The TDA - Tourism Development Area District has been established
for the following purposes:
A.
To provide an opportunity for integrated development of a variety
of tourism related uses according to a master development plan ("plan").
B.
To provide flexibility in design and use of larger tracts of land
within the Township consistent with the goals and objectives of the
Township Comprehensive Plan as well as to support the operational
mission of Fort Indiantown Gap.
C.
To provide an opportunity for unified and harmonious development
in order to establish continuity between uses in terms of character,
scale, building massing, internal circulation patterns and open space.
A.
The TDA District of East Hanover Township shall be deemed an overlay
district on the LI - Limited Industrial zoning districts as delineated
on the Township Zoning Map. Said overlay shall become affixed to the
land as the base zoning for the tract (and the Official Zoning Map
of the Township shall be amended accordingly) upon the approval of
the plan by the Board of Supervisors. However, in the event that,
within five years of the approval of the land development plan for
the TDA District, the applicant has not begun construction, the zoning
of the tract shall revert to the zoning that existed immediately prior
to the approval of the TDA District and the TDA District shall be
of no further force or effect.
B.
Development of the approved TDA District shall be in accordance with
the zoning regulations as modified by the covenants, restrictions
and development standards of the approved plan which shall supersede
the zoning regulations (including, but not limited to, use, area,
and bulk limitations) applicable to the underlying district.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
The following conditions shall serve as the minimum criteria
for an application to be considered eligible for consideration under
this article:
A.
The tract shall be planned and developed according to a land development plan, which shall be submitted with the application. The land development plan shall be approved in accordance with Chapter 185, Subdivision and Land Development.
B.
The tract shall have a contiguous area of not less than 10 acres. Primary access to the use shall connect with collector and/or arterial roadways as defined in Chapter 185, Subdivision and Land Development. In addition, access to the proposed site must be located within 1/4 mile of an I-81 exit and/or entrance ramp.
A.
Farmers market and related accessory uses.
(1)
The proposed use may contain both interior and exterior sales
and display areas that are oriented toward the promotion of the local
farming enterprise, history and culture.
(2)
Interior sales and display areas may contain the following:
(includes areas located under attached roof canopies):
(a)
Fresh produce, meat, dairy, baked goods and other grocery-related
items.
(b)
Furniture, decorations, ornamental accent items and related
household goods.
(c)
Food court and café.
(d)
Smorgasbord or family-style restaurant.
(e)
Arts and crafts, quilts and similar handmade items.
(f)
Instructional classes and demonstration areas related to the
above uses.
(g)
Office or sales area for display items located outside.
(h)
Similar uses to those listed above as approved by the Township
Supervisors.
(3)
Exterior sales and display areas may contain the following:
(a)
Sheds, playground equipment, gazebos, arbors, barns, garages,
horse runs, pet enclosures, lawn furniture, birdhouses, hex signs
and similar outdoor items.
(b)
Landscaping materials such as mulch, paving stones, retaining
walls and related items.
(c)
Garden ornaments, benches and cemetery memorials.
(d)
Temporary food vendors.
(e)
Picnic and playground area(s).
(f)
Pond and waterfall display areas.
(g)
Similar uses to those listed above as approved by the Township
Supervisors.
B.
Special events and attractions. Special events may be held throughout
the year and may be conducted within interior or exterior areas of
the site. A master plan for special events and attractions shall be
submitted to the East Hanover Township Board of Supervisors to address
traffic control with incorporation of Lebanon County's MPO Congestion
Management Plan Special Events Check List, coordination of services
with local EMS providers, security, special event sanitary facilities,
special event parking locations, locations for event space and trash
removal. The plan shall be submitted and approved 60 days prior to
the first scheduled event. The plan shall thereafter be updated or
supplemented with information applicable to upcoming events, providing
at least 30 days' notice of future events and addressing any issues
raised during previous events. Special events may include the following:
(1)
Seasonal village.
(2)
Ethnic festivals.
(3)
Vehicle shows (antique, classic, muscle cars, street rods, motorcycle,
RV, boat, etc.).
