Ordinance No. 2006-09

AN ORDINANCE TO AMEND CHAPTER XIII OF THE REVISED GENERAL ORDINANCES OF THE TOWNSHIP OF WANTAGE, BEING THE ZONING CHAPTER

BE IT ORDAINED by the Township Committee of the Township of Wantage that Chapter XII and XIII of the Revised General Ordinances of the Township of Wantage being the Zoning Chapter shall be and is amended to add a new section Planned Small Community Villages and Hamlets (PSC) as follows;

WHEREAS, the Township Committee and Land Use Board have concluded that a new approach to planning and zoning is required to manage future growth consistent with smart growth policies of the Master Plan, Sussex County Strategic Growth Plan and the New Jersey State Plan;

WHEREAS, the following goals of the Master Plan are reflected and illustrated to communicate the desired development patterns and growth appropriate in Wantage Township;

SECTION 1:
Section 13-3.1 Zoning Districts.
For the purpose of this chapter Wantage Township is hereby divided into use districts as follows:

Symbol	Name
PSC-B	Planned Small Community – Beemerville
PSC-C	Planned Small Community – Colesville
PSC-MC	Planned Small Community – McCoy’s Corner
RE-5	Residential Environs Residential District – 5 acre
R-2	Residential Single-family – 15,000 square feet
M-R	Multiple Family Residential
RC	Residential Commercial
NC	Neighborhood Commercial
HC	Highway Commercial
LI	Limited Industrial
I	Industrial
AH	Airport Hazard
ML	Mount Laurel

SECTION 2:
Section 13-3.2a. Zoning Map-Boundaries is hereby modified:

“The boundaries of the Zone Districts described in section13-3.1 are hereby established as shown on a map entitled ‘Zoning Map of the Township of Wantage’ last revised ____________ prepared by Harold E. Pellow & Associates of Augusta New Jersey and dated _____________, which map accompanied and was declared to be part of this ordinance as amended from time to time by ordinance and now the attached ___ 2006 revision to said map is herewith made a part of this section.”

SECTION 3:
Section 13-4A is hereby added an entitled Legislative Intent: The intent of the Township Committee to enact this ordinance is to:

1. Preserve the Township’s natural resources and ecological balance within the context of permitting appropriate development based on sound planning and engineering principles by utilizing resource and conservation information.
2. Maintain the rural character of Wantage Township.
3. Maintain a sound fiscal balance by managing residential and commercial growth.
4. Preserve the farmland around the existing concentration of protected farms to support the farm economy and to enhance the rural character of Wantage Township.
   
   
   
   Illustration #1
   Space Farms Beemerville, Wantage Township, NJ
   
   Illustration #2
   Majestic rolling hills, forests, farm fields and lakes form the rural landscape. Wantage Township, NJ
   
5. Maintain existing and establish new community and recreation facilities and services to ensure a high quality of life for current and future residents.
6. Establish appropriate land uses around the existing Center of Sussex Borough to enhance the local retail, office and service uses of the region for the citizens of Wantage.

Re-establish the existing Hamlets to provide convenient neighborhood retail and service uses to the local residents.

Provide a range of housing types for residents of all ages and income levels with higher density and new affordable housing in “planned small community centers”.

Illustration #3
Mixed housing types in a village setting. Doylestown, PA

Encourage transportation improvements in the existing development corridors to
develop gateways into Wantage to enhance the character and to permit the free flow traffic and to reduce congestion.

Promote the conservation and the utilization of the historic resources of the Township.

Reduce the excessive sprawl of development and the segregation of land uses that results in the inefficient use of land and energy resources creating dependency on the private automobile for transportation. Refer to Illustrations # 4, # 5 and # 6.

Illustration # 4
Sprawl Development an example of an out-dated single commercial use with a vast parking area. Wyckoff, NJ


Illustration # 5
Sprawl development consisting of strip malls and single commercial uses with multiple curb cuts on major roadways
results in traffic congestion and an inefficient use of the land. State Highway 23 - Riverdale, NJ

Illustration #6
Isolated commercial development requiring the use of the automobile, which adds to congestion.
State Highway 15 - Lafayette, NJ

Discourage generic modern single-family subdivision development with no relationship to the natural environment and historic development pattern of Sussex County and New Jersey. Refer to Illustrations # 7 and # 8.

