[Amended 1-30-1979 by Ord. No. 711; 2-17-1987 by Ord. No. 904; 6-4-1991 by Ord. No. 988; 12-29-1997 by Ord. No. 1091; 3-19-2002 by Ord. No. 1198; 5-21-2002 by Ord. No. 1203; 12-28-2004 by Ord. No. 1275; 7-11-2006 by Ord. No. 1305; 5-20-2014 by Ord. No. 1481; 2-2-2016 by Ord. No. 1516; 12-5-2017 by Ord. No. 1548-17]
For the purpose of this chapter, the Borough
of Emerson is hereby divided into 16 zones, differentiated according
to use and building regulations, and designated as follows:
R-22.5
|
Residential Single-Family
|
R-10
|
Residential Single-Family
|
R-7.5
|
Residential Single-Family
|
LB
|
Limited Business
|
RC
|
Retail Commercial
|
RB
|
Residential, Single-Family and Two-Family
|
IM
|
Industrial and Manufacturing
|
OSC
|
Open Space Conservation
|
MFRAH North
|
Multi-Family Residential Affordable Housing Overlay Zone District
North
|
MFRAH South
|
Multi-Family Residential Affordable Housing Overlay Zone District
South
|
ML-10
|
Single-Family
|
MS-AHO
|
Municipally-Sponsored Affordable Housing Overlay Zone-1
|
AHO
|
Affordable Housing Overlay Zone
|
R-2/ARC
|
Age Restricted Community Residence Zone
|
CBD-10
|
Central Business District - 10,000 Square Feet
|
CBD-15
|
Central Business District - 15,000 Square Feet
|
B.Â
Front, rear and side yard requirements may be greater than shown in this article if a lot abuts certain roads, waterways, side streets or if a lot abuts other zones. See other sections of this chapter for additional requirements, including but not limited to § 290-23.
D.Â
AHO Affordable Housing Overlay set-aside requirements.
[Added 5-21-2002 by Ord.
No. 1203; amended 8-14-2018 by Ord. No. 1561-18; 12-18-2018 by Ord. No. 1572-18]
(1)Â
Purpose. The purpose of this set-aside requirement is to create a
realistic opportunity for the construction of low- and moderate-income
housing as land becomes available for development in the Borough of
Emerson and thereby address the "unmet need" portion of the fair share
housing obligation of the Borough of Emerson under the New Jersey
Fair Housing Act of 1985,[2] N.J.A.C. 5:93-1 et seq., as amended and supplemented,[3] N.J.A.C. 5:80-26.1 et seq. as amended and supplemented,
and the Mount Laurel Doctrine.
(2)Â
Any property in the Borough of Emerson that is currently zoned for nonresidential uses and subsequently receives a zoning change or use variance or approval of a redevelopment or rehabilitation plan to permit multifamily residential development at a density of at least six units per acre, yielding at least five new dwelling units, or that is currently zoned for residential uses and receives a zoning change or density variance or approval of a redevelopment or rehabilitation plan to permit multifamily residential development, at a density of at least six units per acre, yielding at least five new dwelling units, shall provide an affordable housing set-aside of 15% if the affordable units will be for rent and 20% if the affordable units will be for sale. This provision does not affect residential development on sites that are zoned for inclusionary residential development as part of the Borough's Housing Element and Fair Share Plan, which are subject to the affordable housing set-aside requirements set forth in the applicable zoning. This requirement does not give any developer the right to any such rezoning, variance or other relief, or establish any obligation on the part of the Borough of Emerson to grant such rezoning, variance or other relief. A property shall not be permitted to be subdivided so as to avoid compliance with this requirement. All affordable units created pursuant to this subsection shall be governed by the provisions of Chapter 290, Article XII Affordable Housing Regulations.
E.Â
Off-street parking, driveways, and garages in residential
zones.
[Added 6-1-2004 by Ord. No. 1266]
(2)Â
Newly constructed residential structures must contain
at least one garage for every family unit (i.e., single-family structures
must have one garage; two-family structures must have two garages,
etc.). Existing residential structures which have a garage may not
convert that garage to any other use without replacing it with another
garage. Existing residential uses which do not have a garage shall
not be considered nonconforming and are permitted to expand a structure
without adding a garage.
(3)Â
Vehicles may not be stored, parked, or maintained
on any residential property, except in an enclosed garage or on an
approved driveway. Driveways must be constructed of macadam, concrete,
pavers, asphalt, or decorative stone. Driveways constructed of dirt,
grass, crushed stones, or other materials not described herein are
prohibited.[4]
(4)Â
Driveways in residential zones shall have a maximum
width of 22 feet within 40 feet of the curbline or, where there is
no curb, within 40 feet of the front property line. Where there is
a circular driveway or any other circumstance where there are two
points at which the driveways access the street, the total combined
width of both driveways shall not exceed 22 feet within 40 feet of
the curbline.
(5)Â
Existing driveways shall be permitted to remain and
may be repaired or resurfaced, providing there is no increase in size.
(6)Â
Driveways may not be located closer than three feet
from the property line. For the purposes of this section, property
on a corner lot shall be considered as having two front yards, and
the restrictions as described herein shall apply to both front yards.
F.Â
Utility sheds. Utility sheds shall be permitted as
accessory uses in residential zones, with the following limitations:
[Added 6-1-2004 by Ord. No. 1266]
G.Â
Pools. All pools in residential zone districts shall comply with
the following regulations:
[Added 5-20-2014 by Ord. No. 1478]
(1)Â
Pools are not permitted in any front yard area or the required front
yard of a corner lot.
