The purpose of the Office Research Zone (OR)
is to attract major office and research facilities to large lot development
areas in a semirural environment. These uses are designed to be such
that would contribute to the overall development of the Township and
bring employment and associated economic opportunities to the population
and yet be nonharmful to the sensitive and fragile environment.
Principal permitted uses shall be as follows:
A.
Administrative and corporate offices.
B.
Scientific or research laboratories.
C.
Computer centers.
D.
Hotels and conference centers.
F.
Bed-and-breakfasts.
[Added 1-21-1998 by Ord. No. 1998-1]
G.
Wireless telecommunications facilities subject to
the following:
[Added 12-11-2003 by Ord. No. 2003-51]
(1)
Proposed activity shall comply with the following
criteria, as applicable:
(a)
Antennas being placed on public streetlights,
telephone poles and utility stanchions, the height of the antennas
shall not exceed five feet above the existing pole or stanchion. The
support equipment is subject to:
(b)
Monopoles or lattice towers that were approved by the Planning Board or Zoning Board prior to the enactment of this Subsection G, but not extending the height of the support structure.
(c)
Disguised within new or existing church steeples,
freestanding clock towers, freestanding flagpoles or decorative light
stanchions, as follows:
[1]
The height of the structure shall not exceed
60 feet;
[2]
Freestanding flagpoles, freestanding clock towers and decorative light stanchions shall maintain the accessory building setbacks as specified in § 500-40 and shall maintain a minimum front yard setback of 10 feet;
[3]
Freestanding flagpoles, freestanding clock towers
and decorative light stanchions shall not impede vehicular or pedestrian
traffic nor cause sight distance impediments for vehicles entering
or exiting a site.
(d)
Roof structures, provided that no aspect of
the wireless telecommunications facility is visible from ground level
when viewed from street frontage.
(e)
The monopole and antennas may be designed as
a tree in appearance to include branches and appropriate painting
with a maximum height not to exceed 10 feet above the identified average
of the tree height determined in the following manner:
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Explanations for Diagram and Tables
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The Plan View Diagram depicts the two-hundred-fifty-foot
radius with seven profile lines distanced from each other as shown.
Within this radius, all trees with a diameter of six inches or greater
are to be located and the location depicted on the Plan View Diagram.
All trees surveyed that fall along and within 10 feet of each side
of the profile lines are then to have their tree height surveyed and
recorded on Table A.
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Table A is a compilation of the surveyed tree
heights and tree species as identified along the profiles in the Plan
View Diagram. The information will be exhibited by the applicant on
seven separate tables (Tables A1 through A7), one for each profile
line.
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Table B is the final compilation of the average
tree heights and average anticipated tree heights for each of the
seven profile lines (as calculated in Tables A1 through A7) to determine
the maximum height of the proposed wireless telecommunications facility.
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(f)
Equipment shelters to service antennas not located
on telephone poles or streetlights shall be set back a minimum of
15 feet from all property lines and shall be camouflaged in a structure
that is architecturally complementary to the antenna camouflage and
the surrounding buildings, or may be located on the roof, provided
that no aspect of the wireless telecommunications facility is visible
from ground level when viewed from street frontage.
(g)
All facilities shall be suitably secured in accordance with § 500-68, Fences, walls and sight triangles, of this chapter.
(h)
Landscaping as screening shall be provided around
the security fencing.
(i)
All electrical connections, wires and conduit
from the antenna's structures to the ground structures shall be installed
underground.
(j)
In the event such wireless telecommunications
facilities are abandoned or not operated for the use as approved for
a period of six months, the same shall be removed, at the option of
the Township, at the sole expense of the property owner.
Accessory uses which are customarily incidental
to and located on the same lot as the principal use and which, unless
otherwise specified, shall be located within a principal building
and shall show no external evidence of such use. These may include
but shall not be limited to:
A.
Restaurant or cafeteria primarily for supplying meals
only to employees and conference center guests, except for hotels.
B.
Newsstands, post office, branch banking facilities
serving primarily employees and guests of the principal use.
C.
In-service training school for employees.
D.
Indoor and outdoor recreation facilities, provided
that such uses, including any accessory building associated therewith,
shall be planned as an integral part of the overall office or conference
center.
E.
Assembly halls for meetings incidental to the business
of any principal use.
F.
Maintenance, utility and storage facilities incidental
to any principal use.
A.
All areas not utilized for buildings, parking, loading,
access aisles and driveways or pedestrian walkways shall be suitably
landscaped with shrubs, ground cover, seeding or similar plantings
and maintained in good condition.
B.
Buffer areas.
(1)
A minimum buffer of 50 feet shall be provided adjacent
to each side property line. A minimum buffer of 100 feet shall be
provide adjacent to each rear property line.
(2)
Where a proposed OR use borders a residential zone
or use, the minimum buffer shall be 100 feet.
(3)
All the natural plant life shall be left in its original
condition within such buffer areas, as much as practicable.
(4)
In the event said natural plant life within the buffer
area is insufficient to create sufficient screening for any reason,
such area shall be landscaped with plants, trees, shrubs and grass
as may be required by the Planning Board during site plan review.
C.
No parking shall be permitted within 75 feet of the
front street line. No on-street parking for vehicles shall be permitted
in said zone. All parking and service areas shall be screened from
the view of adjoining properties or streets.
Each unit of accommodation shall contain a minimum
floor area of 300 square feet.
Where a permitted use of land includes different
specific activities with different specific parking requirements,
the total number of required parking spaces shall be obtained by individually
computing the parking requirements for each different activity and
adding the resulting numbers together. Each individual use shall provide
parking spaces according to the following minimum provisions:
A.
Offices and laboratories shall provide four spaces
per 1,000 square feet of gross floor area.
B.
Restaurants shall provide a minimum of one space for
every three seats, but in all cases a sufficient number of spaces
to prevent any parking along public rights-of-way or private driveways,
fire lanes and aisles.
C.
Hotels shall provide 1 1/4 spaces per sleeping
unit, and one space per daytime employee and spaces in accordance
with accessory uses such as restaurants, etc.
D.
Bed-and-breakfasts shall provide one space per guest
room in addition to the required two spaces for the permanent residence.
[Added 1-21-1998 by Ord. No. 1998-1]
Each activity shall provide for off-street loading
and unloading and shall provide such areas at the side or rear of
the building. Each space shall be at least 15 feet by 40 feet. There
shall be no loading or unloading from the street of the front of the
building.
