A.
Purpose. The purpose of this zone is to preserve the integrity of
existing residential areas by preventing the intrusion of nonresidential
uses into residential neighborhoods and by maintaining existing development
intensity and population density consistent with residential neighborhood
patterns.
C.
Accessory uses.
(1)
Private garage, provided that not more than 50% of the ground
floor area of any dwelling is occupied by attached garage space.
(2)
Toolshed, playhouse, greenhouse, covered seating area, and similar
outbuildings.
(3)
A noncommercial private swimming or wading pool.
(4)
Flagpoles, play equipment, statuary and similar structures customarily
incidental and accessory to the principal use as permitted herein,
including minor home occupation.
(5)
Minor home occupation.
D.
Conditional uses.
(1)
Major home occupation.
(2)
Institutional uses.
(3)
Houses of worship.
(4)
Clubs for civic, political, charitable, social service, recreation
or veterans organizations affiliated with national organizations.
(5)
Nonprofit elementary and secondary schools subject to institutional
use requirements.
A.
Purpose. The purpose of these zones are to provide for a mix of residential
uses that will permit the redevelopment of a quarry that is incompatible
with the surrounding residential pattern of land use and to:
(1)
Design a new neighborhood recognizing the unique conditions
of the Tilcon Quarry, which currently contains 38 acres of land having
slopes greater than 15%.
(2)
Encourage innovative building design so that housing demand
for varying age groups, families and income levels may be met by greater
variety in type, design, and layout of dwellings and by the conservation
and more efficient use of open space ancillary to said dwellings.
To that end, the goal is cluster development to accommodate mid-rise
condominium-style flats.
(3)
Require the establishment and reinforcement of the physical,
visual, and spatial characteristics through the consistent use of
compatible urban design and architectural design elements. Such elements
shall relate the design characteristics in a harmonious manner, resulting
in a coherent overall development pattern and streetscape.
(4)
Provide a layout of streets and open space edges that encourage
pedestrian interconnections to Hofstra Park, civic and commercial
uses.
(5)
Establish community greens which act as focal points of activity
and interaction.
(6)
Provide a clearly articulated and rationally designed open space
system that consists of both integrated active and passive parks.
(7)
Extend greater opportunities for housing, limited commercial
and recreation facilities to all residents of the Borough.
(8)
To encourage a more efficient use of land and public services
by clustering development to increase open space.
(9)
Provide an approval procedure which will require the development
to relate the type, design, and layout of residential and any limited
commercial uses on any site to the surrounding environs and context,
and to the Borough's goal of encouraging a vibrant new pedestrian
active residential neighborhood in a manner sensitive to the preservation
or enhancement of property within neighboring residential areas.
(10)
Establish policies and procedures intended to promote flexibility
for the marketability of unit types while requiring the maintenance
of the underlying integrity of the plan in an efficient and expedient
forum.
(11)
Establish a street and path network which accommodates an integrated
multimodal transportation system with the intent of providing safe
pedestrian connections.
(12)
Encourage shuttle service to nearby public transportation to
reduce traffic congestion by reducing the need for everyday use of
private vehicles.
(13)
Promote the creation of places which are oriented to the pedestrian,
promote citizen security, and social interaction.
(14)
Incorporate a component specifically addressed to the needs
of senior citizens.
E.
Minimum distance between mid-rise buildings.
(1)
Front facing front: 250 feet.
(2)
Front facing rear: 200 feet.
(3)
Front facing side: 100 feet.
(4)
Rear facing rear: 100 feet.
(5)
Rear facing side: 75 feet.
(6)
Side facing side: 75 feet.
(7)
The rear facade of a building face shall not face the front
facade of another building, central greens and public streets.
F.
Additional bulk and area requirements.
(1)
A maximum lot coverage of 40% shall be permitted.
(2)
Along all interior streets, buildings shall have a minimum street-facing
setback of 25 feet.
(3)
The maximum building length of structures containing apartment
units shall be no more than 350 feet in length.
(4)
Community center and pool buildings should be no more than 250
feet in length.
(5)
Off-street parking, alleys or driveways shall not be permitted
within the street-facing setbacks. Primary entryways, stoops and porches
are permitted and encouraged in the street-facing setbacks.
(6)
Bedroom mix: A minimum of 20% of market-rate units shall have
one bedroom and a maximum of 7% of market-rate units shall have three
bedrooms. The remainder of market-rate units may be two bedrooms.