(2)Â
Pools must be located at least 10 feet from the side property line
and five feet from the rear property line.
(3)Â
Pool water surface shall not exceed 50% of the rear yard area.
(4)Â
Water surface for in-ground pools shall not be higher than 12 inches
above the existing property grade.
(5)Â
Aboveground pools shall not exceed 24 feet in length, width or diameter.
(6)Â
Pool equipment shall be set back a minimum of two feet from the side
and rear property lines.
(7)Â
The pool equipment enclosure shall not exceed eight feet in height.
(8)Â
All fences which act as a pool barrier in accordance with the Building
Code shall be a minimum of 48 inches in height.
H.Â
Second interior kitchens.
[Added 1-21-2020 by Ord. No. 1604-20]
(1)Â
The presence of a second interior kitchen
having one or more appliances for cooking, including ovens, stoves
or cooktops, shall disqualify a dwelling from being considered a one-family
or housekeeping unit and shall be prohibited.
(2)Â
Any second interior kitchen as described in Subsection H(1), and any other section of the Borough of Emerson Code existing prior to February 1, 2020, shall not be in violation of this subsection and deemed "grandfathered" and exempt from this subsection, provided it was installed in compliance with existing ordinances of the Borough of Emerson and the laws of the State of New Jersey in force and effect prior to January 31, 2020, and installed by obtaining all the proper necessary permits if so required by law in force and effect prior to January 31, 2020.
The following regulations apply in the R-22.5
Single-Family Zone:
C.Â
Conditional uses:
[Amended 1-30-1979 by Ord. No. 711; 9-25-1979 by Ord. No. 729]
The following regulations apply in the R-10
Single-Family Zone:
[Amended 1-30-1979 by Ord. No. 711; 9-25-1979 by Ord. No.
729; 11-21-2006 by Ord. No. 1313]
The following regulations apply in the R-7.5
Single-Family Zone.
C.Â
Conditional uses.
(1)Â
All conditional uses permitted in the R-22.5 Zone.
(2)Â
Nursing homes are permitted as a conditional use where
all of the following requirements are met:
(a)Â
Minimum lot area: three acres;
(b)Â
Minimum lot width: 500 feet;
(c)Â
Maximum building height: the greater of 2Â 1/2
stories or 40 feet;
[Amended 8-21-2007 by Ord. No. 1327]
(d)Â
Minimum front yard: 20 feet;
(e)Â
Minimum side yards: 20% of the lot width, but
not less than 40 feet for both sides, or 20 feet for one side;
(f)Â
Maximum coverage for structures: 30% of the
lot;
(g)Â
Maximum floor area ratio: 50% (sum of the area
of all floors of the buildings or structures compared to the total
area of the site);
(h)Â
Minimum open space ratio: 10% (open space to
be only those planted areas);
[Amended 8-21-2007 by Ord. No. 1327]
(i)Â
Off-street parking: one space for every three
beds, plus one space for every two employees on major shift during
the day.
The following regulations apply in the RB Single-Family
and Two-Family Zone:
[Added 6-4-1991 by Ord. No. 988]
The following regulations apply in the ML-10
Single-Family Zone:
B.Â
Alternate development regulations. In the event that a developer meets all of the requirements of the mandatory contribution to the Emerson Low- and Moderate-Income Housing Trust Fund as described in Subsection C, then all of those regulations set forth in §§ 290-13, 290-16, 290-22 and Schedule I of the Code of the Borough of Emerson applicable to R-7.5 Single-Family Zone shall be applicable to the ML-10 Single-Family Zone, except as follows:
C.Â
Mandatory contribution to Emerson Low- and Moderate-Income
Housing Trust Fund. In consideration for the increased density permitted
in the ML-10 Single-Family Zone, the owner of said lands wishing to
develop the property is required to contribute to the need for low-
and moderate-income housing in the Borough of Emerson as follows:
(1)Â
The developer must pay to the Borough of Emerson
Low- and Moderate-Income Housing Trust Fund an amount equal to $4,000
per approved building lot. Said sum shall be paid as follows:
(2)Â
As an alternative to the above-described contribution
to the Emerson Low- and Moderate-Income Housing Trust Fund, the developer
may enter into a binding agreement with the Borough of Emerson to
set aside 20% of all of the units constructed in this zone for low-
or moderate-income housing. Said housing must comply with all the
requirements of the New Jersey Council On Affordable Housing and must
be eligible as a credit to Emerson towards the Borough's overall obligation
for low- and moderate-income housing.
(3)Â
In the event that the requirements described
herein for a contribution to the Emerson Low- and Moderate-Income
Housing Trust Fund are determined to be unenforceable or the developer,
for whatever reason, does not comply with said requirements, then
and in such event, all of the requirements normally applicable to
the R-10 Single-Family Zone shall be applicable to the ML-10 Single-Family
Zone.
(4)Â
The developer, prior to the final approval of
the subdivision plans, shall post a bond to ensure the necessary contributions
to the Emerson Low- and Moderate-Income Housing Trust Fund. Said bond
is to be in a form acceptable to the municipality.
[1]
Editor's Note: Former § 290-17.2,
R-TH Townhouse Zone, added 12-29-1997 by Ord. No. 1091, was repealed
3-19-2002 by Ord. No. 1198.
