A.
Purpose. The purpose and intent of this district is to allow for a development involving a mixture of compatible commercial, office, attached residential land uses and related activities and public spaces to be accommodated in a group of structures designed to enhance and promote the southerly portion of the Borough of Edgewater. This area shall be planned on the basis of an integrated, comprehensive design with respect to the location and relationship of buildings, parking, landscape amenity, architectural elements, public open space areas, environmental features, roads, pedestrian walkways, access to the surrounding road network and utilities.
B.
Description of the Mixed-Use Commercial/Residential Development District. The MCRD Zone shall be deemed to constitute the following lands: Block 91, Lot 1, as shown on the Glenwood Mall illustration in the 1998 Borough of Edgewater Master Plan Reexamination Report.
C.
Permitted uses. In the Mixed-Use Commercial/Residential Development District, no buildings or structures shall be erected nor shall any land or building be designed, used or intended to be used for any purpose other than the following:
(1)
Principal permitted uses. Banks, business and professional offices, child-care centers, financial institutions, hotels, multifamily residential, retail and service commercial uses and restaurants (eating and drinking establishments) and marinas.
(2)
Accessory uses. Off-street parking and loading facilities, including parking decks; signs; accessory storage within a fully enclosed permanent structure for materials, goods and supplies intended for sale or consumption on the premises; recreation facilities; fences and walls; accessory retail sales in office and hotel buildings, including newsstands, tobacconists, gift shops, restaurants, beauty parlors and related uses and activities; and other customary accessory uses and buildings which are clearly incidental to the principal uses and buildings permitted in this zone.
(3)
Conditional uses: essential services, as defined and regulated by the chapter.
D.
Area and bulk regulations.
(1)
Tract development.
(a)
A minimum of 15 acres shall be required for development in the Mixed-Use Commercial/Residential Development District. Proposed roads bisecting a tract shall not render a tract noncontiguous.
(b)
A minimum street frontage of 500 feet of frontage on a major arterial road, as defined in the identified in the Borough Master Plan.
(c)
Building setbacks. Buildings shall be set back from the River Road right-of-way a minimum of 50 feet. A minimum setback of 15 feet shall be maintained from the tract's northerly and southerly external property lines to the parking deck. All buildings atop the deck shall be set back minimally 25 feet from the tract's north and south property lines.
(d)
Building and impervious coverage. The maximum permitted coverage by building decks and other impervious material shall be 85%. The maximum permitted coverage by buildings and other impervious material on the roof of the deck shall be 80%.
(e)
Floor area ratio. No single nonresidential use shall be permitted to exceed a floor area ratio (FAR) of 0.3, provided that the total amount of retail and office development shall in no event exceed 400,000 square feet of gross floor area within the entire area encompassed by the MCRD Zone, and further provided that any other regulation set forth herein restricting intensity of use for any particular use, which may be more restrictive, shall apply.
(f)
Density. The maximum permitted residential density for all residential development in an MCRD Zone shall be 25 dwelling units per acre.
(g)
Landscaped perimeter. A minimum fifteen-foot-wide landscaped buffer shall be maintained along all external property lines, except that no such landscaped buffer shall be required along the Hudson River side of the property where the applicant shall be required to install a riverfront walkway pursuant to the Borough Master Plan and applicable State of New Jersey requirements or where main access driveways from New River Road abut the external property line. The buffer shall consist of a landscaped and planted area.
(h)
Parking. The tract shall incorporate underground parking as a principal approach to its overall design. This shall ensure that the at-grade design will not consist of a substantial open lot with its associated expanse of blacktop. Surface-level parking shall not constitute more than 25% of all on-site parking. The height of any parking deck wall which parallels River Road, and which is situated within 200 feet of River Road, shall not exceed a height above grade of 15 feet.
E.
Lot development.
(1)
A minimum lot area of 1.5 acres shall be required for individual lots within the MCRD Zone. This regulation is designed solely to enable subdivision of the overall tract following approval of a site plan identifying a comprehensive development plan for the entire tract.
(2)
Building setbacks to internal roads and property lines. Buildings shall be set back a minimum distance of 10 feet from all internal roadways and driveways.
(3)
A minimum building setback of 25 feet between buildings shall be provided.
(4)
Building height. (All of the following heights shall be measured from the roof of the parking deck.)
