The purpose of the Special Economic District
Zone (SED) is to create a unique living and working environment in
special area of the Township. This district encourages economic development
of mixed uses in a setting which will preserve environmentally sensitive
land areas and offer development reflective of surrounding land uses,
including the airport in particular, and promote compatibility between
these uses. The design of this zone is intended to be flexible and
to encourage creative design and planning techniques for both nonresidential
and residential uses. Although a mix of uses is permitted, nonresidential
uses shall predominate the development of this zone.
The minimum tract size for SED uses shall be
500 acres.
The individual components of development in
the SED zone shall be as follows:
A.
Multifamily: maximum of 10% of the total tract.
B.
Single family: minimum of 10% of total tract, maximum
of 20% of total tract.
C.
Industrial/distribution: minimum of 25% of total tract,
maximum of 50% of total tract.
D.
Office, research: minimum of 10% of total tract, maximum
of 50% of total tract.
Building and lot requirements shall be as follows:
A.
For industrial, distribution, offices and laboratories, as specified in Article VI, Limited Manufacturing and Industrial, for LMI uses.
B.
For multifamily residential uses, as specified in § 500-18, Planned neighborhoods, pertaining to planned development.
C.
For single-family residential:
(1)
No greater than 50% of the total single-family units
shall be built on one-acre lots, subject to natural features provision
of this chapter. No less than 40% of the total single-family units
shall be built on two-acre lots subject to the natural features provision
of this chapter.
(2)
Area and yard requirements as specified in appropriate
R-1 and R-2 provisions of this chapter, except not including the provisions
for cluster and sewer and water facilities requirements.
A.
A concept plan shall be first submitted for general
review by the Planning Board. Thereafter, a general preliminary plan
shall be submitted for overall review and approval. Said plan shall
include a phasing program to determine component mix and compatibility.
B.
Each phase shall than be submitted for approval. No
more than 50% of residential units can be built before 50% of the
nonresidential component of the project. A balance between residential,
nonresidential and commercial components shall be reviewed by the
Planning Board to ensure a balanced plan implementation.
C.
Open space. A minimum of 20% of the total tract shall remain as open space. This area shall be designed as uniform land areas which can be utilized as passive or active recreation and which can be utilized as a buffer to surrounding land uses. There shall also be internal open space within each component to connect various project components and to connect individual lots within each component, such as trails, greenway, sidewalks or bike paths. Open space is also subject to maintenance provisions, etc., of § 500-18, Planned neighborhoods.
D.
Natural features. The natural features provisions of this chapter as described in § 500-71 apply to this zone.
E.
Utilities. Central sewer and water facilities shall
be provided for all residential and nonresidential components of any
project within the SED Zone. Concept review shall discuss sewer and
water facilities, and phasing shall include such utilities construction
in the first phase of development. Water and sewerage shall be constructed
to meet the West Milford Township Municipal Utility Authority's criteria
for public acceptance as well as the requirements of New Jersey Department
of Environmental Protection and the adopted Wastewater Management
Plan.
Parking requirements shall be those specified
for each component use described in this chapter.
All loading and unloading requirements shall
be governed by the provisions for each component use.