[Added 5-21-2002 by Ord. No. 1203]
A.Â
Purpose. The purpose of this overlay zone is to provide
for the construction by the nonprofit or public sector of alternate
living arrangement housing that is 100% affordable to low- and moderate-income
persons in order to address a portion of the fair share obligation
of the Borough of Emerson under the New Jersey Fair Housing Act, the
COAH regulations, and the Mount Laurel Doctrine.
B.Â
Principal permitted uses. Buildings may be erected
or used and the lot may be used or occupied for alternate living arrangement
housing as defined in the COAH regulations.
C.Â
Accessory uses, structures and buildings: facility
management office, common room, laundry room, maintenance and tool
storage areas, off-street parking, recreation facilities, mail kiosks
and other street furniture, home occupations, fences and walls, signs,
satellite dishes, and other customary accessory uses which are clearly
incidental to the principal use and buildings.
[Amended 6-11-2002 by Ord. No. 1205]
D.Â
Density. The maximum gross residential density shall
be 6.5 dwelling units per acre. In computing the number of units permitted,
any portion of a unit less than 0.5 unit shall not be considered a
dwelling unit.
[Amended 6-11-2002 by Ord. No. 1205]
E.Â
Area and bulk standards. The following standards shall
be applicable to this use:
[Amended 6-11-2002 by Ord. No. 1205]
Requirement
|
Standard
|
---|---|
Minimum lot area
|
0.7 acres
|
Minimum lot width
|
100 feet
|
Minimum lot depth
|
150 feet
|
Minimum front yard
|
20 feet
|
Minimum side yard*
|
20 feet
|
Minimum rear yard*
|
30 feet
|
Minimum spacing between buildings
|
15 feet
|
Maximum building height
|
35 feet; 2 1/2 stories
|
Maximum building length
|
120 feet
|
Maximum impervious coverage (structures and
paving)
|
50%
|
Maximum number of units per structure
|
5 units
|
Minimum building setback from parking area
|
10 feet
|
Minimum building setback from streets
|
10 feet
|
*NOTE: For purposes of these bulk regulations,
a yard that abuts the rear yard of single-family residential lots
shall be deemed to be a rear yard; a yard that abuts the side yard
of single-family residential lots shall be deemed to be a side yard;
and a yard abutting nonresidential property shall be deemed to be
a side yard.
|
F.Â
Perimeter buffer. A minimum five-foot-wide setback
from the lot perimeter shall be a landscaped buffer of preserved existing
mature vegetation and, as necessary in sparsely wooded areas, new
landscaping of evergreen shrubs or trees, or fencing, at least five
feet high, or a combination of materials to create a reasonable visual
screen. Any perimeter buffer along an active railroad line shall be
fenced. The perimeter buffer may be included within any required setback.
Stormwater management basins, easements for utilities, and driveways
or internal roads to ensure access to and from a public street may
be included within the perimeter buffer.
[Amended 6-11-2002 by Ord. No. 1205]
G.Â
Recreation and open space. A minimum of 10% of the
site area shall be reserved and developed for active and/or passive
recreation, including community gardens and other common open space
uses.
H.Â
Site improvements. Streets, parking, water supply,
sanitary sewers, stormwater management facilities and other site improvements
shall be subject to the New Jersey Department of Community Affairs,
Residential Site Improvement Standards ("RSIS"), as set forth in N.J.A.C.
5:21.
I.Â
Affordable housing requirement. One hundred percent of the total number of dwelling units developed on the site shall be set aside and rented or sold to low- and moderate-income persons, as defined in the COAH regulations and in accordance with the affordable housing regulations in §§ 290-63 to 290-66.
J.Â
Lighting. All exterior lighting on the site shall
be arranged and designed so as to be directed away from all adjoining
residential properties, including the use of cutoff fixtures as appropriate.
[Amended 6-11-2002 by Ord. No. 1205]
K.Â
Landscaping. The development shall include building
foundation plantings, clusters of plantings in strategic areas, ground
cover, shade trees along roadways and pedestrian paths, and preservation
of existing mature vegetation, where feasible.
L.Â
Site plan review and approval. Prior to issuance of any construction permit for buildings pursuant to this overlay zone, the Land Use Board shall review and approve a site plan for the development in accordance with the Land Use Procedures Ordinance (Chapter 47 of the Borough of Emerson Code) and Site Plan Review Ordinance (Chapter 236 of the Borough of Emerson Code). The Land Use Board shall conduct its review of any development application in accordance with the fast-tracking requirements of N.J.A.C. 5:93-10.1. The developer shall be entitled in the development application review process to invoke any rights conferred by the COAH regulations, including the right to request relief from cost-generating development standards that are not essential to protect the public welfare.
[Amended 6-11-2002 by Ord. No. 1205]
M.Â
Performance and maintenance guarantees. Performance
and maintenance guarantees shall not be required.
[Amended 6-11-2002 by Ord. No. 1205]
N.Â
Fee exemption. Applications for development pursuant
to this overlay zone shall be exempt from application and technical
review fees as authorized by N.J.S.A. 40:55D-8(c).
[Amended 6-11-2002 by Ord. No. 1205]
O.Â
Length of approval. Any site plan approval issued
by the Land Use Board shall be valid for the maximum term allowed
by the Municipal Land Use Law, under N.J.S.A. 40:55D-49 and 40:55D-52.
