[Added 7-13-1993 by Ord. No. 93-951;
amended 8-9-1994 by Ord. No. 974; 12-13-1994 by Ord. No. 94-988; 1-25-2005 by Ord. No. 2005-1130]
A.
B.
Buffer areas.
(1)
In all affordable housing zones, the applicant shall provide and maintain a buffer area, as defined in § 400-8, for a planned residential development which shall be no less than 50 feet in width from all external property lines of the site which abut any zone other than an affordable housing zone. Such buffer area shall be kept in its natural state where wooded. The landowner shall be required to provide a year-round visual screen, as determined by the Planning Board.
(2)
No use or structure, including parking or loading areas, shall be permitted within the required buffer area, but the Planning Board shall, upon specific findings or reasons therefor, permit a portion of a buffer area to be used for utility easements or streets to ensure access to or from a principal roadway and in such manner that is consistent with the definition of buffer area as set forth in § 400-8.
(3)
The required
buffer area shall be included in the area of a planned residential
development for the purpose of computing compliance with the open
space requirements of this chapter, as set forth herein.
C.
Requirements
for planned residential areas. The following area, yard and bulk requirements
shall apply to planned residential developments:
(1)
The minimum
sizes of lots, the number and minimum sizes of yards and building
bulk controls for planned residential developments shall be governed
by the accompanying schedule entitled "Limiting Schedule," which,
together with all explanatory matter thereon, is attached to and made
part of this chapter.[1]
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
[1]
Editor's Note: The Limiting Schedule is included as an attachment to this chapter.
(2)
All buildings
and structures within a planned residential development shall be set
back no less than 60 feet from any external street right-of-way line.
(3)
All setbacks
within the planned residential area shall be measured from the right-of-way
line of the street, but if the Master Plan or Official Map of the
Borough shows the location of a right-of-way line different from the
existing right-of-way line, the required setbacks shall be measured
from the right-of-way line as shown on the Official Map, if any, or
the Master Plan.
D.
Land use intensity,
area, yard and bulk regulations; distribution of dwelling units. The
following requirements as to the density, area, yard and bulk regulations
and distribution of residential units shall apply to planned residential
developments:
(1)
Overall residential
density. The maximum overall residential density for planned residential
developments in affordable housing zones shall be limited as follows:
|
Zone
|
Maximum Density
(units per acre)
|
|---|---|
|
AH-6
|
6
|
|
AH-7
|
7
|
|
AH-8
|
8
|
(2)
Area, yard
and bulk requirements for AH-6, AH-7 and AH-8 Zones.[2]
(a)
Minimum
front yard setback.
[1]
The
minimum front yard setback from all external streets to the planned
residential development and from all public streets within the planned
residential development shall be 60 feet measured from the external
property line or the edge of the public street right-of-way line.
[2]
The
minimum front yard setback from all other internal streets and roadways
that are not public streets shall be 30 feet measured from the street
right-of-way line or edge of pavement, whichever is greater.
(b)
Minimum
side or rear yard setback. The minimum side or rear yard setback to
all external property lines of a planned residential development shall
be 50 feet, except where there is a mandatory buffer requirement,
then the combined width of the side or rear yard setback and the buffer
shall be 75 feet.
(c)
Building
setback to an internal driveway, other than a public or private street
or roadway. The minimum side yard or rear yard setback from an internal
driveway that is not a street or roadway shall be 10 feet.
(d)
Minimum
distance between buildings.
|
Measurement
|
Distance
(feet)
|
|---|---|
|
Front to front
|
75
|
|
Front to side
|
30
|
|
Front to rear
|
75
|
|
Side to side
|
25
|
|
Side to rear
|
30
|
|
Rear to rear
|
75
|
(e)
Maximum
building coverage. The maximum building coverage of all principal
buildings and structures in a planned residential development shall
be equal to 20% of the total lot area.
(f)
Maximum
lot coverage. The maximum lot coverage of all buildings, accessory
uses and man-made improvements, including parking areas, roadways,
sidewalks, swimming pools and other recreational facilities and man-made
aboveground retention and detention facilities, shall not exceed 60%
of the total lot area.
(g)
Maximum
building height. The maximum building height in a planned residential
development shall not exceed 35 feet and two stories, exclusive of
basement and cellar areas that may only be used for parking, storage,
utilities and the placement of mechanical equipment to service the
principal building.
(h)
Maximum
length of buildings.
[1]
The
maximum length of a building group consisting of townhouses and townhouse/duplexes
shall be 200 feet, which building group shall not exceed eight townhouse
or townhouse/duplex dwelling units.
[2]
For
every group of townhouse buildings that exceeds 150 feet in length,
there shall minimally be one additional building that is no longer
than 150 feet in length and shall contain no more than six dwelling
units.
