Delran City Zoning Code
ARTICLE XIII
Planned Commercial Development District PCD
§ 355-53 Purpose and intent.
In furtherance of the Master Plan adopted February 11, 1999, the creation of this PCD District is part of a cohesive economic development plan intended to improve and maintain the regional competitiveness of Delran's Route 130 corridor. The Master Plan calls for the creation of a planned commercial development district within the area hereby delineated as this zoning district in order to facilitate and stimulate large-scale comprehensive commercial development in the vicinity of the connections of Hartford Road and Fairview Street to Route 130 with a deeper eastward penetration from Route 130 than the C-2 Zone boundaries provided. The Master Plan further recommends appropriate planning designs and architectural review in order to maximize benefits and to minimize negative externalities and impacts.
§ 355-54 Permitted, conditional and prohibited uses.
[Amended 7-27-2004 by Ord. No. 2004-9; 5-24-2005 by Ord. No. 2005-14; 4-25-2006 by Ord. No. 2006-5; 7-27-2021 by Ord. No. 2021-13; 10-10-2023 by Ord. No. 2023-12]
A.
Sale or rental of goods and the provision of services as follows are permitted uses:
(1)
Food, supermarkets.
(2)
Liquor.
(3)
Horticultural products (retail only).
(4)
Confectionary, including soft drinks and similar nonalcoholic refreshments that may be consumed on premises.
(5)
Drugs and pharmaceuticals; goods and services.
(6)
Office and stationery supplies, tobacco, books, periodicals and newspapers.
(7)
Apparel sales.
(8)
Gift shops.
(9)
Furniture sales and home furnishings.
(10)
Lumber and building supplies sales.
(11)
Appliances.
(12)
Professional offices.
(13)
Food stuffs, including baked goods on a retail basis.
(14)
Veterinary services with no boarding or kennel facilities.
(15)
Eateries.
(16)
Taverns, bars and liquor stores.
(17)
Barber and beauty shop operations.
(18)
Custom tailoring and dress making (excluding clothing manufacturing).
(19)
Dry-cleaning services.
(20)
Laundry, including self-service laundries.
(21)
Shoe repair.
(22)
Dancing, music, and martial arts schools.
(23)
Child day-care centers in accordance with N.J.S.A. 40:55D-66.6.
(24)
Wholesale clubs.
(25)
Financial institutions and banks without drive-through facilities.
(26)
Art galleries and museums.
(27)
Retail computer sales and repairs.
(28)
Restaurants and cafes with internet/WIFI hotspots, including outdoor seating, but without drive-throughs.
(29)
Retail nursery.
(30)
Medical and dental facilities and offices.
(31)
Photographic processing.
(32)
Gym and fitness facilities.
B.
The following uses are permitted as conditional uses, subject to the specific conditions set forth elsewhere in this chapter:
(1)
Drive-through restaurants.
(2)
Towers for electrical devices.
(3)
Banks with drive-through facilities.
(4)
Massage and spa facilities.
(5)
Cannabis retailer or cannabis delivery service, subject to the following conditions:
(a)
Such facility shall meet all requirements for licensure, and hold the appropriate license issued by the Cannabis Regulatory Commission, Department of Treasury, State of New Jersey.
(b)
No facility shall permit on-site consumption of cannabis or cannabis-related products.
(c)
No outside storage of any cannabis, cannabis products, or cannabis-related materials shall be permitted.
(d)
The hours of operation for any cannabis retail facility shall be from 9:00 a.m. to 10:00 p.m., seven days a week.
(e)
A security plan shall be submitted to the Township Police Department demonstrating how the facility will maintain effective security and control of operations. The security plan should identify the type of security systems to be employed, tracking and recordkeeping of products and materials, surveillance systems to be used, and whether or not any armed security personnel will be on the premises.
(f)
For each of these classifications of operation, the facility shall provide an air treatment system with sufficient odor-absorbing ventilation, and exhaust systems such that any odors generated inside the facility are not detectable by a person of reasonable sensitivity anywhere on adjacent property, within public rights-of-way, or within any other unit located in the same building if the use occupies a portion of a building.
(g)
There shall be a maximum of six licensed cannabis businesses of any classification within the Township, and no more than four of those may be retail cannabis facilities.
(6)
Standalone drive-through ATM not attached or adjacent to a banking institution.
D.
Conditional use standards.
(1)
Banks with drive-through facilities.
(a)
The drive-through facility must have space to accommodate stacking or queuing for a minimum of three vehicles on site.
(2)
Standalone drive-through ATM not attached or adjacent to a banking institution.
(a)
The drive-through facility must have space to accommodate stacking or queuing for a minimum of three vehicles on site.
(3)
Drive-through restaurants.
(a)
All windows associated with the drive-through service shall be situated in the rear or side yard facing facades of the building.
(b)
The drive-through lane(s) shall provide for a bypass lane adjacent to the drive-through lane, having a minimum width of 10 feet.
(c)
The drive-through facility shall have space to accommodate stacking or queuing for a minimum of six vehicles.
(d)
Vehicle stacking areas shall not interfere with vehicle or pedestrian circulation patterns.
(e)
Each stacking lane must be located entirely within the confines of the lot.
§ 355-55 Density.
