Washington Township
City Zoning Code
City Zoning Code
ARTICLE XXVIIB
Gateway Planned Development Overlay District
§ 285-173.9 Purpose.
A.
The purpose of the Gateway Planned Development Overlay District (GPDOD) is to permit modification of the strict application of the standards and provisions of these regulations to accomplish the purposes set forth below. Generally, a planned development overlay district may be established for the following purposes:
(1)
To permit tracts of land to be developed, redeveloped and improved as related design units of an overall mixed-use character, consistent with the character of the municipality and the long-range improvement of the neighborhood and consistent with the Master Plan.
(2)
To permit the use of land, buildings and other structures for purposes that would be beneficial to and consistent with the character of the Township and the long-range improvement of the neighborhood and consistent with the Master Plan adopted by the governing body, when such uses are located on tracts of sufficient size to accommodate well-integrated building designs, structures and facilities in connection with the use and when another zoning district could not be appropriately established to accomplish such purposes.
B.
The Gateway Planned Development Overlay District (GPDOD) is intended for the area approximately bounded by the Black Horse Pike, the property lines northeast of Watson Drive, Fries Mill Road, Hurffville-Cross Keys Road, Laurel Road, Berlin-Cross Keys Road, and Tuckahoe Road, and approximating a total of ±670 acres (see map).[1]
[1]
Editor's Note: Said map is on file in the Township offices.
§ 285-173.10 Permitted uses.
[Amended 10-27-2010 by Ord. No. 23-2010]
Within the Gateway Planned Development Overlay District (GPDOD) there are a variety of zoning district classifications. Within each individual zoning district, land, buildings or premises shall be used by right only for only one of the following:
A.
Highway - Commercial (MC) uses pursuant to § 285-100 shall be permitted with the exception of the following:
(14) | Mortuaries. | |
(18) | General service and repair shops, including carpenter, cabinetmaking, furniture repair, plumbing or similar shop. |
B.
Highway - Commercial (MC) conditional uses pursuant to § 285-101 shall be permitted with the exception of the following:
(1) | Truck sales and/or rental agencies, such as tractor-trailer and/or tractor agencies. | |
(2) | Boat, farm equipment vehicles and recreation vehicle agencies. | |
(4) | Car washes. | |
(5) | Used car lots subject to the special regulations of § 285-106. |
C.
Highway - Commercial (HC) conditional uses permitted only along Route 42 and Tuckahoe Road or within 750 feet of these rights-of-way:
(4) | Car washes, |
§ 285-173.11 Age-restricted housing.
A.
The purpose is to provide a community for active adults age 55 and older not requiring comprehensive care or assisted-living facilities.
B.
Area and bulk regulations for age-restricted housing; conditions.
(1)
Lot size and density. The tract of land for which a single application for a planned development is made must contain an area of not less than 70 acres. The concept of a planned development overlay district supports the purpose of achieving greater flexibility in planning and design and providing mixed-use developments that are free from the rigid constraints of uniform locational standards that typically separate distinct land uses. However, with the ability to combine residential and commercial activities, area and bulk standards must be enforced to protect these residents.
Standards for Single-Family Detached Dwelling Units | ||
|---|---|---|
Type | Standard | |
Minimum lot size | 7,475 square feet | |
Minimum lot frontage | 60 feet | |
Minimum lot width | 65 feet | |
Minimum lot depth | 110 feet | |
Maximum building coverage | 40% | |
Maximum impervious coverage | 50% | |
Minimum front yard setback | 25 feet | |
Minimum side yard setback | 10 feet each | |
Minimum rear yard setback | 20 feet | |
Maximum height of single-family dwelling | 35 feet | |
Standards for Single-Family Attached Dwelling Units (townhouses) | ||
|---|---|---|
Type | Standard | |
Minimum lot size | 2,400 square feet | |
Minimum lot width | 24 | |
Minimum lot depth | 100 | |
Maximum building coverage | 45% | |
Maximum impervious coverage | 65% | |
Minimum front yard setback | 25 feet | |
Minimum side yard setback, corner only | 15 feet (corner units); 0 feet (interior units) | |
Minimum rear yard setback | 20 feet | |
Maximum height for attached dwelling units | 35feet | |
(2)
Conditions.
(a)
The square footage of commercial development will determine the amount and/or type of age-restricted housing constructed based on the following formula: for every one unit of housing there must be 300 square feet of commercial ratable. The minimum commercial application shall be 37,500 square feet. The 15% open space required is increased to 20%.
(b)
In either case, the commercial portion of the development must be completed simultaneous or prior to the residential portion, and in no case shall a certificate of occupancy be awarded to the residential portion before such is awarded to the commercial portion. In the event that a project is completed in phases, the commercial portion of each phase must contain no less than the above sited 37,500 square feet.
