Guide to the Planning Board

The Role of the Planning Board

The role of the Planning Board is to produce and update periodically the Master Plan for land development and to adjudicate land development applications that conform to existing Township Zoning.  Applications that do not conform to Township zoning are considered by the Zoning Board of Adjustment.

Hearing Procedures

The order of events are guided by a printed agenda, available before the meeting online and posted on the bulletin board at the Municipal Building.  A hearing is similar to a court proceeding. The Chairman runs the proceeding as a judge might. The Board is quasi-judicial, and is comparable to a jury who will vote on a final decision.  

The applicant and/or applicant’s attorney provides testimony to support the application.  The applicant and the Board typically utilize expert witnesses. The Board and its professional staff will cross-examine the applicant and witnesses. The proceedings are recorded in electronic form and memorialized into minutes by the Board Secretary.  If the application is approved, a resolution is prepared and voted upon at the next meeting.

Public Notice

The law requires that the applicant serve public notice at least 10 days prior to the date of the Planning Board hearing by publishing in one of the Township’s official newspapers and by sending notice to property owners within 200 feet of the site. The notice must include: the location of the property, date and time of the hearing, as well as where and when the plans may be viewed by the public.

Completeness Hearing

Before the matter can be heard in a public meeting, a determination of completeness is required.  This pre-requisite step is undertaken normally in the same meeting as the public hearing.  During this hearing the board hears testimony from the board’s professionals as to the jurisdiction, suitability of the submitted plans, and whether or not to grant waivers for requirements that are deemed not applicable.

Public Hearing

The general flow of the hearing is as follows:

1) Introduction of the matter as written in the agenda

a) Determine that it was noticed properly

b) Determine that the Planning Board has jurisdiction

2) Applicant offers an opening statement

a) Council swears in those persons testifying

b) Qualifications of expert witnesses are presented to the Board for approval

3) Applicant and/or his professionals testify

a) Board questions

4) Board’s professionals testify

a) Board questions

5) Open to the public for questions and comment

a) Applicant is offered the opportunity to respond

b) A motion is made to close public input - which is normally the end of testimony

6) Board discussion

a) Follow up questions, clarifications

b) Final conditions are established if approved

7) Motion and vote

Final Thoughts

• When commenting, please be respectful of our time and refrain from repeating what others have said before you.
• If you intend to provide exhibits such as handouts, drawings, maps, photographs, et cetera  you must submit at least 7 copies to the Planning Board Secretary at least 7 days prior to the meeting.  This allows the professionals time to review the materials ahead of time. 
• The Planning Board must remain neutral, conduct all business in open public meetings, and render decisions based on the facts at hand and within our scope of authority.
• Please bear in mind that while we are a “home rule” state, our authority is limited and continues to be eroded by State and Federal regulations.
• Cultivating beforehand a basic understanding of the role of the Planning Board and the public meeting process will benefit everyone involved – especially for contentious matters.