Galloway City Zoning Code
ARTICLE IV
Zoning District Regulations
§ 233-18 Conservation District (CV).
C.
Conditional uses.
[Added 5-18-1982 by Ord. No. 695]
(1)
Single-family detached dwellings may be permitted on lots of record in existence at the time of the adoption of this chapter amendment as a conditional use in the Conservation District upon a showing that such use in a specific location will:
(a)
Not result in any significant adverse impact on the natural environment based upon:
[1]
An analysis of the soil suitability, as defined by the Soil Conservation Service, for residential development.
[2]
For septic requirements, a minimum lot of one acre and a depth of five feet to seasonal high water with no fill, and a suitable percolation rate.
[3]
No drainage to adjacent sensitive areas.
[4]
Other effects on environment, clearance, location of structure and driveways.
(b)
Comply with the intent and purpose of the zone plan and ordinance.
§ 233-19 Professional Office District (PRO). [1]
[Added 6-22-1993 by Ord. No. 1127; amended 2-12-2008 by Ord. No. 1741]
A.
Purpose. The purpose of the Professional Office District (PRO) is to provide for the availability of professional office development and limited personal services and retail uses along Jimmie Leeds Road east of the Garden State Parkway.
B.
Permitted uses.
(1)
The offices of a doctor, minister, professional engineer, lawyer, real estate, general insurance, professional consultants or such similar uses.
(2)
Financial institutions.
(3)
Personal service establishments such as hair salons and spas, dry-cleaning facilities, travel bureaus and other similar facilities.
(4)
Luncheonettes, delicatessens, bakeries and coffee shops.
(5)
Sit-down or take-out restaurants; specifically excluding fast-food restaurants.
(6)
Limited retail businesses including bookstores, drug stores and pharmacies, florist and gift shops. Limited retail businesses shall not include convenience stores, grocery stores, department stores, coin-operated or self-service laundry facilities or any eating or drinking establishment except as permitted above.
(7)
Mail packaging facilities and copy centers.
D.
Bulk requirements.
(1)
Lot area shall be a minimum of 50,000 square feet.
(2)
Building coverage shall not exceed 30%.
(3)
Impervious coverage shall not exceed 60%.
(4)
There shall be a forty-foot front yard, twenty-foot side yard and twenty-foot rear yard. No portion of the parking area shall be located within the front or side yard setbacks, and no exposed stormwater control devices shall be located within the front yard setback.
(5)
Maximum building height shall not exceed 35 feet.
(6)
A buffer strip is required along all lot lines and street lines separating a nonresidential use from an existing residential zoning district for the purpose of obscuring views, screening the glare from automobile headlights and reducing noise. The buffer strips shall be at least 50 feet in width and measured in from the property line and shall consist of any/or a combination of the following: existing trees and shrubs, new landscaping materials, berms, walls or fences.
[1]
Editor's Note: Original § 54-14, Agricultural District (AG), as amended, previously codified herein, was repealed 9-9-1986 by Ord. No. 828.
§ 233-20 Residential Compatibility District (RC).
[Amended 2-19-1980 by Ord. No. 609; 11-3-1980 by Ord. No. 645; 10-5-1982 by Ord. No. 706; 9-22-1992 by Ord. No. 1092]
The Residential Compatibility District is intended to provide for single-family detached dwellings and other compatible uses. The district has an established pattern of intensive land development that has been occurring sporadically throughout the district. Many approved developments are partially developed and should be permitted to complete construction in accordance with approved plans. Future development shall be encouraged to conform to larger minimum lot size requirements. The larger lot size requirement will relieve the concentration of development in established areas.
A.
Permitted uses.
(1)
Single-family detached dwellings.
(2)
Churches and similar places of worship, parish houses, convents and cemeteries.
(3)
Public and quasi-public schools and institutions of higher learning which are not conducted as a business.
(4)
Municipal parks, playgrounds and other municipal buildings and uses.
(5)
Golf courses.
(6)
Other public buildings of a governmental or cultural nature.
(7)
Farms.
(8)
From and after the effective date of this amendment,[1] planned unit residential developments shall not be a permitted use; provided that any planned unit residential development which has valid and effective approval shall continue to be a permitted use.
[1]
Editor's Note: The effective date of this amendment (Ord. No. 1092) is 10-12-1992.
B.
Conditional uses.
(1)
Neighborhood residential is a conditional use in the RC Zone adjoining Lily Lake only.
