Delaware Township

The Process of Adopting a Noncontiguous Cluster Option

Jim Dowdjmdowd@comcast.net

Statistics

• 23,700 Acres in size (37 Sq. miles)• 7,200 Acres preserved• Population 4,563

(123/Sq. Mile)• 3 and 6 acre zones• 2 commercial centers

Sergeantsville

Rosemont

Preserved farms

Delaware Township Zoning Map

Infrastructure

• 1 Sewage treatment plant serving 450 users

• Total of 4 public wells serving 525 users

• Balance of population have private wells and septic systems

Planning process

• Began fall of 2006 with establishment of Zoning Review Committee (ZRC)– 9 Member committee composed of volunteers and a few

members of the Planning Board

• The ZRC held 4 community outreach meetings through October 2007– Presentations were made by the SADC, Deputy Mayor of

Chesterfield Township and the State Office of Smart Growth– A zoning issues questionnaire was provided to all attendees to

elicit public opinion– Specific options were presented at various meetings covering

Large lot subdivisions, Hamlets, Clustering and TDR

Planning Process continued

• 13 public meetings conducted including:– Board of Health– Open Space Committee– Seniors Group

– Delaware Township Municipal Utilities Authority (sewage and Water)

– Historical Society

– Recreation Committee– Board of Education– Environmental Commission

Planning options evaluated

• Transfer of Development Rights (TDR)

• Hamlets

• Non-contiguous clustering

• Down zoning to uniform 6 acre lots

Results

• TDR rejected primarily because of infrastructure limitations

• Hamlet and non-contiguous clustering accepted

• Down zoning rejected by Township committee

Why Non-contiguous and Hamlet zoning accepted

• Current OS fund has been significantly reduced through preservation efforts

• There are 1,400 acres targeted for preservation

• The Township can fund an additional 200 acres before funding is exhausted

Why accepted cont’d

• The preservation process can continue after current funds run out.

• The Township will have greater control over the development process:– Location of site– Appearance of dwellings– Location of Open Space

Ordinance Summary

• Adopted. October 2011• Copy available on Township web site:

– www.delawaretwpnj.org

• Highlights:– Cluster:– 24 Acre minimum size– 75 acres or less must have OS land on tract

– 75 acres or more can have off site OS (noncontiguous)– 1.5 acre minimum lot size– Hamlet:– 100 acre minimum with 82% Open Space– OS can be off site (noncontiguous)