Residential uses (other than temporary accommodations of less than two weeks) are expressly forbidden in the Planned Commercial Development District.
§ 355-56 Area and bulk standards.
A.
Minimum area of a PCD: 30 acres. Tracts may be divided by streets.
B.
Minimum lot size of a lot within the PCD: 6,000 square feet. Separate ownership of lots within the PCD is permitted.
C.
Minimum lot frontage: 100 feet.
D.
Minimum building line setback:
(1)
One hundred feet from the NJDOT right-of-way, exclusive of right-of-way extensions for intersections or jughandles which are within the tract to be developed within which shall be established a thirty-five-foot-wide landscape area.
(2)
Fifty feet from any county or municipal right-of-way where there is no parking between the building and the right-of-way line and a seventy-five-foot building setback where parking is between the building and the right-of-way line. Within the setback, there shall be a twenty-five-foot-wide landscape area.
(3)
Two hundred feet from any residentially zoned property (with the exception of Lots 36, 36.01 and 36.02 of Block 120, from which the setback shall be at least 50 feet), including a landscaped buffer as described in Subsection H below.
(4)
Fifty feet from any other nonresidential zoned property, within which shall be established a twenty-five-foot-wide landscaped buffer as described in Subsection H below.
(5)
Twenty-five feet from any other building in the PCD. Separate ownership of stores with connected buildings is permitted.
E.
Maximum impervious coverage: 60% exclusive of public rights-of-way. Impervious cover may be increased to 70% subject to the requirements of Chapter 93, Substantive Rules of the New Jersey COAH, Subchapter 1, N.J.S.A. 5:93-8.11.
F.
Maximum clearing limit. Up to 70% of the lot area may be cleared of vegetation for the purpose of construction; provided, however, if the existing cleared area exceeds 70% of the lot area or the existing vegetation is immature or seasonal in nature and may be reestablished in a relatively short period of time, compliance with this subsection may be adjusted to promote the purpose of this chapter.
G.
Maximum building height of any structure in the PCD: 50 feet; however, vertical architectural elements serving as focal points within the PCD may extend to a maximum height of 60 feet.
H.
Minimum buffer width and location:
(1)
There shall be no building or paving improvements within 200 feet of the boundary with an agricultural or residential district (except for Lots 36, 36.01 and 36.02 of Block 120, from which any such improvements must be separated by a buffer of at least 50 feet in width). Within the aforesaid two-hundred-foot setback, a one-hundred-foot-wide landscaped screen shall be created along the boundary with any residential district; such area shall include shrubs, trees, other plantings and such other natural or manufactured screening improvements sufficient to protect the adjoining district from noise, lighting and visual impact generated by the PCD. Where natural vegetation and trees exist within the one-hundred-foot-wide landscaped screen to the extent possible, such natural vegetation and trees shall be preserved, and supplemented as necessary. Within the aforesaid two-hundred-foot setback, stormwater management facilities may be constructed, but shall not be located within the one-hundred-foot landscape screen.
(2)
Where the required setback is only 50 feet, the landscaped screen shall be 25 feet wide. Where existing natural vegetation and trees are insufficient, a continuous screen of landscape materials and/or berms shall be provided.
I.
Architectural style. The architectural style of the structures contained in the PCD shall be designed to avoid a "big-box" commercial appearance, to the extent possible, by means of facade ornamentation, accentuated vertical elements, building offsets, specialized entry treatments, high-quality building materials and complementary color palettes. A garden center which is integral to the primary business function of the user is expressly permitted, provided the garden center area is contiguous to the primary business structure and complies with all bulk standards and requirements. Reuse and integration of existing structures into the design of the overall PCD is encouraged. Where such structures have setbacks that are less than required in the district in which they are located, such building may be retained and expanded so long as the existing deficiency is not increased. Connections between existing buildings and new structures are permitted so long as the existing setback or buffer is not reduced.
J.
Loading space requirements.
(1)
Each loading space shall be 12 feet by 45 feet.
(2)
Retail uses of 30,000 square feet or less in gross floor area (GFA) shall provide a single loading space.
(3)
Retail uses greater than 30,000 square feet in GFA shall provide one loading space for each 30,000 square feet of GFA and any fraction thereof.
§ 355-57 Zone specific design standards.
A.
Utilities. All utilities shall be located underground.
B.
Mechanical screening. All mechanical equipment, whether placed on the ground, roof or other location, shall be screened from ground-level view with an acceptable material compatible with the architectural scheme of the development.
C.
Trash enclosures. All trash and recycling containers shall be enclosed in accordance with the Township design standards for trash enclosures.
D.
Parking. Off-street parking must be provided in accordance with the requirements of and the schedule set forth in § 355-92, Nonresidential off-street parking and loading requirements, or as otherwise provided in this chapter. Shared parking may be permitted as determined by the reviewing board.
E.
Outdoor display. No product, materials, supplies, equipment or goods or other items shall be stored or displayed outside of the confines of the building or structure on the premises unless specifically approved by the reviewing board.
F.
Conditions. The reviewing board may impose more restrictive conditions or any further reasonable conditions to control the effect of noise, traffic movement and volume, lighting and/or intensity of such use or uses on adjacent land uses and may require sufficient guaranties to ensure compliance with such restrictions or conditions.