Under the standard provisions of this chapter,
separate ground area, referred to in the chapter as a zone "lot,"
must be designated, provided and continuously maintained for each
structure or use. Pursuant to the procedure hereinafter set forth,
two or more such structures may be erected and maintained on the same
zone lot. Also, several zone lots may be combined into one special
plan governing a planned development group. The procedure is intended
to permit diversification in the location of structures and to improve
circulation facilities and other site qualities while ensuring adequate
standards relating to public health, safety, welfare and convenience
in the use and occupancy of buildings and facilities in planned groups.
A. Standards for reviewing planned development groups.
In reviewing all applications for planned development groups, the
Planning Board shall consider a general development plan of the proposed
project. The development plan shall show the proposed use or uses,
dimensions and locations or proposed structures and areas to be reserved
for vehicular and pedestrian circulation, parking, public uses such
as schools and recreation areas, landscaping and other open spaces.
The Planning Board shall review architectural drawings and sketches
demonstrating the design and character of the proposed uses and the
physical relationship of the uses and such other pertinent information
as may be necessary to a determination that the contemplated arrangement
is in accordance with all Borough codes and ordinances as well as
other governmental requirements.
B. Commercial and industrial planned development groups.
(1) Spacing and orientation of commercial and manufacturing
building groups. Spacing between buildings and orientation in commercial
and industrial building groups shall be as follows:
(a)
Exterior walls of opposite buildings shall be
located no closer than the height of the taller building or 30 feet,
whichever is greater.
(b)
A building group may not be so arranged that
any permanently or temporarily occupied building is inaccessible to
emergency vehicles.
(2) Circulation and parking.
(a)
There shall be an adequate, safe and convenient
arrangement of pedestrian circulation facilities, roadways, driveways,
off-street parking and loading space.
(b)
There shall be an adequate amount, in a suitable
location, of pedestrian walks, malls and landscaped spaces to separate
pedestrians from parking and loading places and general vehicular
circulation areas.
(c)
Buildings, vehicular circulation and open spaces
shall be arranged so that pedestrians moving between buildings are
not unnecessarily exposed to vehicular traffic.
(d)
All underground or decked parking facilities
shall be accessible to emergency vehicle service in accordance with
standards promulgated by the Fire Department and Building Code.
(3) Paving and drainage. There shall be adequate design
of grades, paving, curbing, drainage and treatment of turf to handle
stormwaters and to prevent erosion and formation of dust.
(4) Signs and lighting. Signs and lighting devices shall
be properly arranged with respect to traffic control devices and adjacent
residential districts.
(5) Water supply and sanitary sewerage facilities. All
applications for a planned development group shall have adequate water
supply and sanitary sewerage facilities available at the site, as
certified by the Borough Engineer, before a certificate of occupancy
will be granted to a planned development group.
C. Planned multiple-family development groups.
(1) Maximum length of buildings. The maximum horizon prolongation
of any building or group of attached buildings shall not exceed 500
feet. A building or group of buildings shall not be so arranged as
to be inaccessible by emergency vehicles.
(2) Distance between buildings. Distance between buildings
shall be in accordance with Schedules VI-1 and VI-2 herein.
(3) Courts. Where a court is provided for the purpose
of furnishing light and air to rooms fronting such court, the minimum
distance between opposing walls shall be 40 feet or a distance equal
to 1/2 the height of the tallest structure, whichever is greater.
(4) Recreation space. There shall be provided on the site
of such development an area or areas devoted to the joint recreational
use of the residents thereof. Such recreation space shall total in
the aggregate a minimum of 10% of the zone lot area. Such recreation
space shall be at least 40 feet in its least dimension and shall contain
no less than 4,000 square feet in the area. At least 1/2 of such recreational
space shall be designed for active recreational use.
(5) Other provisions. Other provisions, as specified in
this chapter or as required in the site plan review ordinance shall
be adhered to.
(6) Any townhouse development which is contiguous to and
within a maximum distance of 200 feet from an R-8A Zone shall be subject
to the same subdivision standards and regulations as applicable to
townhouse uses in a planned development group in the R-8A Zone.
