(A) Permitted principal uses. All types of medical and health care related uses, such as hospitals, ambulatory surgical center, medical clinics, medical offices and the like, including laboratories, conference facilities and other support services. Restaurants and lodging may be permitted as ancillary uses to be used only by staff, visitors, conferees and patient families subject expressly to the conditions set forth herein.
(B) Permitted accessory uses. In addition to customary accessory uses, air transport (heliport) landing areas may be permitted to support health care operations provided that there will not be shelters, repair facilities, or temporary or permanent staging or storage areas. The transportation by air transport shall be exclusively for the emergency exportation of patients. Landing areas must meet the setbacks set forth herein and must comply with all other federal, state and local laws, rules and regulations. Parking garages, parking lots and multi-level parking structures when accessory to other permitted uses.
(C) Conditions of use. The principal and accessory uses identified herein shall be permitted provided the following conditions are met:
(1) General development plan approval. The development of a medical campus should utilize the general development plan procedure in accordance with N.J.S.A. 40:55D-45 et seq., as follows:
(a) Purpose. The opportunity to submit the general development plan (GDP) is intended to provide a means to coordinate long-range public and private planning of projects for the medical campus use. Approval of the GDP is intended to provide protections as set forth in N.J.S.A. 40:55D-45.1 prior to preliminary and final site plan and/or subdivision approvals. Approval of the GDP is separate, and must be acted upon separately, from preliminary and final site plan or subdivision approvals.
(b) Eligibility.
1. A GDP application shall be submitted prior to, or simultaneously with, the filing of a preliminary subdivision or site plan application provided all the requirements are met for each form of application.
2. Applicant may submit GDP plans for review and approval simultaneously with separate site plan and/or subdivision applications that may, or may not, contain variance requests for any phase of the GDP.
3. The parcel of land for which GDP approval is being sought shall be greater than 100 acres in size.
(c) Filing procedures; items required.
1. The applicant shall file with the reviewing board 15 black-on-white copies of the GDP in plat form together with any supporting data, two completed copies of the application form, two copies of the Voorhees Township Land Development Review Submission Checklist indicating a submission of all requirements for GDP approval along with two copies of all items required for such approval as set forth on such checklist and the applicable fees. All plats shall be folded to file folder size with the title block facing out.
2. The plat and accompanying written and other data and reports shall be prepared by appropriate professional experts, licensed by the State of New Jersey when applicable, in sufficient detail to allow for reasonable review by the reviewing board's own experts at the applicant's expense and shall include the following:
a. Be clearly and legibly drawn.
b. Graphic scale not less than one inch equals 200 feet. If more than one sheet is required, a separate sheet showing the overall site on one sheet shall be submitted as a cover page to the complete set of plans. Sheet sizes shall be no larger than 36 inches by 42 inches.
c. As part of the land use plan, the GDP shall set forth the number of lodging units, the amount of nonresidential floor space, the nonresidential floor area ratio for the planned development, in its entirety, and by sections according to any schedule which sets forth the timing of sections of the development. The proposed land use plan shall indicate the total tract area and the general location of the land uses to be included in the development, including existing and proposed lot lines and the area of each lot. The total number of lodging units by types and locations and the nonresidential floor area by types and location shall be delineated on the overall plan, and identified according to any proposed sections of development according to a timing schedule. A legend shall identify the land area devoted to each land use type with a calculation of the gross floor area within each section and in the overall tract.
d. A circulation plan showing the general location and types of transportation facilities, including facilities for pedestrian access, within the planned development and any proposed improvements to the existing transportation system outside the planned development.
e. An open space plan showing the proposed land area and general location of parks and any other land area to be set aside for conversation and recreational purposes and a general description of improvements proposed to be made thereon, including a plan for the operation and maintenance of parks and recreational lands.
