Stafford Township City Zoning Code
§ 211-30
Highway Medical Commercial Zone HMC.
The following shall apply in the Highway Medical Commercial Zone (HMC):
A.
Permitted uses shall be as follows:
[Amended 8-16-1988 by Ord. No. 88-64]
(1)
Hospitals.
(2)
Physicians' and other professional offices.
(3)
Clinics and other therapeutic and rehabilitation facilities.
(4)
Medical diagnostic offices and laboratories.
(5)
Emergency medical services facilities.
(6)
Pharmacies and other retail establishments for the sale of medical and surgical supplies, equipment and clothes or goods and prescription eyeglasses.
(7)
Long-term care facilities, assisted living facilities, residential health care facilities and continuing care retirement communities.
[Amended 10-21-1997 by Ord. No. 97-85]
(8)
Motor hotels with amenities permitted, such as restaurants, banquet facilities and lounges. Said motor hotels must have a minimum of 100 guest sleeping rooms.
[Amended 6-24-1997 by Ord. No. 97-48]
(9)
Public schools and institutions of higher learning for the practice of medicine and nursing or similar related occupations.
(10)
[1]Retail commercial businesses selling goods or services related to or associated with hospital or medical services.
[1]
Editor's Note: Former Subsections A(10) and (11) providing for municipal property and churches as permitted uses were repealed 5-18-1993 by Ord. No. 93-31. This ordinance also provided for the renumbering of former Subsections A(12), (13), (14) and (15) as Subsections A(10), (11), (12) and (13), respectively.
(11)
Retail commercial businesses.
[Added 6-11-1991 by Ord. No. 91-28]
(12)
Restaurants.
[Added 6-11-1991 by Ord. No. 91-28]
(13)
Financial institutions.
[Added 6-11-1991 by Ord. No. 91-28]
(14)
Child-care centers.
[Added 5-3-1994 by Ord. No. 94-45]
(15)
Adult day health care facilities.
[Added 10-21-1997 by Ord. No. 97-85]
B.
Accessory buildings or uses. An "accessory building or use," for the purposes of this section, is one which:
(1)
Is subordinate to and serves any principal building or use.
(2)
Is subordinate in area, extent or purpose to the principal building or principal use served.
(3)
Contributes to the comfort, convenience or needs of occupants of the principal building or principal use served.
(4)
Is located on the same lot as the principal building or principal use served.
(5)
Shall not be used as an extension of a permitted home occupation.
C.
Required accessory uses shall be as follows. When any two or more commercial uses and activities are combined in one building or group of attached buildings, each commercial activity shall be considered a separate use for the purposes of providing off-street parking and loading, except as provided elsewhere herein.
(1)
Off-street parking.
(2)
Off-street loading.
D.
Permitted signs shall be as follows:
(1)
(Reserved)[2]
[2]
Editor's Note: Former Subsection D(1), which permitted signs the same as permitted in the LB Zone, was repealed 7-3-2001 by Ord. No. 2001-53.
(2)
(Reserved)[3]
[3]
Editor's Note: Former Subsection D(2), which permitted one sign for each permitted use, was repealed 7-3-2001 by Ord. No. 2001-53.
(3)
(Reserved)[4]
[4]
Editor's Note: Former Subsection D(3), Identification signs, was repealed 7-3-2001 by Ord. No. 2001-53.
(4)
Directional signs (ingress). One freestanding sign may be erected at each driveway which provides a means of ingress for off-street parking facilities on the premises, relating only the name of the use of the facility and appropriate traffic instructions, shall not exceed 10 square feet in area for each of two faces, shall be mounted so as not to obstruct vision for a height of seven feet above ground level and shall not exceed 10 feet in height.
(5)
Directional signs (egress). Freestanding signs may be erected on the premises for the purpose of providing directions to traffic leaving the premises, shall not exceed 10 square feet in area on each of two sides, shall be mounted so as not to obstruct vision for a height of seven feet above ground level and shall not exceed 10 feet in height.