[3]
The
maximum building length for apartments and apartment flats shall not
exceed 160 feet in length and shall contain no more than 12 dwelling
units.
[4]
No
building group of townhouses, townhouse/duplexes, apartments or flats
shall contain two dwelling units back to back wherein two dwellings
abut one another without two or more sides of the dwelling unit providing
cross ventilation of windows and all entrances to dwelling units facing
or having direct access to a street or a roadway and also having direct
access for emergency services.
E.
Open space requirements
for planned residential development. The following requirements as
to open space shall apply to a planned residential development:
(1)
At least
35% of the total land area of any planned residential development
shall be designed for and devoted to open space. In computing such
thirty-five-percent requirement, common recreation areas accessory
to the residential use and required buffer areas shall be included
as open space.
[Added 7-13-1993 by Ord. No. 93-951]
A.
In any planned residential development, all off-street parking and loading facilities shall comply with the provisions of Article XII, Site Plan Review. Within a planned residential development, a minimum of 2.25 parking spaces per dwelling unit shall be provided. The development shall provide a minimum of 0.4 parking space per dwelling unit, which spaces shall be made available for visitor parking and parking for common use. Said standard of 0.4 space need not be in addition to the overall standard for the development. Garages and driveway aprons of at least 25 feet shall count as parking spaces.
B.
Any such planned
residential development shall also comply with the following requirements
with respect to streets, utilities, environmental standards and staging
of development:
(1)
Streets.
(a)
The right-of-way
and pavement widths of all internal streets, roads and vehicular traveled
ways shall be determined by the Planning Board, based upon sound planning
and engineering standards in conformity with the estimated needs of
the fully proposed development and the traffic to be generated thereby.
They shall be adequate in size, loading and design to accommodate
the maximum traffic, parking and loading needs and access for firefighting,
police and other emergency vehicles.
(b)
All private
residential roads and streets shall contain a minimum pavement width
of 24 feet for two-way travel and 20 feet for one-way travel. No on-street
parking of any type shall be permitted on roadways with a two-way
pavement width of 24 feet or a one-way pavement width of 20 feet.
(c)
All common
areas or visitor parking shall be located within 250 feet of the designated
residential housing it is designed to serve.
(d)
All streets
and roads, whether dedicated or privately owned and maintained, or
any combination thereof, shall comply with all Borough ordinances
as well as the laws of the State of New Jersey with regard to construction
and safety.
(e)
Where
an official map or master plan, or both, have been adopted, the proposed
street system shall conform to the proposals and conditions shown
thereon except as may be modified by the Planning Board or governing
body, as provided by law.
(2)
Utility improvements.
(a)
Every
planned residential development shall be serviced by a centralized
water and sanitary sewer.
(b)
All utility
improvements, including storm drainage systems, sanitary sewage collection
and disposal, garbage collection and recycling and water supply systems,
shall be in accordance with standards and procedures as established
by local, county and state regulations. Such improvements shall be
subject to review and approval by the Borough Engineer and the Board
of Health, as well as appropriate county and state agencies. Water
supply facilities shall be subject to review and approval by the Borough
Engineer and Fire Department.
(3)
Electric,
gas, cable and telephone service. Electric, gas, cable and telephone
service lines shall be installed by the developer in concert with
the appropriate public utilities providing such service. All such
utility lines shall be installed underground.
(4)
Street improvements.
Monuments, street names, traffic control devices, shade trees, streetlights,
sidewalks, curbs, fire hydrants and all aspects of street construction,
as well as other improvements, shall comply with all applicable provisions
of the Borough of Montvale and shall meet with the approval of the
Borough Engineer.
(5)
Environmental
standards. Any planned residential development shall comply with all
environmental standards as provided herein and all other provisions
of the Borough of Montvale, the state and federal governments. Any
new building or structure to be erected, any existing building or
structure to be moved, enlarged, altered or added to and any land
within such planned residential development shall also comply with
the following requirements:
[Amended 8-9-1994 by Ord. No. 94-974]
(a)
There
shall be no increase in the rate of runoff of any adjoining or nearby
stream or watercourse. Zero percent increase in runoff shall be maintained
for the site in consideration of a 100-year storm.
(b)
All principal
buildings shall be set back a minimum of 15 feet from the 100-year
flood line of any stream or watercourse. All stream and watercourse
corridors within this fifteen-foot distance shall remain in their
natural state, except where necessary to provide utility easements
or connecting roadways. The Planning Board shall, in addition, require
the applicant to dedicate to the public an easement of not less than
10 feet width along each side or edge of such body of water. The foregoing
requirements shall be considered design standards, deviation from
which shall require a waiver from the Planning Board.
