[Amended 4-5-1993 by Ord. No. 93-3; 4-19-1993 by Ord. No.
93-5; 9-9-1993 by Ord. No. 93-7; 3-21-1994 by Ord. No. 94-2; 10-2-1995 by Ord. No. 95-11; 3-15-1999 by Ord. No. 99-6; 2-7-2000 by Ord. No.
00-2; 4-21-2003 by Ord. No. 2003-07; 12-15-2003 by Ord. No.
2003-24]
[Amended 8-20-2018 by Ord. No. 2018-13]
The intent in establishing the Five Acre District is to recognize
and maintain the unique character of this area by encouraging residents
to adhere to the special conditions which existed in the area that
was subdivided in 1983 and known as "Five Acres and Independence."
A.
Use regulations.
(1)
Principal uses. In the 5A District, no building or premises shall
be used and no building shall be erected or altered which is arranged,
intended or designed to be used, except for one or more of the following
uses:
(a)
Single-family detached dwellings.
(b)
Farmhouses and farm buildings.
(c)
Community residences for the developmentally disabled, community
shelters for victims of domestic violence, community residences for
the terminally ill and community residences for persons with head
injuries shall be subject to the same standards and requirements for
single-family detached residences in this district, provided that
they conform to the definitions found in N.J.S.A. 40:55D-66.2.
(d)
Public and nonprofit playgrounds, athletic fields, swimming
pools, conservation areas, parks and public purpose uses.
(e)
Temporary buildings, temporary construction offices and temporary
storage of materials, provided that such use is located on the lot
where construction is taking place or on a lot adjacent to or part
of the development site and that such temporary use is to be terminated
within 30 days of issuance of a final certificate of occupancy for
the total project or when work is abandoned.
(f)
Building structures and uses owned and operated by the Township.
(g)
Agriculture and horticulture, including farm markets located
on and operated in conjunction with farm property qualifying for farmland
assessment.
(h)
Accessory uses and accessory buildings incidental to the above
permitted principal uses.
(2)
Conditional uses. In the 5A District, the following uses may be permitted
as conditional uses:
B.
C.
Special requirements.
(1)
No parking of any vehicle shall be permitted upon any roads or streets
within the district.
(2)
No junk cars or abandoned vehicles shall be stored or permitted upon
any lot, road or street.
(3)
Removal of topsoil from any lot is prohibited.
(4)
For all lots fronting on Kings Highway, access shall be via established
access roads as shown on the filed plans. Direct access to Kings Highway
shall not be permitted unless approved by the Gloucester County Planning
Department.
(5)
Accessory buildings, including storage sheds, greenhouses, and other outbuildings, shall be subject to the following regulations, which shall supersede the requirements of § 203-59A in this district.
(a)
The gross floor area of any building shall not exceed 2% of
the lot area, and the total size of all accessory buildings shall
not exceed 4% of the lot area.
(b)
No accessory building shall be located within 15 feet of any
side or rear property line.
(c)
No accessory building shall be permitted between the building
line and the street line.
(d)
The height of an accessory building shall not exceed 25 feet
or the height of the principal building, whichever is less.
[Amended 8-1-2005 by Ord. No. 2005-25; 10-27-2008 by Ord. No.
2008-19; 10-5-2015 by Ord. No. 2015-19; 11-21-2016 by Ord. No. 2016-18]
A.
Intent.
(1)
The intent of the R-1 Residential District is to provide appropriate
regulations for the preservation of agriculture, natural resources,
scenic vistas and the rural landscape of Woolwich Township, along
with the development of single-family detached dwellings and other
permitted uses in portions of the Township characterized as rural,
regardless of the presence or absence of public sewer or water service.
The Township is offering two development options in the R-1 District.
Option 1 is strongly encouraged as the means to best maintain the
rural character while preserving open space and natural resources
in the R-1 District. In conformance with the MLUL, the purposes of
Options 1 and 2 are as follows:
(a)
To conserve farmland and open space, including those areas containing
active farmland, unique and sensitive natural features such as woodlands,
steep slopes, streams, floodplains and wetlands, by setting them aside
from development;
(b)
To provide greater design flexibility and efficiency in the
design of services and infrastructure, including the opportunity to
reduce length of roads, utility runs, and the amount of paving required
for residential development;
(c)
To reduce erosion and sedimentation by the retention of existing
vegetation, and minimization of development on steep slopes;
(d)
To provide for a diversity of lot sizes and housing choices
to accommodate a variety of age and income groups and residential
preferences, so that the community's population diversity will be
maintained;
(e)
To implement adopted municipal policies to conserve a variety
of irreplaceable and environmentally sensitive resource lands as set
forth in the Township's Open Space Plan, including provisions for
reasonable incentives to create a greenway system for the benefit
of present and future residents;
(f)
To implement adopted land use, transportation, and community
policies, as identified in the Township's Master Plan;
(g)
To protect areas of the Township with productive agricultural
soils for continued or future agricultural use by conserving blocks
of land large enough to allow for efficient farm operations;
(h)
To create neighborhoods with direct visual access to open space,
with amenities in the form of neighborhood open space, and with a
strong neighborhood identity;
(i)
To provide for the conservation and maintenance of open space
within the Township to achieve the above-mentioned purposes and for
active and/or passive recreational use by residents;
(j)
To provide options for landowners in order to minimize impacts
on farming and environmental resources (sensitive lands such as wetlands,
floodplains, and steep slopes) and disturbance of natural or cultural
features such as mature woodlands, hedgerows and tree lines, critical
wildlife habitats, historic buildings, and fieldstone walls;
(k)
To provide standards reflecting the varying circumstances and
interests of individual landowners, and the individual characteristics
of their properties; and
(l)
To conserve scenic views and elements of the Township's rural
character, and to minimize perceived density, by minimizing views
of new development from existing roads.
(2)
In order to achieve these purposes, this section provides for flexibility
in designing new residential subdivisions in the R-1 Residential District
by allowing one form of conservation zoning based upon the maximum
number of DUs (dwelling units) as determined by a conventional zoning
"by-right" development.
(a)
Option 1: neutral density and basic conservation, providing
for residential uses at the density permitted by the underlying R-1
Zoning District. Greenway lands shall comprise at least half the tract.
(b)
Option 2: conventional lotting. In addition to the above option
for subdivision, Option 2, conventional lotting, at a minimum lot
size of two acres, is permitted.
B.
Use regulations.
(1)
Principal uses. In the R-1 District, no building or premises shall
be used and no building shall be erected or altered which is arranged,
intended or designed to be used, except for one or more of the following
uses; all principal and accessory uses permitted in the 5A District.
(2)
Conditional uses. In the R-1 District, the following uses may be
permitted as conditional uses:
(a)
Home occupations as part of a continued existing residential use may occur, subject to the criteria governing such home occupations as contained in § 203-60.
(b)
Breweries, distilleries, and wineries subject to the criteria governing such uses as contained in § 203-76.3.
(c)
Public and private elementary, middle and high schools subject
to the requirements of the minimum lot sizes as established by the
New Jersey State Department of Education for school facilities, and
subject further to the following:
(d)
Water storage tank or tower, water reservoir, water or sewer
pumping station and water or sewage treatment plant, 400 square feet
or greater in size, subject to the following special requirements:
[1]
Project shall be designed to be structurally compatible and
in keeping with the architectural character of the neighborhood in
which it is to be located.
[2]
Project shall be in keeping with the Master Plan or Utility
Master Plan of the Township.
[3]
Project shall conform with yard setbacks for the district in
which it is to be located.
(e)
Substation, electric and gas facilities, and all other public
utilities, 400 square feet or greater in size, subject to the following
requirements:
(3)
Accessory buildings, including storage sheds, greenhouses and other outbuildings, shall be subject to the following regulations, which shall supersede the requirements of § 203-59 in this district:
(a)
For lots less than three acres in size, the gross floor area
of any individual building shall not exceed 2% of the lot area or
1,500 square feet, whichever is smaller, and the size of all accessory
buildings shall not exceed 2% of the lot area.
(b)
For lots of three acres or greater in size, the gross floor
area of any individual building shall not exceed 2% of the lot area,
and the total size of all accessory buildings shall not exceed 4%
of the lot area.
(c)
No accessory building shall be located within 10 feet of any
side or rear property line.
(d)
No accessory building shall be permitted between the front of
the building and the street line.
(e)
Each residential lot shall be allowed no more than two accessory
buildings.
(f)
No construction permit shall be issued for the construction
of an accessory building prior to the issuance of a construction permit
for the construction of the principal building or structure upon the
same premises.
(h)
The height of an accessory building shall not exceed 25 feet
or the height of the principal building, whichever is less.
C.
Bulk and area regulations. In order to achieve these purposes, this
section provides for flexibility in designing new residential subdivisions
in the R-1 Residential District by allowing one form of conservation
zoning based upon the number of DUs (dwelling units) as determined
by the conventional zoning "by-right" development:
|
Table of Options
| ||||
|---|---|---|---|---|
|
Option 1 Neutral Density/Basic Conservation
|
Option 2 Conventional Lotting
| |||
|
Density
|
87,120 SF/DU maximum gross density
|
87,120 SF/DU maximum gross density
| ||
|
Lot size minimum with minimum lot width
|
21,780 SF 70 feet
|
87,120 SF 185 feet
| ||
|
Open space
|
50%
|
No Common Open Space
| ||
|
Yards:
| ||||
|
Front
|
30 feet
|
60 feet
| ||
|
Side
|
10 feet; 30 feet between buildings
|
25 feet
| ||
|
Rear
|
35 feet
|
50 feet
| ||
|
Maximum building coverage
|
NA
|
10%
| ||
|
Maximum impervious coverage
|
30% on each lot
|
30% on each lot
| ||
|
Maximum building height
|
35 feet
|
35 feet
| ||
(1)
Option 1: neutral density and basic conservation, providing for residential
uses at the density permitted by the underlying R-1 Zoning District
and the following:
(a)
A neutral density/basic conservation development must consist
of at least one tract of land without intervening roads, with each
tract of land containing not less than 10 acres. When a tract of land
less than 10 acres in area is contiguous to existing open space and
would contribute to the fulfillment of the Township's Open Space Plan,
the Joint Land Use Board may consider a variance to this provision.
(c)
Minimum required greenway land. The subdivision must include
at least 50% of the gross tract area as greenway land. Greenway land
shall not be used for residential lots.
(d)
Greenway land shall be devoted to farming conservation, open
space, municipal and/or recreational purposes. In no case shall less
than 50% of the greenway land area be devoted to upland area.
(e)
Active recreational facilities shall be provided, subject to
the review and approval of the Joint Land Use Board. Such recreational
facilities may be jointly provided by two or more developers within
the R-1 Zone with convenient access to all users, provided that the
facility and/or recreational area shall equal the recreational requirements
of the participating properties. The location of such recreational
facilities shall be carefully planned to provide privacy for the users
and to avoid problems of noise, lighting and similar nuisances which
might interfere with the use and enjoyment by residents of the development.
(f)
The Joint Land Use Board shall require such grading, drainage,
planting, walkways, fencing, roadways, lighting and such other improvements
in the greenway land as shall be necessary to enhance the intended
open space and recreational uses or accept a contribution in lieu
of making such improvements.
(g)
Minimum lot area: 21,780 square feet.
(h)
Minimum lot width at building line: 70 feet.
(i)
Minimum street frontage: 25 feet.
(j)
Yard regulations: The builder or developer is urged to consider
variations in the principal building position and orientation, but
shall observe the following minimum standards:
(k)
Maximum impervious coverage: 30% limit on each lot.
(l)
Maximum height regulations: 35 feet.
(m)
Density determination for Option 1: yield plan approach. The
determination of density or maximum number of permitted dwelling units
shall be based upon a yield plan. Yield plans shall meet the following
requirements:
[1]
Yield plans must be prepared as conceptual layout plans in accordance
with the standards of the Subdivision of Land Ordinance,[1] containing proposed lots, streets, rights-of-way, and
other pertinent site features. Yield plans must be a realistic layout,
based upon a field survey, that meets all zoning district regulations
and all bulk and area regulations for the underlying residential district(s)
in which the tract is located. The yield plan must reflect a development
pattern that could actually be built, delineating the presence of
wetlands, floodplains, steep slopes, existing easements or encumbrances
and, if unsewered, the suitability of soils for subsurface sewage
disposal. When a tract of land has two (or more) underlying zoning
designations, according to the Zoning Map of the Township, the yield
plan must be designed to the requirements of the underlying zoning
for each zone. The yield plan must reflect the developer's plan should
the Township choose not to grant the option of conservation zoning
and instead require the developer to design the subdivision based
upon the conventional zoning in place as reflected in Option 2.
[2]
The dimensional standard of Option 2, conventional zoning, shall
be used in the development of a yield plan for Option 1 subdivisions.
The yield plan must identify the sites' primary and secondary resources,
as identified in the existing resources/site analysis plan (required
in the Site Plan Review and Subdivision of Land Ordinances,[2]), and demonstrate that the primary resources could be
successfully absorbed in the development process without disturbance.