This bedroom mix does not apply to low- and moderate-income housing
units which are subject to Uniform Housing Affordability Controls
(UHAC), N.J.A.C. 5:80-26.3.
(7)
No buildings, including garages, other accessory structures,
interior streets and driveways, parking areas, drying yards or play
areas, may be located in the perimeter buffer areas.
(8)
Every building shall have a minimum setback of at least 10 feet
from all interior development, roads, driveways and parking areas.
(9)
Garages and other accessory buildings shall be located at least
20 feet from the nearest building wall of a mid-rise apartment structure.
G.
Buffers. A perimeter buffer of 100 feet shall be provided, except
when needed to provide roadways and stormwater basins as follows:
H.
Accessory uses.
(1)
The minimum distance of accessory structures to the primary
structure shall be 30 feet.
(2)
No accessory structure shall be used for human habitation.
(3)
No accessory building or structure shall exceed 18 feet in height.
(4)
Accessory buildings built shall be no closer than 100 feet to
any external lot line.
(5)
Trash refuse areas shall be located to be accessible to service
vehicles.
(6)
Storage areas shall be screened with a heavy-duty solid fence
and gate.
I.
Other requirements.
(1)
Affordable housing shall be required in accordance with § 235-3005.
[Added 11-23-2009 by Ord.
No. 2009-11]
(2)
Any applicant seeking to develop properties located within the
Q-MR-1 and Q-MR-2 Zone Districts shall be required to provide a phasing
schedule, which phasing schedule shall be subject to the review and
approval by the Borough Land Use Board.
(3)
Mid-rise buildings or portions thereof are permitted to extend
above the ridgeline of the quarry, as follows:
(4)
In addition, active recreation may be provided on the relatively
flat area (plateau) in the northeastern end of the site with possible
connections to Hofstra Park. This shall be subject to analysis on
the amount of grading and connectivity possible to Hofstra Park. The
pedestrian connection could be in the form of trail that is landscaped
with trees.
A.
Purpose. The purpose of this zone is to provide community commercial
uses which will primarily serve the residents of the Borough. The
development of small-scale commercial buildings and existing housing
are permitted uses which complement the community retail uses. The
standards of this zone are intended to create a visually pleasing
streetscape which establishes a positive aesthetic relationship between
the public spaces (e.g., roads and sidewalks) and the building facades
and layout of the sites.
B.
Principal permitted uses.
(1)
Retail sales and personal service.
(2)
Professional, executive or administrative offices (upper floor
only).
(3)
Restaurants, non-drive-through.
(4)
Institutional uses.
(5)
Theaters.
(6)
Apartments (upper floors only).
(7)
Financial institutions, non-drive-up window.
(8)
Funeral homes.
(9)
Recreational facilities, commercial or private.
(10)
Child-care centers.
C.
Accessory uses. Uses which are customarily incidental and accessory
to the principal use.
E.
Street setback. Along all interior streets, a building setback of
a minimum of 10 feet and maximum of 20 feet shall be provided.
A.
Purpose. The purpose of this zone is to encourage a mix of nonresidential
and residential uses on upper floors, while providing sufficient parking
and amenities to service residents in the B-G-1 District and surrounding
districts. The standards of this zone are intended to create a visually
pleasing streetscape which establishes a positive aesthetic relationship
between the public spaces (e.g., roads and sidewalks) and the building
facades and layout of the sites.
C.
Accessory uses. Uses which are customarily incidental and accessory
to the principal use.
A.
Purpose. The purpose of this zone is to provide commercial uses which
will primarily serve the residents of the Borough and through traffic.
The standards of this zone are intended to create a visually pleasing
streetscape which establishes a positive aesthetic relationship between
the public spaces (e.g., roads and sidewalks) and the building facades
and layout of the sites.
B.
Principal permitted uses.
(1)
Retail sales and service.
(2)
Offices.
(3)
Medical offices.
(4)
Restaurants, non-drive-through.
(5)
Institutional uses.
(6)
Theaters, bowling alley and other forms of indoor commercial
recreation except dance halls.
(7)
Printing shops and establishments.
(8)
Veterinary hospitals.
(9)
Wholesaling establishments.
(10)
Parking lots.
(11)
Financial institutions, non-drive-up window.
(12)
Funeral homes.
