The purpose of this article is to provide for reasonable and
appropriate development opportunities in Cranford Township's C-3 Zone
while recognizing the limited capacity of the existing road network
in Cranford Township.
All proposed new developments in the C-3 Zone, including planned developments, may, as part of their application for development approval, apply for an increase in the permitted floor area ratio (FAR) above that permitted in the C-3 Zone as specified in §§ 255-34 and 255-43B(3) in this chapter. Such a request shall be made in accordance with the provisions of this article and is subject to the approval of a traffic reduction plan and associated traffic reduction strategies and implementation mechanisms as set forth in this article.
A.
The maximum floor area ratio (FAR) for all those developments other than a planned development in the C-3 Zone with a traffic reduction plan approved by the Planning Board shall be 0.60, and a maximum of 50% of the gross floor area of the entire development may be developed as office. For the purpose of calculating this percentage, executive and administrative offices developed as ancillary to any office distribution center, as defined in § 255-1B of this chapter, developed on site or ancillary to any limited assembly use on site shall be included in calculation of the total square footage of office uses.
B.
The maximum floor area ratio (FAR) for planned developments in the C-3 Zone shall be 0.60, and a maximum of 65% of the gross floor area of the entire development may be developed as office. For the purpose of calculating this percentage, executive and administrative offices developed as ancillary to any office distribution center, as defined in § 255-1B of this chapter, developed on site or ancillary to any limited assembly use on site shall be included in calculation of the total square footage of office uses. Planned developments with improvements to both Walnut Avenue and Raritan Road as specified in § 255-43B(3)(a) may be developed up to 100% of the total floor area as office.
For the purposes of this article, the following definitions
shall apply:
Any salaried or hourly worker, including both full-time and
part-time workers, whether they report to work regularly or are assigned
primarily to a facility in Cranford Township.
Any entity which employs people, including but not limited
to businesses, corporations, government entities and private institutions.
Any development in the C-3 Zone, including planned developments,
which is serviced by a common circulation and access system, where
buildings in the aggregate exceed 100,000 square feet and which can
be identified by any one or a combination of the following characteristics:[1]
It is known by a common name given to the project by its developer.
It is governed by a common set of covenants, conditions and
restrictions.
It was approved or is to be approved as a single entity in accordance
with a single conceptual, preliminary or final site plan or, in the
case of planned developments, by a general development plan.
The municipal department, agency or official appointed by
the Mayor to implement the requirements of this article.
The sixty-minute periods within the a.m. and p.m. peak periods
in which the largest number of hourly vehicle trips are generated
to and from the site.
A motor vehicle occupied by one employee for commuting purposes.
In addition to all submission requirements for applications
for development as specified in this article, any proposed new development
in the C-3 Zone which is proposed to be developed in accordance with
FAR maximums specified in this article shall be required to submit
a traffic reduction plan as part of an application for development.
A.
Traffic reduction goals.
(1)
The traffic reduction plan shall be designed to reduce the total
number of vehicle trips generated by the development in the peak-hour
periods to 70% of the projected number of vehicle trips generated
by the development in the peak-hour period as determined by a traffic
impact analysis prepared by a qualified professional traffic consultant
and incorporated into the traffic reduction plan approved at the time
of site plan approval. These traffic reduction goals shall be maintained
each year after the issuance of the certification of occupancy for
the development.
(2)
The traffic reduction plan shall also be designed to facilitate and
encourage use of Cranford Township's central business district in
accordance with the goals and provisions of the Township's Master
Plan.
B.
Format. The prescribed format for the traffic reduction plan shall
be provided by the Office of Transportation Management, and all traffic
reduction plans shall comply as far as it is practicable with the
prescribed format.
C.
Traffic reduction strategies. The traffic reduction plan can incorporate
but need not be limited to any combination of the following traffic
reduction strategies to achieve the required traffic reduction goals
of the plan:
D.
Traffic reduction implementation mechanisms. The selected traffic reduction strategies can incorporate but need not be limited to any combination of the following traffic reduction implementation mechanisms. Applications for planned developments which are proposed pursuant to the maximum FAR set forth in § 255-48B shall include as components of a comprehensive plan the implementation mechanisms set forth in Subsection D(1) and (6):
(1)
The implementation of an alternate work hours program, a highly regarded
technique, which is designed to shift the workday of an employee so
that the workday starts and/or ends outside of the peak-hour periods.
Such programs may include but are not limited to compressed work weeks,
staggered work hours involving a shift in the set work hours of employees
at the workplace and flexible work hours within guidelines established
by the employer.
(2)
The use of vans or shuttle buses for commutation and lunch hour trips
to provide opportunities for and encourage the use of businesses,
restaurants and retail establishments in the downtown and other areas
of the Township.
(3)
Designation of preferred parking for ride-sharing and van-pooling
participants.
(4)
Construction of public or private bus shelters to facilitate traffic
mitigation measures.
(5)
Establishment of shuttle bus service to and from the Cranford train
station in the morning and afternoon.
(6)
Establishment of an in-house or third-party ride-sharing or van-pooling
program.
(7)
Establishment of an information center to coordinate ride-sharing
and van-pooling among smaller businesses in a complex.
(8)
The use of any other informational and promotional techniques to
inform employers and employees of transit and alternate transportation
opportunities and encourage the use of these alternatives.
