City of Long Branch, NJ
Monmouth County
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Table of Contents
Table of Contents

§ 345-20 R-1 Residential District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
One-family dwellings.
(2) 
Municipal buildings, community centers and public parks and playgrounds, exclusive of schools.
(3) 
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
(4) 
Community residences for the developmentally disabled, community shelters for victims of domestic violence, community residences for the terminally ill and community residences for persons with head injuries shall be a permitted use in all residential districts. The requirements for such residences shall be the same as for single-family dwelling units located within such districts.
[Added 2-23-1999 by Ord. No. 15-99]
B. 
Permitted accessory uses. Permitted accessory uses shall be as follows:
[Amended 6-22-1993 by Ord. No. 19-93]
(1) 
Private garages and carports.
(2) 
Essential services.
(3) 
Signs, subject to the provisions of Chapter 284, Signs.
(4) 
Fences, subject to the provisions of § 345-41.
(5) 
Off-street parking facilities, subject to the provisions of § 345-42.
(6) 
Television antenna not exceeding 35 feet in height.
(7) 
Other customary accessory uses and buildings which are clearly incidental to the principal use and building.
(8) 
In Residential Zones R-1 through R-8, or with regard to any single-family property in any other zone, any accessory building such as, but not limited to, detached garages, cabanas, outbuildings, sheds, workshops, greenhouses, pool houses, animal shelters, etc., shall conform to the following:
[Added 7-28-2009 by Ord. No. 14-09]
(a) 
Shall not be greater in floor area than 50% of the footprint of the principal structure or use located on the property;
(b) 
Shall not exceed a total combined size of 700 square feet;
(c) 
Shall comply with § 345-11P(6).
C. 
Area and bulk requirements. As specified in § 345-7.
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1) 
Churches and places of worship.
(2) 
Beach clubs.[1]
[1]
Editor's Note: Former Subsection D(3), Community residences for the developmentally disabled and community shelters for victims of domestic violence, which immediately followed this subsection, was repealed 11-10-1998 by Ord. No. 39-98 and 2-23-1999 by Ord. No. 15-99.

§ 345-21 R-2 Residential District.

A. 
Permitted uses. Permitted uses shall be all uses permitted in the R-1 Residential District, § 345-20A.
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the R-1 Residential District, § 345-20B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1) 
Public, parochial and private schools.
(2) 
Churches and places of worship.[1]
[1]
Editor's Note: Former Subsection D(3), Community residences for the developmentally disabled and community shelters for victims of domestic violence, which immediately followed this subsection, was repealed 11-10-1998 by Ord. No. 39-98 and 2-23-1999 by Ord. No. 15-99.

§ 345-22 R-3 Residential District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
All uses permitted in the R-1 Residential District, § 345-20A.
(2) 
Home occupation.
(3) 
Home professional office.
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the R-1 Residential District, § 345-20B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1) 
As specified in the R-2 Residential District, § 345-21D.

§ 345-23 R-4 Residential District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
All uses permitted in the R-3 Residential District, § 345-22A.
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the R-1 Residential District, § 345-20B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1) 
As specified in the R-2 Residential District, § 345-21D.
(2) 
Philanthropic or eleemosynary uses.

§ 345-24 R-5 Residential District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
All uses permitted in the R-3 Residential District, § 345-22A.
(2) 
Townhouses, subject to the provisions of § 345-53 and at a maximum density of 12 units per acre.
[Amended 9-24-1996 by Ord. No. 31-96]
(3) 
Two- to four-family dwellings subject to § 345-49.
(4) 
Scattered site housing, subject to the provisions of § 345-56.
[Added 2-23-1999 by Ord. No. 4-99]
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the R-1 Residential District, § 345-20B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in §§ 345-7, 345-49, 345-53 and 345-56.
[Amended 2-23-1999 by Ord. No. 4-99]
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1) 
As specified in the R-2 Residential District, § 345-21D.
(2) 
Garden apartment projects of 20 or more units, subject to the provisions of §§ 345-48 and 345-51.

§ 345-25 R-6 Residential District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
All uses permitted in the R-5 Residential District, § 345-24. Townhouses shall be restricted, however, to a maximum density of 10 units per acre.
[Amended 8-24-1999 by Ord. No. 37-99]
(2) 
Professional offices.
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the R-1 Residential District, § 345-20B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1) 
Philanthropic and eleemosynary uses.
(2) 
(Reserved)[1]
[1]
Editor's Note: Former Subsection D(2), Community residences for the developmentally disabled and community shelters for victims of domestic violence, was repealed 11-10-1998 by Ord. No. 39-98 and 2-23-1999 by Ord. No. 15-99.
(3) 
Senior citizen housing.

§ 345-26 R-7 Riverfront Mixed Residential District.

[Amended 2-27-1996 by Ord. No. 5-96]
A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
One-family dwellings.
(2) 
Municipal buildings, community centers, public parks, playgrounds and parking lots, exclusive of schools.
(3) 
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
(4) 
Townhouses, subject to the provisions of § 345-53 and at a maximum density of six units per acre.
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the R-1 Residential District, § 345-20B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7 and § 345-53.
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1) 
Churches and places of worship.
(2) 
Marinas.[1]
[1]
Editor's Note: Former Subsection D(3), Community residences for the developmentally disabled and community shelters for victims of domestic violence, which immediately followed this subsection, was repealed 11-10-1998 by Ord. No. 39-98 and 2-23-1999 by Ord. No. 15-99.

§ 345-27 R-8 Boulevard Mix District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
Townhouses, subject to the provisions of § 345-53 and at a maximum density of six units per acre.
(2) 
Office buildings, no taller than six stories, for professional, executive or administrative purposes.
(3) 
One-family dwellings.
[Added 10-24-2000 by Ord. No. 39-00; amended 5-8-2001 by Ord. No. 17-01]
(4) 
Two- to four-family dwellings, subject to § 345-49.
[Added 5-8-2001 by Ord. No. 17-01]
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the R-1 Residential District, § 345-20B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7 and Article VI, Supplementary Regulations.
D. 
Uses requiring a conditional use permit. Uses requiring a conditional use permit shall be as follows:
[Amended 6-22-1993 by Ord. No. 19-93]
(1) 
Senior citizen housing. (See Article VI, Supplementary Regulations, and Article VII, Conditional Uses.)

§ 345-28 RC-1 Beachfront Mixed.

[Amended 6-22-1993 by Ord. No. 19-93; 5-14-1996 by Ord. No. 15-96; 11-10-1998 by Ord. No. 39-98; 2-23-1999 by Ord. No. 15-99; 10-24-2000 by Ord. No. 40-00;3-14-2006 by Ord. No. 6-06]
A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
Waterfront mixed residential units subject to the provisions of § 345-55.
(2) 
Townhouses, subject to the requirements of § 345-53 and at a minimum density of six units per acre.
(3) 
Beachfront commercial.
(4) 
Eating and drinking establishments. Such establishments may sell retail foods, including fish, meat and poultry, provided that the waste from such retail food operation shall be kept from public view, in secured containers, and disposed of each day by the owner of such establishment.
(5) 
Professional offices.
(6) 
Finance, insurance and real estate services.
(7) 
Outdoor dining subject to § 345-11Z.
(8) 
Bakery.
(9) 
Health spa/gym. (See § 345-3, Definitions.)
(10) 
Barbershop/beauty salon/tanning salon.
(11) 
One-family dwellings, subject to bulk requirements of the R-1 Zone.
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in §§ 345-7, 345-55 and 345-53.
D. 
(Reserved)
E. 
Additional requirements. Additional requirements shall be as follows:
(1) 
Townhouses. See § 345-53.
(2) 
The establishment of any new stand-alone commercial/retail/food uses shall be prohibited unless they are located adjacent to and abutting an existing stand-alone commercial use.
[Added 9-22-2008 by Ord. No. 15-09]

§ 345-29 RC-2 Riverfront Residential Commercial Zone.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
Townhouses, subject to the provisions of § 345-53 and at a maximum density of six units per acre.
(2) 
Neighborhood commercial as specified in § 345-32.
(3) 
Waterfront mixed residential units subject to the provisions of § 345-55.
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 District, § 345-30B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in §§ 345-7, 345-55 and 345-53.
D. 
Uses requiring a conditional use permit. Uses requiring a conditional use permit shall be as follows:
(1) 
Marinas.
(2) 
Senior citizen high-rise housing. (See Article VI, Supplementary Regulations.)
(3) 
Public utilities.
(4) 
Motor vehicle service stations.
E. 
Additional requirements. Additional requirements shall be as specified in the C-1 Commercial District, § 345-11E; as to townhouses, see § 345-53.[1]
[1]
Editor's Note: Original Section 20-6.11, RC-3 Waterfront Mix District, and Section 20-6.12, RC-4 Ocean Promenade Waterfront Mix, as amended 6-22-1993 by Ord. No. 19-93, which immediately followed this subsection, were repealed effective with the adoption of the Oceanfront-Broadway Redevelopment Plan on 5-14-1996 by Ord. No. 15-96.

§ 345-30 C-1 Central Commercial District.