[Added 12-28-2004 by Ord. No. 1275[1]]
A.Â
AVERAGE GROUND ELEVATION
BASEMENT
BUILDING HEIGHT
STORY
STORY, ABOVE GRADE
STORY, HALF
Definitions. As used in this section, the following
terms shall have the meanings indicated:
The average elevation of the existing ground surface, in
its undeveloped state, measured adjacent to the location of the proposed
building, around the perimeter of the foundation.
That portion of a building or structure partially below the
average ground elevation as defined herein. Dwelling units shall be
permitted within basements.
The vertical distance from the average ground elevation as
defined herein to the highest point of the roof surface if the roof
is flat, exclusive of parapets, bulkheads, chimneys or similar extensions
of the roof, or, in the case of sloping roofs, to a point one-half
the distance between the rafter plate and the uppermost point of the
roof.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
That portion of a building included between the surface of
any floor and the surface of the floor above it or, if there is no
floor above it, then the space between any floor and the ceiling or
roof next above, excluding basements, cellars and crawl spaces.
Any story having its finished floor surface entirely above
grade, except that a basement shall be considered as a story above
grade where the finished surface of the floor above the basement is
1) more than six feet above grade plane; or 2) more than six feet
above the finished ground level for more than 50% of the total building
perimeter; or 3) more than 12 feet above the finished ground level
at any point.
A space under a sloping roof which has the line of intersection
of the roof and wall face not more than three feet above the floor
level, and in which space the possible floor area with head room of
five feet or less occupies at least 40% of the total floor area of
the story directly beneath.
B.Â
Uses. In the R-2/ARC Age Restricted Community Residence
Zone, only the following uses are permitted:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
C.Â
Requirements for age restricted communities (ARC).
(1)Â
Use and occupancy restrictions:
(a)Â
Principal permitted uses in an ARC shall include one or more multifamily residential buildings with said dwelling units specifically designed and intended for and limited to occupancy by households composed of at least one permanent resident 55 years of age or older, except as specifically provided in Subsection C(1)(b)[5] below, and with children under the age of 19 being expressly prohibited.
[Amended 12-18-2007 by Ord. No. 1343]
(b)Â
Through its corporation, association or owners,
the land and buildings in any ARC shall be restricted by bylaws, rules,
regulations and restrictions of record to permanent use and occupancy
by persons of 55 years of age or older, subject to the following exceptions,
consistent with the requirements of the Federal Fair Housing Act,
as amended; except for the existence of a resident manager/superintendent
and his/her family as set forth below, all units shall meet the age
requirements herein.
[Amended 12-18-2007 by Ord. No. 1343]
[1]Â
A spouse or other person under
the age of 55 years who is residing with a person who is 55 years
of age or over and qualified to reside in the unit may reside in the
ARC.
[2]Â
An adult under 55 years of age
may reside in a unit in the ARC if it is established that the presence
of such person is essential to the physical care of one or more of
the occupants of the same unit who are qualified to reside in the
unit. A certified letter from a medical doctor must be provided indicating
the necessity of such care.
[3]Â
Children over the age of 19 shall
be permitted to reside in the same unit with a parent if the parent
is 55 years of age or over and qualified to reside in the ARC unit.
[4]Â
Parents, stepparents or legal guardians
of Emerson residents who are 55 years of age or older and qualified
to reside in the ARC unit are permitted to purchase said units for
the purpose of residing and living in them.
[5]Â
A maximum of one unit in any such
development may be occupied by a resident manager or superintendent
and family not meeting the above criteria.
(c)Â
The ARC shall comply with all applicable requirements
of the Federal Fair Housing Act and all amendments thereto, except
as noted above, and all applicable rules and regulations of the U.S.
Department of Housing and Urban Development (HUD) regarding such use,
ownership and occupancy and shall further comply with all applicable
HUD rules and regulations for self-certification of compliance with
the Act and with HUD's rules and regulations. The residency restriction
applicable to the development may be reviewed by the Borough Attorney
for compliance with the Federal Fair Housing Act.
(d)Â
Permitted accessory uses in an ARC may include,
but shall not be limited to, attached or detached individual and common
garage structures, maintenance, equipment storage and utility buildings,
and indoor and/or outdoor areas devoted to off-street parking and
to active and passive recreation. In addition, one double-faced ground-type
sign identifying the development may be located at each entrance to
said development, provided such sign is limited to 18 square feet
in area on each side and is mounted on a freestanding wall or structure
not exceeding 10 feet in height above the ground level. The design,
location and landscaping of such sign shall be as approved by the
Land Use Board.
(2)Â
Requirement for low- and moderate-income units.
For every 10 units constructed within this zone, the property owner
shall pay to the Borough’s Mount Laurel Trust Fund a total of
$35,000 to be used by the Borough of Emerson in the future to satisfy
its obligation to provide low- and moderate-income affordable housing.
[Amended 10-11-2005 by Ord. No. 1297]
(3)Â
Contributions based on impact upon municipal
infrastructure. Prior to the issuance of a building permit, the property
owner in this zone shall pay to the Borough of Emerson the sum of
$100,000 for every 30 units constructed in this zone. Said payment
is made to offset costs to the municipality for necessary infrastructure
improvements required as a result of the uses and improvements permitted
under this section. This contribution is in addition to any infrastructure
improvements that the developer may be required to make by the Land
Use Board.