f. A utility plan indicating the need for and showing the proposed location of sewage and water lines, any drainage facilities necessitated by the physical characteristics of the site, proposed methods for handling solid waste disposal, and a plan for the operation and maintenance of proposed utilities. The utility plan shall also address, as part of a developers agreement, as provided in §152.103(C)(1)(c)2.o., the need for expansion of existing sewer facilities in accordance with the following:
i. Development of the medical campus will take place in a portion of the Township that is currently served by the existing Cooper Road Pumping Station, which accepts sanitary sewer flow from sewer service drainage areas DA-14, DA-15 and DA-16 as shown on the Township's current Sanitary Sewer Master Plan.
ii. The Township has prepared a conceptual plan for future sewer service in the area of the medical campus (Dutchtown Road Pumping Station Project Conceptual Study) and has prepared construction plans and specifications for improvements to the Township's sewer collection system in the area of the medical campus (Dutchtown Road Pumping Station Project including Contract 1998-1 for a new pumping station and Contract 1998-2 for a new force main and gravity interceptors).
iii. Development of the medical campus will require the construction of a new pumping station and a force main to convey sanitary wastewater from the medical campus to a point of connection to the Township's sanitary sewer system on Centennial Boulevard, at the manhole to which the current Cooper Road Force Main discharges (identified herein as the "Dutchtown Road Pumping Station and Force Main"). The Dutchtown Road Pumping Station and Force Main shall be designed, permitted and constructed as part of the medical campus development project in general accordance with the Township's Dutchtown Road Pumping Station Project Conceptual Study and Contracts 1998-1 and 1998-2 for construction of the Dutchtown Road Pumping Station Project, as may be amended to serve the requirements of the medical campus and the Township.
iv. It is the intent of the Township's Conceptual Study that the Dutchtown Road Pumping Station and Force Main shall be designed to convey the sanitary sewer flow from sewer service drainage areas DA-14, DA-15 and DA-16 in its entirety. Provisions shall be made in the design of the pumping station and influent connections to the station to accommodate sanitary sewer flows from portions of the Township located beyond the area of the medical campus. In addition, reasonable modifications shall be made to the sewer collection system serving the medical campus, as part of the medical campus development project, to the extent that such modifications will facilitate the implementation of the Township's Dutchtown Road Pumping Station Project Conceptual Study.
v. Gravity interceptor sewers or force mains to convey sanitary sewer flows from the existing Cooper Road and Sturbridge Lakes Pumping Stations to the Dutchtown Road Pumping Station, as part of implementing the Dutchtown Road Pumping Station Project Conceptual Study, shall be designed, permitted and constructed by the Township.
vi. The Township will enter into a cost recovery agreement so that the costs for additional future capacity from portions of the Township located beyond the area of the medical campus that is provided in the Dutchtown Road Pumping Station and Force Main or the sewer collection system serving the medical campus, if any, will be reimbursed by the future users of such additional capacity.
vii. All sanitary sewer facilities shall be designed and constructed in accordance with the Township's standards, as well as the standards of the New Jersey Department of Environmental Protection and all other agencies with jurisdiction over the work.
viii. Any modifications to the utility plan set forth in the developer's agreement shall be reviewed and approved by the Township Committee.
g. A storm water management plan setting forth the proposed method of controlling and managing storm water on the site.
h. An environmental inventory including a general description of the vegetation, soils, topography; geology; surface hydrology, climate and cultural resources of the site, existing man-made structures or features; and the probable impact of the development on the environmental attributes of the site.
i. A community facility plan indicating the scope and type of supporting community facilities which may include, but not be limited to, educational or cultural facilities, historic sites, libraries, hospitals, firehouses, and police stations.
j. A housing plan outlining the number of housing units to be provided and the extent to which any housing obligation assigned to the municipality pursuant to P.L. 1985, c. 222 (C. 52:27D-301 et al.) will be fulfilled by the development.
k. A local service plan indicating those public services which the applicant proposes to provide and which may include, but not be limited to, water, sewer, cable and solid waste disposal.
