{"id":894839,"date":"2018-09-05T16:49:10","date_gmt":"2018-09-05T22:49:10","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=894839"},"modified":"2018-09-05T16:49:10","modified_gmt":"2018-09-05T22:49:10","slug":"time-application-rule-will-not-protect-developers-submit-incomplete-applications","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/time-application-rule-will-not-protect-developers-submit-incomplete-applications\/","title":{"rendered":"The \u201cTime Of Application\u201d Rule Will Not Protect Developers Who Submit Incomplete Applications."},"content":{"rendered":"<p>Carl A. Rizzo | <a href=\"https:\/\/www.csrealconblog.com\/2018\/08\/articles\/construction\/land-use-and-development\/time-application-rule-will-not-protect-developers-submit-incomplete-applications\/\" target=\"_blank\" rel=\"noopener\">Cole Schotz<\/a> | August 28, 2018<\/p>\n<p>Developers often employ the \u201ctime of application\u201d rule (\u201cTOA Rule\u201d) to avoid having to comply with certain legal requirements enacted after an application has been submitted to a local planning or zoning board.\u00a0 More specifically, the TOA Rule provides that \u201cnotwithstanding any provision of law to the contrary, those development regulations which are in effect\u00a0<strong>on the date of submission of an application for development<\/strong>\u00a0shall govern the review of that application\u2026.\u201d\u00a0\u00a0<u>See<\/u><u>N.J.S.A.<\/u>\u00a040:55D-10.5 (emphasis added).\u00a0 Notwithstanding this statutory provision, developers must still comply with any new laws that specifically relate to health and public safety.<\/p>\n<p>The TOA Rule replaced the \u201ctime of decision\u201d rule, which allowed municipalities to apply new or amended ordinances to pending development applications.\u00a0 As a result, applicants were often compelled to incur significant costs and delays associated with altering their applications in an effort to meet the new legal requirements.\u00a0 The TOA Rule only applies, however, once a development application has been \u201csubmitted\u201d to a municipality.\u00a0 Until that time, a developer remains responsible for complying with all legal requirements regardless of when they took effect.<\/p>\n<p>While the term \u201csubmission\u201d is not expressly defined under the statute, the New Jersey Supreme Court squarely addressed the issue in\u00a0<u>Dunbar Homes, Inc. v. Zoning Board of Adjustment of Franklin Township<\/u>, 233\u00a0<u>N.J.<\/u>\u00a0546 (2018).\u00a0 In\u00a0<u>Dunbar Homes<\/u>, the developer filed an application to construct 55 garden apartments on a site where garden apartments were considered a permitted conditional use.\u00a0 The next day, the Township enacted an ordinance that prohibited garden apartments in the zone where the site was located. The zoning official subsequently determined that the developer had not submitted all documents required by the zoning board\u2019s development application checklist.\u00a0 The developer was then notified that the TOA Rule was inapplicable and that it would need to file a new application with the zoning board seeking a \u201cuse\u201d variance pursuant to the more stringent standards implicated by\u00a0<u>N.J.S.A.<\/u>\u00a040:55D-70(d)(1).<\/p>\n<p>The zoning board sided with the zoning official and the developer appealed to the Law Division.\u00a0 The Law Division judge disagreed and concluded that the application was deemed \u201csubmitted\u201d because it provided the board with \u201csufficient information to begin its review\u201d and, therefore, the TOA Rule applied.\u00a0 The Township appealed and the Appellate Division reversed that decision after finding that the relevant statute defining the term \u201capplication for development\u201d included all documents prescribed by the board\u2019s checklist for development.\u00a0 Applying this bright-line rule, the Appellate Division concluded that the failure to submit even one of the items on the board\u2019s checklist precluded application of the TOA rule.\u00a0 The Supreme Court ultimately agreed with the Appellate Division, noting that\u00a0<u>N.J.S.A.<\/u>\u00a040:55D-3 expressly defined an \u201capplication for development\u201d to include:\u00a0 \u201cthe application form\u00a0<strong>and all accompanying documents required by ordinance<\/strong>.\u201d\u00a0 Because it was undisputed that the developer failed to submit all required documentation and neither sought nor obtained a waiver regarding any requirements, the Court found that the application was never submitted and the TOA Rule did not apply.<\/p>\n<p>Accordingly, developers must be certain to submit all documents identified in the municipal development application checklist or seek and obtain a waiver.\u00a0 Only by vigorously complying with the requirements of the municipal checklist can a developer expect to avail itself of the protections afforded by the TOA Rule.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Carl A. Rizzo | Cole Schotz | August 28, 2018 Developers often employ the \u201ctime of application\u201d rule (\u201cTOA Rule\u201d) to avoid having to comply with certain legal requirements enacted after an application has been submitted to a local planning or zoning board.\u00a0 More specifically, the TOA Rule provides that \u201cnotwithstanding any provision of law&hellip; <a class=\"more-link\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/time-application-rule-will-not-protect-developers-submit-incomplete-applications\/\">Continue reading <span class=\"screen-reader-text\">The \u201cTime Of Application\u201d Rule Will Not Protect Developers Who Submit Incomplete Applications.<\/span><\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false},"version":2}},"categories":[172],"tags":[9895,10575,10292,10574],"class_list":["post-894839","post","type-post","status-publish","format-standard","hentry","category-construction-law-2","tag-advise-consult","tag-application-for-development","tag-developers","tag-time-of-application","entry"],"jetpack_publicize_connections":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v25.0 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>The \u201cTime Of Application\u201d Rule Will Not Protect Developers Who Submit Incomplete Applications. - Advise &amp; 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