[Amended 10-11-2005 by Ord. No. 1297]
(4)Â
Area and density requirements. The following
requirements shall apply to any tract proposed for ARC development:
(a)Â
Minimum tract area. There shall be a minimum
tract area of 30,000 square feet having a minimum road frontage of
150 feet for the ARC.
(b)Â
Maximum density and number of units. There shall
be no more than 36 dwelling units per gross lot acre within the ARC.
(c)Â
Maximum building coverage. The total ground
floor area of all buildings, including accessory buildings and common
garages, shall not exceed 50% of the gross tract area.
(d)Â
Maximum impervious coverage. The total coverage
of the tract by all buildings, paved or other hard surfaces and parking
areas, but excluding drainage structures and detention and retention
basins, shall not exceed 85% of the gross tract area.
(5)Â
Setback and height requirements. The following
setback and height requirements shall apply to the development of
the ARC:
(a)Â
No principal building shall be located within
10 feet of the site's property lines. The required front yard, rear
yard and side yard shall be 10 feet. No accessory building shall be
located within 10 feet of the site's property lines except that accessory
structures encompassing less than 500 square feet may be located a
minimum of five feet from the site's property lines.
(b)Â
Height. No building shall exceed three stories,
and no building shall exceed a height of 45 feet measured from the
average finished grade to the midpoint of the roof. Where individual
buildings are separated by fire walls, the height measurement shall
be taken around the exposed building perimeter between fire walls.
A walk-out or exposed basement level containing dwelling units or
portions thereof shall not be counted in the number of stories.
(c)Â
Lot depth: The minimum lot depth shall be 150
feet.
(d)Â
Balcony projections into required yard. No balcony
shall project greater than four feet into the minimum front yard,
rear yard or side yard.
(6)Â
Amenities.
(a)Â
The ARC may include indoor and outdoor common
areas, recreational areas and community facilities provided for the
exclusive use of its residents.
(b)Â
Areas intended for recreational purposes shall
include facilities for active and passive recreation particularly
suitable for adults aged 62 years or older.
(c)Â
Any multipurpose facility shall be designed
and equipped to meet the social and recreational needs of the anticipated
residents of the ARC. This may include exercise rooms, hobby and craft
rooms, lounge areas, meeting rooms, card rooms, rooms providing support
facilities for outdoor recreational facilities or other similar facilities,
all as required to meet the needs of persons 62 years of age and older.
(d)Â
Elevators shall be provided as required by the
Uniform Construction Code, although one elevator may service more
than one building where buildings are separated by fire walls but
are otherwise interconnected.
(7)Â
Roadways and parking standards.
(a)Â
The requirements of the residential site improvement
standards (RSIS) shall apply to the development of the ARC, except
as set forth below.
(b)Â
Private streets and roadways shall be permitted
within the ARC and shall be designed and constructed in accordance
with this chapter and the RSIS, where applicable.
(c)Â
All requirements of this chapter relating to
parking lot design, except as otherwise regulated herein or superseded
by the RSIS, shall be applicable to the ARC.
(d)Â
No parking of recreational vehicles, including
boats, shall be permitted on the site.
(e)Â
Garaged parking spaces shall be a minimum of
nine feet wide and 18 feet long.
(f)Â
Handicapped parking spaces and handicapped accessibility
shall be provided as required by law.
(g)Â
Parking spaces or driveways serving individual
dwelling units shall not be entered directly from any street. This
shall not preclude driveways and parking spaces being accessed from
interior development streets within the ARC tract. Parallel parking
along interior development streets within the ARC tract shall be permitted
consistent with this chapter; if such is silent, then such shall be
permitted consistent with the RSIS.
(h)Â
There shall be 1.50 parking spaces for each
residential unit.
(i)Â
Driveway width. All driveways which give access
to the subject site shall have a width of not less than 24 feet.
(8)Â
Buffer and landscaping.
(a)Â
Shade trees shall be provided in all site plans
where deemed appropriate by the Land Use Board. All shade trees shall
have a minimum diameter of 2.5 inches measured three feet above the
ground and shall be of a species approved by the approving authority.
Trees shall be planted 40 to 60 feet apart and parallel to, but no
more than 20 feet from, the curbline and shall be balled and burlapped,
nursery grown, free from insects and disease and true to species and
variety. Stripping trees from a lot or filling around trees on a lot
shall not be permitted unless it can be shown that grading requirements
necessitate removal of trees, in which case those lots shall be replanted
with trees to reestablish the character of the area and to conform
to adjacent lots. Dead or dying trees shall be replaced by the developer
during the next recommended planting season. Parking lots shall be
planted as required below.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(b)Â
A landscape plan prepared by a landscape architect
licensed by the New Jersey Board of Architects or other qualified
individual shall be submitted with each site plan application. Landscaping
shall be provided to promote a desirable visual environment, screen
parking and loading areas, provide windbreaks for winter winds and
summer cooling for buildings, streets and parking, and to mitigate
adverse visual impacts.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(c)Â
Landscaping in parking and loading areas shall
be provided as follows:
[1]Â
Loading areas shall be screened
with landscaping and/or berms. The screening shall be sufficient to
obscure the view of loading platforms and loading activities from
any lot line or street line. Fences and walls shall be permitted to
be used in combination with the landscaping and berms if a site constraint
exists which would limit the amount of space for a sufficient buffer
to fully screen said loading area. The minimum height of the fence
and/or wall shall be six feet.
[2]Â
Landscaped strips of a minimum
four feet in width shall be provided between all parking lots and
property lines, and a minimum ten-foot landscaped strip shall be provided
between all buildings and property lines.