C.
Area regulations.
(1)
Minimum lot area will be one acre for lots serviced by public sewer and two acres for lots not serviced by public sewer. Undersized lots of record which were previously conforming lots under existing zoning as of October 20, 1992, may be developed without regard to this amendment. All future subdivisions, whether minor or major, shall be bound by this amendment.
[Amended 12-8-1992 by Ord. No. 1101]
(2)
Maximum site coverage shall not exceed 25% on prime agricultural soil (Class I and II) and 30% on nonprime agricultural soils.
(3)
Minimum common open space shall be 40% on nonprime agricultural soils and 50% on prime agricultural soils for planned development.[2]
[2]
Editor's Note: Former § 54-16, Residential Compatibility 12 District (RC), and § 54-17, Planned Rural Residential District (RR), as amended, which previously followed this section, were repealed 9-9-1986 by Ord. No. 828.
§ 233-21 Planned Neighborhood Residential District (NR).
A.
Permitted uses.
(1)
Farms.
(2)
Single-family detached dwellings.
(3)
Churches and similar places of worship, parish houses, convents and cemeteries.
(4)
Public and quasi-public schools and institutions of learning.
(5)
Parks, playgrounds and municipal buildings.
(6)
Other public buildings of a governmental or cultural nature.
(7)
Golf courses, with or without community commercial facilities, at least 18 holes and 5,500 yards in length.
[Amended 11-3-1980 by Ord. No. 644]
(8)
From and after the effective date of this amendment,[1] planned unit developments shall not be a permitted use, provided that any planned unit development which has received preliminary approval prior to the effective date of this amendment shall continue to be a permitted use.
[Amended 6-14-1988 by Ord. No. 914]
[1]
Editor's Note: "This amendment" refers to Ord. No. 914, adopted 6-14-1988.
(9)
[2]Planned commercial developments including offices, community commercial and/or light industrial uses as part of a larger planned residential development of 1,500 units of housing or more and 500 acres, provided that the planned commercial development shall not exceed 5% of the gross site area
[Added 4-7-1980 by Ord. No. 618]
[2]
Editor's Note: Former Subsection A(9), relating to quarries, was repealed 11-10-2020 by Ord. No. 2040-2020. This ordinance also provided for the redesignation of former Subsection A(10) as Subsection A(9).
B.
Area regulations.
(1)
Minimum lot area shall be two acres, subject to the following exceptions:
[Amended 2-19-1980 by Ord. No. 609; 5-18-1981 by Ord. No. 667; 3-16-1982 by Ord. No. 689; 6-14-1988 by Ord. No. 914]
(b)
Any applicant for a minor subdivision who has owned the lot which is the subject of the minor subdivision, or whose immediate family, as defined in § 233-68 of this chapter, has owned the lot that is the subject of the minor subdivision since January 1, 1976, may bring an application for a minor subdivision which would result in three undersized lots of at least one acre.
(c)
Any development effort sponsored by the Township of Galloway undertaken to comply with the requirements of the Council on Affordable Housing or in accordance with the Affordable Housing Plan of the Township of Galloway shall be exempt from the provisions of this subsection.
(2)
Maximum site coverage shall not exceed 25% on prime agricultural soils (Class I and II) or 30% on nonprime agricultural soils.
(3)
Mixture of dwelling unit types.
(a)
To ensure a mixture of dwelling unit types, the following schedule shall apply, except that the applicant may request and the approving authority may modify the mix by not more than 10% for detached single-family dwellings or 20% for other units in an effort to provide flexibility to meet market needs, still ensuring a mixture of housing types, and arriving at a design appropriate for the tract. [A twenty-percent modification for townhouses on a tract of 100 plus acres would be 0.2 x 50% = 10% or a possible range in the mix from 50% to 60%.] Housing unit mix requirements shall not apply to the Pinelands Area (PIRD and R Zones).
[Amended 9-9-1986 by Ord. No. 828]
Total Gross Acreage (percent) | ||||||
|---|---|---|---|---|---|---|
Under 25 Acres | 25-40 Acres | 40-60 Acres | 60-100 Acres | 100+ Acres | ||
Minimum detached single-family | 50 | 25 | 20 | 10 | 10 | |
Maximum duplex, quadplex or townhouse | 30 | 50 | 50 | 50 | 50 | |
Maximum apartments | 20 | 25 | 30 | 50 | 50 | |
(b)
The following schedule shall apply unless waived by the Planning Board. Waiver by the Planning Board is permitted upon the finding by the Board that an adequate mix is maintained in the neighborhood.
