Vineland City Zoning Code
§ 425-299
IN-2 Institutional Zone standards.
[Added 6-27-2006 by Ord. No. 2006-52]
A.
Purpose. It is the purpose of this zone to implement the City Master Plan to provide for the appropriate use of a unique and historic area of the City. The lands within the IN-2 Institutional Zone are planned, designed and developed as the campuses for public and quasi-public institutional uses. These uses provide residential facilities, training, care and therapy for disabled individuals. The IN-2 Institutional Zone permits the continuation of the institutional activity and use of the campuses. It also allows for the adaptive reuse of the campuses as one or more planned developments for age-restricted housing. By permitting adaptive reuse, the City will expand the housing and care opportunities available to a growing senior citizen population. The landscaped open spaces and older buildings associated with the historic campus designs are part of the City's cultural landscape and contribute to the desirable and unique visual environment of this area of the City. Consequently, any planned development permitted as an adaptive reuse of the campuses must be based upon an overall plan that maintains the historic buildings and the open space character of the campus landscape.
B.
Permitted uses. Permitted uses in the IN-2 Institutional Zone shall be as follows:
(1)
Developmental center for the disabled and attendant facilities and offices.
(2)
Therapeutic/rehabilitation facility.
(3)
Long-term-care facility.
(4)
Adult day health-care facility.
(5)
College/university.
(6)
Library, museum or art gallery.
(7)
Vocational training facility (nonindustrial).
(8)
Community residence for the developmentally disabled.
C.
Accessory uses. Accessory uses in the IN-2 Institutional Zone shall be as follows:
(1)
Parking.
(2)
Public bus shelter.
(3)
Trash enclosure.
(4)
Fencing, walls, and retaining walls.
(5)
Signage.
(6)
Other uses and structures that are located on the same lot with the principal use and that are customarily incidental and clearly subordinate to the permitted principal use of the land or building.
E.
Planned development standards. Planned development of an age-restricted residential community and nonresidential uses is permitted within the IN-2 Institutional Zone. Planned development shall be designed and coordinated with the overall plan for the use and adaptive reuse of an institutional campus. Planned development shall be subject to the following requirements:
(1)
A comprehensive plan for the campus must be submitted by the applicant and approved by the Planning Board, except as provided under Subsection E(10), Commercial land use. The comprehensive plan shall be drawn at a scale of not less than one inch equals 100 feet. Architectural plans and elevations required as part of the comprehensive plan shall be drawn to a scale of not less than 1/8 inch equals one foot.
(2)
The comprehensive plan shall include the following:
(a)
Cultural and natural resources inventory. The cultural and natural resources inventory shall include, but not be limited to, historic or architecturally important buildings, archaeological features, designed landscapes, and any other significant features within the campus.
(b)
Land use plan. The land use plan shall show the tract and the locations of the land uses within the tract proposed for the planned development. The total number of dwelling units, the amount of nonresidential floor area and the proposed land area to be devoted to each use shall be shown and set forth. In addition, the proposed types of residential and nonresidential uses to be included in the planned development shall be shown and set forth, and the land area to be occupied by each proposed use shall be calculated. The residential density and the nonresidential floor area ratio shall be provided. The plan shall also provide for the location of public areas in accordance with the recommendations of the City Master Plan.
(c)
Adaptive reuse plan. The adaptive reuse plan shall identify the features, open spaces and buildings of the campus that will be retained as part of the planned development. The adaptive reuse plan shall also identify the features, open spaces and buildings proposed to be altered or removed as part of the planned development.
(d)
Circulation plan. The circulation plan shall show the location and types of transportation facilities, including facilities for pedestrians, bicycles, transit and motor vehicles (e.g., automobiles and trucks) within the planned development and the connections and access into the planned development from the surrounding City streets or adjoining land uses. The circulation plan shall also identify the hierarchy and classification and design standards proposed for all streets within the planned development. The circulation plan shall identify any proposed improvements or modifications to the existing transportation system outside the planned development.
(e)
Open space and recreation plan. The open space and recreation plan shall show the location of and shall identify the open space areas proposed for the planned development. The plan shall indicate whether they will be private, common or public open space areas. The plan shall include a description of the improvements proposed to the open space areas and identify the recreation features and facilities, both active and passive, to be provided. The plan shall address the proposed ownership, operation, and maintenance of the open space areas and recreation features and facilities of the planned development.
(f)
Utility plan. The utility plan shall identify the need for and the proposed location of the sanitary sewer lines and facilities and the waterlines and identify how the sewer and water demands of the site will be met. The plan shall also identify the proposed methods for handling solid waste disposal.