[3]
On sites not served by central sewage disposal, density shall
be further determined by evaluating the number of homes that could
be supported by septic systems on conventional lots. Based on the
primary and secondary resources, identified as part of the inventory
and analysis, and observations made during an on-site visit of the
property, the Joint Land Use Board shall select a ten-percent sample
of the lots considered to be marginal for on-lot sewage disposal.
The applicant shall be required to provide evidence that these lots
meet the standards for an individual septic system. Should any of
the lots in a sample fail to meet the standard for individual septic
system design, those lots shall be deducted from the yield plan and
a second ten-percent sample shall be selected by the Joint Land Use
Board and tested for compliance. This process shall be repeated until
all lots in a given sample meet the standard for an individual septic
system design.
[4]
Stormwater management facilities, including, but not limited
to, detention and retention basins, shall be included on the yield
plan. In no case shall the total area and volume for stormwater management
facilities shown on the yield plan be less than that shown at the
cluster plan.
(n)
Design standards for Option 1.
[1]
House lots shall not encroach upon primary conservation areas as identified in § 203-72, and their layout shall respect secondary conservation areas as described in both the Zoning Ordinance and in the Site Plan and Subdivision Review Ordinances.
[2]
All new dwelling units shall meet the following requirements:
[a]
Minimum setback from all external road rights-of-way:
100 feet.
[b]
Minimum setback from all other tract boundaries:
50 feet.
[c]
Minimum setback from cropland or pasture land:
150 feet.
[d]
Minimum setback from preserved farms (preserved
farms through the SADC program. the county program, or through the
Township's TDR program): 300 feet.
[e]
Minimum setback from buildings or barnyards housing
livestock: 300 feet.
[f]
Minimum setback from active recreation areas such
as courts or playing fields (not including tot-lots): 150 feet.
[4]
House lots shall be accessed from interior streets, rather than
from roads bordering the tract.
(2)
Option 2: conventional lotting. In addition to the above preferred
options for subdivision, Option 2, conventional lotting, at a minimum
lot size of 87,120 square feet, is also permitted.
(a)
A minimum lot area of 87,120 square feet.
(b)
A minimum lot width of 185 feet.
(c)
A front yard setback of 60 feet.
(d)
A rear yard setback of 50 feet.
(e)
A minimum side yard setback of 25 feet.
(f)
New dwelling setbacks:
[1]
From all external road rights-of-way: 100 feet.
[2]
From all other tract boundaries: 50 feet.
[3]
From cropland or pasture land: 150 feet.
[4]
From preserved farms (preserved farms through the SADC program,
the county program, or through the Township's TDR program): 300 feet.
[5]
From buildings or barnyards housing livestock: 300 feet.
[6]
From active recreation areas such as courts or playing fields
(not including tot-lots): 150 feet.
[Amended 8-1-2005 by Ord. No. 2005-25; 10-27-2008 by Ord. No.
2008-19; 5-4-2015 by Ord. No. 2015-05; 8-20-2018 by Ord. No. 2018-13]
A.
Intent.
(1)
The intent of the R-2 Residential District is to provide appropriate
regulations for the preservation of agriculture, natural resources,
scenic vistas and the rural landscape of Woolwich Township, along
with the development of single-family detached dwellings and other
permitted uses in portions of the Township characterized as rural,
regardless of the presence or absence of public sewer or water service.
The Township is offering two development options in the R-2 District.
Option 1 is encouraged as the means to best maintain the rural character
while preserving open space and natural resources in the R-2 District.
In conformance with the MLUL, the purposes of Options 1 and 2 are
as follows:
(a)
To conserve farmland and open space, including those areas containing
farmland, unique and sensitive natural features such as woodlands,
steep slopes, streams, floodplains and wetlands, by setting them aside
from development;
(b)
To provide greater design flexibility and efficiency in the
design of services and infrastructure, including the opportunity to
reduce length of roads, utility runs, and the amount of paving required
for residential development;
(c)
To reduce erosion and sedimentation by the retention of existing
vegetation, and the minimization of development on steep slopes;
(d)
To provide for a diversity of lot sizes and housing choices
to accommodate a variety of age and income groups, and residential
preferences, so that the community's population diversity will be
maintained;
(e)
To implement adopted municipal policies to conserve a variety
of irreplaceable and environmentally sensitive resource lands as set
forth in the Township's Open Space Plan, including provisions for
reasonable incentives to create a greenway system for the benefit
of present and future residents;
(f)
To implement adopted land use, transportation and community
policies, as identified in the Township's Master Plan;
(g)
To protect areas of the Township's with productive agricultural
soils for continued or future agricultural use by conserving blocks
of land large enough to allow for efficient farm operations;
(h)
To create neighborhoods with direct visual access to open space,
with amenities in the form of neighborhood open space, and with a
strong neighborhood identity;
(i)
To provide for the conservation and maintenance of open space
within the Township to achieve the above-mentioned purposes and for
active and/or passive recreational use by residents;
(j)
To provide options for landowners in order to minimize impacts
on farming and environmental resources (sensitive lands such as wetlands,
floodplain and step slopes) and disturbance of natural or cultural
features such as mature woodlands, hedgerows and tree lines, critical
wildlife habitats, historic buildings and fieldstone walls;
(k)
To provide standards reflecting the varying circumstances and
interests of individual landowners, and the individual characteristics
of their properties; and
(l)
To conserve scenic views and elements of the Township's rural
character, and to minimize perceived density, by minimizing views
of new development from existing roads.
(2)
In order to achieve these purposes, this section provides for flexibility
in designing new residential subdivisions in the R-2 Residential District
by allowing one form of conservation zoning based upon the maximum
number of DUs (dwelling units) as determined by a conventional zoning
"by-right" development:
(a)
Option 1: neutral density and basic conservation, providing
for residential uses at the density permitted by the underlying R-2
Zoning District. Greenway lands shall comprise at least half the tract.
(b)
Option 2: conventional lotting. In addition to the above preferred
option for subdivision, Option 2, conventional lotting, at a minimum
lot size of 1.5 acres, is permitted.
B.
Use regulations.
(1)
Principal uses. In the R-2 District, no building or premises shall
be used and no building shall be erected or altered which is arranged,
intended or designed to be used, except for one or more of the following
uses: all principal and accessory uses permitted in the 5A District.
(2)
Conditional uses. In the R-2 District, the following uses may be
permitted as conditional uses:
(a)
Home occupations as part of a continued existing residential use may occur subject to the criteria governing such home occupations as contained in § 203-60.
(b)
Breweries, distilleries, and wineries subject to the criteria governing such uses as contained in § 203-77.
(c)
Public and private elementary, middle and high schools, subject
to the requirements of the minimum lot sizes as established by the
New Jersey State Department of Education for school facilities, and
subject further to the following:
(d)
Water storage tank or tower, water reservoir, waste or sewer
pumping station and water or sewage treatment plant, 400 square feet
or greater in size, subject to the following special requirements:
[1]
Project shall be designed to be structurally compatible and
in keeping with the architectural character of the neighborhood in
which it is to be located.
[2]
Project shall be in keeping with the Master Plan or Utility
Master Plan of the Township.
[3]
Project shall conform with yard setbacks for the district in
which it is to be located.
(e)
Substation, electric, and gas facilities, and all other public
utilities, 400 square feet or greater in size, subject to the following
requirements:
(3)
Accessory buildings, including storage sheds, greenhouses, and other outbuildings, shall be subject to the following regulations, which shall supersede the requirements of § 203-59A in this district:
(a)
For lots less than three acres in size, the gross floor area
of any individual building shall not exceed 1,500 square feet, and
the total size of all accessory buildings shall not exceed 2% of the
lot area.
(b)
For lots of three acres or greater in size, the gross floor
area of any individual building shall not exceed 2% of the lot area,
and the total size of all accessory buildings shall not exceed 4%
of the lot area.
(c)
No accessory building shall be located within 10 feet of any
side or rear property line.
(d)
No accessory building shall be permitted between the front of
the building and the street line.
(e)
Each residential lot shall be allowed no more than two accessory
buildings.
(f)
No construction permit shall be issued for the construction
of an accessory building prior to the issuance of a construction permit
for the construction of the principal building or structure upon the
same premises.
(h)
The height of an accessory building shall not exceed 25 feet
or the height of the principal building, whichever is less.
C.
Bulk and area regulations. In order to achieve these purposes, this
section provides for flexibility in designing new residential subdivisions
in the R-2 Residential District by allowing one form of conservation
zoning based upon the number of DUs (dwelling units) as determined
by the conventional zoning "by-right" development:
|
Table of Options
| |||
|---|---|---|---|
|
Option Neutral Density/Basic Conservation
|
Option 2 Conventional Lotting
| ||
|
Density
|
65,340 SF/DU maximum gross density
|
65,340 SF/DU maximum gross density
| |
|
Lot size minimum with minimum lot width
|
21,780 SF 70 feet
|
65,340 SF or 1.5 acres 160 feet
| |
|
Open space
|
50%
|
No common open space
| |
|
Yards:
| |||
|
Front
|
30 feet
|
50 feet
| |
|
Side
|
10 feet; 30 feet between buildings
|
20 feet
| |
|
Rear
|
32 feet
|
30 feet
| |
|
Maximum building coverage
|
NA
|
10%
| |
|
Maximum impervious coverage
|
30% on each lot
|
30% on each lot
| |
|
Maximum building height
|
35 feet
|
35 feet
| |
(1)
Option 1: neutral density and basic conservation, providing for residential
uses at the density permitted by the underlying R-2 Zoning District
and the following:
(a)
A neutral density/basic conservation development must consist
of at least one tract of land without any intervening roads, with
each tract containing not less than 10 acres. When a tract of land,
less than 10 acres, is contiguous to existing open space and would
contribute to the fulfillment of the Township's Open Space Plan, the
approving Joint Land Use Board may consider a variance to this provision.
(c)
Minimum required greenway land. The subdivision must include
at least 50% of the gross tract area as greenway land. Greenway land
shall not be used for residential lots.
(d)
Greenway land shall be devoted to farming conservation, open
space, municipal and/or recreational purposes. In no case shall less
than 50% of the greenway land area be devoted to upland area.
(e)
Active recreational facilities shall be provided, subject to
the review and approval of the Joint Land Use Board. Such recreational
facilities may be jointly provided by two or more developers within
the R-2 Zone with convenient access to all users, provided that the
facility and/or recreational area shall equal the recreational requirements
of the participating properties. The location of such recreational
facilities shall be carefully planned to provide privacy for the users
and to avoid problems of noise, lighting and similar nuisances which
might interfere with the use and enjoyment by residents of the development.
(f)
The Joint Land Use Board shall require such grading, drainage,
planting, walkways, fencing, roadways, lighting and such other improvements
in the greenway land as shall be necessary to enhance the intended
open space and recreational uses or accept a contribution in lieu
of making such improvements.
(g)
Minimum lot area: 21,780 square feet.
(h)
Minimum lot width at building line: 70 feet.
(i)
Minimum street/frontage: 25 feet.
(j)
Yard regulations. The builder or developer is urged to consider
variations in the principal building position and orientation, but
shall observe the following minimum standards:
(k)
Maximum impervious coverage: 30% limit on each lot.
(l)
Maximum height regulations: 35 feet.
(m)
Density determination for Option 1: yield plan approach. The
determination of density or maximum number of permitted dwelling units
shall be based upon a yield plan. Yield plans shall meet the following
requirements:
[1]
Yield plans must be prepared as conceptual layout plans in accordance
with the standards of the Subdivision of Land Ordinance,[1] containing proposed lots, streets, rights-of-way and other
pertinent site features. Yield plans must be a realistic layout, based
upon a field survey, that meets all zoning district regulations and
all bulk and area regulations for the underlying residential district(s)
in which the tract is located. The yield plan must reflect a development
pattern that could actually be built, delineating the presence of
wetlands, floodplains, steep slopes, existing easements or encumbrances
and, if unsewered, the suitability of soils for subsurface sewage
disposal. When a tract of land has two (or more) underlying zoning
designations according to the Zoning Map of the Township, the yield
plan must be designed to the requirements of the underlying zoning
for each zone. The yield plan must reflect the developer's plan should
the Township choose not to grant the option of conservation zoning
and instead require the developer to design the subdivision based
upon the conventional zoning in place as reflected in Option 2.
[2]
The dimensional standards of Option 2, conventional zoning,
shall be used in the development of yield plan for Option 1 subdivisions.
The yield plan must identify the site's primary and secondary resources,
as identified in the existing resources/site analysis plan (required
in the Site Plan Review and Subdivision of Land Ordinances[2]), and demonstrate that the primary resources could be
successfully absorbed in the development process without disturbance.