[Added 2-19-1980 by Ord. No. 609]
(4)
Minimum common open space shall be 30% on nonprime agricultural soils and 50% on prime agricultural soils.
[Amended 10-5-1982 by Ord. No. 706]
(5)
Densities may be averaged between the NR and CC Zone, where such zones are contiguous in planned unit developments of 1,500 units of housing or more and 500 acres, provided that the total gross density does not exceed the total density permitted in the combined zones.
[Added 4-7-1980 by Ord. No. 618]
C.
D.
Conditional uses.
[Added 4-8-1997 by Ord. No. 1292; amended 3-28-2006 by Ord. No. 1647]
(1)
Permitted uses. Assisted-living care facilities and nursing homes.
[Amended 6-12-2007 by Ord. No. 1702]
(2)
Accessory uses. Medical and health care; therapy; common dining; convenience commercial facilities benefiting and for the sole use of the development; hair care; pool, recreation; and uses similar to the above and found acceptable to the Planning Board.
(3)
Conditions pertaining to the conditional use.
[Amended 6-12-2007 by Ord. No. 1702]
(a)
A minimum tract of 5 acres shall be required.
(b)
The site shall be serviced by public water and sewer service.
(c)
The site shall have at least two means of access.
(d)
Site design shall demonstrate land use and site plan arrangement to ensure compatibility to the surrounding properties.
(e)
Buildings shall be set back a minimum of 50 feet from tract boundary lines and 75 feet from any public right-of-way.
(f)
Buildings shall be setback a minimum of 25 feet from all parking areas.
(g)
Maximum building coverage shall be 25%, and maximum impervious coverage shall be 40%.
(h)
A development shall provide walking trails where appropriate. The walking trails shall be handicap accessible in accordance with ADA requirements.
(i)
Building height shall not exceed 35 feet or 2 1/2 stories, whichever is less.
§ 233-22 Planned Neighborhood Commercial District accessory to an approved planned unit development.
[Added 4-24-2001 by Ord. No. 1452]
The intent of the Planned Neighborhood Commercial District is to serve the residents and users of facilities at approved planned unit developments. This zoning designation recognizes the existing traffic conditions on Wrangleboro Road due to the presence of a node of educational facilities and higher density residential patterns in this portion of the Township as well as the possibility of development of a full interchange at exit 44 on the Garden State Parkway (at Pomona Road). It is believed that the appropriate location of neighborhood commercial development within the planned unit developments will help to reduce vehicle trips for everyday needs and staples and remove excess automobiles from the major transportation corridors within the Township. Neighborhood commercial development is permitted on all vacant lots that meet the minimum required lot size in the area east of the Garden State Parkway, north of Reeds Road, and west of Pitney Road. The following standards and requirements will apply to all nonresidential development as part of the Planned Neighborhood Commercial District:
C.
Design standards.
(1)
All proposed improvements must be harmonious with the intent of the planned unit development design criteria, including the following: maintaining natural buffers wherever possible, general site design, circulation design, and architectural design.
(2)
The proposed architectural design must be compatible with the general design intent of the surrounding neighborhood and must be respective of the traditional rural architectural pattern established within this portion of the Township.
(3)
All signs must be wood with a sandblasted finish. Only external illumination of signs is permitted. No internally illuminated, plastic or laminated signs are permitted.
(4)
All lots must have access to Wrangleboro Road or Collins Road.
§ 233-23 Planned Community Commercial District (CC).
A.
Permitted uses.
(1)
Single-family detached dwellings.
(2)
Single-family attached dwellings.
(3)
Community commercial facilities.
(4)
Churches and similar places of worship, parish houses and convents.
(5)
Public and quasi-public schools and institutions of learning.
(6)
Parks, playgrounds and cemeteries.
(7)
Municipal buildings and other public buildings of a governmental or cultural nature.
(8)
Planned unit developments containing any or all of the above uses and/or single-family attached units, townhouses, garden apartments and neighborhood commercial uses, provided that the neighborhood commercial land areas shall not exceed 10% of the gross site area.
[Added 4-7-1980 by Ord. No. 618]
B.
Area regulations.
[Amended 2-19-1980 by Ord. No. 609]
(1)
Minimum site area for commercial uses shall be 10,000 square feet.
