Logan Township City Zoning Code
ARTICLE III
Zoning Districts; Boundaries; Official Map
Sec 1 Districts.
In order to implement the goals and regulate and limit the type and location of uses and the density and intensity with which lands are to be utilized, districts have been established in conjunction with the uses set forth in this chapter.
Sec 2 Zoning and map boundaries.
All areas within the boundaries of Logan Township have been assigned to a zoning district. The zoning district boundaries established by this chapter are shown on the Zoning Map prepared December 2010, attached hereto, and any subsequent amendment thereof, which, together with all explanatory matter thereon, is declared to be a part of this chapter.
Sec 3 Boundary lines.
Where uncertainty exists with respect to the boundaries of the various districts, as shown on the Zoning Map, the following rules apply:
A.
Unless otherwise shown, the district boundary lines shall be construed to coincide with the centerlines of streets, alleys, parkways, waterways or such lines extended.
B.
Where district boundaries are not otherwise indicated and where the property has been or may hereafter be divided into blocks and lots, the district boundaries shall be construed to be the rear of side lines, and where the districts designated on the Zoning Map are bounded approximately by the rear or side lines, the rear or side lines shall be construed to be the boundary of this district, unless the boundaries and otherwise indicated on the Zoning Map.
C.
In the event of subdivided property or question on the exact location of any boundary line, the determination of the Planning Board shall prevail.
Sec 4 Official Map.
A.
Establishment of an Official Map. The Township Council may, by ordinance, adopt or amend an Official Map of Logan Township, which shall reflect the appropriate provisions of the Master Plan. The Township Council may adopt an Official Map or amendment or revision thereto, which, in whole or in part, is inconsistent with the appropriate designations in the subplan element of the Master Plan, only by an affirmative vote of a majority of its full authorized membership, with the reasons for so acting recorded in the minutes when adopting the Official Map. Prior to the hearing on the adoption of any Official Map or any amendment thereto, the Township Council shall refer the proposed Official Map for amendment to the Planning Board, which shall make a recommendation to the Township Council within 35 days after referral, a report including recommendations concerning the proposed Official Map or amendment or revision. The Township Council, when considering the adoption of the map or any revisions or amendments thereto, shall review the report of the Planning Board and may disapprove or change any recommendation by a vote of the majority of its full authorized membership and shall record in its minutes the reasons for not following such recommendations.
B.
Effect of Official Map.
(1)
The Official Map, if the Township has one, shall be deemed conclusive with respect to the location and width of streets and public drainage ways and the location and extent of flood control basins and public areas, whether or not such streets, ways, basins or areas are improved or unimproved or are in actual physical existence. Upon receiving an application for development, the Township Council may reserve for future public uses the aforesaid streets, ways, basins and areas in the manner provided for the reservation of public areas.
(2)
Following the adoption of the Official Map or any amendment or revision thereto, no permit for any building or structure in the public rights-of-way, drainage way, flood control basin or public area shown thereon shall be issued by an official board or agency of the Township unless an Official Map variance has been authorized and the issuance of such permit has been directed pursuant to this chapter.
(3)
Following the adoption of the Official Map or any amendment or revision thereto, no permit for the erection of any building or structure shall be issued unless:
(a)
The street is shown on the Official Map, as amended or revised and improved in accordance with the requirements of this chapter, is accessible to such building or structure; or
(b)
A street so improved gives such access and is either an existing public street, a street shown on a plat approved by the Planning Board or a street shown on a plat duly filed in the Gloucester County Clerk prior to the adoption of any ordinance requiring approval of such plat by Logan Township; or
(c)
A variance from such requirements has been granted and the issuance of such permit has been directed pursuant to this article.
(4)
Public improvement shown on the Official Map, whether provided by a public agency or by a developer, pursuant to this chapter, shall be laid out, designed, sized and installed, as shown on the Official Map.
Sec 5 Official Map variances.
The Zoning Board of Adjustment may grant an applicant the following variances or relief from the application of this article, upon the terms and conditions specified.
A.
Variance to permit erection of a building or other structure within reserved public area. Whenever one or more parcels of land, upon which is located the bed of a mapped street or drainage way, flood control basin or other public area reserved pursuant to the Reservation of Public Areas, cannot yield a reasonable return for the owner unless a building permit is granted, the Zoning Board of Adjustment may, in a specific case, by an affirmative vote of a majority of the full authorized membership, of the Board, erect the issuance of a permit for a building or structure in the bed of such mapped street or public drainage way or flood control basin or public area, which will, as little as practicable, increase the cost of opening such street or tend to cause a minimum change of the Official Map, and the Board shall impose reasonable requirements as a condition of granting the permit so as to promote the health, morals, safety and a general welfare of the public.
B.
Variance for relief to permit erection of a building or other structure which does not abut a street. Where the enforcement of this chapter, requiring that no building permit be issued for any building or structure not abutting a street, would entail practical difficulty or unnecessary hardship or where the circumstances of the case do not require the building or structure to be related to a street, the Zoning Board of Adjustment may, upon application or appeal, grant a variance from the application of this chapter and direct the issuance of a building permit for the proposed building or structure. Every such variance shall be so conditioned to assure adequate access to such building or structure will be provided for firefighting equipment, ambulances and other emergency vehicles necessary for the protection of health and safety and so as to protect any future street layouts shown on the Official Map or on the general circulation plan elements of the Master Plan.
Sec 6 Specified zone districts.
[Amended 6-21-2016 by Ord. No. 04-2016]
LI | Light Industrial |
PD | Planned Development |
IC | Interchange Commercial |
VIC | Village Interchange Commercial |
MC | Marine Commercial |
MC-R | Marine Commercial Reserve |
NC | Neighborhood Commercial |
R-1 | Residential-1 |
R-2 | Residential-2 |
R-5 | Residential-5 |
RC | Regional Commercial |
RCC | Route 322 Corridor Commercial |
RFI | Riverfront Industrial |
RWD | Recreational Waterfront Development |
VC | Village Commercial |
VR-B | Village Residential - B |
VR-C | Village Residential - C |
INS | Institutional |
CONS | Conservation |
SMOD | Special Management Overlay District |
PVD-O | Planned Village Development Overlay Zone District |
TCR-O | Town Center River District Overlay |
AH-O | Affordable Housing Overlay District |
ARH-O | Age Restricted Affordable Housing Overlay District |
322RP-O | 322 Redevelopment Plan Overlay District |
GBP | General Business Park |
Sec 7 District regulations.
A.
General regulations applicable to all zoning districts.
(1)
Discontinuance of use. Should activities on a site cease for a consecutive period of one year or greater, then the use is considered to have discontinued and to be an abandonment of such use. The use shall not thereafter be reinstated and the structure (if any) shall not be reused, except in conformance with this article.
(2)
Any lot or structure used in a lawful character or manner or for a lawful purpose which creates a nonconforming use, which shall have discontinued such use for a period of one year, shall be considered to be an abandonment of such use and shall not be reused or superseded by any use not permitted under the respective zone classification provisions of this chapter.
(3)
A nonconforming use shall be adjudged abandoned when there occurs a cessation of any such use or activity by an apparent act or failure to act on the part of a tenant or owner to reinstate such use within one year from the date of cessation or discontinuance.
B.
District: LI (Light Industrial).
[Amended 3-5-2019 by Ord. No. 02-2019]
(1)
Permitted principal uses:
(a)
Freight terminals, land.
(b)
Body and collision repair, painting and refurnishing of motor vehicles.
(c)
Limited light machinery manufacturing.
(d)
Fabrication and assembly of metal products excluding the processing of metals from raw materials.
(e)
Fabrication of paper products, bakeries, bottling, canning, ice cream manufacturing, etc.
(f)
Fabrication of wood products.
(g)
Research, testing or experimental laboratories.
(h)
Executive or administrative offices.
(i)
Warehousing.
(j)
Outdoor storage of building supplies, contractor's equipment, or crated or baled material in connection with a wholesale establishment. Excluded are: junk, scrap metals/materials, automobiles or other machinery or vehicles intended for dismantlement or demolition.
(k)
Public utility substations.
(l)
Government uses.
(2)
Permitted accessory uses. Accessory uses and accessory buildings customarily incidental to any permitted use and located on the same lot as the permitted use. Permitted accessory uses for any medical cannabis business may include a greenhouse that shall meet all the setback requirements of a principal structure.
(3)
Conditional use:
(a)
Any medical cannabis business defined under Article I, Section 3, when located south of the I-295 corridor with frontage along US 322, and when authorized by the Planning Board.
(b)
The purpose of this section is to:
[1]
Recognize that cannabis is currently an accepted medical use in the State of New Jersey.
[2]
Regulate the locations of cannabis uses for medical purposes to promote the public health, safety, and general welfare of the community and provide avenues for alternative treatment of medical conditions.
[3]
Discourage sites for a medical cannabis business that are visually intrusive to the surrounding community.
[4]
Recognize that the United States government and the various states currently disagree with the enforcement of certain cannabis offenses.
[5]
Recognize that additional state-level requirements may become effective, such as cannabis waste disposal requirements.
[6]
Regulate signage for medical cannabis businesses to limit the community's exposure to advertising of cannabis and cannabis products.
(4)
Area and bulk requirements:
(a)
Minimum lot area: five acres.
(b)
Minimum lot width: 500 feet.
(c)
Minimum lot frontage: 300 feet.
(d)
Minimum front yard, principal building: 150 feet.
(e)
Minimum side yard, principal building: 75 feet each side.
(f)
Minimum rear yard, principal building: 150 feet.
(g)
Minimum front yard, accessory building: 50 feet.
(h)
Minimum side yard, accessory building: 25 feet.
(i)
Minimum rear yard, accessory building: 25 feet.
(j)
Maximum coverage of impermeable surface including buildings: 30%.
(k)
Maximum coverage of lot by buildings: 60%.
(l)
Maximum height of buildings: four stories/45 feet.
(5)
Any medical cannabis business is subject to the conditional use standards set forth in Article III, Zoning Districts, Boundaries, Official Map, Section 8, and the following requirements:
(a)
Such facility shall meet all the requirements for licensure by the Office of the Attorney General, State of New Jersey.
(b)
Lot size, yard size, lot area shall comply with the LI Zone requirements, except as amended below.
(c)
Permitted accessory uses for any medical cannabis business may include a greenhouse that shall meet all the setback requirements of a principal structure.
(d)
Shall comply with the following distance standards as measured in a straight line between the medical cannabis use and the parcel line of the real property as described.
[1]
Shall not be any closer than 2,000 feet from any behavioral health care facility or residential medical detoxification center.
[2]
Shall not be any closer than 1,000 feet from a residential district or use.
[3]
Shall not be located within 1,000 feet of the property line of any existing church, public or parochial school, private school, college, child-care center, or any existing public park.
(e)
Shall provide direct access from US 322 only, south of I-295.
(f)
Shall provide a traffic impact statement.
(g)
Shall satisfy all associated development impact fees as required by the Township.
(h)
Shall comply with Article V, Design Standards, to provide adequate security including adequate lighting, landscaping.
(i)
Additional security measures shall be provided, including, but not limited to, surveillance cameras for the main entrance and exterior, security alarms, and exterior and interior key entry systems.
(j)
Shall comply with the parking requirement as defined in Article III, Zoning Districts, Boundaries, Official Map, and Section 7B, District: LI (Light Industrial).
(k)
Shall not include features or public amenities that encourage loitering or nuisance activities.
(l)
Solid waste management shall comply with Article V, Section 20, with the exception of sensitive cannabis waste materials. Any cannabis waste shall be held in a secure receptacle or area where physical access to the receptacle or area is limited to the licensed cannabis business staff or waste hauler.
C.
District: PD (Planned Development).
(1)
Pureland Industrial Complex (PIC) - Planned Industrial Development (PID1) (Old LIO Zone). See Appendix A, 1979 Land Use Ordinance,[1] for criteria and standards and associated approval resolution.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2)
Pureland Industrial Complex (PIC) - Planned Industrial Development (PID2) (Old GI Zone). See Appendix A, 1979 Land Use Ordinance,[2] for criteria and standards and associated approval resolution(s).
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
(3)
Pureland Industrial Complex (PIC) - Planned Commercial Development (PCD) (Old IC Zone). See Appendix A, 1979 Land Use Ordinance,[3] for criteria and standards and associated approval resolution.
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
(4)
Logisticenter at Logan aka CNE-NEBC Planned Industrial Development (Old GI Zone). See Appendix A, 1979 Land Use Ordinance,[4] for criteria and standards and associated approval resolution.
[4]
Editor's Note: Said appendix is included as an attachment to this chapter.
(5)
Commodore 295 aka Prentiss/Copley Investment Group Planned Industrial Development (LI Zone). See Appendix B, 1991 Land Development Ordinance,[5] for criteria and standards and associated approval resolution.
[5]
Editor's Note: Said appendix is included as an attachment to this chapter.
D.
District: IC (Interchange Commercial).
(1)
Permitted principal uses:
(a)
Full-service restaurants.
(b)
Drive-through restaurants.
(c)
Office uses including general business, medical, or dental.
(d)
Retail uses at a maximum size of 125,000 square feet with 25,000 square feet of outside space.
(e)
Hotels and hotels/conference center.
(f)
Planned commercial development (PCD) in accordance with regulations set forth in Section 8.A.1 of this article.
(2)
Permitted accessory uses. Accessory uses and accessory buildings customarily incidental to any permitted use and located on the same lot as the permitted use.
(3)
Conditional uses. Motor vehicle service station in accordance with regulations set forth in Section 8B(1) of this article.
(4)
(a)
Minimum lot area: 2.5 acres.
(b)
Minimum lot width: 300 feet.
(c)
Minimum lot frontage: 200 feet.
(d)
Minimum front yard, principal building: 80 feet.
(e)
Minimum side yard, principal building: 20 feet each side.
(f)
Minimum rear yard, principal building: 35 feet.
(g)
Minimum side yard, accessory building: 10 feet.
(h)
Minimum rear yard, accessory building: 10 feet.
(i)
Maximum coverage of impermeable surface including buildings: 65%.
(j)
Maximum coverage of lot by buildings: 30%.
(k)
Maximum height of buildings: four stories or 45 feet.
(5)
Area and bulk requirements for permitted principal use in Subsection D(1)(e). The part of the hotel or hotel/conference center that is not covered with buildings, pavement, parking areas, sidewalks, and like impervious material shall be appropriately landscaped subject to Planning Board approval.
(a)
Minimum lot area: three acres for hotel, five acres for hotel/conference center.
(b)
Minimum lot width: 300 feet.
(c)
Minimum lot frontage: 300 feet.
(d)
Minimum front yard, principal building: 80 feet.
(e)
Minimum side yard, principal building: 25 feet (each).
(f)
Minimum rear yard, principal building: 25 feet.
(g)
Maximum coverage of impermeable surface including buildings: 60%.
(h)
Maximum coverage of lot by buildings: 40%.
(i)
Maximum height of buildings: eight stories or 100 feet.
E.
District: VIC (Village Interchange Commercial). The Village Interchange Commercial Zone provides local and neighborhood services for the adjacent residential community at a scale and size that will not strain existing infrastructure.
(1)
Permitted principal uses:
(2)
Permitted accessory uses. Accessory buildings and structures incidental to the permitted uses and located in the same district.
(3)
Conditional uses. Motor vehicle service station in accordance with regulations set forth in Section 8B(1) of this article.
(4)
(a)
Minimum lot area: 2.5 acres.
(b)
Minimum lot width: 300 feet.
(c)
Minimum lot frontage: 200 feet.
(d)
Minimum front yard, principal building: 80 feet.