C.
Area of Gateway Planned Development Overlay District (GPDOD) available for age-restricted housing. Age-restricted residential uses (inclusive of associated rights-of-way, stormwater basins, buffers, open space requirements, etc.) shall occupy no more than 10% of the land area of the Gateway Planned Development Overlay District (GPDOD) which equates to +67 acres.
D.
Open space requirements. All requirements as noted in Article XXVIII, Open Space Regulations, § 285-174 et seq., must be adhered to for age-restricted development, with the following revisions:
(1)
Within the Gateway Planned Development Overlay District, the 15% open space requirement (§ 285-175B) shall be increased to 25% and must be contiguous open space.
(2)
If this open space is located in a wellhead protection area (Tier 1 or 2), as noted on the Washington Township Wellhead Protection Map, the required percentage of open space may be reduced to 20%. This may be land that is located off site from the proposed development site, and the arrangement may be similar to a local transfer of development rights.[1]
(3)
In addition to the required recreational fee assessed per unit under Washington Township ordinance, the GPDOD shall require active recreational facilities as defined below.
(4)
With this increase, the requirement for active recreational facilities (§ 285-177) shall be replaced with the following table:
Number of Dwelling Units | Passive Lots | Shuffleboard Court | Horseshoe Pit | Tennis Court | Swimming Pool | |
|---|---|---|---|---|---|---|
3 - 10 | 1 | 1 | -- | -- | -- | |
11 - 24 | 1 | 1 | 1 | -- | -- | |
25 - 49 | 1 | 1 | 1 | 1 | -- | |
50 - 99 | 1 | 2 | 2 | 1 | -- | |
100 - 149 | 1 | 2 | 2 | 2 | 1 |
(5)
Any development in excess of 150 dwelling units will be reviewed and active recreational elements recommended as part of site plan review.
(6)
A developer may request that, in lieu of the required active recreational facilities; increased passive open space be approved for the project. Such request must be approved by the Planning Board during site plan review. The increase in the percentage of land to be reserved for open space shall be relative to the reduction in proposed active space facilities. However, if a developer proposes to entirely eliminate the active recreational facilities, the total requirement for passive open space shall be no less than 30% or make an in-lieu-of contribution to the Township facilities fund.
E.
COAH requirements.
(1)
In an effort to meet the New Jersey Council On Affordable Housing (COAH) requirements set forth for the Township, a minimum of 10% of any age-restricted development must be set aside for low- and moderate-income units.
F.
Other requirements for age-restricted community development.
(1)
A traffic impact study which adequately demonstrates the amount of traffic to be generated from the proposed use and the capacity of the existing roadway network within the Township to absorb the expected traffic must be submitted. Such study must clearly demonstrate finding of no significant impact, or identify measures to be taken to alleviate the expected traffic impact. The measures must be acceptable to the reviewing board.
(2)
Indoor social, cultural, recreational, and meeting facilities should be required in any age-restricted housing development for the use and enjoyment of the residents of the development.
(3)
For a comprehensive age-restricted development utilizing single-family attached housing, the front to front and front to rear distances between principal buildings shall be at least 40 feet.
(4)
The maximum number of units in a structure shall be limited to no more than eight townhouse dwelling units with a staggered four-foot setback facade every fourth unit to add architectural variety.
(5)
Maximum clearing limit. No more than 70% of the lot shall be cleared of vegetation for the purpose of construction; provided, however, if the existing cleared area exceeds 70% of the lot area or the existing vegetation is immature and may be reestablished in a relatively short period of time, strict compliance with this section may be waived by the reviewing board to promote the purpose of this plan.
(6)
Architectural. Any development shall be constructed with varying facades, roof lines and landscaping for effect. There shall be a minimum of 20% attached housing and a minimum of 20% detached housing included in any mix.
(7)
Social and recreation facilities for adults 55 years of age and older shall reflect insofar as possible, preference of the anticipated residents, and indoor facilities for such uses may include hobby or craft facilities, lounging areas which may also be used for meetings, and group activities, card rooms, exercise rooms and lavatories. Active outdoor facilities for senior housing may include walks, shuffleboard and horseshoe courts, tennis courts, and a swimming pool.
(8)
Appropriate passive outdoor recreational areas shall be provided and shall include suitable landscaping. These areas shall be suitable for sitting and walking and may include outdoor sitting areas (gazebos), game tables and/or bicycle trails.
(9)
With respect to any common open space created as part of an age-restricted development, the landowner or developer shall provide and establish an organization for the ownership and maintenance of any such common open space for the use and benefit of the residents of the community or dedicate the space to the Township as communal recreational facilities.