(2)
Minimum lot area for residential uses shall be 35,000 square feet, except that lot sizes may be reduced in planned developments as long as the gross densities do not exceed one dwelling unit per 0.8 unsewered or up to a maximum of four dwelling units per acre sewered. Lots in existence prior to the enactment of this amended chapter are exempt from its regulations.
(3)
Maximum site coverage shall not exceed 50% of the lot area in commercial uses unless waived by the Planning Board.
(4)
Minimum open space shall be 50% of the lot area in commercial uses unless waived by the Planning Board.
(5)
The Board may waive coverage and open space only if it finds that stormwater is managed in compliance with § 233-55.
(6)
Densities may be averaged between the NR and CC Zones where such zones are contiguous in planned unit developments of 1,500 units of housing or more and 500 acres, provided that the total gross density does not exceed the total density permitted in the combined zones.
[Added 4-7-1980 by Ord. No. 618]
§ 233-24 Conditional Industrial District. [1]
[Added 2-28-1989 by Ord. No. 944]
C.
Conditional use standards. Any such conditional use shall comply with the following terms and conditions:
(2)
Any application for such conditional use shall demonstrate the availability of sufficient potable water to service the proposed use.
(3)
Availability of a system to safely remove any wastewater generated by such use.
(4)
An adequate number of soil borings sufficient to demonstrate that such use will not present hazardous conditions to persons utilizing the proposed facilities.
(5)
An adequate number of groundwater samplings sufficient to demonstrate that such use will not present hazardous conditions to persons utilizing the proposed facilities.
(6)
An assessment of the above-required soil borings and water samples which demonstrate that there will be no negative impacts on the persons who will occupy and utilize the proposed facility.
(7)
The application shall comply with all other applicable zoning and site plan requirements to the extent not inconsistent herewith.
D.
Area regulations.
(1)
Minimum lot size shall be five acres.
(2)
Maximum site coverage shall not exceed 25% of site.
(3)
Minimum common open space shall be 30%.
(4)
Notwithstanding any provision of this chapter, development is prohibited in a one-hundred-foot buffer immediately surrounding the landfill which is located at the center of the Conditional Industrial District as depicted in the map attached to this chapter.
E.
Intent. It is the intention of this chapter that the uses in the Conditional Industrial District recognize the existence of the landfill at the center of the district and are not incompatible with the presence of that landfill. Proposed industrial and commercial uses within the district will be evaluated in light of their impact on the district and also the impact of the landfill on the proposed use.
[1]
Editor's Note: Original § 54-20, Planned Industrial District (I), as amended, previously codified herein, was repealed 9-9-1986 by Ord. No. 828.
§ 233-25 Community Village Commercial District (CVC). [1]
[Added 6-22-1993 by Ord. No. 1127]
A.
Purpose. The purpose of the Community Village Commercial District (CVC) is to provide the availability of commercial development in the vicinity of the intersection of Jimmie Leeds and Pitney Roads.
B.
Permitted uses. Within the CVC District, land may be used and buildings or structures may be used, altered or erected for the following uses:
(1)
Retail or personal service establishments, including, though not necessarily limited to, the following:
(a)
Appliance sales and repair stores.
(b)
Banks and other fiduciary institutions.
(c)
Bakeries and confectionery shops.
(d)
Barbershops and beauty parlors.
(e)
Bookstores.
(f)
Clothing stores.
(g)
Dry cleaners, laundries and tailor shops.
(h)
Dry goods and variety stores.
(i)
Drugstores.
(j)
Florists and gift shops.
(k)
Furniture stores.
(l)
Garden supply stores.
(m)
Government offices serving the public, such as post offices.
(n)
Grocery and food stores.
(o)
Hardware stores.
(p)
Liquor stores.
(q)
Music supply shops.
(r)
Paint retail stores.
(s)
Pet stores.
(t)
Photographic supply sales and service.
(u)
Professional offices such as lawyers', doctors' and engineers' offices.
(v)
Restaurants, including fast-food drive-ins and restaurant establishments where alcoholic beverages are sold or consumed.
(w)
Stationery and office supply stores.
(x)
Shoe sales and repair services.
(y)
Sporting goods stores.
(z)
Public facilities.
(aa)
Accessory uses incidental to any of the foregoing uses.
C.
Area and bulk requirements.
[Amended 2-22-1994 by Ord. No. 1157]
(1)
Lot area shall be a minimum of 20,000 square feet.