(6)
Traffic control signs. Freestanding signs may be erected which are necessary to control and regulate the movement of traffic on the interior roadways on the premises, provided that the number and location of such signs are approved by the Planning Board. Such signs shall not exceed four square feet in area and shall not exceed a height of six feet.
(7)
Parking lot signs. Freestanding signs may be erected within the parking areas to identify particular areas or sections of the parking lot, provided that not more than one such sign shall be permitted for each 40,000 square feet of parking area, and further provided that signs shall not exceed an area of three square feet on each of four faces nor exceed a height of 25 feet. In addition, freestanding signs may be erected at each end of a parking aisle for identification purposes, provided that such signs shall not exceed one square foot in area nor exceed a height of 11 feet. All of the above-described signs must be mounted not less than seven feet above the ground.
E.
Conditional uses shall be as follows:
[Amended 8-16-1988 by Ord. No. 88-64]
(1)
Reserved.
F.
Area, yard and building requirements shall be as follows. An attached group of stores shall be considered one building for application of the following area, yard and building requirements:
(1)
The minimum lot area shall be 43,560 square feet.
(2)
The minimum lot width shall be 200 feet.
(3)
The minimum lot depth shall be 200 feet.
(4)
The minimum front yard setback shall be 90 feet from Route No. 72 paved road surface; 60 feet from Route No. 9 paved road surface; and 50 feet from future rights-of-way on all other streets.
(5)
The minimum side yard setback shall be 50 feet.
(6)
The minimum rear yard setback shall be 40 feet.
(7)
The maximum height shall be 50 feet.
(8)
The maximum percent of lot coverage for buildings and all impervious surface areas shall be 65%.
(9)
The minimum percent of green space shall be 35%.
(10)
Minimum requirements for permitted uses pursuant to section 211-30A(7) shall be as follows:
[Added 10-21-1997 by Ord. No. 97-85]
(a)
Minimum lot area shall be three acres.
(b)
Minimum lot width shall be 200 feet.
(c)
Minimum lot depth shall be 200 feet.
(d)
Minimum front yard setback shall be 50 feet.
(e)
Minimum side yard setback shall be 50 feet.
(f)
Minimum rear yard setback shall be 50 feet.
(g)
Maximum percent of building and impervious cover shall be 65%.
G.
Access restrictions. Access to all uses, with the exception professional and medical offices, shall be prohibited from local residential streets.
[Added 5-3-1994 by Ord. No. 94-45]
H.
Planned unit development. Planned unit development may be permitted in the HMC District or Zone, provided that the following conditions are met.
[Added 11-21-2006 by Ord. No. 2006-84]
(1)
Planned unit development shall be an area developed with the intent that all steps or phases and elements of development shall be combined into one plan for the entire zone, even if the development of the area may be accomplished in several steps or phases, and shall specifically intend to create a balanced development composed of integrated uses developed in accordance with an overall plan for the development.
(2)
The minimum area of a planned unit development shall be 25 acres, which may be contiguous or noncontiguous so long as it is developed as a single entity according to a plan.
(3)
The following uses shall be permitted principal uses of buildings and structures in a planned unit development:
[Amended 9-11-2018 by Ord. No. 2018-19]
(a)
Offices for members of a recognized profession or business, including, but not limited to, physicians, dentists, architects, engineers, planners, attorneys, real estate brokers, insurance agents and accounts, so long as said office use is no greater than 350,500 square feet in total size.
(b)
Retail stores, shops and establishments, so long as the retail use portion is no greater than 50,000 square feet in total size, and such retail use is planned, designed and constructed in such a fashion as to function as an integrated part of the entire planned unit development.
(c)
Multifamily dwellings.
(d)
Long-term care facilities, assisted living facilities, residential health care facilities, age-restricted independent living, and continuing care retirement communities.
(4)
Accessory uses in a planned unit development shall be as follows:
[Amended 9-11-2018 by Ord. No. 2018-19]
(a)
Other accessory uses and buildings which are clearly incidental to the principal use and building.
