[Added 8-25-2008 by Ord. No. 19-2008]
[1]
Editor's Note: Former Art. XXI, I Industrial
Districts, as amended, was repealed 1-27-1992 by Ord. No. 1601-92.
This ordinance also provided that specific lots formerly zoned as
I Industrial were rezoned as SRI Specially Restricted Industrial.
In the LTC-Lenola Town Center District, the
following uses, and no others, of lands and buildings are permitted:
B.
Commercial/office/service/other.
(1)
Retail store.
(2)
Bank or other financial institution.
(3)
Bakery or confectionery shop.
(4)
Tailoring, dressmaking or shoe repair shop.
(5)
Newspaper or job printing establishment.
(6)
Offices for administrative, executive, professional
or sales use.
(7)
Photographic, art, dance, music studio.
(8)
Personal services, including barber, beauty, laundry,
dry cleaning, and appliance and small electronics repair.
(9)
Use by municipal government for municipal purposes.
(10)
Public playground, conservation area, park and
public purpose area.
(11)
Public schools.
(12)
Health and fitness center.
(13)
Museum.
(14)
Post office.
(15)
Catering establishment, tearoom, dining room
or restaurant. Said uses shall not be interpreted to include drive-through
facilities.
[Amended 11-29-2021 by Ord. No. 37-2021]
C.
The following uses shall be accessory uses in the
LTC-Lenola Town Center District:
D.
The following uses shall be permitted in the LTC-Lenola
Town Center District when authorized as a conditional use by the Planning
Board:
(1)
Hospital, sanatorium, nursing home or similar health facility, home for aged, children, handicapped or similar institution, day-care center, nursery, continuing-care facility for elderly. Uses authorized under this section shall comply with the special requirements of § 180-91.
(4)
Multi-family condominiums or a planned group of multiple-family condominiums containing dwelling units for not more than eight families in accordance with § 180-54J(5)(a), (b), and (c).
(5)
Townhouses with eight units or less in a row in accordance with § 180-54J(5) (a), (b), and (c).
(7)
Drive-through commercial establishments allowable in conjunction with § 180-65B(1), (2) and (8) above in accordance with § 180-48O(1).
(8)
Breweries, distilleries and winery salesrooms when authorized as a conditional use by the Planning Board in accordance with the standards set forth in § 180-96E(3).
[Added 5-10-2021 by Ord. No. 15-2021]
E.
The following uses shall be considered prohibited
uses in the LTC-Lenola Town Center District:
The following requirements shall apply to the
LTC-Lenola Town Center District:
A.
Minimum lot area shall be 3,000 square feet per unit
for nonsenior restricted housing.
B.
Minimum lot area shall be 2,500 square feet per unit
for senior restricted housing.
C.
Minimum lot depth shall be 125 feet.
D.
Minimum front yard shall be as follows:
(1)
For nonresidential and mixed uses, minimum:
eight feet.
(2)
For residential uses, minimum: 25 feet, subject
to the following provisions with respect to the existing alignment
of neighboring main buildings:
(a)
Such yards may be decreased in depth to the
average alignment of existing main buildings within 100 feet on either
side of the lot in which the proposed building is to be located, and
within the same block, if such alignment of existing buildings is
less than 25 feet in depth.
(b)
Such yard shall, however, be at least as deep
as the average alignment of existing main buildings within 100 feet
on either side of the lot on which the proposed building is to be
located, and within the same block, if such alignment of existing
main buildings is more than 25 feet in depth, provided that in no
case shall a front yard greater than 60 feet be required.
(c)
Where a vacant lot or portion thereof lies within
100 feet on either side of the lot on which the proposed building
is to be located, such vacant lot shall be considered to include a
building with a front yard of 25 feet for the purposes of calculating
average alignment under this section.
F.
Minimum rear yard shall be 15 feet.
G.
Maximum building height shall be three stories and
40 feet.
H.
Maximum lot coverage shall be 90%.
I.
Maximum building coverage shall be 70%.
Parking requirements in the LTC-Lenola Town
Center shall be as follows:
A.
The parking in this zoning district is proposed to
be shared parking with the other uses in the zone. On-street parking
is also permitted in most areas along Camden Avenue.
B.
Sites should be designed to facilitate the safe and
easy maneuvering between properties for parking purposes.
C.
