A General Development Plan ("GDP") is defined as a comprehensive plan for the development of a Planned Development. The purpose of the General Development Plan process is intended to be general in nature and to provide an increased flexibility desirable to promote mutual agreement between a developer and the Board regarding the basic scheme of a Planned Development and such matters should be considered in a general fashion, from the standpoint of probable feasibility, with a more detailed presentation deferred until the subsequent applications for preliminary site plan and/or subdivision approvals so long as there is sufficient information to satisfy the Board that the proposed Planned Development complies with the zoning requirements and would not cause an unreasonably adverse impact on the area.

Any developer of a parcel of land seeking approval of a Planned Development shall submit a General Development Plan to the Planning Board prior to the granting of any preliminary approval of that development by the Planning Board.

Approval of a General Development Plan, which shall specify land use types, density ranges and other pertinent site data for the entire tract, confers upon the applicant and the City such rights as set forth in N.J.S.A. 40:55D-45.1 et seq. for a period not to exceed 20 years from the date upon which the developer receives final approval of the first section of the Planned Development with the following provisions:

The term of the effect of the General Development Plan approval shall be determined by the Planning Board using the guidelines set forth in this section and as may be allowed by law, 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 pursuant to the Municipal Land Use Law.

In making its determination regarding the duration of the effect of approval of the General Development Plan, the Planning Board shall consider: the number of dwelling units or amount of non-residential 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; the contents of the General Development Plan and any conditions which the Planning Board attaches to the approval thereof.

The Planning Board shall grant or deny General Development Plan approval within 95 days after 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.

If a General Development Plan requires any relief pursuant to N.J.S.A. 40:55D-70c. or N.J.S.A. 40:55D-51, the applicant may at its election apply for and obtain such relief as part of its application for General Development Plan approval or as part of any subsequent application for preliminary or final site plan or subdivision approval. If a General Development Plan requires any relief pursuant to N.J.S.A. 40:55D-70d., the applicant may at its election apply for and obtain such relief from the Zoning Board of Adjustment and/or make application directly to the Zoning Board of Adjustment for relief pursuant to N.J.S.A. 40:55D-70d. and General Development Plan approval.

Within an "area in need of redevelopment" designated in accordance with the Local Redevelopment and Housing Law. N.J.S.A. 40A:12A-1 et seq., the designated redeveloper who has entered into a redevelopment agreement with the designated redevelopment entity may at its option utilize the General Development Plan process as set forth in this Section 53-102 for approval of a Planned Development. Upon approval of a General Development Plan, the redeveloper shall be vested with the benefits and burdened with the obligations applicable to General Development Plans pursuant to N.J.S.A. 40:55D-45 et seq. and this section. Redeveloper may, following approval of a General Development Plan and in accordance with the review and approval procedures applicable to the initial approval of the General Development Plan, amend such General Development Plan to encompass additional adjoining area for which it is or becomes the designated redeveloper but which was not included in the initial General Development Plan.

A general land use plan indicating the tract 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 proposed land area to be devoted to residential and nonresidential use shall be set forth. In addition, the proposed types of nonresidential uses to be included in the Planned Development shall be set forth, and the land area to be occupied by each proposed use shall be estimated. The density and intensity of use 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;

An open space plan showing the proposed land area and general location of parks and any other land areas 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 utility plan indicating the need for and showing the proposed location of sewage and waterlines, 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 stormwater management plan setting forth the proposed method of controlling and managing stormwater on the site;

An environmental inventory including a general description of the vegetation, soils, topography, geology, surface hydrology, climate and cultural resources of the site, existing man-made structures or features and the probable impacts of the development on the environmental attributes of the site;

A community facility plan indicating the scope and type of supporting community facilities which may include, but not be limited to, educational or cultural facilities, historic sites, libraries, hospitals, firehouses and police stations;

A housing plan outlining the number of housing units to be provided and the extent to which any housing obligation assigned to the municipality pursuant to P.L. 1985, c. 222 (N.J.S.A. 52:27D-301 et seq.) will be fulfilled by the development;

A local service plan indicating those public services which the applicant proposes to provide and which may include, but not be limited to, water, sewer, cable and solid waste disposal;

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 municipality or school districts as a result of the completion of the Planned Development. The fiscal report shall also include a detailed projection of property tax revenues which will accrue to the county, municipality and school district according to the timing schedule provided under Subsection K. below, and following the completion of the Planned Development in its entirety;

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 interests 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; and

A municipal development agreement, which shall mean a written agreement between the municipality and a developer relating to the Planned Development or in the case of an "area in need of redevelopment" designated in accordance with the Local Redevelopment and Housing Law. N.J.S.A. 40A:12A-1 et seq., a redevelopment agreement between the designated redeveloper and the redevelopment entity.

