[Added 12-7-1994 by Ord. No. 1994-39; amended 11-4-1998 by Ord. No. 1998-21]
There is hereby established the Historic New
City Preservation Zoning District (HNCP) for the purposes of preserving
the historic structures existing within this zone, and to promote
the renovation and the development of new buildings in conformance
with the requirements of the zone. Accordingly the zone is separated
into six development areas with specific permitted uses for each identified
area that relate to the historic, cultural and economic development
goals of this zone. This zone is in furtherance of the Master Plan
Historic Preservation Element and the Township of West Milford Historic
Preservation Ordinance and is in conformance with the State Development
and Re-Development Plan.
An "X" in Table 1 denotes those permitted uses
that are permitted in the given development area.
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Table 1
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Principal Permitted Uses
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Principal Permitted Uses
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Area 1
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Area 1A
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Area 2
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Area 3
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Area 4
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Area 5
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Specialty retail outlet centera
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X
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Specialty galleriesb
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X
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X
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X
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X
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X
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Professional offices
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X
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X
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X
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X
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X
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Residencesc
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X
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X
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X
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X
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X
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Restaurants
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X
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X
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X
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X
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Cafes
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X
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X
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X
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X
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X
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X
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Bed-and-breakfasts
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X
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X
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X
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Common areasd
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X
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X
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Antique fairs and shows
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X
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Cultural studio facilitiese
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X
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X
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X
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X
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X
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Sales of art and craft supplies
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X
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X
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X
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X
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X
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Furniture making, repair and refinishing
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X
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X
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X
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X
|
X
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Theatersf
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X
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X
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Bandstands
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X
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NOTES:
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a Specialty retail
outlet center compatible with the historic image of New City and specializing
in outdoor apparel and providing display and sale areas for art and
craft products.
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b Specialty galleries
for display and sale of art and craft work created on the premises.
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c As a shared use
with those permitted commercial uses in a specific development area.
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d Common area for
the display and sale of art and craft work both created on-site and
brought to the site by invitation for fairs and shows.
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e Cultural studio
facilities for instruction in visual and performing arts.
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f Theaters for performing
arts.
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An "X" in Table 2 denotes those permitted uses
that are permitted in the given development area.
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Table 2
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Accessory Uses Permitted
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Develop-
ment Area
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Gazebos
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Storage Shedsa
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Temp-
orary Tents
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Parking Areasb
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Comm-
unity Gardens
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Signsc
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1
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X
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X
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X
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X
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X
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1A
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X
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X
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X
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X
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X
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|
2
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X
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X
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X
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|
3
|
X
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X
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X
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X
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4
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X
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X
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X
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X
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5
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X
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X
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X
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X
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X
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X
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NOTES:
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a Not to exceed 600
square feet.
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b Other than off-street
parking for individual house\galleries.
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c Subject to Article XIV, Signs, of the Land Development Ordinance.
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Bulk Requirementsa
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Development Area
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1
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1A
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2
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3
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4
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5
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Lot area
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Entire development area
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20,000 square feetb
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12,500 square feet
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12,500 square feet
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12,500 square feet
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20,000 square feetb
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Lot frontage
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500 feet
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80 feet
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80 feet
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80 feet
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80 feet
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80 feet
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Lot width
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500 feet
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80 feet
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80 feet
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80 feet
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80 feet
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80 feet
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Lot depth
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600 feet
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120 feet
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120 feet
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120 feet
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120 feet
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120 feet
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Side yard
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50 feet
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10 feet
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10 feet
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10 feet
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10 feet
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10 feet
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Distances between buildings
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15 feet
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30 feet
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60 feet
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60 feet
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Front yardc, d, e
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50 feet
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15 feet
40 feet (max)
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15 feet (max)
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15 feet (max)
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15 feet (max)
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Rear yard
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100 feet
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N\A
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60 feet
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60 feet
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60 feet
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60 feet
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NOTES:
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a Unless
otherwise noted, all bulk requirements are to be considered minimum
standards.
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b In order
to promote the continuation of the New City character in future subdivisions
within this zone, in subdivisions creating five or more lots, the
size of any lot may be reduced to 12,500 square feet, provided the
resulting average lot size in the subdivision shall not be less than
20,000 square feet. No lot may be resubdivided that would result in
the reduction of the average minimum lot size below 20,000 square
feet.
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c At the
time of either subdivision approval or issuance of a certificate of
occupancy, whichever occurs first, the applicant shall designate which
frontage will be considered the front yard on those lots that are
either corner lots or through lots. That designation shall then be
utilized for any requests pertaining to placement of accessory structures,
building additions and the like.