Parking shall be designed to be behind the front face
of the building(s) on the lot. Parking along the side of the building
behind the front face of the building is permitted.
D.
A buffer planting shall be provided between the commercial
zoning district and the residential zoning district.
E.
Cross easements shall be provided between adjoining
properties for the purpose of encouraging shared parking and minimizing
driveway accesses to the street.
F.
The following parking requirements shall be used:
(1)
Offices: 3.0 spaces per 1,000 square feet of
gross leasable area.
(2)
Retail uses: 3.0 spaces per 1,000 square feet
of gross leasable area.
(3)
Residential use: 1.5 spaces for age-restricted
units; 1.5 spaces for one or two bedrooms; two spaces per three or
more bedrooms.
(4)
Restaurants: one space for each 100 square feet
of gross leasable area or portion thereof, or one space for every
four seats or portion thereof, whichever is less.
Signs in the Lenola Town Center District shall
be as follows:
A.
In addition to conforming to the regulations contained
in this chapter, approval for the construction, alteration, erection
or display of any sign within the Lenola Town Center shall be subject
to Appearance Committee review and recommendation.[1] The Planning Board shall refer the plans to the Appearance
Committee and take its comments under consideration while conducting
the review of the proposed plans as they relate to the appearance,
lettering, color, size, position, method of attachment, texture of
materials and design in order to establish that the proposed sign
conforms to the historical and distinctive character of the Lenola
Town Center and does not injuriously affect the same or impair the
value of the adjoining properties, the district in general or those
buildings having architectural and historical worth in the immediate
area.
B.
All applications for sign permits within the Lenola
Town Center shall be either submitted directly to the Appearance Committee
or forwarded to the same by the Zoning Officer before a permit may
be issued. Such application shall be accompanied by sketches and drawings
showing details of construction, support and attachment and shall
delineate the size, shape, design, coloring, lettering, lighting and
position in relation to the building from or upon which it shall be
displayed.
C.
No sign in the Lenola Town Center shall be placed
on a building or structure in such a way as to obscure or mar any
architectural feature deemed to be important to the architectural
integrity of the building or structure.
D.
In addition to those signs which are prohibited generally in § 180-80.3H, internally illuminated and gas-filled or illuminated tubing, such as neon, signs are prohibited in the Lenola Town Center Zone.
E.
In the LTC Zone, the following signs, and no others,
shall be permitted:
(1)
All signs permitted by this chapter in the RTC
Residence Town Center Zones.
(2)
One wall sign, not exceeding 24 square feet,
for each business use to which the property is devoted may be located
on each face of the building which fronts on a street or a parking
area from which there is public access to the interior of the building.
The total area of all wall signs shall not exceed 10% of the area
of the face on which the sign is displayed. In determining the area
of the wall, the area of windows, doors and other apertures through
the wall shall be included.
(3)
Individual nameplates, not exceeding one square
foot in area, indicating the name and profession or business of each
of the occupants, may be erected flat against the wall of the building.
(4)
A maximum of two directional signs, each not
to exceed 1.5 square feet in area, are permitted. The length of each
sign shall be not less than two times the height of the sign. The
overall height of each sign and support structure shall not exceed
three feet. A zoning permit shall be obtained for the sign, in which
case the Zoning Officer shall issue a permit only upon finding compliance
with the standards as described above by the Appearance Committee.
(5)
One freestanding sign, not exceeding 12 square
feet and six feet in height, may be erected per lot. In the case of
a single business use located on multiple lots, only one freestanding
sign, not exceeding 12 square feet and six feet in height, shall be
permitted.
(6)
Window signs.
(a)
Two business signs may be painted on the windows
and/or doors of each business bearing the name, street number and/or
type of business of the principal occupant, provided that there shall
be no more than one such sign on each window or door and the total
area of all such signs shall not exceed 15% per storefront glass.
(b)
Window signs designed to promote the sale of
any article or business activity shall not exceed in total sign area
15% of the total window area of the first floor or street level of
the building involved. Each individual window sign shall not exceed
six square feet in area. Such signs shall not remain in a window longer
than 30 continuous days. They shall be removed within two days after
the event or activity has taken place. No fee or permit shall be required.
(7)
For retail uses located in the Lenola Town Center
Zone, one temporary, nonilluminated temporary exterior advertising
sign, which does not have any parts or features attached to it that
move or give the illusion of movement, nor produce any sound, shall
be permitted on the property on which the retail business is operated.
