The goal of the Business Industrial Redevelopment (BIR) Zone
is to facilitate the redevelopment of Block 184 Lot 2.01 with an attractive,
high-quality light industrial development in recognition of the site's
designation as an area in need of redevelopment pursuant to the New
Jersey Local Redevelopment and Housing Law (LRHL), while also preserving the redeveloper's option to
redevelop the site for any of the highway business zoned uses permitted
therein. This area shall be planned pursuant to the recommendations
of the 65 Route 46 Redevelopment Plan adopted for the site, which
is on file in the Township Clerk's office.
All development in the BIR Zone shall comply in all respects with the provisions of Part
2, Subdivision and Site Plan Regulations, of this chapter, except as follows:
A. Parking and loading. Irrespective of §
230-80E, the location of parking and loading in the BIR Zone shall be subject to the standards set forth in §
230-270B.
B. Landscaping. Landscaping and screening shall be provided in accordance with §
230-85A and
B(1) through
(4), except that interior parking lot landscaping shall not be required within truck and trailer parking areas. In addition, the following supplemental landscaping and screening requirements shall apply in the BIR Zone:
(1)
Within the front yard setback, between the front facade of the
building and the curbline/edge of traveled way of the abutting street,
there shall be an open space area at least 50 feet in depth, which
shall be landscaped with a combination of shrubbery, coniferous and/or
deciduous trees, lawn area, ground cover and/or landscaped berms,
as determined appropriate by the Planning Board. Berms and plantings
within said open space area shall be limited to the subject property,
unless NJDOT specifically permits plantings within the right-of-way.
There shall be no drive aisles, parking, loading, or truck/trailer
parking within the required open space area.
(2)
Automobile parking areas shall be screened from the street by
evergreen shrubs forming a hedge no less than three feet, and no more
than four feet, in height.
(3)
Truck and trailer parking areas shall be screened from the street by a double staggered row of arborvitae trees planted at a minimum height of eight feet to 10 feet at time of planting. This landscape screening shall be provided in addition to the fencing required per §
230-270C(5).
C. Shade trees. Shade trees shall be provided along the frontage of properties in the BIR Zone in accordance with §
230-72, except where same would interfere with the truck and trailer parking screening required per Subsection
B(3) above. The species of trees to be planted shall be consistent with those set forth at §
230-95C(4).
D. Lighting.
(1)
Irrespective of §
230-86C, no light source in the BIR Zone shall exceed a height of 25 feet. However, light sources not exceeding 20 feet in height are preferred and encouraged, except where asphalt and vehicular circulation require more efficient coverage and greater height.
(2)
Irrespective of §
230-86E(1), the light intensity shall not exceed 0.5 footcandle along any property line or 0.3 footcandle at a residential property line, provided that frontages whereon decorative streetscape lighting is installed shall be exempt from this limitation.
(3)
The minimum light intensity standards set forth at §
230-86E(2)(a) shall be met within all surface parking and loading areas (including truck parking areas) and walkways thereto and appurtenant passageways and driveways. In addition, the light intensity provided at ground level shall average not more than 1.0 footcandle in parking areas, and shall average not more than 3.0 footcandles in loading areas, provided that such fixtures shall be controlled to reduce light levels to an average of not more than 1.0 footcandle when the facility is not in operation.
E. Refuse and recycling. Provision shall be made for the storage and collection of refuse and recycling in accordance with §
230-87, except that fenced or walled enclosures shall not be required when utilizing a trash compactor attached to the building. All storage of refuse and recycling shall be screened from view from any adjoining street or property when deemed necessary by the Planning Board.
F. Streetscape design standards. Development within the BIR Zone is specifically exempt from §
230-95, Streetscape design standards, except that shade trees shall be provided in accordance with §
230-72, subject to the species requirements set forth at §
230-95C(4), and further that decorative lighting fixtures shall be installed along the frontage of any property in the BIR Zone, subject to the fixture and spacing requirements set forth at §
230-95E.
G. Bloomfield Avenue design standards. Development within the BIR Zone is specifically exempt from §
230-98, Bloomfield Avenue design standards.
H. Building design and mass. Buildings within the BIR Zone are specifically exempt from §
230-98.2, Design standards for nonresidential development, and instead shall be subject to the following requirements:
NOTE: Ordinance 2021-03, which was adopted by the Montville Township Committee on March 9, 2021, assigned §
230-98.1 to a new section entitled "Design standards for nonresidential development." However, §
230-98.1 already existed as the Pine Brook design standards. In order to rectify this inadvertent error, the new section entitled "Design standards for nonresidential development" was codified as §
230-98.2.
(1)
Architectural elements such as rooftop cornices, belt courses,
molding, string courses, ornamentation, and/or changes in material
or color shall be provided to add interest to the building(s).
(2)
Front and side building facades in excess of 120 feet in length
shall be designed to avoid a monolithic appearance through the use
of different facade materials, details, colors, windows, shade elements
and/or building setbacks that act to break the building appearance
into smaller increments and sections.
(3)
All building details shall reduce the scale of a building through
the use of features such as windows, doors, building accent striping
in materials or colors, columns and canopies.
(4)
Building entrances shall be detailed and accentuated as part
of the design to make them easily identifiable and a focal point of
the design. Features such as added roofline parapets, accentuated
canopies, window massing, accent colors and/or similar features shall
be considered in the building's public entrance areas.
(5)
Building windows should be opaque to screen the interior of
the building with the exception of entrance lobbies as needed for
security needs.
(6)
Buildings with a flat roof surface area of 500 square feet or
more shall utilize a material that has a solar reflectivity of 50%
or greater as certified by the Cool Roof Rating Council.
(7)
In accordance with P.L. 2021, c. 290, (ACS for A-3352/S-3504), warehouses of at least 100,000 square feet and built-after
July 1, 2022, shall be solar-ready buildings. For purposes of P.L.
2021, c. 290, "solar-ready zone" is defined as a section of a roof
or building overhang designated and reserved for the future installation
of a solar photovoltaic or solar thermal system, which is at least
40% of the roof area calculated as the horizontally projected areas
minus the area covered by skylights, occupied roof decks, vegetative
roof areas, and mandatory access or setback areas required by the
State Uniform Construction Code, or as otherwise provided in the 2018
International Energy Conservation Code, Appendix CA, and any successor
model code concerning solar-ready zones.
All other applicable requirements of this chapter, and of other
chapters, of the Township Code shall apply to development within the
BIR Zone unless specifically superseded by the regulations of this
article. In case of a conflict between the provisions of this article
and other provisions of the Code, this article shall apply.