The purpose of this district is to encourage flexibility of
uses within a traditional neighborhood context, or planned Village
Center (hereinafter PVC) permitting various land uses in a compact
area in accordance with smart growth principles.
The Planned Village Center (PVC) option shall be permitted within
the following area only: beginning at the point where Route 55 intersects
with the municipal boundary with Mantua Township and proceeding northwesterly
along the municipal boundary to Richwood-Barnsboro Road (County Route
609); southerly along Richwood-Barnsboro Road to a point where the
common boundary line of Block 3, Lot 1, and Block 3, Lot 4, intersects
with Richwood-Barnsboro Road; southeasterly along said common boundary
line to Williamson Lane; easterly along Williamson Lane and extending
past Richwood Aura Road to the Route 55 right-of-way and northerly
along Route 55 to the beginning point and shall be classified as a
planned development as defined by the MLUL and be eligible for GDP
approval under N.J.S.A. 40:55D-45.1 through 40:55D-45.8.
The following uses are specifically not permitted:
A. Deep discount department stores: a single store which exceeds 100,000
square feet in area which is characterized as offering the majority
of its merchandise for sale at less-than-usual retail prices on a
regular basis.
B. Tattoo or piercing parlors.
C. Establishments dedicated to adult entertainment use such as bookstores,
theaters or shops having as a substantial or significant portion of
their stock-in-trade books, publications, tapes, films or other items
which are distinguished or characterized by the emphasis on matter
depicting or relating to sexual activities and anatomical genital
areas.
D. Drive-in
or drive-through restaurant.
[Added 6-1-2009 by Ord. No. 15-2009; amended 4-16-2012 by Ord. No.
24-2012]
The Planning Board may grant a waiver from any design standard
below. All signs located within the PVC shall comply with the sign
regulations.
A. Permitted signs.
(1)
Wall-mounted or painted signs, provided the following standards
are met:
(a)
The sign shall be affixed to the front facade of the building
and shall not project outward from the wall to which it is attached
more than six inches.
(b)
The area of the signboards shall not exceed 5% of the ground
floor front facade area or 24 square feet, whichever is less.
(c)
No part of a sign shall be higher than 15 feet above the front
sidewalk elevation, and shall not extend above the base of the second
floor windowsill, parapet, eve, or building facade.
(d)
Limited to one sign per business.
(2)
One wall-mounted sign, not exceeding six square feet in area,
shall be permitted on any side or rear entrance which is open to the
public. Such wall signs may only be lighted during the operating hours
of the business.
(3)
Wall-mounted building directory signs identifying the occupants
of a commercial building, including upper-story business uses, provided
the following standards are met:
(a)
The sign is located next to the entrance.
(b)
The sign shall project outward from the wall to which it is
attached no more than six inches.
(c)
The sign shall not extend above the parapet, eave, or building
facade.
(d)
The area of the signboard shall not exceed three square feet,
with each tenant limited to one square foot.
(e)
The height of the lettering, numbers, or graphics shall not
exceed four inches.
(f)
Only one directory sign per facade
(4)
Applied letters may substitute for wall-mounted signs, if constructed
of painted wood, painted cast metal, bronze, brass, or black anodized
aluminum. Applied plastic letters shall not be permitted.
(5)
Projecting signs, including graphic or icon signs, mounted perpendicular
to the building wall, provided the following standards are met:
(a)
The signboard shall not exceed an area of six square feet.
(b)
The distance from the ground to the lower edge of the signboard
shall be 10 feet or greater.
(c)
Limited to one window sign per business window and one door
sign.
(d)
May be in addition to only one of the following: a wall-mounted
sign, a freestanding sign, an applied letter sign, a projecting sign,
or a valance awning sign.
(6)
Awning signs, for ground-floor uses only, provided the following
standards are met:
(a)
If acting as the main business sign, it shall not exceed 10
square feet in area, and the height of the lettering, numbers, or
graphics shall not exceed eight inches.
(b)
It shall not be in addition to a wall-mounted sign.
(7)
One freestanding sign, provided the following standards are
met:
(a)
The building where the business to which the sign refers is
located shall be set back a minimum of five feet from the street line.
(b)
The area of the signboard shall not exceed three square feet.
(c)
The height of the lettering, numbers, or graphics shall not
exceed four inches.
(d)
The height of the top of the signboard, or any posts, brackets,
or other supporting elements shall not exceed six feet from the ground.
(e)
The signboard shall be architecturally compatible with the style,
composition, materials, colors, and details of the building.
