[Added 8-20-2018 by Ord.
No. 2018-13]
A.
Goal: to provide locations for everyday services necessary to sustain
a mixed-use regional community with general commercial and general
office locations that are quasi-auto-dependent, that are single-use
buildings and that may or may not be on individual lots.
B.
Permitted uses:
(1)
Hotels, extended stay conference centers.
(2)
Offices for administrative, executive, professional, business
sales, government offices and similar uses, the normal attributes
of which do not involve the storage, exchange or delivery of merchandise
to the general public.
(3)
Office of banks and loan associations not having drive-through
facilities for the transaction of business from motor vehicles.
(4)
Public transportation stations and shelters.
(5)
Utility facilities, including telephone, water, sewer, electricity
and gas.
(6)
Wireless telecommunications towers and antenna located entirely
within an existing building or on the roof or side of a building or
attached to an existing structure.
C.
Accessory uses:
(1)
Flag poles; clock towers.
(2)
Parking structures.
(3)
Temporary building or yards for construction materials or equipment,
both incidental and necessary to construction in the immediate area.
(4)
Temporary construction trailers.
(5)
Health and fitness centers accessory to hotels and for use by
hotel guests.
(6)
Surface parking lots.
(7)
Swimming pools on individual lots accessory to hotel uses.
(8)
Walls and fences.
(9)
Rental halls for meetings and social occasions accessory to
hotel uses.
(10)
Restaurant, full service or fast food with no drive-through
accessory to hotel uses.
(11)
Brewpubs, taverns and nightclubs serving legal beverages accessory
to hotel uses.
(12)
Signage.
D.
The following examples best embody the purpose, goals and objectives
of the regional hotel/office unit:
(1)
Photo 1.
(a)
Single-use hotel and office buildings sit in a parklike setting
where the quality of landscape features is a critical design element.
(b)
While largely auto-dependent, the size of parking courts should
be kept small and integrated into the total land scape concept.
(c)
The oversize portico matches the building scale and is appropriate
for the grand scale of the regional hotel and office.
(d)
Vertical scale is broken by two layers of horizontal banding.
 |
(2)
Photo 2.
(a)
Stormwater features can be designed as an amenity such as a
lake and provide a community park setting to the wider residents of
the Township.
(b)
The sophisticated use of materials such as glass and masonry
helps to mitigate the large massing of the building. Approximately
60% of the facade is glass.
(c)
The building is further broken down in scale by sitting the
building in an "L" shape with a glass corridor connection. The "L"
shape is an organizing element that helps provide context to the public
space, like a public square.
(3)
Photo 3.
(a)
The vertical scale of the building is broken by the use of three
layers of horizontal banding. The three alternating layers of masonry,
glass and masonry help define the base, the body and the top of the
building.
(b)
Two-foot to ten-foot vertical and horizontal offsets further
mitigate the perception of a large monolithic building.
(c)
Front yard parking is absent.
 |
E.
Size and scope.
(1)
Zone acreage: 118.25 acres.
(2)
FAR: 0.25 or approximately 1,000,000 square feet.
(3)
The purpose of the zone is to provide for a hotel/office park.
(4)
Buildings are to be arranged in a manner that reinforces street
edges.
(5)
Maximum building height: 60 feet.
(6)
On-street parking is not permitted on Route 322.
(7)
Front yard parking is prohibited.
F.
The site.
(1)
Zoning and design.
(b)
Zoning requirements.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Sidewalk width
|
5 feet
|
10 feet
| |
|
Decorative streetlighting (distance on center)
|
50 feet
|
75 feet
| |
|
Lot area
|
400 feet
|
—
| |
|
Lot width
|
200 feet
|
—
| |
|
Corner lot
|
200 feet
|
—
| |
|
Lot depth
|
250 feet
|
—
| |
|
Impervious coverage
|
—
|
80%
| |
|
Front yard setback
|
35 feet
|
—
| |
|
Side yard setback
|
25 feet
|
—
| |
|
Rear yard setback
|
35 feet
|
—
| |
(2)
Parking requirements.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Alley width
| |||
|
ROW
|
22 feet
|
25 feet
| |
|
Cartway
|
18 feet
|
21 feet
| |
|
Alley access points
|
2
|
3
| |
|
On-street stalls
| |||
|
Length
|
20 feet
|
—
| |
|
Width
|
8 feet
|
—
| |
(a)
Off-street parking shall be provided through driveways.