The temporary exterior advertising sign (herein referred to as "the
sign") shall not be located in a public right-of-way, and shall be
located so as not to impair pedestrian or vehicular traffic or so
as to block or obstruct any required fire or other exit. The sign
shall be of sufficiently stable construction so as to withstand windy
conditions, not create a hazard to pedestrians, and shall be kept
in good physical condition at all times. The sign may be displayed
during business hours only, but in no case more than 12 hours per
day. The sign shall be made of wood or framed in wood, shall not exceed
five feet in height, and shall not exceed two feet in width. The sign
may be two-sided, in which case neither side shall exceed five square
feet in area. If the sign is one-sided and hand-lettered and includes
a handcrafted design of the product or service, the sign may be up
to nine square feet. A zoning permit shall be obtained for the sign,
in which case the Zoning Officer shall only issue a permit upon a
finding of compliance with the standards described above by the Appearance
Committee. Any and all temporary exterior advertising signs in use
prior to the effective date of this amendment are illegal, and the
retail user shall comply with the provisions hereof and shall seek
a permit for such sign from the Zoning Officer.
Landscape buffers in the LTC-Lenola Town Center
shall be as follows:
A.
Purpose:
(1)
To screen parking, offensive views and reduce
noise perception beyond the frontage of the lots.
(2)
To create a harmonious visual design element
throughout the district and specifically within the triangle area
encompassed by Lenola Road, Camden Avenue and New Albany Road (Block
1103) and to buffer parking lots which front on these roads, utilizing
a combination of plant material, hedges, and man-made structures such
as fences and walls, as necessary, to achieve the desired effect.
B.
Design standards.
(1)
Improvements required along Lenola Road, Camden
Avenue and New Albany Road. The landscape buffer shall extend along
the properties fronting on these roads. The buffer shall also be required
between zoning districts.
(2)
The minimum landscape buffer width shall be
eight feet and shall be measured horizontally from the property line
along Lenola Road, Camden Avenue and New Albany Road. The design of
the buffer shall consider the use and character of the lot. In general,
the more intense the use, the more effective the screening quality
of the design must be.
[Amended 6-27-2011 by Ord. No. 26-2011]
(3)
The reviewing board may grant a variance from
the required minimum buffer width if, based upon exceptional narrowness,
topography or other natural features of the land or conditions and
circumstances beyond the reasonable control of the applicant or the
property owner, strict conformance would severely limit the reasonable
use and development of the property. Such variance may be granted
only if the finally approved plan satisfies, to the extent possible,
the purpose and intent of the buffer requirement.
(4)
No buildings, structures, storage of materials,
parking areas, roads, or drive aisles shall be permitted within the
landscape buffer. The buffer area shall be maintained and kept free
of all debris, rubbish, weeds and tall grass. Access driveways shall
be permitted. This does not prohibit the use of plazas, benches or
sidewalks from being incorporated into the buffer areas.
[Amended 6-27-2011 by Ord. No. 26-2011]
(5)
Landscape material shall be appropriate for
the local region and tolerant of site-specific conditions. A variety
of deciduous and evergreen plant material shall be utilized. The material
selected must feature varying color, texture and habit.
(6)
Plant material shall feature complementary combinations
of various species, massed in mulched planting beds.
[Amended 6-27-2011 by Ord. No. 26-2011]
(7)
Planting details (general).
(a)
All landscape material shall be typical of their
species. Quality and size of plants, spread of roots and size of balls
shall be in accordance with ANSI Z60.1 (current edition) "American
Standard for Nursery Stock," as published by the American Association
of Nurserymen (AAN).
(b)
All shade trees shall have a minimum caliper
of 2.5 inches based on AAN standards.
(c)
All coniferous trees shall be a minimum height
of six feet at time of planting.
(d)
All ornamental trees shall be a minimum height
of eight feet at time of planting.
(e)
All shrubs shall have a minimum height of 2.5
feet at time of planting.
(f)
All trees to be installed shall be balled and
burlapped in accordance with AAN standards.
(g)
All trees and landscape beds shall be mulched
to a depth of three inches.
(h)
Branching height of deciduous trees shall bear
a relationship to the size and species of the tree but shall have
a minimum clearance height of seven feet above grade before branching
begins.
