereof on the property owner as shown on said current tax duplicate or his or her agent in charge of the property or mailing a copy thereof by certified mail to the property owner at his or her address as shown on said current tax duplicate. 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 to a condominium association, horizontal property regime, community trust or homeowner's association, because of its ownership of common elements or areas located within two hundred (200′) feet of the property which is the subject of the hearing, may be made in the same manner as to a corporation without further notice to unit owners, co-owners or homeowners on account of such common elements or areas;

3.

To the Clerk of any adjoining municipality when the property involved is located within two hundred (200′) feet of said adjoining municipality. Notice shall be given by personal service or certified mail;

4.

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

5.

To the Commissioner of Transportation of the State of New Jersey when the property is adjacent to a state highway. Notice shall be given by personal service or certified mail;

6.

To the State Planning Commission when the hearing involves an application for the development of property which exceeds one hundred fifty (150) acres or five hundred (500) dwelling units, in which case the notice shall include a copy of any maps or documents required to be on file with the Board Secretary pursuant to subsection 26-12.2.b. above. Notice shall be given by personal service or certified mail;

7.

On applications for approval of a major subdivision or a site plan not defined as a minor site plan to all public utilities, cable television companies or local utilities which possess a right-of-way or easement within the Borough and which have registered with the Borough in accordance with N.J.S.A. 40:55D-12.1 by (1) 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 (2) mailing a copy thereof by certified mail to the person whose name appears on the registration form at the address shown on that form.

c.

List of Owners and Others. Upon the written request of an applicant, the Borough Tax Assessor shall, within seven (7) days, make and certify a list from current tax duplicates of names and address of owners within the Borough to whom the applicant is required to give notice pursuant to Subsection b.2. of this section and the names, addresses and positions of those persons who, not less seven (7) days prior to the date on which the applicant requested the list, have registered to receive notice pursuant to subsection 26-12.4 below. Failure to give notice to any owner, public utility, cable television or local utility not on the list obtained in such manner shall not invalidate any hearing or proceeding. A sum, not to exceed twenty-five ($0.25) cents per name, or ten ($10.00) dollars, whichever is greater, shall be charged for such list.

d.

The applicant shall file an affidavit of proof of service with the Board holding the hearing, at least five (5) days prior to the scheduled meeting.

e.

Contents of Notice. The notice shall state the date, time and place of the hearing, the nature of the matters to be considered and an 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 Borough Tax Assessor's office; and the location and times at which any maps and documents for which approval is sought are available for inspection pursuant to subsection 26-12.2.b. above.

f.

Effect of Mailing. Any notice made by certified mail pursuant to subsection 26-12.3.b. shall be deemed complete upon mailing.

(Ord. #637-99)

26-12.4 Registration by Public Utilities, Cable Television Companies and Local Utilities.

a.

Right to Register. Every public utility, cable television company and local utility which holds a right-of-way or easement in the Borough and which is interested in receiving notice pursuant to subsection 26-12.3.b.7. above, may register with the Administrative Officer to receive such notice. The registration shall remain in effect until revoked by the public utility, cable television company, or local utility or by its successor in interest.

b.

Registration Fee. A registration fee of twenty ($20.00) dollars is required for any public utility, cable television company or local utility which registers to receive notice pursuant to this section.

(Ord. #637-99)

26-12.5 Conditional Approval.

a.

In the event that an applicant submits an application proposing a development that is barred or prevented, directly or indirectly by a legal action instituted by any state agency, political subdivision or other party to protect the public health and welfare or by a directive or order issued by any State agency, political subdivision or court of competent jurisdiction to protect the public health and welfare, the Board shall process such application in accordance with this chapter, and if such application complies with all Borough regulations, the Board shall approve such application conditioned on removal of such legal barrier to development.

b.

In the event that development proposed by an application requires an approval by a governmental agency other than the Board, the Board shall, in appropriate instances, condition its approval upon the subsequent approval of such governmental agency. The Board shall make a decision on any application within the time period provided in this chapter or within an extension of such period as has been agreed to by the applicant, unless the Board is prevented or relieved from so acting by the operation of law.

(Ord. 637-99)

26-12.6 Tolling of Running of Approval Period. In the event that, during the period of approval heretofore or hereafter granted to an application, the developer is barred or prevented, directly or indirectly, from proceeding with the development otherwise permitted under such approval by a legal action instituted by any State agency, political subdivision or other party, or by a directive or order issued by any State agency, political subdivision or court of competent jurisdiction, to protect the public health or welfare, and the developer is otherwise ready, willing and able to proceed with said development, the running of the period of approval under this chapter shall be suspended for the period of time said legal action is pending or such directive or order is in effect.

(Ord. #637-99)

26-12.7 Time Extensions. The Board and an applicant may mutually agree to extend the time limit specified for action. Such extension shall be made in writing or verbally at a public meeting of the Board.

(Ord. 637-99)

26-12.8 Expiration of Variance. Any variance from the terms of this chapter hereafter granted by either Board permitting the erection or alteration of any structure or permitting a specified use of any premises shall expire by limitation unless such construction or alteration shall have been actually commenced on each and every structure permitted by said variance, or unless such specified use has actually been commenced, within two (2) years from the date of publication of the notice of the decision of the Board granting the variance, except, however, that the running of the period of limitation herein provided shall be tolled from the date of filing an appeal from the decision of the Board to the governing body or to a court of competent jurisdiction, until the termination in any manner of such appeal or proceeding.

(Ord. #637-99)

a.