(7) Within the R-8A Zone District, a minimum right-of-way
of 20 feet, exclusive of any parking areas, shall be permitted for
a planned residential development group, consisting of uses permitted
in the zone district. Said twenty-foot minimum right-of-way shall
be fully paved and shall contain curbs. All required setback requirements
shall be measured from the pavement edge.
|
Schedule VI-1
Minimum Distance Between Buildings Where
the Building Wall Contains 25% or More
of the
Required Windowed Living Room* Areas
|
---|
|
The minimum required distance between buildings
in a planned development group shall be equal to 50% of the height
of the taller building or structure or as defined by the following
formula, whichever is greater:
|
|
|
D
|
=
|
20 + 2 (S1 + S2) 2 L1/15 + L2/15
|
|
Where:
|
|
|
D
|
=
|
The required minimum horizontal distance between
opposing walls on two separate buildings.
|
|
|
S1
|
=
|
The height in stories of building one.
|
|
|
S2
|
=
|
The height in stories of building two.
|
|
|
L1
|
=
|
The length in feet or the horizontal prolongation
of building one or a portion thereof perpendicular to building two.
|
|
|
L2
|
=
|
The length in feet or the horizontal prolongation
of building two or a portion thereof perpendicular to building one.
|
|
NOTES:
*A required window is one which provides all
or part of the required natural light and ventilation in the room
or space in which it is located.
|
|
Schedule VI-2
Minimum Distance Between Buildings Where
the
Building Wall Contains Less than 25% of
the
Required Windowed Living Room* Areas
|
---|
|
The minimum required distance between buildings
in a planned development group shall be equal to 33% of the height
of the taller building or structure or as defined by the following
formula, whichever is greater:
|
|
|
D
|
=
|
10 + (S1 + S2) + L1/15 + L2/15
|
|
Where:
|
|
|
D
|
=
|
The required minimum horizontal distance between
opposing walls on two separate buildings.
|
|
|
S1
|
=
|
The height in stories of building one.
|
|
|
S2
|
=
|
The height in stories of building two.
|
|
|
L1
|
=
|
The length, in feet or the horizontal prolongation
of building one or a portion thereof perpendicular to building two.
|
|
|
L2
|
=
|
The length, in feet or the horizontal prolongation
of building two or a portion thereof perpendicular to building one.
|
|
NOTES:
* A required window is one which provides
all or part of the required natural light and ventilation in the room
or space in which it is located.
|
D. Planned commercial development.
(1) Planned commercial development shall be permitted
in the C-6 Zone District, provided a minimum lot area of six acres
or more is provided.
(2) The provisions of §
410-35A(5) and
(7) shall also be applicable to planned commercial development in the C-6 Zone, except for the following:
(a)
The net retail store and shop space excluding
any hotel in a planned commercial development shall be limited to
an aggregate 40,000 square feet.
(b)
No single retail unit shall exceed 2,500 square
feet in area.
(c)
Access to any retail uses in an office building,
hotel and retail mall shall not limit access from the interior of
the building.
(d)
Retail space in any office building shall not
exceed 6,000 square feet.
E. Mid-rise apartment planned development group.
(1) Mid-rise apartment planned development group apartments
shall be permitted as a conditional use in the C-3 Zone, subject to
the provisions set forth below:
(a)
Minimum lot area: 435,600 square feet (10 acres).
(b)
Minimum lot area per family: 1,600 square feet
(27 d.u./acre).
(c)
Minimum lot frontage on a public or a private
roadway: 1,000 feet.
(d)
Minimum landscaped buffer adjacent to single-family
residential zone: 50 feet.
(e)
Minimum yard setbacks to principal building:
50 feet.
(f)
Accessory buildings:
[1]
Rear/side: yard setbacks: six feet.
(g)
Minimum perimeter property dimension adjoining
a residential zone (percentage of perimeter dimension): 50%.
(h)
Minimum landscaping at grade (percentage of
site): 30%.
(i)
Maximum lot coverage (percentage): 25%.
(j)
Maximum improved coverage (percentage): 70%.
(k)
Maximum building height (stories/feet): five/60.