(e)
Minimum side yard, principal building: 10 feet (each).
(f)
Minimum rear yard, principal building: 10 feet.
(g)
Minimum side yard, accessory building: 10 feet.
(h)
Minimum rear yard, accessory building: 10 feet.
(i)
Maximum coverage of impermeable surface including buildings: 65%.
(j)
Maximum coverage of lot by buildings: 30%.
(k)
Maximum height of buildings: four stories or 45 feet.
(5)
Area and bulk requirements for permitted principal use provided in Subsection E(1)(e). The part of the hotel or hotel/conference center that is not covered with buildings, pavement, parking areas, sidewalks, and like impervious material shall be appropriately landscaped subject to Planning Board approval.
(a)
Minimum lot area: three acres for hotel, five acres for hotel/conference center.
(b)
Minimum lot width: 300 feet.
(c)
Minimum lot frontage: 300 feet.
(d)
Minimum front yard, principal building: 80 feet.
(e)
Minimum side yard, principal building: 25 feet (each).
(f)
Minimum rear yard, principal building: 25 feet.
(g)
Maximum coverage of impermeable surface including buildings: 60%.
(h)
Maximum coverage of lot by buildings: 40%.
(i)
Maximum height of buildings: eight stories or 100 feet.
F.
District: MC (Marine Commercial).
(2)
Permitted accessory uses. Accessories uses and structures incidental to permitted uses, located on the same lot within the same Zoning District as the permitted use.
(3)
Area and bulk requirements:
(a)
Minimum lot area: five acres.
(b)
Minimum lot frontage: 200 feet.
(c)
Minimum front yard, principal building: 100 feet.
(d)
Minimum side yard, principal building: 25 feet each side.
(e)
Minimum rear yard, principal building: 50 feet.
(f)
Maximum coverage of impermeable surface including buildings: 70%.
(g)
Maximum coverage of lot by buildings: 30%.
(h)
Maximum height of buildings: two stories/35 feet.
G.
District: MC-R (Marine Commercial Reserve).
(2)
Permitted accessory uses. Accessories uses and structures incidental to permitted uses, located on the same lot within the same Zoning District as the permitted use.
(3)
Area and bulk requirements:
(a)
Minimum lot area: five acres.
(b)
Minimum lot frontage: 200 feet.
(c)
Minimum front yard, principal building: 100 feet.
(d)
Minimum side yard, principal building: 25 feet each side.
(e)
Minimum rear yard, principal building: 50 feet.
(f)
Maximum coverage of impermeable surface including buildings: 70%.
(g)
Maximum coverage of lot by buildings: 30%.
(h)
Maximum height of buildings: two stories/35 feet.
H.
District: NC (Neighborhood Commercial).
(1)
Permitted principal uses:
(a)
Banks, drive-in banks shall comply with regulations set forth in Section 8A(4) of this article.
(b)
Retail stores and service establishments.
(c)
Professional offices.
(d)
General business offices.
(e)
Drugstores and pharmacies.
(f)
Restaurants and dining establishments, carry out.
(g)
Restaurants and dining establishments, full service.
(2)
Permitted accessory uses. Accessory uses and accessory buildings customarily incidental to any permitted use and located on same lot as the permitted use.
(3)
Area and bulk requirements:
(a)
Minimum lot area: one acre.
(b)
Minimum lot width: 150 feet.
(c)
Minimum lot frontage: 150 feet.
(d)
Minimum front yard, principal building: 50 feet.
(e)
Minimum side yard, principal building: 25 feet each side.
(f)
Minimum rear yard, principal building: 30 feet.
(g)
Maximum coverage of impermeable surface including buildings: 65%.
(h)
Maximum height of buildings: 2.5 stories/35 feet.
I.
R-1 (Residential-1).
(1)
Permitted principal uses:
(a)
Single-family detached dwellings.
(b)
Agriculture.
(c)
Parks, playgrounds and recreational facilities.
(d)
Social clubs and other nonprofit institutions.
(e)
Schools in accordance with regulations set forth in Section 8A(2) of this article.
(f)
Places of worship in accordance with regulations set forth in Section 8A(3) of this article.
(2)
Permitted accessory uses. Accessory buildings and structures incidental to permitted uses and located in the same district, including home occupations in accordance with regulations set forth in Section 8A(5) of this article.
(3)
Conditional uses. All principal uses permitted in the Neighborhood Commercial (NC) Zone District, subject to the lot fronting on county or state highways. See Section 7H of this article.
(4)
(a)
Minimum lot area: 40,000 square feet.
(b)
Minimum lot width: 125 feet.
(c)
Minimum lot frontage: 100 feet.
(d)
Minimum front yard, principal building: 75 feet.
(e)
Minimum side yard, principal building: 20 feet.
(f)
Minimum rear yard, principal building: 100 feet.
(g)
Minimum side yard, accessory building: 10 feet.
(h)
Minimum rear yard, accessory building: 10 feet.
(i)
Maximum coverage of lot by buildings: 25%.
(j)
Maximum height of buildings: 2.5 stories/35 feet.
J.
R-2 (Residential-2).
(1)
Permitted principal uses:
(a)
Single-family detached dwellings.
(b)
Agriculture.
(c)
Parks, playgrounds and recreational facilities.
(d)
Governmental uses.
(e)
Social clubs and other nonprofit institutions.
(f)
Schools in accordance with regulations set forth in Section 8A(2) of this article.
(g)
Places of worship in accordance with regulations set forth in Section 8A(3) of this article.
(2)
Permitted accessory uses. Accessory buildings and structures incidental to permitted uses and located in the same district, including home occupations in accordance with regulations set forth in Section 8A(5) of this article.
(3)
Conditional uses. All principal uses permitted in the Neighborhood Commercial (NC) Zone District, subject to the lot fronting on county or state highways.
(4)
(a)
Minimum lot area: two acres.
(b)
Minimum lot width: 150 feet.
(c)
Minimum lot frontage: 100 feet.
(d)
Minimum front yard, principal building: 100 feet.
(e)
Minimum side yard, principal building: 25 feet total/minimum of six feet one side.
(f)
Minimum rear yard, principal building: 150 feet.
(g)
Minimum side yard, accessory building: 10 feet.
(h)
Minimum rear yard, accessory building: 10 feet.
(i)
Maximum coverage of lot by buildings: 15%.
(j)
Maximum height of buildings: 2.5 stories/35 feet.
(k)
Maximum density (dwelling units per acre): 0.5.
K.
District: R-5 (Residential-5).
(1)
Permitted principal uses:
(a)
Single-family detached dwellings.
(b)
Agriculture.
(c)
Parks, playgrounds and recreational facilities.
(d)
Governmental uses.
(e)
Conservation areas.
(f)
Schools in accordance with regulations set forth in Section 8A(2) of this article.
(g)
Places of worship in accordance with regulations set forth in Section 8A(3) of this article.
(2)
Permitted accessory uses. Accessory buildings and structures incidental to permitted uses and located in the same district, including home occupations in accordance with regulations set forth in Section 8A(5) of this article.
(3)
(a)
Minimum lot area: five acres.
(b)
Minimum lot frontage: 250 feet.
(c)
Minimum front yard, principal building: 100 feet.
(d)
Minimum side yard, principal building: 100 feet total/35 feet one side.
(e)
Minimum rear yard, principal building: 150 feet.
(f)
Minimum side yard, accessory building: 25 feet.
(g)
Minimum rear yard, accessory building: 25 feet.
(h)
Maximum coverage of lot by buildings: 7.5%.
(i)
Maximum height of buildings: 2.5 stories/35 feet.
(j)
Maximum density (dwelling units per acre): 0.2.
L.
District: RC (Regional Commercial).
(1)
Permitted principal uses:
(a)
Arcades.
(b)
Banks, drive-in banks in accordance with regulations set forth in Section 8A(4) of this article.
(c)
Bars, taverns, pubs or inns.
(d)
Drive-through restaurants.
(e)
Drugstores.
(f)
Dry cleaning establishments.
(g)
General business establishments.
(h)
Nursery and garden products.
(i)
Restaurants.
(j)
Retail stores and shops.
(k)
Planned commercial district in accordance with regulations set forth in Section 8A(1) of this article.
(l)
Regional and design commercial shopping centers in accordance with regulations set forth in Section 8A(6) of this article.
(2)
Permitted accessory uses. Accessory uses and accessory buildings customarily incidental to any permitted use and located on same lot as the permitted use.
(3)
Conditional uses.
(a)
Motor vehicle service stations in accordance with regulations set forth in Section 8B(1) of this article.
(4)
(a)
Minimum lot area: 10 acres.
(b)
Minimum lot width: 500 feet.
(c)
Minimum lot frontage: 80% of average lot width.
(d)
Minimum front yard, principal building: 200 feet.
(e)
Minimum side yard, principal building: 100 feet each side.
(f)
Minimum rear yard, principal building: 100 feet.
(g)
Maximum coverage of impermeable surface including buildings: 75%.
(h)
Maximum height of buildings: 2.5 stories/35 feet.
(i)
Additional requirements: marginal access road connection required.
M.
District: RCC (Route 322 Corridor Commercial).
(1)
Permitted principal uses:
(a)
Warehouse distribution centers, light industrial and light manufacturing uses, including but not limited to assembly, fabrication, food processing, and cold storage.
[Amended 6-20-2017 by Ord. No. 07-2017]
(b)
Retail, including restaurants.
(c)
Office uses, including general business, medical and dental.
(d)
Banks and financial institutions.
(e)
Office/commerce parking, including high technology parks.
(f)
Indoor performing arts theater.
(g)
Indoor recreation facility.
(h)
Planned commercial development in accordance with regulations set forth in Section 8A(1) of this article.
(i)
Hotels and hotel/conference centers.
(2)
Permitted accessory uses. Accessory buildings and structures incidental to the permitted uses and located in the same district.
(3)
Conditional use. Sexually oriented businesses in accordance with regulations set forth in Section 8B(3).
(4)
(a)
Minimum lot area: two acres.
[Amended 6-20-2017 by Ord. No. 07-2017]
(b)
Minimum lot width: 200 feet.
(c)
Minimum front yard, principal building: 50 feet.
(d)
Minimum side yard, principal building: 75 feet (each).
(e)
Minimum rear yard, principal building: 50 feet.
(f)
Minimum side yard, accessory building: 10 feet.
(g)
Minimum rear yard, accessory building: 10 feet.
(h)
Maximum coverage of impermeable surface including buildings: 70%.
(i)
Maximum coverage of lot by buildings: 20%.
(j)
Maximum height of buildings: three stories or 40 feet.
(k)
Minimum parking setback, Route 322: 50 feet.
(l)
Minimum parking setback secondary road rights-of-way: 25 feet.
(m)
Maximum open space: 25%.
(n)
Building configuration:
[1]
No more than 40% of the total front facade of the building shall be oriented toward Route 322 unless adequately landscaped as to allow for only 40% of building to be seen from roadway.
[2]
The buildings shall be designed around a plaza/parking area. The plaza shall front on Route 322.
[3]
Delivery traffic shall be directed to service areas, buffered by building orientation, walls or berming whenever feasible.
(5)
Area and bulk requirements for permitted principal uses i.
(a)
Minimum lot area: five acres for hotel, seven acres for hotel/conference center.
(b)
Minimum lot width: 300 feet.
(c)
Minimum lot frontage: 300 feet.
(d)
Minimum front yard, principal building: 80 feet.
(e)
Minimum side yard, principal building: 25 feet (each).
(f)
Minimum rear yard, principal building: 25 feet.
(g)
Maximum coverage of impermeable surface including buildings: 40%.
(h)
Maximum coverage of lot by buildings: 60%.
(i)
Maximum height of buildings: eight stories/100 feet.
(j)
Minimum parking setback from Route 322: 80 feet.
(k)
Minimum parking setback from secondary road rights-of-way: 25 feet.
(6)
Area and bulk requirements for permitted principal uses in Subsection M(1)(a).
[Added 6-20-2017 by Ord. No. 07-2017[6]]
(a)
Minimum lot area: five acres.
(b)
Minimum street frontage: 300 feet.
(c)
Minimum front yard setback (Route 322): 75 feet.
(d)
Minimum front yard setback (internal road): 50 feet.
(e)
Minimum side yard setback: 75 feet.
(f)
Minimum rear yard setback: 150 feet.
(g)
Maximum coverage of impermeable surface including buildings: 75%.
(h)
Maximum height of buildings: four stories/45 feet.
(i)
Minimum front yard parking setback: 25 feet.
(j)
Minimum side yard parking setback: 10 feet (zero feet along common areas).
[6]
Editor's Note: This ordinance also renumbered former Subsection M(6) through (12) as Subsection M(7) through (13), respectively.
(7)
Design guidelines.
(a)
Landscaping.
[1]
Street trees shall be provided continuously along the curb edge of all shopping sidewalks and pedestrian pathways at a minimum spacing of 30 feet on center and no greater than 40 feet on center, depending upon site conditions and supplemental landscaping.
[2]
Street trees shall be planted in a continuous paving area with at least a four-foot clear width. The four-foot paving area shall be made of bricks or other unit pavers that are set on a stable porous bed such as sand or gravel, in order to permit water to reach the roots.
[3]
Street trees along the shopping area sidewalks must be high branching and have an open habit, to permit views of the stores and their signs on the first floor.
(b)
Buffers, except where access is required.
[1]
A forty-foot landscape buffer shall be provided along Route 322.
[2]
A twenty-five-foot landscape buffer shall be provided along other rights-of-way.
[3]
A twenty-five-foot landscape buffer shall be provided from side and rear property lines.
[4]
All landscape buffers shall consist of berms and a variety of landscape materials, sufficient to create a visual and functional buffer of all parking areas.
(c)
Lighting. Ornamental lighting fixtures shall be provided along the sidewalks and building frontages and within the parking areas.
(8)
Building design.
(a)
All buildings in a development approved as a single project shall be compatible in design as to facade material, proportionality of features, color and texture.
(b)
There shall be an apparent change in features, material, color and texture for each separate user or for every 40 feet of the primary facade.
(c)
The material and design elements used on the front or primary facade shall be replicated on any side or rear elevation visible to the general public from rights-of-way or adjacent properties.
(d)
No more than 50% of the front building line shall be at the same setback line and the offset shall be at least equal to 10% of the average depth of the building.
(e)
There shall be additional breaks in the front or primary facade for a length equaling at least 25% of the total length. These breaks shall be at a depth of at least 5% of the average depth of the building and there shall be two separate breaks for every 100 feet of facade length.
(f)
Entrance doors shall be located within each individual facade element, even if they result in multiple entrances to a larger establishment.
(g)
Canopies shall be provided in various locations along building frontages. Canopies shall consist of a material and color that will compliment the building design. Canopies are not intended to act as signage and shall not include logos.
(h)
Varied building heights shall be provided throughout the development, with the taller buildings located at the ends and center of a row.
(9)
Parking/paving.
(b)
All parking shall be located in a fashion so that it is not visible from Route 322. Building placement, berms and landscaping should be used to achieve this result.
(c)
Innovative parking solutions, including underground parking, are encouraged.
(d)
Ten percent of parking areas shall be landscaped consisting of islands or aisles of a minimum width of six feet. These areas, if including pedestrian pathways, shall be 10 feet in width, and may be included as part of the 25% open space requirement for the development.
(e)
The parking lot islands shall be located as to visually and physically separate parking areas.
(f)
A variety of materials, including stamped concrete, cobblestones, and brick, shall be utilized to designate pedestrian pathways and to add interest.
(g)
Parking and drive aisles shall be permitted within the front yard, rear yard, and side yard setback areas.