Time and Procedure for Appeal. Any interested party may appeal to the Borough Council any final decision of the Board of Adjustment approving an application for development pursuant to subsection 26-11.2.a.4. above. Such appeal shall be made within ten (10) days of the date of publication of such final decision pursuant to subsection 26-12.2.h.3. above. The appeal to the Borough Council shall be made by serving the Borough Clerk in person or by certified mail with a notice of appeal, specifying the grounds thereof and the name and address of the appellant and the name and address of his or her attorney, if represented. Such appeal shall be decided by the Borough Council only upon the record established before the Board of Adjustment.

b.

Notice of Hearing on Appeal. Notice of the meeting to review the record below shall be given by the Borough Council by personal service or certified mail to the appellant, to those entitled to notice of a decision pursuant to subsection 26-12.2.h.2. above and to the Board of Adjustment, at least ten (10) days prior to the date of the meeting. The parties may submit oral and written argument on the record at such meeting, and the Borough Council shall provide for verbatim recording and transcripts of such meeting pursuant to subsection 26-12.2.g. above.

c.

Appellant's Obligation To Furnish Transcript. The appellant shall:

1.

Within five (5) days of service of the notice of the appeal pursuant to subsection a. hereof, arrange for a transcript pursuant to subsection 26-12.2.g. above for use by the Borough Council and pay a deposit of fifty ($50.00) dollars or the estimated cost of such transcript, whichever is less; or

2.

Within thirty-five (35) days of service of the notice of appeal, submit a transcript as otherwise arranged to the Borough Clerk; otherwise, the appeal may be dismissed for failure to prosecute.

d.

Time for Decision and Appeal. The Borough Council shall conclude a review of the record below not later than ninety-five (95) days from the publication of the notice of the decision below pursuant to subsection 26-12.2.h.3. above unless the applicant consents in writing to an extension of such period. Failure of the Borough Council to hold a hearing and conclude a review of the record below and to render a decision within such specified period shall constitute a decision affirming the action of the Board.

e.

Action by Borough Council. The Borough Council may reverse, remand or affirm, with or without the imposition of conditions the final decision of the Board of Adjustment approving a variance pursuant to subsection 26-11.2.a.4. above. The review shall be made on the record before the Board of Adjustment.

f.

Voting Requirements. The affirmative vote of a majority of the full authorized membership of the Borough Council shall be necessary to reverse or remand to the Board of Adjustment or to impose conditions on or alter conditions to any final action of the Board of Adjustment. Otherwise the final action of the Board of Adjustment shall be deemed to be affirmed; a tie vote of the Borough Council shall constitute affirmance of the decision of the Board of Adjustment.

g.

Effect of Appeal. An appeal to the Borough Council shall stay all proceedings in furtherance of the action in respect to which the decision appealed from was made, unless the Board of Adjustment certifies to the Borough Council, after the notice of appeal shall have been filed with the Board, that, by reason of facts stated in the certificate, a stay would, in its opinion, cause imminent peril to life or property. In such case, proceedings shall not be stayed other than by an order of the Superior Court on application upon notice to the Board of Adjustment from whom the appeal is taken and on good cause shown.

h.

The Borough Council shall mail a copy of the decision to the appellant or, if represented, then to his attorney, without separate charge, and for a reasonable charge to any interested party who has requested it, not later than ten (10) days after the date of the decision. A brief notice of the decision shall be published in the official newspaper of the Borough. Such publication shall be arranged by the Borough Clerk, at the applicant's expense, provided that nothing contained herein shall be construed as preventing the applicant from arranging such publication if he so desires. The period of time in which an appeal to a court of competent jurisdiction may be made shall run from the first publication, whether arranged by the Borough or the applicant.

(Ord. #637-99)

a.

Disclosure by Corporate or Partnership Applicant. A corporation or partnership applying to the Planning Board or the Board of Adjustment for permission to subdivide a parcel of land into six (6) or more lots, or applying for a variance to construct a multiple dwelling of twenty-five (25) or more dwelling units or for approval of a site to be used for commercial purposes shall list the names and addresses of all stockholders or individual partners owning at least ten (10%) percent of its stock of any class or at least ten (10%) percent of the interest in the partnership, as the case may be.

b.

Disclosure by Corporation or Partnership Owning Ten (10%) Percent or More of Applicant. If a corporation or partnership owns ten (10%) percent or more of the stock of a corporation or interest of ten (10%) percent or greater in a partnership, either of which is subject to disclosure pursuant to subsection a. above, that corporation or partnership shall list the names and addresses of its stockholders holding ten (10%) percent or more of its stock or interest of ten (10%) percent or greater in the partnership, as the case may be; and this requirement shall be followed by every corporate stockholder or partner in said partnership until the names and addresses of the non-corporate stockholders and individual partners exceeding the ten (10%) percent ownership criterion set forth in this section have been listed.

c.

No Approval If Disclosure Requirements Not Met. The Board shall not approve the application of any corporation or partnership which does not comply with this section.

d.

Penalties. Any corporation or partnership which conceals the names of the stockholders owning ten (10%) percent or more of its stock or of the individual partners owning an interest of ten (10%) percent or greater in the partnership, as the case may be, shall be subject to a fine of one thousand ($1,000.00) dollars to ten thousand ($10,000.00) dollars, which shall be recovered in the name of the Borough of Sayreville in any court of record in the state in a summary manner pursuant to the Penalty Enforcement Law (N.J.S.A. 2A:58-1 et seq.).

(Ord. #637-99)