[Amended 6-22-1993 by Ord. No. 19-93]
A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
Retail trade stores, as follows:
(a) 
New or previously unused general merchandise.
[Amended 2-14-1995 by Ord. No. 8-95]
(b) 
Food.
(c) 
New automobile showrooms of authorized automobile dealerships, and new and used car lots only in conjunction therewith; automobile and marine accessories; new boat showrooms of authorized boat dealerships; and new and used boat lots or used car lots in conjunction therewith.
(d) 
Apparel and accessories.
(e) 
New or previously unused furniture, home furnishings and equipment.
[Amended 2-14-1995 by Ord. No. 8-95]
(f) 
Restaurants and eating and drinking places, but not drive-in restaurants.
(g) 
Variety stores, drug stores, florists or other retail trade stores, but not including fuel.
(h) 
Delicatessens.
(i) 
Antique, used book, memorabilia and collectible dealers.
[Added 2-14-1995 by Ord. No. 8-95]
(j) 
Tattoo parlors, except that no tattoo parlor may be located within 1,000 feet of another tattoo parlor.
[Added 2-14-1995 by Ord. No. 8-95]
(2) 
Service uses, as follows:
[Amended 2-14-1995 by Ord. No. 8-95]
(a) 
Finance, insurance, real estate, legal, personnel and business consulting services.
(b) 
Governmental services.
(c) 
Educational services and colleges, but excluding primary and secondary.
(d) 
Publication of newspapers and periodicals.
(e) 
Professional office/services.
[Added 2-27-1996 by Ord. No. 6-96; amended 6-11-1996 by Ord. No. 20-96]
(3) 
Assembly hall, bowling alley and motion-picture theater, provided that it is carried on within a building.
(4) 
Municipal buildings, parks and playgrounds.
(5) 
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
(6) 
High Technology Light Industrial. (See § 345-35 for specifics.)
(7) 
Health spa/gym. (See § 345-3, Definitions.)
(8) 
Barbershop/beauty salon/tanning salon.
(9) 
Farm markets/community farmers’ markets (see §§ 345-10K and 345-3).
[Added 5-26-2009 by Ord. No. 9-09]
B. 
Permitted accessory uses. Permitted accessory uses shall be as follows:
[Amended 2-14-1995 by Ord. No. 8-95]
(1) 
Signs subject to provisions of Chapter 284, Signs.
(2) 
Fences, subject to the provisions of § 345-41.
(3) 
Essential services.
(4) 
Private garages.
(5) 
Off-street parking facilities, subject to the provisions of § 345-42.
(6) 
Parking lots, subject to § 345-42 and all other applicable general regulations of Chapter 300, Subdivision of Land, and this chapter.
(7) 
Satellite and/or microwave broadcasting appurtenances (applicable to commercial properties only, and excluding residential properties).
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
[Amended 2-14-1995 by Ord. No. 8-95]
(1) 
Public utilities.
(2) 
Motor vehicle service stations.
(3) 
Senior citizen housing. (See Article VI, Supplementary Regulations, and Article VII, Conditional Uses.)
(4) 
Secondhand stores.
E. 
Additional requirements. Where the property line of a proposed commercial lot abuts a residential use or zone, a strip of land at least 10 feet in width adjacent to the abutting property line shall be kept free of any building development, except for landscaping which shall include a buffer strip as defined by this chapter. Wherever these provisions apply, 10 feet shall be added to the required building setback line standard. (See § 345-11U.)

§ 345-31 C-2 Professional Office and Related Services District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
All uses permitted in the S-1 Professional Office District.
(2) 
Related services, including but not limited to the following: printing, business machines and office supplies.
(3) 
Farm markets/community farmers’ markets (see §§ 345-10K and 345-3).
[Added 5-26-2009 by Ord. No. 9-09]
B. 
Permitted accessory uses. Permitted uses shall be as specified in the C-1 Commercial District, § 345-30B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.
D. 
Uses requiring a conditional use permit. Uses requiring a conditional use permit shall be as follows:
(1) 
(Reserved)[1]
[1]
Editor's Note: Former Subsection D(1), Community residences for the developmentally disabled and community shelters for victims of domestic violence, was repealed 11-10-1998 by Ord. No. 39-98 and 2-23-1999 by Ord. No. 15-99.
(2) 
Churches and places of worship.

§ 345-32 C-3 Neighborhood Commercial District.

[Amended 6-22-1993 by Ord. No. 19-93]
A. 
Permitted uses. Permitted uses shall be retail uses of a neighborhood convenience nature of the following types:
(1) 
Retail trade stores in new or previously unused general merchandise.
[Amended 2-14-1995 by Ord. No. 8-95]
(2) 
Retail trade stores in food.
(3) 
Retail trade stores in apparel and accessories.
(4) 
Retail trade eating and drinking establishments.
(5) 
Variety stores.
(6) 
Drugstores.
(7) 
Liquor stores.
(8) 
Florists.
(9) 
Finance, insurance and real estate services.
(10) 
Professional services.
(11) 
Municipal buildings, parks and playgrounds.
(12) 
Temporary buildings, for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
(13) 
Delicatessens.
(14) 
Railroad stations and/or yard and associated facilities.
(15) 
Outdoor dining, subject to § 345-11Z.
(16) 
Convenience store.
(17) 
Hair styling shop/tanning salon.
[Amended 2-14-1995 by Ord. No. 8-95]
(18) 
Health spa/gym. (See § 345-3, Definitions.)
(19) 
Antique, used book, memorabilia and collectible dealers.
[Added 2-14-1995 by Ord. No. 8-95]
(20) 
Dry cleaners.
[Added 4-10-2001 by Ord. No. 15-01; amended 5-8-2001 by Ord. No. 17-01]
(21) 
Tailors.
[Added 4-10-2001 by Ord. No. 15-01; amended 5-8-2001 by Ord. No. 17-01]
(22) 
Laundromats.
[Added 5-8-2001 by Ord. No. 17-01]
(23) 
The following additional uses shall also be permitted within the existing C-3 Neighborhood Commercial Zone area bounded by Bath Avenue, Westwood Avenue and the New Jersey Transit railroad tracks.
[Added 5-8-2001 by Ord. No. 17-01]
(a) 
Food preparation corporations, both retail and wholesale.
(b) 
Fuel oil distributors/heating repair services.
(c) 
Warehouse/self-storage facilities.
(24) 
Farm markets/community farmers’ markets (see §§ 345-10K and 345-3).
[Added 5-26-2009 by Ord. No. 9-09]
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1) 
As specified in the C-1 Commercial District, § 345-30D.
E. 
Conditional uses; conditions.
[Added 4-28-2015 by Ord. No. 5-15]
(1) 
Mixed-use multifamily units above ground-level retail buildings on development parcels of 20,000 square feet or greater shall conform to the following additional conditions:
(a) 
Functional entries for upper-floor residential or office units shall be consolidated into an entry lobby located in such a way that it does not interrupt ground-level retail functional entries.
(b) 
Any street-level retail facade facing a public street or sidewalk shall have clear glass on at least 60% of the facade between three and eight feet above grade.
(c) 
No more than 40% of the length of any facade, or 50 feet, whichever is less, may be blank (without doors or windows).
(2) 
Mixed-use institutional uses above ground-level retail buildings on development parcels of 20,000 square feet or greater shall conform to the following additional conditions:
(a) 
Institutional uses shall be limited to educational, religious or charitable uses.
(b) 
The ground-level facade and ground-floor lobby area of the upper-level conditional use shall not be greater than 25% of the total ground-level floor area of the building, with not more than 20% of the ground-floor level of the upper-level conditional use with an exterior wall that fronts on Ocean Avenue. The ground-level lobby area may include a reception area, administrative offices and one conference room for meetings or small group assembly for a maximum of 25 persons, but all rooms used or intended for large group assembly shall only be located on the second floor or above.
(c) 
Any street-level retail facade facing a public street, sidewalk or park shall have clear glass on at least 60% of the facade between three and eight feet above grade.
(d) 
No more than 40% of the length of any street-level facade, or 50 feet, whichever is less, may be blank (without doors or windows).
(e) 
Functional entries for upper floor institutional uses shall be consolidated into an entry lobby located at the end or at a corner of the building in such a way that it does not interrupt ground-level retail functional entries. Buildings on corner lots or with frontage on public spaces (sidewalk, plaza, park, etc.) shall have the functional entry at the corner of the building.

§ 345-32.1 West End Design Overlay (WEDO) District regulations.