[Added 6-20-2017 by Ord. No. 07-2017]
(10)
Signage.
(b)
There should be a consistent sign design theme throughout a particular project. The design theme would include style of lettering, construction, material, type of pole or standard, (i.e., wood or metal), size, and lighting. Color of letters and background should be carefully considered in relation to building material color or where the signs are proposed to be located. Signs should be a subordinate rather than predominant feature.
(c)
The base of any freestanding sign shall be landscaped to visually buffer the sign elements.
(12)
Internal pedestrian circulation.
(a)
The minimum width of pathways shall be five feet where no retail space is provided.
(b)
The minimum width of sidewalks along and connecting retail establishments shall be eight feet where no outside seating areas are proposed.
(c)
Paving materials along the building frontages shall include a variety of materials, such as broom-finished concrete for the walking area and bricks or other pavers for the tree planting areas along the curb.
(d)
Internal pedestrian walkways shall be provided between the site improvements and adjacent streets/sites to provide connectivity.
(13)
Plazas/open space.
(a)
A minimum of 25% of the entire tract shall be open space.
(b)
Public open space and seating areas shall be provided throughout the development.
(c)
Cafes and restaurants shall be encouraged to provide outdoor seating areas.
(d)
Plazas and functional landscaped areas, such as seating areas and pathways, within the parking areas may be included as part of the minimum open space requirement.
N.
District: RFI (Riverfront Industrial).
(1)
Permitted principal uses:
(a)
Freight terminal, sea or land.
(b)
Chemical manufacturing not involving noxious odor or danger from fire or explosion, such as, but not limited to, adhesives, calcimines, salt processing and vegetable portioning plants.
(c)
Machinery and metal product manufacture, processing, fabrication and assembly excluding the production of metals from raw materials by open hearth furnace and bessemer converter.
(d)
Rubber products including tires, tubes and tire recapping.
(e)
Wood and lumber bulk processing including saw mills and wood preserving treatment.
(2)
Permitted accessory uses. Accessory buildings and used customarily incidental to a permitted use located on the same lot and within the same zoning district.
(3)
Area and bulk requirements:
(a)
Minimum lot area: 20 acres.
(b)
Minimum lot width: 500 feet.
(c)
Minimum lot frontage: 500 feet.
(d)
Minimum front yard, principal building: 200 feet.
(e)
Minimum side yard, principal building: 100 feet.
(f)
Minimum front yard, accessory building: 50 feet.
(g)
Minimum side yard, accessory building: 50 feet.
(h)
Maximum coverage of impermeable surface including buildings: 65%.
(i)
Maximum height of buildings: 100 feet.
O.
District: RWD (Recreational Waterfront Development). The Recreational Waterfront Development Zone is designated to accommodate marinas, commercial and recreation facilities that provide and encourage public access to and visibility of the Delaware River or its tributaries.
(1)
Permitted principal uses:
(a)
Marinas.
(b)
Fishing and other water recreation uses.
(c)
Golf course.
(d)
Commercial recreation, indoor and outdoor.
(e)
Retail, including restaurants.
(f)
Cultural facilities, including outdoor performing arts center.
(g)
Planned marine development in accordance with regulations set forth in Section 8A(7) of this article.
(2)
Permitted accessory uses. Accessory buildings and structures incidental to the permitted uses and located in the same district.
(3)
Conditional uses. Sports facilities/stadiums in accordance with regulations set forth in Section 8B(3) of this article.
(4)
(a)
Minimum lot area: five acres.
(b)
Minimum lot frontage: 200 feet.
(c)
Minimum front yard, principal building: 100 feet.
(d)
Minimum side yard, principal building: 25 feet (each).
(e)
Minimum rear yard, principal building: 50 feet.
(f)
Maximum coverage of impermeable surface including buildings: 70%.
(g)
Maximum coverage of lot by buildings: 30%.
(h)
Maximum height of buildings: two stories/45 feet and 75 feet stadiums.
(i)
Additional requirements:
P.
District: VC (Village Commercial).
(1)
Permitted principal uses:
(a)
Banks, drive-in banks in accordance with regulations set forth in Section 8A(4) of this article.
(b)
Bars, inns, taverns and pubs.
(c)
Convenience food stores.
(d)
Drugstores.
(e)
Dry cleaning establishments.
(f)
General business offices.
(g)
Personal service establishments.
(h)
Professional offices.
(i)
Restaurants and dining establishments, carry out.
(j)
Restaurants and dining establishments, full service.
(k)
Retail stores and service establishments.
(l)
Minor repair establishments for appliances, radio, television, shoes and watches.
(m)
Strip commercial shopping centers.
(2)
Permitted accessory uses. Accessory uses and accessory buildings customarily incidental to any permitted use and located on same lot as the permitted use.
(3)
Conditional uses. Motor vehicles service stations in accordance with regulations set forth in Section 8B(1) of this article.
(4)
(a)
Minimum lot area: 25,000 square feet.
(b)
Minimum lot width: 125 feet.
(c)
Minimum lot frontage: 125 feet.
(d)
Minimum front yard, principal building: 50 feet.
(e)
Minimum side yard, principal building: 25 feet each.
(f)
Minimum rear yard, principal building: 35 feet.
(g)
Minimum side yard, accessory building: 10 feet.
(h)
Minimum rear yard, accessory building: 20 feet.
(i)
Maximum coverage of impermeable surface including buildings: 75%.
(j)
Maximum coverage of lot by buildings: 25%.
(k)
Maximum height of buildings: 2.5 stories/35 feet.
(5)
Area and bulk requirements for permitted principal use provided in Subsection P(1)(m).
(a)
Minimum lot area: two acres.
(b)
Minimum lot width: 200 feet.
(c)
Minimum lot frontage: 200 feet.
(d)
Minimum front yard, principal building: 75 feet.
(e)
Minimum side yard, principal building: 30 feet each.
(f)
Minimum rear yard, principal building: 50 feet.
(g)
Minimum side yard, accessory building: 15 feet.
(h)
Minimum rear yard, accessory building: 15 feet.
(i)
Maximum coverage of impermeable surface including buildings: 70%.
(j)
Maximum coverage of lot by buildings: 25%.
(k)
Maximum height of buildings: 2.5 stories/35 feet.
(l)
Landscaping: 30% minimum.
Q.
District: VR-B (Village Residential-B).
(1)
Permitted principal uses.
(a)
Single-family detached dwelling.
(b)
Parks and playgrounds.
(c)
Motels.
(d)
Mixed residential and retail commercial.
(e)
Mixed residential and professional offices.
(f)
Places of worship in accordance with regulations set forth in Section 8A(3) of this article.
(g)
Schools in accordance with regulations set forth in Section 8A(2) of this article.
(h)
Village marina and boat repair/storage facility in accordance with regulations set forth in Section 8A(8) of this article.
(2)
Permitted accessory uses:
(a)
Utility sheds in accordance with regulations set forth in Section 8A(10).
(b)
Greenhouses in accordance with regulations set forth in Section 8A(10).
(c)
Pool houses for private pools.
(d)
Home occupations in accordance with regulations set forth in Section 8A(5) of this article.
(e)
Swimming pools in accordance with regulations set forth in Section 8A(9) of this article.
(f)
Private garages.
(3)
Conditional uses. All principal uses permitted in the Neighborhood Commercial (NC) Zone District, subject to the lot fronting on county or state highways.
(4)
(a)
Minimum lot area: 7,500 square feet.
(b)
Minimum lot width: 50 feet.
(c)
Minimum lot frontage: 50 feet.
(d)
Minimum front yard, principal building: 30 feet.
(e)
Minimum side yard, principal building: 15 feet total/minimum 10 feet one side.
(f)
Minimum rear yard, principal building: 35 feet.
(g)
Minimum side yard, accessory building: five feet.
(h)
Minimum rear yard, accessory building: five feet.
(i)
Maximum coverage of lot by buildings: 40%.
(j)
Maximum height of buildings: 2.5 stories/35 feet.
(k)
Maximum density (dwelling units per acre): 5.5.
(l)
Additional requirements:
R.
District: VR-C (Village Residential-C).
(1)
Permitted principal uses:
(a)
Same as permitted principal VR-A.
(b)
Single-family detached dwelling.
(c)
Parks and playgrounds.
(d)
Social clubs and other nonprofit uses.
(e)
Places of worship in accordance with regulations set forth in Section 8A(3) of this article.
(f)
Schools in accordance with regulations set forth in Section 8A(2) of this article.
(2)
Permitted accessory uses:
(a)
Utility sheds in accordance with regulations set forth in Section 8A(10).
(b)
Greenhouses in accordance with regulations set forth in Section 8A(10).
(c)
Pool houses for private pools.
(d)
Home occupation in accordance with regulations set forth in Section 8A(5) of this article.
(e)
Swimming pools in accordance with regulations set forth in Section 8A(9) of this article.
(f)
Private garages.
(3)
Conditional uses. All principal uses permitted in the Neighborhood Commercial (NC) Zone District, subject to the lot fronting on county or state highways.
(4)
(a)
Minimum lot area: 10,000 square feet.
(b)
Minimum lot width: 80 feet.
(c)
Minimum lot frontage: 80 feet.
(d)
Minimum front yard, principal building: 30 feet.
(e)
Minimum side yard, principal building: 25 feet.
(f)
Minimum rear yard, principal building: 45 feet.
(g)
Minimum side yard, accessory building: 10 feet.
(h)
Minimum rear yard, accessory building: 10 feet.
(i)
Maximum coverage of lot by buildings: 30%.
(j)
Maximum height of buildings: 2.5 stories/35 feet.
(k)
Maximum density (dwelling units per acre): 4.0.
S.
District: INS (Institutional). This zone applies to all areas of public lands or facilities which are of a substantial and permanent nature owned by the Township, county, state or federal government or other public agency or authority.
T.
District: CONS (Conservation). The purpose of the Conservation Zone is recognition of the conservation of dedicated open space or environmentally sensitive areas within the Township that are either in open water or are severely environmentally constrained so that no development is anticipated.
U.
District: SMOD (Special Management Overlay District).
(1)
Findings.
(a)
The land area generally located along the Delaware River has been found to consist of the following unique conditions:
[1]
Significant frontage on the Delaware River, with overlapping state and bi-state controls over portions of riverfront land, which inhibit and restrict development.
[2]
In excess of 500 acres of land adjacent to the riverfront being used for dredge spoil disposal.
[4]
Large tracts of land with development potential that have been vacant for over 10 years and whose locations with Logan Township are isolated and separated from other portions of the Township by Routes 44 and 130.
[5]
Resource extraction operations in an aquifer outcrop area, which are next to an active dredge spoil disposal area of substantial size.
[6]
A concentration of existing industrial development on the north (Pennsylvania) side of the Delaware River.
[7]
Frontage on the state highways, with access controlled by the New Jersey Department of Transportation.
[8]
Random pockets of development, which have been built in an uncoordinated manner.
[9]
Soil conditions, including large areas of man-made land, that increase construction costs and decrease the likelihood of development through private capital alone.
(b)
As a result of these conditions, the area designated has been designated as a special management overlay district in order to assure planned and coordinated development in a manner that will maintain the managed planning and growth of the designated district. The characteristics of the land within this district also render the area peculiarly suitable for treatment under the Blighted Area Act, Redevelopment Agencies Act, and the Urban Renewal Corporation and Association (Fox-Lance) Law. Thus, the district satisfied numerous objectives of the Municipal Land Use Law, including:
(3)
Uses. The following uses are permitted, provided that developer(s) agree to participate in the preparation and implementation of the Special Management Overlay District Plan:
(a)
In the LI District:
[1]
Planned industrial developments.
[2]
Electric generating facilities.
[3]
Natural gas distribution and processing facilities and ancillary uses such as marine facilities, receiving and storage facilities, and supporting infrastructure providing no structure developed in conjunction herewith exceeds a vertical dimension of 250 feet.
[4]
Any other use permitted by right in the LI District, which is developed on a parcel resulting from the subdivision of 20 acres of land or greater.
(b)
In the RFI District. Any use permitted by right in the RFI District, which is developed on a parcel resulting from the subdivision of 30 acres of land or greater.
(e)
In the R-5 District. Major subdivision resulting in greater than 24 residential lots.
(f)
The expansion of an existing nonresidential use in all districts.
(g)
Any use which is developed pursuant to a use variance approval granted by the Zoning Board of Adjustment under the provisions of N.J.S.A. 40:55D-70d.
(4)
Special Management District Plan. The Special Management District Plan shall establish standards and controls to implement the following plan elements:
(a)
A groundwater and surface water management plan and monitoring program.
(b)
An air quality management plan and monitoring program.
(c)
A circulation management plan and monitoring program.
(d)
A wildlife management plan.
(e)
An open space and recreation management plan.
(f)
A wetlands protection plan and monitoring program.
(g)
A utility service plan.
(h)
A land use plan for the entire management district.
(i)
A financial plan to provide a stable source of funding to implement the goals and objectives of the plan, including, but not limited to, financial agreements authorized by the Blighted Area Act, the Redevelopment Agencies Act and the Urban Renewal Corporation and Association (Fox-Lance) Law.
(5)
Preparation and implementation.
(a)
The preparation of the Special Management District Plan may be funded in coordination with developer(s) under the Blighted Area Act, Redevelopment Agencies Act and the Urban Renewal Corporation and Association (Fox-Lance) Law.
(b)
Upon completion of the Special Management District Plan, all developers of uses listed herein shall comply with all performance standards appearing in the plan.
V.
District: PVD-O (Planned Village Development Overlay Zone District).
(1)
Applicability. The regulations set forth below in Section 8V are only applicable to Villages at Logan, LLC, and Villages at Logan, LLC must comply with all terms of the settlement agreement in the legal matter Villages at Logan, LLC v. Township of Logan, et al. [Docket No. GLO-L-2122-04].
(2)
General provisions.
(a)
Purpose. The purpose of the Planned Village Development Overlay Zone District (PVD) is to provide for a traditional neighborhood development with a pedestrian-oriented town center and several villages, a variety of housing types, a mix of civic, office, retail, personal services, and lodging land uses, diverse open spaces and places for recreation, an interconnected network of pathways and streets, and to create a realistic opportunity for the construction of a portion of the low- and moderate-income housing obligation of the Township of Logan under New Jersey's Fair Housing Act, N.J.S.A. 52:27D-301 et seq., the rules of the New Jersey Council on Affordable Housing (COAH), N.J.A.C. 5:94-1 et seq., and the Mount Laurel doctrine.
(b)
Minimum tract size for a planned village development: 400 areas of contiguous land.
(c)
Maximum gross density for a planned village development: 3.725 housing units per acre of the total tract area including the lands designated for nonresidential development, with the exception of any units required to satisfy the nonresidential growth share obligation generated by the nonresidential component of the planned village development, as required by COAH rules at N.J.A.C. 5:94-2.1.
(d)
Maximum total number of housing units in a planned village development: 1,500 units, plus any units required to satisfy the nonresidential growth share obligation generated by the nonresidential component of the planned village development, as required by COAH rules at N.J.A.C. 5:94-2.1.
(e)
Minimum age-restricted housing units in a planned village development: one-third (33%) of the total housing units in a planned village development, other than those units that satisfy a nonresidential growth share obligation, shall be restricted to households with a least one person 55 years of age or older, in accordance with the Federal Fair Housing Act of 1988 as amended by the Federal Housing for Older Persons Act of 1995.
(f)
Maximum total area of nonresidential development in a planned village development: 250,000 square feet of floor area, subject to the following provisions:
[1]
The development of up to 100,000 gross square feet of retail, office, personal services, temporary, and lodging floor area shall be permitted as-of-right.