(2) As part of the site plan application, an environmental
impact statement shall be submitted, in a format acceptable to and
provided by the Planning Board, evaluating the environmental impacts
of the project and which shall include, but not necessarily be limited
to, an assessment of the projected project impacts on area traffic,
drainage/water quality, sanitary sewage, open space and municipal/fiscal
impacts.
[Added 10-25-2001 by Ord. No. 2001-56]
A. Purpose. The purpose of the C-1A Planned Business
District is to provide for the integrated development of complementary
uses and amenities that are designed to strengthen and enhance existing
commercial activity within the Borough. The District is intended to
function as a logical extension of the Borough's existing C-1 Central
Business District Zone. Development standards are designed to promote
a mix of uses, including those which extend the hours of business
activity and offer Borough residents and workers greater recreational,
entertainment and cultural opportunities; to provide opportunities
for shared parking; to stimulate development of new retail shopping
facilities and a first-class hotel; to provide opportunities for construction
of affordable housing; to promote shared parking and more dispersed
traffic patterns by providing for uses with varying peak-hour traffic
and parking requirements; to promote development of buildings and
parking facilities which are of an appropriate scale and height within
the existing downtown context; and to foster appropriate relationships
between buildings, streets, parking areas, walkways and landscaped
areas, both within the development and in the context of the surrounding
area. The overall objective of the Planned Business District is to
create a critical mass of stores, restaurants, entertainment uses,
offices and a hotel within a single downtown location.
B. Minimum lot size. The minimum land area required for
Planned Business District development shall be 500,000 square feet,
inclusive of any intervening street rights-of-way.
C. Permitted uses. The following uses shall be permitted
within the Planned Business District:
(1) Business, professional and medical offices.
(2) Hotels (with a minimum of 200 rooms and with meeting
and/or conference facilities)
(3) Retail sales and service establishments.
(4) Restaurants, take-out restaurants, cafes, lounges
and other eating and drinking establishments (with or without live
entertainment).
(5) Banks and other financial institutions.
(6) Indoor recreational facilities.
(7) Movie theaters (limited to two screens).
(8) Civic, community and cultural facilities.
(10)
Outdoor parks, play areas.
D. Permitted accessory uses.
(1) Off-street parking and loading.
(2) Garages, but no more than 4 levels above grade, with
no limitation on the number of levels below grade.
(4) Other accessory uses customarily incidental to a permitted
use.
E. Bulk Regulations for Planned Business Development.
(1) Floor area ratio. The maximum floor area ratio for
all uses shall be 1.5 and shall not include the floor areas devoted
to any parking garages. The floor area ratio shall be calculated on
the basis of the entire development parcel and shall be inclusive
of any intervening street rights-of-way. The minimum and maximum floor
area ratio for individual uses within the Planned Business District
shall be as follows:
|
Use
|
Minimum
|
Maximum
|
---|
|
Business, professional and medical offices:
|
.15
|
.50
|
|
Residential
|
.40
|
.60
|
|
Hotel
|
.25
|
.35
|
|
Retail sales and service establishments
|
.10
|
.20
|
|
Other permitted uses
|
.10
|
.25
|
(2) Maximum building height. The maximum building height
shall be as follows:
(a)
Office buildings: 10 stories1
(b)
Residential: 10 stories1, except where provided above ground level retail space, up to two
additional stories may be devoted to residential use.
(d)
All other permitted uses: three stories.
|
NOTES:
1 Whenever above-grade
parking is provided underneath an office or residential building the
maximum building height shall be 13 stories.
|
(3) Maximum lot coverage. The maximum lot coverage for
all principal buildings, including above-grade parking structures
(whether or not attached to a principal building), shall be 45%. Where
development is proposed in stages, lot coverage shall be calculated
on the basis of the entire development parcel and not with reference
to the land area devoted to any particular stage of development.
(4) Maximum improved lot coverage. The maximum improved lot coverage for all buildings, structures and other manmade improvements, as defined in §
410-7, shall be 75%. Where development is proposed in stages, lot coverage shall be calculated on the basis of the entire development parcel and not with reference to the land area devoted to any particular stage of development.