Illustration # 7
An example of Modern single-family large lot subdivisions constructed on productive farmland. Leap frog development patterns through the rural landscape establishes isolated developments destroying the rural landscape. Wantage, NJ

Illustration # 8
Single-family development on visible steep sloped land with no natural landscape or forested areas
eliminates the desired rural character. Wantage, NJ

Promote the establishment of new neighborhoods and mixed-use developments that are consistent with traditional neighborhoods, hamlets and villages in New Jersey. Refer to Illustrations # 9, # 10, # 11, # 12, # 13, # 14, # 15 and # 16.

Illustration # 9
Architectural focal point of a traditional Town Center Village with mix of 1st floor retail, 2nd floor office and 3rd floor apartments. Ridgewood, NJ

Illustration # 10
Pedestrian oriented streetscape with a mix of office, retail and apartments on second floor. Ridgewood, NJ


Illustration # 11
Mixed-use neighborhood with distinct pedestrian oriented streetscape. Abbey Road London, England

Promote and require mixed-use developments with a variety housing types, range of lot sizes, and mix-used structures with apartments over office and retail uses that surround a village green, related site amenities and community facilities. Refer to Illustrations # 12, # 13, # 14, # 15 and # 16.

Illustration # 12
Mixed-Use building with retail on first floor and apartments on the 2nd and 3rd floors adjacent to public transportation.
Ridgewood, NJ

Illustration # 13
Mixed use building with office on the ground floor, office on the 1st floor and apartments on the 2nd floor. Sparta, NJ

Illustration # 14
Village green with retail, office and NJ Transit bus station. Midland Park, NJ


Illustration # 15
Community park and streetscape amenities in the core of the village center. Ridgewood, NJ


Illustration #16
Village Green bordered by mixed-use development. Source: State Plan 2001

Require developments to be physically, visually and spatially consistent with the Community Design Standards for site plan, architectural design and landscape design found in Ordinance Section 13-13A. The development shall result into a coherent overall development pattern with a unified landscape and streetscape.

Prohibit strip and single use commercial and residential development on large vacant tracts of 10 acre or more.

13-4B Beemerville Planned Hamlet:

The purpose of the Beemerville Hamlet is to focus on Agro-Tourism with support commercial retail and service uses and a modest amount of clustered housing to preserve the adjacent farmland. The farm economy and character are important to incorporate into the Beemerville Hamlet Center to maintain and revitalize Agro-Business and Tourism opportunities in Wantage Township. The proposed farmland if preserved within the Hamlet should be deed restricted to permit only farming activities consistent with Right to Farm legislation.

1. Principal Permitted Uses.
   The following uses shall be permitted in the Beemerville Planned Hamlet. A mixed of uses and multiple uses in the same structure or in several structures on the same lot are permitted.
   
   Retail Uses including farmers market, groceries, delicatessen and meat market, drug stores, gift shops, liquor stores, restaurants and taverns, stationary stores, bookstores and other similar uses as determined by the Land Use Board.
   
   Retail Service Uses including hair salons, barbershops, shoe repair, dry cleaners, Laundromats and other similar uses as determined by the Land Use Board.
   Professional Uses including banks, accountants, physicians, dentists, lawyers, architects, planners, engineers, financial planners or other related professional uses, real estate and insurance brokers.
   
   Apartments on the second floor of commercial buildings except dry cleaning establishments, gasoline service stations or other uses as determined by the Land Use Board. Growth share shall apply.
   
   Agricultural Uses including zoos and farm stands.
   
   Residential Uses based on a gross density of one housing unit per one acre. Permitted housing types include single family, patio homes, duplexes and triplexes. Mandatory Affordable housing set aside of 12.5% is required. Open space requirement dedicated to a farm use shall be 50% of the farm tract.
   
2. Accessory Uses.
   Garages, parking lots, garden sheds, decks, patios and other similar accessory uses as determined by the Land Use Board.
   
3. Bulk Requirements.
   The requirements are minimum and shall be varied to establish a neighborhood character consistent with the Small Community Village Design Standards and the Sussex County Strategic Growth Plan.