[2]
An additional 50,000 gross square feet of floor area shall be permitted as-of-right for civic uses, including branch libraries, post offices, houses of worship, fire or first aid stations, or other government or nonprofit entities or activities approved by the Planning Board as a part of the PVD. If any of the land occupied by a civic use is to be sold, the deed to the conveyed property shall reflect this restriction on permitted uses and the approved floor area of the property that is conveyed.
[3]
In addition, if and only when 90% of the permitted 100,000 gross square feet of retail, office, personal services, and lodging floor area has been occupied, the developer of a Planned Village Development shall be permitted to construct an additional 100,000 gross square feet of retail, office, personal services, temporary office, and lodging floor area, provided that:
[a]
Such additional retail, office, personal services, temporary, and lodging floor area shall be in exchange for a reduction in the permitted number of non-age-restricted dwelling units in the development as follows: for every 10,000 gross square feet of additional commercial retail, office, and lodging floor area permitted, 3.725 non-age-restricted dwelling units shall be eliminated from the permitted number of residential units; and
[b]
Construction permits shall be issued for the additional 100,000 gross square feet of retail, office, personal services, temporary, and lodging floor area as follows:
[i]
Upon occupancy of 90% of the as-of-right 100,000 gross square feet of retail, office and lodging floor area, construction permits may be issued for the first 50,000 gross square feet of the additional 100,000 gross square feet of retail, office and lodging floor area; and
[ii]
When the entire as-of-right 100,000 gross square feet of retail, office, personal services, temporary, and lodging floor area has been occupied and there are leases for the first 10,000 gross square feet of the first 50,000 gross square feet of the additional 100,000 gross square feet of retail, office, personal services, temporary, and lodging floor area, the construction permits may be issued for the final 50,000 gross square feet of retail, office, personal services, temporary, and lodging floor area.
[4]
Accessory recreational, maintenance and utility uses and structures serving the residential portions of the development shall not count as part of the permitted nonresidential floor area for the purposes of interpreting the amount of nonresidential floor area permitted but shall be in addition to the retail, office, personal services, temporary, lodging, and civic floor area permitted.
(g)
Housing within a planned village development may be offered for sale and/or for rent, at the discretion of the developer.
(h)
The provisions of this section shall apply to all proposed subdivisions, site plans, developments, and new land uses within the Villages at Repaupo, a proposed development as set forth in prior litigation filed against the Township by way of Docket No. GLO-L-2122-04. The purpose of this section is to provide regulations for allowable land uses (residential, office, retail, personal services, temporary, lodging, civic, accessory, open space and conservation areas), as well as site development and building design standards.
(3)
Land use plan area requirements and descriptions of types of areas.
(a)
A land use plan shall be prepared and submitted to the Planning Board for a planned village development. The land use plan shall define a "town center" and "villages." There are five types of "areas" that may be applied to property within a planned village development by way of a filed land use plan: Town Center; Neighborhood Center; Neighborhood General; Neighborhood Edge, and "other areas." Street locations and the corresponding delineation of areas on the land use plan may be shifted or eliminated at the time of subdivision approval for a phase or section of the planned village development. The definition and purpose of each area type is as follows:
[1]
Town Center (TC) area. The Town Center area type is intended to generate a central place within the planned village development that is accessible to an arterial highway and allows for the long-term commercial development of the site in a pattern that is desirable for both visitors and residents. The architectural types preferred in this area are generally denser and taller and they allow for a combination of uses, including housing, that generate a permanent town fabric. The parks are urban, regular in form and planted strictly in the interest of providing a sense of unique identity for the entire project, as well as an amenity for the residents within the Town Center.
[2]
Neighborhood Center (NC) area. The Neighborhood Center area type is intended to establish a "village center" for each neighborhood, distinguished by a denser fabric of residential buildings, more mix and a variety of uses, including housing, a larger park and access to transit. There, residents can find a diverse range of activities and services within walking distance, supporting daily convenience shopping and personal service needs. These places and uses will also provide opportunities for public gathering and social contact.
[3]
Neighborhood General (NG) area. The Neighborhood General area type is intended to provide areas for a variety of residential architectural types at various densities, all of them single-family house form-compatible. These areas are generally located around Neighborhood Centers, in transition to the least dense and more single-family-house-dominated areas at the edges of each neighborhood. This is the most typical residential townscape of this project, and it is here more than anywhere else that orchestrating the various architectural types will have a great influence on the image and quality of life possible on every street and small park of every neighborhood.
[4]
Neighborhood Edge (NE) area. The Neighborhood Edge area type is intended to provide areas of residential development at the edges of each neighborhood where detached single-family homes in larger lots are the primary architectural type. Here, the space between houses and the landscape predominate in their form. These portions of the project also provide fine pedestrian access to natural places dominated by water and native vegetation.
[5]
"Other areas." Areas within the Planned Village Development outside of the areas designated Town Center, Neighborhood Center, Neighborhood General, or Neighborhood Edge, that are intended primarily for open space, recreation, conservation, wastewater management and stormwater management.
(4)
Land use plan area regulations.
(a)
Town Center (TC) areas. Development and new land uses within the Town Center (TC) area shall comply with the following regulations.
[1]
Building placement and height.
[a]
Setbacks. Each building shall be placed on its lot in compliance with the following setback requirements, and as set forth under "frontage types" below.
[b]
Height limit. No structure shall exceed a height of five stories. No more than 50% of the floor area of the Town Center may be in five-story structures. Inhabited attics with dormers and gable-end windows are not counted as a story.
[2]
Building frontage and profile.
[3]
Parking standards.
[a]
Parking location. Off-street parking shall not be located between a building and a street.
[b]
Parking requirements.
[i]
Parking setbacks. Off-street parking shall be set back from property lines in compliance with the following requirements.
[ii]
Access requirements. Vehicular access to each lot is permitted only from the alley or a side street or from an adjoining lot, provided that at least one access point shall be via alley or side street.
[iii]
Number of parking spaces required. Parking spaces shall be provided in the following ratios:
(b)
Neighborhood Center (NC) areas. Development and new land uses within the Neighborhood Center (NC) area shall comply with the following regulations.
[1]
Building placement and height.
[a]
Setbacks. Each building shall be placed on its lot in compliance with the following setback requirements,
[i]
Front setback: five feet minimum and 12 feet maximum.
[ii]
Side street setback: zero feet minimum, or zero feet exactly for attached structures, such as row houses or work/live units; in case of conflict between the minimum side street setback and the minimum front setback on an adjoining street, the minimum front setback shall prevail.
[iii]
Side interior setback: 15 feet combined.
[iv]
Rear setback: six feet minimum.
[b]
Height limit. No structure shall exceed a height of three stories; inhabited attics with dormers and gable-end windows are not counted as a story.
[2]
[3]
Parking standards.
[a]
Parking location. Off-street parking shall not be located between a building and a street.
[b]
Parking requirements.
[ii]
Access requirements. Vehicular access to each lot is permitted only from the alley or a side street or from parking areas on an adjacent lot, provided that at least one access point shall be provided from an alley or side street.
[iii]
Number of parking spaces required. Parking spaces shall be provided in the following ratios:
[A]
1.5 off-street spaces per residential unit, with only one off-street space per carriage house.
[B]
Two off-street spaces per work/live unit.
[C]
3.5 spaces per 1,000 square feet of nonresidential floor area, which may be provided in a combination of off-street spaces and on-street spaces in reasonable proximity to the nonresidential uses.
[4]
Allowed land uses and building types.
[a]
Allowed land uses. Only the following land uses are allowed in the Neighborhood Center Area:
Civic office |
Lodging: hotel, B&B |
Personal services |
Residential |
Retail |
Temporary office |
Accessory |
[b]
Building types. Only the following residential building types are allowed in the Neighborhood Center Area:
Court |
Carriage house |
Duplex |
Manor |
Row house |
Courtyard housing |
Work/live |
Courtyard over flex/stacked flats over flex |
(c)
Neighborhood General (NG) areas. Development and new land uses within the Neighborhood General (NG) area shall comply with the following regulations:
[1]
Building placement and height.
[a]
Setbacks. Each building shall be placed on its lot in compliance with the following setback requirements:
[i]
Front setback: five feet minimum, 12 feet maximum.
[ii]
Side street setback: five feet minimum, 12 feet maximum.
[iii]
Side interior setback: five feet minimum, or zero feet exactly for attached structures, such as row houses or work/live units. In case of conflict between the minimum side street setback and the minimum front setback on an adjoining street, the minimum front setback shall prevail.
[iv]
Rear setback: five feet minimum.
[b]
Height limit. No structure shall exceed a height of three stories. Inhabited attics with dormers and gable-end windows shall be counted as a story.
[2]
[3]
Parking standards.
[a]
Parking location. Off-street parking shall not be located between a building and a street.
[b]
Parking requirements.
[ii]
Access requirements. Vehicular access to each lot is permitted only from the alley or a side street or from a parking area on an adjoining lot, provided that at least one access point is provided from an alley or a side street.
[iii]
Number of parking spaces required. Parking spaces shall be provided in the following ratios:
[A]
Two off-street spaces per residential unit, with only one off-street space per carriage house.
[B]
Two off-street spaces per work/live unit.
[C]
Three spaces per 1,000 square feet of nonresidential floor area, which may be provided in a combination of off-street spaces and on-street spaces in reasonable proximity to the nonresidential uses.
[4]
Allowed land uses and building types.
[a]
Allowed land uses. Only the following land uses are allowed in the Neighborhood General Area:
Civic |
Lodging:- B&B residential |
Temporary office accessory |
[b]
Building types. Only the following residential building types are allowed in the Neighborhood General Area:
Court |
Carriage house cottage |
House Type A, House Type B, ailla |
Duplex |
Manor |
Row house |
Courtyard housing |
Work/live |
Courtyard over flex |
Stacked flats over flex |
(d)
Neighborhood Edge (NE) areas. Development and new land uses within the Neighborhood Edge (NE) area shall comply with the following regulations:
[1]
Building placement and height.
[a]
Setbacks. Each building shall be placed on its lot in compliance with the following setback requirements.
[i]
Front setback: 20 feet minimum and 30 maximum.
[ii]
Side street setback: 12 feet minimum; in case of conflict between the minimum side street setback and the minimum front setback on an adjoining street, the minimum front setback shall prevail.
[iii]
Side interior setback; 15 feet combined, five feet minimum.
[iv]
Rear setback: 20 feet minimum.
[b]
Height limit. No structure shall exceed a height of three stories. Inhabited attics with dormers and gable-end windows shall be counted as a story.
[2]
[3]
Parking standards.
[a]
Parking location. Off-street parking shall not be located between a building and a street.
[4]
Allowed land uses and building types.
(e)
"Other Areas." Development and new land uses within the Other Areas established herein shall comply with the following regulations:
[1]
[2]
Parking standards.
[a]
Parking location. Off-street parking shall not be located between a building and a street.
(5)
Frontage types. Each proposed building shall be designed to incorporate one of the building frontage types allowed within the applicable area (i.e., Town Center, Neighborhood Center, Neighborhood General, and Neighborhood Edge) and as further depicted in Exhibit A.[7] Each allowed frontage type shall be designed in compliance with the following standards.
(a)
Arcade. The facade of a building with an attached colonnade. Balconies may overlap the sidewalk while the ground floor remains set at the lot line. This type is ideal for retail use, but only when the sidewalk is fully absorbed within the arcade so that a pedestrian cannot bypass it. An easement for private use of the right-of-way is usually required. To be useful, the arcade should be no less than eight feet wide clear in all directions.
(b)
Shopfront. The facade is placed at or close to the right-of-way line, with the entrance at sidewalk grade. This type is conventional for retail frontage. It is commonly equipped with cantilevered shed roof or awning and/or recessed entryway. The absence of a raised ground floor story precludes residential use on the ground floor facing the street, although this use is appropriate behind and above.
(c)
Stoop. The facade is placed close to the frontage line with the ground story elevated from the sidewalk, securing privacy for the windows. This type is suitable for ground-floor residential uses at short setbacks. This type may be interspersed with the shopfront. A porch may also cover the stoop.
(d)
Forecourt. The facade is aligned close to the frontage line with a portion of it setback. The resulting forecourt is suitable for gardens, vehicular drop offs, and utility off loading. This type should be used sparingly and in conjunction with the stoops and shopfronts. A fence or wall at the property line may be used to define the private space of the yard. The court may also be raised from the sidewalk, creating a small retaining wall at the property line with entry steps to the court.
(e)
Front yard. The facade is setback from the frontage line with a front yard. An encroaching porch may also be appended to the facade. A great variety of porch designs are possible, but to be useful, none should be less than eight feet deep and 12 feet wide. A fence or wall at the property line may be used to define the private space of the yard. The front yard may also be raised from the sidewalk, creating a small retaining wall at the property line with entry steps to the yard.
[7]
Editor's Note: Said exhibit is included as an attachment to this chapter.
(6)
Subdivision standards.
(a)
Minimum lot size for specified building types. Parcels proposed for development in compliance with PVD overlay zone district may be subdivided in accordance with the following standards, depending on the building type:
Building Type | Minimum Lot Width (feet) | Minimum Lot Depth (feet) |
|---|---|---|
Court | 164 | 120 |
Carriage house | * | * |
Cottage | 22 | 100** |
House Type A | 36 | 120** |
House Type B | 26 | 100** |
Villa | 50 | 120** |
Duplex | 40 | 100 |
Manor | 60 | 120 |
Row house | 16 | 100 |
Courtyard housing | 100 | 120 |
Work/live | 30 | 100 |
Courtyard over flex | 100 | 120 |
Stacked flats over flex | 100 | 100 |
NOTES: | |
|---|---|
* | An accessory dwelling located on the same lot as another single-family dwelling, but may not be sold to a different owner than the owner of the principal dwelling. |
** | Minimum lot depth may be reduced for an irregularly shaped lot provided the area of the lot is a minimum area of 5,000 square feet. |
(b)
Minimum lot size for civic, retail, office, lodging, and personal services land uses. Parcels proposed for nonresidential development in accordance with this chapter may be subdivided into lots with a minimum width of 50 feet and a minimum lot depth of 100 feet.
(7)
Definitions.
(a) CARRIAGE HOUSE COTTAGE COURT COURTYARD HOUSING COURTYARD OVER FLEX DUPLEX FLEX HOUSE TYPE A HOUSE TYPE B MANOR ROW HOUSE STACKED FLATS OVER FLEX VILLA WORK/LIVE
Building types. The following building types are hereby defined for the purposes of this chapter.
The smallest possible detached single-family house type, configured as a flat, located over a garage and accessed by an alley.
The smallest possible detached single-family house type, configured as a dwelling typically located with a porch and public rooms facing the street with a garage off an alley. This kind of house offers its short side to the street.
A detached type, comprised of individual dwelling units arrayed around a common green, or promenade, aligned perpendicular to the primary frontage, with a maximum of nine units on a half-block depth court, or 16 on a full-block depth court. Parking is behind each individual unit, accessible by alley, also running perpendicular to the primary frontage, typically in a "T" configuration relative to the block's longitudinal axis.
A multifamily, attached house type, with townhouses or stacked flats combined in the form of large single-family houses arrayed around a common courtyard with a maximum of 24 units. All dwellings are directly accessible from the courtyard or street, their entrances and public rooms facing them. Second level dwellings are accessible by stair, no more than three dwelling units per stair. Parking is on the building's side(s), back or below ground and accessible off an alley.
The same as courtyard housing, but with the ground floor on the street designed as a storefront available for flex use as a dwelling, an office or a store, with a maximum of 24 units. Parking may be below ground and accessible off an alley.