(2)
Building coverage shall not exceed 30%.
(3)
Impervious cover including building shall not exceed 60%.
(4)
There shall be a forty-foot front yard, twenty-foot side yard and twenty-foot rear yard. No portion of the parking area shall be located within the front or side yard setbacks, and no exposed stormwater control devices shall be located within the front yard setback. Maximum building height shall not exceed 35 feet.
(5)
Buffer strips.
[Amended 4-24-2001 by Ord. No. 1452]
(a)
A buffer strip is required along all lot lines and street lines separating this commercial district from a residential zoning district for the purpose of obscuring views, screening the glare from automobile headlights and reducing noise.
(b)
The buffer strips shall be at least 50 feet in width measured in from the property line and shall consist of any/or a combination of the following: existing trees and shrubs, new landscaping materials, berms, walls or fences.
(c)
The preservation of natural wooded areas as part of the buffer strip shall be encouraged. Additional plantings of trees and shrubs shall be required if necessary to establish an effective buffer. Buffer strips will have existing trees and shrubs or additional plantings sufficient as to obscure throughout the full course of the year any glare of automobile headlights. No accessory structures or accessory uses, including drainage basin, parking areas, and internal circulation lanes, shall be located in this designated buffer area.
(6)
Maintenance of the buffer strip shall be the responsibility of the landowner or the organization established to own and maintain property.
(7)
Minimum lot frontage required shall be 200 feet.
[Added 4-24-2001 by Ord. No. 1452]
[1]
Editor's Note: Original § 54-21, Planned Office District (PO), as amended, previously codified herein, was repealed 9-9-1986 by Ord. No. 828.
§ 233-25.1 Community Commercial-2 District (CC-2).
[Added 6-12-2007 by Ord. No. 1713]
A.
Purpose. The purpose of the Community Commercial District is to create opportunities for nonresidential development along Route 9 while preserving the residential character and communities that exist along this corridor.
B.
D.
Design regulations.
(2)
Parking shall be provided in a side or rear yard when a thirty-five-foot front yard setback is proposed. If parking is proposed in a front yard, a fifty-foot front yard setback shall be provided and the Board must find that appropriate landscaping and screening is provided so as to screen the parking from the street.
(3)
Lighting fixtures shall be designed so that they are not industrial in appearance, thereby maintaining the residential character of the neighborhood. The maximum height of a light standard shall not exceed 20 feet.
E.
Building design.
(1)
Building design shall be such that the architectural characteristics are consistent with the 19th Century residential character of the existing buildings along Route 9.
(2)
Buildings located without direct frontage on Route 9 shall maintain a residential appearance so as to remain compatible with the existing buildings in the neighborhood.
(3)
Any applicant must submit detailed architectural drawings demonstrating how the building design maintains the rural 19th Century residential character. The site and building design and the site and building layout shall provide for varied building setbacks; varied building heights; and varied roof pitches.
F.
Signs in accordance with § 233-10 and the following:
(1)
One freestanding sign and one wall sign per tenant is permitted.
(2)
The maximum sign area for a freestanding sign shall not exceed 40 square feet. No freestanding sign shall exceed eight feet in height. All freestanding signs shall be located outside any required sight triangle and shall be set back a minimum of 14 feet from the front property line.
(3)
The maximum area for a single wall sign shall not exceed 24 square feet.
(4)
Wall signs shall be proportional to the architectural features of the building. All wall signs shall be designed to complement the architectural features, and a unified color scheme shall be used for all tenants. Wall signs shall not be placed on the roof.
(5)
Neon material shall not be permitted. All signs shall be consistent with the building design, and a unified color scheme shall be used.
(6)
All signs should be located within landscaped islands.
§ 233-26 Commercial-Highway District (CH).
B.
Conditional uses.
[Amended 6-22-1993 by Ord. No. 1127]
(1)
Transportation and related commercial uses, including gasoline filling stations and automobile service stations.
[Added 4-24-2001 by Ord. No. 1452; amended 6-12-2007 by Ord. No. 1710]
(2)
Churches and similar places of worship, parish houses and convents.
(3)
Public and quasi-public schools and institutions of learning.
(4)
Municipal buildings and other public buildings of a governmental or cultural nature.
(5)
Limited warehousing facilities including contractor warehousing and storage facilities in accordance with the following:
[Added 6-12-2007 by Ord. No. 1710]
(a)
All such uses shall be located on property with direct access to Waveland Avenue between Fourth and Sixth Avenue.
