[Added 12-22-2004 by Ord. No. 36A-2004]
A.
The purpose of the Gateway Planned Development Overlay
District (GPDOD) is to permit modification of the strict application
of the standards and provisions of these regulations to accomplish
the purposes set forth below. Generally, a planned development overlay
district may be established for the following purposes:
(1)
To permit tracts of land to be developed, redeveloped
and improved as related design units of an overall mixed-use character,
consistent with the character of the municipality and the long-range
improvement of the neighborhood and consistent with the Master Plan.
(2)
To permit the use of land, buildings and other
structures for purposes that would be beneficial to and consistent
with the character of the Township and the long-range improvement
of the neighborhood and consistent with the Master Plan adopted by
the governing body, when such uses are located on tracts of sufficient
size to accommodate well-integrated building designs, structures and
facilities in connection with the use and when another zoning district
could not be appropriately established to accomplish such purposes.
B.
The Gateway Planned Development Overlay District (GPDOD)
is intended for the area approximately bounded by the Black Horse
Pike, the property lines northeast of Watson Drive, Fries Mill Road,
Hurffville-Cross Keys Road, Laurel Road, Berlin-Cross Keys Road, and
Tuckahoe Road, and approximating a total of ±670 acres (see
map).[1]
[1]
Editor's Note: Said map is on file in the
Township offices.
[Amended 10-27-2010 by Ord. No. 23-2010]
Within the Gateway Planned Development Overlay
District (GPDOD) there are a variety of zoning district classifications.
Within each individual zoning district, land, buildings or premises
shall be used by right only for only one of the following:
A.
Highway - Commercial (MC) uses pursuant to § 285-100 shall be permitted with the exception of the following:
|
(14)
|
Mortuaries.
| |
|
(18)
|
General service and repair shops, including
carpenter, cabinetmaking, furniture repair, plumbing or similar shop.
|
B.
Highway - Commercial (MC) conditional uses pursuant to § 285-101 shall be permitted with the exception of the following:
|
(1)
|
Truck sales and/or rental agencies, such as
tractor-trailer and/or tractor agencies.
| |
|
(2)
|
Boat, farm equipment vehicles and recreation
vehicle agencies.
| |
|
(4)
|
Car washes.
| |
|
(5)
|
Used car lots subject to the special regulations of § 285-106.
|
C.
Highway - Commercial (HC) conditional uses permitted
only along Route 42 and Tuckahoe Road or within 750 feet of these
rights-of-way:
|
(4)
|
Car washes,
|
A.
The purpose is to provide a community for active adults
age 55 and older not requiring comprehensive care or assisted-living
facilities.
B.
Area and bulk regulations for age-restricted housing;
conditions.
(1)
Lot size and density. The tract of land for
which a single application for a planned development is made must
contain an area of not less than 70 acres. The concept of a planned
development overlay district supports the purpose of achieving greater
flexibility in planning and design and providing mixed-use developments
that are free from the rigid constraints of uniform locational standards
that typically separate distinct land uses. However, with the ability
to combine residential and commercial activities, area and bulk standards
must be enforced to protect these residents.
|
Standards for Single-Family Detached Dwelling
Units
| ||
|---|---|---|
|
Type
|
Standard
| |
|
Minimum lot size
|
7,475 square feet
| |
|
Minimum lot frontage
|
60 feet
| |
|
Minimum lot width
|
65 feet
| |
|
Minimum lot depth
|
110 feet
| |
|
Maximum building coverage
|
40%
| |
|
Maximum impervious coverage
|
50%
| |
|
Minimum front yard setback
|
25 feet
| |
|
Minimum side yard setback
|
10 feet each
| |
|
Minimum rear yard setback
|
20 feet
| |
|
Maximum height of single-family dwelling
|
35 feet
| |
|
Standards for Single-Family Attached Dwelling
Units (townhouses)
| ||
|---|---|---|
|
Type
|
Standard
| |
|
Minimum lot size
|
2,400 square feet
| |
|
Minimum lot width
|
24
| |
|
Minimum lot depth
|
100
| |
|
Maximum building coverage
|
45%
| |
|
Maximum impervious coverage
|
65%
| |
|
Minimum front yard setback
|
25 feet
| |
|
Minimum side yard setback, corner only
|
15 feet (corner units); 0 feet (interior units)
| |
|
Minimum rear yard setback
|
20 feet
| |
|
Maximum height for attached dwelling units
|
35feet
| |
(2)
Conditions.
(a)
The square footage of commercial development
will determine the amount and/or type of age-restricted housing constructed
based on the following formula: for every one unit of housing there
must be 300 square feet of commercial ratable. The minimum commercial
application shall be 37,500 square feet. The 15% open space required
is increased to 20%.