§ 285-173.12 Aesthetic and safety amenities.
A.
Careful attention must be given to the quality of design of all buildings, land uses, street accessories (i.e., streetlighting, sidewalk treatment, open space, stormwater basins, etc.).
C.
Circulation standards. The circulation system shall allow for different modes of transportation. The circulation system shall provide functional and visual links within the residential areas, mixed-use area, and open space of the traditional neighborhood development and shall be connected to existing and proposed external development. The circulation system shall provide adequate traffic capacity, provide connected pedestrian and bicycle mutes (especially off-street bicycle or multiuse paths or bicycle lanes on the streets), control through traffic, limit lot access to streets of lower traffic volumes, and promote safe and efficient mobility through the traditional neighborhood development.
D.
Bicycle circulation. Bicycle circulation shall be accommodated on streets and/or on dedicated bicycle paths. Where feasible, any existing bicycle routes through the site shall be preserved and enhanced. Facilities for bicycle travel may include off-street bicycle paths (generally shared with pedestrians and other nonmotorized users) and separate, striped, four-foot bicycle lanes on streets. If a bicycle lane is combined with a lane for parking, the combined width should be 14 feet.
E.
Public transit access. Where public transit service is available or planned, convenient access to transit stops shall be provided. Where transit shelters are provided, they shall be placed in highly visible locations that promote security through surveillance, and shall be well-lighted and designed to relate to the neighborhood architectural character.
F.
Motor vehicle circulation. Motor vehicle circulation shah be designed to minimize conflicts with pedestrians and bicycles. Traffic-calming features such as queuing streets, curb extensions, traffic circles, and medians may be used to encourage slow traffic speeds.
§ 285-173.13 Streetscape.
A.
The street and pedestrian network must be well connected for the health, safety, and welfare of residents in part so that emergency vehicles can reduce response times. This can be achieved by:
(1)
Minimizing cul-de-sacs within the planned development overlay district.
(2)
Providing sidewalks on all streets (both sides).
(3)
Providing alleys in specified sections of the planned development district.
(4)
Assuring that the names of the roads and streets do not match or sound like other streets within Washington Township.
B.
Block and lot size diversity. Street layouts should provide for perimeter blocks that are generally in the range of 200 to 400 feet deep by 400 to 800 feet long. A variety of lot sizes should be provided to facilitate housing diversity and choice and meet the projected requirements of people with different housing needs.
C.
Building setback, front mixed use areas. Structures in the mixed-use area may have no minimum setback (subject to Planning or Zoning Board site plan review). Commercial and civic or institutional buildings should abut the sidewalks in the mixed-use area.
§ 285-173.14 Buffers.
Buffers within the GPDOD shall be implemented on a sliding scale with the existing landscape buffer requirements to remain in effect as the minimum buffer required.[1]
A.
The applicable buffer shall be increased to a minimum of 75 feet and shall be 75% evergreen, with trees planted 10 feet from center, and shall be six to eight feet high at time of initial planting. Such plantings shall provide a thick, dense visual buffer from the ground to a height of six feet for the following conditions:
(1)
Any structure proposed to have a gross building footprint of more than 30,000 square feet;
(2)
Any structure proposed to have a gross building footprint of more than 20,000 square feet and will have a height of greater than 30 feet at any single location on any elevation as measured at the roofline; and
(3)
A parking lot containing more than 200 parking spaces.
B.
If the commercial or office use is developed as part of a mixed-use development in conjunction with the age-restricted development, and the architecture and scale relate to the residential developments, the buffer may be eliminated at the Planning Board's discretion.
C.
The applicable buffer shall be increased to a minimum of 100 feet and shall be 75% evergreen, with trees planted eight feet apart in four rows within a twenty-five-foot width, and shall be six to eight feet high at time of initial planting. Such plantings shall provide a thick, dense visual buffer from the ground to a height of six feet. The following applicable buffers are triggered if two or more of the following conditions are met.
(1)
Any structure proposed to have a gross building footprint of more than 30,000 square feet and will have a height of greater than 30 feet at any single location or elevation as measured at the roofline;
(2)
Any structure proposed to have a gross building footprint of more than 50,000 square feet and will have a height of greater than 30 feet at any single location on any elevation as measured at roofline;
(3)
A parking lot containing more than 300 parking spaces;
(4)
Any operation utilizing outdoor sales;
(5)
Any operation that functions after 11:00 p.m. or prior to 6:00 a.m. with loading and unloading operations during those time periods; and
(6)
Any operation open before 6:00 a.m. and after 11:00 p.m.