(5) Minimum yard requirements. The minimum yard requirements
shall be as follows:
(a)
From a street right-of-way:
[1]
Residential, office and hotel buildings: 40
feet, plus two feet for every story above the second floor.
[2]
Buildings with ground-level retail space: 0
feet.
[3]
All other permitted uses: 20 feet.
[4]
Surface parking: 20 feet.
[5]
Parking garages: 40 feet.
(b)
From a building to surface parking: 10 feet.
(c)
Between buildings: 30 feet, plus five feet for
every story above the third floor of the taller building.
(d)
Between buildings and parking garages.
[1]
Office and residential: 0 feet.
[3]
All other permitted uses: 30 feet.
F. Minimum off-street parking requirements. The minimum required number of parking spaces for uses permitted in the Planned Business District shall be as set forth in §
345-20, except that where an applicant can demonstrate, based upon a shared parking arrangement, that a relaxation of existing standards can be effectuated without adversely impacting the public welfare, the required number of spaces may be reduced at the discretion of the approving authority. Where development is proposed in stages, an applicant seeking a relaxation of existing parking standards during a particular phase must demonstrate to the satisfaction of the approving authority that there will be sufficient parking to serve the use or uses. However, in no case shall the minimum required number of cumulative parking spaces for each use under a shared parking arrangement be less than the following:
|
Use
|
Shared Requirement
|
---|
|
Retail
|
1 space per 300 square feet
|
|
Office (business, professional and medical)
|
1 space per 285 square feet
|
|
Hotel
|
.75 spaces/room
|
|
Residential
|
1.75 spaces/dwelling unit
|
|
Other permitted uses
|
1 space per 300 square feet
|
G. Provision of affordable housing. Twenty percent of the residential units constructed in the Planned Business District shall be affordable units in accordance with the provisions of Article
XIV, Affordable Housing Standards; provided, however, that the total number of residential units constructed shall not exceed 225.
H. Phasing.
(1) Where construction is contemplated in stages, an applicant
for Planned Business District development shall be required to submit
for approval a proposed phasing schedule which sufficiently demonstrates
that each stage will be self-sustaining in relation to access, internal
circulation, parking, sanitary sewer, stormwater facilities, landscaping,
off-tract improvements, and any other essential services, and that
adequate protection is provided to ensure that each individual stage
is properly related to every other stage of the Planned Business District
development. In the event an applicant seeks to modify the phasing
schedule, such modification shall require the approval of the Planning
Board.
(2) Whenever a development is staged over two or more
phases, a minimum of 1/2 of the approved retail floor area and 1/2
of the required common open space must be completed before an applicant
can proceed with more than 1/3 of the total approved floor area for
the Planned Business Development. Furthermore, all of the approved
retail floor area and all of the common open space must be completed
before an applicant can proceed with more than 3/4 of the total approved
floor area for the Planned Business Development.
I. Additional requirements.
(1) Retail sales and service establishments shall be located
at street level in buildings fronting on Main Street and Lemoine Avenue,
with a setback of zero feet to create and reinforce a downtown environment,
and to generate street life during day and evening hours. Gaps in
the retail store frontage along either Main Street or Lemoine Avenue
shall be discouraged. Within such buildings, up to two additional
floors may be devoted to any other permitted use in the District.
Restaurants shall also be allowed at street level and with a zero-foot
setback along Main Street and Lemoine Avenue. Separate, rear entrances
shall be required for all buildings fronting on Main Street and Lemoine
Avenue.
(2) Use of areas outside of a building for chairs, tables
and other space dividers to permit the serving of food and drink for
consumption by the patrons of a restaurant, cafe or other eating and
drinking establishment fronting on the expanse of sidewalk along either
Main Street and Lemoine Avenue shall be permitted subject to the following:
(a)
There shall be an adequate area for pedestrian
movement on the sidewalk onto which the establishment fronts at all
times. No more than half the sidewalk shall be utilized for sidewalk
cafes. In no case shall less than four feet of sidewalk be available
for pedestrian traffic.
(b)
The furnishings of a sidewalk cafe or outdoor
dining area shall consist of readily removable tables, chairs, umbrellas,
covers, etc. No furnishing or other object may be attached, even in
a temporary manner, to the sidewalk or other property or to any building
or structure, and no furnishings or other object shall extend beyond
the area delineated pursuant to this chapter.