(a)
Retail and service commercial uses. Retail and service commercial uses shall be permitted to be located in the first two stories above grade in the building they are located in, provided that in no event shall such use exceed a height of 30 feet.
(b)
Offices. Office buildings shall be permitted a maximum building height of six stories and 70 feet.
(c)
Banks and restaurants. Freestanding banks and restaurants shall be permitted a maximum building height of two stories and 35 feet.
(d)
Hotels. Hotels shall be permitted a maximum building height of eight stories and 90 feet.
(e)
Residential. Residential uses shall be permitted a maximum building height of five stories and 55 feet.
(5)
Ancillary rooftop appurtenances. Ancillary rooftop appurtenances including decorative features, may exceed the height limitations set forth herein, provided that in no event shall such appurtenances exceed 15 feet in height, nor cover more than 20% of the area of the roof of such building.
(6)
Multiple retail buildings shall be permitted on site, provided that no single retail use occupant shall be permitted to have a maximum building footprint exceeding 50,000 square feet of gross floor area.
F.
Supplemental regulations governing specific uses.
(1)
Multiple buildings on a lot. Multiple buildings on a lot shall be permitted.
(2)
Office use. Offices constructed in the MCRD Zone shall be limited to a maximum of 150,000 square feet of gross floor area. Permitted types of office uses shall include general business, medical and professional offices. Ancillary uses within office buildings may include such activities as coffee shops, snack bars, news stands, convenience stores, child care facilities, health clubs, parking lots and decks and other accessory uses as are customarily part of an office development.
(3)
Hotels. A hotel constructed in the MCRD Zone shall contain a maximum floor area of 130,000 square feet of gross floor space. Such facility may include such facilities as restaurants, dining room areas, bars, conference rooms, convenience stores and other accessory uses as are customarily part of a hotel development.
(4)
Residential. Multifamily dwellings shall only be permitted above the first story of any structure, with the first floor devoted to retail and/or service commercial use.
H.
Parking. The following parking standards shall apply.
(1)
Retail/service commercial: one space per 325 square feet of gross floor area.
(2)
Office uses: one space per 250 square feet of gross floor area.
(3)
Hotel uses: one space per room.
(4)
Restaurants: one space per 3.5 seats.
(5)
Banks: one space per 300 square feet of gross floor area.
(6)
Residential: two spaces per dwelling unit.
I.
General design standards.
(1)
Building form and mass. All buildings should relate harmoniously to the site's natural features and other on-site buildings, as well as other structures in the vicinity that have a visual relationship and orientation to the proposed buildings. Such features should be incorporated into the design of building form and mass and assist in the determination of building orientation in order to preserve visual access to natural or man-made community focal points.
(2)
Large horizontal buildings, i.e., buildings with a linear dimension of more than 250 feet, should be broken into segments having vertical orientation. A visual and/or physical break should be provided minimally every 100 linear feet. Offsets consisting of a break in the linear plan of the building of a minimum 2 1/2 feet shall be required. Related architectural elements which preclude a continuous uninterrupted facade building length may also be utilized to achieve a break in the linear dimension of the building walls in place of an offset if determined by the approving authority to achieve the same purpose. All building foundations shall be appropriately landscaped.
(3)
Buildings with expansive blank walls are prohibited. Appropriate facade treatments should be imposed to ensure that such buildings are integrated with the rest of the development.
(4)
New buildings are encouraged to incorporate such building elements as entrances, corners, graphic panels, display windows, etc., as a means to provide a visually attractive environment.
(5)
Cornices, awnings, canopies, flagpoles, signage and other ornamental features should be encouraged as a means to enhance the visual environment. Such features may be permitted to project over pedestrian sidewalks, with a minimum vertical clearance of 8.5 feet, to within three feet of a curb.
J.
Facade treatment.
(1)
A human scale of development should be achieved at grade and along street frontages through the use of such elements as windows, doors, columns, awnings and canopies.
(2)
Multitenant buildings shall provide varied storefronts and such elements as noted above for all ground-floor tenants. Upper floors shall be coordinated with ground floors through common materials and colors.
(3)
Design emphasis should be placed on primary building entrances. They should be vertical in character, particularly when there is the need to provide contrast with a long linear building footprint, and such details as piers, columns and framing should be utilized to reinforce verticality.