l. A fiscal report describing the anticipated demand on municipal services to be generated by the planned development and any other financial impacts to be faced by municipalities or school districts as a result of the completion of the planned development. The fiscal report shall also include a detailed projection of property tax revenues which will accrue to the county, municipality and school district according to the timing schedule provided and following the completion of the planned development in its entirety.
m. A proposed timing schedule in the case of a planned development whose construction is contemplated over a period of years, including any terms or conditions which are intended to project the interests of the public and of the residents who occupy any section of the planned development prior to the completion of the development in its entirety.
n. An estimate of the cost of completing required public and common services including recreational amenities, circulation system improvements, utility lines, community facilities, and such other improvements as may be deemed necessary. This estimate shall include the cost of all on-site improvements and a fair share of all required off-site improvements.
o. A written, proposed, applicant's agreement between the Township and the applicant or its assignees. A draft agreement shall be initiated by the applicant and submitted simultaneously with the GDP application. Any revised draft shall be based upon the approval of the GDP and shall be submitted prior to or as part of a preliminary and/or final subdivision or site plan approval for any phase or section of the development. The final agreement shall be executed following, but as a condition of, final subdivision or site plan approval of any phase or section of the development, and shall-thereafter be amended, as appropriate, for each subsequent phase or section of the development. The agreement shall specify:
i. The length of time within which the zoning rights are vested, not to exceed the period(s) set forth in the reviewing board's resolution approving the GDP and in N.J.S.A. 40:55D-45.1(b).
ii. The applicant's commitments to completing any applicable infrastructure improvements, community facilities, and, if applicable, the method of participating in the Township's housing program.
iii. Subject to the rights of the applicant pursuant to N.J.S.A. 40:55D-45.1a and as referenced above, the applicant's obligation to reasonably remedy environmental or infrastructure problems identified by the Township and required to be remedied as a result of changes in applicable state or federal laws, ordinances or regulations.
iv. The applicant's commitment to a phasing or timing schedule that includes updating of traffic, water, sewer and similar facilities as part of the submission of each preliminary and final plat for each phase or section of the development in order to make any necessary adjustments to the timing schedule and/or on-site or off-tract improvements for the overall GDP based on actual experience rather than initial projections. The agreement may provide the reviewing board with the right to relieve the applicant of all or portions of this obligation depending on how current the previous submissions and the data have been, how much development has occurred either on-site or in nearby areas and the degree to which other conditions affecting the issues may have changed.
v. The form of agreement shall contain the right of the Township to require the applicant to provide updated or prior studies at each phase of the development and to pay the costs of increased or decreased fair share of on-site and off-tract improvements which are required by the applicable law governing such improvements based upon the pro rata share assigned to the applicant, in order to deal with the need to accelerate, add, reduce or eliminate those improvements directly due to the development.
vi. The form of agreement shall provide for cooperation in the execution of endorsements relating to permits for federal, state, county or other governmental agencies, as permitted by law. The agreement shall be recorded against the property upon which the GDP approval is being obtained. Evidence of such recording acceptable to the Township Solicitor must be given to the Township Clerk before the Township Clerk may sign the final site plan or subdivision plans.
vii. The applicant's agreement to abide by all the conditions of the GDP including assurances as to the permanent one for one square footage proportions between hospital uses and non-hospital uses including but not limited to ambulatory surgical center, medical clinics, medical offices laboratories, conference facilities, and the like, to maintain the above portion of uses regardless of the ownership, leasing arrangements or users of the development and other such assurances.
p. Nothing herein shall be construed to lessen the applicant's obligation to abide by applicable state or federal laws, ordinances and regulations such as environmental, infrastructure, and housing requirements that changes might require modification to the GDP approval relating to construction, funding, phasing, and/or site plan design.
(d) Action by reviewing board; effect and duration for GDP.
1. Prior to GDP approval, the reviewing board shall schedule and conduct a public hearing on the matter. The applicant must comply with the required requests for notice of a public hearing.