[3]Â
Landscaped areas should be located
in protected areas such as along walkways, in center islands, or at
the end of parking bays and shall be distributed throughout the parking
area to mitigate the view of the parked vehicles without interfering
with adequate sight distance for vehicles or pedestrians. The landscaping
shall consist of hardy, low-maintenance varieties of trees, and shrub
plantings, as well as trees of a minimum eight feet in height.
[4]Â
One shade tree with a minimum diameter
of 2Â 1/2 inches measured three feet above the ground, shall be
provided for every 10 parking spaces, with a minimum linear distance
of 100 feet between trees in the same parking row. Trees shall be
staggered and/or spaced so as not to interfere with driver vision
and shall have branches no lower than six feet.
[5]Â
Any plantings which do not live
shall be replaced within one year or the next growing season. Notwithstanding
this provision, all applicants must continually meet the provisions
of site plan approval with respect to landscape plans.
[6]Â
Landscaping shall not cast excessive
shade on adjacent properties, interfere with existing vegetation,
interfere with light fixtures or interfere with adequate sight distance
for vehicles or pedestrians.
(10)Â
Fencing. Fencing shall be limited in height
as set forth in this chapter.
(11)Â
Other improvements and design standards. The
development plan for the site, its developed facilities and the interior
of residential units in the ARC must be specifically designed to meet
the potential physical and social needs and visual, auditory, ambulatory
and other impairments that may affect older persons, particularly
as residents age in place.
(a)Â
All site improvements, whether public or private,
shall conform to the residential site improvement standards, or, where
the residential site improvement standards do not regulate the type(s)
of improvement(s), to the standards for such improvement(s) in this
chapter.
(b)Â
Each dwelling unit shall be equipped with central
heating and air-conditioning systems with independent controls for
each. This requirement may be waived by the Board for good cause.
(c)Â
Each dwelling unit shall contain plumbing and
gas or electric connections for a clothes washer and dryer.
(d)Â
Smoke alarms shall be installed in each dwelling
unit in the ARC in accordance with the requirements of the Uniform
Construction Code (N.J.S.A. 52:27D-119 et seq.)
(e)Â
Each occupant shall be responsible for the disposal
of household garbage, recyclable materials and refuse as required
in other residential districts; provided, however, that a homeowners'
association may assume the responsibility to arrange for the disposal
of the solid waste and recyclables produced within the ARC in accordance
with applicable municipal codes. At least one solid waste pickup location
shall be provided for each 50 units or, as an alternative, a minimum
of two separate compactor locations shall be provided on the site.
Such facilities shall either be located within a building or parking
garage or, if located out of doors, be totally enclosed by a seven-foot-high
masonry wall compatible with the architectural styling of the building(s),
landscaped, and with a gate or entry on one side. Such enclosure(s)
shall provide suitably sized containers approved by the Borough for
the collection of solid waste and recyclables.
(f)Â
A safe and convenient system of walkways accessible
to all occupants shall be provided. The site plan shall show the locations
of all pedestrian walkways and sidewalks.
(g)Â
Lighting plans for the entire development shall
be submitted for the Board's approval. Artificial lighting shall be
provided along all walks and interior roads and driveways and in all
off-street parking areas, depending upon anticipated nighttime use,
with sufficient illumination for the safety and convenience of the
residents of the ARC. The source of lighting shall be directed downward,
away from buildings and adjoining streets and property lines. Lighting
fixtures shall be so arranged that the direct source of light is not
visible from any adjacent residential area. Light fixtures shall not
be greater in height than 20 feet.
(h)Â
On-site security and maintenance service systems
may be provided in the ARC.
(12)Â
Ownership and management of common areas, elements
and open space.
(a)Â
The landowner shall provide for and establish
an organization for the ownership and maintenance or, if held under
a condominium form of ownership, for the maintenance alone of all
common areas, elements and open space for the benefit of residents
of the development. Such organization shall not be dissolved and shall
not dispose of any open space, by sale or otherwise (except to an
organization conceived and established to own and maintain the open
spaces for the benefit of such development), without first offering
to dedicate the same to the Borough of Emerson or other government
agency.
(b)Â
The regulations of N.J.S.A. 40:55D-43b and c
shall be applicable to the maintenance of the open space.
(c)Â
If any open space, easements or common areas
on the tract are dedicated to and accepted by the Borough, the area
of such portions of the tract shall nonetheless be included in calculating
the permitted density of the development.
(d)Â
As a condition of the approval of a proposed
development, the Land Use Board shall require of the organization
established or to be established to own and/or maintain common open
space, any other common areas or elements or the structures located
within the development, that it adopt certain binding rules and regulations
or bylaws with respect to ensuring the objectives and purposes of
reasonable maintenance. If, as a condition of Land Use Board approval,
certain provisions are required to be included within the rules and
regulations or bylaws, such provisions shall not be changed without
the prior approval of the Land Use Board.
(13)Â
Conditions of preliminary approval. As a condition
of preliminary approval of the development, the Board may provide
for final approval of the plan and construction of the project in
whole or in one or more sections or stages.
