[Added 6-13-2019 by Ord.
No. 24-19]
The purpose and intent and of the O-S Zone District is to recognize
the existing development of office, hotel and other service uses in
certain areas in the Township and to promote the continued use and
development of these areas for high-quality office and service uses
and certain compatible uses.
The permitted principal uses in the O-S Zone District shall
be limited to those set forth below. When provided, the number in
parentheses following the uses listed below refers to the code number
assigned by the North American Industry Classification System (NAICS),
2017 edition, and such use shall be defined as described in the text
of that document, available online at http://www.census.gov/eos/www/naics/.
The following list is subject to any applicable use limitations set
forth in this chapter:
A.
Business, administrative and professional offices.
B.
Data processing centers.
C.
Hotels.
D.
Conference centers.
E.
Banquet facilities.
G.
Health care and social assistance services, limited to:
(1)
State-licensed hospitals.
(2)
Ambulatory health care services (621).
(3)
Child and youth services (62411).
(4)
Child care centers, as regulated by N.J.S.A. 40:55D-66.6.
(5)
Services for the elderly and persons with disabilities (62412).
(6)
Other individual and family services (62419).
(7)
Community food services (62421).
(8)
Vocational rehabilitation services (62431).
(9)
Nonresidential social assistance establishments.
H.
Houses of worship.
I.
Libraries.
The following uses shall be permitted and regulated as conditional
uses pursuant to N.J.S.A. 40:55D-67, and as defined by this chapter:
A.
Permitted accessory uses shall be limited to uses which are naturally
and normally incidental to and subordinate to the permitted principal
use or uses on the premises, including but not limited to parking
and loading areas, signs and other outdoor use functions. For certain
uses, permitted access uses include food preparation, serving and
dining facilities.
B.
Any use other than the uses specifically permitted above, permitted
by other provision of this chapter or permitted by other applicable
law, shall be prohibited.
C.
Hotels shall be limited to those establishments which contain at
least 100 lodging units.
D.
Notwithstanding the foregoing permitted uses, none of the following
uses shall be permitted in any part of an O-S Zone that falls within
an area defined as an airport hazard area in the Air Safety and Hazardous
Zoning Act, Chapter 260 of the Laws of 1983:
Development in the O-S Zone District shall be subject to the
following lot, bulk and intensity of use regulations. In the case
of conflict between the following regulations and other provisions
of this chapter, the more restrictive provision shall apply, unless
the specific language, stated or implied, indicates otherwise.
B.
Minimum lot width: 200 feet, measured in accordance with the definition of "lot width" in § 166-4.
C.
Minimum lot depth: 200 feet, measured in accordance with the definition of "lot depth" in § 166-4.
G.
Maximum height of principal buildings, as defined in § 166-4: 75 feet, subject to the exclusion for rooftop equipment in this article.
H.
Minimum yard depths. The minimum yard depths shall be as required
below. For purposes of determining compliance with yard depths based
upon building height, in the case of buildings having varying heights,
the yard depth shall be measured to each portion of the building having
a different height.
I.
Maximum number of principal buildings: unlimited.
A.
Architectural design. Buildings shall be designed and placed in accordance
with the following provisions:
(1)
The architectural design of buildings shall promote a desirable
visual environment through the relationship of design features, such
as height and mass, building proportions, rooflines, building projections
and ornamental features.
(2)
The design of buildings shall be harmonious with the character
of existing development in the immediate vicinity and which enhances
the character of the surrounding neighborhood and the Township as
a whole, and avoids adversely affecting the value of adjacent or nearby
properties.
(3)
The use of exterior colors, facade or roof materials, or such
combination of colors and materials, shall be compatible with and
enhance the character of existing development.
(4)
Excessive uniformity or monotony of design within the context
of existing development in the neighborhood shall be avoided.
(5)
Building components such as windows, doors, eaves and parapets
shall have proportions in keeping with each other, the building and
the neighborhood as a whole.
(6)
Bright or brilliant colors shall be used only for accent and
shall not substantially depart from the character of existing neighborhood
colors so as to detract from the overall appearance of the neighborhood.
(7)
All sides of the building shall contribute to the architectural
unity of the building by using similar building materials for the
front, side and rear walls, and through other methods.
(8)
Large unbroken building masses shall be avoided through the
uses of projections, recesses, varying materials and other methods.
(9)
All buildings shall use durable high-quality material requiring
low maintenance, such as brick, stone, stucco, glass, precast concrete,
and wood, when properly treated. Where durability and performance
are questionable, the applicant may be asked to provide a manufacturer's
guaranty or proof of durability from an independent testing laboratory
certification. The use of aluminum siding, vinyl siding, and exposed
concrete block are prohibited, except for architectural prefinished
block and split face block, which are permitted.
C.
Roof structures shall not exceed 10 feet in height, except for elevator and stairwell penthouses, which shall not exceed 16 feet in height. Roof structures other than elevator and stairwell penthouses shall be located and screened in accordance with § 166-133. Elevator and stairwell penthouses shall be designed to be the same or compatible with the building facade materials. The total area of all rooftop heating, ventilation and air conditioning equipment shall not exceed 5% of the roof area upon which they are placed.
