Principal permitted uses in the High-Rise Business
B-4 District are as set forth in the Schedule of Use, Area and Bulk
Regulations included at the end of this chapter.
A.Â
Parking spaces shall be provided either in enclosed
garages or paved-surface parking areas.
B.Â
Parking areas shall be constructed in accordance with
the road specifications of the Township. Parking spaces shall be 10
feet by 20 feet. Aisle widths shall be sufficient to assure a free
and unobstructed passage of vehicles. Parking areas shall be adequately
drained and lighted. No parking facility shall be constructed in the
front yard of the principal building nor shall any parking facilities
be constructed within 25 feet of any property line. In the case of
buildings for parking, the architect's design and materials used shall
conform to the design and building materials used in the principal
structure, and such buildings for parking shall be subject to the
further limitation contained in the Schedule of Use, Area and Bulk
Regulations included at the end of this chapter.
Principal interior roads shall have a paved
width of 32 feet, and interior secondary roads and access drives shall
be paved to a width of 24 feet. A sidewalk of the minimum width of
four feet shall be constructed along all interior roads and access
drives to and from parking areas and structures. A two-foot grass
area shall be provided between the sidewalk and interior roads and
access drives. There shall be no parking on interior roads except
transient stopping at the entrance of buildings.
Fire alarm boxes shall be installed as required
by the Planning Board upon the recommendation of the Fire Department.
Fire hydrants and hose connections, both as
to location and number, shall be provided as required by the Planning
Board upon the recommendation of the Fire Department.
There shall be no exterior storage.
A.Â
Site plan approval shall be required for any use in
the B-4 District. Any proposed owner or builder of a high-rise development
shall, before undertaking any work in connection therewith, file with
the Construction Official the required site plan review applications
on forms to be supplied by the Construction Official, accompanied
by 19 copies each of the proposed site plan indicating thereon the
topography of the premises in question, the topography and location
of buildings on all properties within 200 feet of the subject premises
property lines, typical elevation of the buildings, schematic building
plans, landscaping plan and map showing proposed utility lines for
water, sewer, storm drains, gas and electricity and other items and
all detail necessary for construction. The exhibits shall be prepared,
signed and sealed by a duly licensed engineer or architect, as the
case may be, and shall be distributed by the Construction Official
to the following:
B.Â
In addition to the foregoing requirements, the Planning
Board shall review the application and exhibits for compliance with
the following standards:
(1)Â
The requirements of Article XXIII, Site Plan Approval, as established by ordinance of the Township.
(3)Â
The Planning Board may attach such other conditions
to its recommendation of approval as may reasonably be required for
the protection or advancement of the public health, safety, welfare
and morals of the Township.
C.Â
Landscape plan.
(1)Â
The landscaping plans shall be subject to recommendation
by the Shade Tree Commission, which Commission shall take into consideration
the provision of shade trees along the interior development and pedestrian
walks; the grading, seeding and planting of flowers and shrubs in
the open spaces adjacent to and between buildings, border strips along
the roadways, driveways and walks; treatment of garbage and parking
areas; and approaches to structures and entrance areas.
(2)Â
The landscape plan shall be designed under the supervision
of a person who has a landscape architecture degree from a four-year
college, and the plan shall be signed by the professional of record
as required by law.
(3)Â
The plan shall include quantity, size, spacing and
species of plant materials; method of planting, bed material, fertilizers,
topsoil, soil analysis, grading, herbicide, existing plant materials
and protection of existing plant materials to remain.
(4)Â
Major trees of two-and-one-half-inch to three-inch
caliper shall be planted or existing to remain at a rate of at least
40 feet zero inches on center along public roadways and along property
lines, and one major tree for each 6,000 square feet of parking and
driveway. There shall be one landscape island for each 30 cars on
an average in an exterior parking lot.
D.Â
In addition to the foregoing, the approving authority
shall assure satisfactory and harmonious relations between the high-rise
development and the existing and prospective development of contiguous
lands and adjacent neighborhoods. The approving authority shall review
the design and type of construction of the proposed buildings in relation
to their district and immediate neighborhood; and where it shall be
deemed that the design or construction is so similar or dissimilar
to adjacent or neighborhood buildings so as to be incongruous with
the character of surrounding development or seriously detrimental
to other properties, or to involve exceptional risks of public health
or safety, site plan approval should be denied.
E.Â
Signs shall be permitted as follows:
(1)Â
Temporary signs pertaining to the high-rise development
may be permitted with the approval of the Planning Board as to size,
appearance and location, provided that the sign or signs are nonflashing
and illuminated by ground lights only. The signs shall be removed
immediately upon substantial completion of construction. The maximum
area shall be 64 square feet for a single-face sign or 128 square
feet for a double-face sign.
(2)Â
A permanent sign or signs shall be permitted at the
entrance or entrances to high-rise developments subject to the approval
of the Planning Board. Such signs shall be nonflashing. Signs may
be illuminated, with a maximum height of 20 feet zero inches and shall
contain only the name of the development. Proper consideration shall
be given to the size, location, quality, durability, ground lighting
and overall appearance of the sign or signs. The maximum area shall
be 64 square feet for a single-face sign or 128 square feet for a
double-face sign.
F.Â
In addition to the site plan provisions made applicable hereby to High Rise Business B-4 Districts, the provisions of Article XXIII as to site plan approval shall also be applicable and all site plan provisions contained in this article as well as the Code of the Township, shall be subordinate to the applicable provisions of the Municipal Land Use Law of the State of New Jersey (N.J.S.A. 40:55D-1 et seq.).
The provisions of N.J.S.A. 40:55D-53 are hereby
implemented and made a part of this article applicable to the High
Rise Business B-4 Districts, except that the amount of performance
guarantee shall be 120% of the cost of the installation for improvements.
The provisions of § 280-143A shall not apply to property located in the district.