(4)
Side and rear elevations should receive architectural treatments comparable to front facades when public access or public parking is provided next to the buildings.
(5)
Rhythms which carry through a block, such as storefront patterns, window spacing, entrances, canopies or awnings, etc., should be incorporated into facades.
(6)
The facade elevations of the parking deck shall receive architectural treatment which complements the buildings located on the deck's rooftop. For example, window cut-outs, framing and other architectural vernacular detailing should be used to reinforce the complementary appearance of the parking deck, integrating its design into the overall project.
K.
Material and texture.
(1)
A variety of materials may be appropriate. Masonry, which works well at the base of a building, can vary in size, color and texture and enables the provision of a decorative pattern or band. Above 12 feet, it can be substituted with other suitable materials.
(2)
The use of fabric or metal canopies is to be encouraged, especially over storefronts, at entrances or over display windows.
(3)
Integration of large-scale graphics, where appropriate, into the facade is encouraged.
L.
Lighting.
(1)
The use of creative lighting schemes to highlight building facades and related areas of a site shall be encouraged. The use of traditional-style lanterns and similar fixtures also shall be encouraged. Exterior neon lights and lighting generating glare and unnecessary nightglow impacts shall be prohibited.
(2)
Whenever possible, light poles should be integrated into landscaped islands.
M.
Streetscape design.
(1)
The use of street furniture (benches, tables, trash receptacles, etc.) shall be encouraged throughout the development, provided that the materials used are consistent with the overall concept of the building design.
(2)
Sidewalks should have a width of at least 10 feet along main pedestrian streets where active pedestrian corridors are located and active pedestrian movements are encouraged and located along building frontages so as to tie the various buildings together. Wider sidewalks may be designed for special places such as plazas or courts.
N.
Landscape.
(1)
A hierarchy of landscape features should be established for the site. The main entrance road should include street trees on each side of the roadway, and such trees should be different than the trees used in parking areas. Spacing between trees shall be a maximum 40 feet unless another vertical element, such as a decorative light fixture or blade sign, is used between the trees, in which case a maximum of 60 feet shall be permitted. Trees along primary streets should be in a formal arrangement, while informal planting may be provided along access roads.
(2)
Street trees and other plant material should be provided at the ends of parking bays. Landscaped islands should be at least six feet in width. This section does not apply to parking spaces in parking garages.
(3)
Trees should be a two-and-five-tenths- to three-inch caliper.
(4)
Parking rows longer than 20 parking spaces should have a six-foot-wide landscaped island to break the pavement. This section does not apply to parking spaces in parking garages.
(5)
Foundation plantings, including trees and shrubs, should be planted along the parking deck walls to break up the extended building wall. Particular focus should be on the River Road corridor, consistent with the Borough Master Plan recommendations.
O.
Submittal requirements.
(1)
An applicant for development in the Mixed-Use Commercial/Residential Development Zone must submit a site plan indicating the manner in which the entire fifteen-acre (plus or minus) tract is to be developed. Said plan shall include all the data required for site plan review and clearly indicate the distribution of use and intensity of use of land within the tract. This zone-wide approach to development in the MCRD Zone is mandated to ensure that the zone tract is developed within the framework of a comprehensive, integrated design and not in a piecemeal fashion.
(2)
The submittal shall contain, in addition to the site plan submittal provisions, a report detailing the following:
(a)
An indication of the total number of dwellings units, by bedroom count, and amount of nonresidential floor area and the land area to be devoted to residential and each nonresidential use, by use. The density and intensity of use of the entire planned development shall be noted.
(b)
A traffic and circulation plan, regarding vehicular and pedestrian movements, addressing the goals and policy statements set forth in the Borough Master Plan, shall be provided. Such report shall address existing and projected vehicular peak-hour movements, turning movements, and the need for improvements to enhance traffic safety and convenience in the area.
(c)
A socioeconomic impact study shall be required pursuant to the applicable goal (Goal No. 15) and associated policy statement as set forth in the Borough Master Plan.
(d)
A proposed timing schedule in the case where construction is contemplated over a period of years, including any terms or conditions which are intended to protect the interests of the public and of the residents who occupy any section of the development prior to the completion of the development in its entirety.