Commercial lot size shall be a minimum of 20,000 square feet.
Residential lot size shall be a minimum of 12,000 square feet for a single- family structure and 20,000 for a two or three-unit structure.
Building height shall not exceed 40 feet.
Minimum lot width shall be 75 feet.
Minimum side yard shall be 10 feet.
Minimum front yard setback shall be a minimum of 22 feet with a maximum of 35 feet. Homes adjacent to each other must vary the front building setback a minimum of 5 feet.
Minimum Rear yard shall be 30 feet.
Maximum lot coverage shall not exceed 50 %.

   4. Conditional Uses.
       Public or institutional uses.
       Public utilities.
       Farm manager residence and seasonal employees residence.

   5. Prohibited Uses.
       Single use strip commercial development.

   6. Design Standards. Refer to Ordinance Section 13-13A.

13-4C Colesville Planned Hamlet:

The purpose of the Colesville Hamlet is to build on the existing retail business uses by promoting a mixed use shopping village atmosphere focusing on tourism and local services. Housing opportunities shall be incorporated to promote activity during all seasons. The development shall be concentrated, preserving a significant portion of the forested areas to retain the existing rural character.

1. Principal Permitted Uses. The following uses shall be permitted in the Colesville Planned Hamlet. A mixed of uses and multiple uses in the same structure or in several structures on the same lot are permitted.

Retail Uses including farmers market, groceries, delicatessen and meat market, drug stores, gift shops, liquor stores, restaurants and taverns, stationary stores, bookstores and other similar uses as determined by the Land Use Board.

Retail Service Uses including hair salons, barbershops, shoe repair, dry cleaners, laundromats and other similar uses as determined by the Land Use Board.

Professional Uses including banks, accountants, physicians, dentists, lawyers, architects, planners, engineers, financial planners or other related professional uses, real estate and insurance brokers.
Apartments on the second floor of commercial buildings except dry cleaning establishments, gasoline service stations or other uses as determined by the Land Use Board. Growth share shall apply.

Residential Uses based on a gross density of one housing unit per one acre. Permitted housing types include single family, patio homes, duplexes and triplexes. Mandatory affordable housing set aside of 12.5% is required. Open space requirement dedicated to “Environs” protection.

  2. Accessory Uses.
      Garages, parking lots, garden sheds, decks, patios and other similar accessory uses as
      determined by the Land Use Board.

  3. Bulk Requirements.
      The requirements are minimum and shall be varied to establish a neighborhood character
      consistent with the Small Community Village Design Standards, Community Design Standards
      and the Sussex County Strategic Growth Plan.

Commercial lot size shall be a minimum of 20,000 square feet.
Residential lot size shall be a minimum of 12,000 square feet for a single family structure and 20,000 for a two or three-unit structure.
Building height shall not exceed 35 feet.
Minimum lot width shall be 75 feet.
Minimum side yard shall be 10 feet.
Minimum front yard setback shall be a minimum of 22 feet and a maximum of 35 feet. Homes adjacent to each other must vary the front building setback a minimum of 5 feet.
Minimum Rear yard shall be 30 feet.
Maximum lot coverage shall not exceed 50 %.

   4. Conditional Uses.
       Public or institutional uses.
       Public utilities.

   5. Prohibited Uses.
       a. Single use strip commercial

   6. Design Standards. Refer to Ordinance Section 13-13A.

13-4D McCoy’s Corner Village:

The purpose of the McCoy’s Corner Village is to establish the new Sussex County Library as the cornerstone of the “center” by integrating growth consistent with smart growth principles. Pedestrian and vehicular connections should be incorporated into the “center” with concentrated retail and service uses to support the library and airport. Light industrial uses should be encouraged in the airport hazard zone to promote the local economy and create jobs.

1. Principal Permitted Uses. The following uses shall be permitted in the McCoy’s Corner. A mixed of uses and multiple uses in the same structure or in several structures on the same lot are permitted.

Retail Uses including farmers market, groceries, delicatessen and meat market, drug stores, gift shops, liquor stores, restaurants and taverns, stationary stores, bookstores and other similar uses as determined by the Land Use Board.

Retail Service Uses including hair salons, barbershops, shoe repair, dry cleaners, laundromats and other similar uses as determined by the Land Use Board.

Professional Uses including banks, accountants, physicians, dentists, lawyers, architects, planners, engineers, financial planners or other related professional uses, real estate and insurance brokers.