[1]
Editor's Note: Sec. IV of this ordinance reads:
"Discounted sales to Emerson residents. All
units, when first placed on the market, will be offered to senior
citizens of the Borough of Emerson for a period of six months prior
to offering these units to others. When an individual unit becomes
available for marketing, the developer shall advise the Borough of
Emerson of such availability, and the Borough of Emerson shall arrange
an appropriate method of notification for Borough residents. Developer
to reimburse the Borough of Emerson for said publications. In the
event units are purchased by senior citizens residing in the Borough
of Emerson, those Emerson residents will be afforded an immediate
20% discount off of the market purchase price that has been established
by the developer to advertise, market and sell the units at to non-Emerson
residents. Upon sale of all units in the development, the average
price of all market rate units which were not sold to Emerson resident
seniors at the 20% discount shall be calculated, an amount equal to
20% off of the average price of said market rate units shall be calculated
and any difference between this average purchase price and the purchase
price that an Emerson resident senior citizen paid will be refunded
to the Emerson resident senior citizen by the developer Emerson resident
senior citizens shall be defined as any Emerson resident senior citizen
who has resided in the Borough since the year 2001 or any time prior.
The units referred to herein are the proposed 33 two-bedroom units,
between 900 and 1,200 square feet. The purpose of this section is
to address a problem for senior citizens residing in the Borough of
Emerson. There are a substantial number of senior citizens who are
unable, for financial and physical reasons, to continue to maintain
their homes but wish to remain in the Borough of Emerson. This section
recognizes that need, and provides a benefit to the senior citizens
of the Borough of Emerson."
[Added 12-5-2017 by Ord.
No. 1548-17]
The following regulations apply to this overlay zone:
A.Â
Purpose. The purpose of this overlay zone is to encourage the revitalization
of the areas surrounding the Central Business District and to provide
for the construction of affordable housing units for low- and moderate-income
persons in order to address a portion of the fair share obligation
of the Borough of Emerson under the New Jersey Fair Housing Act,[1] the COAH regulations, and the Mount Laurel Doctrine.
[1]
Editor's Note: See N.J.S.A. 52:27D-301 et seq.
B.Â
Principal permitted uses. Mixed-use buildings with any permitted
use in the underlying district and multifamily residential or office
on the upper floors, multifamily senior housing and age-restricted
housing.
C.Â
Minimum lot area. One and one-half acres of land is required for
the construction of a use permitted only by virtue of these overlay
districts.
E.Â
Affordable housing set-aside. A minimum of 15% of the multifamily housing constructed for rental purposes and a minimum of 20% of the multifamily housing constructed for sale purposes shall be set a side for affordable housing deed-restricted units. All affordable units created under this section will be affordable to low- and moderate-income households in accordance with the rules at N.J.A.C. 5:93-1 et seq. ("COAH's Second Round rules"), the Borough's Affordable Housing Ordinance at Chapter 290, Article XII, of the Borough of Emerson Code, and the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq.
F.Â
Maximum building height. The maximum permitted building height shall
be as follows:
(1)Â
MFRAH North: four stories and:
(a)Â
Along public streets: 42 feet.*
(b)Â
Along the railroad right-of-way: 50 feet.*
NOTES:
| |
---|---|
*
|
Additional height is permitted in accordance with § 290-70A(3) and shall only be permitted on development parcels which are two acres or greater.
|
(2)Â
MFRAH South: three stories and 40 feet.
G.Â
Area and bulk regulations. All area and bulk regulations that are set forth in § 290-69 shall apply to development proposed under this overlay district, except building height and density.
[Amended 1-30-1979 by Ord. No. 711; 9-25-1979 by Ord. No. 729; 5-20-2014 by Ord. No. 1481]
The following regulations apply in the LB Limited
Business Zone:
A.Â
Principal permitted uses:
(1)Â
Professional business and governmental offices.
(2)Â
Medical and dental clinics.
(3)Â
Banks and other financial institutions.
(4)Â
Funeral homes.
(5)Â
Nursing homes.
(6)Â
Hospitals and schools.
(7)Â
Electric vehicle charging stations, as defined in § 290-6 of this chapter, are permitted at existing nursing homes or hospitals.
[Added 6-15-2021 by Ord.
No. 1635-21]
(8)Â
Private instructional uses, including, but not limited to, educational,
exercise, dance, martial arts, artistic, cooking, and musical instructional
lessons, classes and uses.
[Added 6-15-2021 by Ord.
No. 1635-21]
(10)Â
Essential services.
[Added 6-15-2021 by Ord.
No. 1635-21]
(11)Â
Clubs, lodges and fraternal organizations.
[Added 6-15-2021 by Ord.
No. 1635-21]
[1]
Editor’s Note: Former § 290-19, LBE Limited Business
East Zone, as amended, was removed from the Code pursuant to Ord.
No. 1481, adopted 5-20-2014.
The following regulations apply in the RC Retail
Commercial Zone:
A.Â
Principal permitted uses:
(1)Â
Retail or personal service establishments, as defined in § 290-6, and including but not limited to the following:
[Amended 6-15-2021 by Ord. No. 1635-21]
(a)Â
Appliance sales.
(b)Â
Banks.
(c)Â
Bakeries.
(d)Â
Barbershops and beauty parlors.
(e)Â
Book, card and stationery stores.
(f)Â
Bowling alleys.
(g)Â
Candy and cigar stores.
(h)Â
Drug-, dry goods and variety stores.
(i)Â
Dry cleaners, laundries and laundromats.
(j)Â
Eating and drinking places (excluding drive-ins).
(k)Â
Florists.
(l)Â
Food stores.
(m)Â
Garden supplies.
(n)Â
Hardware stores.
