[Added 1-25-2005 by Ord. No. 03-2005]
The purpose of the CO Overlay Zone is to establish rules, regulations, standards and procedures designed to promote the integrated and logical development of the area designated as Block 154, Lot 19 and Block 154.01, Lot 1 on the Borough's Official Tax Map.
As used in this article, the following terms shall have the meanings indicated:
BUFFER EASEMENT, CONSERVATION
Land that is to remain undisturbed and in its natural state.
BUFFER, LANDSCAPE
Land that shall be landscaped with plants, trees, shrubs and grass as required by the Planning Board.
BUFFER STRIP
Open spaces, landscaped area, fences, walls, berms, or any combination thereof used to physically separate or screen one use or property from another so as to visually shield or block noise, lights, or other nuisances.
FLOOR AREA RATIO (FAR)
The sum of the area of all floors of buildings or structures compared to the total area of the site.
PHASED DEVELOPMENT
Development undertaken in a logical time and geographical sequence.
SURFACE, IMPERVIOUS
Any structure or other material that prevents the absorption of stormwater into the ground.
SURFACE, PERVIOUS
Any material that permits full or partial absorption of stormwater into previously unimproved land.
A. 
Only the following uses will be permitted in the CO Zone:
(1) 
Corporate headquarters.
(2) 
Professional or business office, including medical or dental facilities.
(3) 
Executive and administrative offices.
(4) 
Research and development, experimenting and testing for scientific laboratories.
(5) 
Hotels.
The following uses will be permitted as accessory to the permitted uses listed above:
A. 
Parking structures used only for and in conjunction with permitted uses in the zone.
A. 
Maximum floor area ratio (FAR): 0.25 (bonus FAR of 0.10 is permitted pursuant to the Development Fee Ordinance).
B. 
Minimum lot area: 10 acres.
C. 
Minimum lot frontage: 200 feet.
D. 
Minimum lot width: 500 feet.
E. 
Minimum lot depth: 600 feet.
F. 
Maximum building coverage: 25%.
G. 
Maximum impervious coverage: 50%.
H. 
Minimum front yard: 100 feet.
I. 
Minimum rear yard: 100 feet (inclusive of conservation and landscape buffers and buffer strips).
J. 
Minimum one side yard: 50 feet.
K. 
Minimum total side yards: 100 feet.
L. 
Maximum height: 40 feet or three stories.
There shall be a minimum distance of 50 feet between principal buildings.
A. 
Interior roads.
(1) 
If any land located in the CO Zone is subdivided and developed on a parcel-by-parcel basis or developed in a phased development, lots should be arranged so as to make it possible to provide an internal street system that allows for the logical development of the remainder of the site.
(2) 
Each lot should have frontage on an interior access roadway system, which has access to Minnisink Road.
(3) 
All roadways shall be paved, bounded by permanent curbing and constructed in accordance with applicable provisions of the Borough Code.
(4) 
Internal private roadways shall be at least 24 feet in width for two-way traffic and 16 feet in width for one-way traffic and shall not enter a public street within 100 feet of an intersection. Parking on internal roadways shall be prohibited.
(5) 
Street intersections shall be at right angles with other roadways or within acceptable intersection design standards approved by the New Jersey Department of Transportation (NJDOT).
(6) 
Grades of arterial and collector streets shall not exceed 10%. Grades on other street shall not exceed 12%. No street shall have a minimum grade of less than 1% or as approved by the Planning Board.
(7) 
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
(8) 
A tangent at least 100 feet long shall be introduced between reverse curves on arterial or collector streets.
(9) 
All changes in grade shall be connected by vertical curves and shall provide a smooth transition and proper sight distance.
B. 
Sidewalks.
(1) 
Pedestrian sidewalks and amenities shall be provided in such locations, including entrances, exits and activity nodes where normal pedestrian traffic will occur.
(2) 
Hand-surfaced sidewalks at least five feet in width shall be provided in such locations to ensure convenient pedestrian traffic, as required by the Planning Board.
A. 
No less than 25% of the site shall be maintained as open space green area. The open space area shall consist of pervious surfaces left in its natural state when possible or in the alternative they are to be landscaped with plants, trees, shrubs and grass as required by the Planning Board.
B. 
A buffer strip consisting of a combination of grass and shrubs/trees, with a minimum width of 25 feet, shall be provided along all public streets and a buffer strip of a minimum width of 10 feet shall be provided along all private streets. This is necessary to assure pedestrian and vehicular safety by separating the off-street parking area from the vehicular and pedestrian traffic in the public right-of-way.
