[Ord. No. 856, § 2; Ord. No. 967, § 4; Ord. No. 1014, § 4; Ord.
No. 88-48, § 3; Ord. No.
89-13, §§ 3, 4; Ord.
No. 2019-6]
The following uses are permitted in OR-1 and OR-2 districts
in addition to those permitted by section 10B-252.
(a)
General, professional or other office uses.
(b)
Any uses of a research nature involving scientific investigation,
research or engineering study or related instruction, product development
and similar related uses.
(c)
Accessory uses, which may include the feeding of employees and
transient visitors, the lodging of transient visitors and the holding
of conference assemblies; provided, that such lodging is directly
related to the office research activities of the occupant of the site
or to the nonprofit activities of local charitable, civic, political
and educational organizations that are organized not for pecuniary
profit and that facilities shall not exceed sleeping accommodations
for 200 persons for such lodging or auditorium seating capacity of
500 persons for such conference assemblies on any one lot. There shall
be no more than one installation for such feeding and lodging of transient
visitors in any special office-research development under section
10B-270, nor may the total auditorium seating capacity of conference
assemblies in any special office research development exceed 500 persons.
All such uses, however, are subject to the following provisos, namely:
That all types of waste that will be discharged into the township
sanitary sewer system shall be subject to periodic inspection for
quantity and type by, and shall have the approval of, the joint sewer
operating committee and shall comply with the rules and regulations
of such committee; and that all uses shall be so conducted as not
to produce any nuisance factors other than as occasioned by the incidental
noise of the congregation of people, of passenger traffic and, during
daylight hours, of the delivery of goods.
(d)
(Reserved)
(e)
Agreement with township. Before a building permit may be issued
for construction involving a floor area ratio in excess of that permitted
by section 10B-246 based on the provisions of footnotes (m) or (n)
(i.e., a portion of the existing or proposed building being used for
laboratory research) the owner must enter into an agreement with the
township in recordable form, and subject to the approval by the township
attorney including:
(1)
A statement of the gross floor area (in square feet) being used
for laboratory research use;
(2)
A statement of the additional amount of gross floor area (in
square feet) permitted on account of such use;
(3)
A statement by the owner acknowledging that if the use of the
building is subsequently changed such that the gross floor area is
in excess of what would be allowed to be constructed as of right under
the then existing zoning:
(4)
A provision which makes the agreement a covenant running with
the land.
[Ord. No. 86-15, § 3.]
In the case of lots which are situated in both the OR-1 and
OR-2 zoning districts, the maximum permitted floor area for a structure
or structures thereon shall be calculated by multiplying the square
footage of the lot located within each zoning district by the maximum
permitted F.A.R. for that zoning district and by thereafter adding
the two sums so derived. For purposes of this chapter other than calculating
maximum permitted floor area, the boundary line or the OR-1 or OR-2
zoning districts running through a lot shall not be considered a district
boundary.
[Ord. No. 856, § 2; Ord. No. 971, § 4; Ord. No. 967, § 6; Ord.
No. 1014, § 8; Ord. No.
92-28, § 3.]
(a)
OFFICE-RESEARCH LOT
SPECIAL OFFICE-RESEARCH DEVELOPMENT
Definitions. For the purposes of this section, the following
words and phrases shall have the meanings respectively ascribed to
them by this subsection:
A lot within a special office-research development.
Any planned commercial development of permitted uses involving a major subdivision in the OR 1 and 2 districts, not designed or used for residential purposes, containing not less than five nor more than 20 acres, employing the reduction in lot area provisions of this section and approved as a special office-research subdivision under the provisions of article IX of this chapter, provided that the number of building lots created as a result of the application of this section does not exceed by more than 33 1/3% the number of building lots which could be created if the lot were subdivided in accordance with section 10B-246 and other applicable provisions of this chapter 10B; and further provided that one or more additional open space lots may be created at the option of the applicant. Such open space lots shall be deed-restricted against development in perpetuity, and adequate provision for their maintenance shall be made.
(b)
Purpose. The township committee, desiring to foster small-scale
as well as large-scale installations in the OR district and to minimize
strip development and its baneful consequences therein, has determined
that the purpose of this article will be furthered by permitting reductions
in lot area for office and research developments in the OR district,
where such developments are designed pursuant to integrated plans
and are limited as to vehicular access. The township committee finds
that such special office-research developments will promote flexibility
of development design, effectuate more efficient utilization of land
and help satisfy development and service needs of the entire community.
(c)
Vehicular access. Vehicular access to and from special office-research developments and office-research lots shall be limited as provided in article IX of this article and approved by the planning board thereunder.
(d)
Applicability and modification of schedule of regulations. In
the case of special office-research developments:
(1)
The perimeter of a special office-research development shall
be deemed the boundaries of a single lot for the purpose of measuring
lot width, lot frontage, floor area ratio, building setbacks and parking
setbacks, as required by the schedule of regulations.
(2)
Except as otherwise required by paragraph (d)(1) of this section,
the following adjustments to the schedule of regulations shall be
permitted with respect to office-research lots:
a.
Lot areas may be reduced to not less than 60,000 square feet.
b.
No minimum lot widths shall be required.
c.
Lot frontages may be reduced to not less than 50 feet.
d.
Building front setbacks may be reduced to not less than 25 feet.
e.
No building side setbacks or building rear setbacks shall be
required.
f.
Parking front setbacks may be reduced to not less than 25 feet.
g.
No parking side or parking rear setbacks shall be required.
(e)
Off-street parking. In the case of special office-research developments,
the following modifications to the off-street parking requirements
of this article shall apply:
(1)
Off-street parking areas need not be located on the same lot
as the building they are intended to serve; provided, that such parking
areas are located within the development and are in accordance with
a plan to furnish safe and ready access to office-research lots within
the development; and provided further, that continued availability
of such parking areas to the office-research lots is assured by documentation
approved by the planning board and the township attorney.
(2)
No off-street parking other than temporary visitor parking shall
be permitted between any building and a street that provides the primary,
direct access to the building.
(f)
Relationship of buildings to lot lines and to each other. Any
building, or any two or more attached buildings, may straddle lot
lines of office-research lots; provided, that no such lot line shall
be straddled if it is also the boundary line of any special office-research
development. There shall be not less than 15 feet between detached
buildings.
[Ord. No. 92-27, § 2.]
An applicant for development within the OR-2 district may transfer
floor area from another lot or lots in the OR-2 district to the lot
or lots which are the subject of the application for development,
provided that:
(a)
The lot or lots from which the floor area is proposed to be
transferred is vacant;
(b)
The owner of such lot or lots consents to such transfer;
(c)
The applicant demonstrates that a development with floor area
equivalent to that proposed to be transferred can be built on the
lot or lots from which the floor area is proposed to be transferred,
such development to conform to all zoning standards except lot size
and to all site plan and subdivision standards;
(d)
The zoning, subdivision, and site plan standards which apply
to the lot or lots to which the floor area is proposed to be transferred
are met or variances or waivers therefrom secured, except that the
FAR may be increased from 10% to 12%;
(e)
The transfer must achieve a Master Plan or other public goal,
such as the provision of open space at suitable locations;
(f)
The lot or lots from which the floor area is proposed to be
transferred shall be offered for dedication to the township or its
designee for use for public purposes and, if the offer if not accepted,
shall be deed restricted against development in perpetuity and maintained
by the owner.
Upon a transfer of development rights as provided herein, the
lot or lots from which floor area has been transferred may not be
used for the purpose of effecting further transfers.