A multifamily, attached double house type, with dwellings combined as adjacent townhouses or stacked flats, designed in the form of a very large single-family house, with a porch, all entrances and public rooms facing the street and a garage off an alley.
A flexible building type. Dwelling units may be located above and/or behind retail stores which are allowed only on the ground floor. The land uses allowed within a flex building include: offices, multifamily residential, and home occupations within the multifamily units, retail stores, personal services, or a combination thereof. The uses within a flex building may change over time in response to then-current market conditions.
A large detached single-family house type typically located with a porch and public rooms facing the street and a garage off an alley. This kind of house offers its wide side to the street.
A small single detached single-family house type, typically located with a porch and public rooms facing the street and a garage off an alley. This kind of house also offers its narrow side to the street.
A multifamily, attached quadruple house type, with dwellings combined as adjacent townhouses or stacked flats, designed in the form of a very large single-family house, with a porch, all entrances and public rooms facing the street and a garage off an alley.
A single-family attached housing type typically located with a porch or stoop and public rooms facing the street and a garage off an alley. This kind of house offers its narrow side to the street.
A multifamily, attached house type, with stacked flats combined in the form of a large building block, generally accessible by common lobby, elevator and interior corridor, with a maximum of 24 units. The ground floor on the street is designed as a storefront available for flex use as a dwelling, an office or a store. Parking may be below ground and accessible off an alley.
A very large detached single-family house type, typically located with a wrap around porch and public rooms facing the street and a garage off an alley. This kind of house also offers its wide side to the street.
A single-family attached housing type combining a dwelling with a ground floor storefront space available for flex use as a dwelling, an office or retail store, with a maximum of eight units in a structure. Two types are offered, one with direct access to all units from the street, the other with direct access from the street and a patio partially open to the street. Both types provide parking in a garage off an alley.
(b) CIVIC LODGING[1] [2] OFFICE[1] [2] [3]
[4]
[5] PERSONAL SERVICES[1]
[2]
RESIDENTIAL RETAIL[1]
[2]
Land use types. The following land use types are hereby defined for the purposes of this chapter.
Public services and/or public assembly uses, including post offices, other small-scale government offices, public safety facilities (i.e., a fire station), schools, and meeting facilities (e.g., community, local government, religious, etc.).
BED-AND-BREAKFAST INN (B&B)A residential structure with one or more bedrooms rented for overnight lodging, where meals may be provided subject to applicable health regulations.
HOTEL AND/OR INNA facility with guest rooms or suites, with or without kitchen facilities, rented to the general public for transient lodging, for less than 30 days. May include services in addition to lodging, such as restaurants, meeting facilities, personal services, etc. Also includes accessory guest facilities such as swimming pools, tennis courts, indoor athletic facilities, accessory retail uses, etc.
Premises available for the transaction of general business, but excluding retail sales, personal services and manufacturing. This chapter allows accessory, business/service, processing, professional/administrative, temporary, and temporary real estate offices, all defined as follows.
ACCESSORYOffice space that is contained within, and is incidental and accessory to, another business or sales activity that is the primary use.
BUSINESS/SERVICEEstablishments providing direct services to consumers, and which generate continuous pedestrian traffic during business hours. Examples of these uses include employment agencies, insurance agent offices, real estate offices, travel agencies, utility company offices, etc. This use includes banks and other financial services (e.g., home loan companies, check cashing services, etc.), which may include drive-up ATM and teller services.
PROCESSINGOffice-type facilities characterized by high employee densities, and occupied by businesses engaged in information processing, and other computer-dependent and/or telecommunications-based activities, including but not limited to:
Airline, lodging chain, and rental car company reservation centers computer software and hardware design and development consumer credit reporting |
Data processing services |
Health management organization (HMO) administrative offices insurance claim processing |
Mail order and electronic commerce transaction processing telemarketing |
PROFESSIONAL/ADMINISTRATIVEOffice-type facilities occupied by businesses that provide professional services and/or are engaged in the production of intellectual property, including but not limited to:
Accounting, auditing and bookkeeping services |
Advertising agencies |
Attorneys |
Commercial art and design services |
Construction contractors (office facilities only) |
Counseling services |
Court reporting services |
Detective agencies and similar services |
Design services including architecture, engineering, landscape architecture, urban planning |
Educational, scientific and research organizations |
Financial management and investment counseling |
Literary and talent agencies |
Management and public relations services |
Media postproduction services |
Medical services (e.g., doctor's office) |
News services |
Photographers and photography studios |
Psychologists |
Secretarial, stenographic, word processing, and temporary clerical employee services |
Security and commodity brokers writers and artists offices |
TEMPORARY OFFICEA mobile home, recreational vehicle or modular unit used as a temporary office facility for the construction supervision offices on a construction site or off-site construction yard; or the temporary use of a housing unit within a residential development project as a sales office for units within the specific plan area, which is converted to residential use at the conclusion of its office use.
Establishments providing nonmedical services to individuals as a primary use, including but not limited to:
Barber and beauty shops |
Clothing rental |
Dry cleaning pickup stores with limited equipment |
Home electronics and small appliance repair |
Laundromats (self-service laundries) |
Locksmiths |
Massage (licensed, therapeutic, nonsexual) |
Pet grooming with no boarding |
Shoe repair shops |
Tailors |
Personal service uses may also include accessory retail sales of products related to the services provided. The personal service uses allowed by this chapter do not include "restricted" services, which are those that may tend to have a blighting and/or deteriorating effect upon surrounding areas and which may need to be dispersed to minimize their adverse impacts. Examples of restricted personal services include:
Check cashing, except as a nonadvertised minor percentage of a store's business |
Fortune tellers |
Palm and card readers |
Psychics |
Spas and hot tubs for hourly rental |
Tanning salons |
Tattoo and body piercing services |
The occupancy of a structure by a household for living, eating, and sleeping purposes. Residential uses may occur within any of the building types identified by Subsection V(7)(a), above. Includes home occupations (the conduct of a business within a housing unit, employing only the occupants of the housing unit, with the business activity being subordinate to the residential use of the property).
Stores and shops selling many lines of merchandise, including but not limited to:
Antique stores |
Art supplies, including framing services |
Bicycles |
Books, magazines, and newspapers |
Cameras and photographic supplies |
Clothing, shoes, and accessories |
Collectibles (cards, coins, comics, stamps, etc.) |
Drugs, pharmaceuticals |
Dry goods |
Fabrics and sewing supplies |
Florists and houseplant stores (indoor sales only) |
General stores |
Grocery stores |
Hardware and paint |
Hobby materials |
Jewelry |
Liquor/convenience stores |
Luggage and leather goods |
Mini-markets |
Religious goods |
Restaurants |
Small wares |
Specialty food stores (such as coffee, juice, ice cream, pizza and sandwich shops, etc.) |
Specialty shops |
Sporting goods and equipment |
Stationery |
Toys and games |
Variety stores |
Wine shops |
For the purposes of the PVD Overlay Zone District, allowable retail stores do not include adult bookstores or other adult sexually oriented businesses, sexually oriented massage parlors, or any store with a drive-through pickup or ordering service, other than a bank.
(c) ACCESSORY DWELLING ACCESSORY LAND USES[1] [2] [3] [4] [5] [6] [7] [8] [9] [10] [11] [12] [13] AFFORDABLE HOUSING CANOPY TREE COMMUNITY GARDEN GREEN GREENWAY INCLUSIONARY DEVELOPMENT PLAYGROUND/POCKET PARK PLAZA SPORTS PARK SQUARE TOWN PARK
Other definitions.
A dwelling unit either attached to a single-family principal dwelling or located on the same lot and having an independent means of access.
Includes:
Off-street parking areas, structures, garages, and sheds.
Recycling and solid waste storage and collections areas.
Open space, parks, playgrounds, recreation facilities and buildings.
Fences, walls, and signs.
Mailboxes, lamp posts, flagpoles, driveways, paths, and sidewalks.
Maintenance facilities and buildings.
Utility buildings and structures.
Antennae.
Satellite dishes and solar energy panels.
Stormwater management basins and facilities.
Wastewater collection and treatment systems and facilities.
Water supply systems and facilities, including wells and storage facilities.
Other customary incidental uses.
Housing affordable to low- and moderate-income households as defined by the New Jersey Council on Affordable Housing (COAH).
A deciduous tree, usually single trunked, with a definitely formed crown of foliage, which attains a mature height of at least 30 feet,
A common or public space of any size used for cultivation of flowers and vegetables.
A natural public space with limited landscaping and bordered by streets and buildings.
A natural or landscaped public or common space, typically linear in configuration, bordered at least 50% by streets or other public ways.
A housing development containing both affordable housing and market-rate units.
A natural or landscaped public space within a block, typically 1/2 acre, used for active or passive recreation, mainly by children.
A hardscaped public space adjacent to commercial or civic buildings on at least two sides and streets on at least two sides.
A landscaped public space for active recreation such as soccer and baseball, greater than two acres in area, and bordered by at least one street.
A landscaped public space bordered by streets on at least three sides, which may contain a civic building, pavilion, or memorial.
A natural or landscaped public space, typically two acres or less, bordered by streets or other public ways on at least two sides that form the nucleus of the villages and provide places of public participation, recreation and relaxation at the center of the community. A town park may be used for active or passive recreation.
(8)
Affordable housing requirements.
(a)
Set-aside of housing affordable for low- and moderate-income households: 11% of the total housing units approved by the Township Planning Board in a Planned Village Development shall be affordable to low- and moderate-income households, as defined by the state Fair Housing Act and rules of the New Jersey Council on Affordable Housing (COAH).
(b)
Provision of affordable housing required by nonresidential development: The growth share affordable housing obligation generated under COAH rules by nonresidential development within the planned village development shall be satisfied within the planned village development. The specific growth share obligation shall be calculated by dividing the amount of proposed nonresidential floor area by a growth share factor, defined by the applicable International Building Code use group, in accordance with COAH rules, as may be amended from time to time and currently codified at N.J.A.C. 5:94 Appendix E, as follows:
Nonresidential Growth Share Factors | |
|---|---|
Use Group (building type) | Factor (one affordable unit required per square feet) |
Concert halls, etc., Use Group A1 | 12,500 |
Casinos, etc., Use Group A2 | 8,333 |
Libraries, etc., Use Group | 8,333 |
Arenas, etc., Use Group A4 | 8,333 |
Office-business, Use Group | 8,333 |
Schools, Use Group E | 25,000 |
Industrial, Use Group F | 12,500 |
Hazardous, Use Group H | 25,000 |
Institutional, Use Group 1 | 12,500 |
Retail space, Use Group M | 25,000 |
Hotels-motels, Use Group | 31,250 |
Dormitories, Use Group R2 | 31,250 |
Storage, Use Group S | 125,000 |
Source: COAH Third Round Rules: N.J.A.C. 5:94 Appendix E and Response to Comments, 36 N.J.R. 5820 |
(c)
Affordable housing required by work/live units. The flex use space in a work/live unit shall not generate a growth share affordable housing obligation unless the owner leases the flex space to a second party for use as an office or retail store.
(d)
Construction phasing:
[1]
The affordable housing within a planned village development shall be built in accordance with the following schedule, applicable to all of the market-rate and affordable housing proposed in the planned village development:
Percentage of Market-Rate Units Completed | Minimum Percentage of Low- and Moderate-Income Units Completed |
|---|---|
25% | 0 |
25% + 1 unit | 10% |
50% | 50% |
75% | 75% |
90% | 100% |
"Completed" means a certificate of occupancy has been issued | |
[2]
The affordable housing required in a planned village development due to the growth share affordable housing obligation from nonresidential development shall be built in accordance with the following schedule:
Percentage of Approved Nonresidential Development Completed | Minimum Percentage of Nonresidential Growth Share Affordable Units Completed |
|---|---|
24% | 0 |
25% | 10% |
50% | 50% |
75% | 75% |
90% | 100% |
"Approved" means included in a general development plan approved by the Planning Board | |
(e)
Affordable housing regulations. The affordable housing developed in a planned village development shall be developed and sold or rented in accordance with current applicable COAH rules, as may be amended from time to time, on the design of affordable housing [N.J.A.C. 5:94-4.4(g) and (h)], heating sources [N.J.A.C. 5:94-4.4(i)], split between low- and moderate-income units [N.J.A.C. 5:80-26.3(a)], controls of affordability (N.J.A.C. 5:94-7.1), pricing and rents (N.J.A.C., 5:94-7.2), affirmative marketing (N.J.A.C. 5:94-7.3), and bedroom distribution [N.J.A.C. 5:80-26.3(b)].
(f)
Design of affordable housing. The exterior design of an affordable unit shall be indistinguishable from the exterior design of a market-rate unit of the same building type developed on the tract.
(g)
Location of affordable housing. Affordable housing units shall be dispersed and integrated with the market-rate units of the same building type within a planned village development, to the maximum extent practicable. This location requirement shall not apply to affordable housing that is government-subsidized, if the subsidy program requires the subsidized affordable housing to be concentrated.
(9)
Open space.
(a)
Tract common open space. A minimum of 40% of the total tract area of a planned village development shall be dedicated for common open space uses, which may include open space, conservation, passive and active recreation, farming, wastewater management that does not impair the use of the land for open space purposes (such as, for example, subsurface groundwater discharge if such discharge will not, according the regulations of the New Jersey Department of Environmental Protection, prohibit the simultaneous use of the affected area for recreation), and stormwater management. A maximum of 25% of the total land area utilized for stormwater management, inclusive of swales, recharge areas, detention and retention basins, may be credited as part of the minimum 40% of the tract area open space requirement.
(b)
Contiguous open space. A minimum of 65% of the minimum required tract open space shall be contiguous open space.
(c)
Minimum common or public park spaces:
[1]
The Town Center in a planned village development shall have at least one town park and may have plazas, greens, squares, and greenways.
[2]
Each village in a planned village development shall have at least one town park and one playground/pocket park and may have plazas, greens, squares, community gardens, and greenways.
[3]
A planned village development shall have at least one sports park.
(10)
Landscaping.
(a)
Landscape plan required. All developments requiring site plan or major subdivision approval shall submit a landscape plan prepared by a licensed professional landscape architect, in accordance with the standards of Article V, Section 16, Landscape Standards of the UDO, except if superseded or otherwise amended as set forth herein.
(b)
Section 16A(7), Wildlife habitat, of Article V of the UDO shall not apply in the PVD Zone District.
(c)
Supplemental landscape objectives and uses of plants for planned village development. In order to celebrate and reinforce a sense of place and for ecological benefit, a minimum of 75% of all plantings shall be species native to the region and a maximum of 25% of the plantings may be non-native, non-invasive species. Lawn should not be used as a ubiquitous ground cover, but primarily for places for active recreation and occupation. Lawn should cover a maximum 25% of all planted areas. Exceptions to this guideline are allowed for parks for active recreation (sports parks) where lawn would be expected and single-family residences in which up to a maximum of 50% of the planted area could be in lawn. Fertilization and maintenance of plantings should be as ecologically sustainable as possible, by engaging organic methods and low spray or no and toxicity protocols wherever feasible.
(d)
Canopy trees: in a planned village development, the term "canopy tree" generally refers to a tree 2 1/2 inches by three inches in caliper measured six inches from the top of root ball and a minimum of 12 feet in height. (Certain desirable species may be slightly less in height at equivalent caliper thickness. In this case, industry standards should be referred to for height requirements.) The above requirements refer to the canopy tree size at the time of project sales, not planting date. This allows the developer to plant some streets and other public spaces before commencement of building construction, thereby allowing trees to mature to an equivalent size of the more recently planted trees around newly constructed buildings.