That departures by the proposed development from zoning regulation otherwise applicable to the subject property conform to the ordinance standards applicable to Planned Developments as set forth in this Article XXI or to an applicable redevelopment plan or can be approved by way of the grant of variance relief;

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.

Except as provided hereunder, following approval of a General Development Plan it may only be amended, revised or modified after application to, and approval by the Planning Board.

Any variation in the location of land uses or increase in density or floor area ratio which is proposed in reaction to a decision of, or condition of development approval imposed by the New Jersey Department of Environmental Protection (the NJDEP) or the United States Army Corps of Engineers 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 such determination by the NJDEP or the United States Army Corps of Engineers.

A developer, without violating the terms of the approved General Development Plan, may, in undertaking any section of the Planned Development, 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%; provided, however, that a developer may not reduce the number of residential units to be provided pursuant to P.L.1985, c. 222 (N.J.S.A. 52:27D-301 et seq.), without prior City Council approval.

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

Any proposed amendment, revision or modification of an approved General Development Plan including the exception in Subsection C involving property within an "area in need of redevelopment" designated in accordance with the Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et seq. the developer shall (i) first obtain the approval of the redevelopment entity, if and to the extent required by an applicable redevelopment agreement for such changes, or (ii) where such approval is not required, provide notice to the redevelopment entity, of the proposed amendment, revision or modification.

Upon completion of each section of the development as set forth in the approved schedule of development of the General Development Plan, the developer shall notify the Administrative Officer, the City Clerk and the Secretary of the Planning Board, by certified mail, as evidence that the developer is fulfilling his obligations under the approved plan. For the purpose of this section, "completion" of any section of the development shall mean that the developer has acquired a certificate of occupancy for every residential unit or every non-residential structure, as set forth in the approved General Development Plan and pursuant to N.J.S.A. 52:27D-133. However, such notice, completion and/or satisfaction shall not operate to release a redeveloper from the terms and requirements of its redeveloper agreement with the development entity. If the City Clerk and/or the Secretary of the Planning Board, do not receive such notification at the completion of any section of the development, the City Clerk and/or the Secretary of the Planning Board shall notify the developer, by certified mail, in order to determine whether or not the terms of the approved plan are being complied with. Failure of the City Clerk and/or the Secretary of the Planning Board to notify the developer shall impose no liability upon the City of South Amboy, the Planning Board or any of their agents, servants or employees or act as a waiver of the City's rights or the rights of the redevelopment entity.

If a developer does not complete any section of the development within eight months of the date which is provided for in the approved plan, or if at any time has cause to believe that the developer is not fulfilling its obligations pursuant to the approved General Development Plan, the City shall notify the developer, by certified mail, to give evidence within 10 days of the date of the notice that the developer is fulfilling the obligations pursuant to the approved plan. The City thereafter shall conduct a hearing to determine whether or not the developer is in violation of the approved plan. If, after such a hearing, the municipality 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 make application for preliminary approval for the Planned Development or the first section thereof which is the subject of that General Development Plan within five years of the date upon which the General Development Plan has been approved by Planning Board, the City shall have cause to terminate the approval in accordance with the provisions set forth in Subsection B. of this section.

In the event that a 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 development. For the purpose of this section, a development shall be considered complete on the date upon which the developer has fulfilled all of his obligations pursuant to the approval and a certificate of occupancy has been issued for the final residential or non-residential structure in the last section of the development and all amenities and required improvements have been completed and accepted by the City in accordance with the schedule of development set forth in the approved General Development Plan. However, such completion and satisfaction shall not operate to release a redeveloper from the terms and requirements of its redeveloper agreement with the redevelopment entity.