(b)
A community center building, subordinate to the principal building or use that is located on the same lot as the principal building or use served.
(5)
Conditional uses: none.
(6)
Residential density standards and limitations in a planned unit development shall be as follows:
(a)
The maximum overall residential density of a PUD shall not exceed 13 dwellings per acre. The overall (gross) density shall be calculated by the total number of proposed dwellings by the total acreage of the PUD.
(b)
The permitted mix of the various residential uses shall be as follows:
[Amended 9-11-2018 by Ord. No. 2018-19]
Housing Type | Maximum Number of Units |
|---|---|
Age-restricted, market rate | 125 |
Affordable non-age-restricted | 44 |
Affordable non-age-restricted | 30 |
Assisted living facilities, residential health care facilities, continuing care retirement communities | 110 |
(c)
Pinelands development credits.
[1]
Pinelands development credits shall be acquired and redeemed at the rate of one right for every 3.33 market rate residential units 30%.
(7)
Standards and requirements for multifamily development, long-term care facilities, assisted living facilities, residential health care facilities, age-restricted independent living, and continuing care retirement communities, in a PUD development shall be as follows:
[Amended 9-11-2018 by Ord. No. 2018-19]
(a)
A maximum of 60 dwelling units shall be permitted in a single structure. This standard does not apply to long-term care facilities, assisted living facilities, residential health care facilities.
(b)
The minimum distance between structures shall be equal to 1/2 the total height of the adjacent structures.
(c)
Distance between principal buildings and internal drives. No multifamily dwellings shall be located closer than 25 feet to any access drive or internal roadway.
(d)
The maximum building height shall be five stories, not to exceed a maximum of 65 feet.
(e)
The affordable housing development shall be subject to the applicable requirements for affordable housing sites set forth in Chapter 130, Land Use and Development, of the Township Code.
(8)
Standards and requirements for nonresidential in a PUD development shall be as follows:
(a)
Minimum distance between principal buildings shall be 40 feet.
(b)
The maximum building height shall be five stories, not to exceed a maximum of 64 feet.
(c)
Parking requirements shall be as provided in accordance with § 130-81.
(9)
Other standards and requirements for PUD development shall be as follows:
(a)
The development shall be served by public sewer and water facilities.
(b)
Setback from public streets. All buildings, parking areas and other aboveground improvements, with the exception of access drives or access roadways, landscaping and screening areas, shall be set back a minimum of 35 feet from Route 72, and 25 feet from any other public street.
(c)
Setback from property lines. All buildings, parking areas and other aboveground improvements, including access drives, but excluding landscaping and screening areas, shall be set back a minimum of 20 feet from all side and rear lot lines.
(d)
Building length. No principal building, when viewed from any elevation, shall be greater than 390 feet in length.
[Amended 9-11-2018 by Ord. No. 2018-19]
(e)
Refuse and recycling storage. The refuse and recycling storage area shall be suitably located and arranged for access and ease of collection. Such storage area shall not be part of, restrict or occupy any parking aisle and shall not be located farther than 300 feet from the entrance to any unit which it is intended to serve. All refuse and recycling storage areas shall be adequately screened.
(f)
Outdoor lighting. Interior development roads, parking areas, dwelling entranceways and pedestrian walks shall be provided with sufficient illumination to minimize hazards to pedestrians and motor vehicles utilizing the same, but in no case shall such lighting be less than is required to provide a minimum lighting level of 0.5 horizontal footcandle throughout such areas from dawn to dusk. Lighting shall be so arranged as to reflect away from all adjoining residential buildings.
(g)
Concrete walkways at least four feet wide or of such other dimension and composition as may be approved by the Planning Board shall be provided where normal pedestrian traffic is likely to occur.
(h)
Open storage of materials. No open display or storage of products, materials and equipment shall be permitted.
(i)
Transition requirement. There shall be established along the line of any side or rear lot that is contiguous to any residential or conservation district, unless the side or rear lot line coincides with a state or federal highway or railroad, a buffer area of at least 35 feet in width. The buffer area shall be landscaped and fenced to provide appropriate screening.