(c)
No portion
of the sanitary sewer system servicing the development may be located
within 100 feet of any groundwater source in any area of fractured
bedrock.
(d)
No portion
or feature of any planned residential development shall impede any
existing waterways or streams or substantially alter the hydrology
of the area.
(e)
In any
planned residential development, no structure shall be permitted in
any area of the development having a topographic slope of 15% or greater.
(f)
Any application
for a planned residential development shall include an environmental
impact statement, in accordance with the standards and procedures
established herein.
(6)
Comprehensive Plan. As part of any application for a planned residential development, the applicant shall submit a Comprehensive Plan for the development of all property under the applicant's ownership and control and as to which the proposed planned residential development is a part. Such Comprehensive Plan shall comply with all applicable provisions of Chapter 350, Subdivision of Land, and Article XII, Site Plan Review, of this chapter of the Borough of Montvale.
(7)
Required
construction of low- and moderate-income units. Upon approval by the
Planning Board of a planned residential development, an appropriate
developer's agreement shall be entered into among the applicant, the
Planning Board and the Borough, by which the applicant shall be required
to construct the low- and moderate-income housing units proposed for
the development, regardless of the sale or ownership of any or all
of the market-rate residential units. This obligation shall be binding
upon the applicant's heirs, successors and assigns.
(8)
Staging.
As permitted by N.J.S.A. 40:55D-39C(6), any planned residential development
may be developed in stages. No proposed sequence of stages submitted
by the applicant shall be approved unless the Planning Board finds
and determines as follows:
(a)
That each
stage is substantially self-functioning with regard to access, utility
services, parking, open space and other similar physical features
and that such stage can be separately occupied, operated and maintained
upon completion of construction and development.
(b)
That each
stage is properly related to every other segment of the planned residential
development and to the community as a whole and to all necessary community
services which are available or which may be needed to serve the development
in the future.
(c)
That adequate
protection will be provided to ensure the proper disposition of each
stage through the use of maintenance and performance guaranties, covenants
and other formal agreements.
(d)
That the
landowner will provide a balanced distribution for development in
each stage. Such disposition shall be judged on the basis of the level
of improvement costs, physical planning and coordination required
and other relationships which may be necessary to undertake each stage
or segment.
(9)
Procedures.
(a)
Notification
requirements. Each owner and/or developer of a site or sites for which
a planned residential development is permitted (hereinafter "eligible
applicant") shall be notified that such eligible applicant has the
right under this chapter to develop as a planned residential development.
The Council on Affordable Housing or a court of competent jurisdiction
shall be notified within 10 days of submission of each application
for development to the Planning Board by an eligible applicant so
that the Council on Affordable Housing or the court, as the case may
be, may monitor the provision of low- and moderate-income units necessary
to complete the fair share obligation. In addition, a copy of each
resolution granting approval for development to an eligible applicant
shall be forwarded to the Council or the court within 10 days of each
approval.
[Amended 8-9-1994 by Ord. No. 94-974]
[Added 12-11-2017 by Ord.
No. 2017-1436]
The following standards shall apply to development within the Mixed-Use Planned Unit Development District. All other provisions of Chapter 400, Zoning, of the Montvale Code shall apply to development in the M-PUD District only where specifically indicated as applicable in this section. When the standards herein conflict with other provisions of Chapter 400, the standards herein shall apply.
A.
Purpose. The Mixed-Use Planned
Unit Development District is intended to repurpose the former Mercedes-Benz
campus by constructing a mixed-use development that simultaneously
provides credits towards the Borough's affordable housing obligation.
The M-PUD regulations are intended to capitalize on the district's
unique location between a lifestyle retail shopping center and the
Garden State Parkway.
B.
Application requirements. Any
application for development for any portion or the entirety of the
M-PUD District shall be submitted as a planned development, in the
nature of a preliminary site plan application. Such application shall
describe any phasing of the proposed project, together with all on-site
and off-site improvements needed to support such phases. The application
for preliminary site plan approval may also include a request for
final approvals with respect to such phase or phases. The following
shall apply:
(1)
Development within the M-PUD
District shall be subject to the requirements of the district and
to the mandatory findings for planned development as required by the
Municipal Land Use Law, N.J.S.A. 40:55D-45.
(2)
Contribution of the pro rata
share of off-site improvements, including, but not limited to, required
roadways, traffic signals, utilities, lighting, landscaping, sidewalk/curbs
and drainage.
(a)
Off-tract improvements
are required whenever an application for development requires the
construction of off-tract improvements that are clearly, directly
and substantially related to or necessitated by the proposed development.
The Planning Board, as the case may be, shall require as a condition
of final site plan or subdivision approval that the applicant provide
for such off-tract improvements. Off-tract improvements shall include
water, sanitary sewer, drainage and street improvements, including
such easements as are necessary or as may otherwise be permitted by
law.