(8)
The landscape buffer shall require an intensive
landscape treatment. A linear row of trees on the street edge is recommended
to be continuous along the property and Lenola Road, Camden Avenue
and New Albany Road. The plant quantities constituting the landscape
buffer shall include:
(a)
Shrubs averaging 25 per 100 linear feet of frontage.
(b)
Ornamental trees averaging two per 100 linear
feet of frontage.
(c)
Evergreen trees averaging three per 100 linear
feet of frontage.
(d)
As stated above, street trees shall be proposed
continuously along the Lenola Road, Camden Avenue and New Albany Road
property frontage.
(9)
Plant material utilized adjacent to vehicular
and pedestrian access shall be selected and arranged to provide a
clear site triangle. The property owner is responsible for the maintenance
of the landscaping near the sight triangle and to ensure that the
sight triangle is not blocked as the landscaping grows.
(10)
Parking lot layout, landscaping, buffering,
and screening shall be provided to minimize direct views of parked
vehicles from streets and sidewalks, avoid spillover light, glare,
noise, or exhaust fumes onto adjacent properties, in particular residential
properties, and provide the parking area with a reasonable measure
of shade when trees reach maturity. In order to achieve these objectives,
parking lots exposed to the public view shall be surrounded by a minimum
of a three-foot-high, year-round visually impervious screen, hedge,
or wall. However, where these buffers are used to screen driveways
or approach sidewalks or walkways, the walls will be located in a
manner to provide adequate visibility of pedestrians from motor vehicles
and shall not interfere with clear sight triangle requirements.
(11)
The interior of all parking lots that service
a lot in excess of 10 parking spaces shall be landscaped to provide
shade and visual relief. This is best achieved by protected planting
islands or peninsulas within the perimeter of the parking lot. Parking
lots with 10 or fewer spaces may not require interior landscaping
if the approving authority determines that there is adequate perimeter
landscaping. In parking lots with 11 or more spaces, a minimum of
one deciduous shade tree shall be required to be planted in the parking
lot for every 10 parking spaces, within a one-hundred-square-foot
planting strip, diamond, or equivalent planter. Choice of plant materials,
buffer width, type of screening, location, and frequency of tree planting
shall be flexible, provided that the landscape plan meets the satisfaction
of the reviewing board.
[Amended 6-27-2011 by Ord. No. 26-2011]
(12)
For lots fronting on Camden Avenue, New Albany
Road and Lenola Road (between Camden Avenue and New Albany Road),
building facades shall be built parallel to the front property line
a minimum of 70% of the width of the lot. The remaining portion of
the lot shall be comprised of a street screen consisting of uniformly
spaced street trees and walls (constructed of the same material as
adjacent buildings), hedges or fences co-planar with the building
facade. Street screens may have openings no larger than necessary
to allow automobile and pedestrian access.
A.
General.
(1)
As part of any redevelopment subdivision or
site plan submission, the applicant shall submit schematic architectural
plans, axiometrics, and elevations for each proposed building type
and/or principal building variation to the Planning or Zoning Board
for review by the professional staff.
(2)
As a general rule, residential buildings shall
reflect a continuity of treatment by maintaining building scale or
by gradual changes; by maintaining front yard setbacks at the build-to
line; by use of front porches on residential buildings; by maintaining
base courses; by maintaining cornice lines in buildings of similar
height; by extending horizontal lines of fenestration; and by advancing
the architectural styles and details, design themes, building materials
and colors further described in this article.
(3)
It is the design intention, not the "letter,"
of the architectural code to which properties and improvements must
conform.
B.
Site planning principles.
(1)
Spatial relationships between buildings and
other structures shall be formal; facades shall be parallel to street
lines, and exterior building walls shall typically be either parallel
or at right angles to each other. A lot with multiple buildings should
be organized around a feature such as a courtyard, green or quadrangle
that encourages pedestrian activity and incidental social interaction
among users. Buildings shall be located to allow for adequate fire
and emergency access.
(2)
Civic, institutional and commercial buildings
shall be located to front toward and relate to public streets, both
functionally and visually. Buildings shall not be oriented to front
toward a parking lot. Buildings shall be oriented to address the geometry
of the abutting street pattern and shall acknowledge prominent design
features in the regular street pattern (i.e., circles, crescents,
etc.).
(3)
The streetscape shall be reinforced by lines
of uniformly spaced shade trees and may be further reinforced by walls,
hedges or fences that define front yards.