(e)
Minimum number of canopy trees for commercial development. Canopy trees that shall be planted in a planned village development in accordance with the following minimum standards:
[1]
One canopy tree per 50 linear feet of retail store frontage, to be planted in reasonable proximity to the store.
[2]
One canopy tree per 35 linear feet of property front lot line, which may be planted anywhere in the Town Center and Neighborhood Center Areas.
[3]
Note: Since a planned village development is a mixed-use development, some overlap may occur between the street tree planting requirements and the retail canopy tree requirements. Where such overlap occurs in the Town Center and Neighborhood Center Areas, retail canopy tree requirements can be met by the public street requirements on any side of the commercial building that is directly adjacent to a public planted street.
(f)
Parking lots. The following standards shall supersede the requirements of Section 16B(4)(a) of Article V of the UDO: whenever an off-street parking area exceeds 100 spaces, the area should be divided into a minimum of four equal sections with each section being divided by a landscaped divider strip (minimum 10 feet wide) with canopy trees and planted with ground cover or low shrubs (36 inches in height or less).
(g)
Buffer landscape strip not required. Section 16B(4)(c) of Article V of the UDO shall not apply to a planned village development.
(h)
Parking design criteria, landscaping elements. Section 2I(2)(a)[9] of Article V of the UDO shall not apply to a planned village development and shall be superseded by the following standard: Hedges or ornamental fences of varying heights may be used to block view of parking areas, storage areas, loading docks or other utilitarian views from residential or public areas.
(i)
Residential landscaping. Section 16B(2) of Article V of the UDO governing canopy trees shall not apply in a planned village development. Instead, canopy trees that shall be planted in residential lots in a planned village development in accordance with the following minimum standards:
[1]
On single-family detached housing lots: one canopy tree per 150 linear feet of property lot line.
[2]
One canopy tree in the front yard of any lot 35 feet or more wide.
[3]
Note: Existing native trees on lots may be retained to satisfy the canopy tree requirement.
[4]
Note: The canopy tree planting requirements for residential units in mixed-use buildings with nonresidential uses shall be as specified for commercial planting, as modified by Section IX.E. of this chapter.
(j)
Residential landscaping: Section 17E(3)(a)[2] on parking overhang areas of Article V of the UDO shall be superseded by the following requirement: All overhang areas shall be designed with a hard surface, or groundcover below 12 inches in height, or mulch, from the outside edge of the wheel bumper [head of parking stall to a distance of three feet beyond that point].
(k)
Residential landscaping: Section 17E(3)(e) of Article V of the UDO on maintenance, storage and refuse areas shall be superseded by the following requirement: These areas shall be fenced and/or landscaped with buffer and screen plantings to provide visual physical separation of such elements from contiguous areas.
(11)
Buffers.
(a)
Tract perimeter buffer from the rear yard of existing adjacent developed residential areas: 25 feet, consisting of preserved existing and supplemental landscape material and/or fences to provide a reasonable visual buffer.
(b)
Tract perimeter buffer elsewhere: zero feet.
(c)
Buffer to county rights-of-way: zero feet.
(12)
Site improvements.
(a)
Streets and sidewalks:
[1]
The streets and sidewalks shall comply with special area standards for a planned village development as detailed in Exhibit B, Special Area Standards for Streets and Sidewalks for the Planned Village Development (PVD) Overlay Zone District,[8] which are hereby incorporated into this chapter by reference as though they were fully set forth here, upon approval of the special area standards by the Site Improvement Advisory Board.
[8]
Editor's Note: Said exhibit is included as an attachment to this chapter.
[2]
The special area standards shall supersede the streets and sidewalks requirements of the Residential Site Improvement Standards (RSIS), N.J.A.C. 5:21, with the exception of the RSIS requirements on bikeways, utility areas, underground wiring, street and traffic signs, curb construction, sidewalks and bikeways construction, minimum street grade, curves, and pavement design.
[3]
Intersections shall meet the following standards:
[a]
Street intersections shall in no case be less than 45°, except that intersections with existing Township collector roads and streets shall in no case be less than 75°.
[b]
Offset intersections are allowed and encouraged within the PVD as a traffic calming feature and to enhance the urban design character, visual interest, and overall walkability of the street network.
[c]
Minimum centerline radius, minimum tangent length between reverse curves, and curb radii shall be determined in accordance with Exhibit B of this PVD section.
[d]
Sight triangles shall be designed in accordance with the RSIS, with reference to the 1990 AASHTO Standards as incorporated into the RSIS, except that dimension "D" as identified in the AASHTO Standards shall be calculated from the inside edge of on-street parking lanes, where on-street parking is allowed by street type within the PVD.
[4]
Streets in a planned village development shall be dedicated to the Township.
(b)
Parking.
[1]
The number of required parking spaces shall be determined in accordance with the alternative parking standards in this section, with shared parking in the Town Center and Neighborhood Center zones and in consideration of the on-street parking available under the streets types specified in Exhibit B.[9]
[9]
Editor's Note: Said exhibit is included as an attachment to this chapter.
[2]
The size of parking spaces and the standards for off-street parking lots shall comply with the Residential Site Improvement Standards, N.J.A.C. 5:21.
(c)
Water supply. The water supply system shall comply with the Residential Site Improvement Standards, N.J.A.C. 5:21.
(d)
Sanitary sewers. The sanitary sewer system shall comply with the Residential Site Improvement Standards, N.J.A.C. 5:21.
(e)
Stormwater management. The stormwater management system shall comply with the Residential Site Improvement Standards, N.J.A.C. 5:21.
(13)
Development review.
(a)
Planned development. A planned village development shall be considered a type of "planned development" and "planned unit development" and shall be reviewed by the Planning Board in accordance with the procedures specified in the Municipal Land Use Law for a "planned development" at N.J.S.A. 40:55D-39c, 43, and 45, and in accordance with the provisions of Article IV, Section 14., Planned Development/general development plans.
(b)
General development plan. General development plan approval, with vesting for 20 years, shall be available for a Planned Village Development, in accordance with the provisions of Article V, Section 14 of the UDO.
(c)
General development plan: land use plan. The land use plan in the general development plan application shall identify any area(s) that may change in use from all residential to nonresidential or mixed residential and nonresidential.
(d)
General development plan: housing plan. The housing plan in the general development plan application shall address the general locations of affordable housing units and how the construction phasing requirements will be met such that the growth share is accommodated on a schedule in accordance with applicable COAH rules.
(14)
Unnecessary cost-generating features.
(a)
The Planning Board shall conduct its review of any development application in the PVD Overlay District in accordance with the fast-tracking requirements of COAH rules, currently codified at N.J.A.C. 5:94-8.
(b)
The applicant for a development application in the PVD Overlay District shall be entitled to invoke any rights conferred by COAH rules, including the right to request relief from cost-generating application requirements and development standards that are not essential to protect the public health and safety and reasonable variances and waivers necessary to construct the inclusionary development, in accordance with N.J.A.C. 5:94-8.
W.
District: TCR-O (Town Center River District Overlay).
[Amended 9-18-2012 by Ord. No. 06-2012]
(1)
Applicability. The regulations set forth in Subsection V are only applicable to Raccoon Creek Group, LLC, and Raccoon Creek Group, LLC must comply with all terms of the settlement agreement in the legal matter Raccoon Creek Group, LCC v. Logan Township, et al. [Docket No. GLO-L-2147-01].
(2)
General provisions.
(a)
Uses. A building or combination of buildings may be erected or used, and a lot may be used or occupied, for any of the following uses and no others: any use permitted in the Neighborhood Commercial (NC) District provided that any lot used for nonresidential purposes must front on a major collector or arterial road.
(b)
Planned development.
[1]
Minimum tract size subject to a development application: 500 acres.
[2]
Maximum total number of housing units in planned developments: 1,176.
[6]
Buffer areas.
[a]
Tract perimeter: 25 feet consisting of preserved existing and supplemental landscape material to provide a reasonable visual buffer.
[b]
To county rights-of-way: 50 feet to consist of preserved existing and supplemental landscape material to provide a reasonable visual buffer.
[c]
Between single-family and multifamily uses: 25 feet to consist of preserved existing and supplemental landscape material to provide for a reasonable visual buffer.
[d]
To existing developed residential areas with lots with an area less than 15,000 square feet: perimeter single-family detached dwelling units, as further set forth immediately below, shall be located along the perimeter of the tract adjacent to existing single-family detached developments.
[7]
Area, bulk and development standards.
[a]
Residential uses.
[i]
Flat/multifamily.
[A]
Minimum lot area: 12,000 square feet per building.
[B]
Minimum lot width: 120 feet.
[C]
Minimum lot frontage: 120 feet.
[D]
Minimum front yard, principal building: 15 feet.
[E]
Minimum side yard, principal building: 10 feet.
[F]
Minimum rear yard, principal building: 25 feet.
[G]
Maximum coverage of impermeable surface including buildings: 70%.
[H]
Maximum height of buildings: 42 feet/three stories.
[I]
Maximum density (dwelling units per acre): 24.
[J]
Minimum lot depth: 100 feet.
[K]
Minimum building setback from streets (curb or cartway): 30 feet.
[L]
Minimum building setback from parking areas: 20 feet.
[M]
Minimum spacing between buildings: 30 feet.
[b]
Nonresidential uses: existing standards of the NC Zone District.
(c)
Affordable housing requirements.
[1]
Set-aside of housing affordable to low- and moderate-income households.
[a]
Twenty percent of the total units developed on the tract if the units affordable to low- and moderate-income households ("affordable housing") are offered for sale; or
[b]
Age-restricted affordable housing. Affordable housing units may be age-restricted, at the discretion of the developer, to the maximum extent allowed for credits against the Township's fair share obligation for such housing under COAH rules, pursuant to N.J.A.C. 5:93-5.14.
[c]
Affordable housing regulations. The affordable housing shall be developed and sold or rented in accordance with the current applicable COAH rules, including requirements on: split between low- and moderate-income housing, bedroom distribution, range of affordability, pricing and rent of units, affirmative marketing, affordability controls, and construction phasing with the market-rate units developed on the tract.
[d]
Design of affordable housing. The facade of an affordable housing unit shall be indistinguishable from the façade of the market-rate units of the same housing type developed on the tract.
[e]
Location of affordable housing. Affordable housing units shall be dispersed, at an equal rate of 20% per each residential building, among market-rate units of the same housing type. Each section or phase of a planned development must include the 20% affordable component.
(d)
Open space and coverage.
[1]
Tract common open space. A minimum of 25% of the tract area shall be reserved for conservation, recreation, and other common open space uses. The common open space may include wetlands and landscaped stormwater management facilities, but a minimum of 10% of the tract shall be common open space unconstrained by wetlands. Portions of the common open space shall be developed for both passive and active recreation. The common open space shall weave between multifamily structures and periodically widen out into significant and usable recreation areas.
X.
District: AH-O (Affordable Housing Overlay District).
[Amended 9-1-2020 by Ord. No. 12-2020]
(1)
Site plan approval, principal uses: Multifamily housing.
(2)
Site plan approval, accessory uses: Accessory buildings and structures incidental to the permitted uses and located in the same district.
(3)
Area and bulk requirements:
(a)
Minimum lot area: seven acres.
(b)
Minimum lot width: 200 feet.
(c)
Minimum lot frontage: 200 feet.
(d)
Minimum front yard, principal building: 50 feet.
(e)
Minimum side yard, principal building: 20 feet.
(f)
Minimum rear yard, principal building: 20 feet.
(g)
Minimum side yard, accessory building: 10 feet.
(h)
Maximum coverage of impermeable surface including buildings: 75%.
(i)
Maximum coverage of lot by buildings: 40%.
(j)
Maximum height of buildings: three stories or 45 feet.
(k)
Maximum density (dwelling units per acre): 15.
(l)
Minimum open space: 25%.
(4)
Affordable housing: A minimum of 20% of the residential units constructed in the AHO Zone must be made available for occupancy to low- and moderate-income residents. The residents must be income-qualified utilizing the income eligibility requirements mandated by the State of New Jersey, Council on Affordable Housing.
Y.
District: ARH-O (Age-Restricted Affordable Housing Overlay District).
(1)
Site plan approval, principal uses: Age-restricted multifamily housing.
(2)
Site plan approval, accessory uses: Accessory buildings and structures incidental to the permitted uses and located in the same district.
(3)
Area and bulk requirements:
(a)
Minimum lot area: seven acres.
(b)
Minimum lot width: 200 feet.
(c)
Minimum lot frontage: 200 feet.
(d)
Minimum front yard, principal building: 50 feet.
(e)
Minimum side yard, principal building: 20 feet.
(f)
Minimum rear yard, principal building: 20 feet.
(g)
Minimum side yard, accessory building: 10 feet.
(h)
Maximum coverage of impermeable surface including buildings: 75%.
(i)
Maximum coverage of lot by buildings: 40%.
(j)
Maximum height of buildings: three stories or 45 feet.
(k)
Maximum density (dwelling units per acre): 15.
(l)
Minimum open space: 25%.
(4)
Eligibility. The permanent residents of all housing units in the age-restricted housing development must be at least 55 years of age, except that the spouse or a member (other than a child under the age of 18) of the immediate family of an eligible permanent resident (or in the alternative, a single live-in domestic employee, companion, or nurse of an eligible permanent resident) may be a permanent resident regardless of his or her age.
(5)
Affordable housing. A minimum of 30% of the residential units constructed in the ARHO zone must be made available for occupancy to low- and moderate-income residents age 55 years and older. The residents must be income-qualified utilizing the income eligibility requirements mandated by the State of New Jersey, Council on Affordable Housing.
Z.
District: 322RP-O (322 Redevelopment Plan Overlay District). See redevelopment plan on file.
AA.
General Business Park (GBP) Zoning District.
[Added 6-21-2016 by Ord. No. 04-2016]
(1)
Permitted uses. In the GBP Zoning District, no building or premises shall be used and no building shall be erected or altered which is arranged, intended, or designed to be used, except for one or more of the following or similar uses and all such uses shall be subject to the performance standards set forth in the Township's Site Plan and Environmental Considerations Ordinances:
(a)
Any manufacturing, processing or industrial use listed below:
[1]
Manufacturing of light machinery, comprising any of the following: carburetors and small machine parts; cash registers; sewing machines; typewriters; calculators, other office machines and electrical appliances.
[2]
Fabrication of metal products comprising any of the following: baby carriages, bicycles and other vehicles; metal foil, such as aluminum, gold, silver, metal furniture; musical instruments; sheet metal products; and toys.
[3]
Fabrication of paper products, comprising of any of the following: bags; book-binding; boxes and packaging materials; office supplies; and toys.
[4]
Fabrication of wood products, comprising any of the following: boats; boxes; cabinets and woodworking; furniture; and toys.
[5]
Food and associated industries, comprising any of the following: bakeries; bottling of food and nonalcoholic beverages; food and cereal mixing and milling; food processing; food sundry manufacturing; ice cream manufacturing.
[6]
Office buildings for executive or administrative purposes.
[7]
Laboratories, research, experimental or testing, comprising any of the following: biological, chemical, dental, pharmaceutical and genetical research.
[8]
Open storage, adequately screened so that items stored shall not be visible from any lot line, of building supplies, contractors' equipment, or crated or baled material in connection with a wholesale establishment; but not including the open storage of junk, such as scrap metals or other scrap materials, or automobiles or other vehicles or machinery intended for dismantling or demolition.