(b)
Determination of cost.
When off-tract improvements are required, the Borough Engineer shall
calculate the cost of such improvements in accordance with the procedures
for determining performance guaranty amounts in N.J.S.A. 40:55D-53.4.
Such costs may include, but not be limited to, any or all costs of
planning, surveying, permit acquisition, design, specification, property
and easement acquisition, bidding, construction, construction management,
inspection, legal, traffic control and other common and necessary
costs of the construction of improvements. The Borough Engineer shall
also determine the percentage of off-tract improvements that are attributable
to the applicant's development proposal and shall expeditiously report
his findings to the board of jurisdiction and the applicant.
(c)
Improvements required
solely for the application's development. Where the need for an off-tract
improvement is necessitated by the proposed development and no other
property owners receive a special benefit thereby, or where no planned
capital improvement by a governmental entity is contemplated, or the
improvement is required to meet the minimum standard of the approving
authority, the applicant shall be solely responsible for the cost
and installation of the required off-tract improvements. The applicant
shall elect to either install the off-tract improvements or pay the
municipality for the cost of the installation of the required off-tract
improvements.
(d)
Improvements required for the applicant's development and benefiting others. Where the off-tract improvements would provide capacity in infrastructure in excess of the requirements in Subsection B(2)(c) above, or address an existing deficiency, the applicant shall elect to either install the off-tract improvements, pay the pro rata share of the cost to the Borough, or pay more than its pro rata share of the cost to facilitate the construction of the improvement(s) and accept future reimbursement so as to reduce its payment to an amount equal to its pro rata share. If a developer elects to address the required off-tract improvement(s) by making a payment, such payment shall be made prior to the issuance of any building permit. If the applicant elects to install the off-tract improvements or to pay more than its pro rata share of the cost of the improvements, it shall be eligible for partial reimbursement of costs of providing such excess. The calculation of excess shall be based on an appropriate and recognized standard for the off-tract improvement being constructed, including but not limited to gallonage, cubic feet per second and number of vehicles. Nothing herein shall be construed to prevent a different standard from being agreed to by the applicant and the Borough Engineer. The process, procedures and calculation used in the determination of off-tract costs shall be memorialized in a PUD or developer's agreement to be reviewed and approved by the Borough Attorney, who may request advice and assistance from the Planning Board Attorney. Future developers benefiting from the excess capacity provided or funded by the initial developer shall be assessed in their pro rata share of off-tract improvement cost based on the same calculation used in the initial calculation. Such future developers shall pay their assessment, plus an administration fee of 2%, not to exceed $2,000, to the Borough at the time of the signing of the final plat or final site plan as a condition precedent to such signing. The Borough shall forward the assessment payment to the initial developer, less any administration fee, within 90 days of such payment.
(e)
Performance guaranty. If the applicant elects to construct the improvements, the applicant shall be required to provide, as a condition of final approval, a performance guaranty for the off-tract improvements in accordance with N.J.S.A. 40:55D-53 and § 400-42 above.
(f)
Certification of costs.
Once the required off-tract improvements are installed and the performance
bond released, the developer shall provide a certification to the
Borough Engineer of the actual costs of the installation. The Borough
Engineer shall review the certification of costs and shall either
accept them, reject them or conditionally accept them. In the review
of costs, the Borough Engineer shall have the right to receive copies
of invoices from the developer sufficient to substantiate the certification.
Failure of the developer to provide such invoices within 30 days of
the Borough Engineer's request shall constitute forfeiture of the
right of future reimbursement for improvements that benefit others.
(g)
Time limit for reimbursement.
Notwithstanding any other provisions to the contrary, no reimbursement
for the construction of off-tract improvements providing excess capacity
shall be made after 10 years has elapsed from the date of the acceptance
of the certification of costs by the Borough Engineer.
C.
Permitted principal uses:
(1)
Within the M-PUD District
parcels along Mercedes Drive (Block 2702, Lot 1, and Block 2801, Lot
2), the site plan application for development shall contain all of
the following principal uses:
(a)
Multifamily residential
housing.
(b)
Minimum of 40,000 square
feet in the aggregate of professional, medical, educational and general
offices.
(c)
Hotel with a minimum of
150 rooms and 8,500 square feet of conference space.
(d)
A retail component with
a minimum of 30,000 square feet in the aggregate inclusive of one
or more of the following uses:
(4)
Nothing in this chapter specifies
or restricts the choice by the developer as to the timing or sequence
of construction of the various permitted uses in the M-PUD District.
The general development plan may include either the Block 2702, Lot
1, Block 2801, Lot 2 and/or Block 3201, Lot 6, properties. Nothing
contained herein shall require the general development plan to include
all of these properties.
D.