[3]
On sites not served by central sewage disposal, density shall
be further determined by evaluating the number of homes that could
be supported by septic systems on conventional lots. Based on the
primary and secondary resources, identified as part of the inventory
and analysis, and observations made during an on-site visit of the
property, the Joint Land Use Board shall select a 10% sample of the
lots considered to be marginal for on-lot sewage disposal. The applicant
shall be required to provide evidence that these lots meet the standards
for an individual septic system. Should any of the lots in a sample
fail to meet the standard for individual septic system design, those
lots shall be deducted from the yield plan and a second 10% sample
shall be selected by the Joint Land Use Board and tested for compliance.
This process shall be repeated until all lots in a given sample meet
the standard for an individual septic system design.
[4]
Stormwater management facilities, including, but not limited
to, detention and retention basins, shall be included on the yield
plan. In no case shall the total area and volume for stormwater management
facilities shown on the yield plan be less than that shown on the
cluster plan.
(n)
Design standards for Option 1.
[1]
House lots shall not encroach upon primary conservation areas as identified in § 203-72, and their layout shall respect secondary conservation areas as described in both the Zoning Ordinance and in the Site Plan and Subdivision Review Ordinances.
[2]
All new dwelling units shall meet the following requirements:
[a]
Minimum setback from all external road rights-of-way:
100 feet.
[b]
Minimum setback from all other tract boundaries:
50 feet.
[c]
Minimum setback from cropland or pasture land:
150 feet.
[d]
Minimum setback from preserved farms (preserved
farms through the SADC program, the county program, or through the
Township's TDR program): 300 feet.
[e]
Minimum setback from buildings or barnyards housing
livestock: 300 feet.
[f]
Minimum setback from active recreation areas such
as courts or playing fields (not including tot-lots): 150 feet.
[4]
House lots shall be accessed from interior streets, rather than
from roads bordering the tract.
(2)
Option 2: conventional lotting. In addition to the above preferred
option for subdivision, Option 2, conventional lotting, at a minimum
lot size of two acres, is also permitted.
(a)
A minimum lot area of 65,340 square feet.
(b)
A minimum lot width of 160 feet.
(c)
A front yard setback of 50 feet.
(d)
A rear yard setback of 30 feet.
(e)
A minimum side yard setback of 20 feet.
(f)
New dwelling setbacks:
[1]
From all external road rights-of-way: 100 feet.
[2]
From all other tract boundaries: 50 feet.
[3]
From cropland or pasture land: 150 feet.
[4]
From preserved farms (preserved farms through the (SADC program,
the county program, or through the Township's TDR program: 300 feet.
[5]
From buildings or barnyards housing livestock: 300 feet.
[6]
From active recreation areas such as courts or playing fields
(not including tot-lots): 150 feet.
[Amended 8-1-2005 by Ord. No. 2005-25; 7-23-2007 by Ord. No.
2007-26; 10-27-2008 by Ord. No. 2008-19]
A.
Intent.
(1)
The intent of the R-3 Residential District is to provide
appropriate regulations for the preservation of agriculture, natural
resources, scenic vistas and the rural landscape of Woolwich Township,
along with the development of moderate-density single-family detached
dwellings and other permitted uses in portions of the Township which
are located within the existing public sewer service area, as of 2004,
but which are not part of any planned unit development. Where public
sewer is unavailable, the regulations of the R-2 Residential District
shall apply. The Township is offering three development options in
the R-3 District. Option 1 is encouraged as the means to best maintain
the rural character while preserving open space and natural resources
in the R-3 District. In conformance with the MLUL, the purposes of
Options 1, 2 and 3 are as follows:
[Amended 5-21-2018 by Ord. No. 2018-07]
(a)
To conserve farmland and open space, including
those areas containing unique and sensitive natural features such
as woodlands, steep slopes, streams, floodplains and wetlands, by
setting them aside from development;
(b)
To provide greater design flexibility and efficiency
in the design of services and infrastructure, including the opportunity
to reduce length of roads, utility runs, and the amount of paving
required for residential development;
(c)
To reduce erosion and sedimentation by the retention
of existing vegetation and the minimization of development on steep
slopes;
(d)
To provide for a diversity of lot sizes and
housing choices to accommodate a variety of age and income groups,
and residential preferences, so that the community's population diversity
will be maintained;
(e)
To implement adopted municipal policies to conserve
a variety of irreplaceable and environmentally sensitive resource
lands as set forth in the Township's Open Space Plan, including provisions
for reasonable incentives to create a greenway system for the benefit
of present and future residents;
(f)
To implement adopted land use, transportation,
and community polices, as identified in the Township's Master Plan;
(g)
To protect areas of the Township with productive
agricultural soils for continued or future agricultural use, by conserving
blocks of land large enough to allow for efficient farm operations;
(h)
To create neighborhoods with direct visual access
to open space, with amenities in the form of neighborhood open space,
and with a strong neighborhood identity;
(i)
To provide for the conservation and maintenance
of open space within the Township to achieve the above-mentioned purposes
and for active and/or passive recreational use by residents;
(j)
To provide options for landowners in order to
minimize impacts on farming and environmental resources (sensitive
lands such as wetlands, floodplains, and steep slopes) and disturbance
of natural or cultural features such as mature woodlands, hedgerows
and tree lines, critical wildlife habitats, historic buildings, and
fieldstone walls;
(k)
To provide standards reflecting the varying
circumstances and interests of individual landowners, and the individual
characteristics of their properties; and
(l)
To conserve scenic views and elements of the
Township's rural character, and to minimized perceived density, by
minimizing views of new development from existing roads.
(2)
In order to achieve these purposes, this section provides
for flexibility in designing new residential subdivisions in the R-3
Residential District by allowing one form of conservation zoning based
upon the maximum number of DUs (dwelling units) as determined by a
conventional zoning "by-right" development:
(a)
Option 1: neutral density and basic conservation:
providing for residential uses at the density permitted by the underlying
R-3 Zoning District. Greenway lands shall comprise at least half the
tract.
(b)
Option 2: conventional lotting. In addition
to the above preferred options for subdivision, Option 2, conventional
lotting, at a minimum lot size of 20,000 square feet, is also permitted.
(c)
Option 3: The underlying density of the parcel would be eliminated
and the parcel would serve as a receiving area for a density transfer
from the PUD Planned Unit Development District.
[Added 5-21-2018 by Ord.
No. 2018-07]
B.
Use regulations.
(1)
Principal uses. In the R-3 District, no building or
premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used, except for one
or more of the following uses: all principal and accessory uses permitted
in the 5A District.
(2)
Conditional uses. In the R-3 District, the conditional
uses as permitted in the R-1 District are allowed.
(3)
Accessory buildings, including storage sheds, greenhouses, and other outbuildings, shall be subject to the following regulations, which shall supersede the requirements of § 203-59A in this district:
(a)
The gross floor area of any individual building
shall not exceed 400 square feet, and the total size of all accessory
buildings shall not exceed 2% of the lot area.
(b)
No accessory building shall be located within
10 feet of any side or rear property line.
(c)
No accessory building shall be permitted between
the front of the building and the street line.
(d)
No construction permit shall be issued for the
construction of an accessory building prior to the issuance of a construction
permit for the construction of the principal buildings or structure
upon the same premises.
(e)
An accessory building shall not be located in any required buffer area (see § 163-42), certain easements (see § 145-58) and/or drainage right-of-way.
(f)
The height of an accessory building shall not
exceed 20 feet or the height of the principal building, whichever
is less.
C.
Bulk and area regulations. In order to achieve these
purposes, this section provides for flexibility in designing new residential
subdivisions in the R-3 Residential District by allowing one form
of conservation zoning based upon the number of DUs (dwelling units)
as determined by the conventional zoning "by-right" development:
[Amended 5-21-2018 by Ord. No. 2018-07]
|
Table of Options
| ||||
|---|---|---|---|---|
|
Option Neutral Density/Basic Conservation
|
Option 2 Conventional Lotting
|
Option 3 Density Transfer Option
| ||
|
Density
|
20,000 SF/DU
|
20,000 SF/DU maximum gross density
|
Not applicable due to density transfer
| |
|
Lot size minimum with minimum lot width
|
8,000 SF 60 feet
|
20,000 SF 70 feet
|
6,500 SF 60 feet
| |
|
Open space
|
40%
|
No common open space
|
No required common open space
| |
|
Yards:
| ||||
|
Front
|
30 feet
|
35 feet
|
25 feet
| |
|
Side
|
10 feet; 20 feet between buildings
|
20 feet
|
5 feet minimum on one side and a minimum of 15 feet aggregate
| |
|
Rear
|
35 feet
|
50 feet
|
20 feet
| |
|
Maximum building coverage
|
NA
|
15%
|
35%
| |
|
Maximum impervious coverage
|
40% on each lot
|
40% on each lot
|
Same as the contiguous sections of the PUD District
| |
|
Maximum building height
|
35 feet
|
35 feet
|
35 feet
| |
(1)
Option 1: neutral density and basic conservation,
providing for residential uses at the density permitted by the underlying
R-1 Zoning District and the following:
(a)
A neutral density/basic conservation development
must consist of at least one tract of land without intervening roads
with each tract of land containing not less than 10 acres. When a
tract of land, less than 10 acres in area, is contiguous to existing
open space and would contribute to the fulfillment of the Township's
Open Space Plan, the approving Joint Land Use Board may consider a
variance to this provision.
(b)
Minimum required greenway land. The subdivision
must include at least 40% of the gross tract area as greenway land.
(d)
Greenway land shall be devoted to farming conservation,
open space, municipal and/or recreational purposes. In no case shall
less than 50% of the greenway land area shall be provided to upland
area.
(e)
Active recreational facilities shall be provided,
subject to the review and approval of the Joint Land Use Board. Such
recreational facilities may be jointly provided by two or more developers
within the R-3 Zone with convenient access to all users, provided
that the facility and/or recreational area shall equal the recreational
requirements of the participating properties. The location of such
recreational facilities shall be carefully planned to provide privacy
for the users and to avoid problems of noise, lighting and similar
nuisances which might interfere with their use and enjoyment by residents
of the development.
(f)
The Joint Land Use Board shall require such
grading, drainage, planting, walkways, fencing, roadways, lighting
and such other improvements in the greenway land as shall be necessary
to enhance the intended open space and recreational uses or accept
a contribution in lieu of making such improvements.
(g)
Minimum lot area: 8,000 square feet.
(h)
Minimum lot width at building line: 60 feet.
(i)
Minimum street frontage: 25 feet.
(j)
Yard regulations. The builder or developer is
urged to consider variations in the principal building position and
orientation, but shall observe the following minimum standards:
(k)
Maximum impervious coverage: 40% limit on each
lot.
(l)
Maximum height regulations: 35 feet.
(m)
Density determination for Option 1: yield plan
approach. The determination of density or maximum number of permitted
dwelling units shall be based upon a yield plan. Yield plans shall
meet the following requirements:
[1]
Yield plans must be prepared as conceptual layout
plans in accordance with the standards of the Subdivision of Land
Ordinance,[1] containing proposed lots, streets, rights-of-way, and
other pertinent site features. Yield plans must be a realistic layout,
based upon a field survey, that meets all zoning district regulations
and bulk and area regulations for the underlying residential district(s)
in which the tract is located. The yield plan must reflect a development
pattern that could actually be built, delineating the presence of
wetlands, floodplains, steep slopes, existing easements or encumbrances
and, if unsewered, the suitability of soils for subsurface sewage
disposal. When a tract of land has two (or more) underlying zoning
designations according to the Zoning Map of the Township, the yield
plan must be designed to the requirements of the underlying zoning
for each zone. The yield plan must reflect the developer's plan should
the Township choose not to grant the option of conservation zoning
and instead require the developer to design the subdivision based
upon the conventional zoning in place as reflected in Option 2.
[2]
The dimensional standards of Option 2, conventional
zoning, shall be used in the development of yield plans for Option
1 subdivisions. The yield plan must identify the site's primary and
secondary resources, as identified in the existing resources/site
analysis plan (required in the Site Plan Review and Subdivision of
Land Ordinances[2]), and demonstrate that the primary resources could be
successfully absorbed in the development process without disturbance.
[3]
On sites not served by central sewage disposal,
as stated above, R-2 zoning applies.
[4]
Stormwater management facilities, including,
but not limited to, detention and retention basins, shall be included
on the yield plan. In no case shall the total area and volume for
stormwater management facilities shown on the yield plan be less than
that shown on the cluster plan.
(n)
Design standards for Option 1.
[1]
House lots shall not encroach upon primary conservation areas as identified in § 203-72, and their layout shall respect secondary conservation areas as described in both the Zoning Ordinance and in the Site Plan and Subdivision Review Ordinances.
[2]
All new dwelling units shall meet the following
setback requirements:
[a]
Minimum setback from all external
road rights-of-way: 60 feet.
[b]
Minimum setback from all other
tract boundaries: 25 feet.
[c]
Minimum setback from cropland or
pasture land: 100 feet.
[d]
Minimum setback from preserved
farms (preserved farms through the SADC program, the county program
or through the Township's TDR program): 200 feet.
[e]
Minimum setback from buildings
or barnyards housing livestock: 200 feet.