(4)
Buildings on corner lots shall be considered
significant structures since they have at least two facades visibly
exposed to the street. All facades exposed to the street shall have
similar architectural features as the facade facing the primary street.
Such buildings may, at the discretion of the municipal reviewing agency,
be designed with additional height and/or architectural features to
emphasize their location.
(5)
Buildings located at "gateways" into and out
of the Township may also, at the discretion of the municipal reviewing
agency, be designed with additional height or architectural embellishments.
This may include marking the transition in a distinctive fashion using
massing, additional height, contrasting materials and/or architectural
detailing to obtain this effect. This may include architectural treatments
such as plazas, fountains, flags and special plantings.
[Amended 6-27-2011 by Ord. No. 26-2011]
(6)
Focal points or points of visual termination
shall generally be occupied by prominent buildings and structures
that employ enhanced height, massing, distinctive architectural treatments,
ornamental site elements or other distinguishing features. This may
include architectural treatments such as plazas, fountains, flags
and special plantings.
[Amended 6-27-2011 by Ord. No. 26-2011]
C.
Building design: nonconforming buildings.
(1)
It is the intent that preexisting nonconforming
uses and buildings comply with architectural design standards when
reconstructed, improved or renovated.
D.
Variation of building design.
(1)
Excessive uniformity in the exterior design
and appearance of dwellings may adversely affect the desirability
of the residential area and impair the value of both improved and
unimproved real property in such areas.
(2)
To achieve a harmonious appearance, an overall
uniformity of materials, colors and facades is recommended, with variety
occurring through the use of window, entrance, roof and/or cornice
treatment. It is the purpose of this subsection to encourage a level
of uniformity in design and appearance of dwellings and thus promote
and protect the general welfare of the community.
(3)
In addition, there shall be not less than two
separate basic house designs in every grouping of townhouses consisting
of eight or fewer houses.
E.
Garages.
(1)
Each market rate dwelling unit may have a garage
and shall have adequate on-street parking to accommodate guests. On-street
parking shall count as a portion of the overall parking requirement.
(2)
The architectural design of the garage, including
the proportions, roof pitch, exterior materials, windows/doors, color,
etc., should be coordinated and compatible with that of the principal
dwelling unit.
F.
Lighting.
(1)
Streetlights shall be consistent in the Lenola
Town Center District and the Main Street District. The streetlights
shall be Halophane one-hundred-watt warm metal halide lights consistent
with the lights on Main Street or the latest lights used on Main Street.
[Amended 6-27-2011 by Ord. No. 26-2011]
(2)
Key lighting of predominant corners, architectural
focal points and landmarks is recommended.
[Amended 6-27-2011 by Ord. No. 26-2011]
(3)
Streets and sites shall be provided with adequate
lighting while minimizing adverse impacts, such as glare and overhead
sky glow, on adjacent properties. House side-shields shall be provided
where abutting a residential use.
(4)
Light fixtures attached to the exterior of a
building shall be architecturally compatible with the style, materials,
colors and details of the building and shall comply with the local
building codes. The type of light source used on the exterior of buildings,
signs, parking areas, pedestrian walkways and other areas of a site,
and the light quality produced, shall be the same or compatible. Facade
signs shall be lit from the exterior, and as a general rule, lights
shall be concealed through shielding or recessed behind architectural
features. Mounting brackets and associated hardware should be inconspicuous.
The use of low-pressure sodium, fluorescent or mercury vapor lighting,
either attached to buildings or to light the exterior of buildings,
shall be prohibited; rather, such lighting shall be incandescent.
(5)
Civic, institutional and commercial building
facades shall be adequately lit at night and emphasize the architectural
features of the building.
(6)
The average lighting level measured at the building
front shall not exceed 3.0 footcandles.
[Amended 6-27-2011 by Ord. No. 26-2011]
G.
Architectural design standards: all buildings.
(1)
Exterior walls.
(a)
All elevations of civic, institutional and commercial
buildings shall exhibit a classical organization. The characteristics
of classicism include symmetry, repetition of elements, expressions
of hierarchy and tripartite composition (base, middle, top).