Apartments on the second floor of commercial buildings except dry cleaning establishments, gasoline service stations or other uses as determined by the Land Use Board. Mandatory affordable housing set aside of 20% is required.

Age Restricted Residential Uses shall be permitted on lots or tracts of land greater than 10 acres. Permitted housing types include single family, patio homes, duplexes, triplexes and town homes. Mandatory affordable housing set aside of 20% is required. Open space requirement dedicated to “Environs” protection or common open space. Existing residential structures are permitted to remain as nonconforming uses. Deed restrictions refer to Ordinance 13-24.11d.2.(e).

   2. Accessory Uses.
      Garages, parking lots, garden sheds, decks, patios and other similar accessory uses
      as determined by the Land Use Board. Refer to Ordinance 13-24.11d.2(g).

   3. Bulk Requirements for Commercial/Residential Uses.
Commercial lot size shall be a minimum of 20,000 square feet.
Building height shall not exceed 40 feet.
Minimum lot width shall be 100 feet.
Minimum side yard shall be 10 feet.
Minimum front yard shall be 15 feet.
Minimum Rear yard shall be 30 feet.
Maximum lot coverage shall not exceed 50 %.

   4. Bulk Requirements for Age Restricted Single Family Residential Uses.
       The intent of the ordinance standards is to establish variable lot sizes and setbacks to provide
       variety site conditions and architectural character and avoid obvious repetition and a
       monotonous streetscape.

a. Minimum Lot area shall be 7,200 Square feet but not to exceed 25,000 square feet.
b. Minimum lot depth shall be 120 feet.

    5. Bulk Requirements for Age Restricted Town Home Residential Uses.
        The intent of the ordinance standards is to establish building setback variation to avoid obvious
        repetition and a monotonous streetscape.

a. Minimum front yard setback shall be 22 feet with a maximum of 35 feet.
    Homes adjacent to each other must vary the front building setback
    a minimum of 5 feet.

Maximum length of building not to exceed 200 feet.
Minimum offset of units in the same building shall 5 feet.
Minimum distance side to side shall be 30 feet.
Minimum distance rear to rear shall be 60 feet.
Minimum distance rear to side shall be 40 feet.
Minimum distance front to back shall be 75 feet.
Minimum distance front to front shall be 70 feet.
Minimum distance front to side shall be 40 feet.
Minimum distance from any building to property line shall be 30 feet.
Maximum building height shall be 40 feet.
A maximum of 2 ½ stories.

   6. Conditional Uses.
       Public or institutional uses.
       Public utilities.
      Gasoline service stations.

7. Prohibited Uses.
    Single use strip commercial.

8. Design Standards.
    Refer to Ordinance Section 13-13A.

Section 4:
Section 13-13A is hereby added an entitled Community Design Standards;

The Purpose of the Community Design Standards is to establish safe functional development with a scale and character consistent with the State Plan smart growth policies, Sussex County Strategic Growth Plan, Goals and Objectives of the Master Plan and the rural features of the Township. The Standards provide a framework to ensure sound planning and site design that further the purposes of the Municipal Land Use Law, the Master Plan, while promoting the protection of the public health, safety and general welfare in Wantage Township.

Commercial and Industrial Design Standards: Refer to Ordinance Section 13-4A and 13-13.1 for additional standards.

1. 1. Site Design-Spatial Requirements
   

   a. The organization of buildings, streets, drives, parking areas, walks, service areas and other site components shall have a functional relationship and be compatible with existing site features and adjacent areas.

   Alignment of buildings. The alignment of the major access of a building shall be related to the orientation of adjacent buildings and street.
   
   Physical site elements such as accessory buildings, fences, walls, tree grates and other plantings shall relate from one parcel to another to provide overall visual continuity within the district.
   
   Building Setbacks from the street shall form a continuous building wall. Varied setbacks may be introduced in an overall development plan approved by the Land Use Board after specific findings of the Board Exterior public spaces are required and shall be arranged to provide a defined sense of enclosure at a human scale
   
2. Architectural Requirements:
   There shall be a consistent architectural theme. Site features shall relate to the general theme including signs, light poles and fixtures, benches, trash receptacles and other elements.