[f]
Minimum setback from active recreation
areas such as courts or playing fields (not including tot-lots): 150
feet.
[4]
House lots shall be accessed from interior streets,
rather than from roads bordering the tract.
(2)
Option 2: conventional lotting. In addition to the
above preferred option for subdivision, Option 2, conventional lotting,
at a minimum lot size of 20,000 square feet, is also permitted.
(a)
A minimum lot area of 20,000 square feet.
(b)
A minimum lot width of 100 feet.
(c)
A front yard setback of 35 feet.
(d)
A rear yard setback of 25 feet.
(e)
Minimum side yard setbacks of 15 feet.
(f)
New dwelling setbacks:
[1]
From all external road rights-of-way: 60 feet.
[2]
From all other tract boundaries: 25 feet.
[3]
From cropland or pasture land: 100 feet.
[4]
From preserved farms (preserved farms through
the SADC program, the county program, or though the Township's TDR
program): 200 feet.
[5]
From buildings or barnyards housing livestock:
200 feet.
[6]
From active recreation areas such as courts
or playing fields (not including tot-lots): 100 feet.
(3)
Option 3: PUD Density Transfer Option. Any parcel with a minimum acreage of 25 acres bounded on three sides by portions of the Weatherby PUD Planned Unit Development District and not within the Weatherby General Development Plan shall be eligible for the density transfer option (eligible parcel). Under this option, single-family detached dwellings shall be the permitted use subject to the bulk and area regulations of § 203-45C.
(a)
The density transfer required to enable this development option
shall be achieved by shifting a portion of the units permitted by
the Weatherby PUD to an eligible parcel outside the boundaries of
the PUD.
(b)
The combined development of the parcel receiving the density
transfer and the Weatherby PUD shall not exceed the 4,500 residential
units authorized by the existing Weatherby General Development Plan
approval.
(c)
The development impacts for the eligible parcels shall be managed
through the mechanisms otherwise applied to the Weatherby development
although the eligible parcels shall not be included within or subject
to the General Development Plan approval.
(d)
The zoning requirements and conditions of the R-3 District applicable
to properties developed under Options 1 and 2 shall not be applicable
to parcels developed under Option 3.
[Amended 8-20-2018 by Ord. No. 2018-13]
The intent in establishing the Conservation District is to recognize
and maintain the environmentally sensitive lands, open space, and
animal habitats by limiting development in these zoned areas.
A.
Use regulations.
(1)
Principal uses. In the Conservation District, no building or premises
shall be used and no building shall be erected or altered which is
arranged, intended or designed to be used, except for one or more
of the following uses:
B.
C.
Special requirements.
(1)
No parking of any vehicle shall be permitted upon any roads or streets
within the district.
(2)
No junk cars or abandoned vehicles shall be stored or permitted upon
any lot, road or street.
(3)
Removal of topsoil from any lot is prohibited.
(4)
Accessory buildings, including storage sheds, greenhouses, and other outbuildings, shall be subject to the following regulations, which shall supersede the requirements of § 203-59A in this district.
(a)
The gross floor area of any building shall not exceed 2% of
the lot area, and the total size of all accessory buildings shall
not exceed 4% of the lot area.
(b)
No accessory building shall be located within 15 feet of any
side or rear property line.
(c)
No accessory building shall be permitted between the building
line and the street line.
(d)
The height of an accessory building shall not exceed 25 feet
or the height of the principal building, whichever is less.
The intent of this section is to implement the
terms of the settlement of a case entitled “Woolwich Adult LLC
v Woolwich Township, et al., Docket No. 413-01.” The PAC District
will provide an opportunity to develop integrated residential communities
on large tracts of land that are situated at locations convenient
to shopping. Planned adult communities are intended for occupancy
by households in which at least one member of the household is age
55 or older, and no permanent member of the resident household is
age 18 or less. Said developments are also intended to offer a full
range of recreational opportunities consistent with the lifestyle
of its residents and developed as part of a well-planned development.
It is the further intent of this article to promote the long-term
health, safety and welfare of the public by promoting greater variety
and flexibility in the uses permitted within a planned development
than would otherwise be permitted, and likewise it will advance the
principles of smart growth. The Township Committee finds that such
variety and flexibility will accomplish comparatively greater benefits
to residents, will protect the natural environment and enhance the
provision of public services and facilities. A planned adult community
will provide opportunities for senior citizen housing construction,
which is a specific purpose of zoning. The planned adult community
is intended to permit the development of a balanced community with
a range of densities, recreational facilities and related uses, while
preserving a significant amount of public and common open space.
A.
Use regulations.
(1)
Principal and accessory uses. In the PAC District,
no building or premises shall be used and no building shall be erected
or altered which is arranged, intended or designed to be used, except
for one or more of the following uses: all principal and accessory
uses permitted in the 5A District. In addition, townhouses or multifamily
apartment buildings affordable to low- and moderate-income households,
as defined by the Council on Affordable Housing, shall be permitted,
as well as the following accessory uses:
(a)
Golf courses.
(b)
Clubhouses with restaurants, catering facilities,
and retail shops related to the golf course and associated recreational
facilities, or planned adult community including, but not limited
to, swimming poo1s, tennis courts, and practice ranges.
(c)
Community centers associated with the planned
adult community and usual and customary accessory uses thereto.
(d)
Community gardens.
(2)
Conditional uses. All conditional uses permitted in
the R-l Residence District and the following additional uses that
may be permitted as conditional uses.
B.
Bulk and area regulations.
(1)
Minimum tract area: 200 acres.
(2)
(3)
Multifamily apartment buildings.
(a)
All units must be affordable to low- and moderate-income
households and must meet all applicable criteria necessary to render
the units creditworthy including, but not limited to, bedroom mix,
the 50/50 low- and moderate-income housing split, phasing, affirmative
marketing, and other applicable laws as set forth in Mount Laurel
II, 92 N.J. 158 (1983) and its progeny, the Fair Housing Act (N.J.S.A.
52:27D-301 et seq.), the regulations of the New Jersey Council on
Affordable Housing (COAH) and other applicable laws.
(b)
A fifty-foot perimeter setback from public streets and property lines shall be required on all sides of the apartment portion of the development. This perimeter setback shall be occupied by a thirty-five-foot landscaped buffer, as provided for by §§ 203-68 and 203-69, and shall not be encroached upon by any accessory buildings or structure, other than fences and walls, or by any off-street parking or loading facility.
(d)
Maximum building height: 35 feet.
(4)
Townhouses.
(a)
All units must be affordable to low- and moderate-income
households and must meet all applicable criteria necessary to render
the units creditworthy including, but not limited to, bedroom mix,
the 50/50 low- and moderate-income housing split, phasing, affirmative
marketing, and other applicable laws as set forth in Mount Laurel
II, 92 N.J. 158 (1983) and its progeny, the Fair Housing Act (N.J.S.A.
52:27D-301 et seq.), the regulations of the New Jersey Council on
Affordable Housing (COAH) and other applicable laws.
(c)
Minimum lot width (fee simple ownership): 26
feet.
(d)
Minimum unit width: 24 feet.
(e)
Maximum building height: 35 feet.
(5)
Trash disposal areas shall be enclosed, and the enclosure
shall be of a material, the color and texture of which is consistent
with that of the principal buildings.
(6)
Pedestrian access shall be provided to the rear of
all townhouse units.
(7)
Storage units for each dwelling unit shall be designed
by the developer as an integral part of each building or privacy fence.
Freestanding accessory storage buildings are prohibited.
(8)
There shall be no unbroken building plane in excess
of 100 feet without a change of building plane of not less than two
feet.
(9)
Maximum gross density, based upon the area of the
PAC, the accessory uses and their associated lands, and the area of
the golf course: four dwelling units/acre.
(10)
Preservation of open space. In the PAC district
a minimum of 50% of the tract area shall be preserved as open space
but this area may include the golf course in addition to common open
space and drainage basins reserved for the residents of the development.
At least 10% of the required open space shall be reserved for resident
use. Resident open space shall be free from environmental constraints
and shall be distributed through each section of the PAC development.
(11)
All development in the PAC District shall be
connected to public sewer and water systems, and said connection shall
be mandatory if public sewer and water lines exist within 500 linear
feet of the closest lot line. In the event that public sewer and water
is unavailable within a distance of 500 feet from the tract boundary,
or if the property in question does not meet the minimum tract requirement
for this district, the development regulations of the R-2 Residence
District shall apply.
(12)
An essential and nonseverable condition of any
right to develop in the PAC zone shall be complete compliance with
the settlement agreement for Woolwich Adult LLC v Woolwich Township,
et al., Docket No. 413-01.
[Amended 6-7-2010 by Ord.
No. 2010-14; 7-19-2010 by Ord. No. 2010-16; 8-20-2018 by Ord. No. 2018-13]
A.
Intent.
(1)
The PUD Planned Unit Development District is specifically designed
to implement the intent and purpose of the general development plan
as approved in 1998 by the Planning Board for the Weatherby Planned
Unit Development. It provides for a mixture of dwelling types as well
as nonresidential uses, which are defined within the Weatherby Commercial
Zoning Overlay. This overlay is intended to apply to the area designated
as "town center" within the Weatherby General Development Plan. This
area is expected to provide opportunities for community-level rather
than regional commercial uses, serving the needs of Weatherby and
nearby neighborhoods. It is also intended to apply to certain out-parcels
that are adjacent to, but not part of, the Weatherby Planned Unit
Development. It is recognized that the exact location of the commercial
overlay may be adjusted, with the approval of the Planning Board,
and the applicability of the overlay to out-parcels is intended to
be flexible as the boundaries of the commercial overlay within Weatherby
are adjusted.
(2)
It is the further intent of this article to promote the long-term
health, safety and welfare of the public by promoting greater variety
and flexibility in the uses permitted within a development than would
otherwise be permitted under any one designation permitted under this
chapter and to advance the principles of smart growth. The Township
Committee finds that such variety and flexibility will accomplish
comparatively greater benefits to residential and nonresidential users,
the natural environment and public services and facilities. A planned
development is intended to permit the development of a balanced community
comprised of residential uses and, under certain circumstances, nonresidential
uses, with a range of densities, recreational facilities and related
uses, while preserving a significant amount of public and common open
space. It is intended that planned developments will encourage the
consolidation of residential and nonresidential development in sectors
of the Township where existing or anticipated roads and utility services
can best accommodate development and will offer increased design flexibility
in order that entire parcels of land may be developed in a comprehensive
manner and sequence throughout the life of the development. This district
is intended to achieve the following public objectives:
(a)
To offer a variety of housing types.
(b)
To preserve and enhance open space and natural resources of
all types, for both passive and active recreation purposes.
(c)
To permit a greater mixture of compatible residential and nonresidential
land uses in areas designated by the Weatherby General Development
Plan approval.
(d)
To promote creativity and innovation in the design process.
(e)
To create opportunities for efficient creation of infrastructure
and utilities by means of clustering of development, careful site
planning and construction phasing, and attaining market economies
of scale in project size.
(f)
To minimize traffic impacts through the implementation and development
of appropriate design standards as required by specific on-site conditions.
(g)
To insure permanent buffering from other land uses and development
abutting the site.
(3)
Due consideration shall be given in the design of all planned unit
developments to each constituent element of an open space system,
including environmentally and ecologically sensitive areas, usable
open space, other common areas, special scenic amenities and views
from the road. To the greatest extent possible, dwellings and other
buildings and structures should be placed in tight clusters set in
the distance beyond expanses of open fields and visually softened
by surrounding trees and plantings.
B.
Use regulations.
(1)
Residential uses.
(a)
A maximum of 4,500 dwelling units shall be permitted, as specified
in the Weatherby General Development Plan. These uses may include
single-family detached dwellings, duplex, triplex and zero-lot line
dwellings, multifamily dwellings and townhouses (patio homes).
(b)
Ten percent of these units shall be provided as age-restricted
dwellings, with occupancy limited to households in which at least
one member of the household is age 55 or older and in which no members
are age 18 or younger.
(c)
Residential uses shall be provided in strict conformity with
the Weatherby General Development Plan although the location of residential
subdivisions may be altered upon approval of the Planning Board, and
provided further that the total number of permitted dwelling units
is not increased.
(d)
A minimum of 101 affordable housing units shall be constructed,
as specified in the Weatherby General Development Plan. All such units
must be affordable to low- and moderate-income households in accordance
with the income and bedroom mixes established in the regulations of
the Council of Affordable Housing that were in effect at the time
of general development plan approval. The affordable units shall also
be subject to all other regulations of the Council on Affordable Housing
including controls on affordability, affirmative marketing, and monitoring.
(e)
Agricultural activities may be maintained in all or part of
any lands, including required open space, within the Weatherby PUD.
(f)
Recreation facilities, including but not limited to swimming
pools, tennis courts and similar facilities for the use of the residents
of the development and the Township. Recreation facilities may include
a multipurpose community building in any development.
(g)
Necessary public utilities and services.