(f)
The sign shall be located in proximity to the main entrance
to the business, and its location shall not interfere with pedestrian
or vehicular circulation.
(8)
Businesses located in corner buildings are permitted one wall-mounted
or awning sign or painted window sign for each street frontage.
(9)
Businesses with service entrances may identify these with one
sign not exceeding two square feet.
(10)
One directional sign, facing a rear parking lot. This sign may
be either wall-mounted or freestanding on the rear facade, but shall
be limited to three square feet in area.
(11)
One monument sign may be erected to identify each section of
the overall town center.
B. Temporary signs.
(1)
Temporary civic, cultural, and public service window posters,
when posted inside commercial establishments, provided they do not,
individually or combined, occupy more than 25% of the total area of
said window, or five square feet, whichever is less. Temporary window
signs are permitted on ground floor windows only. Political signs
are not permitted.
(2)
Temporary promotional or special sales signs shall be permitted
for a period not to exceed 30 days, when erected in conjunction with
a commercial establishment, provided they do not, individually or
combined with other window signs, exceed 25% of the total area of
the display window or 16 square feet, whichever is less. Temporary
signs advertising a business opening or change in ownership shall
not exceed an area of 16 square feet, and shall require a temporary
zoning permit specifying the date of removal. All temporary signs
shall have the date of removal printed clearly on the lower right-hand
corner, as viewed from the exterior. Temporary promotional signs are
permitted on ground floor windows only.
C. Prohibited signs.
(1)
Signs employing mercury vapor, low-pressure and high-pressure
sodium, and metal halide lighting, plastic panel rear-lighted signs,
or neon.
(2)
Signs on roofs, dormers, and balconies.
(4)
Signs painted or mounted upon the exterior side or rear walls
of any principal or accessory building or structure, except as otherwise
permitted hereunder.
(5)
Signs with changeable copy by digital or other means or which
flash, rotate, spin, fade, or strobe.
D. Design standards for signs.
(1)
Signs affixed to the exterior of a building shall be architecturally
compatible with the style, composition, materials, colors, and details
of the building, as well as with other signs used on the building
or its vicinity.
(2)
Signs shall fit within the existing facade features, shall be
confined to signable areas, and shall not interfere with door and
window openings, conceal architectural details or obscure the composition
of the facade where they are located.
(3)
Whenever possible, signs located on buildings within the same
block face shall be placed the same height in order to create a unified
sign band.
(4)
Wood and painted metal are the preferred materials for signs.
Flat signs should be framed with raised edges. Wood signs shall use
only high-quality exterior-grade wood with suitable grade finishes.
(5)
Sign colors should be compatible with the colors of the buildings
facade. A dull or matte finish is recommended for reduction of glare
and enhancement of legibility.
(6)
Signs shall be either spotlight or backlit with a diffused light
source. Spotlighting shall require complete shielding of all light
sources. Light shall not significantly spill over to other portions
of the building or site. Backlighting shall illuminate the letters,
characters, or graphics on the sign, but not its background. Warm
fluorescent bulbs may be used to illuminate the interior of display
windows. Neon signs placed inside the display windows shall insure
low-intensity colors.
(7)
Signs shall be mounted so that the method of installation is
concealed. Signs applied to masonry surfaces should be mechanically
fastened to mortar joints only and not directly into brick or stone.
Drilling to provide electrical service should also follow the same
rule.
Affordable housing requirements in accordance with N.J.A.C.
5:94 and 5:80-26 and the following:
A. Nonresidential: minimum fee of 2% of the assessed value shall be
paid, with the Township reserving the right to increase said fee up
to 6% for any development over that permitted under conventional zoning.
B. Residential: affordable housing credits under current COAH regulations
and consistent with the Township Housing Plan equal to 25% of all
units shall be provided. The Township reserves the right to adjust
the proportion based upon appropriate economic/feasibility analysis.
C. Developers developing under the PVC Ordinance shall submit a phasing
plan for the construction of the affordable housing at the time of
GDP, and this phasing plan shall be set forth in a municipal developer's
agreement, which shall be recorded upon the land records of the County.
Developers shall be required to build the affordable units in conjunction
with the construction of the market-rate residential units, and the
phasing plan shall be designed to insure that 100% of the affordable
units are fully constructed no later than such time as 90% of the
market-rate units have been issued building permits. The phasing plan
for the timing of the construction of the affordable housing shall
comply with the regulations promulgated by the New Jersey Department
of Community Affairs, if any.