[Added 12-16-1996 by Ord. No. 1996-12]
The purposes and objectives of these objectives
are as follows:
A.
To promote appropriate and controlled economic development
along Routes 38 and 73 within Mount Laurel Township.
B.
To create a balance between commercial and service
uses and continuing residential growth, which will:
C.
To encourage large-scale commercial and service facilities
at appropriate locations along Route 73 and Route 38 but only on a
site where there is also secondary ingress and egress with a traffic
signal controlled intersection thus avoiding strip development which
would contain multiple, uncontrolled curb cuts.
D.
To encourage such large-scale development on tracts
of adequate size which will include sufficient buffers, limitations
on signage, provisions of pedestrian features, integration of architecture
and flexibility in meeting the needs of retail and service tenants
and users.
E.
To encourage consolidation and redevelopment of small,
older commercial tracts and uses into unified, integrated commercial
and service complexes.
F.
To avoid piecemeal rezoning of lands within Mount
Laurel Township.
A.
Property affected hereunder is limited to those lands
or tracts of land which meet the following criteria and conditions
and which lie with frontage along Route 73 to a depth of 600 feet
on each side of the right-of-way of Route 73 or with frontage along
Route 38 to a depth of 1,000 feet on each side of the right-of-way
of Route 38.
B.
Such lands are hereby eligible for the Business Development
Overlay Zone, provided that the tract or parcel of land to be developed
shall meet the criteria hereinafter articulated. All existing underlying
zoning shall remain unchanged.
A.
Each tract or parcel of land to be developed shall
have improved, frontage on two public rights-of-way, at least one
of which shall be Route 73 or Route 38, whichever is applicable.
B.
The land to be included within the Business Development
Overlay Zone shall not extend further back from Route 73 than 600
feet from the right-of-way of Route 73 or more than 1,000 feet from
the right-of-way line of Route 38, whichever is applicable.
C.
Each tract or parcel of land must contain at least
one access to the proposed development by means of an adjacent traffic
signal controlled intersection which will allow patrons to make both
left and right turns into and out of the tract.
D.
No portion of the land to be developed within the
Business Development Overlay Zone shall be located within 200 feet
of an existing occupied residence. The distance shall be measured
from the perimeter of the proposed project to the property line of
nearby residences.
[1]
Editor's Note: Section 1 of this ordinance provided that Paragraphs
a through d of the third "Whereas" clause are "incorporated hereby
by reference as if set forth at length. In addition to any other justification
for amending the Township Code, the recommendations contained in the
Master Plan reexamination report dated April 20, 2006, as they relate
to motor vehicle services and proximity standards, are specifically
incorporated herein by reference and shall form an additional basis
for the amendment as set forth hereafter." A copy of Ord. No. 2009-6
containing said clause is on file in the Township offices.
The permitted uses shall be shopping centers containing those uses designated with § 154-25A(1) through (27) of the Mount Laurel Zoning Ordinance.
All developments within the Business Development
Overlay Zone shall meet the following standards:
C.
Front yard: minimum 100 feet in depth.
D.
Side yard: minimum 25 feet adjacent to a right-of-way
and 30 feet if adjacent to another use.
E.
Rear yard: fifty-foot minimum.
F.
Height: thirty-five-foot maximum.
G.
The maximum size of any building on a site shall be
125,000 square feet.
[Amended 11-21-2005 by Ord. No. 2005-28]
H.
Parking shall be in accordance with § 154-69 of the Mount Laurel Zoning Ordinance, except that developments in excess of 150,000 gross square feet of building development may provide shared parking in accordance with the Urban Land Institute publication entitled "Shared Parking," 3rd Edition, 1987, International Standard Book No. -87420-652-199. Library of Congress Card Catalog Number 83.51648 (or any later, updated edition).
I.
Coverage should be limited to 50%. Undevelopable land
such as proved wetlands, wetland buffers floodplain land and any other
undevelopable land shall not be included in the coverage estimation.
It is the burden of the applicant to establish freshwater wetlands
or other lands designated herein.
[Added 11-21-2005 by Ord. No. 2005-28]
J.
There should be a minimum distance between buildings
of 40 feet.
[Added 11-21-2005 by Ord. No. 2005-28]
K.
Motor vehicle service stations are prohibited in this
zone as a principal or accessory use.
[Added 11-21-2005 by Ord. No. 2005-28]
L.
Shopping center pad sites shall meet the following
standards:
[Added 11-21-2005 by Ord. No. 2005-28]
(1)
All parking required by ordinance for a use
on a pad site shall be contained on a lease line, lot line or development
line contiguous to the site without crossing any major access aisles
or parallel access roadways.
(2)
All shopping centers and major commercial and
business uses should provide the land or other provisions for a parallel
access roadway.
(3)
The minimum lot area shall be not less than
35,000 square feet.
(4)
The minimum lot width shall be 200 feet.
(5)
The minimum lot depth shall be 125 feet.
(6)
Pad sites shall only be accessed from internal
drives, preferably via an internal parallel access roadway.
(7)
Pad sites shall have buildings architecturally
presentable on all four sides, consistent with the buildings on the
balance of the site upon which the pad site is located.
The following design requirements shall apply in accordance with Chapter 124 of the Mount Laurel Code:
A.
The development shall have an overall coordinated
design scheme, with internal circulation providing ready access to
all of the proposed uses.
B.
Buildings shall be complementary to one another in
terms of roofline, facade material, color and similar elements.
C.
Pedestrian areas shall include coordinated sidewalk
treatment; trash receptacles, recycling receptacles, benches, planters
and the like.
D.
Site elements, such as signage and lighting standards,
shall be complementary to the building design.
E.
There shall be an area designed for the enhancement
of the outdoor patron use area which may include such elements as
benches, landscaping, activity areas, water features and the like.
This patron enhancement area shall be equal to 5% or more of the total
leasable square footage on the site, but shall not reduce the FAR.
F.
The site plan and architectural features shall adequately
consider any impact on adjacent existing land uses.
At the time of site plan approval for a development
in accordance with the Business Development Overlay Zone, the entire
tract of land on which the proposed development is to take place shall
either be under single ownership or under contracts of purchase to
provide single ownership. However, after site plan approval has been
granted, subdivision of the entire tract or parcel may be made into
individual tracts, provided there is in place a developers agreement
approved by the Planning Board. At a minimum, said developer's agreement
shall not increase the number of curb cuts and shall control and regulate
future land uses, utility access, parking easements and responsibility
for maintenance of buildings and site amenities.
The number of freestanding individual uses,
commonly referred to as "pad sites," shall be restricted as follows:
FAR stands for floor area ratio, which means
the sum of the area of all floors of buildings or structures compared
to the total area of the site.
All other standards of this chapter and Chapter 124, Site Plan Review, not specifically amended herein shall be applicable as originally set forth.
