[Added 11-13-2003 by Ord. No. 23-2003]
The I-B2 Zone District is intended to recognize
the unique location and access limitations of the property located
within the Zone. The property is located at the intersection of Interstate
Route 287 and New Jersey Route 10, and is completely isolated from
surrounding areas by such roadways or the access/egress ramps serving
the interchange. Both roadways carry extremely high volumes of traffic
at relatively high speeds. The area of the interchange is often congested
with traffic as well. Access to and from the property is limited to
Route 10. For all of these reasons, the Zone is intended to promote
and encourage the development of the property for appropriate uses
in a manner that avoids generating high volumes of traffic or result
in frequent or numerous turning movements into or from the Zone District.
The following uses shall be permitted in the
I-B2 District:
[Amended 12-14-2017 by Ord. No. 26-2017]
Any use not specifically permitted in the I-B2 Zone by § 166-203.2 or permitted in all zones by this chapter is prohibited.
Any development in the I-B2 District shall comply
with the following requirements:
A.
Each lot shall have an area of at least five acres.
B.
Each lot shall have a width of at least 300 feet,
measured parallel to the Route 10 right-of-way at the minimum required
front yard setback line.
C.
There shall be a front yard depth of at least 75 feet,
measured perpendicular to the Route 10 right-of-way. For purpose of
defining front, side and rear yards, Interstate Route 287 and any
access or egress ramps connecting Route 10 and Route 287 shall not
be considered streets.
D.
There shall be a side yard depth of at least 40 feet,
measured perpendicular to the lot line. The combined depth of the
two side yards shall be at least 40% of the lot width measured at
the required minimum front yard setback line.
E.
There shall be a rear yard depth of at least 60 feet,
measured perpendicular to the lot line.
F.
The floor area ratio shall not exceed 47% of the lot
area.
G.
The building coverage shall not exceed 35% of the
lot area.
H.
The improvement coverage shall not exceed 70% of the
lot area.
I.
No building shall exceed a height of 28 feet, exclusive
of any rooftop equipment or structures. The height of such rooftop
structures or equipment shall not exceed five feet, and the coverage
by such structures or equipment, including the area enclosed or partially
enclosed by any screening devices for such structures or equipment,
shall not exceed 5% of the rooftop area of the building.
J.
Each lot shall not contain more than one building.
K.
Architectural design. The following provisions shall
apply to the design of the building:
(1)
The building shall be designed using high-quality facade materials,
roofing materials and architectural details. Facade materials such
as brick, stucco, stone, textured concrete block, EIFS (e.g., "dryvit"),
lightweight panelized systems with synthetic stucco or stone aggregate
finishes, etc., are examples of acceptable facade materials. All building
facades shall be designed with similar building materials. Metal or
vinyl siding and plain, flat concrete block or cinder block shall
be prohibited on any building facade.
[Amended 12-14-2017 by Ord. No. 26-2017]
(2)
Wall facades and roofs shall be designed to
avoid a plain or monotonous appearance and, to this end, facades and
roofs shall be designed with a variety of materials, wall projections,
windows, rooflines, etc., as determined by the Board reviewing the
site plan.
L.
Outdoor storage of vehicles shall be permitted in the rear yard and in any side yard abutting Route 287 and its access/egress ramps, provided that such storage is screened as required by § 166-124A(3) and (4). In no case shall outdoor storage be permitted within a front yard.
M.
The following requirements shall apply:
[Amended 12-14-2017 by Ord. No. 26-2017]
(1)
Every principal use shall have a minimum floor area of 7,500
square feet per floor.
(2)
Those portions of all front, rear and side yards that are not
used for off-street parking shall be attractively planted and maintained
with trees, shrubs, plants and grass lawns as required by the Planning
Board.
(3)
No store or shop shall use any noisemaking devices, such as
phonographs, loudspeakers, amplifiers, radios, television sets or
similar devices, so situated so as to be heard outside any building.
No smoke, fumes or objectionable odors shall be emitted from any building.
The display of merchandise placed on the exterior premises of any
building is prohibited.
N.
Additional requirements for self-service storage facilities.
Self-service storage facilities shall be subject to the following
regulations. In addition, such facilities shall be subject to the
requirements of the I-B2 Zone District and to all other applicable
provisions of this chapter, provided that in the event of a conflict
between a regulation in this section and any other provision of this
chapter, the regulations of this section shall supersede such other
provision unless prohibited by law.
(1)
Use restrictions.