Permitted accessory uses.
(1)
Off-street parking and loading.
(2)
Freestanding parking garages,
limited to two levels above grade-surface parking, only on Block 2702,
Lot 1, and Block 2801, Lot 2.
(3)
Parking incorporated into
the building design.
(4)
Signs, subject to the requirements of § 400-42H(1)(k) below.
(5)
Street furniture, planters, approved public art elements, gazebos, information kiosks, water features, waste/recycle receptacles, vehicle charging stations and bicycle racks in accordance with the requirements of § 400-38C.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(6)
Parks and open space facilities,
including, but not limited to, walkways, bikeways, courtyards, plazas
and gardens.
(7)
Fences and walls, including retaining walls, subject to the requirements of § 400-42H(1)(i) below.
(8)
Landscaping and buffering in accordance with the requirements of § 400-42H(1)(e) below.
(9)
Stormwater detention facilities.
(10)
Management office for development.
(11)
Lighting fixtures in accordance with the requirements of § 400-42H(1)(j) below.
(12)
Automated teller machines,
incorporated into a building's design.
(13)
Outdoor dining, outside
of the public right-of-way.
E.
Prohibited uses.
(1)
Any use not specifically
permitted shall be prohibited.
(2)
Gas stations.
(3)
Any drive-through or drive-in
use or service, whether principal or accessory, other than in connection
with a pharmacy use or a bank with no more than two drive-through
lanes.
(4)
Adult stores.
(5)
Discount/dollar stores, except
express retail stores as permitted herein.
(6)
Tattoo parlors.
(7)
Nail salons and massage parlors,
unless included as part of a day spa or full-service hair salon.
F.
Bulk, area and other dimensional
standards.
(1)
General standards for principal
and accessory uses in the M-PUD District:
|
Standard
|
Requirement
| |
|---|---|---|
|
Minimums
| ||
|
Lot area
|
32 acres
| |
|
Lot frontage
|
600 feet
| |
|
Front yard setback (from center line of street)
|
60 feet
| |
|
Side and rear yard setbacks
|
50 feet
| |
|
Setback between building facades
|
60 feet
| |
|
Maximums
| ||
|
Building height
|
4 stories and 65 feet[1]. For purposes of this section, all cellars and/or basements
and levels used, in whole or in part, for parking shall not be considered
stories. Any level that contains residential shall be counted as a
story.
| |
|
Floor area ratio
|
65%
| |
|
Building coverage
|
30%
| |
|
Lot coverage (impervious surfaces)
|
50%
| |
|
Lot coverage (including pervious surfaces)[2]
|
65%
| |
[1]
The building height measurement shall be measured from the proposed/final average grade, not the existing average grade. Where a building is situated on a slope, the highest two building corners (which are the uphill corners) shall be used to determine the final average grade of the building. Except as previously set forth, building height shall be measured in accordance with the definition of "building height" set forth in § 400-8. No fully subterranean level shall include any use other than parking or storage.
[2]
The maximum impervious lot coverage shall be 50% utilizing
standard impervious parking techniques for all paved surfaces. However,
alternative porous paving system and vegetative green roof areas may
be used to attain total lot coverage of 65%, with no more than 50%
of the lot coverage being impervious surface and up to an additional
15% of the lot coverage being pervious paving surfaces and green roof
areas. Pavers over pervious base or turf blocks shall only be utilized
for pedestrian and biking surfaces, overflow parking areas or emergency-only
access driveways. Porous pavement, suitable for more general and heavier-use
vehicular surface applications, is also acceptable. Upon approval,
an approved, bonded maintenance plan incorporating best management
practices shall be required for all pervious paving surface areas
to minimize siltation of porous paving areas.
(2)
Standards for Block 3201,
Lot 6:
|
Standard
|
Requirement
| |
|---|---|---|
|
Minimums
| ||
|
Lot area
|
2 acres
| |
|
Front yard setback (from center line of street)
|
60 feet
| |
|
Side and rear yard setback
|
30 feet
| |
|
Maximums
| ||
|
Building height
|
3 stories and 45 feet
| |
|
Building coverage
|
35%
| |
|
Lot coverage
|
60%
| |
(3)
Contiguous lots separated
by public streets or rights-of-way, other than divided highways, may
be combined for the purpose of calculating lot area. Land dedicated
to wetlands, wetland buffers, streams, riparian zones, floodways,
flood hazard areas, or similar purposes shall be included in all calculations.
G.
Multifamily residential standards.
(1)
General standards.
(a)
A maximum of 350 multifamily
residential units are permitted on Block 2702, Lot 1, and Block 2801,
Lot 2, and Block 3201, Lot 6. Of these, an aggregate minimum of 15%
shall be low- and moderate-income housing units. For example, if 350
total units are constructed, 53 of those units shall be low- and moderate-income
housing units.