(h)
Accessory uses and accessory buildings customarily incidental
to the above use.
(2)
Nonresidential uses.
(a)
Nonresidential uses on land owned by Summit Ventures or its
successors and shall be generally located within the areas designated
as the Weatherby Commercial Overlay and the town center area shown
in the Weatherby General Development Plan.
(b)
The specific boundaries of the Weatherby Commercial Overlay
may be adjusted, with the approval of the Planning Board, provided
that the total acreage provided for in the GDP is not exceeded.
(c)
Where out-parcels or groups of out-parcel land, not owned by
Summit Ventures or its successors, are surrounded by the Weatherby
Commercial Overlay on a minimum of three sides, or on two sides in
the case of a corner property, the provisions of the commercial overlay
shall be applicable to said parcels. This benefit runs exclusively
with the location of the Weatherby Commercial Overlay and shall be
controlled by any adjustment to the boundaries of the Weatherby Commercial
Overlay, as approved by the Planning Board.
(d)
Within the Weatherby Commercial Overlay, one or more of the
following uses are permitted:
[1]
Offices for administrative, executive, professional, business
sales and similar uses, the normal attributes of which do not involve
the storage, exchange or delivery of merchandise on the premises,
except as permitted herein. Within an individual office building,
up to 10% of the gross floor area may be devoted to supporting commercial
enterprises that are intended primarily for the convenience of those
working in the building, provided that such uses are accessed only
from within the office building. Such uses may include convenience
stores, eating establishments, food specialty stores, branch banks
and newsstands.
[2]
Medical and dental clinic.
[3]
Retail sales and services, including newspapers, gifts, novelties,
tobacco products, drugs, food, clothing, spirits, confections, florist
items, books and specialty merchandise, including convenience stores
and supermarkets.
[Amended 4-6-2020 by Ord. No. 2020-07; 5-18-2020 by Ord. No. 2020-10]
[4]
Personal service businesses, such as insurance, travel and banking.
[5]
Restaurants and fast-food restaurants.
[6]
Hotels.
[7]
Theaters for motion pictures or live performances.
[8]
Public transportation stations and shelters.
[9]
Single-family detached dwellings, single-family semidetached,
single-family attached, single-family and multifamily dwellings.
[10]
Parks, playgrounds, tot-lots and open spaces.
[11]
Public and commercial garages.
[12]
Amusement, recreation and leisure uses.
[13]
Funeral homes and mortuaries.
[14]
Shopping centers.
[15]
Convenience and community commercial facilities.
[16]
Accessory uses and accessory buildings incidental
to the above permitted principal uses.
[17]
Agriculture and horticulture, including farm markets
located on and operated in conjunction with farm property qualifying
for farmland assessment.
[18]
Any use of the same general character as the above
permitted uses.
(e)
The following are permitted as conditional uses:
[2]
Public libraries and museums subject to:
[a]
Location of access driveways, landscaping and site
plan design are compatible with the neighborhood in which it is to
be located.
[b]
No building or part thereof or any parking or loading
area shall be located nearer than 50 feet to any street line or lot
line.
[c]
A site plan in accordance with the Woolwich Township
site plan requirements submitted to the Planning Board pursuant to
its conditional use review authority (N.J.S.A. 40:55D-67).
[3]
Church or other place of worship subject to:
[a]
Location of access driveways, landscaping and site
plan design being compatible with the neighborhood in which it is
to be located.
[b]
No building or part thereof or any parking or loading
area shall be located nearer than 50 feet to any street line or lot
line.
[c]
A parish house, rectory or parsonage, which shall
conform to the requirements for a single-family, detached dwelling.
[d]
A site plan in accordance with the Woolwich Township
site plan requirements submitted to the Planning Board pursuant to
its conditional use review authority (N.J.S.A. 40:55D-67).
[e]
Sewerage disposal and water supply facilities in
accordance with all relevant requirements of the New Jersey Department
of Environmental Protection and the Gloucester County Health Department
codes. This requirement shall apply to all proposed methods, including
joint or individual septic systems, on-lot package treatment plants,
joint or individual groundwater supply, connection by special permission
to public systems outside of the Township or to public systems, etc.
[4]
Utility facilities, including telephone, water, sewer, electricity
and gas 400 square feet or greater in size pursuant to the following:
[a]
Project is designed to be structurally compatible
and in keeping with the architectural character of the neighborhood
in which it is to be located.
[b]
Project is in keeping with the Master Plan or Utility
Master Plan of the Township.
[c]
Project conforms with yard setbacks for the district
in which it is to be located.
[e]
Substation, electric and gas facilities, and all
other public utilities, 400 square feet or greater in size, subject
to the following requirements:
[i]
No storage of materials and trucks and no repair
facilities or housing of repair crews, except within completely enclosed
buildings.
[f]
Transmission lines, transmitting and receiving
antennae or aerials, subject to the following special requirements:
[6]
Accessory uses and accessory buildings customarily incidental
to the above use.
(g)
Mixed uses within the same building. In any planned unit development,
residential and nonresidential uses shall be permitted within the
same structure, provided that the first floor is entirely devoted
to nonresidential uses and the percentage of gross floor area within
the entire structure devoted to residential uses does not exceed 75%.
Residential and nonresidential uses shall not be permitted on the
same floor of a building unless such uses are:
C.
Bulk and area regulations.
(1)
(4)
Multifamily apartment buildings.
(a)
A fifty-foot perimeter setback from public streets and property lines shall be required on all sides of the apartment portion of the development. This perimeter setback shall be occupied by a thirty-five-foot landscaped buffer, as provided for by §§ 203-68 and 203-69, and shall not be encroached upon by any accessory buildings or structure, other than fences and walls, or by any off-street parking or loading facility.
(c)
Maximum building height: 35 feet.
(5)
Townhouses.
(a)
Minimum lot size: 2,100 square feet.
(b)
Minimum lot width: 20 feet.
(d)
Maximum building height: 35 feet.
(e)
Access. The planned unit development shall have direct access
to a state or federal highway or a road identified as a county road
on the Gloucester County Official Map or a road identified as an arterial
or major collector road on an official municipal map.
(f)
Public water and public sewer shall be required for all development
within the planned unit development and in adjacent areas covered
by the Weatherby Commercial Overlay. All development within the PUD
District shall be connected to public sewer and water systems, and
said connection shall be mandatory if public sewer and water lines
exist within 500 linear feet of the closest lot line. In the event
that public sewer and water is unavailable within a distance of 500
feet from the tract boundary, the lot shall be developed in accordance
with the standards found in the R-2 Residence District.
(g)
Common open space and required public facilities shall be provided
as required by the Weatherby General Development Plan.
(h)
The schedule of development shall be as specified in the Weatherby
General Development Plan.
(i)
The developer is encouraged to review its development schedule
with the Planning Board annually and may from time to time request
modifications to the development schedule. The Planning Board shall
hear all requests for amendments to the development schedule and may
waive or modify any portion of the schedule if, in the Board's opinion,
the developer has demonstrated that, due to local market or general
economic conditions, strict adherence to the schedule would result
in an undue economic burden on the development.
(j)
Open space dedication for sensitive areas. Designated on-site
sensitive areas, consisting of statutory wetlands, surface water and
floodplains, shall be required to be protected in perpetuity. Said
requirements shall be satisfied by any of the following means:
[1]
Dedication to and acceptance by the municipality, but the municipality
is under no duty or obligation to accept such a dedication.
[2]
Dedication to and acceptance by the state, county or to a duly
constituted conservation trust, if they so choose to accept.
[3]
Creation, approval and recording of conservation easements on
the development plans that are coterminous with, or encompassing of,
the sensitive areas, in addition to which there shall be placed upon
the deed reciprocal covenants or restrictions as a further measure
of protection.
The FOC Flexible Office Commercial District
is designed to encourage more intensive nonresidential uses along
the Route 322 corridor that adhere to strong design standards and
in which planned, innovative and integrated development is encouraged.
A flexible mix of permitted uses is allowed, including, office, light
industrial, and warehouse/distribution uses, subject to locational
standards found in this article.
A.
Use regulations.
(1)
Principal uses. In the FOC District, no building or premises shall
be used and no building shall be erected or altered which is arranged,
intended or designed to be used, except for one or more of the following
uses:
(b)
Offices for administrative, executive, professional, business
sales and similar uses.
(c)
Banks and other financial institutions.
(d)
Recreation facilities.
(e)
Business and household service uses including repair shops for
business equipment, appliances, and the shops of tradesmen such as
plumbers and electricians.
(f)
Warehouse and distribution uses, provided that they are located
at least 400 feet from the right-of-way of U.S. Route 322.
(g)
Light manufacturing and assembly operations, provided that they
are located at least 400 feet from the right-of-way of U.S. Route
322.
(h)
Public transportation stations and shelters.
(i)
Agriculture and horticulture, including farm markets.
(j)
Breweries, distilleries, and wineries.
(3)
Conditional uses. In the FOC District, the following uses may be
permitted as conditional uses:
(c)
Public libraries and museums subject to the following conditions:
[1]
Location of access driveways, landscaping and site plan design
being compatible with the neighborhood in which it is to be located.
[2]
No building or part thereof or any parking or loading area shall
be located nearer than 50 feet to any street line or lot line.
[3]
A site plan in accordance with the Woolwich Township site plan
requirements submitted to the Planning Board pursuant to its conditional
use review authority (N.J.S.A. 40:55D-67).
(d)
Utility facilities, including telephone, water, sewer, electricity
and gas 400 square feet or greater in size pursuant to the requirements
of § 203-39A(2)(e) and (f).
B.
Bulk and area regulations. Bulk standards are designed
to encourage the consolidation of smaller lots into larger tracts
and to promote integrated, planned development. Accordingly, bulk
and area standards are more restrictive for smaller parcels than for
larger tracts, and all area and bulk standards are controlled by the
minimum lot areas.
(1)
Minimum lot size: four acres, 10 acres, 25 acres.
(2)
Minimum lot width: 350 feet, 500 feet, 1,000 feet.
(4)
Maximum building coverage: 10%, 12%, 15%.
(5)
Maximum floor area ratio: 0.10, 0.12, 0.15.
(6)
Maximum impervious coverage: 50%, 60%, 70%.
(7)
Maximum building height, exclusive of parapet walls:
25 feet, 40 feet, 40 feet.
C.
Site development requirements. All proposed development shall comply with the applicable regulations set forth in Article VII of this chapter, Chapter 149, Site Plan Review, and Chapter 163, Subdivision of Land, and the following requirements:
[Amended 5-4-2015 by Ord.
No. 2015-05]
(2)
Industrial parks and office parks may have more than one freestanding
principal building on a lot, more than one principal permitted or
conditional use on a lot and more than one principal permitted or
conditional use in a building, provided that:
(3)
Along both principal and secondary frontage in a proposed development,
it is required that, at a minimum, sidewalks and street trees be installed
in accordance with municipal specifications and of an appropriate
and acceptable nature to the Planning Board. In the event that such
facilities are already present or are otherwise to be provided, the
Planning Board may require provision of other reasonable amenities
related to the establishment or improvement of a streetscape environment.
In all cases, provision of streetscape amenities that are beyond and
in addition to sidewalks and street trees (such as benches, grass
strips, planters, statues and other street furniture) shall be encouraged,
subject to Planning Board approval.
(4)
Where a development in the FOC District abuts any residential district, special buffering improvements shall be mandatory within required rear and/or side setbacks on the site. Said improvements shall be designed so as to significantly reduce visibility, noise, litter and (unlimited) pedestrian access and shall consist of combinations of any of the following, at the discretion of the Planning Board, as needed: dense plantings, including hedges, coniferous or broad-leaf evergreens; oversized earth berms; visually impermeable fences or walls; retention of natural vegetation; and retention of natural topographic features and watercourses. Buffers shall be in accordance with §§ 203-68 and 203-69. Buffers may occur in required yard areas, but the applicant's desire to place parking or drive aisles within the required buffer area shall not constitute grounds for zoning relief from this requirement.
(5)
All development in the FOC District shall be connected to public sewer and water systems when practical, and said connection shall be mandatory if public sewer and water lines exist within 500 linear feet of the closest lot line. In the event that public sewer and water is unavailable within a distance of 500 feet from the edge of the tract boundary closest to the available utility in question, a maximum lot coverage of 50% of the amount otherwise authorized by § 203-46B(5) shall be permitted.
(6)
New or upgraded public roadways shall meet local engineering/design standards and be dedicated to the municipality or other appropriate governmental jurisdiction. On-site driveways may be designated as site service drives and may be exempted from the preceding requirements, unless they are judged to carry volumes sufficient for the Planning Board to request their designation as public streets in accordance with Article VII, § 203-65. Curbing shall be required and curb cuts shall be designed so as to limit vehicular access in accordance with proper traffic engineering principles and the New Jersey Highway Access Code and, in doing so, promote traffic safety and efficiency of flow.
(7)
All parking areas and walkways shall be adequately illuminated for
security and safety purposes. The lighting plan in and around the
parking areas shall provide for non-glare lights focused downward.