(g)
Stormwater management plan. The stormwater management plan shall set forth the method for controlling and managing stormwater within the planned development, in addition to any off-site impacts and connections to the public drainage system. The plan shall show the location of the drainage facilities proposed on site and off site, including any retention or detention basins or underground stormwater facilities.
(h)
Community facility plan. The community facility plan shall indicate the type and scope of any community facilities proposed for the planned development, such as but not limited to educational or cultural facilities, historic sites, libraries, or public areas.
(i)
Housing plan. The housing plan shall identify the number, type, and location of housing units to be provided. The plan shall identify how the development will provide for the construction of affordable housing, as required by the City's affordable housing regulations.
(j)
Conservation plan. A conservation plan shall demonstrate how the development will be designed and how the buildings will be arranged to conserve energy and air and water resources.
(k)
Architectural plan. The preliminary architectural elevations and floor plans for the proposed buildings shall be submitted. The plan shall be based on a common architectural theme for the adaptive reuse of the campus. The architectural plan shall include the proposed design of porches, patios, decks and terraces for dwelling units. The architectural plan will promote an attractive visual environment and establish a convenient relationship among buildings and the circulation system and the open space system of the planned development.
(l)
Timing and phasing plan. The timing and phasing plan for the proposed planned development shall provide the timing and phasing of improvements in each section within the development and shall include the terms and conditions to protect the interests of the public and the residents, occupants and owners of the proposed development in the total completion of the development.
(m)
Local service plan. The local service plan shall identify the public services that the applicant proposes to provide to the development.
(n)
Municipal development agreement. A written agreement between the developer and the City shall be provided for City review and approval. The agreement shall provide for, but not necessarily be limited to, the obligation of the developer to provide and pay for municipal services enumerated under the Municipal Services Act. The agreement shall require that the developer shall provide and pay for such services until such time as the City is required to provide the services or to reimburse a qualified private community for the services, pursuant to the provisions of the Municipal Land Use Law and the Municipal Services Act.
(3)
Permitted uses within an age-restricted residential community. Planned development in the IN-2 Institutional Zone is limited to the following uses:
(a)
Uses permitted as of right in the IN-2 Zone.
(b)
Residential cluster(s) of housing limited to dwellings that qualify as "55 and over housing" within the meaning of the Federal Fair Housing Act, 42 U.S.C. § 3601 et seq. Occupancy of such housing shall be by at least one person 55 years of age or older per unit, and further provided that no child who has not attained the age of 18 years shall be domiciled therein. The type and the number of dwelling units shall be limited as follows:
[1]
Only single-family detached dwellings, townhouses and assisted living facilities shall be permitted as part of a residential cluster. A single-family detached dwelling is a building containing one dwelling unit which is not attached to any other dwelling unit by any means and which is surrounded by open space or yards. For purposes of this section, a townhouse is a structure that contains three to six dwelling units in a row, in which each unit has its own front and rear access to the outside, no unit is located over another unit, and each unit is separated from any other unit by one or more vertical common fire-resistant walls.
[2]
Not less than 50% of the dwelling units shall be single-family detached dwellings.
[3]
Not more than 50% of the dwelling units shall be townhouse dwelling units.
(c)
Assisted living facility. An assisted living facility licensed by the New Jersey Department of Health and Senior Services, providing residences for the frail elderly and the disabled, may be permitted as part of the planned development of an age-restricted residential community.
(4)
Accessory uses within an age-restricted residential community. The planned development of an age-restricted residential community in the IN-2 Institutional Zone is limited to the following accessory uses:
(a)
Open space areas and recreation features and facilities, including buildings for the common use and enjoyment of the residents of the planned development such as, but not necessarily limited to, clubhouse or community building, tennis courts, trails and walking paths.
(b)
Facilities for the maintenance and administration of the planned development.
(c)
Other uses incidental and customarily associated with the permitted residential uses.
(5)
Requirements for the development of an age-restricted residential community. An age-restricted residential community in the IN-2 Institutional Zone shall meet the following requirements:
(a)
Minimum contiguous tract area: 140 acres.
(b)
Minimum tract frontage: 500 feet on each public street.
(c)
Minimum tract depth: 500 feet.
(d)
Maximum impervious coverage for the entire tract area: 40%.
(e)
Maximum total tract building coverage for the entire tract area: 18%.