(b)
A minimum twenty-foot landscape buffer/screen shall be provided between such use and properties with frontage along Route 30 to adequately screen the facility from Route 30 and adjoining commercial land uses.
C.
Area regulations.
[Amended 2-19-1980 by Ord. No. 609]
(1)
Minimum site area for the commercial uses shall be 20,000 square feet.
(2)
Maximum gross density shall not exceed one dwelling unit per 0.8 of an acre in unsewered areas, or six dwelling units per acre in sewered areas. Lots over 20,000 square feet in existence prior to the enactment of this amended chapter are exempt from this regulation.
(3)
Maximum site coverage shall not exceed 25% on prime agricultural soils (Class I and II) and 50% on nonprime agricultural soils. Maximum site coverage in the commercial uses shall be 50% unless waived by the Planning Board.
(4)
Minimum open space shall be 30% on nonprime agricultural soils and 50% on prime agricultural soils for planned development. Minimum open spaces in the commercial uses shall be 50% unless waived by the Planning Board.
D.
Noise. All uses within this zone shall be specifically reviewed for noise impact from the adjoining National Aviation Facilities Experimental Center Airport, as a part of the site plan, subdivision or planned unit development review process. Conditional uses are dependent upon satisfactory resolution.
E.
Water pollution. All uses within this zone shall be evaluated as to their runoff contribution to pollution of Atlantic City Reservoir. Conditional uses are dependent upon demonstration of a satisfactory resolution which minimizes impact on water quality.
F.
Oakbourne Avenue. Community commercial uses within this zone shall not have access to or from Oakbourne Avenue.
[Added 8-11-1987 by Ord. No. 867]
§ 233-26.1 Planned Commercial Recreation District (PCR).
[Added 6-12-2007 by Ord. No. 1709]
A.
Purpose. The proximity of the PCR District to the Garden State Parkway entrance combined with the surrounding land uses offers a unique opportunity to promote the development of a resort-oriented development, including hotel and conference facilities, private recreation facilities, restaurant, retail and entertainment uses.
B.
Permitted uses for a planned commercial recreation complex shall be as follows:
(1)
Hotel and conference facilities.
(2)
Recreation and entertainment facilities, including but not limited to aquatic facilities; amusement arcades; recreation fields, outdoor or indoor sports facilities; bowling alleys; golf facilities; health clubs and spas; skating facilities, etc.
(3)
Restaurants.
(4)
Retail services designed to serve the planned commercial recreation complex.
C.
Permitted uses for tracts that are not part of a planned commercial recreation complex shall be as follows:
D.
Bulk requirements for planned commercial recreation complex:
(1)
Minimum tract size: 40 acres.
(2)
Minimum setback from Jimmie Leeds Road: 50 feet.
(3)
Minimum perimeter setback: 50 feet.
(4)
Minimum setback from land owned by the Board of Education: 100 feet.
(5)
Maximum height: 45 feet for buildings or structures within 100 feet of Jimmie Leeds Road. The building/structure height may increase five feet for every additional 100 feet the building/structure is set back from Jimmie Leeds Road. In no event shall a building/structure exceed 100 feet in height.
(6)
Maximum impervious coverage: 75%.
E.
Bulk requirements for individual tracts:
F.
General design guidelines.
(1)
A minimum of 50% of the required yard and perimeter setbacks shall be landscaped in order to buffer and screen the permitted uses from adjacent properties. Any landscaping along a street frontage shall not be designed as a screen but as an enhancement of the property frontage and improvement to the abutting streetscape.
(2)
A planned commercial recreation complex shall have an internal circulation system for pedestrian, automobiles, trucks and bicycles to service each building or use within the development. Excessive driveway accesses to public roadways shall be limited.
(3)
A minimum of two access points shall be provided to a planned commercial recreation complex. At least one access shall be provided along Jimmie Leeds Road.
(4)
Access to Jimmie Leeds Road shall be coordinated with Atlantic County and the NJ State Department of Transportation to ensure there are no conflicts with the Garden State Parkway intersection.
(5)
A timing schedule for any required traffic improvements and site development shall be approved by the Board to ensure that all required traffic improvements are completed prior to the completion of the site development.
G.
Any assemblage of land proposed for development as a planned commercial recreation complex shall be developed according to a single comprehensive plan with common authority and responsibility.