[9]
Radio or television broadcasting towers with accessory transmitting station, provided any principal part of such tower, excluding guy cables, shall be set back from the street line of the lot on which it is located a distance of not less than the height of such tower and shall be set back from any other lot line of said lot a distance of not less than one-half the height of such tower. No guy cables for such tower shall extend within any required yard, and any blinking or rotating light thereon shall be screened so as not to throw its light below the horizontal plane in which it is installed.
[10]
Other limited manufacturing establishments engaged in preparing, processing or fabricating products.
[11]
A public utility substation, including open storage of materials, trucks or repair equipment.
[12]
Customary and conventional agricultural uses and farm dwellings, as permitted in R-1 Residence District.
[13]
Any facility designated or set aside for the landing, taking off, of fixed wing or helicopters accessory to a principal use permitted in the LIO District.
[14]
Municipal and public facilities.
[15]
Accessory uses and accessory buildings on the same lot with and customarily incidental to any permitted principal use.
(2)
In the GBP Zoning District, any uses shall also be subject to the following bulk and area criteria:
(a)
Minimum lot area: two acres.
(b)
Minimum park and lot frontage: 200 feet.
(c)
Maximum FAR. The maximum permitted FAR shall be allowed to vary according to the following schedule depending, on the intended use and building height:
Maximum FAR | ||
|---|---|---|
Primarily Research/Office Uses* | ||
a. | Uses in 1-story buildings | 0.35 |
b. | Uses in multistory buildings | 0.45 |
Primarily Manufacturing/Warehousing Uses* | ||
a. | Uses in 1-story buildings | 0.45 |
b. | Uses in multistory buildings | 0.50 |
* | "Primarily" shall mean more than 80% of total buildings use on a lot. |
(d)
Maximum improvement coverage: 75%.
(e)
Building arrangement, lot width, frontage depth and yards. Buildings, lot yard sizes and dimensions may be freely disposed and arranged and shall conform to the Township's Site Plan Ordinance, and subject to the following minimum standards:
[1]
Minimum setback from street line: 50 feet for lots located along the planned development internal access road including a twenty-five-foot landscape area at the street right-of-way and 75 feet including a fifty-foot landscape area at the street right-of-way when located along major arterials as designated in the Master Plan. In those instances where a major arterial forms the boundary with a residence district boundary or residential use, the setback and landscape area shall be increased by 20 feet.
[2]
Minimum setback from side and rear property lines: 30 feet except where such yards abut a residential district where they shall be 60 feet.
[3]
Where more than one structure is located on a lot, the structures shall be no closer than 35 feet, or the average height of the structures concerned, whichever is greater.
(3)
In the GBP Zoning District, any applications for land development or subdivision shall conform to the submission requirements provided in the 1979 Land Use Ordinance.
(4)
In the GBP Zoning District, any applications for land development or subdivision shall conform to the design criteria and any other applicable criteria provided in the 1979 Land Use Ordinance.
Sec 8 Special regulations, permitted modifications, and conditional uses.
A.
Special regulations.
(1)
Planned commercial development.
(a)
Purpose.
[1]
The purpose of a planned commercial development is to encourage comprehensively planned commercial development along selected arterials. The design process is intended to include, but not be limited to, land use planning, building orientation, traffic planning, landscape design, site design, energy planning and architectural design to achieve a comprehensively planned commercial facility. The planned commercial development is not intended to allow strip retail or shopping centers as permitted uses.
[2]
Applicants utilizing this section are encouraged to present innovations in design that consider existing and surrounding site conditions. Furthermore, inclusion of this alternative is specifically incorporated to preclude conventional commercial sprawl along the major arteries of the Township and concentrate them in a fashion that would allow accessibility, identity, travel control, etc.
(b)
Conditions for planned commercial development. The following are prerequisite conditions for considerations of a planned commercial development:
[1]
Any tract of land so developed shall be in one ownership, or in case of multiple or contiguous ownership of the tract, it shall be developed according to a single plan with common authority and common responsibility.
[2]
In order to qualify as a planned commercial development, the development shall provide for a minimum of 20 contiguous acres.
[3]
A planned commercial development must be accompanied by an environmental impact statement.
(c)
Uses.
[1]
The following uses are permitted in a planned commercial development provided they are designed as part of a comprehensively planned system of buildings linked by open space.
[a]
Fully enclosed restaurants and drinking establishments.
[b]
Banks, drive-in banks in accordance with regulations set forth in Subsection A(4) of this article.
[c]
Office buildings.
[d]
Health and exercise facilities and/or clubs.
[e]
Day nurseries and/or day-care facilities.
[f]
Personal training centers.
[g]
Hotels.
[h]
Recreational facilities, outdoor or indoor.
[2]
Accessory uses. Any accessory use and building reasonably and customarily incidental to any of the principal uses permitted herein provided that such accessory buildings do not create conditions detrimental to the health, safety or general welfare of the community, nor impact the overall design intent of the planned commercial development.
(d)
Sewer availability. Planned commercial developments are subject to sewer availability as defined in this chapter.
(e)
Area and bulk requirements.
[1]
Minimum lot size. The minimum site size for a planned commercial development shall not be less than 20 acres of developable land.
[2]
Minimum lot width. The minimum site width shall be no less than 500 feet frontage on a public right-of-way from which direct access is available.
[3]
Setbacks.
[a]
A minimum perimeter setback of 75 feet shall be provided along the entire property line unless as otherwise noted herein.
[b]
A 200-foot setback shall be required from all roadway property lines except in cases where buildings are sited with their greatest depth at right angles to the road frontage and have a minimum width of open space between parallel buildings of at least two times the width of the widest part of the building facing the road. In such cases the setback shall be 100 feet. In no case, however, shall the minimum width be less than 150 feet between parallel buildings.
[i]
Bermed landscape area.
[A]
For every building having an length of 100 feet there shall be a bermed landscape area for every 50 feet of building length. Such bermed landscape shall not be less than 30 feet long, 10 feet to 20 feet wide and four feet to six feet high at its center. The subject area shall, at a minimum, be landscaped with:
3 canopy trees (1) |
8 under-story trees (2) |
20 shrubs (3) |
[B]
The intent is to encourage open space development that provided perpendicular open space corridors penetrating from road frontages into project areas.
[4]
Buffer relationships of commercial uses to residential uses. For any planned commercial development abutting a residential district or use, there shall be established a minimum buffer width of 200 feet.
[5]
Building length. The building length should not exceed 100 feet in any one direction from a point of linkage. That point of linkage shall be defined as any elements including, but not limited to the following.
[a]
A circulation element.
[b]
Public access.
[c]
A pass-through (from one side of the building to the other side of the building via a public access system).
[d]
A fifteen-foot offset for the height of the building.
[e]
A pedestrian arcade system providing all-weather access and egress from various points of the building and along its various accesses.
[6]
Distance between buildings on the same site or lot. The distance between two or more buildings on the same site or lot shall not extend closer than 50 feet at the closest point.
[7]
Size of principal buildings. The size of the principal buildings shall not be less than 2,500 square feet except for hotels and motels where the size of the individual rooms shall have not less than 50 units.
[8]
Open space.
[a]
Notwithstanding any other provisions of this chapter, a minimum of 25% of the land area of any parcel developed within this district shall be open space consisting of plantings, lawn area, existing natural vegetation or combination thereof.
[b]
The developable open space shall consist of planned recreational area consisting of sitting, walking and gathering places, pavilions, etc. The intent is to provide such open space amenities for employees and use of the planned commercial development. Such facilities shall be developed in a park-like setting and distributed evenly among the clusters of buildings throughout the project. The intent herein is to create a campus like setting for commercial buildings.
(f)
Other regulations.
[1]
Each planned commercial development shall have a consolidated, internal circulation system for pedestrians, automobiles, trucks, and bicycles to service each building or group of buildings within the complex. Such internal circulation system shall serve to organize the flow of internal traffic and to promote its orderly integration into the Township circulation system. Each planned commercial development shall have no more than two ingress and egress lanes to any one highway or street.
[2]
For all uses within this district, one on-site, off-street loading area 14 feet wide by 35 feet long for each 10,000 square feet floor area or part thereof shall be provided.
[3]
All other regulations applicable to the district in which the development is located, except as noted in the Appendix, shall apply to planned commercial developments.
(2)
Schools. Notwithstanding any other provision contained in this chapter, schools, whether public or private, shall be permitted in all residential districts.
(a)
Any school permitted under this subsection shall be a nonprofit organization within the meaning of the Internal Revenue Act and registered effectively as such thereunder.
(b)
Such school shall have as its prime purpose the general education of students in the arts and sciences and shall be licensed by the New Jersey State Board of Education, if license for its operation is required by law.
(c)
The minimum lot area shall be five acres, plus one acre for each 100 pupils for whom the school is designed.
(d)
Any other provision contained in this chapter notwithstanding, no school building or part thereof shall be erected nearer than a distance equal to three times the height of such building to any property line other than a street line.
(e)
All accessory buildings shall be located on the same lot as the principal buildings and the sum of all areas covered by all principal and accessory buildings shall not exceed 30% of the area of the lot.
(f)
No school permitted hereunder shall be a trade school except to the extent that it is part of the public education process.
(3)
Places of worship.
(a)
Purpose. Places of worship shall be permitted in all residential districts.
(b)
Area and bulk requirements.
[1]
Minimum lot area. A place of worship shall have a minimum lot size of one acre, with a minimum lot frontage of 150 feet.
[2]
Maximum allowable height. A place of worship may be built to a maximum height of 45 feet, provided that the number of stories at any point along the periphery of such building shall not exceed two stories or 35 feet.
[3]
Distance of building from property line other than street lines. No building or part thereof shall be erected nearer than a distance equal to 1/2 times the height of such building to any property line other than a street line.
[4]
Building coverage as a percentage of lot area. All necessary buildings shall be located on the same lot as the principal buildings, and the sum of all areas covered by all principal and accessory buildings shall not exceed 30% of the area of the lot.
[5]
Landscaping. In all cases where the subject building abuts any property line other than a street line, there shall be a landscaped buffer strip of at least 10 feet in depth. Such buffer area shall be planted with evergreen trees in double alternating rows and shrubs which substantially screen, at the time of planting, one area from the other. Such evergreen trees shall be a minimum height of six feet at time of planting. The front and side areas of the buildings site, exclusive of walks and driveways, shall be landscaped with trees and shrubs if no natural tree cover exits.
[6]
Parking. There shall be one off-street paved parking space for every four seats in the church auditorium. No off-street parking shall be allowed in the front or side yard areas of the lot. The perimeter of each parking area shall be landscaped with evergreen shrubs and trees to substantially screen this area from view.
[7]
Exterior signs. Each place of worship shall be permitted to maintain an exterior bulletin board with an area of not more than 10 square feet.
(4)
Drive in banks.
(a)
Purpose. The purpose of this section is to establish performance standards for drive-in bank facilities as adjuncts to branch bank buildings.
(b)
Minimum requirements. Minimum requirements shall be as follows:
(c)
Land use development.
[1]
Front yard: 75 feet.
[2]
Side yard, each: 30 feet.
[3]
Rear yard: 30 feet.
[4]
Maximum height of buildings (stories/feet): 2.5 stories/35 feet.
[5]
Maximum coverage of impermeable surfaces including buildings: 70%.
[6]
Maximum coverage of lot by buildings: 10%.
[7]
Other regulations: minimum buffer requirements established in buffer landscaping requirements.
(5)
Home occupations. Home occupations shall be permitted as an accessory use to a residential dwelling provided that:
(a)
The professional use shall be clearly incidental to the residential use of the dwelling unit and shall not change the essential character of the dwelling.
(b)
The professional use shall not constitute more than 30% of the building's floor area.
(c)
The office shall be for the exclusive use of the professional who resides on the premises and not more than two employees.
(d)
No external alteration inconsistent with the residential use of the dwelling unit shall be permitted.
(e)
No storage of materials or products shall be permitted outside the dwelling unit and that no display or products shall be visible from outside the building.
(f)
No more than one name plate or sign of two square feet or less shall be permitted. Such sign may be attached to the residence or may be mounted on a signpost. Such freestanding sign shall:
(g)
There shall be one off-street parking space for the professional and each employee, plus one additional space.
(6)
Regional and design commercial shopping centers.
(a)
Purpose. The purpose of these controls is to set forth standards to guide development of shopping centers in Logan Township.
(b)
Permitted uses. The following uses shall be permitted within designated shopping centers:
Regional Shopping Center (1) (2) | Design Commercial (1) (2) | ||
|---|---|---|---|
i. | Retail sales and service establishments | X | X |
ii. | Banks, general businesses, governmental, finance, utility, insurance and similar professional office | X | X |
iii. | Restaurants wherein the consumption of food dispensed or sold therein or thereby occurs within fully enclosed structure and specifically excluding outdoor counters, drive-ins or curb service | X | X |
iv. | Personal service establishments or stores, including but not limited to beauty and barber shops and similar businesses | X | X |
v. | Minor repair establishments or stores engaging in the repair of televisions, radios, watches, shoes, appliances and other common household and personal objects | X | X |
vi. | Motion picture theatres, radio or television studios in fully enclosed structures, excluding any tower apparatus required to service such facilities | X | X |
vii. | Dry cleaning service establishments providing that such dry cleaning work carried out on the premises is done exclusively in the retail service function located on the premises | X | X |
viii. | Motor vehicle tire, battery and accessory sales; new car sales agencies and motor vehicle repairs as an accessory use, but not excluding the sale and display of used cars, except as may be incidental to the operation of a new car sales agency | X | X |
ix. | Medical and dental offices; clinics and laboratories | X | X |
x. | Library or community center for cultural activities | X | X |
xi. | Retail baking, where baking is undertaken on-site, is an accessory use to a retail bakery outlet | X | X |
xii. | Storage and warehouse operations as accessory uses physically connected to permitted used within the shopping center | X | X |
xiii. | Any use of the same general character as any of the above permitted uses when so interpreted by the Planning Board | X | X |
NOTES: | |
|---|---|
(1) | Each phase of the department stores and associated mall shops are planned and developed and managed as a comprehensive unit, whether or not owned by one or more entities. |
(2) | All phases taken together, including ancillary surrounding uses, shall contain, at a minimum, 500,000 square feet of floor area and at least 25 separate retail establishments. |
(3) | All phases taken together, including ancillary surrounding uses, shall contain, at a minimum, 150,000 square feet of floor area and at least 10 separate retail establishments. |
(c)
Lot building controls.
Regional Shopping Center (1) (2) | Design Commercial (1) (2) | ||
|---|---|---|---|
i. | The retail commercial and service establishments contained in any shopping center shall be designed and constructed as one attached architectural unit, including buildings, on-site parking facilities, on-site loading facilities and other requirements as contained herein. | ||
ii. | Site size. Every shopping center shall have a contiguous site uninterrupted by easements, roadways or any other element. The minimum site size consisting of developable acreage shall be: | 50 acres | 20 acres |
iii. | Height of buildings. No structure shall exceed a height of: | 65 feet or 3 stories | 40 feet or 2 stories |
iv. | Building coverage of a lot. All buildings shall not cover more than: | 25% | 30% |
v. | Perimeter landscaped open space. A minimum perimeter landscaped open space shall be established along the property line of the subject use. Where any shopping center abuts an existing or proposed residential use, the setback areas shall be increased by 50% and buffered as prescribed after appropriate noise, light and other required tests are performed. | 100 feet | 100 feet |
(d)
Landscaping. Landscaping controls set forth under Article V, Design Standards. Landscape Standards shall be complied with.
(f)
Off-street loading facilities.
[1]
Areas for loading and unloading delivery trucks and other vehicles and for refuse collection, fuel and other service vehicles shall be provided and shall be so arranged that they may be used without blocking or interfering with the use of access roads, parking lot driveways or turnarounds, customer parking spaces or the pedestrian circulation system.