(j)
Off-street parking space may be located in the side and rear yards; and no parking space shall be located nearer than 15 feet to any street, nor closer than 10 feet to any building.
(k)
Signs. Sign restrictions shall be as provided in accordance with § 211-35A.
(l)
Parking. Parking requirements shall be as provided in accordance with § 130-81.
(m)
Open space regulations.
[1]
In reviewing applications for a PUD development, the Planning Board will require evidence that adequate open space in appropriate locations will be available.
[2]
Open space must have safe and convenient pedestrian access.
[3]
Open space shall consist of any combination of common space, public open space and public areas. The landowner shall provide for the establishment of an organization for the ownership and maintenance of any common open space and such organization shall be established and regulated by all applicable standards and conditions of state statute.
(n)
Circulation.
[1]
All existing roads and proposed roads to be dedicated shall be improved and/or constructed in accordance with the Township standards.
[2]
The right-of-way and pavement widths for improvement of private ways, roads and alleys shall be determined from sound planning and engineering standards in conformity with the estimated needs of the full development proposed and the traffic to be generated thereby and shall be adequate and sufficient in size, location and design to accommodate the maximum traffic, parking and loading needs and the access of fire-fighting equipment and police vehicles. Internal private roads shall have a required pavement width as follows:
[a]
Two-way traffic roads: 30 feet paved width with parallel parking on both sides; 28 feet with parking on one side. The right-of-way width of said streets shall be at least 50 feet.
[b]
Service ways for public service and emergency vehicles shall be no less than 15 feet in width.
(10)
Application procedure.
(a)
An applicant has the option of submitting a planned unit development application according to general development plan procedures, pursuant to N.J.S.A. 40:50D-45.1 through 45.8.
(b)
The applicant shall initially submit a sketch plan for the entire tract. The sketch shall show all informational items as required for any major subdivision as set forth in Chapter 130, and further, shall indicate the general location of buildings, parking areas and roadways as well as any other significant site development features planned by the applicant. The purposes of the sketch development plan are:
[1]
To establish the land use plan for the site;
[2]
To establish staging or phasing of site development;
[3]
To determine at the earliest possible time any off-site improvements required as a result of the development;
[4]
To determine design criteria for buffer areas, parking lot locations, open space areas, etc., as applicable.
(c)
The applicant, after approval of the overall development plan, shall proceed with formal site plan applications for all phase(s) of the development.
(d)
Preliminary application for development shall be made in accordance with all the regulations and procedures as set forth for a major subdivision and major site plan as set forth in the Land Use Ordinance.
(e)
In addition to the requirements for subdivision and site plan map submission and other requirements, a PUD development application shall include such information as is reasonably necessary to disclose the following:
[1]
The location, district and size of the land and the nature of the landowner's interest in the land to be developed;
[2]
The type of land use to be allocated to parts of the site to be developed;
[3]
The location and size of any open space;
[4]
The use and the approximate height, bulk and location of buildings and other structures;
[5]
A traffic improvement plan setting forth on- and off-site improvements, scheduling as a function of development and detailing of permit requirements necessary to complete;
[6]
The feasibility of proposals for the disposition of sanitary waste and stormwater and for the provision of other utilities and services, such as water supply and solid waste disposal;
[7]
The substance of covenants, grants of easements or other restrictions proposed to be imposed upon the use of the land, buildings and structures, including proposed easements or grants for public utilities;
[8]
The provision for the parking of vehicles and the location and width of proposed streets and public ways;
[9]
In the case of plans which call for development over a period of years, a schedule showing the proposed times within which the application for final approval of all sections of the development are intended to be filed and the developer's financial responsibility;
[10]
Environmental assessment statement. A written assessment of the short- and long-term impacts of the proposed development shall be prepared and filed. The statement shall detail methods and procedures to be established to ameliorate any adverse impact upon the environment.