(b)
A maximum of 310 multifamily
residential units are permitted on Block 2702, Lot 1, and Block 2801,
Lot 2.
(2)
(3)
Affordable housing unit requirements.
(a)
Fifteen percent of the
total residential units shall be reserved for, and affordable to,
low- and moderate-income households. For example, if 350 total units
are constructed, 53 of those units shall be low- and moderate-income
housing units (27 affordable to low-income households (seven of which
shall be affordable to very-low-income households) and 26 affordable
to moderate-income households). The units shall meet the low-/moderate-income
split required by the Uniform Housing Affordability Controls and provide
at least 13% of the units as very-low-income units.
(b)
The affordable units shall
have a minimum thirty-year deed restriction. Any such affordable units
shall comply with UHAC, applicable COAH affordable housing regulations,
the Fair Housing Act, any applicable order of the court, and other
applicable laws.
(c)
The units shall meet the
bedroom distribution required by the Uniform Housing Affordability
Controls.
(d)
The units shall meet the
low-/moderate-income split required by the Uniform Housing Affordability
Controls and provide at least 13% of the units as very-low-income
units as mandated by the Fair Housing Act[3]. The distribution of the affordable housing units shall
be in compliance with COAH's Round Two substantive regulations, N.J.A.C.
5:93.[4]
(e)
The developer shall be
responsible for retaining a qualified administrative agent at the
developer's sole cost and expense.
(f)
The affordable units shall
be family affordable units.
H.
Site standards.
(1)
Site standards for Block
2702, Lot 1, and Block 2801, Lot 2.
(a)
Circulation.
[1]
Sidewalks shall be
provided along all public street frontages. In addition, sidewalks
and/or walkways shall link all buildings within the development to
the sidewalks of all adjoining public streets.
[2]
Where sections of sidewalks
branch off or join up, a decorative marker, signpost, or circle is
recommended. Where sidewalks traverse vehicular driveways, crosswalks
shall be provided and marked with textured paving in a contrasting
material and color.
[3]
All sidewalks shall
have a minimum clear paved walking width of at least five feet; however,
sidewalks in front of all commercial storefronts and in other areas
with high pedestrian traffic shall have a minimum clear paved walking
width of at least seven feet and shall include decorative paving materials,
rather than plain concrete.
[4]
Sidewalks adjacent
to streets or circulation drives shall also include a landscape strip
with street trees, grass and low plantings that serve as water storage
and infiltration. Where street trees are thus required, they shall
be planted no more than 40 feet apart, on center, on average, with
variation permitted for curb cuts, utility vaults and other site conditions.
[5]
Benches are encouraged
to be located throughout the development along the pedestrian sidewalk
network.
[6]
Bike racks shall be
provided in clear view of storefront entrances, with at least one
bike space for every 5,000 square feet of nonresidential gross floor
area. Said racks shall be served with night lighting.
(b)
Off-street parking.
[1]
The standards in § 400-54 (except for Subsections B, E, F, K, I and T) of Chapter 400 shall apply. The Planning Board may require compliance with § 400-54I for hotel, or stand-alone office or retail pads. Rooftop parking shall be prohibited unless it is adequately screened from view from adjacent properties and streets.
[2]
Off-street parking
spaces between the building facade and Grand Avenue shall be limited
to no more than 15% of the total parking spaces.
[3]
The following parking
ratios shall apply to development within the M-PUD Zone:
|
Use
|
Number of Parking Spaces
|
|---|---|
|
Banks and financial institutions
|
1 per 300 square feet
|
|
Professional, medical, educational, and general offices
|
1 per 300 square feet
|
|
Restaurants
|
1 per 3 seats, plus
1 per 2 employees
(peak)
|
|
Lifestyle retail uses
|
1 per 250 square feet
|
|
Child-care center and adult day care
|
1 per 300 square feet
|
|
Instructional uses
|
1 per 120 square feet
|
|
Hotels
|
Greater of:
1 per room or
0.75 per room, plus
1 per 3 conference seats
|
|
Dinner theater
|
1 per 3 seats, plus
1 per 2 employees
(peak)
|
|
Multifamily residential
|
As per RSIS
|
[4]
Where uses share access
and parking spaces, the required ratios above shall be lowered by
the Planning Board, based upon a shared parking analysis, which demonstrates,
to the reasonable satisfaction of the Planning Board, that the combined
peak parking demand can be satisfied for those shared parking facilities
at a lower combined ratio.
[5]
All surface parking
shall be in common except for visitor and handicapped parking spaces.
(c)
Loading.
[2]
Truck loading, service
bays and service areas shall be located on the side or rear facade.