[2]
Such facilities shall be located at the rear of the facilities being services. Separate loading facilities for retail stores having more than 25,000 square feet and common loading facilities for groups of retail stores less than 25,000 square feet shall be provided. Stall lengths, widths, clearance heights and maneuvering areas shall be adequate to accommodate fifty-foot length, over-the-road trailers. Truck loading service courts or recessed shipping docks shall be properly screened for public view.
(g)
Lighting. Adequate lighting shall be provided to all parking areas, loading areas and pedestrian circulation areas and other areas, as required, in accordance with standards set forth for commercial districts of this chapter.
(h)
Off-street parking. The following parking standards shall be applicable to shopping centers:
[1]
There shall be at least 4.5 off-street parking spaces for each 1,000 square feet of gross leasable area of stores, up to a total of 600,000 square feet, with the ration increasing to 5.0 parking spaces for each 1,000 square feet of gross leasable area of stores in excess of an aggregate 600,000 square feet.
(i)
Utilities and services.
[1]
On-site utilities and services. The following on-site utilities and services shall be provided and adequately maintained at the developer's expense:
[a]
Shopping centers shall be provided with and served by water and public sewer facilities or with acceptable alternatives approved by the Logan Township Utilities Authority and the Logan Township and/or Gloucester County Board of Health.
[b]
Provisions for storm drainage (including stormwater retention), entrance and accessways (including necessary improvements within the adjacent public rights-of-way) and provisions for trash removal shall comply with design standards and improvement requirements of the Logan Township Subdivision and Site Plan Review Ordinance.
[c]
All utility service lines in shopping centers shall be underground.
[d]
Shopping center premises shall be continuously maintained in a clean, orderly and attractive manner, free of scattered refuse, and trash containers for the use of the public shall be placed at convenient locations on the premises and emptied at regular intervals.
(j)
Project theme or motif. All shopping centers shall be designed with an overall theme or motif which is stated in narrative terms and reflected in architectural renderings of the project. The concept of requiring the development of a theme is to upgrade the aesthetic qualities of concept of major commercial developments to initiate a spill-over value to surrounding land uses.
(k)
An application for a regional planned shopping center shall be accompanied by a detailed market analysis, prepared by a qualified economic consultant, which documents the feasibility of the project and also addresses the probable economic impact on existing retail sales centers in the vicinity.
(7)
Planned marine development.
(a)
Purpose. The standards of this section have been developed to framework for the design and development of marine-oriented planned developments in Logan Township.
(c)
Area and bulk requirements.
[1]
Minimum lot area: 150 acres in the MC District; 250 acres in the MC-R district.
[2]
Minimum lot frontage: 100 feet on a public street.
[3]
Minimum common open space: 25% of tract exclusive of stormwater management facilities and wetlands areas.
[4]
Perimeter setbacks from any property line: 40 feet.
[5]
Perimeter setbacks from any arterial roads: 150 feet.
[7]
Maximum height of buildings: 35 feet.
[8]
Maximum nonresidential area: 20% of the upland area of the site.
[9]
Planned marine developments must be connected into the municipal water and sewer systems.
(d)
General standards for a planned marine development.
[1]
There should be minimum disturbance to the natural features of the site. Development shall be designed to minimize the need to clear and regrade the site.
[2]
A comprehensive traffic and circulation plan shall be developed integrating all elements of the development. The traffic and circulation plan shall create a separation of pedestrian and vehicular circulation, ranging between 20 and 40 units.
[3]
Residential units should be developed in clusters, supported by recreational and community facilities. Residential clusters shall be separated by greenbelt open space areas.
[4]
All buildings and structures in a planned marine development shall have a common architectural theme(s) reflected in design, materials, style, signs, lighting, etc.
[5]
A minimum of 20% of all nonresidential parcels shall be landscaped, pursuant to the standards of Article V, Design Standards, Landscape Standards.
[6]
Landscaped buffers shall be provided between residential and nonresidential uses, pursuant to Article V, Design Standards, Landscape Standards.
[7]
Development shall be designed to minimize the need to clear and regard the site by utilizing existing topographic features.
(8)
Village marina and boat repair and storage facilities.
(a)
Purpose. To establish zoning standards for the development of marinas and boat repair and storage facilities in the VR-B Zoning Districts along Raccoon Creek.
(b)
Location. Marinas and boat repair/storage facilities shall be developed on parcels which abut Raccoon Creek.
(c)
Area and bulk requirements.
[1]
Minimum lot area: one acre without indoor storage, two acres with indoor storage.
[2]
Minimum lot width: 100 feet.
[3]
Minimum lot frontage: 30 feet.
[5]
Minimum setback from residential parcel: 30 feet for office and repair facilities, 100 feet for indoor storage structures.
[6]
Maximum building height: two stories/35 feet.
[7]
Maximum building coverage: 40%.
(d)
Parking and circulation.
[1]
Parking requirements: one space/boat slip.
[2]
Parking areas for boat trailers should have reasonably direct access from boat launching areas and should be designed so vehicles do not have to back up.
[3]
Parking areas and circulation aisles may be surfaced by compacted gravel, crushed stone or other porous surface acceptable to the Planning Board.
(e)
Landscaping.
[1]
All areas not used for structure, parking or circulation shall be landscaped.
[2]
Planted islands and landscaped areas shall be used to define the edges of the various use areas on-site.
[3]
Perimeter setback areas shall be landscaped with appropriate evergreen and deciduous buffer areas. Where a marina or boat repair/storage facility abuts an existing residential use, the perimeter setback area shall be planted with evergreen trees, a minimum of six feet in height, in a double alternating row.
(f)
Fences. All storage facilities shall be surrounded by black vinyl-clad chain link fence or approved alternate at a height of six feet high.
(9)
Swimming pools. Private swimming pools intended for use of the building residents, provided that:
(a)
The fenced edge of the pool shall be at a minimum of five feet from all property lines;
(b)
Adequate fencing, with lock, shall be utilized to prevent unauthorized use. Such fencing shall surround the pool itself, or the yard in which it is located and shall be at a four-foot minimum height;
(c)
Pool lighting shall be designed and located to prevent glare on contiguous properties.
(10)
Sheds and greenhouses as accessory to residential use shall:
B.
Conditional uses.
(1)
Motor vehicle service stations and repair garages.
(a)
Purpose. Automobile service stations and repair garages shall be permitted in the Interchange Commercial District, provided that the following minimum requirements are met.
(b)
Minimum requirements.
[1]
Such facility shall have a minimum site size of 40,000 square feet, with a minimum width of 200 feet.
[2]
The height of a service station shall not exceed one story or 25 feet.
[3]
There shall be a front yard setback of a minimum of 50 feet; two side yard setbacks of at least 25 feet on each side; and a rear yard setback of at least 50 feet.
[4]
The means of the vehicular access and egress at the facility must be clearly defined and controlled to insure safe and efficient operation of the facility and to assure safe integration of automotive traffic with other vehicular and pedestrian traffic.
[5]
Exterior lighting shall be arranged so that it is deflected away from adjacent land uses and should be arranged so as not to obstruct or deter the visibility of drivers or pedestrians. No blinking or flashing lighting system shall be permitted.
[6]
One paved off-street parking space shall be provided for every full-time employee, plus two off-street parking spaces for each service bay. Such spaces shall be located in the rear or side yard of the site. Such spaces shall be designed as defined in this chapter.
[7]
Except for gasoline or oil sales, changing of tires and other similar minor automobile servicing, all other repair work shall be carried on in fully enclosed structures.
[8]
Outdoor storage of equipment or parts shall not be permitted.
[9]
Signs, pennant, flags and all other advertising displays visible or audible from any public right-of-way are prohibited except as allowed under the "Signs" section of this chapter.
[10]
All gasoline and similar substances shall be stored underground at least 25 feet from any property line other than a street line. No gasoline pump shall be erected within 20 feet of any street or property line. All gasoline or petroleum storage service tanks shall be pressure tested at installation and every five years thereafter and a sworn statement shall be submitted to the Township stating that the tank is watertight.
[11]
Landscaping shall be provided along width of the front property line, exclusive of driveways, in a strip of at least 10 feet wide. Such landscaping shall consist of low-growing shrubs. Whenever the rear of the site or structure may be viewed from a residential district or from an adjoining street, then a landscaped buffer strip shall be provided extending along the rear property line pursuant to standards defined in fences, walls, hedges and buffer landscaping requirements in Article V.
(2)
Sexually oriented businesses.
(a)
Statutory authorization; findings of fact; purposes and objectives.
[1]
Statutory authorization. The Legislature of the State of New Jersey has delegated the responsibility to the local governmental units to adopt regulations designed to promote the public health, safety and general welfare of its citizenry. Therefore, the Township Council of Logan Township and the State of New Jersey does ordain as follows.
[2]
Findings of fact. Sexually oriented business have a deleterious affect on both the existing businesses around them and the surrounding residential areas adjacent to them: causing increased crime, especially prostitution; adversely affecting property values; creating an atmosphere which is inimical to the values of a significant segment of the Township's population; and encouraging residents and businesses to move elsewhere. It is further recognized that sexually oriented business, when located in close proximity to each other, contribute to urban blight and downgrade the quality of life in the adjacent areas.
[3]
Purpose and objectives. It is the purpose of this section to regulate sexually oriented business to minimize and control the adverse effects recognized in Subsection B(2)(a)[2] and to promote the public health, safety and general welfare of the citizens of the Township. It is not the purpose of this section to restrict or deny access by adults to sexually oriented materials protected by the First Amendment, nor will this chapter have the effect of restricting or denying such access.
(b) ADULT ARCADE ADULT BOOKSTORE or ADULT VIDEO STORE[1] [2] ADULT CABARET ADULT MOTEL[1] [2] [3] ADULT MOTION-PICTURE THEATRE ADULT THEATER COMMERCIAL DISPLAY NUDITY or A STATE OF NUDITY OBSCENE MATERIALS PERSON SEXUALLY ORIENTED BUSINESS SPECIFIED ANATOMICAL AREAS SPECIFIED SEXUAL ACTIVITIES
Definitions. As used in this section, the following terms shall have the meanings indicated.
Any place which the public is permitted or invited wherein coin-operated or slug-operated or electronically, electrically or mechanically controlled still- or motion-picture machines, projectors or other image-producing devices are maintained to show images to one person per machine at any time and where the images so displayed are distinguished or characterized by the depicting or describing of specified sexual activities or specified anatomical areas.
A commercial establishment which as one of its principal business purposes offers for sale or for rental for any form of consideration any one or more of the following:
Books, magazines, periodicals or other printed materials or photographs, films, motion pictures, videocassettes or video reproductions, slides or other visual film representations which depict or describe specified sexual activities or specified anatomical areas; or
Instruments, devices or paraphernalia which are designed for use in connection with specified sexual activities.
A nightclub, bar, restaurant or similar commercial establishment, which regularly features:
A hotel, motel or similar commercial establishment which offers accommodations to the public for any for of consideration which:
Provides patrons with closed-circuit television transmissions, films, motion pictures, videocassettes, slides or other photographic reproductions which are characterized by the depiction or description of specified sexual activities or specified anatomical areas and has a sign visible from a public right-of-way which advertises the availability of these adult types of photographic reproductions;
Offers a sleeping room for rent for a period of time that is less than 10 hours; or
Allows a tenant or occupant of a sleeping room to subrent the room for a period of time that is less than 10 hours.
A commercial establishment where, for any form of consideration, films, motion pictures, videocassettes, slides or similar photographic reproductions are regularly shown which are characterized by the depiction or description of specified sexual activities or specified anatomical areas. Adult motion-picture theaters shall meet the seating criteria established for adult theaters (below).
A theater, concert hall, auditorium or similar commercial establishment which regularly features persons who appear in a state of nudity or live performances which are characterized by the exposure of specified anatomical areas or by specified sexual activities. Seating shall be provided in a design consistent with traditional movie theaters. All sitting areas shall be visible and unobstructed.
The exhibition to the senses of another person for valuable consideration, whether the valuable consideration is paid by the recipient of the exhibition or by another and whether the exhibition occurs at the exhibitor's place of business or elsewhere.
The appearance of a human bare buttocks, anus, male genitals, female genitals or female breasts.
The definition of obscene materials set forth in P.L. 1978, c. 95, as amended by P.L. 1982, c. 211, Sec. 1 (effective December 23, 1982, as N.J.S.A. 2C:34-2), as the same shall be from time to time amended or supplemented, as well as in accordance with and not more strictly than judicial interpretations thereof pursuant to the Constitutions of the United States and of the State of New Jersey finally concluded in courts of jurisdiction sufficient to render decisions on constitutional questions of general application.
An individual, proprietorship, partnership, corporation, association or other legal entity.
An adult arcade, adult bookstore or adult video store, adult cabaret, adult motel, adult motion-picture theater or adult theater.
Includes any of the following:
(c)
Location of sexually oriented businesses.
[1]
A person commits an offense if he operates or causes to be operated a sexually oriented business:
[a]
Within 1,000 feet of a place of worship;
[b]
Within 1,000 feet of any school, whether public or private, or within 1,000 feet of any school bus stop;
[c]
Within 1,000 feet of a boundary of a village residential district;
[d]
Within 1,000 feet of any public area, as defined by the Logan Township Development Ordinance;
[e]
Within 1,000 feet of any other sexually oriented business;
[f]
Within 1,000 feet of a residential use.
[2]
Measurement shall be made in a straight line, without regard to intervening structures or objects, from the nearest portion of the building or structure used as part of the premises where a sexually oriented business is conducted to the nearest property line of the premises of a place of worship, a school, a boundary of a residential district, a public area, a lot devoted to residential use or another sexually oriented business.
[3]
A sexually oriented business, lawfully operating as a conforming use, is not rendered a nonconforming use by the location, subsequent to the establishment of the sexually oriented business, of a place of worship, school, public area, residential district or residential to within 1,000 feet of the sexually oriented business.
[4]
Sexually oriented businesses shall conform to the location and development requirements established in the Logan Township Unified Development Ordinance.
(d)
Prohibition against commercial display of obscene materials or acts. A person is in violation of this chapter if he knowingly conducts or maintains any premises, place or resort as a place where obscene materials, as defined in N.J.S.A. 2C:34-2 and N.J.S.A. 2C:34-3, is sold, photographed, manufactured, exhibited or otherwise prepared or shown in violation of N.J.S.A. 2C34-2, N.J.S.A. 2C:3403 and N.J.S.A. 2C:34-4.
(e)
Enforcement.
[1]
Any person violating any provision of this section, upon conviction, is punishable by a fine not to exceed $1,000 or a term of imprisonment not to exceed 90 days, or both. In no event shall any person violating this section, upon conviction, receive a fine below the amount of $100.
[2]
Each day a sexually oriented business is operating in violation of this section shall constitute a separate offense under this section.
[3]
Each separate film, videocassette or other visual reproduction or each showing of live entertainment which is displayed to another in violation of this section is a separate offense under this section.
(3)
Sports facilities/stadiums. Sports facilities/stadiums shall be permitted in the Recreational Waterfront Development Zone (RWD) provided that:
(a)
Such facility shall have a minimum lot area of 10 acres.
(b)
The height of a sports facilities/stadium shall not exceed six stories or 80 feet.
(c)
The impervious coverage shall not exceed 90%.
(d)
A specialized traffic impact study that considers the unique traffic concerns associated with a sports facility/stadium shall be submitted. The traffic impact study shall also include an analysis of public transportation options.
(e)
Such facility shall comply with the principal yard setback requirements set forth in the RWD zone (Section 7O of this article.)