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d Front
yard setback for new buildings shall not vary more than 1/2 the distance
of the average setbacks of the buildings adjacent to either side of
the subject lot.
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e Pertains
only to buildings related to street.
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A.
Development Areas 1 through 5 may be developed as one comprehensive project without subdivision of land or via subdivision approval for the purposes of selling lots with or without existing structures. Prior to any redevelopment occurring or application for subdivision being filed with the Township, the property owner or applicant shall first submit a concept application as per Chapter 470, Article II, Informal Review of Concept Plan, said plan addressing the procedures for the redevelopment of New City. This submitted plan shall be reviewed by the Historic Preservation Commission with its comments forwarded to the Planning Board for its consideration prior to providing comment on the submitted plan. In addition to the requirements of Chapter 470, Article II, said plan shall set forth the following:
(1)
The time frame for the development of the area, including
a phasing plan.
(2)
The anticipated number of buildings and/or lots.
(3)
The percentage of building floor area to be utilized
for various permitted uses within the zone.
(4)
The economic feasibility to proceed with the proposed
development.
B.
Redevelopment of existing structures and new buildings
within Development Areas 2 through 5 shall be in conformance with
the following criteria:
(1)
Renovation of existing structures and reconstruction of structures on existing foundations shall be in conformance with Article XIII, Historic Preservation Commission, of this chapter.
(2)
New construction shall be compatible with but not
identical to the historic properties in terms of building style, design
and size.
(3)
The placement of new buildings shall spatially relate
to the existing structures in terms of orientation and relationship
to the street.
C.
Special criteria for Development Area No. 3.
(1)
Within this Development Area there shall be common exhibition and fair grounds for the display of goods and conduct of activities related to the permitted uses within the zone. (A minimum of 10% of the area, excluding the retail outlet center and its associated parking, shall be devoted to a common area, and its location shall be delineated on the plans initially submitted to the Township as stated in Subsection A of this section.)
(2)
Development shall occur so as to result in one road
frontage remaining undeveloped with the exception of the rehabilitation
of existing buildings or reconstruction of buildings on existing building
foundations.
(3)
For the purposes of establishing this common area,
a no-building zone shall be established a distance 60 feet from and
parallel to the abutting right-of-way line of the street.
(4)
No portion of a building may be constructed so as
to encroach upon this common area.
(5)
Structures permitted to be placed upon the common
area are limited to open pavilions, bandstands and gazebos. The impervious
coverage from such structures shall be limited to no more than 15%
of the common area.
D.
New City road system.
(1)
Vehicular access to New City shall be gained from
Route 23 North and New City Road and terminate in an improved parking
facility within New City Development Area 5 west of New City Development
Area 2. This access shall be improved based upon plans submitted by
the applicant to the Township for review by the staff and approved
by the Township Planning Board.
(2)
Vehicular access shall be restricted to Development
Areas 1A, 2, 3, 4 and 5 except for delivery and service vehicles and
emergency equipment.
(3)
The existing New City road system shall be maintained
in its current configuration and paved width and shall only be improved,
except for normal maintenance, with the approval of the Township Engineer
and Planning Board after review by the Township Historic Preservation
Commission.
(4)
For Development Area 1, the principal means of access
to and from the site shall be provided from State Highway 23.
E.
Parking standards shall be as follows in Table 3:
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Table 3
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|---|---|---|---|
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Parking Standards
| |||
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Development Areas 1A to 5
|
Development Area 1
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Cars
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Residence
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1.5 spaces
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N/A
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Retail and office floor area
|
1 per 200 square feet of gross floor area
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1 per 200 square feet of gross floor area
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Common area
|
1 per 400 square feet of galleries
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Bed-and-breakfast
|
1 per bedroom
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Buses
|
Retail floor area
|
N/A
|
1 per 10,000 square feet of retail floor area
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F.
Historic design guidelines.
(1)
Building materials, scale, massing, exterior building
colors and the interrelationship of the historic properties shall
be addressed by the applicant for review by the Historic Preservation
Commission. Characteristics such as combination of clapboard and shingling
as surface materials, porches, asymmetrical massing and variety in
orientation should be preserved in existing development and incorporated
into any new development. The above shall be reviewed by the Historic
Preservation Commission with recommendation to the Planning Board.
(2)
Street trees shall remain except as otherwise approved
by the Historic Preservation Commission and Planning Board.