A. 
Purpose. The purpose of the West End Design Overlay District is to establish a framework for infill development with a greater diversity of uses than are generally permitted in the C-3 Neighborhood Commercial District and to recognize the unique architectural and cultural character of the West End C-3 District as more of a "village" within the City of Long Branch.
B. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
INSTITUTIONAL USES ABOVE GROUND-LEVEL RETAIL
Buildings with an educational, religious or charitable use on the second floor or above a building that contains retail on the ground floor.
345-32.1 Def.tif
C. 
Permitted uses.
(1) 
All uses permitted in § 345-32, C-3 Neighborhood Commercial (C-3) Zone, except that supermarkets are also permitted.
(2) 
Multifamily units and/or offices above ground-level retail (mixed use) on development parcels less than 20,000 square feet).
(3) 
Parking structures, subject to the design standards herein.
D. 
Conditional uses.
(1) 
Multifamily units above ground-level retail (mixed use) on development parcels of 20,000 square feet or greater.
(2) 
Institutional uses above ground-level retail (mixed use) on development parcels of 20,000 square feet or greater.
(3) 
Adaptive reuse of the West End School for one of the following uses:
(a) 
Visual and/or performing arts educational and performance facility.
[1] 
Performing arts theater, inclusive of performance venues of varying sizes, such as cabaret or dinner theatre, cafe, intermission concessions and space for receptions before or after performances or for fundraising events, but excluding independent full-service restaurants.
[2] 
Instruction in performing arts, inclusive of dance, instrumental, vocal, composition, drama, playwriting, musical theater, set design and construction, audio engineering and recording or related arts.
[3] 
Instruction in the visual arts, inclusive of illustration and rendering, sculpture, filmmaking, screenplay and related arts, as well as display space or galleries for students, faculty and artists-in-residence.
[4] 
Temporary living accommodations for professional or student performers and artists during periods of performances or special programs, such as performing and visual arts "camps."
(b) 
Specialty education, such as culinary schools, computer training, secretarial schools, cosmetology schools or similar professional, business or vocational schools.
(c) 
Professional offices.
E. 
Permitted accessory uses. Accessory uses and structures are permitted that are customarily incidental and subordinate to, and located on the same lot, or within the same building in the case of mixed use buildings, as a principal permitted use.
F. 
Height and bulk standards.
(1) 
Lot and bulk requirements shall be the same as for the C3 Neighborhood Commercial Zone District pursuant § 345-114 except that building height may be permitted to three stories and 35 feet.
G. 
Conditional uses; conditions.
(1) 
Mixed-use multifamily units above ground-level retail buildings on development parcels of 20,000 square feet or greater shall conform to the following additional conditions:
(a) 
Functional entries for upper-floor residential or office units shall be consolidated into an entry lobby located in such a way that it does not interrupt ground-level retail functional entries.
(b) 
Any street-level retail facade facing a public street or sidewalk shall have clear glass on at least 60% of the facade between three and eight feet above grade.
(c) 
No more than 40% of the length of any facade, or 50 feet, whichever is less, may be blank (without doors or windows).
(2) 
Mixed-use institutional uses above ground-level retail buildings on development parcels of 20,000 square feet or greater shall conform to the following additional conditions:
(a) 
Institutional uses shall be limited to educational, religious or charitable uses.
(b) 
The ground-level facade and ground-floor lobby area of the upper-level conditional use shall not be greater than 25% of the total ground-level floor area of the building, with not more than 20% of the ground-floor level of the upper-level conditional use with an exterior wall that fronts on Ocean Avenue. The ground-level lobby area may include a reception area, administrative offices and one conference room for meetings or small group assembly for a maximum of 25 persons, but all rooms used or intended for large group assembly shall only be located on the second floor or above.
(c) 
Any street-level retail facade facing a public street sidewalk or park shall have clear glass on at least 60% of the facade between three and eight feet above grade.
(d) 
No more than 40% of the length of any street-level facade, or 50 feet, whichever is less, may be blank (without doors or windows).
(e) 
Functional entries for upper floor institutional uses shall be consolidated into an entry lobby located at the end or at a corner of the building in such a way that it does not interrupt ground-level retail functional entries. Buildings on corner lots or with frontage on public spaces (sidewalk, plaza, park, etc.) shall have the functional entry at the corner of the building.
H. 
Supplementary parking requirements for all uses. In addition to the requirements in § 345-42, the following standards shall also be applied in the WEDO District:
(1) 
Off-street parking spaces shall be provided on the same lot as the use which they are intended to serve or on an adjacent lot in common ownership or secured by a long term instrument, such as a lease, acceptable to the Zoning Officer.
(2) 
Parking areas may be located in any yard other than the required front yard, but shall be visually screened from adjoining public streets and properties, and shall comply with all other requirements of the parking regulations applicable to all zones as provided in this chapter.
(3) 
Shared parking arrangements among adjacent properties not under common ownership may be permitted if the owners demonstrate to the satisfaction of the Planning Board that the supply of parking spaces will be adequate to service the aggregate demand of the uses sharing the parking based on such factors as alternating peak hours.
(4) 
Irrespective of any contrary provisions of § 345-42, parking requirements for any adaptive reuse of the West End School and for conditional use institutional over ground-level retail mixed use buildings shall be calculated based an overall ratio of one parking space for 400 square feet of floor area, inclusive of all uses, except that enclosed parking, covered parking, unenclosed rooftop space, and first floor space devoted to educational, religious or charitable uses in accordance with Subsection G(2) above, are exempt from floor area calculation. Additional parking equal to 20% of the parking required for the conditional institutional use shall be provided to allow for occasional assembly demand that exceeds the ratio of one space per 400 square feet for institutional uses. Such additional parking shall be designated and marked for public use when not needed for assembly demands.
(5) 
No parking space shall impede pedestrian access to any functional entryway.
(6) 
In no case shall the number of parking spaces exceed the minimum requirements by more than 5%, except as provided in Subsection H(3) above.
I. 
Design standards. The following design standards are intended to reinforce the West End "village" as a compact, walkable center with active street life and a cohesive built environment where existing and proposed commercial, residential and institutional developments are integrated. These design standards are intended to maximize flexibility of the design to sustain the character and charm of the district. All standards set forth in Chapter 345 of the Code of the City of Long Branch shall continue to apply except when inconsistent with the design standards set forth below.
(1) 
Pedestrian circulation, bicycle parking and storage.
(a) 
Off-street parking and service access shall be designed to avoid the backing in and out of streets.
(b) 
Sidewalks shall be provided to connect new development with the public pedestrian circulation system within the WEDO District. All sidewalks should be durably paved and smoothly surfaced to provide for the free movement of pedestrians. All sidewalks and pathways must be designed to provide access for the physically disabled. Access ramps shall be conveniently placed and sloped to provide easy connection to streets and sidewalks, in conformance with the Americans with Disabilities Act.
(c) 
Structured parking may be contained within, under or attached to buildings. Parking structures or podium-type parking under buildings may not front toward the public space or Brighton Avenue. Where parking structures front on public streets, such may feature liner buildings or ground floor space along the sidewalk designed as retail, commercial or office space.
(d) 
Every development shall be provided with garbage and refuse storage and collection areas suitable for containerized collection, screened from view by a solid fence on three sides and located away from the fronts of buildings.
(e) 
Provide at least one secured, enclosed bicycle storage space per residential unit.
(f) 
Bike racks shall be provided at a rate of one multiloop bike rack per every 20 on-site parking spaces, but not less than the greater of one bicycle space per business or four bicycle spaces per project site for retail or four bicycle spaces per building for nonretail uses.
(g) 
For office uses, a minimum of one space per 20 off-street parking spaces provided per project will be reserved for parking for shared car services (such as "zip car") or car pool vehicles and be located near functional entryways.
(2) 
Landscape treatments.
(a) 
All plants, trees and shrubs shall be installed in accordance with a landscape plan and schedule provided by the developer, subject to the approval of the Planning Board.
(b) 
Landscape shall be provided throughout the infill development project to create spatial definition or separation, shade, visual interest, seasonal color, visual buffering, microclimatic enhancement, and habitat and to improve safety.
(c) 
Indigenous (native) plant species shall be primarily specified for planting and invasive exotic species shall be avoided. Any landscaping which is not resistant to the environment, or that dies within two years of planting, shall be replaced by the developer.
(d) 
In landscaped spaces, passive systems such as cisterns or rain barrels and water gardens that collect rainwater for irrigation or recharge shall be utilized to the extent feasible.
(e) 
Only soil moisture-sensing irrigation systems using nonpotable water shall be permitted, except that where irrigation is not used, all plant materials shall be drought-tolerant species.
(3) 
Building orientation, massing and facade composition.
(a) 
New buildings should be designed to be an integral part of the West End building mix and be developed with appropriate consideration for both proposed and existing buildings with respect to height, mass, location, materials, orientation, signs, lighting and use.
(b) 
Buildings shall front on and public streets to provide form and function to the streetscape. The streetscape should be continuous and varied through the use of street furniture, landscaping, building articulation, building frontage setbacks and changes in sidewalk types and textures. Long buildings should be divided at a scale comparable to that of other buildings on the rest of the block or adjacent blocks, with a building offset (stepback, bump-out) of at least four feet at least every 75 feet. Driveway intersections with the public street should be minimized to avoid excessive interruptions in the streetwall and conflicts with pedestrians.
(c) 
Buildings shall be designed so as to present an articulated facade from all vantage points. Parking structures shall not front on the public street unless architecturally integrated into the principal building using techniques such as an exterior clad in a vine-covered trellis, graphic panels, solar panels, a window-like facade treatment, liner building or ground floor space along the sidewalk designed as retail, commercial or office space.
345 Figure 1.tif
Figure 1: Example of parking structure with integrated architectural treatments and with ground-level retail space.
(d) 
The architectural treatment of the front facade shall be continued in its major features around all visibly exposed sides of a building with the exception of parking structures or that portion of a building containing a parking structure. All sides of a building shall be architecturally designed to be consistent with regard to style, materials, colors and details. Blank wall or service area treatment of side and/or rear elevations visible from public view shall be avoided.
(e) 
New or renovated commercial and residential, and the residential and commercial portions of the buildings that include institutional uses permitted by this section, should be designed utilizing base, middle and top forms as the primary method relating buildings to each other.
(f) 
The base shall be considered the first story of the facade facing a public street, depending on the overall heights of the building. The design of the base, as well as the quality and durability of its materials, should be emphasized to create visual interest and support pedestrian activity. The building's base should be presented to the Planning Board at a larger scale of drawing and greater detail than the remainder of the facade to ensure it meets the building design objectives.
(g) 
In addition to the base, the exterior design shall include a middle field section and a cap on the top. The middle of the building shall be differentiated from the base by a horizontal transition line. The transition line's specific location shall be determined primarily by the overall height of the building and that of any adjacent buildings. If adjacent buildings are lower than the proposed building, then the transition line should relate to such adjacent building. A horizontal transition line should also be established separating the middle field from the cap or top of the buildings.
(h) 
The base transition line should range from one-fifth to one-quarter of the overall height. The upper transition line, articulating the cap, should be placed approximately one-eighth of the overall height from the top. Transition lines may consist of a continuous, shallow balcony, a shallow recess, an articulated trim course cornice, fenestration or other appropriate means. The transition should be supported by a change of window rhythm or size and a change in material, color or texture.
(i) 
Building exteriors shall have vertical and/or horizontal offsets to create visual breaks on the exterior. Long, monotonous, uninterrupted walls or roof planes shall be avoided. Building wall offsets, including projections such as balconies, canopies, awnings, and signs, recesses, and changes in floor level shall be used in order to add architectural interest and variety and to relieve the visual effect of a simple, long wall (see Figure 2). Similarly, roofline offsets, dormers, or gables shall be provided in order to provide architectural interest and variety to the massing of a building and to relieve the effect of a single, long roof.
345 Figure 2.tif
Figure 2: Example of block front elevation with horizontal and vertical offsets to add visual interest.
(j) 
The front doors of all buildings shall be visible from the street. If located more than 10 feet from the front building line, their location must be reinforced with additional graphics, lighting, marquees or canopies.
(k) 
Functional building entrances shall be provided at an average of at least every 75 feet (see Figure 3, taken from LEED-ND Rating System NPD Credit 1). All entrances to a building, except service and emergency egress doors, shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, balustrades and other elements, where appropriate. Any such element utilized shall be architecturally compatible with the style, materials, colors and details of the building as a whole, as shall the doors. The main entrance shall face the street on which the property fronts.
345 Figure 3.tif
Figure 3: Example of functional building entries at minimum average distances along blocks.
(l) 
A minimum of one facade element shall align horizontally with adjacent buildings. Facade elements include, but are not limited to, rooftops, cornices, signs, storefront windows, windows above the first floor and awnings. Awnings are encouraged. There should be a balance between variety and harmony of building facades. Maintain the similarity in the building width. New or larger buildings on parcels shall incorporate architectural elements which reflect the width of adjacent buildings. Successful methods for achieving this include, but are not limited to, window pattern and detail placement.
(m) 
In general, it is preferred to keep the street facade built to the property line in alignment with adjacent buildings.
(n) 
Windows shall be primarily vertically proportioned. Large areas of glass curtain walls or strip windows of more than 15 feet in length are discouraged, as are tinted and highly reflective glass. Window openings shall have sills and heads of masonry or stone. These may be of precast concrete, limestone, granite, brick soldier courses, or slabs exposed only for the length of the window. Masonry units may be turned at the wall opening to visually create a thick wall and should be used in the design of balconies, loggias and larger openings.
(o) 
Ground-floor retail, services, and restaurant uses shall have large transparent windows. Such windows shall be framed by the surrounding wall and shall be a minimum of 60% of the total ground-level facade area adjoining the sidewalk (see Figure 4, taken from NPD Credit 1 of the LEED-ND Rating System of the USGBC). The window wall facade area may be reduced if, due to a particular use or settings, the provision of windows will present concerns for aesthetic design or security. However, the facade design should employ an arrangement of materials that reflects the required window area and/or lines to be compatible with the intent of these guidelines.
345 Figure 4.tif
Figure 4: Example of ground-level retail and service uses with minimum amounts of clear glass facades.
(p) 
All buildings shall provide scale-defining architectural elements or details at the first two floor levels minimum, such as windows, spandrels, awnings, porticos, pediments, cornices, pilasters, columns and balconies.
(q) 
The predominant material of all street walls on primary and secondary streets shall be brick, precast, cement-board siding, wood and finished masonry block, or curtain wall. Stucco may be used as an accent. All materials and colors shall be approved by the Planning Board.
(r) 
Shop fronts should have a kick plate that ranges in height from 18 inches to 42 inches running continuously beneath the required fenestration.
(s) 
Public access to commercial and governmental buildings shall be provided at sidewalk grade. The primary floor of and access to mixed use buildings may be elevated.
(t) 
Awnings, which add visual richness to the commercial corridor while enhancing the quality of public walkways, are encouraged for all storefronts. Awnings shall have fixed or retractable metal framework, with vinyl laminated polyester base scrim awning fabric to blend with storefront paint colors.
(u) 
Canopies, unlike awnings, are nonretractable. They shall be constructed of wood or metal framing, standing-seam metal roof, plywood and molded millwork trim. Canopies shall incorporate signage and down lighting. Security shall be implemented so that it cannot be seen, and security grille housing is specifically prohibited.
(v) 
All awnings and canopies shall be securely attached to the building so that the lowest part of the awning or canopy is mounted a minimum of eight feet and a maximum of 12 feet above the sidewalk at the storefront.
(w) 
In conjunction with Figure 5, appropriate design of the corner of a block shall include one of the following patterns:
[1] 
Opening the space at ground level for people to walk across the corner, with the building mass above redefining the corner.
[2] 
A recessed entry at the corner such as the familiar angled wall with an entry door.
[3] 
A corner window with an important view into the building.
[4] 
Balconies or bay windows that wrap the corner.
[5] 
A tower element to emphasize the corner.
345 Figure 5.tif
Figure 5: Example of architectural corner treatment.
(x) 
Multistory buildings with flat roofs shall provide light color roof surfaces with a Solar Reflectance Index (SRI) of 78 or greater (LEED-NC Rating System - Sustainable Sites (SS) Credit 7.2) for at least 75% of the roof area. Green roof plantings and solar photovoltaic systems on roofs and parking decks shall be permitted and shall not be counted in the area required for highly reflective roof surfaces above.
(4) 
Design guidelines for institutional uses.
(a) 
Buildings, or portions of buildings, intended for institutional uses permitted in the West End District shall be integrated in the neighborhood using appropriate scale with respect to height, mass and location and shall meet the bulk requirements specified herein. The portions of such buildings devoted to permitted institutional uses shall be subject to the design standards set forth in Subsection I(4)(b) through (e) below.
(b) 
Institutional buildings, or portions of buildings devoted to institutional uses, shall be designed with a strong sense of place with architecture that is readily identifiable as to its use. The use of traditional familiar design elements, icons or symbols associated with institutional uses such as places of worship (arched or gothic windows, steeples, towers, domes, colored or decorative glass windows, stars, crosses, permanent signs, etc.) may be included in the facade designs of buildings for institutional uses.
(c) 
Building facades for institutional buildings or portions of buildings devoted to institutional uses, may include enduring materials such as brick, stone masonry and metals that are usually incorporated into institutional buildings.
(d) 
Entrances for institutional uses shall be at the street level. Main and accessory entrances shall be readily identifiable. In the case of institutional assembly occupancies, interior lobby spaces shall be designed with sufficient capacity to accommodate ingressing and egressing users without crowding or obstructing the public sidewalk.
(e) 
In mixed use structures, horizontal building elements of institutional uses above other first floor permitted uses may be designed to architecturally match the attendant structures that are provided to allow entry or egress into the facility. The first floor of such mixed use structure, other than the limited portion devoted to the institutional use, shall comply with the standards stated in Subsection G(2) above.
(f) 
Not more than 50% of the entire length of any upper-level facade wall devoted to an institutional use, measured in a linear manner along the street, shall be devoid of windows, except that where such a wall is necessary for the operation of the institutional use, the mass of such a facade shall be visually broken up by vertical and horizontal architectural elements, such as building breaks, architectural details (such as cornices, quoins, or columns), or variations in materials, patterns, colors or texture.
(5) 
Antennas.
(a) 
Excepting the antenna itself, all parts and components of personal communications antennas, satellite dishes, and television and radio antennas shall be screened from view regardless of elevation, or shall be disguised within an enclosed structure. The screening shall be designed as part of the overall design theme of the building to which it is associated.
(b) 
Dish antennas may not exceed three feet in diameter. Mechanical equipment located on building roofs shall be screened so as not to be visible from the ground level from adjacent developments and from public streets and spaces. Mechanical equipment at ground level shall be screened and in the rear.
(6) 
Lighting.
(a) 
Lighting levels along paved portions of public walks shall be an average of no less than one foot candle for commercial areas and 0.5 foot candle for residential areas.
(b) 
New fixtures serving to light streets shall be the same as existing decorative street lights within the West End District and installed in accordance with the same specifications. The fixtures may include attachments to accommodate such amenities as banners and flower pots.
(c) 
The design for a proposed facade must consider the appearance of the building in the evening and develop an exterior lighting plan that includes display window lighting, building lighting, and pedestrian-scaled lighting for both buildings and pedestrian areas within the site. Lighting shall be warm in color, with control of glare for the pedestrian and minimization of light pollution.
(7) 
Streetscape.
(a) 
Site furnishings may include elements such as benches, gazebos, trash and recycling receptacles, bicycle racks, drinking fountains, kiosks, sculptural elements, decorative fountains, bollards, decorative fences, seat walls, and pedestrian-scale lighting, subject to the review and approval of the Long Branch Planning Board.
(b) 
Freestanding newspaper and advertising dispensers shall not be permitted in the right-of-way of primary streets and shall be incorporated into approved buildings or pavilions.
(c) 
Outdoor cafes may extend onto the public right-of-way upon issuance of a sidewalk cafe license pursuant to § 181-15, License required.
(d) 
Any new or renovated public sidewalk shall be designed and constructed in accordance with the City of Long Branch West End Streetscape Standards.
(8) 
Signage.
(a) 
The temporary display of signs, banners, flags, pennants and similar devices, in connection with special events or activities of a public or nonprofit nature, or upon the occasion of the opening of a new business use, shall be permitted, provided such display shall not exceed 14 days and shall not occur more than four times per calendar year.
(b) 
All signs within the project area shall conform to the Design Guidelines Handbook (EN238) unless otherwise approved by the Long Branch Planning Board as part of a development approval in keeping with the architectural character of West End.
(9) 
Design Review Committee. All major development applications and all Conditional Use approvals must be reviewed by the Design Review Committee as appointed by the Mayor. The Planning Board shall refer applications to the Design Review Committee for comments on any such major development review application or Conditional Use approval.