2. The reviewing board shall approve or deny the GDP within 95 days of submitting a complete application, or within such further time as may be consented to by the applicant. Failure of the reviewing board to act within the period prescribed shall constitute GDP approval. The GDP may be granted approval conditioned on necessary county, state, municipal, or other approving or licensing agencies acting favorably on, or issuing, their permits and/or licenses as may be required.
3. The GDP approval does not authorize the applicant to commence either construction or site work. The applicant must obtain subdivision and/or site plan approval, as applicable, prior to the commencement of either construction or site work.
4. The reviewing board shall find the following facts and conclusions as part of a GDP approval:
a. The departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the zoning ordinance standards pursuant to N.J.S.A. 40:55D-65.
b. That the proposals for maintenance and conservation of any common open space are reliable, and the amount, location and purpose of the common open space are adequate.
c. That provision through the physical design of the proposed development for public services, control over vehicular and pedestrian traffic, and the amenities of light and air, recreation and visual enjoyment are adequate.
d. That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established.
e. In the case of a proposed development which contemplates construction over a period of years, that the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.
5. The reviewing board shall establish the term and effect of the GDP. The GDP, once approved, shall vest in the applicant the right to develop the specified number of lodging units, the amount of nonresidential floor space, and the nonresidential floor area ratio, as authorized by and for the term set forth in the GDP. The terms and conditions of the GDP shall also, to the extent specified, determine the extent and nature of the applicant's rights, obligations and responsibilities with respect to circulation, on- and off-tract improvements, open space, utilities, storm water management, environmental preservation, community facilities, housing and local services.
a. The term and effect of the GDP shall not exceed 20 years from the date the applicant receives final approval of the first section of the GDP, or such lesser time approved by the reviewing board provided the approval period is at least five years. In making its determination regarding the duration of the term and effect of the GDP approval, the reviewing board shall consider the number of lodging units or amount of nonresidential floor area to be constructed, prevailing economic conditions, the timing schedule to be followed in completing the development and the likelihood of its fulfillment, the applicant's capability of completing the proposed development, and the contents of the GDP and any conditions the reviewing board attaches to the approval thereof.
b. The approval may be extended by the reviewing board for good cause for additional two-year periods but the reviewing board shall have the right to include with each extension a requirement that the applicant comply with such additional conditions as the reviewing board may deem appropriate and in the public interest. In no case shall the term or the effect of the approval and any extensions exceed 20 years from the date upon which the applicant receives final approval of the first section of the planned development.
c. The applicant shall, to the satisfaction of the Township, construct required improvements or post sufficient bond, notes, or letters of credit, to insure that, in the event that the development is not fully developed prior to the expiration of the general development plan, that adequate community benefits and uses, circulation, utility, and community facilities shall be provided.
d. Approval of the general development plan does not relieve the applicant of the necessity to apply for preliminary and final site plan or subdivision approval for each and every section of the development and to fully comply with the requirements of this chapter.
e. The reviewing board may condition approval upon compliance with any reasonable condition not in violation of the terms of this chapter or other applicable local, state or federal laws.
(e) Modifications to GDP or timing schedules.
1. If, after the approval of the GDP, the applicant wishes to revise the timing schedule, or wishes to make any variation in the location of land uses within the development, the amount of the tract size, or to increase the floor area ratio of nonresidential development in any section of the development, the applicant shall be required to gain the prior approval of the reviewing board, except that the applicant may reduce the amount of nonresidential floor space by no more than 15%, or reduce nonresidential floor area ratio by no more than 15% provided, however, that the applicant may not reduce its affordable housing obligation, except as provided for herein, without the prior approval of the reviewing board, and provided further there shall be no reduction in the level of improvements, off-tract contributions, or similar conditions of the GDP without prior approval of the reviewing board.
2. A revision to the timing schedule shall be reviewed by the reviewing board and the granting or denial of any extensions of time shall be based on the degree to which matters are judged to be, or to have been, within the reasonable control of the applicant, or the degree to which matters may have been beyond the control of the applicant. The reviewing board shall, in deciding whether or not to grant approval of the modification, take into consideration prevailing economic and market conditions, anticipated and actual needs for lodging units and nonresidential space within the municipality and the region, and the availability and capacity of public facilities to accommodate the proposed development.