(13)
Child-care centers.
(14)
All uses permitted in B-C Zones.
C.
Accessory uses. Uses which are customarily incidental and accessory
to the principal use.
A.
Purpose.
(1)
The Village Commercial Residential District is intended to reinforce
a vibrant village/main street area and provide amenities, services,
and resources; to advance improvements to the public realm; to improve
pedestrian and vehicular circulation; and to build upon existing assets
and maintain the existing character of the community.
(2)
The district intends to create a mixed-use area that has a distinct
"main street" identity and creates a pedestrian-oriented experience.
The district is meant to promote a vibrant commercial environment
and provide a broad array of amenities, services, and resources essential
to the neighborhood and community shopping needs of the Borough of
Prospect Park, with design controls to insure a compatible relationship
to adjacent residential neighborhoods, and assurance that infrastructure
impacts will be mitigated. The VCR Zoning intends to allow for additional
development opportunities while balancing flexibility and restrictions.
The district intends to build upon the existing assets and reinforce
the existing scale and character of the commercial area while allowing
for existing single-family and two-family buildings to remain as permitted
uses.
B.
Principal permitted uses.
(1)
Retail sales and personal service.
(2)
Apartments on upper floors in buildings having a nonresidential
use on the ground floor.
(3)
Restaurants, non-drive-through.
(4)
Offices (upper floors only).
(5)
Institutional uses.
(6)
Parking lots.
(7)
Financial institutions, non-drive-up window.
(8)
Child-care centers.
(9)
Single- and two-family homes existing as of 2009 in accordance
with requirements of the R-1 District.
C.
Accessory uses. Uses which are customarily incidental and accessory
to the principal use.
E.
Nonresidential development standards. The following standards are
divided into three categories (less than 10,000 square feet, between
10,000 square feet and 20,000 square feet, and greater than 20,000
square feet) with the associated regulations:
(1)
Small infill site (less than 10,000 square feet).
(2)
(3)
Lots greater than 20,000 square feet.
(a)
Minimum frontage: 100 feet.
(c)
Maximum building height: three stories and 35 feet.
(d)
Maximum building coverage: 40%, provided that canopies and other
roof coverings over walkways and streets shall not be included, and
also parking structures, suitably screened and landscaped, with roof
or upper-deck elevation not exceeding five feet above average street
grade shall not be included in the calculation of building coverage.
F.
Other standards.
(1)
Efforts to coordinate the actual and apparent height of adjacent
structures are encouraged. This is especially applicable where buildings
are located very close to each other. It is often possible to adjust
the height of a wall, cornice or parapet line to match that of an
adjacent building. Similar design linkages can be achieved to adjust
apparent height by placing window lines, belt courses, and other horizontal
elements in a pattern that reflects the same elements on neighboring
buildings.
(2)
Large structures should be designed to reduce their perceived
height and bulk by dividing the building mass into smaller-scale components.
(3)
Projects should be compatible with the scale of development
anticipated by the applicable land use policies for the surrounding
area and should be sited and designed to provide a sensitive transition
to nearby, less-intensive zones. Projects on zone edges should be
developed in a manner that creates a step in perceived height, bulk
and scale between the anticipated development potential of the adjacent
zones.
(4)
Multiple buildings on the same site shall be designed to create
a cohesive visual relationship between the buildings.
G.
Site design and architectural criteria. For sites within the VCR
District, site and architectural plans shall conform to the following
additional standards and criteria:
(1)
If nonresidential use is adjacent to a residence district or
a residential use, all facilities and buildings shall be screened
by appropriate fences, walls and landscaping treatment.
(2)
Signage shall conform to the standards of the VCR District,
except that ground signs and pole signs are not permitted.
(3)
All site lighting shall be directed onto the site and shall
be shielded from adjacent residential uses or zones and from the adjoining
street.
(4)
Roof structures, machinery, and mechanical equipment, such as
equipment for heating ventilation and air conditioning, shall be integrated
into the design of the buildings.
H.
Design standards. The following design shall apply:
(1)
The principal building entrance and front shall face the street
frontage and sidewalk. The main entrance shall not be oriented toward
a parking lot.
(2)
Buildings on a corner lot or a lot fronting on two streets shall
have the main entrance on the primary street. This requirement does
not preclude additional rear or side entrances facing parking areas.