C. 
All public street edges must be landscaped with a minimum of street trees of four inches caliper every 50 feet.
D. 
The landscaped portion of the CO Zone not used for structures, roadways, loading accessways, parking, or pedestrian walks shall be landscaped with grass, trees, and shrubs, as designed by a qualified landscape architect.
E. 
Any buffer strip required by the section may be provided within the setback requirement as set forth in any other section of this article.
F. 
If the property is developed in its entirety, there shall be a minimum buffer strip of 100 feet provided for the entire site around the perimeter of the property.
G. 
Any portion of land located within the CO Zone that has environmental constraints, specifically wetlands or steep slopes, shall be excluded from any development and shall not be utilized in calculating the maximum FAR or minimum lot area. Lands exhibiting any one or more of these characteristics shall abide by the following requirements:
(1) 
There shall be a minimum fifty-foot conservation buffer easement from any wetland area. These areas are to remain undisturbed and in their natural state.
(2) 
There shall be a twenty-five-foot conservation buffer easement from any area containing steep slopes of 20% or more. These areas are to remain undisturbed and in the natural state.
H. 
There shall be a minimum fifty-foot landscape buffer easement from any residential district. These areas are to be landscaped with plants, trees, shrubs and grass as required by the Planning Board.
A. 
In conjunction with any principal building erected or any use of land established, there shall be provided on the same lot sufficient parking spaces to meet the minimum standards specified in § 415-103D.
B. 
The development plan shall show the total number of off-street parking spaces required for the use or combination of uses indicated in the application. Where shared parking for use with different peak parking demands results in a documented need for fewer spaces than the sum of the individual requirements, the Board may allow the construction of the lesser number of spaces, provided that the site plan shows the reserved space for the required number. The applicant shall provide expert testimony documenting the need for shared parking.
C. 
All parking areas shall be paved and shall be suitably drained and maintained in good condition, all spaces and directional instructions shall be clearly marked and maintained so as to be clearly visible.
D. 
No change in use within a building shall be allowed unless it can be shown that sufficient parking is available for the new use on site.
E. 
For each use, handicapped parking shall be required in accordance with the most current Barrier-Free Design Regulations of the State of New Jersey.
F. 
Parking lot pavement shall consist of one of the following, to be measured at a compacted depth:
(1) 
Three-inch bituminous stabilized base with 1 1/2 inch FABC.
(2) 
Other as approved by the approving agency.
G. 
Size of parking spaces; aisle width.
(1) 
In general, angled parking spaces shall be 10 feet wide by 18 feet long, and parallel parking spaces shall be eight feet wide by 21 feet long. Where long-term parking is proposed for uses such as office uses, ninety degree stall widths may be reduced to nine feet.
(2) 
The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements specified below. Only one-way traffic shall be permitted in aisles serving single-row parking spaces placed at an angle other than 90°.
Parking Angle
(degrees)
Aisle Width
(feet)
35
12
45
13
60
18
90
24
H. 
Parking areas adjacent to residential districts shall be properly screened as required by the Planning Board.
I. 
Parking structures shall be no more than two levels and 30 feet in height. The floor area of any parking structure shall not be included in the calculation of the maximum FAR.
J. 
Access to off-street or parking structures shall not be through entrances directly abutting streets, but shall be connected to streets by means of access driveways situated between the parking areas and adjacent streets, not less than 15 feet long. Access shall not block pedestrian flow.
K. 
No parking area shall be located in any required front yard or any required buffer area.
L. 
No parking area shall be located closer than 25 feet from any property line.
M. 
Handicapped parking and handicapped-access to all pedestrian areas shall be provided as required by state standards.
A. 
Off-street loading and unloading facilities shall be provided for each nonresidential establishment, such that service and delivery vehicles will not interfere with ingress, egress, parking of other vehicles or fire zones.
B. 
No loading or delivery area will be permitted on any street frontage.
C. 
All loading areas shall be paved using the same construction specifications as for parking areas.
Any item stored overnight, including but not limited to materials, trucks and/or equipment, shall be kept in a completely enclosed building or shall otherwise be screened by such walls, fences and landscaping as may be determined by the Planning Board to be adequate to appropriately screen such materials and equipment from outside the boundaries of the lot.
All utilities shall be located beneath the surface of the ground.
Site lighting shall conform to the requirements of § 415-100.
Signs shall conform to the requirements of § 415-107B.