No truck loading, service bay or service area shall be visible from
a municipal or county right-of-way. Landscaping, fencing and other
site design mechanisms may be utilized in order to provide appropriate
screening.
(d)
Parks and open space.
[1]
Parks or plazas shall
be provided that, in the aggregate, are at least 11,500 square feet
and open to the public, subject to the rules of the property owner.
Chairs, tables, benches and a water feature are encouraged.
[2]
If there is a retention/detention
basin, a walking path may be provided around it that is linked to
the greater development.
(f)
Architecture.
[1]
The building material
design palette shall be compatible with the approved Shoppes at DePiero
Farm (AH-PUD District), but not necessarily of a farm/equestrian vernacular.
[2]
Buildings shall avoid
long, monotonous, uninterrupted walls or roof planes. Building wall
offsets, including projections such as canopies and recesses, shall
be used in order to add architectural interest and variety and to
relieve the visual effect of a simple, long wall. Similarly, in the
case of a pitched roof, 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.
[3]
The maximum spacing
between building wall offsets shall be 60 feet.
[4]
The minimum projection
or depth of any individual vertical offset shall be 1.5 feet.
[5]
The maximum spacing
between roof offsets shall be 60 feet.
[6]
The architectural treatment
of the front facade shall be continued in its major features around
all visibly exposed sides of a building. All sides of a building facing
a public street shall be architecturally designed to be consistent
with regard to style, materials, colors and details.
[7]
Fenestration shall
be architecturally compatible with the style, materials, colors and
details of the building. Windows shall be vertically proportioned.
[8]
All entrances to a
building shall be defined and articulated by architectural elements
such as lintels, pediments, pilasters, columns, porticoes, porches,
overhangs, railings, etc.
[9]
All ground-level retail
and service uses that face a public space shall have clear glass on
at least 60% of their facades between three and eight feet above grade.
[10]
Heating, ventilating and air-conditioning systems, utility meters and regulators, exhaust pipes and stacks, satellite dishes and other telecommunications receiving devices shall be screened or otherwise specially treated to be, as much as possible, inconspicuous as viewed from the public right-of-way and adjacent properties. Section 400-49, regarding satellite antennas, shall apply.
[11]
All rooftop mechanical
equipment shall be screened from view from all vantage points at or
below the level of the roof.
[12]
Placement of any
packaged terminal air conditioner units within the facade is prohibited.
[13]
Balconies are prohibited,
except for internal balconies not visible from the boundaries of the
property which shall be permitted.
(g)
Building design for commercial/office
pads.
[1]
A maximum of two freestanding
commercial/office pads are permitted. The maximum building size of
each such pad shall be 15,000 square feet per floor plate.
[2]
Offices are encouraged
to be located on the upper floors of the freestanding commercial pads.
[3]
The maximum building
height/stories shall be four stories and 65 feet.
(h)
Trash. All trash/recycling
storage areas shall be enclosed on all four sides and screened using
wood fencing or other attractive material. Trash may be stored inside
the buildings.
(i)
Fences and walls.
[1]
To the extent possible,
the use of retaining walls should be used in the form of terraces
to accommodate severe grade changes, rather than single tall retaining
walls. However, no retaining walls shall exceed a height of 15 feet.
Where provided, retaining walls shall be screened with a variety of
landscaping materials, in groupings, rather than utilizing hedges
or uniform plant species and spacing.
[2]
Ornamental walls utilizing
loose laid stone may be provided throughout the site as appropriate,
up to a height of four feet.
[3]
Fences shall be installed
along the tops of all retaining walls that exceed a height of three
feet. Chain-link fencing, including vinyl-coated chain-link fencing,
is prohibited.
[4]
No fence on the site
may exceed a height of four feet, except for fences for the screening
of loading areas, utility enclosures and dumpsters.
(k)
Signage.
[2]
Signs permitted within
the development shall be only those specified in the table below.
|
Type
|
Location
|
Maximum Number
|
Total Area
(square feet)
|
Maximum Area of Any 1 Sign
(square feet)
|
Maximum Height
(feet)
|
Required Setback From Property Line
(feet)
|
Maximum Letter Height
(feet)
|
|---|---|---|---|---|---|---|---|
|
Primary monument
|
Intersection of Mercedes Dr./Grand Avenue
|
1
|
100
|
—
|
12
|
10
|
—
|
|
Entrance monument
|
Mercedes Dr. entrance
|
2
|
36
|
—
|
6
|
5
|
—
|
|
Wall*
|
—
|
1
|
36**
|
—
|
—
|
—
|
3
|
|
Wall* (over 10,000 square feet tenant)
|
—
|
2
|
36 per sign, 60 combined**
|
—
|
—
|
—
|
3
|
|
Window
|
—
|
—
|
20% of the aggregate window area
|
—
|
—
|
—
|
—
|
|
Pedestrian- way-finding directory
|
Key pedestrian- ways, public activity areas
|
4
|
60
|
12
|
6
|
100
|
—
|
|
*
|
One additional projecting sign per tenant may be permitted but
shall not exceed five square feet in size. If a projecting sign is
utilized, then both a wall and a projecting sign may be allowed on
the same facade. Otherwise, no tenant may locate two wall signs on
the same facade.
|
|
**
|
Per tenant.
|
[3]
Only external illumination
shall be permitted for all non-wall-mounted signage. Wall-mounted
signs may be individual, channel-cut letters with internal illumination
or through LED backlighting of letters.