(a)
A self-service storage facility shall be designed
and used for the storage of personal goods and property by a resident
or business, provided that such storage shall not be of a type that
could be characterized as a warehouse for the shipping, delivery,
receipt or transfer of goods related to a nonresidential operation;
only the storage of goods and property deemed to be of surplus or
limited utility requiring temporary storage shall be permitted. Outdoor
storage of vehicles shall also be permitted as regulated herein. It
is the intent of this subsection to permit only storage that requires
only infrequent site visitation by users of the facility, and not
to permit storage that requires frequent site visitation by users
of the facility.
(b)
The facility shall be designed for smaller items
and quantities and, to this end, no storage unit shall exceed an area
of 600 square feet.
(c)
The storage of materials that constitute a physical
or health hazard in quantities in excess of those found in Table 307.7(1)
and Tables 307.7(2) of the current International Building Code as
it is adopted by the Uniform Construction Code of the State of New
Jersey and all subsequent adoptions thereof shall be prohibited. The
total aggregate storage of all such materials at the facility shall
be used to determine conformance with said tables.
(d)
The storage of construction or contractor vehicles,
equipment or materials is specifically prohibited.
(e)
No business or commercial activity, other than
the leasing of storage space within the building and the leasing of
storage space outdoors for vehicles by the operator of the self-service
storage facility, shall be permitted at the site of a self-service
facility.
(2)
Accessory uses. A self-service storage facility
is permitted to include the following uses and structures that are
accessory and incidental to the facility:
(a)
A leasing and administrative office in the same
building as the facility.
(b)
A single apartment for the facility manager
and his family in the same building as the facility.
(c)
Outdoor storage limited to the storage of vehicles as regulated by § 166-124A, except as may be superseded by this section. A user is not required to lease storage space within the building in order to lease storage space outside the building as permitted herein.
(d)
Parking and loading areas accessory to the foregoing
permitted principal and accessory uses.
(3)
Loading doors. The building shall be designed
to locate exterior roll-up doors or similar doors providing access
to individual storage units in facades that do not face abutting streets,
except that such doors may be located in facades that face Route 287
and any access/egress ramps for Route 287. Furthermore, any facade
containing such doors shall be screened by a wall, fence and/or plantings,
as determined by the Planning Board, as required below:
(a)
The fence, wall and/or planting shall be continuous,
except for reasonable gaps necessary for site identification and marketing.
This shall be construed to require that the fence, wall and/or planting
shall extend for a length of at least 80% of the length of the site
perimeter toward which the doors face; provided, however, that no
such fence or wall shall be permitted in the front yard, and the portion
of the site perimeter abutting the front yard shall be excluded in
making calculations of the required or proposed fence or wall length.
Furthermore, and notwithstanding the foregoing, the continuous length
of any portion of such fence or wall shall not be less than twice
the length of the longest gap in such fence or wall, the continuous
length of any permitted gaps in such fence or wall shall not exceed
100 feet, and the permitted gaps in screening shall not occur along
that portion of the site perimeter abutting or facing an area where
outdoor storage is provided.
(b)
The height of any such fence or wall shall not
exceed six feet; provided, however, that the Planning Board may permit
a wall or fence with a height of eight feet if the same is necessary
to provide adequate screening of the doors. Any fence or wall with
a height exceeding six feet shall be set back at least five feet from
any property line and supplemental plantings may be required by the
Board to reduce the visual impact of the taller fence or wall. No
fence or wall used for screening shall be permitted in any front yard.
(c)
The fence, wall or planting shall be sufficiently
solid or dense so as to prevent the view of the doors during all seasons
of the year.
(d)
The foregoing provisions shall not be construed
as superseding the requirements for the screening of outdoor storage;
in the event that such doors face areas of outdoor storage, the more
restrictive screening provision shall apply.
(4)
Parking and loading spaces. The minimum required
number of parking spaces shall be as follows, provided that no spaces
used for the storage of vehicles shall be counted toward meeting this
requirement:
(a)
Two parking spaces shall be provided for a manager's
apartment.
(b)
Parking shall be provided for the leasing/administrative office as required for offices by § 166-155.
[Amended 9-8-2011 by Ord. No. 25-11]
(c)
Parking shall be provided at a ratio of one
parking space per 50 storage units or one parking space per 5,000
square feet, exclusive of manager and office floor area, whichever
may be greater.
(d)
Designated parking/loading and unloading spaces
shall be provided for storage tenants such that no exterior door providing
access to a storage unit shall be located further than 75 feet from
a parking and loading space.