All lighting shall be shown on the lighting plan in sufficient detail
to allow a determination of the effects upon adjacent properties,
traffic safety and overhead sky glow. The objective is to minimize
undesirable off-premises effects.
(8)
All rights-of-way as required by the Woolwich Township Master Plan,
by the County of Gloucester, or by the New Jersey Department of Transportation
(as applicable) shall be offered for dedication at the time of site
plan application.
(9)
Parking and loading. Parking and loading spaces shall be provided in accordance with the regulations set forth in Article IX of this chapter provided, however, that no parking shall be permitted in any required front yard. When adjacent to any residential use, loading areas shall be screened with walls to obscure their view from the adjacent lot.
D.
Kingsway Town Center and Commercial Overlay Districts.
[Added 12-20-2004 by Ord. No. 2004-02]
(1)
Intent.
(a)
It is the intent of this subsection to establish
an area within the FOC Zoning District where the most intensive commercial
shopping centers and office campuses can be concentrated, so that
the resulting potential for congestion can be more effectively controlled
by limiting their location to a carefully regulated area in close
proximity to the interchange of U.S. Highway 322 and Interchange 2
of the New Jersey Turnpike. Two such areas are identified on the Zoning
Map as the Kingsway Commercial Overlay and the Kingsway Town Center
Overlay.
(b)
The Kingsway Town Center is subject to special
regulations designed to encourage the creation of a pedestrian-oriented
central area within the Township that contains an integrated mix of
retail, office, and entertainment uses that can serve as a community
focal point. The Kingsway Town Center will encourage innovative planning
techniques, which will facilitate higher quality development that
is consistent with the recommendations in the Woolwich Township Master
Plan.
(c)
The Kingsway Commercial Overlay is intended
for higher-intensity retail, commercial and office uses that are more
oriented to customers, clients and employees who will arrive by automobile
and who are not expected to walk to a significant number of other
destinations within the development.
(d)
It is the goal of both component overlay areas
to provide incentives in the form of increased building coverage,
increased impervious coverage and increased floor area ratio to encourage
the implementation of the Township Master Plan and a conceptual "bubble
diagram-style" site plan submitted for the Kingsway Town Center and
Commercial Overlays as part of a settlement agreement between Woolwich
Township and Woolwich Adult LLC.
(e)
Kingsway Commercial and Town Center Overlays
will encourage a unified architectural and building scheme within
each section of the development, pedestrian-oriented walkways connecting
buildings within each section of the development, unified landscaping
and signage, coordinated storm drainage, and common open space areas.
Special regulations shall be mandated to create the desired visual
and practical results.
(f)
The provisions of the Kingsway Commercial and
Town Center Overlays shall apply only to those areas that are designated
as such on the Zoning Map which meet the minimum tract area standard
of this subsection.
(2)
Use regulations.
(a)
Principal uses. In the Kingsway Commercial Overlay
and the Kingsway Town Center Overlay, no building or premises shall
be used and no building shall be erected or altered which is arranged,
intended or designed to be used except for one or more of the following
uses, and in no case shall any commercial or retail use be permitted
in any area designated for off-street parking or loading on the approved
site plan:
[Amended 5-4-2015 by Ord.
No. 2015-05]
[1]
Retail sales and services, including but not
limited to supermarkets, wholesale clubs, lumber, hardware and garden
centers, convenience stores, the sale of a full range of retail merchandise,
exclusive of automobile products, except when accessory to a retail
store with a gross floor area of 75,000 square feet or more, and related
uses without limitation;
[2]
Offices for administrative, executive, professional,
business sales, government offices and similar uses, provided that
the use does not occur on the first floor portion of a building within
the Town Center Overlay;
[3]
Personal service businesses, including hair
salons, tanning salons, nail salons, dry cleaning outlets, dressmaking
or tailor shops, shoe repair shops and related uses, except for tattoo
studios and body piercing establishments;
[4]
Outpatient medical, rehabilitation or dental
facilities, provided that the use does not occur on the first floor
portion of a building within the Town Center Overlay;
[5]
Banks and other financial institutions, including
drive-in facilities;
[6]
Restaurants, eating and drinking establishments
located inside and outside and fast-food restaurants without limitation;
[7]
Theaters for motion pictures and live performances;
[8]
Amusement, recreation and leisure uses not otherwise
prohibited;
[9]
Shopping centers;
[10]
Bakeries, confectioners, health
clubs, dance and exercise studios;
[11]
Hotels, motels, conference centers,
bed-and-breakfasts, and inns;
[12]
Day-care establishments for children
and adults;
[13]
Public and private elementary,
middle and high schools, subject to the requirements of the minimum
lot sizes as established by the New Jersey State Department of Education
for school facilities, provided that the use is not permitted in the
Kingsway Town Center Overlay and subject further to the following:
[14]
Funeral homes and mortuaries,
provided that the use is not permitted in the Kingsway Town Center
Overlay;
[15]
Billboards, provided that the
use is not permitted in the Kingsway Towns Center Overlay; that they
are designed and constructed so that they may be viewed from the New
Jersey Turnpike; and that they are not located within 750 feet of
any other billboard;
[16]
Public transportation stations
and shelters;
[17]
Agriculture and horticulture,
including farm markets;
[18]
Accessory uses and accessory buildings
incidental to the above permitted principal uses;
(b)
Conditional uses. In the Kingsway Commercial
or Town Center Overlay Districts, the following uses may be permitted
as conditional uses:
[2]
Public libraries and museums, subject to:
[a]
Location of access driveways, landscaping
and site plan design being compatible with the neighborhood in which
it is to be located.
[b]
No building or part thereof or
any parking or loading area shall be located nearer than 35 feet to
any street line or lot line.
[c]
A site plan in accordance with
the Woolwich Township site plan requirements submitted to the Planning
Board pursuant to its conditional use review authority (N.J.S.A. 40:55D-67).
[3]
Church or other place of worship subject to:
[a]
Location of access driveways, landscaping
and site plan design being compatible with the neighborhood in which
it is to be located.
[b]
No building or part therefor or
any parking or loading area shall be located nearer than 35 feet to
any street line or lot line.
[c]
A parish house, rectory or parsonage
which shall conform to the requirements for a single-family detached
dwelling.
[d]
A site plan in accordance with
Woolwich Township site plan requirements submitted to the Planning
Board pursuant to its conditional use review authority (N.J.S.A. 40:55D-67).
[4]
Utility facilities, including telephone, water,
sewer, electricity and gas, 400 square feet or greater in size, pursuant
to the requirements of § 203-40A(2)(e) and (f).
(3)
Bulk and area regulations. No waivers or variances
shall be required to create a financial subdivision. A lot within
a larger planned development may be subdivided and conveyed to an
entity separate from the owner of the planned development, provided
that the entire planned development is operated as a uniform development
and is subject to reciprocal cross easements controlling access, parking,
common area maintenance and the like. In the FOC District bulk standards
are designed to encourage the consolidation of smaller lots into larger
tracts and to promote integrated, planned development. The same concept
applies to the Kingsway Commercial Overlay and to the Kingsway Town
Center and the following standards shall apply in the overlays:
(a)
Minimum tract area, including the combined area
of lands within both the Kingsway Commercial and Town Center Overlays:
100 acres.
(b)
Standards for retail or shopping center development
in the Kingsway Commercial Overlay.
[1]
Minimum lot area: 25 acres.
[4]
Maximum floor area ratio: 0.20.
[6]
Maximum building coverage: 0.20.
[7]
Maximum impervious coverage: 0.80.
[8]
Maximum building height; exclusive of parapet
walls not exceeding a height of five feet: 42 feet.
(c)
Standards for office parks in the Kingsway Commercial
Overlay:
[1]
Minimum lot area: four acres.
[2]
Minimum aggregate street frontage: 200 feet.
[4]
Maximum floor area ratio: 0.25.
[5]
Maximum total gross floor area (square feet):
1,034,550.
[6]
Maximum building coverage: 0.25.
[7]
Maximum impervious coverage: 0.80.
[8]
Maximum building height, exclusive of parapet
walls not exceeding a height of five feet: 60 feet.
(d)
Standards for the Kingsway Town Center Overlay:
[1]
Minimum lot area: 25 acres.
[2]
Minimum aggregate street frontage: 200 feet.
[3]
[4]
Maximum floor area ratio: 0.25.
[5]
Maximum total gross floor area (square feet):
718,740.
[6]
Maximum building coverage, exclusive of outdoor
sales areas not enclosed within a building: 0.25.
[7]
Maximum impervious coverage: 0.80.
[8]
Maximum building height, exclusive of parapet
walls not exceeding a height of five feet: 60 feet.
[9]
Special design standards applicable to the Kingsway
Town Center Overlay:
[a]
The Kingsway Town Center shall
not require yard setbacks in the traditional sense. Building setbacks
and buffers shall instead be regulated from adjacent uses, streets
and parking areas.
[b]
No setback is required from adjacent
buildings, but when provided, buildings shall have a minimum separation
of 25 feet.
[c]
Buildings shall be set back from
contiguous adjacent lots by streets or a landscaped buffer, as herein
defined, as shown on the approved general development plan or on a
subsequent approved preliminary and final site plan.
[d]
Buildings shall be set back from
US Route 322 by a landscaped buffer and screen, as herein defined,
not less than 35 feet in width. The buffer shall be continuous, except
for sidewalks, driveway and road crossings, and permitted signage.
No surface parking lots shall be permitted between the buildings and
this landscaped area.
[e]
Buildings shall be set back from
any interior road as shown on the approved general development plan
or on a subsequent approved preliminary and final site plan. The area
between the building and the street shall be occupied by sidewalks,
landscaping, including street trees, plazas, street furniture, lighting
and permitted signage only.
(4)
Landscaping and buffers shall be in accordance with §§ 203-68 and 203-69; provided, however, that the applicant shall have the option of planting street and shade trees at an initial caliper of two inches to 2 1/2 inches in return for providing 1.5 times the quantity of trees otherwise required. All other landscaping requirements of the Township Code, including compensatory plantings, shall be applicable, excepting only facade plantings as modified above.
(5)
In the event of a conflict between the maximum permitted
impervious coverage and requirements of this subsection for landscaping
off-street parking and loading and for vehicular and pedestrian circulation
ways; the standards for landscaping, off-street parking and loading,
and vehicular and pedestrian circulation shall take precedent over
the standards for impervious coverage.
(6)
When parking structures are utilized, the height of
the structure shall not exceed the height of the building that it
is designed to serve, provided that said structure is not located
within 100 feet of any street frontage.
(7)
Every development in the Town Center shall provide
the following:
(a)
Pedestrian and vehicular connections with adjacent
properties, to facilitate circulation.
(b)
A reduction in the number of curb cuts onto
existing streets to the greatest extent practical, consistent with
the principles of highway safety.
(c)
All developments shall be constructed in a uniformed
architectural and building scheme and shall provide a unified landscaping
and signage plan.
(d)
A coordinated storm drainage and common space
plan shall be submitted and maintained by the landowner.
(e)
All uses in this district shall be subject to the design standards contained in § 203-49. In addition, the design of the development shall place particular emphasis upon pedestrian circulation and aesthetics, including integrated architecture, landscaping and screening so as to ensure cohesive development. Mixed use buildings are permitted. The design shall be governed by the following criteria:
[1]
Architectural style of the development shall
be designed to avoid the massive scale and uniform impersonal appearances
of a "big box" commercial center through facade ornamentation, building
offsets, window treatments, variation in rooflines, entry treatments
and building materials.
[2]
First floor activities that promote multiple
pedestrian destinations, such as retail, restaurant, banking and entertainment
uses, are to be encouraged.
(f)
All interior roads and collector drive aisles
shall he private. When a zero building setback from the street is
implemented, said private streets are required to have an effective
cartway width of a minimum of 24 feet. When on-street parking is proposed,
an additional ten-foot width will be added to the cartway for each
side of the street containing on-street parking. Sidewalks, street
trees and other required landscaping shall be provided outside of
this cartway.
(g)
Buildings shall be sited to form a progression
of pedestrian-oriented open spaces, or promenades, with visual as
well as pedestrian connections between such spaces. Vehicular circulation
is permitted through these spaces, as is limited on-street parking.
Parking lots are not permitted in these pedestrian areas and shall
be screened by buildings or landscaping. Open air or enclosed pedestrian-oriented
spaces shall act as connecters of buildings and shall contain such
amenities as benches, water features, fountains, opportunities for
entertainment, and seating areas to provide a sense of place and orientation
for its users.
(h)
The following additional design standards shall
be required:
[1]
The project shall strive to achieve the goal
of a pedestrian-oriented village.
[2]
Loading facilities shall be provided in a manner
that is not visually or functionally obtrusive to patrons using the
parking areas.
[3]
One or more squares or plazas shall be provided,
which are meant to identify places where people would congregate.