[4]
The primary monument
sign shall be limited to the name of the development and three tenants
who each occupy a minimum of 10,000 square feet of space. The entrance
monument sign shall be limited to the name of the development. All
other signs, including wall signs, shall be limited to the identification
of the tenant only and may include corporate or brand name logos.
[5]
No individual sign
may exceed three colors. If white or black is used in the sign it
shall not be counted as a color. The color limitation does not apply
to projecting signs.
[6]
Awnings are permitted,
but shall not be used for signage purposes nor contain any letters,
numbers, logos or the like. No vinyl or white awning shall be permitted;
their design shall be consistent with the overall design of the development.
Awning panels shall be flat or sloped, but shall not be fluted or
curved.
[7]
Monument signs shall
utilize materials which closely resemble those materials used for
the Shoppes at DePiero's Farm (AH-PUD) monument signs. A solid base
surrounded by appropriate ornamental plantings shall be provided.
No monument sign shall be located in a sight triangle.
[8]
In addition to the
signs above, a tenant may also be permitted to install a sign or signs,
limited to demonstrate or evidence membership in a retail or professional
organization or credit card or credit association or required licenses,
which signs shall be permitted to be attached to windows on the interior
of the business use, provided that the aggregate area employed for
such purpose shall not exceed 5% of the total window area. A tenant
may also be permitted to install window signs indicating sales, promotions
and the like, provided that the aggregate area employed for such purpose
shall not exceed 15% of the total window area.
(2)
Site standards for Block
3201, Lot 6.
(a)
Circulation.
[1]
Sidewalks shall be
provided to link all building entries through the site to the public
street. Sidewalks shall also be provided along the public right-of-way.
(c)
Landscaping.
[1]
A mix of deciduous
and evergreen trees and low ground cover landscaping shall be planted
along the entire site perimeter in order to form an effective year-round
screening. Tree spacing shall be 40 feet on center, or closer. In
addition, where a row of parking stalls runs in a straight line for
more than 20 spaces, landscaped islands shall be provided between
every 15 parking spaces, planted with trees and low ground cover.
[2]
The perimeter of the
building(s) shall be surrounded on all sides by a landscaped, planted
strip at least four feet in width. Paved walkways leading to pedestrian
entrances may cross this landscape strip in a perpendicular fashion.
(d)
Architecture.
[1]
Buildings shall avoid
long, monotonous, uninterrupted walls or roof planes. Building wall
offsets, including projections such as canopies and recesses, shall
be used in order to add architectural interest and variety and to
relieve the visual effect of a simple, long wall. 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.
[2]
The maximum spacing
between building wall offsets shall be 40 feet.
[3]
The minimum projection
or depth of any individual vertical offset shall be 1.5 feet.
[4]
The maximum spacing
between roof offsets shall be 40 feet.
[5]
The architectural treatment
of the front facade shall be continued in its major features around
all visibly exposed sides of a building. All sides of a building shall
be architecturally designed to be consistent with regard to style,
materials, colors and details.
[6]
Fenestration shall
be architecturally compatible with the style, materials, colors and
details of the building. Windows shall be vertically proportioned.
[7]
All entrances to a
building shall be defined and articulated by architectural elements
such as lintels, pediments, pilasters, columns, porticoes, porches,
overhangs, railings, etc.
[8]
Heating, ventilating and air-conditioning systems, utility meters and regulators, exhaust pipes and stacks, satellite dishes and other telecommunications receiving devices shall be screened or otherwise specially treated to be, as much as possible, inconspicuous as viewed from the public right-of-way and adjacent properties. Section 400-49, regarding satellite antennas, shall apply.
[9]
All rooftop mechanical
equipment shall be screened from view from all vantage points at or
below the level of the roof.
[10]
Placement of any
packaged terminal air-conditioner units within the facade is prohibited.
[11]
Balconies are prohibited,
except for internal balconies not visible from the boundaries of the
property, which shall be permitted.
(e)
Trash. All trash/recycling
storage areas shall be enclosed on all four sides and screened using
wood fencing or other attractive material. Trash may be stored inside
the buildings.