(o)Â
Locksmiths.
(p)Â
Newsstands.
(q)Â
Business and professional offices.
(r)Â
Package liquor stores.
(s)Â
Pet stores.
(t)Â
Photographic supplies, services and equipment.
(u)Â
Radio, television and appliance sales and service.
(v)Â
Shoe sales and repair service.
(w)Â
Soda fountains.
(x)Â
Tailors and dressmakers.
(y)Â
Wearing apparel stores.
(z)Â
Automotive spare parts, provided that no repair,
alteration, installation, fabrication or maintenance operations are
conducted on the premises.
(aa)Â
Gasoline service stations subject to the other
provisions of this chapter.
(bb)Â
Telephone exchange buildings, provided that
such use does not include a service station or storage of trucks or
construction building materials.
(dd)Â
Private instructional uses, including, but not limited to, educational,
exercise, dance, martial arts, artistic, cooking, and musical instructional
lessons, classes and uses.
B.Â
Permitted accessory uses: none.
C.Â
Conditional uses:
[Amended 1-30-1979 by Ord. No. 711; 9-25-1979 by Ord. No. 729]
(1)Â
Shopping centers, when all of the following conditions
are met:[1]
[Amended 6-15-2021 by Ord. No. 1635-21]
(a)Â
Minimum lot area: six acres.
(b)Â
Uses that are permitted in a shopping center are limited to
all uses permitted in the RC/Retail Commercial Zone District; retail
and personal service establishments; expanded pet care including veterinarian
and medical care, pet day care, grooming and boarding services; offices
and office structure; theaters, recreational and entertainment facilities
including those that involve social outings, the arts, group activities
and physical exercise; meeting and convention facilities; museums
and cultural facilities; and electric vehicle charging stations.
(c)Â
Uses that are prohibited in a shopping center include any use
not contained in § 290-20A(3)(b);[2] vehicular repair and maintenance; dog kennels and puppy
mills as defined in Borough ordinances; tattoo parlors; vape shops;
marijuana and cannabis-related uses and establishments. If a use that
is not permitted in shopping centers seeks to locate in an existing
shopping center, a variance pursuant to N.J.S.A. 40:55D-70d et seq.
is required.
[2]
Editor's Note: So in original.
(d)Â
When a permitted use as contained in § 290-20A(3)(b)[3] applies to the Borough to utilize existing space in an
existing shopping center, site plan approval shall not be necessary
unless the proposal includes outdoor improvements, outdoor storage,
tree removal, an expansion to the existing shopping center's footprint,
removal of or infringement into the existing parking spaces, parking
lot, or sidewalk area, or a variance due to proposed signage.
[3]
Editor's Note: So in original.
[1]
Editor’s Note: Former Subsection C(2), regarding drive-through
establishments, which immediately followed, was repealed 6-11-2019
by Ord. No. 1582-19.
[Amended 1-30-1979 by Ord. No. 711; 9-25-1979 by Ord. No. 729; 12-5-2017 by Ord. No. 1548-17; at time of adoption
of Code (see Ch. 1, General Provisions, Art. I)]
The following regulations apply in the IM Industrial and Manufacturing
Zone:
A.Â
Principal permitted uses:
(1)Â
Retail.
(2)Â
Service commercial.
(3)Â
Educational studios.
(4)Â
Professional office.
(5)Â
Automobile-related services.
(6)Â
Printing and publishing.
(7)Â
Electrical, plumbing and building services and sales.
(8)Â
Wholesale sales.
(9)Â
Warehousing.
(11)Â
Light manufacturing which is characterized by less capital-intensive
and more labor-intensive operations. Products made by a light industrial
facility tend to be targeted toward end consumers rather than other
businesses.
(12)Â
Assembly and distribution.
(13)Â
Storage facilities.
C.Â
Conditional uses: none.
[Added 1-30-1979 by Ord. No. 711]
The following regulations apply in the OSC Open
Space Conservation Zone:
A.Â
Primary intended uses:
(1)Â
Agriculture.
(2)Â
Country clubs.
(3)Â
Golf courses (not including driving ranges).
(4)Â
Government offices.
(5)Â
Reservoirs.
(6)Â
Ice-skating rinks.
(7)Â
Swimming pools.
(8)Â
Tennis courts.
(9)Â
Parks or passive recreation.
(10)Â
Environmental centers.
(11)Â
Public and private schools.
(12)Â
Hospitals.
(13)Â
Single-family detached dwellings.
B.Â
Accessory uses: those uses incidental and accessory
to the primary intended uses.
C.Â
D.Â
Other requirements.
E.Â
Requirements for uses other than residential. It is
the intent and purpose of this chapter and specifically this section
to encourage the maintenance and preservation of the lands zoned Open
Space Conservation in their present use or similar compatible uses.
To permit maximum flexibility in achieving this objective and because
of the wide diversity and nature of the uses permitted in this zone,
no specific area, bulk and yard requirements are provided. The Land
Use Board, in reviewing any site plan for uses proposed in this zone,
shall use generally accepted planning standards to minimize the impact
on surrounding development, ensure adequate circulation and provide
for protection to the ecology and environment The Land Use Board shall
approve only those plans designed to carry out the intent of these
standards.
Minimum requirements for lot area, structure
height and yard setback requirements for all zones in Emerson shall
be as shown in Schedule I.[1]
[1]
Editor's Note: Schedule I is included as an attachment to this chapter.