Such places should he designed and built as a park or gathering place,
marked with special pavements, shade trees, benches and other pedestrian
amenities approved by the Township. The squares or plazas shall be
the design focus of the development.
[4]
Walkways shall be provided as follows:
[a]
Walkways, not less than six feet
in width, shall be provided along any building facade that is adjacent
to a parking area or that adjoins a connecting passageway from a parking
area to the pedestrian-oriented open space and walkways of not less
than 10 feet shall be provided along any building facade that contains
a main pedestrian entrance to the building.
[Added 5-17-2010 by Ord. No. 2010-10]
A.
Purpose. The intent of the I-C Cemetery District is to provide appropriate
regulations to maximize and efficiently use land for the interment
of human remains and related services, and to harmonize and blend
the appearance of cemeteries with adjoining districts.
B.
Use.
(1)
Principal use. Within the I-C District, all functions, buildings,
and structures used for or associated with the interment of human
remains and related services and purposes are permitted. The following
functions, buildings, and structures are specifically permitted:
(d)
Mausoleums: provide aboveground interment of human remains.
(e)
Columbaria: provide for interment of ashes of human remains.
(f)
Grounds burials: provide belowground interment of human remains.
(h)
Spoils pit/trash enclosure: limited to compostable materials
and safe (tested) soil; it is specifically not intended to be a dump.
(2)
The use of property for the interment of human remains and related
services is not limited to the functions, buildings, or structures
listed above. Any functions, buildings, or structures used for the
interment of human remains and related services may be combined or
separated. Ground burials shall not be limited as to the number of
interments provided.
C.
Bulk and area regulations (general).
(1)
Landscape buffer [includes a decorative fence and shrubs/trees (approximately
50% transparent)].
(a)
Twenty-five feet from any right-of-way.
(b)
Twenty-five feet from any property line not adjacent to a right-of-way.
(c)
The landscape buffer shall include a decorative fence in conjunction
with trees and shrubs (approximately 50% transparent) along street
frontages and up to 100 feet back along side property lines, and a
living fence consisting of a black vinyl-coated (cyclone) fence in
conjunction with trees and shrubs (50% transparency) for all other
areas of the side property line set back further than 100 feet from
the street frontage. At the Joint Land Use Board's discretion, existing
living fences will be considered for appropriateness in satisfying
the intent of this section.
(3)
Building height.
(a)
Twenty-five feet at the setback line.
(b)
Mausoleums, features/monuments, and assembly structures may
be 45 feet in height.
(c)
For every one foot of increase in the height of a mausoleum,
feature/monument, or assembly structure above 25 feet, the closest
edge of that structure must be an additional five feet further from
the nearest setback line.
(5)
Coverage.
(a)
If adjacent to a rural or a low-density district, then the maximum
building coverage shall be 20%, and the maximum impervious surface
shall be 40%.
(b)
If adjacent to a high-density district, then the maximum building
coverage shall be 30%, and the maximum impervious surface shall be
50%.
(c)
The I-C district, except as specifically provided by this section,
is exempt from any municipal resolution, ordinance, or regulation
governing or requiring conservation easements, curbing, directional
or traffic signs, drainage, fencing, landscaping, lighting, parking
lots, sidewalks, streets, trash collection, or trees.
(d)
No provision of this section shall be construed to impose any
conditions that create any hardship or inconvenience, however slight,
with respect to social or religious customs, observances, or practices.
D.
Access. Emergency and ADA access shall be available to all structures
on the entire site and otherwise comply with federal ADA laws. Access/circulation/parking
pathways shall be a minimum of 20 feet wide. To the extent that employee
or visitor safety is not severely compromised, they shall be designed
to allow temporary parking alongside each edge, and to allow surface
flow of drainage to and over adjacent or nearby open space or ground
burial lawns. Roadways having the shortest route from the public right-of-way
to an administrative, maintenance, or assembly building shall be designed
to accomodate emergency vehicles. The entrance points must be coordinated
with the TDR master plan grid, to the greatest extent possible.
E.
Lighting. Accent lighting is permitted, provided that the applicant
minimizes lighting shining directly on adjacent properties. Security
lighting is permitted for administrative offices and maintenance buildings,
provided that the applicant minimizes lighting shining directly on
adjacent properties.
F.
Landscaping. Cemeteries shall not be subject to any municipally imposed
landscaping requirements along interior access/circulation/parking
pathways. Cemeteries shall be subject to municipal landscaping requirements
for institutional districts along public roadways, drainage basins,
parking lots, and administrative, maintenance, and assembly buildings.
Any question as to the sufficiency of the existing vegetation and
other landscaping, specifically alongside property lines, shall be
resolved by the Joint Land Use Board Planner.
G.
Drainage. To the extent that such a design is safe and practicable,
the design should allow surface flow of drainage to and over adjacent
or nearby ground burial lawns and open spaces.
H.
Fences. The fencing along any public right-of-way shall be decorative.
If the applicant owns or operates other cemeteries, then the style
of the decorative fencing shall be allowed to match other cemeteries
as much as is practicable, where the Township will not unreasonably
withhold its consent as to the specific type or style of fencing.
At the Joint Land Use Board's discretion, existing living fences will
be considered for appropriateness in satisfying the intent of this
section.
I.
Signage. A lighted identification sign not exceeding 32 square feet
in area, as measured using the minimum area containing its content,
is permitted at the main entrance and at any point along the edge
of the property in common with a public right-of-way, provided that
such signs are separated by at least 500 feet and are not located
within the right-of-way line and shall not be placed within a sight
triangle. Only indirect lighting is permitted for the signage; internal
illumination is prohibited.
J.
Specific structures/functions.
(1)
Administration/office building.
(a)
Parking. At least one parking space shall be provided for each
person working in the administration building, plus two additional
spaces for customers/visitors, plus at least one handicapped-accessible
space.
(2)
Maintenance building.
(a)
Parking. At least one parking space shall be provided for each
person working at the maintenance building.
(b)
Landscaping. The maintenance building shall be landscaped so
as to minimize its impact on and harmonize its appearance with the
landscaping provided in the cemetery.
(c)
Access. An additional access point may be provided for the maintenance
building. The driveway to the maintenance building must be at least
12 feet in width.
(3)
Features/monuments, and garden-style mausoleums and columbaria.
(a)
Landscaping. The applicant at its discretion shall provide appropriate
landscaping for each feature, monument, and garden-style mausoleum
or columbarium.
(4)
Assembly structures.
(a)
Parking.
[1]
If adjacent to a rural or a low-density district, then the applicant
shall provide one parking place for every eight fixed seats or 350
square feet, whichever amount is lesser, plus at least one handicapped
space.
[2]
If adjacent to a high-density district, then the applicant shall
provide one parking place for every four fixed seats or 175 square
feet, whichever amount is lesser, plus at least one handicapped space.
(b)
Landscaping. The applicant shall provide appropriate landscaping
for each assembly structure.
(5)
Trash enclosure. The trash enclosure(s) or receptacle(s) shall be
landscaped and fenced so as to provide easy access and to hide it
from view.
[1]
Editor's Note: Former § 203-47, Conservation
Overlay District, was repealed 8-1-2005 by Ord. No. 2005-25.
The specific intent in creating the Light Industrial
Office District is to make provision for light industrial and related
office and research uses to create employment centers in those portions
of the Township best suited for such use by reason of accessibility
to the major circulation system and compatibility with adjacent uses.
In view of the predominantly agricultural nature of the Township at
present, provision is also made for continuation of agricultural uses.
A.
Use regulations.
[Amended 5-4-2015 by Ord.
No. 2015-05; 8-20-2018 by Ord. No. 2018-13]
(1)
Principal uses. In the Light Industrial Office District, no building
or premises shall be used and no building shall be erected or altered
which is arranged, intended or designed to be used, except for one
of the following uses:
(a)
Light manufacturing, light industrial, and light assembly as
defined in this chapter, which does not have characteristics which
are noxious, injurious, offensive or hazardous to the health, safety
or general welfare of the public.
(b)
Offices for administrative, executive, professional, business
sales and similar uses, the normal attributes of which do not involve
the storage, exchange or delivery of merchandise to the general public.
(c)
Research, experimental or testing laboratories.
(d)
Retail sales and services, provided that such use is within
a planned unit development and does not exceed 15% of the gross floor
area of each office building.
(e)
The warehousing and distribution of goods and products, provided
that no goods are sold at retail from the premises.
(f)
Repair and maintenance of equipment and machinery normally utilized
in any of the uses permitted in this district.
(g)
Service uses, such as restaurants, fitness centers, office furniture
and supplies, auto and equipment rentals.
(h)
Multiple-use buildings that combine office, storage and other
uses permitted by this section.
(i)
Agriculture and horticulture, including farm markets located
on and operated in conjunction with farm property qualifying for farmland
assessment.
(j)
Public playgrounds, conservation areas and parks.
(k)
Breweries, distilleries, and wineries.
(l)
Brewpubs.
(m)
Any use of the same general character as the above permitted
uses.
(n)
Any combination of the above.
(3)
Conditional uses. In the Light Industrial Office District, the following
uses may be permitted as conditional uses:
(a)
Utility facilities including telephone, water, sewer, electric
and gas 400 square feet or greater in size subject to the following:
[1]
Project is designed to be structurally compatible and in keeping
with the architectural character of the neighborhood in which it is
to be located.
[2]
Project is in keeping with the Master Plan or Utility Master
Plan of the Township.
[3]
Project conforms with yard setbacks for the district in which
it is to be located.
[5]
Substation, electric and gas facilities, and all other public
utilities, 400 square feet or greater in size, subject to the following
requirements:
[a]
No storage of materials and trucks and no repair
facilities or housing of repair crews, except within completely enclosed
buildings.
[6]
Transmission lines, transmitting and receiving antennae or aerials,
subject to the following special requirements:
(b)
Church or other place of worship pursuant to the following requirements:
[1]
Location of access driveways, landscaping and site plan design
being compatible with the neighborhood in which it is to be located.
[2]
No building or part thereof or any parking or loading area shall
be located nearer than 50 feet to any street line or lot line.
[3]
A parish house, rectory or parsonage, which shall conform to
the requirements for a single-family detached dwelling.
[4]
A site plan in accordance with the Woolwich Township site plan
requirements submitted to the Planning Board pursuant to its conditional
use review authority (N.J.S.A. 40:55D-67).
[5]
Sewerage disposal and water supply facilities in accordance
with all relevant requirements of the New Jersey Department of Environmental
Protection and the Gloucester County Health Department codes. This
requirement shall apply to all proposed methods, including joint or
individual septic systems, on-lot package treatment plants, joint
or individual groundwater supply, connection by special permission
to public systems outside of the Township or to public systems, etc.
B.
Bulk and area regulations.
(1)
Minimum lot area: two acres.
(2)
Maximum building height: 40 feet.
(3)
Maximum impervious coverage: 65%.
(4)
Maximum floor area ratio: 0.40.
[Amended 8-20-2018 by Ord. No. 2018-13]
(5)
Minimum street frontage: 40 feet.
(6)
Front yard paving setback: 25 feet.
(7)
Front yard building setback: 40 feet.
(8)
Side yard setback (each): 30 feet.
(9)
Rear yard setback: 30 feet.
(10)
Separation between buildings: 40 feet.
F.
Parking and loading. Parking and loading spaces shall be provided in accordance with the regulations set forth in Article IX of this chapter.
G.
Mixed uses. Combinations of permitted uses within
any individual building may be proposed as the developer or owner
sees fit.
H.
Site development requirements. All proposed development shall comply with the regulations set forth in Article VII of this chapter, Chapter 149, Site Plan Review, and Chapter 163, Subdivision of Land, and the following requirements:
(1)
Along both principal and secondary frontage in a proposed
development, it is required that, at a minimum, sidewalks and street
trees be installed in accordance with municipal specifications and
of an appropriate and acceptable nature to the Planning Board. In
the event that such facilities are already present or are otherwise
to be provided, the Planning Board may require provision of other
reasonable amenities related to the establishment or improvement of
a streetscape environment. In all cases, provision of streetscape
amenities that are beyond and in addition to sidewalks and street
trees (such as benches, grass strips, planters and other street furniture)
shall be encouraged, subject to Planning Board approval.
(2)
Provision shall be made for safe and convenient pedestrian
access, by creating links within and between parcels, sites or other
distinct units of development, to the maximum feasible degree.
(3)
Provision shall be made for connection to public sewer
and water systems, where either or both of these systems is available.
(4)
New or upgraded public roadways shall meet local engineering/design standards and be dedicated to the municipality or other appropriate governmental jurisdiction. On-site travelways may be designated as site service drives and be exempted from the preceding requirements, unless they are judged to carry volumes sufficient for the Planning Board to request their designation as public streets, in accordance with Chapter 149, Site Plan Review, and Chapter 163, Subdivision of Land. Curbing shall be required and curb cuts shall be designed so as to limit vehicular access in accordance with proper traffic engineering principles, and in doing so, promote traffic safety and efficiency of flow.