§ 345-33 C-4 Resort Commercial District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
Hotels, subject to the provisions of Article VI, Supplementary Regulations.
[Amended 9-26-2017 by Ord. No. 23-17]
(2) 
Municipal buildings, parks and playgrounds.
(3) 
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
(4) 
One-family dwellings, subject to the bulk requirements for the R-1 Residential District as they are specified in § 345-7.
(5) 
Townhouses, subject to the provisions of § 345-53 and at a maximum density of six units per acre.
(6) 
Waterfront mixed residential units, subject to the provisions of § 345-55.
[Added 8-10-1999 by Ord. No. 32-99]
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B, and the R-1 Residential District, § 345-20B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in §§ 345-7 and 345-53.
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
[Amended 2-14-1995 by Ord. No. 8-95]
(1) 
Beach clubs.
(2) 
(Reserved)[1]
[1]
Editor's Note: Former Subsection D(2), Community residences for the developmentally disabled and community shelters for victims of domestic violence, was repealed 11-10-1998 by Ord. No. 39-98 and 2-23-1999 by Ord. No. 15-99.
(3) 
Churches and places of worship.
(4) 
Senior citizens project.
E. 
Additional requirements. Additional requirements shall be as specified in the C-1 Commercial District, § 345-30E.[2]
[2]
Editor's Note: Original Section 20-6.17, C-5 Commercial Recreation District, and Section 20-6.18, C-6 Boulevard Commercial, as amended by Ord. Nos. 8-95 and 19-93, which immediately followed this subsection, were repealed effective with the adoption of the Oceanfront-Broadway Redevelopment Plan on 5-14-1996 by Ord. No. 15-96.

