Wantage Township City Zoning Code
§ 13-9A.7
Required Standards.
All planned commercial developments shall meet the following minimum standards:
a.
Prior to approval of any planned development in the PCD zone, the planning board shall find the following:
1.
That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the zoning ordinance standards pursuant to N.J.S.A. 40:55D-65;
2.
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;
3.
That provisions 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;
4.
That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established;
5.
In the case of a proposed development which contemplates construction over a period of years, 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.
b.
The development shall incorporate low-flow and water conservation devices, a beneficial reuse scheme of wastewater for any purpose that has been approved by the township, Federal and State regulatory authorities.
c.
The planned commercial development shall have a minimum of at least 20 acres with at least 200 feet of frontage on New Jersey State Highway Route 23 and/or access to an access road connecting the property to the adjacent properties and planned to preserve the critical environmental features as depicted in the Master Plan. There shall be no direct vehicular access from Route 23, except for existing roads and proposed new main roads or drives from a proposed roadway parallel to Route 23. There shall be a traffic light for the new access drive to Route 23 as approved by NJDOT.
d.
The planned commercial development shall have a unified architectural and design scheme throughout the development consistent with the design standards of this ordinance which shall be subject to the review and approval of the land use board at the time of preliminary site plan approval and consistent with the kit of parts for the site plan. The approved unified architectural and design scheme shall be complied with by the applicant and any future developers within the planned development. There shall be no substantial changes to the architectural and design scheme without the approval by the Land Use Board of the Township of Wantage. The unified architectural and design scheme shall include a unified architectural appearance on all facades of the buildings and shall provide for a common signage theme for all use on the property.
e.
Signs. Signage in the planned commercial development shall be consistent with a kit of parts approved by the planning board for the site plan.
f.
Minimum lot size for any one building shall be 10,000 square feet, except that minimum lot size for hotels shall be 40,000 square feet, except as may be modified by the board.
g.
In the planned commercial development, more than one principal use may be permitted on the same lot or building, except for single-family lots, single-family townhouses, and duplex units not in mixed use areas.
h.
The uses within a planned development shall provide for parking in accordance with the parking schedule. Parking for planned commercial developments shall generally be located within at least 350 feet of each of the structures and uses for which the parking is provided. Some of the parking for the hospital may be further than 350 feet from the structure. Parking may be located underground and under buildings. Shared parking arrangements may be approved by the board based upon the site plan specific parking analysis.
i.
Maximum impervious coverage: 85% on individual lots and 70% overall, except as otherwise approved by the board. The landscape plan shall be consistent with the kit of parts for the site plan.
j.
Maximum disturbance: Since the property in the zone is approved and used for soil removal, no disturbance limit applies to this zone.
k.
Landscape plan. Any planned commercial development shall provide a landscape plan at the time of preliminary site plan approval setting forth landscape buffers between adjacent properties and the planned commercial development and within and between parking lots consistent with the design standards of the ordinance. The landscape islands within the parking lots shall be located at least every 40 parking spaces. The landscape plan shall provide for the initial planting of shade trees with a minimum caliper of 2 1/2 inches and at least one tree every 20 parking spaces within the parking area or on the perimeter of the parking area and on all property boundaries. Landscape buffers shall be coordinated between uses to screen parking lots, utility and loading areas.
l.
Common access between parking lots. Any planned commercial development shall provide for the common ingress to and egress from parking lots and for common access between parking lots even if owned by separate property owners within the planned commercial development. A deed of common driveway and parking easements shall be submitted with any planned commercial development and shall be subject to the review and approval of the land use board attorney and township engineer. The common driveways shall be intended to limit the need for driveways to the access road and to prevent any need for driveways to Route 23.
m.
Prior to the commencement construction of buildings based upon any general development plan and/or preliminary site plan approval, the applicant shall enter into a developer's agreement with the Township Committee of the Township of Wantage as authorized by the Municipal Land Use Law establishing certain minimum conditions relating to water, septic or sewer, fire protection, ingress to and egress from the proposed parallel road in the Master Plan, standards to ensure no direct ingress to and egress from Route 23 for individual lots, timing and rate of development and construction of private and public improvements, performance guarantees for any common access ways and/or public improvements, maintenance guarantees for any common access ways or public improvements, and such other time period or statutory protection period applicable to the development, and such other standards and provisions as shall be deemed appropriate by the governing body of the Township of Wantage.
n.
Pedestrian walkways between buildings and development pods. All commercial buildings within a planned commercial development shall provide for safe vehicular and pedestrian ingress to and egress from parking lots and drives and building areas and shall be consistent with the design kit of parts for the site plan. In addition, a pedestrian plan shall be submitted with the application at the time of preliminary site plan application providing for pedestrian access from parking spaces devoted to particular uses to the buildings to which the parking spaces are devoted. The architectural scheme for the planned commercial development shall provide for internal pedestrian circulation within buildings and between uses within buildings and for connection between buildings and parcels. Such connections may include covered walkways and/or internal pedestrian walkways.
o.
Evaluation standards and criteria. In order to foster the attractiveness of a site designated as a PCD, planned commercial development and the surrounding neighborhoods and thereby preserve property values, and in order to provide an efficient road and utility network, ensure the movement of traffic, implement comprehensive planning and better serve the public health, safety and general welfare, the following standards and criteria shall be utilized by the land use board in reviewing all site plans and subdivision plats relating to a PCD, planned commercial development. These standards shall not be regarded as inflexible requirements. They are not intended to discourage creativity, invention and innovation.