Materials, Texture and Color.
Materials for new construction shall be similar to the types of and textures of materials in the area. Renovations, restoration and maintenance work should match existing materials.

b. Architectural Elements and Features. Architectural features, including but not limited to, cornices, windows, doors and trim, prevailing in the immediate area are important. Details and architectural elements shall reinforce the established architectural theme and shall be included in drawings submitted for review by the Land Use Board.

e. Building Massing and Scale

1. A human scale shall be achieved at ground level and along street frontages and entryways through the use of windows, arcades, porches, doors, columns, canopies and architectural details such as cornices, window and door trim, transoms, etc.

  4. Streetscape Criteria

Decorative lighting shall be installed along the streets consistent with Land use Board previous approvals to provide lighting for the pedestrians and to establish a vertical architectural element.
Sidewalks shall be maintained in good condition with depressed curbs for strollers and ease of walking. A 12 to 15 foot wide sidewalk should be maintained in front of retail stores and restaurants when appropriate. Properly designed outdoor dining/cafe areas would enhance the atmosphere of the streetscape. Residential areas shall have a 5-foot sidewalk.

A utility strip of concrete pavers as required by the Board shall be installed between the curb and the sidewalk at a width of 3 feet to define the district and to provide a safer walking surface. This will create an area for trees and utilities to be located to permit efficient maintenance.

Site furniture including benches, planters and trash receptacles will establish a character and human scale for the businesses and their patrons and shall be provided as directed by the Land Use Board.
Crosswalks should be emphasized to establish a safe walking environment.

Residential Design Standards:
The Design Standards apply to multi- family structures to ensure, that the development advances the purposes of the Municipal Land Use Law and the Goals and Objectives of the Master Plan.

1. Site Design-Spatial Requirements:

The organization of buildings, streets, driveways, parking areas and other site components shall have a functional relationship and be compatible with existing site features and adjacent areas.

Alignment of buildings.
The alignment of building access shall relate to the orientation the adjacent buildings, street and parking areas.

Site elements
such as fences, walls, lighting, landscaping shall relate to the adjacent parcels to establish a visual continuity in the Township.

Recreation areas, public space and open space
shall be designed to inter-relate with adjacent parcels and shall be arranged advance the Goals of the Master Plan.

2. Architectural Requirements:
The building architecture shall compliment the site features and elements.

a. Exterior materials and finishes shall consist of horizontal siding, brick,
stone and other traditional materials.

b. Roofs shall have a pitch of not less than 7/12. Rooflines shall be broken
by gables, dormers, architectural chimneys, etc.

c. Multi-family dwellings shall have a patio or balcony of at least 30
square feet per unit with visual screening for privacy.
d. Interior and exterior storage shall be provided for garbage, bicycles,
barbecues, etc.

e. Housing units shall be arranged to assure safety and security for the
residents and visitors.

f. Mechanical equipment shall be screened from view and located away
from bedrooms.

Section 5:
Section 13-2.11 “Building height” is hereby amended to state;  Shall mean the vertical distance measured from the grade at the lowest exposed surface at the base of the building to the highest elevation of the roof.


SECTION 8.
Severability.

If any section, paragraph, subdivision, clause or provision of this ordinance shall be judged invalid, such adjudication shall apply only to that section, paragraph, subdivision, clause or provision, and the remainder of this ordinance shall be deemed valid and effective.

SECTION 9.
Repealer.

All ordinances or parts of ordinances inconsistent with the provisions of this ordinance are hereby repealed to the extent of such inconsistency.

SECTION 10.
This ordinance shall take effect within twenty (20) days of the date of adoption hereof.


TOWNSHIP OF WANTAGE

Jeffrey Parrott, Mayor
ATTESTED:
James R. Doherty, Municipal Clerk

NOTICE
PLEASE TAKE NOTICE that the above ordinance was introduced and passed upon first reading at a regular meeting of the Wantage Township Committee held at the Municipal Building, State Highway 23, Wantage, New Jersey on March 9, 2006, and will be considered for final passage and adoption at the regularly scheduled meeting of the Township Committee of the Township of Wantage to be held at the Municipal Building, State Highway 23, Wantage, New Jersey, on April 13, 2006 at 8:00 p.m., at which time and place all persons interested therein or affected thereby will be given an opportunity to be heard concerning the same.
_____________________________
James R. Doherty, Municipal Clerk