§ 345-34 I - Industrial Zone District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
Manufacturing uses of light machinery, comprising any of the following: carburetors and small machine parts, cash registers, sewing machines and typewriters, calculators, printing and other office machines.
(2) 
Fabrication of metal products, comprising any of the following: baby carriages, bicycles and other similar vehicles, metal foil-tin, aluminum, gold, etc.; and metal furniture, musical instruments, sheet metal products and toys.
(3) 
Fabrication of wood products, comprising any of the following: boats, boxes, cabinets and woodworking; furniture; and toys.
(4) 
Food and associated industries, comprising any of the following: bakeries, bottling of food and beverages; food and cereal mixing and milling food processing; food sundry manufacturing; ice cream manufacturing; and manufacturing of spirituous liquor.
(5) 
Laboratories, comprising any of the following: biological, chemical, dental, electronic, pharmaceutical and general.
(6) 
The warehousing or storage of goods and products and associated wholesaling uses.
(7) 
Office buildings for executive or administrative purposes.
(8) 
Other permissible industry, comprising any of the following: brush and broom manufacturing; electric light and power and other utility company installations; electronic products; farm machine sales and service; glass and glass products manufacturing; jewelry manufacturing, except curing, tanning and finishing of hides; motion picture exchange; pharmaceutical products and manufacturing; photo finishing; pottery and ceramic products manufacturing; printing plants; sporting goods manufacturing; and thread and yarn manufacturing.
(9) 
Lumber yards and fuel dealers.
(10) 
Municipal functions conducted in the public interest.
(11) 
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
(12) 
Recycling plant for indoor sorting, preparation, storage and disposal of glass, metal, aluminum and paper waste products and outdoor storage of the finished product, so long as it is confined within containment walls not visible to the public.
(13) 
Retail sales associated with one of the above uses.
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.
D. 
Uses requiring a conditional use permit. Uses requiring a conditional use permit shall be as follows:
(1) 
Public utilities.
(2) 
Public, parochial and private schools.
[Added 8-22-2000 by Ord. No. 34-00]
E. 
Other requirements for industrial uses.
(1) 
No residential use shall be permitted in the Industrial Zone District, except the following:
[Amended 5-14-1996 by Ord. No. 15-96; 2-9-1999 by Ord. No. 5-99]
(a) 
Hotels/motels, subject to the provisions of § 345-52.
(b) 
Any use which by its nature would have a tendency to create objectionable conditions due to the emission of smoke, noise or odor or in any way result in a detrimental effect upon the surrounding area and the general community. (See § 345-45.)
(c) 
Any exclusively retail use.
(2) 
Buffering and landscaping. Where the property line of a proposed industrial lot abuts or is across the street from a residential zone, a strip of land 50 feet in width adjacent to the abutting property line shall be kept free from any building, development or improvement, except for landscaping which shall include a buffer strip or fence as defined by this chapter. Wherever these provisions apply, 50 feet shall be added to the required building setback line standard.
(3) 
A site plan conforming to the requirements established under § 345-14 shall be submitted to the Planning Board for its approval.
(4) 
A detailed description of the proposed industrial process and its product.
(5) 
Reports prepared by competent technical experts showing compliance with environmental standards, § 345-45.
(6) 
All industrial uses must stay within the tolerance standards set forth in § 345-45, and the user shall furnish proof of this when asked to do so by the appropriate authorities.

§ 345-35 HTLI High Technology Light Industrial.

A. 
Permitted uses. Permitted uses shall be as follows:
[Amended 6-22-1993 by Ord. No. 19-93]
(1) 
Laboratories, comprising any of the following: biological, chemical, dental, electronic, pharmaceutical and general.
(2) 
Office buildings for executive or administrative purposes.
(3) 
Fabrication of video, radio, computer hardware and software items.
(4) 
Any other light industry, which is hereby defined as any industry which manufactures, processes, assembles or otherwise treats products the manufacture, assembly or treatment of which does not cause or result in or will not tend to cause or result in toxic or objectionable or corrosive fumes, vapors, odors, effluent, gas, smoke, dust, glare, flashes or excessive noise or vibration, including buildings and structure for offices and distribution purposes incidental to the light industry herein defined. Any and all such manufacturing, processing, assembling or treatment shall be carried on within and confined to an enclosed structure or structures. (See § 345-45.)
(5) 
Warehouse/storage facilities.
B. 
Permitted accessory uses. Permitted accessory uses shall be as follows:
(1) 
Signs, subject to the provisions of Chapter 284, Signs.
(2) 
Fences, subject to the provisions of § 345-41.
(3) 
Off-street parking facilities, subject to the provisions of § 345-42.
(4) 
Satellite and/or microwave broadcasting appurtenances.
[Added 2-14-1995 by Ord. No. 8-95]
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.
D. 
Uses requiring conditional use permit. Use requiring a conditional use permit shall be as follows:
(1) 
Public utilities.
E. 
Other requirements for HTLI uses.
(1) 
Additional prohibited uses in the HTLI District shall include, but shall not be necessarily limited to the following uses:
(a) 
Any residential use.
(b) 
Any use which by its nature would have a tendency to create objectionable conditions due to the emission of smoke, noise or odor or in any way result in a detrimental effect upon the surrounding area and the general community. (See subsection § 345-45.)
(2) 
Buffering and landscaping. Where the property line of a proposed HTLI lot abuts or is across the street from a residential zone, a strip of land 50 feet in width adjacent to the abutting property line shall be kept free from any building, development or improvement, except for landscaping which shall include a buffer strip or fence as defined by this chapter. Wherever these provisions apply, 50 feet shall be added to the required building setback line standard. All HTLI uses must stay within the tolerant standards set forth in § 345-45, and the user shall furnish proof of this when asked to do so by the appropriate authorities.
[Amended 6-22-1993 by Ord. No. 19-93]

§ 345-36 MB Manufacturing and Business District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
All uses permitted in the I-Industrial District.
(2) 
All uses permitted in the C-1 Commercial District.
(3) 
Convenience store.
(4) 
Adult entertainment uses; subject to the provisions of § 345-47.
[Added 2-14-1995 by Ord. No. 6-95]
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1) 
Public utilities.
E. 
Other requirements for MB uses. These uses shall be as follows:
(1) 
Any use is prohibited which by its nature would have a tendency to create objectionable conditions due to the emission of smoke, noise or odor or in any way result in a detrimental effect upon the surrounding area and the general community. (See § 345-45.)
(2) 
Buffering and landscaping. Where the property line of a proposed industrial lot abuts or is across the street from a residential zone, a strip of land 50 feet in width adjacent to the abutting property line shall be kept free from any building, development or improvement, except for landscaping which shall include a buffer strip or fence as defined by this chapter. Wherever these provisions apply, 50 feet shall be added to the required building setback line standard.
(3) 
All industrial uses must stay within the tolerance standards set forth in § 345-54, and the user shall furnish proof of this when asked to do so by the appropriate authorities.

§ 345-37 S-1 Professional Office District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
One-family homes in accordance with the regulations of the R-4 District regulations.
(2) 
Home professional offices.
(3) 
Professional offices.
(4) 
Home occupation.
(5) 
Funeral home.
(6) 
Municipal buildings, parks and playgrounds.
(7) 
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion and abandonment of the construction work.
B. 
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.[1]
[1]
Editor's Note: Former Subsection D, Uses requiring a conditional use permit, which immediately followed this subsection, was repealed 11-10-1998 by Ord. No. 39-98 and 2-23-1999 by Ord. No. 15-99.

§ 345-38 S-2 Oceanfront District.

A. 
Permitted uses. Permitted uses shall be as follows:
(1) 
Piers, seawalls, bulkheads, boardwalks, docks or fences for beach maintenance or protection.
(2) 
Public beaches and buildings, such as rest rooms, lockers or dressing room facilities and snack bars, as deemed necessary to serve the patrons of the beach.
(3) 
Buildings accessory to parks, playgrounds and other public beach facilities.
(4) 
Municipal buildings, parks and playgrounds.
(5) 
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
B. 
Permitted accessory uses. Permitted accessory uses shall be as follows:
(1) 
Signs, subject to the provisions of Chapter 284, Signs.
(2) 
Fences, subject to the provisions of § 345-41.
(3) 
Essential services.
(4) 
Off-street parking facilities, subject to the provisions of § 345-42.
C. 
Area and bulk requirements. Area and bulk requirements shall be as specified in § 345-7.
D. 
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1) 
Beach clubs.
(2) 
Commercial/recreational piers, to include fishing/crabbing, eating and drinking establishments, recreational arcades, beachfront commercial, apparel stores, florists, gift shops, bookstores, antique shops, recreational equipment/sports stores and health spas and gyms.
[Amended 5-14-1996 by Ord. No. 15-96]

§ 345-39 Transit Village District (TVD).

