[Amended 8-20-2018 by Ord. No. 2018-13]
A.Â
Goal: to provide locations for sales and services necessary to sustain
the regional community with commercial and office locations that are
auto-dependent, that are single- and multiuse buildings, and that
may or may not be on individual lots.
B.Â
Permitted uses.
(1)Â
Daycare establishments for children and adults.
(2)Â
Anchor or magnet stores, shopping centers, supermarkets, wholesale
clubs, lumber, hardware and garden centers.
(3)Â
Bakeries, confectioners.
(4)Â
Breweries, wineries and distilleries.
(5)Â
Business and household service uses including repair shops for
business equipment, appliances and the shops of tradesmen such as
plumbers and electricians.
(6)Â
Delicatessen/carryout.
(7)Â
Funeral homes and mortuaries.
(8)Â
Greenhouses, including retail sales.
(9)Â
Florists.
(10)Â
Health and fitness centers; dance and exercise studios.
(11)Â
Light industrial and assembly operations which do not have characteristics
which are noxious, injurious, offensive or hazardous to the health,
safety or general welfare of the public.
(12)Â
Mechanical car wash.
(13)Â
Offices for administrative, executive, professional, business
sales, government offices and similar uses, the normal attributes
of which do not involve the storage, exchange or delivery of merchandise
to the general public.
(14)Â
Office of banks and loan associations not having drive-through
facilities for the transaction of business from motor vehicles.
(15)Â
Office of banks and savings and loan associations having drive-through
facilities for the transaction of business from motor vehicles.
(16)Â
Office furniture and supplies, auto and rental equipment.
(17)Â
Outpatient medical, rehabilitation or dental facilities.
(18)Â
Personal service businesses including hair salons, tanning salons,
nail salons, dry cleaning outlets, dressmaking or tailor shops, shoe
repair shops and related uses except for tattoo studios and body piercing
establishments.
(19)Â
Public transportation stations and shelters.
(20)Â
Recreational and sport facility, indoor and outdoor, commercial.
(21)Â
Rental halls for meetings and social occasions.
(22)Â
Repair and maintenance of equipment and machines normally utilized
in any of the uses permitted in this district.
(23)Â
Restaurant, full service or fast food freestanding, no drive-through.
(24)Â
Restaurant, full service or fast food freestanding or in multitenant
buildings, with drive-through or drive-through only.
(25)Â
Restaurant, full service or fast food in multitenant building,
no drive-through.
(26)Â
Brewpubs.
(27)Â
Retail sales and services, including newspapers, gifts, novelties,
tobacco products, drugs, food, clothing, spirits, confections, florist
items, books and specialty merchandise, automotive supplies and services
(exclusive of service stations and repair garages), including convenience
stores.
(28)Â
Research, experimental or testing laboratories.
(29)Â
Veterinarian office and animal hospital.
(30)Â
Warehouse and distribution of goods and products, provided that
no goods are sold at retail from the premises.
(31)Â
Automobile dealerships for new cars and trucks.
(32)Â
Public and commercial garages.
(33)Â
Utility facilities, including telephone, water, sewer, electricity
and gas.
(34)Â
Wireless telecommunications towers and antenna located entirely
within an existing building or on the roof or side of a building or
attached to an existing structure.
C.Â
Customary accessory uses and accessory buildings incidental to the
above permitted principal uses in the NC Zone, including:
(1)Â
Flag poles; clock towers.
(2)Â
Parking structures.
(3)Â
Temporary building or yards for construction materials or equipment,
both incidental and necessary to construction in the immediate area.
(4)Â
Temporary construction trailers.
(5)Â
Surface parking lots.
(6)Â
Walls and fences.
(7)Â
Signage.
E.Â
The following examples best embody the purpose, goals and objectives
of the gateway highway commercial service unit:
(1)Â
(3)Â
Photo 3.
(4)Â
Photo 4.
(a)Â
Modern materials are acceptable, provided they respect established
rules of rhythm and scale and that they are durable and are not an
imitation of another material.
(b)Â
Fenestration can be used effectively to provide a rhythm of
solid and void.
(c)Â
Individual or multitenant flex space is a typical need of growing
communities.
F.Â
Size and scope.
(1)Â
FAR 0.30 maximum.
(2)Â
Generally located along Route 322 west of Oak Grove Road and
east to the municipal boundary.
(3)Â
The zone is intended to provide locations for a mixture of service
retail and office space.
(4)Â
May be single- or multi-tenant buildings.
(5)Â
Buildings are permitted to be 45 feet tall or three stories.