(f)
Minimum open space requirement for the entire tract area: 50%. The stormwater management facilities of the development, including retention basins, detention basins, and infiltration basins, shall be considered structures and shall not be considered as open space for the purpose of meeting the minimum open space requirement. The Planning Board, however, may, in its sole discretion, partially or wholly credit as open space facilities such as bioretention systems, vegetative filters, and other stormwater management features that are designed, landscaped and arranged to visually enhance the open space areas, to provide natural approaches to stormwater management, and to improve the appearance of the development.
(g)
Minimum perimeter open space requirement. The planned development shall provide landscaped open space at the tract perimeter to buffer the planned development and to maintain existing campus open space as a greenbelt. No buildings shall be located in the open space except for the following: gatehouse building or a structure purely incidental to and designed to complement the open space; an existing building approved to remain as part of the adaptive reuse of the campus; a nonresidential building(s) at a location on Main Road approved as part of the comprehensive plan for the age-restricted residential community as the commercial component of the planned development. No stormwater management basin shall be located in the open space. The minimum depth of the perimeter open space shall be as follows:
(h)
Maximum floor area ratio (FAR) permitted for all buildings, including both residential and nonresidential, for the entire tract area: 0.18.
(i)
Maximum residential permitted density for the entire tract area (all dwellings inclusive of assisted living units): three dwellings per acre.
(6)
Water and sewerage facilities. The development shall be served by public water and public sanitary sewer, which shall be installed at the expense of the developer. No construction permit shall be issued unless and until plans for such facilities have been submitted to the proper authority for approval and adequate provisions are made to ensure that all necessary facilities are installed.
(7)
Utilities. All utilities shall be installed underground. The developer shall establish and convey appropriate utility easements to the utility provider.
(8)
Requirements for single-family detached dwelling units. Single-family detached dwelling units shall be located and designed to meet the requirements set forth below. Setbacks from the streets within the planned development shall be measured from the street right-of-way line assigned by the state Residential Site Improvement Standards (RSIS), whether the street is public or private. The street right-of-way shall include the street cartway, curb and sidewalk.
(a)
The street system of the development shall conform to the comprehensive plan of the development. Interior streets shall be classified in a hierarchy with design tailored to function. Each dwelling unit shall front on and be accessed from a residential street within the planned development that meets the minimum standards for a neighborhood street in accordance with the standards for a neighborhood street as set forth in the residential street hierarchy standards of the state Residential Site Improvement Standards. Each collector street shall be designed to meet the standards of the state Residential Site Improvement Standards (RSIS).
(b)
All streets, driveways, and parking areas shall be private. The City shall have no responsibility to maintain or contribute to the maintenance of parking areas or driveways.
(c)
Prior to final approval, the developer shall provide a municipal services agreement with the City for the contribution by the City for removal of snow, ice and other obstructions from roads and streets, for lighting of roads and streets, and for collection of leaves. The agreement shall be consistent with the provision of the Municipal Services Act and the Municipal Land Use Law.
(d)
Minimum building setback from a minor or major collector street: 30 feet.
(e)
Minimum building setback from a residential access or residential neighborhood street: 25 feet.
(f)
Minimum distance between buildings (side to side): 15 feet.
(g)
Minimum distance between buildings (rear to rear or rear to side): 60 feet.
(h)
Minimum spacing between driveways: 10 feet.
(i)
Each dwelling unit shall be designed and constructed with and shall maintain a private outdoor space that may be designed as a patio, porch, terrace or a deck at the first living level at the rear of the dwelling unit. The patio, porch, terrace or deck shall be in accordance with the approved site plan for the development. The patio, porch, terrace or deck shall not project more than 12 feet from the building. The patio, porch, terrace or deck shall be at least 160 square feet in area but not more than 300 square feet in area. Privacy fencing is permitted to a height not to exceed six feet above the surface level of the patio, porch, terrace or deck. A fence to a height not to exceed four feet is permitted to extend and complete the enclosure, installed parallel with and located a distance of up to 12 feet from the rear wall of the dwelling unit.
(j)
Maximum building height: 2 1/2 stories, not to exceed 35 feet.
(k)
Garage requirement: Each dwelling unit shall be constructed with and shall maintain an attached garage for at least one car and be served by a paved driveway with a width of at least 10 feet. The master deed and bylaws of the community association shall prohibit the conversion of the required garage to any other use.
(9)
Requirements for townhouses. Buildings containing townhouse dwelling units shall be located and designed to meet the requirements set forth below. Setbacks from the streets within the planned development shall be measured from the street right-of-way line assigned by the state Residential Site Improvement Standards (RSIS), whether the street is public or private. The street right-of-way shall include the street cartway, curb and sidewalk.