[Amended 5-14-2013 by Ord. No. 6-13; 12-22-2015 by Ord. No. 15-15]
A. 
Purpose. The Transit Village District (TVD) replaces the Medical-Hospital (M) District regulations in the Long Branch Code (Chapter 345, Section 39). The general purpose of the TVD is to implement the Transit Oriented recommendations of the 2009 Long Branch Master Plan by Integrating the existing M District and S-1 Professional Office Districts with the existing C-3 Neighborhood Commercial node along Third Avenue and adjoining residential blocks that contain a variety of housing types such as one- and two-family homes, multi-unit homes, townhouses and multifamily apartment buildings, into a cohesive Transit Village. The specific purposes are:
(1) 
To provide for land uses and facilities beneficial to both the community and to transit users;
(2) 
To increase use of the rail station;
(3) 
To concentrate a mix of retail, office, residential, public, and open space uses within walking distance of each other and the rail station, in order to enhance the convenience for residents, shoppers, commuters and employees and to reduce auto traffic by providing an environment conducive to pedestrians, bicyclists, and transit users;
(4) 
To provide for land uses that will generate and encourage transit ridership and that advance the principles of sustainable development as articulated in the LEED for Neighborhood Development (LEED-ND) Rating System of the U.S. Green Building Council;
(5) 
To revitalize the areas in the vicinity of the transit station, strengthen the synergy between the train station and the Monmouth Medical Center campus, and enhance economic vitality through zoning incentives;
(6) 
To provide for the safe and efficient flow of pedestrian and vehicular traffic, emphasizing a pedestrian-oriented environment;
(7) 
To provide for visual amenity, and to reinforce a sense of place or center with neighborhood services within walking distance of the train station, the Monmouth Medical Center campus and a variety of new higher density residential and mixed use development;
(8) 
To maintain and/or increase existing commuter parking capacity.
B. 
Boundaries of TVD Zone. The boundaries of the TVD are delineated on the amended Zoning Map of the City which accompanies, and is hereby made part of this section. The TVD is generally described as follows:
Beginning on Chelsea Avenue at S. Fifth Avenue and including properties fronting both sides of Chelsea Avenue easterly to Second Avenue. Then including the properties fronting the south side of Second Avenue east to Ocean Boulevard. Then following Ocean Boulevard south to Pavilion Avenue and Pavilion Avenue west to Second Avenue. Then following Second Avenue south to Bath Avenue and Bath Avenue west to Prospect Street. Then following Prospect Street northeasterly to Morris Avenue. Then following Morris Avenue one block southeasterly to S. Seventh Avenue. Then including properties fronting both sides of Morris Avenue southeasterly to Westwood Avenue. Then following Westwood Avenue and including properties on both sides to the NJ Transit New Jersey Coastline Rail ROW. Then following the rall ROW northwesterly to its intersection with S. Fifth Avenue and following S. Fifth Avenue northerly to Chelsea Avenue and the point of beginning.
C. 
Definitions. As used in this section:
ARTISAN LOFT BUILDINGS
Buildings, such as former commercial, industrial or institutional buildings, with open floor plans in a loft style that are adaptable for live-work use by artisans, craftsmen, artist work spaces, studios, etc., of various sizes and configurations and where support facilities are shared by various commercial tenants or unit owners in a fashion similar to a business "incubator" in order to keep costs affordable for start-up enterprises.
HOTEL
A building containing seven or more living or sleeping rooms designed to be occupied by individuals or groups for compensation.
LIVE-WORK UNITS
Any dwelling unit that includes attached work space, whether shared in common with other dwelling units as a "limited common element" of a condominium or used exclusively by the occupant of the dwelling unit. Such attached work space may include a kitchen and recreational space to facilitate live-work activities, but shall not constitute a separate dwelling unit.
PROJECT
One or more contiguous parcels on the same block or fronting on the same street, developed in accordance with this section and designed to function as a single development.
TRANSIT SUPPORT FACILITIES
Buildings or structures designed and intended to support the use of mass transit and that are owned or leased by New Jersey Transit, including but not limited to the Long Branch Train Station. "Transit support facilities" shall include public or privately owned surface and structured parking facilities on Block 492 or Block 157 that are used in whole or in part by transit users and commuters, whether or not by permit.
D. 
Permitted uses.
(1) 
Mixed-use Core Subdistrict:
(a) 
All uses permitted in § 345-32, C-3 Neighborhood Commercial (C-3) Zone, except that only existing uses under § 345-32A(23) are permitted, and supermarkets and hotels are also permitted. No stand-alone retail use other than a supermarket may exceed 15,000 square feet and drive-up and drive-through facilities will be prohibited in any new development in the TVD.
(b) 
Office mixed with street-level retail (see Figure 4). Street-level retail would only be permitted in buildings with frontage on Third Avenue, West Bath Avenue or Pavilion Avenue.
(c) 
Clinics and medical support uses.
(d) 
Multifamily units above ground-level retail (mixed-use).
(e) 
Multifamily residential buildings west of West Avenue and west of Westwood Avenue.
(f) 
Live-work dwelling units.
(g) 
Artisan loft buildings.
(h) 
Transit support facilities and parking structures and facilities owned and/or operated by a public agency or authority are permitted as a principal use on any lot. All other parking structures and facilities must be accessory to one or more permitted uses. Parking structures of no greater than six levels are permitted, provided that the following conditions are met:
[1] 
At least 25% of the spaces are reserved for commuters;
[2] 
The parking structure is not located within 20 feet of a street;
[3] 
Where a parking structure faces a street, an evergreen landscaped buffer at least eight feet in height shall be provided;
[4] 
The facade of the parking structure shall be brick or a material acceptable to the Planning Board and the architectural design shall be compatible with the historic character of areas;
[5] 
The six levels are contained within a height of 55 feet.
[6] 
Transit support facilities are exempt from the height and setback restrictions of this subsection and Table 1.
(2) 
Medical Village Subdistrict:
(a) 
Medical centers, hospitals, clinics and medical support uses.
(b) 
Home professional offices.
(c) 
Professional offices.
(d) 
Office mixed with street-level retail (see Figure 4). Street-level retail would only be permitted in buildings with frontage on Third Avenue, West Bath Avenue or Pavilion Avenue.
(e) 
Surface or structured parking facilities.
(f) 
Wellness-fitness centers and physical therapy.
(g) 
Medical diagnostics and laboratory facilities.
(h) 
Townhouses subject to the provisions of § 345-53 and at a maximum density of 12 units per acre.
(i) 
Garden apartments, subject to the provisions of § 345-48.
(3) 
Higher-Density Medical-Residential Transition Subdistrict:
(a) 
Uses permitted in the R6 Zoning District subject to the requirements of § 345-25.
(b) 
Townhouses subject to the provisions of § 345-53 and at a maximum density of 12 units per acre.
(c) 
Multifamily residential buildings at a base density of 40 dwelling units per acre, with the potential for an increase to 50 dwelling units per acre with density bonuses approved by the Planning Board in accordance with the formula set forth herein.
(d) 
Office mixed with residential is permitted in buildings within the block where properties front on Pavilion Avenue.
(4) 
Low-Density Residential Fringe Subdistrict:
(a) 
Uses permitted in the R5 Zoning District subject to the requirements of § 345-24.
(b) 
Garden apartments pursuant to § 345-48 and a height of not more than 40 feet.
E. 
Permitted conditional uses.
(1) 
In the Mixed-use Core Subdistrict, Higher-Density Medical-Residential Transition Subdistrict and Lower-Density Residential Fringe Subdistrict:
(a) 
Churches and places of worship, subject to § 345-59.
(b) 
Philanthropic and eleemosynary uses, subject to § 345-62.
(2) 
In the Medical Village Subdistrict:
(a) 
Nursing, rest and convalescent homes, subject to § 345-63.
(b) 
Philanthropic and eleemosynary uses, subject to § 345-62.
(c) 
Churches and places of worship, subject to § 345-59.
F. 
Permitted accessory uses. Uses customarily accessory and incidental to any permitted use shall be permitted; provided, however, that no outdoor storage shall be permitted. Specific permitted accessory uses include:
(1) 
Service-related support activities within a medical center, such as:
(a) 
Gift shop.
(b) 
Florist.
(c) 
Barbershop.
(d) 
Cafeteria.
(2) 
Off-street parking facilities, subject to § 345-42.
(3) 
Vertical parking structures, subject to § 345-42.
(4) 
Private residential garages.
G. 
Lot and bulk regulations. In the TVD, lot and bulk regulations are as follows and shown in Table 1.[1]
(1) 
Mixed-use Core Subdistrict: Lot and bulk requirements shall be the same as for the C3 Neighborhood Commercial Zone District pursuant § 345-114 except as otherwise provided herein.
(2) 
Medical Village Subdistrict: Lot and bulk requirements shall be the same as for the M Medical Hospital Zone District pursuant § 345-121 except as otherwise provided herein.
(3) 
Higher-Density Medical-Residential Transition Subdistrict: Lot and bulk requirements shall be the same as for the R-5 One- to Four-Family Residential Zone District pursuant § 345-106 except as otherwise provided herein.
(4) 
Low-Density Residential Fringe Subdistrict: Lot and bulk requirements shall be the same as for the R-5 One- to Four-Family Residential Zone District pursuant § 345-106, § 345-48 and § 345-51 except as otherwise provided herein.
(5) 
All new structures must be a minimum of two stories and 30 feet high.
(6) 
All hotels must be a minimum of four stories and 45 feet high and meet the requirements of § 345-52, except as otherwise specified herein. No guest rooms are permitted on the street level.
(7) 
Mixed-use buildings shall conform to the following additional standards.
(a) 
Parking areas may be located in any yard other than the required front yard, but not closer than 15 feet to any property line unless fully enclosed within a building, and shall comply with all other requirements of the parking regulations applicable to all zones as provided in this chapter.
(b) 
Every development shall be provided with garbage and refuse storage and collection areas suitable for containerized collection, screened from view by a solid fence on three sides and located away from the fronts of buildings.
(c) 
Walls of a structure or parallel walls of adjacent structures shall not continue in the same plane for a length of more than 75 feet without an offset of at least four feet.
[1]
Editor's Note: Said table is included as an attachment to this chapter.
H. 
Off-street parking requirements.
(1) 
Number of spaces. The parking requirements set forth in Table 2 shall be considered to be the minimum number of parking spaces required in the TVD for residential uses. See the "Parking Reduction Schedule" in Subsection H(3) following, for parking reductions recommended by type of use located within the TVD.
(2) 
Parking requirements for nonresidential uses. All nonresidential uses shall comply with the standards contained in § 345-42. The Board shall be guided by the Institution of Transportation Engineers Standards for those uses not included in § 345-42.
TABLE 2
PARKING STANDARDS FOR RESIDENTIAL USES
Use
Minimum Off-Street Spaces
Multifamily (3+ units) residential building
1 bedroom
1.8 per unit
2 bedroom
2.0 per unit
3 bedroom
2.1 per unit
(3) 
Reduction of spaces. At the discretion of the Planning Board, the minimum parking requirements set forth in Subsection H(1) above may be reduced within the TVD Zone in accordance with Table 3, the Parking Reduction Schedule. These reductions are based on standards which reflect the importance of a linkage between land use planning and transit planning.
TABLE 3
PARKING REDUCTION SCHEDULE
Permitted Percentage Reduction
Public Use
Office Use
Non-
residential (non-office) Use
Residential Use
10%
15%
20%
25%
(4) 
Shared parking. For mixed-use developments, a shared parking approach to the provision of off-street parking shall be required where feasible, as determined by the approving agency. The methodology used by the developer to calculate the number of parking spaces required shall take into consideration the methods recommended in Shared Parking, published by the Urban Land Institute (1984) or other recognized standards, acceptable to the approving agency.
(5) 
Any developer of a place of employment or public assembly shall undertake a study, conducted by a transportation planner or engineer, to determine the modal split for travel by its employees and/or visitors. Based on the expected distribution of travel modes, a parking requirement shall be determined and approved by the appropriate municipal agency. The agency shall require the applicant to construct or pave only the number of parking spaces determined to be necessary, based on the agreed-upon results of the modal split study. From time to time, the Zoning Officer may conduct site visits to confirm that the amount of parking provided is being utilized by the development, and, in fact, that the parking remains sufficient to meet the needs of the development. If at any time it is determined that this is no longer the case, construction of additional parking spaces may be required to meet the demand.