(4)
Food competitions.
(5)
Fairgrounds.
(6)
Community sponsored fund-raising events.
(7)
Family activities such as wagon rides, petting zoo, pony rides,
buggy rides, mazes, etc.
(8)
Farm equipment shows (antique and new).
(9)
Tractor competitions.
(10)
Auctions.
(11)
Similar uses to those listed above as approved by the Township
Supervisors.
C.
Historical village. The historic village may include a blacksmith
shop, harness maker shop, gristmill, sawmill, glassmaker, post office,
school house, general store, bakery, chapel, barns, and other similar
uses. The village would contain both historic structures (relocated
from other sites) as well as replica structures used to re-create
a 19th century village setting where demonstrations, lectures, and
historical re-enactments of rural life take place. In addition, each
building/shop may contain an area to sell crafts, souvenirs, food
and other related items.
D.
Indoor weapons/tactics training facilities and related accessory
uses, including, but not limited to, the following components:
(2)
Gun shop.
(3)
Classroom space.
(4)
Warehouse/storage area.
(5)
"Club room" with pool table(s), etc.
(6)
Gym - for individualized physical/combat training.
(7)
Digital simulator(s).
(8)
Dining facilities and/or canteen/vending area.
(9)
Similar uses to those listed above as approved by the Township
Supervisors.
Ten acres.
Two hundred feet (supersedes § 250-96).
60% with the exception that mulch, stone and other similar materials
used as the base material for the exterior sales and display areas
shall not count toward the overall impervious coverage.
A lot within the TDA District may include two or more principal
and/or accessory uses provided that the other requirements of this
section are met, including lot size, lot width and lot coverage and
provided that the distance between buildings shall be a minimum of
20 feet.
The requirements established in § 250-98 shall apply to this use with the exception that exterior sales and display area are permitted in the side and rear yards to within 10 feet of property lines and to within 20 feet in front yard areas.
The height of any principal or accessory structure shall not
exceed 50 feet.
B.
Section 250-208, Schedule of required off-street parking spaces, shall not apply. Parking shall be provided at the rate of 3.0 spaces per 1,000 square feet of gross floor area. Exterior sales and display areas as permitted by § 250-113A(3) shall not count toward the gross floor area and therefore are exempt from parking requirements. In addition, the applicant shall provide a plan that would identify the parking areas associated with activities permitted under § 250-113B. The plan shall be submitted and approved 60 days prior to the first scheduled event. The plan shall thereafter be updated or supplemented with information applicable to upcoming events, providing at least 30 days' notice of future events and addressing any issues raised during previous events.
C.
Section 250-209, Separate or combined use of facilities, shall not apply. In lieu of this requirement, a site plan reflecting adequate parking availability during normal operations and for overflow parking during special events shall be approved with the land development plan. Where the applicant can demonstrate that adequate off-street parking capacity is not feasible on the same lot as the proposed nonresidential use or structure, the new use or structure may be permitted if the applicant:
(1)
Provides written authorization from an adjoining or nearby property
owner to allow establishment and/or use of parking facilities meeting
the requirements of this article on that property.
D.
Section 250-211, Loading and unloading space, shall not apply. Loading spaces shall be provided at the rate of 1 space per 25,000 square feet of gross floor area. Loading spaces shall be a minimum of 12 feet by 33 feet with a vertical clearance of 12 feet. Loading spaces may be provided on any side of a building as long as it meets the underlying required building setback line.
The standards contained in § 250-107 shall apply to this overlay district with the exception that exterior sales and display areas as permitted by § 250-113A(3) may be located to within 10 feet of side and rear property lines and to within 20 feet in front yard areas.
The provisions of § 250-103 shall apply to this overlay district.
Signs shall be permitted as specified in Article XXII of this chapter.
The provisions of § 250-104 shall apply to this overlay district.
The provisions of § 250-108 shall apply to this overlay district.
The provisions of § 250-199B(4) pertaining to screen plantings for buildings shall not apply to this use. All other provisions of Article XX shall otherwise apply.