3. Upon acquiring a certificate of occupancy for every lodging unit and every nonresidential structure in each section of the development as set forth in the approved GDP, the applicant shall notify the Zoning Administrative Officer, by certified mail, as evidence that the applicant is fulfilling its zoning obligations under the approved GDP. If the Township does not receive such notification at the completion of any section of the development, the Township shall notify the applicant, by certified mail, in order to determine whether or not the terms of the approved plan are being complied with.
4. If the applicant does not complete any section of the development within eight months of the date provided for in the approved plan, or if at any time the Township has cause to believe that the applicant is not fulfilling its obligations pursuant to the approved plan, the Township shall notify the applicant, by certified mail, and the applicant shall have ten days within which to give evidence that it is fulfilling his obligations pursuant to the approved plan. The Township thereafter shall conduct a hearing to determine whether or not the applicant is in violation of the approved plan. If, after such a hearing, the Township finds good cause to terminate the approval, it shall provide written notice of same to the applicant and the approval shall be terminated 30 days thereafter.
5. In the event that the applicant who has GDP approval does not apply for preliminary approval for the planned development which is the subject of the GDP approval within five years of the date upon which the GDP has been approved by the reviewing board, the Township shall have cause to terminate the approval.
6. In the event that the development which is the subject of the GDP is completed before the end of the term of the approval, the approval shall terminate with the completion of the development. For the purposes of this section, a development shall be considered complete on the date upon which a certificate of occupancy has been issued for the final residential or nonresidential structure in the last section of the development in accordance with the timing schedule set forth in the approved GDP and the applicant has fulfilled all of its obligations pursuant to the approval.
(2) Special mixed use requirement. In no event shall any development under the GDP section consist solely of hospital uses. In addition, the total square footage of permitted hospital uses shall not exceed the total square footage of other permitted and related non-hospital uses including but not limited to ambulatory surgical center, medical clinics, medical offices, laboratories, conference facilities, as well as restaurants and lodging which are permitted as ancillary uses to be used only by staff, visitors, conferees and patient families. Thus there shall be a permanent one for one proportion between the hospital use and other permitted uses identified herein in the GDP or any amendment thereto with the exception of parking garages and parking lots which shall be excluded from the one for one proportion total square footage calculation.
(3) Phasing. There shall be no phasing limits on the non-hospital uses that is in accordance with an approved site plan for the conditional use development, subject to the following:
(a) Upon construction of 700,000 square feet of hospital uses, there shall be no further construction of hospital uses, before building permits have issued and the initiation of construction of a minimum of 350,000 square feet of the non-hospital uses. In the case of mixed-use buildings, the gross floor area of the building shall be determined by the uses indicated on the approved site plan.
(4) Non-hospital uses. The applicant shall submit proof to the Township Solicitor that the non-hospital use portions of the GDP are deed restricted, in perpetuity, as non-hospital uses, prior to the issuance of a zoning permit for that phase of the development.
(D) Area and bulk standards.
Minimum tract area | 100 acres |
Minimum frontage | 1,000 feet |
Maximum building coverage | 25% |
Maximum impervious coverage | 60% |
Minimum setbacks from property line* | |
a. Buildings and structures from Route 73 | 100 feet |
b. Buildings and structures where adjacent use or zone is residential other than Route 73 | 200 feet |
c. Buildings and structures where adjacent use is non-residential other than from Route 73 | 100 feet |
d. Surface parking to Route 73 | 100 feet |
e. Surface parking where adjacent use or zone is residential other than from Route 73 | 100 feet |
f. Surface parking where adjacent use is non-residential other than from Route 73 | 100 feet |
g. Helipad | 200 feet |
h. Access "ring" road from Route 73 | 50 feet** |
i. Access "ring" road where adjacent use or zone is residential or non-residential | 50 feet** |
j. Buildings, structures and surface parking from the rear and sides of adjacent non- residential properties that have frontage on Route 73 and are not separated from the medical campus by right-of-way | 25 feet |
k. Accessory public utility installations | 50 feet*** |
* In order to ensure proper setbacks from residential or non-residential uses and/or zones, the applicant shall submit a surrounding land use and zoning plan demonstrating the setback requirements. ** Access drives, a maximum of 25 feet in width, may be permitted within the area between 50 and 100 feet from the property line, provided that an enhanced berm a minimum of 6 feet high is provided along with the buffer landscape required by § 154.006. The applicant must provide a typical cross section of the area. *** Public utility structures, such as pumping stations approved by the Camden County Municipal Utilities Authority must be surrounded by a landscaped area a minimum of 6 feet in height | |
(E) Maximum height.