(6) 
Supplemental parking requirements. The following standards shall also be applied in the TVD District:
(a) 
Off-street parking spaces shall be provided on the same lot as the use which they are intended to serve in the subareas west of the rail line. Elsewhere in the TVD, parking may also be provided on an adjacent lot in common ownership or secured by a long-term instrument, such as a lease, acceptable to the Zoning Officer.
(b) 
Shared parking arrangements among adjacent properties not under common ownership may be permitted if the owners demonstrate to the satisfaction of the Planning Board that the supply of parking spaces will be adequate to service the aggregate demand of the uses sharing the parking based on such factors as alternating peak hours.
(c) 
No parking space shall be closer than 10 feet to any functional entryway to allow for safe pedestrian circulation to and between stores.
(d) 
In no case shall the number of parking spaces exceed the minimum requirements by more than 5%.
(e) 
Up to 50% of a parking requirement for a project on a parcel that is insufficient in size to accommodate sufficient parking as required for the proposed uses may be satisfied through the payment of $15,000 per required parking space into a fund to be used by the City of Long Branch to construct public parking.
I. 
General requirements.
(1) 
Residential component.
(a) 
Any new or renovated multistory structure, other than a transit support facility, that is located within the Mixed-use Core Subdistrict of the TVD must have a residential component that comprises at least 60% of the net floor area of the structure, unless waived by the Planning Board. A hotel shall be considered a residential use for the purposes of this section only. Furthermore, any portion of a structure utilized for parking purposes shall not be included in the calculation used to determine the percentage requirements.
(b) 
Affordable housing requirement: All residential developments within a mixed-use building, townhouse development, garden apartment development, or multifamily residential building containing 10 or more dwelling units shall set aside not less than 10% and not more than 20% of the base density specified herein as affordable and deed-restricted for occupancy by qualifying households pursuant to COAH or other applicable state regulations.
(c) 
Density bonuses: A developer may propose a "density bonus," valued at $25,000 per additional dwelling unit, to increase the base density limitation to the maximum density limitation by either making a payment in lieu or constructing a project of equal value, based on a cost estimate prepared by a licensed engineer or landscape architect. Projects qualifying for consideration for approval by the Planning Board of a density bonus shall include the following:
[1] 
Neighborhood facility, such as a neighborhood community center, open to the public with or without a fee;
[2] 
Neighborhood gardens for the production of fruits and vegetables for consumption by residents of the new development and the TVD, consistent with the provisions of LEED for Neighborhood Development (LEED-ND), Neighborhood Pattern and Design (NPD) Credit 13 (Local Food Production);
[3] 
Enhanced design for persons with disabilities consistent with LEED-ND NPD Credit 11 (Visitability and Universal Design);
[4] 
One or more buildings within the proposed development, or the entire project certified under the LEED for New Construction and Major Renovation (LEED-NC) Rating System, LEED for Existing Buildings (LEED-EB) or LEED for Core and Shell (LEED-CS) Rating System;
[5] 
Creation or enhancement of a public park or plaza within the TVD, inclusive of elements such as landscaped sitting areas, fountains, sculpture or other public art, formal gardens, picnic pavilions, etc.;
[6] 
Provision of "affordable" rental residential units of 20% of the base density specified herein. Such units shall be subject to all of the requirements of the New Jersey Council on Affordable Housing (COAH), and the developer shall enter into a developer's agreement with the City confirming the developer's voluntary agreement to qualify the units for certification by the NJDCA or the court of jurisdiction as "affordable" units. The agreement shall include requirements for the filing of an irrevocable deed restriction securing the units as affordable units, in accordance with NJDCA regulations, and such other requirements to which the City might be subjected at such time as its affordable housing plan is certified by NJDCA or the court of jurisdiction. In addition to the density requirements, the Planning Board may waive some or all the lot and bulk requirements, as appropriate, as are directly related to the utilization of the density bonus;
[7] 
Pedestrian improvement that provides a safe and efficient linkage between the west side of the rail line and the Long Branch Train Station.
(2) 
Retail/service commercial component. At least 60% of the net ground floor area of any new or renovated structure, other than a transit support facility, within the Mixed-use Core Subdistrict must be utilized for retail or service commercial purposes, unless waived by the Planning Board.
J. 
General development plan.
(1) 
Purpose. A general development plan for the entirety or a portion of a TVD subdistrict may be submitted for approval by the Planning Board. The general development plan is intended to establish a conceptual frame work for the development/redevelopment of TVD properties. The general development plan, once approved, shall be binding upon all property owners until such time as the plan may be revised or amended. The general development plan must have the full concurrence of all of the owners whose properties are the subject of the plan.
(2) 
General provisions. The general development plan shall be guided by the procedures and requirements established in the New Jersey Municipal Land Use Law[2] for such a plan. The general development plan shall identify the location of all existing and new structures, surface parking facilities and structures, a comprehensive pedestrian network, landscaping, bicycle facilities and paths and such other features as may be warranted to implement the goals and objectives of a transit village.
[2]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
(3) 
Approval procedures. A general development plan at a scale of one inch equals 100 feet shall be submitted in sufficient detail for review and approval by the Planning Board. All of the standard requirements normally associated with a site plan application shall apply unless waived by the Board. An application fee of $1,500 and an escrow deposit of $3,000 shall be submitted by the applicant.
K. 
Design standards. The following design standards are intended to reinforce the Transit Village District as a compact, walkable center with active street life and a cohesive built environment where existing and proposed commercial and residential development are integrated. These design standards are intended to maximize flexibility of the design to sustain the character and charm of the district. All standards set forth in Chapter 345 of the Code of the City of Long Branch shall continue to apply except when inconsistent with the design standards set forth below.
(1) 
Pedestrian circulation, bicycle parking and storage.
(a) 
Off-street parking and service access shall be designed to avoid the backing in and out of streets.
(b) 
Sidewalks shall be provided to connect new development with the public pedestrian circulation system within the TVD District. All sidewalks should be durably paved and smoothly surfaced to provide for the free movement of pedestrians. All sidewalks and pathways must be designed to provide access for the physically disabled. Access ramps shall be conveniently placed and sloped to provide easy connection to streets and sidewalks, in conformance with the Americans with Disabilities Act.
(c) 
Structured parking may be contained within, under or attached to buildings. Parking structures or podium-type parking under buildings may not front toward the public space, Third Avenue or Morris Avenue. Where parking structures front on public streets, such may feature liner buildings or ground floor space along the sidewalk designed as retail, commercial or office space.
(d) 
Provide at least one secured, enclosed bicycle storage space per residential unit.
(e) 
Bike racks shall be provided at a rate of one multi-loop bike rack per every 20 on-site parking spaces, but not less than the greater of one bicycle space per business or four bicycle spaces per project site for retail or four bicycle spaces per building for nonretail uses.
(f) 
A minimum of one space per 20 off-street parking spaces provided per project will be reserved for parking for shared car services and be located near functional entryways.
(2) 
Landscape treatments.
(a) 
A landscape architect, licensed in the State of New Jersey, shall prepare a detailed landscape plan for each project. The landscape plan shall utilize a variety of trees, shrubs and other plant material plus other design features appropriate for an urban setting to create spatial definition or separation, shade, visual interest, seasonal color, visual buffering, microclimatic enhancement, and to improve safety. Finally, each project shall employ a variety of amenities such as benches and bike racks that are intended to enhance the visual approach of the project and/or encourage intermodal transportation.
(b) 
Indigenous (native) plant species shall be primarily specified for planting and invasive exotic species shall be avoided. Any landscaping which is not resistant to the environment, or that dies within two years of planting, shall be replaced by the developer.
(c) 
In landscaped spaces, passive systems such as cisterns or rain barrels and water gardens that collect rainwater for irrigation or recharge shall be utilized to the extent feasible.
(d) 
Only soil moisture-sensing irrigation systems using nonpotable water shall be permitted, except that where irrigation is not used, all plant materials shall be drought-tolerant species.
(3) 
Building orientation, massing and facade composition.
(a) 
Townhome. Townhomes are permitted in the Medical Village, Lower-Density Residential Fringe and Higher-Density Medical-Residential Transition Subdistricts, subject to the provisions of § 345-53 and at a base density of 12 units per acre with density bonuses to a maximum of 17 dwelling units per acre. Townhouses will be arranged to face the street. Roofs should be either gable or hip; dormers are encouraged. Each townhome will have a porch or stoop defining the entry, which may be located within the required front yard.
(b) 
Multifamily. Multifamily development is permitted in the Higher-Density Medical-Residential Transition Subdistrict and the portion of the Mixed-use Core Subdistrict west of West Avenue and west of Westwood Avenue. Multifamily development will follow a building form that keeps the building close to the public sidewalk with breaks in the front facades and a variety of architectural styles as illustrated in Figure 2. Building height will be limited to five stories. The base density for multifamily development is 50 dwelling units per acre, with density bonuses to 60 dwelling units per acre. For a project on two noncontiguous parcels fronting on the same street, the density may be applied as an average between the two sites.
(c) 
Live/work. Live/Work building types include living quarters with attached work space, whether shared in common with other dwelling units as a "limited common element" of a condominium (also known as "co-housing"), or used exclusively by the occupant of the dwelling unit. Such attached work space may include a kitchen and recreational space to facilitate live-work activities, but shall not constitute a separate dwelling unit. They shall be oriented close to the public sidewalk. The base density shall be 10 dwelling units per acre, with density bonuses to a maximum allowable density to 15 dwelling units per acre.
(d) 
Office.
[1] 
The section provides for the integration of offices within the Medical Village Subdistrict of the TVD, either as a stand-alone building or mixed with street-level retail as shown in Figure 4. Street-level retail would only be permitted in buildings with frontage on Third Avenue, West Bath Avenue or Pavilion Avenue.
[2] 
Solitary or mixed-use office buildings will be built to the right-of-way lines to establish a traditional "Main Street" streetwall. In a multitenant building, each shop will have its own shopfront. The shopfronts may either have identical designs to reinforce the building design or varied designs to express the different businesses. A shop front should be separated from the roofline or a second floor by a horizontal architectural element such as a sash, cornice, frieze, molding, etc.
[3] 
First floor facades shall have large, clear storefront glass areas (50 to 70% of the street-facing building facade) to display the nature of the business and produce an interesting streetscape. Storefront windows may be either typical large, single pane or multiple smaller panes separated by mullions.
[4] 
All buildings are required to have entrances accessed directly from a sidewalk or plaza. Upper floors are to be provided with separate exterior entrances unless a large common lobby or atrium is provided.
(e) 