(c)
The perimeter of the sidewalk cafe or outdoor
dining area shall be defined or set off by a portable type of enclosure,
which may include live plantings.
(d)
No sidewalk cafe or outdoor dining area may
be operated, except as accessory to an operating commercial food and
beverage vendor, operating either as a restaurant or retail food store
on the first floor of a premises abutting the principal place of business
of such entity and by the entity which operates the restaurant or
retail food store.
(e)
No sidewalk cafe or outdoor dining area shall
operate other than between 7:00 a.m. and 11:00 p.m. or when the entity
with which it is associated is not open to the public.
(f)
All food and beverages to be served at sidewalk
cafes or outdoor dining areas shall be prepared within the existing
restaurant or retail food store, and table service shall be required.
(g)
The operator shall be responsible for obtaining,
maintaining in full force and effect and complying with terms and
conditions of any permit which may be required under any law or regulation
for the serving of food and beverages, including alcoholic beverages,
at a sidewalk cafe or outdoor dining area.
(h)
Sidewalk cafes and outdoor dining areas and
the public or private property upon which they are located shall at
all times be kept free and clear of litter, debris and any substance
that may damage the sidewalk or cause pedestrian injury. A sidewalk
cafe or outdoor dining area shall not be used as a waiting area for
the restaurant or retail food store to which it is accessory.
(i)
No live or mechanical music shall be permitted.
Loudspeakers shall not be permitted.
(j)
Tables and chairs for each establishment shall
be uniform in color, material and style.
(3) Proposed buildings and parking facilities shall be
compatibly arranged and shall relate harmoniously to other buildings
and structures so as to foster a desirable visual environment, and
distances between buildings shall be sufficient to provide adequate
light and air.
(4) Building facades and ornamentation shall be provided
on all sides of a building and shall be compatible in terms of architectural
treatment, color and materials so as to enhance the visual character
of development.
(5) All areas not improved with buildings, structures
and other man-made improvements shall be landscaped with trees, shrubs,
ground cover, benches, street furniture, sculpture, water features
and other design amenities that define outdoor spaces. A minimum of
15% of the development shall be set aside as common open space for
use by the public. The common open space shall be designed to include
a setting for outdoor cultural or entertainment activities.
(6) All surface parking areas shall be screened from view
along the street, preferably by retail store frontages, or absent
such stores, by landscaped areas.
(7) Provision shall be made for a system of interior access
drives that can sufficiently accommodate the vehicular traffic generated
and ensure safe and efficient access to all buildings and parking
structures within the development. Special attention shall be given
to the location and number of access points to public streets.
(8) Adequate separation of pedestrian and vehicular traffic
shall be provided and shall be arranged so as to be safe and convenient
to the public and so as not to detract from the design of proposed
buildings and structures. Provision shall be made for convenient pedestrian
access within the development as well as to the surrounding area.
Pedestrian walkways shall be sufficiently wide to accommodate all
anticipated pedestrian traffic.
(9) Off-street parking and loading areas shall be coordinated
with the public street system serving the Planned Business District
and surrounding area in order to avoid conflicts with through-traffic
or obstruction to pedestrian walks and thoroughfares.
(10)
Shared use of off-street parking facilities
by two or more uses, and joint access to off-street parking facilities,
shall be encouraged.
(11)
A parking garage shall be architecturally compatible
with the principal building(s), and all exposed exterior walls shall
be faced with finished materials, such as brick or masonry. No more
than 50% of any exterior facades shall be open, and a solid wall of
not less than three feet in height above each floor level along the
exterior of each level of the garage shall be provided.
(12)
A parking garage may be attached to a principal
building or may be connected by bridges or similar walkways.
(13)
Storage, loading and service areas shall be
appropriately screened from view so as not to be visible to the general
public or detract from the overall visual environment. Such areas
shall be required to be below grade in those instances where the building
has below-grade parking.
(14)
All nonresidential development in the Planned Business District shall be subject to the payment of development fees in accordance with the provisions of Chapter
261, Land Use Procedures, Article
VII, Affordable Housing Development Fees.