(b)
In either case, the commercial portion of the
development must be completed simultaneous or prior to the residential
portion, and in no case shall a certificate of occupancy be awarded
to the residential portion before such is awarded to the commercial
portion. In the event that a project is completed in phases, the commercial
portion of each phase must contain no less than the above sited 37,500
square feet.
C.
Area of Gateway Planned Development Overlay District
(GPDOD) available for age-restricted housing. Age-restricted residential
uses (inclusive of associated rights-of-way, stormwater basins, buffers,
open space requirements, etc.) shall occupy no more than 10% of the
land area of the Gateway Planned Development Overlay District (GPDOD)
which equates to +67 acres.
D.
Open space requirements. All requirements as noted in Article XXVIII, Open Space Regulations, § 285-174 et seq., must be adhered to for age-restricted development, with the following revisions:
(1)
Within the Gateway Planned Development Overlay District, the 15% open space requirement (§ 285-175B) shall be increased to 25% and must be contiguous open space.
(2)
If this open space is located in a wellhead
protection area (Tier 1 or 2), as noted on the Washington Township
Wellhead Protection Map, the required percentage of open space may
be reduced to 20%. This may be land that is located off site from
the proposed development site, and the arrangement may be similar
to a local transfer of development rights.[1]
(3)
In addition to the required recreational fee
assessed per unit under Washington Township ordinance, the GPDOD shall
require active recreational facilities as defined below.
(4)
With this increase, the requirement for active recreational facilities (§ 285-177) shall be replaced with the following table:
|
Number of Dwelling Units
|
Passive Lots
|
Shuffleboard Court
|
Horseshoe Pit
|
Tennis Court
|
Swimming Pool
| |
|---|---|---|---|---|---|---|
|
3 - 10
|
1
|
1
|
--
|
--
|
--
| |
|
11 - 24
|
1
|
1
|
1
|
--
|
--
| |
|
25 - 49
|
1
|
1
|
1
|
1
|
--
| |
|
50 - 99
|
1
|
2
|
2
|
1
|
--
| |
|
100 - 149
|
1
|
2
|
2
|
2
|
1
|
(5)
Any development in excess of 150 dwelling units
will be reviewed and active recreational elements recommended as part
of site plan review.
(6)
A developer may request that, in lieu of the
required active recreational facilities; increased passive open space
be approved for the project. Such request must be approved by the
Planning Board during site plan review. The increase in the percentage
of land to be reserved for open space shall be relative to the reduction
in proposed active space facilities. However, if a developer proposes
to entirely eliminate the active recreational facilities, the total
requirement for passive open space shall be no less than 30% or make
an in-lieu-of contribution to the Township facilities fund.
E.
COAH requirements.
(1)
In an effort to meet the New Jersey Council
On Affordable Housing (COAH) requirements set forth for the Township,
a minimum of 10% of any age-restricted development must be set aside
for low- and moderate-income units.
F.
Other requirements for age-restricted community development.
(1)
A traffic impact study which adequately demonstrates
the amount of traffic to be generated from the proposed use and the
capacity of the existing roadway network within the Township to absorb
the expected traffic must be submitted. Such study must clearly demonstrate
finding of no significant impact, or identify measures to be taken
to alleviate the expected traffic impact. The measures must be acceptable
to the reviewing board.
(2)
Indoor social, cultural, recreational, and meeting
facilities should be required in any age-restricted housing development
for the use and enjoyment of the residents of the development.
(3)
For a comprehensive age-restricted development
utilizing single-family attached housing, the front to front and front
to rear distances between principal buildings shall be at least 40
feet.
(4)
The maximum number of units in a structure shall
be limited to no more than eight townhouse dwelling units with a staggered
four-foot setback facade every fourth unit to add architectural variety.
(5)
Maximum clearing limit. No more than 70% of
the lot shall be cleared of vegetation for the purpose of construction;
provided, however, if the existing cleared area exceeds 70% of the
lot area or the existing vegetation is immature and may be reestablished
in a relatively short period of time, strict compliance with this
section may be waived by the reviewing board to promote the purpose
of this plan.
(6)
Architectural. Any development shall be constructed
with varying facades, roof lines and landscaping for effect. There
shall be a minimum of 20% attached housing and a minimum of 20% detached
housing included in any mix.
(7)
Social and recreation facilities for adults
55 years of age and older shall reflect insofar as possible, preference
of the anticipated residents, and indoor facilities for such uses
may include hobby or craft facilities, lounging areas which may also
be used for meetings, and group activities, card rooms, exercise rooms
and lavatories. Active outdoor facilities for senior housing may include
walks, shuffleboard and horseshoe courts, tennis courts, and a swimming
pool.
(8)
Appropriate passive outdoor recreational areas
shall be provided and shall include suitable landscaping. These areas
shall be suitable for sitting and walking and may include outdoor
sitting areas (gazebos), game tables and/or bicycle trails.