(6)Â
Front yard parking is permitted.
(7)Â
On-street parking on Route 322 is not permitted.
G.Â
The site.
(1)Â
Architecture and design.
(a)Â
Design elements.
[1]Â
Contextual neighborhood consistency.
[2]Â
Special architectural features at corners.
[3]Â
Public and private outdoor spaces accessible and visible to
the public.
[4]Â
Off-street parking shall be located to the side or rear.
[5]Â
Drive-through windows shall be located to the side or rear.
[6]Â
Bus shelters.
(b)Â
Commercial and Office Zoning requirements.
Minimum
|
Maximum
| ||
---|---|---|---|
Buffer/Pedestrian zone
| |||
Front
|
50 feet
|
—
| |
Rear
|
75 feet
|
—
| |
Sidewalk width
|
5 feet
|
10 feet
| |
Planting strip width
|
4 feet
|
10 feet
| |
Decorative street lighting (distance on center)
|
50 feet
|
75 feet
| |
Lot area
|
200 feet
|
—
| |
Lot width
|
200 feet
|
—
| |
Corner lot
|
200 feet
|
—
| |
Lot depth
|
250 feet
|
—
| |
Impervious coverage
|
—
|
75%
| |
Front yard setback
|
75 feet
|
—
| |
Side yard setback
|
25 feet
|
—
| |
Rear yard setback
|
50 feet
|
—
|
(c)Â
Light Industrial Zoning requirements.
Minimum
|
Maximum
| ||
---|---|---|---|
Buffer/Pedestrian zone
| |||
Front
|
100 feet
|
—
| |
Rear
|
100 feet
|
—
| |
Sidewalk width
|
5 feet
|
10 feet
| |
Planting strip width
|
4 feet
|
10 feet
| |
Decorative street lighting (distance on center)
|
50 feet
|
75 feet
| |
Lot area
|
200 feet
|
—
| |
Lot width
|
200 feet
|
—
| |
Corner lot
|
200 feet
|
—
| |
Lot depth
|
250 feet
|
—
| |
Impervious coverage
|
—
|
75%
| |
Front yard setback
|
100 feet
|
—
| |
Side yard setback
|
100 feet
|
—
| |
Rear yard setback
|
100 feet
|
—
|
(2)Â
Parking requirements.
(a)Â
Off-street parking provided through driveways.
(b)Â
Porous pavement.
(c)Â
Belgian block curbing.
(d)Â
Driveways shall be constructed of colored asphalt, scored concrete,
decorative paving blocks or porous pavement.
(e)Â
Retail/office parking to be provided at a ratio of four spots
per 1,000 square feet.
(f)Â
Shared parking is conditionally permitted.
(g)Â
No loading bays shall be visible from Route 322 or adjacent
residential uses or zones.
(3)Â
Edge and buffer design recommendations.
(4)Â
Environment design recommendations.
(a)Â
Porous pavement and rain gardens are encouraged for parking
areas.
(b)Â
Deciduous street trees are encouraged to lower summer cooling
load.
(c)Â
Trees to modulate microclimate.
(d)Â
Long-life trees encouraged to maximize green infrastructure
funds.
(e)Â
Xeriscape.
(f)Â
Nonexotic, noninvasive species are encouraged to minimize water
needs.
(g)Â
Bioswales, cisterns, rain gardens, and porous pavement driveway
material are encouraged to aid in reducing stormwater runoff.
(5)Â
Tree protection requirement.
(a)Â
A black cherry tree, Prunes seratina, is located in the U.S.
Route 322 corridor receiving zone toward the western end and north
of U.S. Route 322. To maximize opportunities for its long-term survival,
the following procedures will be adhered to by all applicants for
development on these parcels:
[1]Â
An area the size of the tree's dripline will be designated as
a tree protection zone and fenced off prior to construction activities.
No material storage, equipment parking, excavation, benching, equipment
clean-outs or soil compaction shall occur within this area. Signage
identifying the area as off-limits shall be posted on the fence.
[2]Â
The existing grade of the area surrounding the tree protection
zone shall be maintained. Black cherry as a species is listed as sensitive
to drainage changes that raise the natural water level in the soil.
[3]Â
Dead wood pruning or crown cleaning of the tree should be performed
by a New Jersey certified tree expert (CTE) hired by the applicant.
[4]Â
To the extent that grade changes do not raise the water level
around the tree, a layer not to exceed three inches in depth shall
be applied to the soil within the tree protection zone.
H.Â
The public realm.