(9)
The provision of special accessory uses on site to limit off-site
trips.
E.
Traffic impact analysis. A traffic impact analysis prepared by a
professional traffic consultant shall be included as part of the traffic
reduction plan. The traffic impact analysis shall include a projection
of the vehicle trips in the peak-hour period generated by the proposed
development. The traffic impact analysis shall also include an analysis
of the effectiveness of the proposed traffic reduction strategies
and implementation mechanisms in achieving the traffic reduction goals
of the plan. This analysis shall include a projection of the vehicle
trips generated by the development in the peak-hour period after implementation
of the proposed traffic reduction plan.
A.
The traffic reduction plan shall be submitted to the Office of Transportation
Management before an application for site plan approval or general
development plan approval can be determined complete. Said traffic
reduction plan shall be forwarded by the Planning Board to the Office
of Transportation Management for a nonbinding recommendation as to
whether the plan meets the traffic reduction goals of this article.[1]
B.
The Office of Transportation Management shall review and recommend
the traffic reduction plan for approval within 45 days of submission
unless the Office of Transportation Management determines that said
plan as designed cannot achieve required traffic reduction goals.
If such a determination is made, the Office of Transportation Management
shall recommend that the Planning Board not accept the plan and require
that said plan be revised.
C.
Approval of a traffic reduction plan by the Planning Board shall
be a requirement for site plan approval or general development plan
approval for all development applications in the C-3 Zone which are
proposed to be developed in accordance with the FAR maximums specified
in this article.
Every proposed new nonresidential development complex which
is subject to the requirements of this article shall designate a Traffic
Coordinator to act as a liaison to the Office of Transportation Management.
All notices and information regarding surveys, reports and traffic
reduction plans required pursuant to this article shall be directed
to said Coordinator. Notices communicated to the Coordinator shall
be deemed effective as to the business or development when received,
in writing, by the Coordinator.
It shall be a condition of approval that all nonresidential
development complexes must provide ongoing traffic management services
in accordance with the approved traffic reduction plan and provide
annual surveys of all businesses occupying the premises to the Office
of Transportation Management.
A.
Annual report. An annual report on the effectiveness of the traffic
reduction plan in achieving the traffic reduction goals shall be submitted
to the Office of Transportation Management. Failure to achieve the
intended levels of trip reduction will be grounds for review and revision
of any previously approved plans. The annual report shall include
actual counts of vehicle trips generated by the development in the
peak-hour periods.
B.
Annual survey.
(1)
All nonresidential development complexes with 100 or more employees
shall survey their workforce annually to gather data on place of residence,
working hours and commutation mode. In order to be in compliance with
this section, a minimum completed survey response rate of 75% shall
be required on employee surveys.
(2)
The Office of Transportation Management shall distribute the employee
survey form annually and shall provide a minimum of 60 days between
distribution of the survey and deadline for submission.
(3)
Results from the survey shall be compiled by the designated Traffic
Coordinator for the development and submitted as part of the annual
report on the traffic reduction plan to the Office of Transportation
Management.
(4)
It shall be a condition of site plan approval that all new businesses
which occupy 15,000 square feet or more of gross floor area in a nonresidential
development complex be notified that they are individually required
to comply with the annual survey requirements of this subsection within
five months of occupancy and submit the results of the annual survey
to the designated Traffic Coordinator. Subsequent occupants of 15,000
square feet or more shall be required to submit annual surveys to
the designated Traffic Coordinator in accordance with the requirements
of this subsection. Developers or subsequent owners of nonresidential
development complexes shall be required to submit to the Office of
Transportation Management the names of all businesses leasing or,
if the development is a condominium association, owning 15,000 square
feet or more of the nonresidential development complex.
Developers or subsequent owners of nonresidential development
complexes as defined in this article shall be responsible for ensuring
that the traffic reduction goals of the traffic reduction plan continue
to be met and that the traffic reduction strategies set forth in the
traffic reduction plan will continue to be implemented. This requirement
will not preclude the developer from providing alternate but commensurate
traffic reduction strategies and implementation mechanisms which are
equally or more successful in meeting the traffic reduction goals
of the plan. Revisions to the selected traffic reduction strategies
and implementation mechanisms and amendments to the traffic reduction
plan may be requested as part of the annual report to the Office of
Transportation Management but may be submitted to the Office of Transportation
Management at any time. The Office of Transportation Management shall
review requests for revision or amendment to the traffic reduction
plan and shall make its recommendation to the Planning Board within
45 days from receipt of the request.
A.
Violation. Failure to implement, in a demonstrated good faith fashion,
the required traffic reduction plan will constitute a violation of
this article. Failure to submit a required annual survey, annual report,
traffic reduction plan or revision to a traffic reduction plan will
also constitute a violation of this article.[1]
B.
Enforcement agent. The Zoning Officer shall be empowered to issue
fines and summonses pursuant to this article upon certification from
the Office of Transportation Management that developers or owners
of developments approved pursuant to this article have failed to comply
with the requirements of this article.
C.
Fines and penalties. After 30 days' written notice to remedy said
infraction, violators shall be subject to a fine of $100 per day until
such time as said violation of this article is abated by complying
with the requirements herein. No building permits or certificates
of occupancy shall be issued to any applicant, developer or owner
of a development which is deemed in violation of the provisions of
this article.