[Added 11-14-2002 by Ord. No. 2002-42; amended 8-16-2007 by Ord. No. 2007-35]
A. Purpose and applicability. The purpose of the R-6A
Apartment Zone is to encourage private redevelopment by allowing for
the construction of apartments at a density and building height that
recognize the area's view potential and proximity to transportation
infrastructure. Further, increased density is permitted for age-restricted
apartments in recognition of the reduced land use impacts associated
with this type of housing. More intense development also is permitted
on larger properties, which can better accommodate increased development
intensity compared with smaller properties.
B. Principal permitted uses:
(1)
One-family detached dwelling.
(2)
Two-family detached dwelling.
(4)
Age-restricted apartments.
C. Permitted accessory uses:
(1)
An apartment building may be permitted to have
up to 10,000 square feet of ground floor area devoted to retail/commercial
sales or services, including food services, for the exclusive use
of the residents of the apartment development.
(2)
Any R-6 permitted accessory use under the same
conditions as prescribed therein.
(3)
Other accessory uses customarily incidental
to a permitted use.
D. Permitted conditional uses: any R-6 conditional use
under the same conditions as prescribed therein.
E. Maximum density:
(1)
Age-restricted apartments: 125 dwelling units
per acre.
(2)
Multifamily apartments (non-age-restricted):
85 dwelling units per acre.
F. Bulk standards:
(1)
Minimum lot area:
(a)
One-family detached dwellings: 5,000 square
feet.
(b)
Two-family detached dwellings: 6,000 square
feet.
(c)
Multifamily apartments and age-restricted apartments:
21,780 square feet.
(2)
One- and two-family detached dwellings:
(a)
Minimum lot area per unit:
[1] One-family: 5,000 square feet.
[2] Two-family: 3,000 square feet.
(c)
Maximum lot coverage: 30%.
(d)
Maximum building height: 35 feet/2 1/2
stories.
(e)
Minimum front yard: 20 feet.
(f)
Minimum side yard (one): six feet.
(g)
Minimum side yard (both): 14 feet.
(h)
Minimum rear yard: 25 feet.
(3)
Multifamily apartments and age-restricted apartments,
for lots less than 43,560 square feet in area:
(a)
Minimum lot width: 100 feet.
(b)
Minimum lot depth: 100 feet.
(c)
Maximum building height: 70 feet/six stories
above the elevation of Central Road.
(d)
Maximum lot coverage: 30%.
(e)
Maximum improved lot coverage: 75%.
(f)
Minimum setback to a building:
[1] From Central Road: 20 feet.
[2] From Bigler Street: 20 feet.
[3] From Bridge Plaza South: 30 feet.
[4] From Central Avenue: 140 feet.
(g)
Minimum setback to a parking garage:
[1] From Central Road: not applicable.
[2] From Bigler Street: 20 feet.
[3] From Bridge Plaza South: 20 feet.
[4] From Central Avenue: 20 feet.
(4)
Multifamily apartments and age-restricted apartments,
for lots 43,560 square feet or greater in area:
(a)
Minimum lot width: 200 feet.
(b)
Minimum lot depth: 200 feet.
(c)
Maximum building height: 13 stories above the
elevation of Central Road.
(d)
Maximum lot coverage: 35%.
(e)
Maximum improved lot coverage: 75%.
(f)
Minimum setback to a building:
[1] From Central Road: 20 feet.
[2] From Bigler Street: 20 feet.
[3] From Bridge Plaza South: 30 feet.
[4] From Central Avenue: 140 feet.
(g)
Minimum setback to a parking garage:
[1] From Central Road: not applicable.
[2] From Bigler Street: 20 feet.
[3] From Bridge Plaza South: 20 feet.
[4] From Central Avenue: 20 feet.
(h)
Maximum floor area ratio (exclusive of areas
devoted to structured parking): 3.0.
G. All parking for multifamily apartments and age-restricted
apartments must be below the grade of Central Road, and no more than
four levels of structured parking shall be permitted.
H. The minimum parking requirements for all residential
uses shall be in accordance with the New Jersey Residential Site Improvement
Standards.