(1)Â
Zoning and design.
(a)Â
Design elements.
[1]Â
Dormers.
[2]Â
Gables.
[3]Â
Recessed entries.
[4]Â
Cupolas or towers.
[5]Â
Pillars or posts.
[6]Â
Bay windows.
[7]Â
Decorative cornices.
[8]Â
First-floor colonnades.
[9]Â
Porte cocheres.
[10]Â
Decorative patterns on exterior finishes.
[11]Â
Porches.
[12]Â
Porticos.
[13]Â
Arcades.
[14]Â
Terraces.
(b)Â
Zoning requirements.
Minimum
|
Maximum
| |
---|---|---|
Building height
|
30 feet
|
45 feet
|
Eave height
|
18 feet
|
23 feet
|
Window-to-eave offset
|
6 inches
|
—
|
Front facade fenestration of office and retail uses
|
60%
|
—
|
Side and rear facade fenestration of office and retail uses
|
30%
|
—
|
Building face or roof offset
|
5 feet
|
—
|
(2)Â
Edge and buffer design recommendations.
I.Â
The private realm.
(1)Â
Architecture and design.
(a)Â
Design elements.
[1]Â
Building walls shall be brick, stone, synthetic trim board,
stucco or similar material.
[2]Â
Roof materials shall be raised-seam metal, slate, architectural
asphalt shingles, tiles or similar material.
[3]Â
Roof types shall be A-frame, flat, mansard or combinations thereof.
[4]Â
All rooftop equipment shall be screened from view.
(b)Â
Zoning requirements.
Minimum
|
Maximum
| ||
---|---|---|---|
First story clear height
| |||
Office and retail
|
10 feet
|
15 feet
| |
Light industrial
|
10 feet
|
45 feet
| |
Roof pitch
|
—
|
9/12
| |
Front and side encroachments
| |||
Bay window
|
—
|
8 feet
| |
Awning
|
—
|
8 feet
| |
Solar screen
|
—
|
8 feet
| |
Balcony/balconette
|
—
|
8 feet
| |
Rear deck
|
—
|
8 feet
| |
Terrace
|
8 feet
|
8 feet
| |
Patio
|
8 feet
|
10 feet
|
(3)Â
Edge and buffer design recommendations.
(a)Â
Window boxes.
(b)Â
Espaliers.
(c)Â
Roof decks/gardens.
(d)Â
Green roofs.
(e)Â
Garden walls may be brick, stone or stucco to match the principal
building.
(f)Â
Side and rear yard fences may be wood picket, wrought iron or
materials similar in appearance and durability.
(g)Â
All side and rear yard fences over four feet in height shall
be wood or similar material (shadow box design).
J.Â
General design standards.
(1)Â
Building orientation.
(a)Â
Buildings shall be oriented to the street with primary pedestrian
access points directly accessing the street facade. A front door required
on a public street.
(b)Â
At least 50% of a building's front facade must be built to the
minimum setback line.
(c)Â
Buildings shall be oriented to maximize winter solar gain, consistent
with the north/south orthogonal grid.
(2)Â
Fenestration.
(a)Â
No blank facades or walls are permitted.
(b)Â
Minimum area of window opening on front facades of office and
retail uses: 60%.
(c)Â
Vertically align windows.
(d)Â
Windows shall be more vertical than horizontal.
(e)Â
Minimum area of window opening on wide and rear facades of office
and retail uses: 30%.
(10)Â
The semipublic realm.
(a)Â
Fronts of buildings (i.e., yards) must be fully appointed with
landscaping of trees, shrubs, ornamental grasses or ground cover.
(b)Â
Bioswales and rain gardens are permitted.
(c)Â
Front stoops are encouraged as public space transition.
(d)Â
Parking lots shall be fully landscaped to break down scale,
provide user comfort and to modulate microclimate.
(12)Â
Edges, buffers and transition design guidelines.
(a)Â
Edge treatments may include walls, fences, and hedges.
(b)Â
Maximum edge height for front yard: 3Â 1/2 feet.
(c)Â
Maximum edge height for side yards: six feet (exclusive of trees).
(d)Â
Maximum edge height for rear yard: six feet (exclusive of trees).
(e)Â
Buffers must be provided on all external property edges.
(f)Â
Minimum front yard buffer width: 30 feet.
(g)Â
Minimum side yard buffer width: 30 feet.
(h)Â
Minimum rear yard buffer width: 50 feet.
(i)Â
Minimum buffer adjacent to residential neighborhoods: 75 feet.