Retail. Stand-alone retail buildings shall be permitted only in the Mixed-use Core. Buildings with more than 50 feet of sidewalk frontage shall be designed so that front facades have architectural breaks resembling individual storefronts. Building heights must be two stories. Street level facades must contain storefront windows covering at least 50% of the surface area.
(f) 
Mixed-use multifamily. Buildings with street-level retail and residential apartments on the upper floors shall use a variety of design techniques to differentiate the retail and residential elements of the building, including the use of sash and frieze elements between the street level and upper levels. Buildings with multifamily above retail should be oriented towards public open spaces whenever possible. Density parameters shall follow those of buildings that are solely multifamily with a base density of 50 dwelling units per acre, with density bonuses to 60 dwelling units per acre.
(g) 
New buildings should be designed to be an integral part of the TVD building mix and be developed with appropriate consideration for both proposed and existing buildings with respect to height, mass, location, materials, orientation, signs, lighting and use.
(h) 
Buildings shall front on public streets to provide form and function to the streetscape. The streetscape should be continuous and varied through the use of street furniture, landscaping, building articulation, building frontage setbacks and changes in sidewalk types and textures. Long buildings should be divided at a scale comparable to that of other buildings on the rest of the block or adjacent blocks. Driveway intersections with the public street should be minimized to avoid excessive interruptions in the streetwall and conflicts with pedestrians.
(i) 
Buildings shall be designed so as to present an articulated facade from all vantage points. Parking structures or that portion of a building containing a parking structure visible from a public street shall have an exterior clad in a vine-covered trellis, graphic panels, solar panels, a window-like facade treatment, liner building or ground floor space along the sidewalk designed as retail, commercial or office space.
(j) 
The architectural treatment of the front facade shall be continued in its major features around all visibly exposed sides of a building with the exception of parking structures or that portion of a building containing a parking structure. All sides of a building shall be architecturally designed to be consistent with regard to style, materials, colors and details. Blank wall or service area treatment of side and/or rear elevations visible from public view shall be avoided.
(k) 
Unless the developer proposes a specific use that requires a unique building, buildings should be designed utilizing base, middle and top forms as the primary method relating buildings to each other.
(l) 
The base shall be considered the first story of the facade facing a public street, depending on the overall heights of the building. The design of the base, as well as the quality and durability of its materials, should be emphasized to create visual interest and support pedestrian activity. The building's base should be presented to the Planning Board at a larger scale of drawing and greater detail than the remainder of the facade to ensure it meets the building design objectives.
(m) 
In addition to the base, the exterior design shall include a middle field section and a cap on the top. The middle of the building shall be differentiated from the base by a horizontal transition line. The transition line's specific location shall be determined primarily by the overall height of the building and that of any adjacent buildings. If adjacent buildings are lower than the proposed building, then the transition line should relate to such adjacent building. A horizontal transition line should also be established separating the middle field from the cap or top of the buildings.
(n) 
The base transition line should range from 1/5 to 1/4 of the overall height. The upper transition line, articulating the cap, should be placed approximately 1/8 of the overall height from the top. Transition lines may consist of a continuous, shallow balcony, a shallow recess, an articulated trim course cornice, fenestration or other appropriate means. The transition should be supported by a change of window rhythm or size and a change in material, color or texture.
(o) 
Building exteriors shall have vertical and/or horizontal offsets to create visual breaks on the exterior. Long, monotonous, uninterrupted walls or roof planes shall be avoided. Building wall offsets, including projections such as balconies, canopies, awnings, and signs, recesses, and changes in floor level shall be used in order to add architectural interest and variety and to relieve the visual effect of a simple, long wall (see Figure 7). Similarly, roofline offsets, dormers, or gables shall be provided in order to provide architectural interest and variety to the massing of a building and to relieve the effect of a single, long roof.
(p) 
The front doors of all buildings shall be visible from the street. If located more than 10 feet from the front building line, their location must be reinforced with additional graphics, lighting, marquees or canopies.
(q) 
Functional building entrances shall be provided at an average of at least every 75 feet (see Figure 8, taken from LEED-ND Rating System NPD Credit 1). All entrances to a building, except service and emergency egress doors, shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, balustrades and other elements, where appropriate. Any such element utilized shall be architecturally compatible with the style, materials, colors and details of the building as a whole, as shall the doors. The main entrance shall face the street on which the property fronts.
(r) 
A minimum of one facade element shall align horizontally with adjacent buildings. Facade elements include, but are not limited to, rooftops, cornices, signs, storefront windows, windows above the first floor and awnings. Awnings are encouraged. There should be a balance between variety and harmony of building facades. Maintain the similarity in the building width. New or larger buildings on parcels shall incorporate architectural elements which reflect the width of adjacent buildings. Successful methods for achieving this include, but are not limited to, window pattern and detail placement.
(s) 
In general, it is preferred to keep the street facade built to the property line in alignment with adjacent buildings.
(t) 
Windows shall be primarily vertically proportioned. Large areas of glass curtain walls or strip windows of more than 15 feet in length are discouraged, as are tinted and highly reflective glass. Window openings shall have sills and heads of masonry or stone. These may be of precast concrete, limestone, granite, brick soldier courses, or slabs exposed only for the length of the window. Masonry units may be turned at the wall opening to visually create a thick wall and should be used in the design of balconies, loggias and larger openings.
(u) 
Ground-floor retail, services, and restaurant uses shall have large transparent windows, preferably divided-light. Such windows shall be framed by the surrounding wall and shall be a minimum of 60% of the total ground-level facade area adjoining the sidewalk (see Figure 9, taken from NPD Credit 1 of the LEED-ND Rating System of the USGBC). The window wall facade area may be reduced if, due to a particular use or settings, the provision of windows will present concerns for aesthetic design or security. However, the facade design should employ an arrangement of materials that reflects the required window area and/or lines to be compatible with the intent of these guidelines.
(v) 
Blank walls in excess of 25% or 10 continuous feet of the frontage of the property shall not be used at the street level (see Figure 10 taken from NPD Credit 1 of the LEED-ND Rating System of the USGBC). Blank walls must contain architectural relief such as expressive details, blind windows, murals, etc.
(w) 
All buildings shall provide scale-defining architectural elements or details at the first two floor levels minimum, such as windows, spandrels, awnings, porticos, pediments, cornices, pilasters, columns and balconies.
(x) 
The predominant material of all street walls on primary and secondary streets shall be brick, precast, cement-board siding, wood and finished masonry block, or curtain wall. Stucco may be used as an accent. All materials and colors shall be approved by the Planning Board.
(y) 
Shop fronts should have a kick plate that ranges in height from 18 inches to 42 inches running continuously beneath the required fenestration.
(z) 
Public access to commercial and governmental buildings shall be provided at sidewalk grade. The primary floor of and access to mixed-use buildings may be elevated.
(aa) 
Awnings, which add visual richness to the commercial corridor while enhancing the quality of public walkways, are encouraged for all storefronts. Awnings shall have fixed or retractable metal framework, with vinyl laminated polyester base scrim awning fabric to blend with storefront paint colors.
(bb) 
Canopies, unlike awnings, are nonretractable. They shall be constructed of wood or metal framing, standing-seam metal roof, plywood and molded millwork trim. Canopies shall incorporate signage and down lighting. Security shall be implemented so that it cannot be seen, and security grille housing is specifically prohibited.
(cc) 
All awnings and canopies shall be securely attached to the building so that the lowest part of the awning or canopy is mounted a minimum of eight feet and a maximum of 12 feet above the sidewalk at the storefront.
(dd) 
In conjunction with Figure 11, appropriate design of the corner of a block shall include one of the following patterns:
[1] 
Opening the space at ground level for people to walk across the corner, with the building mass above redefining the corner.
[2] 
A recessed entry at the corner such as the familiar angled wall with an entry door.
[3] 
A corner window with an important view into the building.
[4] 
Balconies or bay windows that wrap the corner.
[5] 
A tower element to emphasize the corner.
(ee) 
Multistory buildings with flat roofs shall provide light color roof surfaces with a Solar Reflectance Index (SRI) of 78 or greater (LEED-NC Rating System - Sustainable Sites (SS) Credit 7.2) for at least 75% of the roof area. Green roof plantings and solar photovoltaic systems on roofs and parking decks shall be permitted and shall not be counted in the area required for highly reflective roof surfaces above.
(ff) 
Excepting the antenna itself, all parts and components of personal communications antennas, satellite dishes, and television and radio antennas shall be screened from view regardless of elevation, or shall be disguised within an enclosed structure. The screening shall be designed as part of the overall design theme of the building to which it is associated.
(gg) 
Dish antennas may not exceed three feet in diameter.
(hh) 
Mechanical equipment located on building roofs shall be screened so as not to be visible from the ground level from adjacent developments and from public streets and spaces. Mechanical equipment at ground level shall be screened and in the rear.
(4) 
Lighting.
(a) 
Lighting levels along paved portions of public walks shall be an average of no less than one foot candle for commercial areas and 0.5 foot candle for residential areas.
(b) 
New fixtures serving to light streets shall be decorative street lights approved by the City's planning professionals for use throughout the TVD. The fixtures may include attachments to accommodate such amenities as banners and flower pots.
(c) 
The design for a proposed facade must consider the appearance of the building in the evening and develop an exterior lighting plan that includes display window lighting, building accent lighting, and pedestrian-scaled lighting for both buildings and pedestrian areas within the site. Lighting shall be warm in color, with control of glare for the pedestrian and minimization of light pollution.
(5) 
Streetscape.
(a) 
Site furnishings may include elements such as benches, gazebos, trash and recycling receptacles, bicycle racks, drinking fountains, kiosks, sculptural elements, decorative fountains, bollards, decorative fences, seat walls, and pedestrian-scale lighting, subject to the review and approval of the Long Branch Planning Board.
(b) 
Freestanding newspaper and advertising dispensers shall not be permitted in the right-of-way of primary streets and shall be incorporated into approved buildings or pavilions.
(c) 
Outdoor cafes may extend onto the public right-of-way upon issuance of a zoning permit. Such encroachment shall convey no rights beyond those enumerated in the permit. Outdoor cafes shall be delineated from the public way by planters and metal fencing with no more than two entrances to the cafe seating area. A clear width of at least four feet shall be maintained between any outward portion of the cafe and the closest street furniture and equipment.
(6) 
Signage.
(a) 
The temporary display of signs, banners, flags, pennants and similar devices, in connection with special events or activities of a public or nonprofit nature, or upon the occasion of the opening of a new business use, shall be permitted, provided such display shall not exceed 14 days and shall not occur more than four times per calendar year.
(b) 
All signs within the project area shall be part of the overall total design scheme approved by the Long Branch Planning Board at the time of application for site plan review.
(c) 
Signs for project not requiring site plan review and approval by the Planning Board shall conform to the requirements of § 284-9 for nonresidential signs and § 284-6 for residential signs.