(3)
Front setbacks are not permitted for nonresidential buildings
so as to create a continuous building wall along the sidewalk or to
align with adjacent property frontage. Openings in the wall are only
permitted for driveways (see below for standards).
(4)
Trash and/or dumpster areas shall be screened by wood fences
or landscaping, or combo.
(5)
Buffer planting shall be provided between commercial businesses
and adjoining residential uses.
(6)
Deliveries and loading activities restricted to weekday/daytime
hours.
I.
Parking requirements. Parking lots shall meet the following requirements:
(1)
Location: off-street parking shall be permitted in the side
and rear yards only;
(2)
Off-street parking shall be prohibited in front of the front
building facade setback in the front yard;
(3)
Screening shall be required adjacent to public rights-of-way
in the form of a wall three feet to four feet in height or a landscaped
hedge three feet to four feet in height at the time of planting.
A.
Purpose. The purpose of this zone is to permit the conversion of
existing one- and two-family dwellings to limited professional office
uses in a manner which retains the residential character of buildings.
C.
Accessory uses. Uses which are customarily incidental and accessory
to the principal use as permitted herein.
D.
Supplemental requirements.
(1)
Design standards. All nonresidential uses in the P-LWO Zone
shall meet the following design standards and those applicable provisions
of Part 3.
(a)
Residential conversions. The conversion of an existing residential
structure to any nonresidential use shall maintain the character of
the existing structure and meet all off-street parking and other requirements
contained in this chapter. Any conversion of an existing residential
building shall be consistent with the existing architecture.
(b)
Parking.
[1]
No parking shall be permitted in the required front
yard nor between any part of the front building facade and the street
right-of-way line.
[2]
In appropriate cases, access driveways shall be
encouraged to be located so as to allow for a future common drive
with the adjacent parcel at one side yard line. Cross easements to
permit shared parking areas in the B-C, B-G-1 and VCR Zones shall
be encouraged in appropriate cases.
[3]
Parking areas shall be screened from view of adjacent
residential zones, existing residential uses and public roads by landscaping,
fencing or a combination of these to create a buffer at least four
feet in height. Landscaping shall contain a mix of deciduous and evergreen
plantings sufficient to screen the view of vehicles in all seasons.
[4]
Parking areas located beneath a building shall
be fully screened by a mix of deciduous and evergreen plantings and
be physically enclosed from view by extension of the front facade
of the building to shield all such parking.
(c)
Landscaping.
[1]
When adjoining a residential use, a five-foot landscaped
buffer shall be required along each side yard and a seven-foot landscaped
buffer shall be required along the rear property line. The nonimpervious
areas in the required front yard and/or between the front building
facade and the street right-of-way shall be fully planted and maintained
in lawn area or ground cover or landscaped with a mix of deciduous
and evergreen shrubbery and trees.
[2]
Compliance with other regulations, specifically
those for street trees, shall be required.
(d)
Building design and requirements.
[1]
Large, horizontal buildings of limited height shall
be broken down into segments having vertical orientation, both architecturally
and structurally. One-story buildings are discouraged.
[2]
Roof forms such as gable, mansard and similar pitched
rooflines are required. Flat roofs are prohibited.
[3]
Rooftop mechanical equipment shall be screened
from public view by architecturally compatible materials. Ground-level
mechanical equipment, such as air-conditioning equipment, utility
boxes and meters, shall be screened from public view by landscaping,
walls or fencing.
[4]
A minimum of one building entrance shall face a
public road. Sidewalks shall be provided within the front yard area
for access from the existing sidewalk system along the road and the
entrance facing the road.
[5]
The visual character of building along street frontages
and entryways shall be pedestrian friendly.
[6]
Fire escapes are prohibited on the principal facade
of a building.
[7]
Security gates of any kind are prohibited. These
include solid or open gates and roll-up doors.
(e)
Trash disposal.
[1]
An area for trash disposal and recycling shall
be provided. This area shall be screened from the parking areas and
adjacent properties with fencing and/or landscaping.
[2]
Trash disposal areas shall be located as far from
residential zone boundaries as possible, but in no case shall they
be located within seven feet of any residential zone or use.
[3]
Trash disposal areas are prohibited anywhere in
the required front yard and/or between the front facade and the street
right-of-way.
(f)
Residential development standards. Residential development shall
be in accordance with the standards and requirements of the R-1 Zone.