(b)
The architectural treatment of the front facade,
with regard to its major features and materials, shall be continued
around all sides of a building that are readily visible from public
property, parks, plazas or greens or rights-of-way. The design of
all sides of a building shall be consistent with regard to style,
materials, colors and details. No solid, blank, windowless walls or
service areas shall be visible from the public viewshed. Where the
construction of a blank or substantially blank wall is necessary,
the facade(s) shall be articulated by the provision of false windows
articulated masonry or, if the building is occupied by a commercial
use, by using recessed or projecting display window cases. Enhanced
plantings may also be appropriate in certain cases.
(c)
Building elevations that are readily visible
from public property and/or rights-of-way shall have an articulated
base course and cornice. The base course shall align with either the
kickplate or sill level of the first story. A cornice that terminates
or caps the top of a building wall may project horizontally from the
vertical building wall plane and may be ornamented with moldings,
brackets and other details. The middle section of a building may be
horizontally divided at the floor, lintel or sill levels with belt
or string courses.
(d)
Exterior building walls of wood or hardboard
are encouraged to have all openings trimmed in wood boards two inches
to four inches nominal width and corners trimmed in wood boards of
four inches to eight inches nominal width. Trim shall protrude from
the siding surface to create a shadow line. Doors may have wider trim.
(e)
Exterior building walls constructed of more
than one material shall only change material along a horizontal line,
unless the change occurs at a corner. Additionally, the heavier material
shall always go beneath the lighter material.
(f)
Front and side facades of any building on a
corner lot shall be made of the same materials and shall be similarly
detailed. For the purpose of this subsection, "corner lots" are those
at the intersection of boulevards, streets, lanes, alleys, paths,
etc.
(g)
Building walls are encouraged to be built of
the following materials or other materials that provide a similar
exterior appearance:
[1]
Wood clapboard (four inches to
six inches exposed to the weather).
[2]
Wood beaded siding (seven inches
exposed to the weather).
[3]
Brick or stone. A red range in
brick color is recommended. Brick mortar joints shall not exceed 1/2
inch. Mortar joints shall be struck.
[4]
Cement fiber clapboards or shingles,
such as Hardiplank (four inches to six inches exposed to weather).
[5]
Elastomeric insulation finish system
(EIFS), also known as "synthetic stucco," provided it is applied to
masonry surface.
(h)
Exposed foundation walls may be built of brick,
local fieldstone, finished poured concrete or patterned brick-form
poured concrete.
(i)
House foundation walls of poured concrete which
face a street shall be exposed no more than 18 inches above the ground.
(j)
A minimum of four-and-one-half-foot-high architectural
wall, made of brick or stone, shall be provided as a buffer where
parking abuts a residential use or is across the street from a residential
use or where on-site parking abuts a street line. Walls must be articulated
to minimize the visual impact of excessive length.
(k)
Gables atop brick walls may be finished in wood
or brick.
(l)
Stone or precast concrete lintels shall extend
horizontally beyond the window opening a dimension equal to the height
of the lintel itself. Brick soldier lintels shall extend a minimum
of one brick beyond the opening.
(m)
Civic, institutional and commercial exterior
building walls shall be built of brick, stone, cast stone or a combination
thereof. Brick colors shall be in the red range. Brick mortar joints
shall not exceed 1/2 inch. Mortar joints shall be struck. Brick shall
be laid in English or Flemish bond. Wood trim shall be painted or
finished. Face-nailed members are prohibited.
(n)
All openings, including porches, galleries,
arcades and windows, with the exception of storefronts, shall be square
or vertical in proportion.
(o)
Openings above the first story shall not exceed
50% of the total building wall area, with each facade being calculated
independently.
(p)
Facades on retail uses shall be detailed as
storefronts and glazed with clear glass no less than 70% of the sidewalk-level
story.
(q)
Buildings may have flat roofs enclosed by parapets
or sloped roofs. Pitched roofs shall be symmetrically sloped no less
than 5:12, except that porches may be no less than 2:12.
(r)
Buildings shall have their principal pedestrian
entrance face the front property line. Secondary pedestrian entrances
may be from the side or rear of the building.
(s)
Buildings shall be located to front toward and
relate to the public streets, both functionally and visually.
(2)
Porches, porticoes, stoops, arcades, and walks
(a)
Residential units are encouraged to have either
a porch or covered portico (small decorated roofs on front columns
over a raised stoop) entrance on the street facade of the building.
(b)
Front porches shall be located on the facade
facing the sidewalk and may be wrapped around the side wall of a dwelling
if it is an end unit.