(5)
In locations where permitted but not fully compatible uses abut one another, such as residences adjoining commercial or office development, adequate screening and buffering shall be provided, consisting of buffer strips, visually impermeable fences or walks, earth berms, trees and shrubs, or combinations of the preceding, in accordance with planned development design standards, as well as § 203-65 of this chapter.
A.
Design review purpose. The purpose of this architectural
design section is to safeguard the heritage, environment, and living
quality of Woolwich Township, for present and future generations.
It shall ensure that among other things, general design, arrangement,
and use of materials for proposed buildings and structures is complimentary
and harmonious to the character and environment of Woolwich Township,
fosters civic pride among its residents, and contributes to the overall
economic development of the Township. Overall design character of
buildings shall be controlled to ensure that the appearance and quality
of Township communities is not eroded by poor design that is either
monotonous or cluttered. The architecture, project layout (site design),
landscaping, and signage shall contribute to a harmonious and diverse
character, while maintaining a strong sense of unity. Monotony shall
be avoided. Interest and diversity shall be implemented, while avoiding
chaotic or discordant design schemes.
B.
Applicability. Evaluation on such factors described
above shall apply to all nonresidential structures, regardless of
zone, and will be reviewed and approved by the Woolwich Township Planning
Board in the best interest of the residents of Woolwich Township.
C.
Architectural styles. Existing primary architectural
styles within the Township generally include vernacular, colonial
revival, Georgian revival, and Queen Anne victorian. The design of
new buildings should be representative of the current era, yet incorporated
with design elements of existing primary architectural styles of the
Township.
(1)
Vernacular. Floor plans are square, T or L in shape.
Exterior features include raised front porches, wood siding, or masonry
walls, various pitched gable roofs, and symmetrical fenestration on
the front facade.
(2)
Colonial revival. Wood frame rectangular structures
having wood or brick exteriors. Most buildings have symmetrical floor
plans with flanking wings, roof forms such as hipped, double-pitched,
and mansard. Other features include double-hung multipaned windows,
pediment dormers, raised porticos, and fan lighting entries.
(3)
Georgian revival. The overall features may be described
as symmetrical composition enriched with classical detail. Common
features include wood siding on wood frame construction, or red brick
siding. Roofs can be hipped, or gambrel shaped, and eaves are generally
detailed as a classical cornice. The central portion of the facade
may project and have a pediment, with or without pilasters.
(4)
Queen Anne victorian. Queen Anne styles have asymmetrical
shapes characterized by bays, and prominent, varied rooflines. Common
characteristics are rich yet simple ornament, a variety of materials
including wood, terra cotta, stone, and pressed metal, expansive porches,
bays, and irregular roof lines with many dormers and chimneys.
D.
Building and structure design. Critical attention
shall be given to building materials, use of color and texture, building
or structure massing and height as they relate to site conditions,
and harmonious integration with similar existing elements in neighboring
buildings or structures. Buildings or structures shall be designed
to be part of individual communities or streetscapes that are appropriate
to Woolwich Township. Prototype or formula buildings and color schemes
are undesirable unless they conform to the standards of this section.
(1)
Facades.
(a)
Building facades shall emphasize the architectural
philosophy of relief and rhythm. Rhythm should be used in the design
to provide interest and variety, and avoid monotony. Details that
create shade, and cast shadows can be used to provide visual relief
to the building. Buildings shall be broken into a series of volumes
that lessen the overall mass.
(b)
Building facades shall be segmented with architectural
details such as recesses, projections, overhangs, canopies or porticos,
arcades, raised parapets, peaked roof forms, integral planters, and
other similar features. Building facades greater than 60 feet in length
(including separate buildings that are attached), shall incorporate
a minimum of three architecture elements as described above. Recesses
or projections shall extend a minimum of three feet from the primary
building wall plane.
(c)
There shall be no uninterrupted walls greater
than 40 feet in length. The length of the building shall visually
appear to be proportional to the height, using a rate of 2.5 times
the height of the building equal to the length. Architectural details
may be utilized to create the appearance of segmented buildings where
several smaller freestanding buildings are not feasible.
(2)
Roofs. Variation of building rooflines is encouraged.
Use of gable, mansard, hipped, saltbox, gambrel, pyramidal, and shed
roof styles are recommended. Use of flat roofs should be avoided unless
hidden by parapet walls.
(3)
Windows. Window proportions shall be balanced against
the overall building size. Consideration shall be given to cohesive
fenestration.
(4)
Exterior materials. The building exterior shall be
composed of one primary or dominant material and not more than two
additional materials. The dominant material shall be utilized on all
exterior sides of the building. Dominant exterior materials may include
brick, stone, stucco (including exterior insulation and finish systems,
EIFS), wood, and split-face concrete masonry units. Dominant exterior
materials may not include smooth-face concrete masonry units, unarticulated
tilt-up concrete panels, aluminum siding, vinyl siding, or glass that
is highly reflective or mirrored. The texture of the building materials
should enhance the design appearance.
(5)
Exterior colors. The building exterior color shall
be composed of nonreflective, subtle, neutral earth tones. The use
of high-intensity colors such as bright reds, oranges or yellows shall
not be permitted. Metallic colors and “black” shall also
be prohibited. Building trim and/or accents may feature complimentary
brighter colors that are compatible with the primary building color.
Color schemes shall be harmonious and complimentary with adjacent
structures and developments. Neon tube lighting shall not be used
for building trim or accent.
E.
Site design.
(1)
Complexes. Where the development is a complex of buildings,
such as a shopping center or an office or industrial park with its
own design guidelines, the complex should have a strong sense of place
and unity of design. The complex should not be out of keeping with
the surrounding buildings, but may clearly establish its own identity.
The following shall be used in evaluating the complex. The complex
shall have a sense of place. This should be accomplished by several
elements:
(a)
Commonality of materials and style.
(b)
A uniform sign package that limits style of
letters, colors, and has rules for size, location and height, based
on building importance in the complex.
(c)
An element or elements that provide a strong
identifying image. The strength of the image should be related and
proportional to the scale of the development. A small project should
have an image that is more closely related to neighbors, while a large
regional facility should have greater differentiation from its neighbors.
Features such as a clock tower, fountain, sculpture, or corner building
that has a strong image are ways in which a strong identity may be
created.
(2)
Orientation and siting. In the case of freestanding
buildings or structures, and depending on individual site characteristics,
consideration shall be given to site design that provides a desirable
visual composition, avoids blocking natural vistas, and provides desirable
and pleasing space enclosures.
(3)
Screening. Careful screening of undesirable design
elements such as storage areas, loading areas, trash bins, mechanical
equipment (ground level or roof-mounted) is critical. These areas
and items shall be screened from any adjacent residential district
or use, highway, road, street or accessway. Trash and storage bins
shall be located in the rear yards of the building or structure, or
as recommended by the Planning Board, and screened. Screening shall
be accomplished and render instant effect by either architectural
design or landscaped buffer or combination thereof, or as otherwise
deemed acceptable by the Planning Board. Earth-tone colors shall be
used to maintain the theme established by the primary building colors.
F.
ARCADE
CANOPY
CORNICE
DORMER
EAVE
EIFS
FACADE
FANLIGHT
FENESTRATION
GABLE
GAMBREL ROOF
HIP ROOF
MANSARD
PARAPET
PEDIMENT
PILASTER
PORTICO
PYRAMIDAL
RELIEF
RHYTHM
SALTBOX
SHED
Definitions. As used in this section, the following
terms shall have the meanings indicated:
A covered passageway, often between streets with shops or
stalls. A structure composed of a series of arches supported by columns.
An ornamental projection over a door, window, niche, etc.
Also a roof-like covering supported by columns or other device.
The uppermost section of moldings along the top of a wall
or just below a roof.
A roof projection, normally with a window that is built out
from the slope of a roof. The dormer has its own roof, which may be
flat, arched, or pointed.
The edge of a roof. Eaves usually project beyond the side
of the building.
Exterior insulation finish system, or EIFS, is a synthetic
stucco-cladding used on exterior walls in both commercial and residential
construction. EIFS uses a stucco-like polymer-based outer coating
containing a plastic resin, which makes the coating softer and more
flexible than traditional hard-coat stucco.
The main front of a building.
A semicircular or semielliptical window, normally over a
doorway or another window.
The arrangement and proportioning of windows in a building,
their size, placement, style, etc.
The triangular upper part of a wall closing the end of a
ridged roof.
A roof with its slope broken by an obtuse angle, the lower
slope being steeper, and the upper slope gentler. Many farms have
gambrel roofs.
A roof sloping directly in from the walls on every side,
and thus having no gable ends.
A roof divided into a steep lower part and a less steep upper
part on all four sides.
A low wall projecting from the edge of a platform, terrace,
or roof.
The gable over the front of a building with a two-pitched
roof, triangular in classical architecture, later arched or broken
at the peak.
A rectangular column engaged in a wall. The pilaster projects
only slightly from the wall, and often has a base, a shaft, and a
capital. Greek revival homes often have pilasters.
A colonnade or covered passageway in classical architecture.
A hipped roof that forms a pyramid shape.
The projection of a figure above the ground or plane on which
it is formed.
A regular or harmonious pattern created by lines, forms,
and colors.
Similar to a gable roof, but the two sides are not symmetrical.
A sloped roof, usually a single plane.
G.
Design review process.
(1)
The subsections above are set forth as design guidelines.
Additional architectural elements sought to be applied to any new
construction or rehabilitation to existing buildings shall be submitted
to the Woolwich Township Planning Board for approval.
(2)
The Woolwich Township Committee reserves the right
to establish an Architectural Design Advisory Board from which the
Planning Board may request advice and recommendations. The advice
and recommendations from the Architectural Design Advisory Board shall
be made in writing and submitted to the Planning Board.
H.
Submittal requirements. Colored renderings of the
proposed new structure, renovation or rehabilitation shall be submitted
for review. Renderings shall depict all building elevations, including
a roof plan, and shall be drawn at a scale of one-fourth inch equals
one foot, or as appropriate to adequately and accurately convey the
details and overall appearance of the proposed structure(s). Rendering
colors shall represent the true color of the proposed building materials,
and where appropriate or requested, actual building material samples
shall be submitted to clearly show the colors and textures of the
proposed materials of construction.
A.
Telecommunications towers, antenna, and related facilities
shall be permitted as conditional uses in the nonresidential districts
where they are authorized by this chapter, subject to the following:
(1)
Location on an existing telecommunications tower,
building, water tower, or similar facility shall be utilized prior
to consideration of any new sites for towers.
(a)
Said facilities shall be painted the same color
as the structure on which it is located.
(b)
Welding on a water tower shall be done in such
a manner that no peeling of paint shall occur on either the interior
or external sides of the tank.
(c)
When new masts or antennas are added to preexisting
towers, they shall be spaced so as to create the minimal possible
signal interference with other carriers and to promote the maximum
colocation of masts and antennas from other carriers.
(2)
Where existing structures are infeasible or unavailable
to provide a reasonable level of service to the carrier, they shall
be permitted only when on a monopole-style tower that does not exceed
a height of 150 feet. Permission to construct such a tower, or to
add antennas to an existing tower, shall be granted only upon presentation
of the following information, to the satisfaction of the Planning
Board:
(a)
Municipally owned land shall be considered first
as a site for telecommunications facilities if existing facilities
are unavailable or unsuitable.
(b)
A radio frequency coverage map shall be presented
and explained, showing the coverage area of the specific applicant
carrier, before and after installation of the new facilities.
(c)
Photo simulations of the facility, taken from
the surrounding area, showing views of the site after installation
is complete.
(d)
Certifications must be provided that the carrier
has a valid license from the Federal Communications Commission and
that it meets all applicable federal and state safety regulations
and/or guidelines, relating to RF emissions and the structural stability
of the facility, taking into account 110% of the maximum wind load
that can be anticipated in this area.
(e)
Base areas, including equipment shelters, shall
be surrounded with a six-foot chain link fence. The use of barbed
wire is prohibited.
(f)
The fenced base area shall be surrounded by
an opaque evergreen landscape screen with a height at time of installation
equal to six feet.
(g)
Any company proposing to erect a new tower shall
design it to accommodate a minimum of five total carriers and shall
submit a letter of intent to the Township, pledging their willingness
to grant space on the tower to other carriers.
(h)
Any tower which is unused for a period of six
consecutive months following commencement of operations shall be considered
to have been abandoned, and shall be removed at the expense of the
companies affected.
(i)
Freestanding telecommunications facilities shall
be considered principal uses and shall be required to be located on
a separate lot consisting of not less than 1/2 half acre. The Board
may waive street frontage requirements provided that vehicular access
is provided by means of an easement.
(j)
No telecommunications facilities shall be permitted
when a one-hundred-fifty-foot radius, drawn around the base of the
telecommunications tower falls within or adjacent to a park, playground,
or school facility. Telecommunications facilities may be located on
vacant park, playground or school land provided that no buildings,
fields, courts, or playground equipment are located within the aforementioned
one-hundred-fifty-foot radius.