(a)
The street system of the development shall conform to the comprehensive plan of the development. Interior streets shall be classified in a hierarchy with design tailored to function. Each dwelling unit shall front on and be accessed from a residential street within the planned development that meets the minimum standards for a neighborhood street in accordance with the standards for a neighborhood street as set forth in the residential street hierarchy standards of the state Residential Site Improvement Standards. Each collector street shall be designed to meet the standards of the state Residential Site Improvement Standards (RSIS).
(b)
All streets, driveways and parking areas shall be private. The City shall have no responsibility to maintain or contribute to the maintenance of parking areas or driveways.
(c)
Prior to final approval, the developer shall provide a municipal services agreement with the City for the contribution by the City for removal of snow, ice and other obstructions from roads and streets; for lighting of roads and streets; and for collection of leaves. The agreement shall be consistent with the provisions of the Municipal Land Use Law and the Municipal Services Act.
(d)
Minimum building setback from a minor or major collector street: 30 feet.
(e)
Minimum building setback from a residential access or residential neighborhood street: 25 feet.
(f)
Minimum distance between buildings (side to side): 30 feet.
(g)
Minimum distance between buildings (rear to rear or rear to side): 60 feet.
(h)
Each dwelling unit shall be constructed with and shall maintain a private outdoor space that may be designed as a patio, terrace, deck or porch at the first living level at the rear of the dwelling unit. The patio, terrace, deck or porch shall be in accordance with the approved site plan for the development. The patio, porch, terrace or deck shall not project more than 12 feet from the building. The patio, porch, terrace or deck shall be at least 160 square feet in area but not more than 300 square feet in area. Privacy fencing is permitted to a height not to exceed six feet above the surface level of the patio, porch, terrace or deck. A fence to a height not to exceed four feet is permitted to extend and complete the enclosure, installed parallel with and located a distance of up to 12 feet from the rear wall of the dwelling unit.
(i)
Maximum building height: 2 1/2 stories, not to exceed 35 feet.
(j)
Garage requirement: Each dwelling unit shall be constructed with and shall maintain an attached garage for at least one car and be served by a paved driveway with a width of at least 10 feet. The master deed and bylaws of the community association shall prohibit the conversion of the required garage to any other use.
(10)
Commercial land use. The Planning Board may permit a limited commercial development area for retail, personal service and office use as a section of the planned development. Notwithstanding the comprehensive planning provisions of Subsections E(1) and E(2), above, the Planning Board may review and approve an application for the commercial development area prior to submission of a comprehensive plan for the adaptive reuse of the entire campus tract as a planned development. Review and approval of the commercial development area is subject to the following requirements and limitations.
(a)
The maximum area permitted for the commercial development area is 5.5 acres.
(b)
The commercial development area must be a contiguous area of the tract fronting on Main Road.
(c)
The commercial development area shall not be subject to the minimum perimeter open space requirement for Main Road as set forth in Subsection E(5)(g). However, no portion of the commercial development area shall be within the perimeter open space required from Landis Avenue.
(d)
An overall conceptual development plan for the commercial development area shall be submitted for review and approval by the Planning Board. The overall conceptual development plan shall depict the commercial development area at its full development by showing the building locations within the commercial development area in relation to proposed circulation, parking, stormwater management, open spaces, and adjoining land uses. Individual applications for subdivision approval or for site plan approval within the commercial development area may be submitted in conjunction with or subsequent to the submission of the overall conceptual development plan.
(e)
The layout and circulation plan for the commercial development area shall provide for vehicular and pedestrian access directly from Main Road into the remainder of the campus tract. The plan for the commercial development area shall be arranged to facilitate circulation and interconnect its pedestrian and vehicular circulation system with the development of the campus.
(f)
The total floor area of the building(s) within the commercial development area shall not exceed 30,000 square feet.
(g)
The commercial development area shall provide and maintain a landscaped buffer at least 50 feet in width to any residential section of the campus.
(h)
The commercial development area shall meet the area, yard, bulk, and parking requirements for the B-3 District for business uses. Signs shall be subject to the signage standards of the IN-2 Zone.
(i)
The permitted uses within the commercial development area shall be limited to the following uses: retail store; personal service shop; convenience store; business or professional office; bank; restaurant. No use within the commercial development, except for a bank, shall be a drive-in use or a drive-through use that by design, physical facilities, service or packaging procedures encourages or permits customers to receive services or obtain goods while remaining in their motor vehicles. No gasoline station or automotive repair or auto body repair use shall be permitted as part of the commercial development. No use listed as a prohibited use in the B-1 Zone shall be permitted as part of the commercial development.