(b)
Driveways shall be constructed of colored asphalt, scored concrete,
decorative paving or porous pavement.
(c)
Belgian block curbing.
(d)
Hotel/office parking shall be provided at a ratio of four spots
per 1,000 square feet conditionally permitted.
(3)
Edge and buffer design recommendations.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Street tree spacing (distance on center)
|
36 feet
|
50 feet
|
|
Side and rear yard fence height
|
—
|
5 feet
|
(4)
Environment design recommendations.
(a)
Porous pavement and rain gardens are encouraged for parking
areas.
(b)
Deciduous street trees are encouraged to lower summer cooling
load.
(c)
Trees to modulate microclimate.
(d)
Long-life trees are encouraged to maximize green infrastructure
funds.
(e)
Xeriscape.
(f)
Nonexotic, noninvasive species are encouraged to minimize water
needs.
(g)
Bioswales, cisterns, rain gardens and porous pavement driveway
material are encouraged to aid in reducing stormwater runoff.
G.
The public realm.
 |
(1)
Zoning and design.
H.
The private realm.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, synthetic trim board,
stucco or similar material.
[2]
Roof materials shall be raised-seam metal, slate, architectural
asphalt shingles, tiles or similar material.
[3]
Roof types shall be "A" frame, flat, mansard or combinations
thereof. All rooftop equipment shall be screened from view.
[4]
Building facades shall be parallel to frontage property lines.
(b)
Zoning requirements.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
First story clear height
|
10 feet
|
15 feet
| |
|
Roof pitch
|
—
|
9/12
| |
|
Front and side yard encroachments
| |||
|
Terrace
|
8 feet
|
—
| |
|
Patio
|
8 feet
|
10 feet
| |
|
Bay window
|
—
|
8 feet
| |
|
Awning
|
—
|
8 feet
| |
|
Solar screen
|
—
|
8 feet
| |
|
Balcony/balconette
|
—
|
8 feet
| |
|
Rear deck
|
—
|
8 feet
| |
(2)
Edge and buffer design recommendations.
(a)
Window boxes.
(b)
Espaliers.
(c)
Roof decks/gardens.
(d)
Green roof.
(e)
Garden walls may be brick, stone or stucco to match the principal
building.
(f)
Side and rear yard fences may be wood picket, wrought iron or
materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall
be wood or similar material (shadow box design).
I.
General design standards.
(1)
Building orientation.
(a)
Buildings shall be oriented to the street with primary pedestrian
access points directly accessing the street facade.
(b)
At least 50% of a building's front facade must be built to the
minimum setback line.
(c)
Buildings shall be oriented to maximize winter solar gain, consistent
with the north/south orthogonal grid.
(8)
Appurtenances (porches, stoops, balconies, balconettes, bay
windows).
K.
Semipublic space design guidelines.
(1)
Fronts of buildings (i.e., yards) must be fully appointed with
landscaping of trees, shrubs, ornamental grasses or ground cover.
(2)
Bioswales and rain gardens are permitted to address stormwater.
(3)
Parking courts shall be fully landscaped to break down scale,
provide user comfort and to modulate microclimate.
(4)
A minimum of 15% of the interior of parking courts shall be
landscaping.
M.
Edges, buffers and transitions design guidelines.
(1)
Edge treatments may include walls, fences, and hedges.
(2)
Minimum front yard wall, fence and hedge height: 3 1/2
feet high.
(3)
Maximum side yard edge height: six feet (exclusive of trees).
(4)
Maximum rear yard edge height: six feet (exclusive of trees).
(5)
Buffers must be provided on all external property edges.
(6)
Minimum front yard buffer width: 30 feet.
(7)
Minimum side yard buffer width: 30 feet.
(8)
Minimum rear yard buffer width: 50 feet.
(9)
Minimum buffer width adjacent to residential neighborhood: 75
feet.