(9)
With respect to any common open space created
as part of an age-restricted development, the landowner or developer
shall provide and establish an organization for the ownership and
maintenance of any such common open space for the use and benefit
of the residents of the community or dedicate the space to the Township
as communal recreational facilities.
A.
Careful attention must be given to the quality of
design of all buildings, land uses, street accessories (i.e., streetlighting,
sidewalk treatment, open space, stormwater basins, etc.).
C.
Circulation standards. The circulation system shall
allow for different modes of transportation. The circulation system
shall provide functional and visual links within the residential areas,
mixed-use area, and open space of the traditional neighborhood development
and shall be connected to existing and proposed external development.
The circulation system shall provide adequate traffic capacity, provide
connected pedestrian and bicycle mutes (especially off-street bicycle
or multiuse paths or bicycle lanes on the streets), control through
traffic, limit lot access to streets of lower traffic volumes, and
promote safe and efficient mobility through the traditional neighborhood
development.
D.
Bicycle circulation. Bicycle circulation shall be
accommodated on streets and/or on dedicated bicycle paths. Where feasible,
any existing bicycle routes through the site shall be preserved and
enhanced. Facilities for bicycle travel may include off-street bicycle
paths (generally shared with pedestrians and other nonmotorized users)
and separate, striped, four-foot bicycle lanes on streets. If a bicycle
lane is combined with a lane for parking, the combined width should
be 14 feet.
E.
Public transit access. Where public transit service
is available or planned, convenient access to transit stops shall
be provided. Where transit shelters are provided, they shall be placed
in highly visible locations that promote security through surveillance,
and shall be well-lighted and designed to relate to the neighborhood
architectural character.
F.
Motor vehicle circulation. Motor vehicle circulation
shah be designed to minimize conflicts with pedestrians and bicycles.
Traffic-calming features such as queuing streets, curb extensions,
traffic circles, and medians may be used to encourage slow traffic
speeds.
A.
The street and pedestrian network must be well connected
for the health, safety, and welfare of residents in part so that emergency
vehicles can reduce response times. This can be achieved by:
(1)
Minimizing cul-de-sacs within the planned development
overlay district.
(2)
Providing sidewalks on all streets (both sides).
(3)
Providing alleys in specified sections of the
planned development district.
(4)
Assuring that the names of the roads and streets
do not match or sound like other streets within Washington Township.
B.
Block and lot size diversity. Street layouts should
provide for perimeter blocks that are generally in the range of 200
to 400 feet deep by 400 to 800 feet long. A variety of lot sizes should
be provided to facilitate housing diversity and choice and meet the
projected requirements of people with different housing needs.
C.
Building setback, front mixed use areas. Structures
in the mixed-use area may have no minimum setback (subject to Planning
or Zoning Board site plan review). Commercial and civic or institutional
buildings should abut the sidewalks in the mixed-use area.
Buffers within the GPDOD shall be implemented
on a sliding scale with the existing landscape buffer requirements
to remain in effect as the minimum buffer required.[1]
A.
The applicable buffer shall be increased to a minimum
of 75 feet and shall be 75% evergreen, with trees planted 10 feet
from center, and shall be six to eight feet high at time of initial
planting. Such plantings shall provide a thick, dense visual buffer
from the ground to a height of six feet for the following conditions:
(1)
Any structure proposed to have a gross building
footprint of more than 30,000 square feet;
(2)
Any structure proposed to have a gross building
footprint of more than 20,000 square feet and will have a height of
greater than 30 feet at any single location on any elevation as measured
at the roofline; and
(3)
A parking lot containing more than 200 parking
spaces.
B.
If the commercial or office use is developed as part
of a mixed-use development in conjunction with the age-restricted
development, and the architecture and scale relate to the residential
developments, the buffer may be eliminated at the Planning Board's
discretion.
C.
The applicable buffer shall be increased to a minimum
of 100 feet and shall be 75% evergreen, with trees planted eight feet
apart in four rows within a twenty-five-foot width, and shall be six
to eight feet high at time of initial planting. Such plantings shall
provide a thick, dense visual buffer from the ground to a height of
six feet. The following applicable buffers are triggered if two or
more of the following conditions are met.
(1)
Any structure proposed to have a gross building
footprint of more than 30,000 square feet and will have a height of
greater than 30 feet at any single location or elevation as measured
at the roofline;
(2)
Any structure proposed to have a gross building
footprint of more than 50,000 square feet and will have a height of
greater than 30 feet at any single location on any elevation as measured
at roofline;
(3)
A parking lot containing more than 300 parking
spaces;
(4)
Any operation utilizing outdoor sales;
(5)
Any operation that functions after 11:00 p.m.
or prior to 6:00 a.m. with loading and unloading operations during
those time periods; and
(6)
Any operation open before 6:00 a.m. and after
11:00 p.m.