(j)
Prior to approving a site plan for the commercial development area, the Planning Board shall make the requisite finding of facts under Subsection E(15), as applicable.
(k)
The subdivision of individual lots within the commercial development area for a permitted nonresidential land use is permissible, provided that the lot meets the requirements of the B-3 Zone and is created in conformance with an approved final site plan. Each subdivided lot shall be subject to and may only be improved in accordance with the approved site plan.
(11)
Common open space and recreation area requirements. The planned development shall provide open space and recreation areas and improvements for the use of residents, owners and guests to meet the following requirements:
(a)
A minimum of 50% of the entire tract area shall be reserved for open space and recreation use. Areas shall be designated as common open space for the use and enjoyment of the residents and owners of the development.
(b)
The recreational facilities within the development shall include a clubhouse community building of at least 6,000 square feet in floor area and an indoor swimming pool with a minimum area of 2,500 square feet. The clubhouse community building and the indoor swimming pool shall be completed by the issuance of the 150th building permit of the single-family units and the townhouse units approved for the development.
(c)
The development shall provide other appropriate outdoor active recreation facilities as approved by the Planning Board for common use. Such facilities may include walking paths, tennis courts, and similar facilities. All common open space and any common recreation facilities shall be set aside for the use and benefit of the owners and residents of the development owned in accordance with the provisions of N.J.S.A. 40:55D-43. The developer shall provide for an organization for the ownership and maintenance of the open space and recreation facilities for the benefit of owners or residents of the development in accordance with the provisions of N.J.S.A. 40:55D-43.
(d)
The Planning Board may allow a greater concentration of density or intensity of land use within a section or sections of the development, whether it be earlier, later or simultaneous in the development, than in others. A greater concentration of density or intensity of land use for any section must be offset by a smaller concentration in any completed prior stage or by an appropriate reservation of open space on the remaining land by grant of easement or by covenant in favor of the City.
(12)
Landscaping requirement. The development shall plan and provide for the landscaping of the entire tract. Landscaping shall include building foundation plantings, clusters of plantings in strategic areas, shade trees along roadways, sidewalks and pedestrian paths, and preservation of existing vegetation and specimen plantings.
(13)
Architectural and building design requirements. Buildings and their environs should be designed to be attractive from all vantage points, including fences, storage areas, and rear entrances and elevations. All groups of related buildings shall be designed to harmonize architectural treatment and exterior materials and to meet the following requirements:
(a)
Accessory structures should be architecturally coordinated with the principal structure.
(b)
Visual harmony should be created between new and older buildings.
(c)
Buildings should be designed to avoid long unbroken lines and monotony of expression. Building detail, forms and setback should be used to provide visual interest.
(d)
Buildings should be spaced to permit sufficient light and privacy and circulation.
(e)
Signage shall be coordinated with architectural design. Signs shall be subject to the sign standards of the IN-2 Zone.
(14)
Approval of the community association, covenants and easements. The proposed restrictive covenants, articles of incorporation, master deed and bylaws, or other documents concerning the creation of an association for the ownership and maintenance of common land and/or common elements and facilities and the restriction of occupancy and use of the development shall be submitted to the Planning Board and approved by the Planning Board attorney prior to preliminary approval of the site plan for the planned development.
(15)
Findings for planned developments. Prior to the approval of the planned development in the IN-2 Zone, the Planning Board shall find the following facts and conclusions as required by N.J.S.A. 40:55D-45:
(a)
That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the Zoning Ordinance standards for planned development.
(b)
That the proposals for maintenance and conservation of the common open space are reliable, and the amount, location and purpose of the common open space are adequate.
(c)
That provision through the physical design of the proposed development for public services, control over vehicular and pedestrian traffic, and the amenities of light and air, recreation and visual enjoyment are adequate.
(d)
That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established.
(e)
That the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.
(16)
Subdivision of individual lots. The subdivision of individual lots within the planned development as public or common open space for active or passive recreational facilities, or for assisted living facilities, or for a permitted nonresidential land use is permissible, provided that any such lot is created in conformance with an approved overall preliminary site plan for the entire planned development and the subdivided parcel has received final site plan approval. Each subdivided lot and any proposed improvement on that lot shall be subject to and may only be improved in accordance with the approved site plan for the planned development.