1.
All PCD planned commercial developments shall provide a minimum front yard of 15 feet to any parking lots and 25 feet to any buildings from Route 23, which shall be a landscaped area dedicated to perpetual open space or active open space. The front yard area may include board approved signs, detention and stormwater facilities and possible township signs.
2.
Proposed buildings shall be related harmoniously to other buildings in the vicinity that have a visual relationship to the proposed buildings.
3.
The distance between buildings shall be sufficient to provide adequate light and air.
4.
With respect to vehicular and pedestrian circulation, including walkways, interior drives and parking, special attention shall be given to location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement of parking areas that are safe and convenient and, insofar as practicable, do not detract from the design of proposed buildings and structures and the neighboring properties.
5.
Special attention shall be given to property site surface drainage so that removal of surface waters will not adversely affect neighboring properties or the public storm drainage system to maximum extent practical.
6.
All permanent utility lines, pipes and conduits shall be located below ground, and all other installations and appurtenances shall be adequately screened.
7.
The size, location, design, color, texture, lighting and materials of all temporary and permanent signs and outdoor advertising structures or features shall not detract from the design of proposed buildings and structures and the surrounding properties.
8.
Exposed storage areas, exposed machinery installations, service areas, truck loading areas, utility buildings and structures and similar accessory areas and structures shall be subject to such setbacks, screen plantings or other screening methods as shall reasonably be required to prevent their being incongruous with the existing or contemplated environment and the surrounding properties.
9.
Adequate provision shall be made for a sewage disposal system which shall be of sufficient size, capacity and design to collect and dispose of all sewage from all present and proposed buildings in the PCD, planned commercial development and which shall be otherwise constructed and maintained in conformity with all applicable State, county and municipal regulations and requirements. However, until the sewage disposal is functional, the PCD zone may be developed on individual sewage disposal systems.
10.
The planned development shall meet the requirements of this "green ordinance" of the Township of Wantage. The planned development shall employ means for achieving sustainability of the State's natural resources. To achieve this goal, the planned commercial development will use treated effluent from the on-site wastewater treatment plant for beneficial reuse for all users as approved by the township and NJDEP. All commercial structures and properties in the PCD zone shall be connected to public sewers or the PCD on-site wastewater treatment system and beneficial reuse (purple pipe) distribution system, except individual uses may be constructed on septic systems (individual sewage disposal systems) prior to operation of the sewage treatment plant. The applicant shall enter into a developer's agreement with the township committee that addresses the phasing of the development and septic and sewer timing issues.
11.
Adequate provision shall be made for a storm drainage and surface water detention system which shall be of sufficient size, capacity and design to collect, carry off and dispose of all predictable surface water runoff within the PCD, planned commercial development and which shall be otherwise constructed and maintained in conformity with all applicable State, county and municipal regulations and requirements.
12.
Adequate provision shall be made for a water system which shall be of sufficient size, capacity and design to supply potable water and fire protection to each of the approved buildings within the PCD, planned commercial development or approved phase(s) and which shall be otherwise constructed and maintained in conformity with all applicable State, county and municipal regulations and requirements.
13.
Adequate provision shall be made for the collection and disposal and, where possible, recycling of garbage, trash and solid waste generated by the PCD, planned commercial development, and such system shall be maintained in conformity with all applicable State, county and municipal regulations and requirements.
14.
Adequate provision shall be made for a system of interior roads sufficient to accommodate predictable vehicular traffic within the PCD, planned commercial development and to ensure safe and efficient vehicular access, including access of fire-fighting equipment to and from each of the buildings within the PCD, planned commercial development.
15.
In the event that PCD, planned commercial development is to be constructed in sections over a period of years, then the provisions for the sewage and garbage disposal, storm drainage and water supply and for interior roads, specified in paragraphs 9, 10, 11, 12 and 13 above, need to be adequate only in respect to the sections of development which have previously received final approval and the section of development for which final approval is being sought. The developer shall supply to the land use board information disclosing such adequacy and obtain the land use board's approval thereof.
16.
Except as otherwise provided in this section, there shall be no minimum width or frontage, no requirement as to front, side or rear yards, and no requirement concerning the location of accessory buildings or structures for any land use in the PCD, planned commercial development. However, no plan for a PCD, planned commercial development shall be approved unless the lot widths, depths and frontages, building setbacks, percentages of lot coverage, front, side and rear yards and locations of accessory buildings or structures provided for in the site plan and subdivision plan are consistent with the public health, safety and general welfare as reviewed and approved by the Wantage Land Use Board.
17.
The height of any principal building within a PCD, planned commercial development shall not exceed 50 feet, except that hospitals, hotels, multi-family and conference centers may have 4 1/2 stories and a height of a maximum of 60 feet. Decorative and architectural design features such as steeples, clock towers, parapets, mansard roofs, chimneys, cupolas, or weathervanes are excepted and exempted from the height limitations. Water tanks for the PCD development are excepted and exempt from the height limitation but shall have a "stealth" design approved by the board.
18.
No building shall be located within a distance of 50 feet of any exterior boundary line of the site designated for a PCD, planned commercial development, and no such building or structure other than those excepted above shall be located within distances of 50 feet of State or county roads unless and to the extent reviewed and approved by the land use board in the planned development review and approval hearing process.
19.
All commercial buildings and uses shall use beneficial reuse water from the sewer treatment utility, if available, except that individual uses may be constructed with septic systems (individual sewage disposal systems) prior to the operation of the sewage treatment plant or availability of public sewers.