(1) At building setback: 50 feet.
(2) Height may increase by four feet for every five feet of additional building setback to a maximum of 145 feet.
(F) Circulation. An internal access "ring road" is permitted to provide access to areas of the site, provided that the following conditions are met:
(1) There may be no more than one major full movement access and one secondary access with the "right in/right out" turning movements from Route 73 with an internal collector road connecting all areas of the campus.
(2) One full movement secondary access may be established along the northern section of Dutchtown Road (runs in east-west direction), only if a traffic signal is approved by the NJDOT and installed at the northern intersection of Dutchtown Road and Route 73, if Dutchtown Road is widened and improved to Township standards, and if Dutchtown Road is altered so that there is not a continuous unbroken travel way from either of its intersections with Route 73 and the other (i.e. two cul-de-sacs are created).
(3) Emergency and service access may also be permitted along the northern section of Dutchtown Road, only if Dutchtown Road is altered so that it is not a continuous unbroken travel way from either of its intersections with Route 73 to the other as indicated in division (F)(2) above.
(G) Signage. Signage should comply with the requirements of § 150.15(H), except that if the development has more than one access point on Route 73, and the access points are more than 500 feet apart, two freestanding signs may be permitted. Functional and directional signs may be placed throughout the development to facilitate traffic flow and navigation. The Planning Board may grant a waiver to permit larger functional or directional signage within the site where such signs promote the public health and safety.
(H) Parking. Parking shall be based upon the requirements of § 150.16, except shared parking may be utilized based upon ULI, ITE and other reputable sources acceptable to the approving agency. Parking areas shall be interconnected.
(I) Pedestrian access. There shall be a comprehensive pedestrian circulation system connecting parking areas, health care facilities, open spaces and public trans stop if applicable.
(J) Buffering. A 50-foot buffer shall be required within the setbacks from Route 73 (Route 73 streetscape standards shall apply) and Dutchtown Road consistent with § 154.006. A comprehensive landscape plan shall include all landscape material, berms, walls and fencing.
(M) Other design standards. To the extent applicable, the zone specific design standards, set forth in § 152.146 (C), (D), (E), (F), (G), and (H) shall apply.
(O) Affordable housing. Any conditional use development shall satisfy the requirements of the COAH Round III growth share obligation for affordable housing for the non-hospital use portion of the development.
(P) Community uses.
(1) The applicant must provide for community benefits and uses. This includes but is not limited to public gathering areas and facilities for public activities which are generated or could be by the uses being developed. In addition to providing spaces for these activities, ways and means shall be provided for pedestrian linkages between these uses and the public areas. Acceptable open space facilities may include but are not limited to jogging and biking paths, interpretive trails, sidewalks, multi-purpose fields, amphitheaters, gazebos, seating areas and plaza.
(2) Design and location of these facilities shall be consistent with the overall development. In lieu thereof, the applicant may contribute a sum equal to $2 per square foot of the gross floor area for the proposed square footage in the development that is the subject of the application.
(Q) Maximum clearing limit. No more than 70% of the lot area 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 section.
(Ord. 110-07, passed 7-9-07; Am. Ord. 182-11, passed 3-28-11; Am. Ord. 266-15, passed 5-11-15)