(c)
Primary entry walks are encouraged to be brick,
stone or pattern-stamped concrete.
(d)
Pedestrian connections shall be provided to
abutting commercial sites and open space areas.
(e)
Awnings encroaching on the public sidewalk area
shall be seven feet above the surface of the sidewalk.
(3)
Decks.
(a)
Decks shall be located in rear yards and designed
at a scale to be compatible with the home and with the lot.
(4)
Chimneys.
(a)
Chimney enclosures are encouraged to be brick
or stone or a material similar in appearance.
(5)
Trim/eaves and other decorative building elements.
(b)
Roofs should overhang a gable end at a minimum
of 12 inches.
(c)
All doors are encouraged to be trimmed with
decorative lintel and side edge. All nonmasonry structures shall have
corner boards.
(d)
Decorative elements such as pergolas, cupolas
and belvederes are encouraged as elements to give architectural emphasis
to prominent structures.
(6)
Roofs.
(a)
Roofs may be built of steel or aluminum standing
seam, copper, cedar shakes, natural slate, artificial slate, dimensioned
asphalt shingles or asphalt shingles.
(b)
Roofs of civic, institutional or commercial
buildings shall have a minimum pitch of 6:12. Gambrel roofs are prohibited.
(c)
Roofs shall be simply and symmetrically pitched
and only in the configuration of gables and hips. The pitch of the
roof is encouraged to be between 9:12 to 14:12.
(d)
Cross gables and dormers should be used to distinguish
one building from its neighbor. Dormers shall be symmetrically hipped,
gabled, shed, pediment, barrel or eyebrow. The architectural features
shall be used to give various plans distinctive architectural quality.
(e)
Skylights, solar panels, vent stacks and other
roof protrusions shall be designed to complement the character of
the building and not be visibly obtrusive from nearby streets. Skylights
shall be flat in profile.
(f)
Flat roofs shall be enclosed by parapets a minimum
of 42 inches high or as required to conceal mechanical equipment from
public view.
(g)
Buildings may have flat roofs enclosed by parapets
or sloped roofs. Pitched roofs shall be symmetrically sloped not less
than 5:12, except that porches may be sloped no less than 2:12.
(7)
Windows and doors.
(a)
Windows and doors on residential buildings.
[1]
Windows shall be architecturally
compatible with the style, materials, colors and details of the building.
[2]
Upper-story windows shall be vertically
aligned with the location of windows and doors on the ground level,
including storefront or display windows.
[3]
Windows of glass blocks are permitted
only when not readily visible from public property or rights-of-way.
[4]
Windows shall be vertical in proportion.
Windows may be circular, semicircular, hexagonal or octagonal in shape,
but only one such window may be placed on each facade.
[5]
Window lights shall be square or
vertical in proportion. Snap-in muntins may be provided in lieu of
actual muntins.
(b)
Windows on civic, institutional and commercial
buildings.
[1]
Storefront windows in commercial
buildings shall be between 26 inches and 36 inches off the ground
and shall be architecturally compatible to and in proportion with
the facade treatment. Primary display windows shall occupy a minimum
of 70% of the ground floor elevation. Transom windows are recommended
above ground floor display windows and awnings. All display windows
shall be adequately illuminated at night.
[2]
Primary facade windows on the second
floor shall exhibit a vertical emphasis in harmony with the overall
facade composition.
(8)
Heating and air conditioning.
(a)
All air-conditioning units, HVAC systems, exhaust
pipes or stacks and elevator housing shall be screened from view from
public property or rights-of-way and from adjacent properties by using
walls, fencing, roof elements, penthouse-type screening devices and/or
plantings. Satellite dishes and other telecommunications receiving
devices shall not be designed as a predominant feature of the roofscape
and shall be screened to the greatest extent possible.
(b)
No exhaust of any kind shall be discharged less
than two stories above a public sidewalk.
H.
Recycling and trash storage areas.
[Amended 6-27-2011 by Ord. No. 26-2011]
(1)
All nonresidential recycling and trash storage
areas shall be screened from public view at the ground level using
masonry or wooden walls, vinyl fencing and doors, plantings, or a
combination thereof. Containers shall not exceed the height of the
screening. All masonry enclosures shall complement the building materials.
I.
Parking areas and loading areas.
(1)
Loading docks or platforms, solid waste facilities,
recycling facilities and other service areas shall be placed at the
rear or side of buildings in visually unobtrusive locations. If these
items are visible to residential buildings, they shall be screened
with a solid masonry wall of a height and width sufficient to block
the view of the loading doors.
[Amended 6-27-2011 by Ord. No. 26-2011]
(2)
Parking lots and/or associated driveways may
abut and overlap property lines, provided that an appropriate access
easement is established that clearly defines all associated maintenance
responsibilities.
(3)
When housing is included in mixed-use development,
a shared parking approach shall be permitted.
(4)
When, in the judgment of the local approving
authority, on-street parking is available, then only that portion
of the parking requirement which is not available on the street shall
be provided in off-street parking facilities. A length of 23 feet
per on-street parking space shall be used in calculating the number
of available on-street parking spaces.
J.
Special requirements for outdoor cafes. Restaurants
and cafes shall be permitted to operate outdoor dining areas in plazas
and on sidewalks, provided that pedestrian circulation and access
to store entrances shall not be impaired and the following standards
and guidelines are met:
(1)
To allow for pedestrian circulation, a minimum
of five feet of sidewalk along the curb and to the entrance of the
establishment shall be maintained free of tables and other encumbrances.
(2)
Planters, posts with ropes, wrought iron railings,
or other removable enclosures are encouraged and shall be used as
a way of defining the area occupied by the cafe.
(3)
Extended awnings, canopies, or large umbrellas
shall be permitted and located to provide shade. Colors shall complement
building colors.
(4)
Outdoor cafes shall be required to provide additional
outdoor trash receptacles.
(5)
Tables, chairs, planters, trash receptacles,
and other elements of street furniture shall be compatible with the
architectural character of the building where the establishment is
located.
(6)
Operators or owners of establishments will be
responsible for trash pickup and to maintain a litter-free and well-kept
appearance within and immediately adjacent to the area of their activities.
(7)
Outdoor cafes shall not be entitled to additional
signage, over and beyond what is permitted for the restaurant use.
[Added 12-16-2019 by Ord. No. 38-2019; amended 9-14-2020 by Ord. No. 20-2020]
A.
Intent and purpose. It is the intent and purpose of this section
to allow for residential uses within a portion of the LTC, Lenola
Town Center District, designated as the LTC-O Lenola Town Center Affordable
Housing Overlay District on the Zoning Map of the Township of Moorestown,
for the purpose of implementing its affordable housing obligations.
C.
Any accessory use or structure permitted in the LTC District shall
be permitted as an accessory use or structure in the LTC-O District.
D.
Required income restriction. In the LTC-O District, at least 20% of the total number of dwellings shall be affordable to very-low-, low- and moderate-income households. Affordable units shall be restricted, regulated and administered consistent with the Township's affordable housing regulations, the Uniform Housing Affordability Controls rules (N.J.A.C. 5:80-26.1 et seq.) and the New Jersey Fair Housing Act (N.J.S.A. 52:27D-301 et seq.), including the Fair Housing Act's definition of very-low-income households and all other provisions of the Township's Affordable Housing Ordinance (see Chapter 97).
E.
Area and yard requirements. With the exception of § 180-65.1A and B, the provisions of § 180-65.1 shall apply to development within the LTC-O District, in addition to, or amended by, the following requirements:
(1)
The number of dwellings shall not exceed 60 units in total in the
overlay district.
(2)
Minimum front yard requirements.
(a)
Buildings fronting on West Camden Avenue shall meet the front
yard requirement of the Lenola Town Center District.
(b)
Buildings fronting on Grant Avenue within 175 feet of the right-of-way
of West Camden Avenue shall be set back a minimum of 20 feet from
Grant Avenue.
(c)
Buildings fronting on any other Grant Avenue right-of-way shall
be set back a minimum of 40 feet.
(d)
Buildings fronting on Franklin Avenue shall be set back a minimum
of 20 feet.
(3)
The floor area ratio of the entire district shall not exceed .28.
(4)
In all other respects, the area, yard and coverage requirements of
the LTC District not modified herein shall apply.
(5)
Any building on the site, whether residential or commercial, shall
not exceed three stories and 45 feet in height.
(6)
Dwellings per building. The minimum number of multiple dwellings
in a building shall be 12, and the maximum number shall be 36.
