[Added 9-27-2016 by Ord.
No. 2016-23]
[Amended 9-28-2021 by Ord. No. 2021-22; 10-25-2022 by Ord. No. 2022-35]
The goal of the PBR Pine Brook Redevelopment Zone is to redevelop
the subject area with attractive, high quality retail, service and/or
hotel uses which emphasize a human scale of development and enhance
the streetscape along Bloomfield Avenue. As an alternative to these
uses, redevelopment of all or a portion of the subject area with motor
vehicle sales uses and/or motor vehicle service stations shall also
be permitted subject to an alternative development strategy as set
forth herein.
A.
Principal uses. The following principal uses are permitted in the
PBR Zone:
(1)
Retail stores.
(2)
Personal service establishments.
(3)
Eating and drinking establishments.
(4)
Banks.
(5)
Instructional studio spaces, such as but not necessarily limited
to dance, artist studios, martial arts, music, and related studios.
(6)
Hotels.
(7)
Banquet halls.
(8)
Motor vehicle sales, new.
(9)
Parking garages, provided that a parking garage shall only be
permitted as a principal use if same is developed with adjacent motor
vehicle sales use(s) as an integrated whole and same is used solely
by the adjacent motor vehicle sales use(s).
[Added 9-28-2021 by Ord.
No. 2021-22]
(10)
Motor vehicle sales, new and pre-owned certified. For the purposes
of this article, a "pre-owned certified motor vehicle" is defined
as a manufacturer- or dealership-certified used vehicle that is available
for purchase at a dealership which also sells new motor vehicles.
[Added 10-25-2022 by Ord.
No. 2022-35]
(11)
Motor vehicle service stations.
[Added 10-25-2022 by Ord.
No. 2022-35]
B.
Accessory uses. The following accessory uses are permitted in the
PBR Zone:
(1)
Off-street parking and loading.
(2)
Outdoor cafes associated with and on the same lot as indoor
eating and drinking establishments.
(3)
Fences and walls.
(4)
Signs.
(5)
Accessory uses normally incidental to hotels, including newsstands,
gift shops, restaurants, bars, swimming pools, salons and spas, banquet
halls, and conference rooms.
(6)
Electric vehicle supply/service equipment (EVSE) or make-ready
parking spaces.
[Added 9-28-2021 by Ord.
No. 2021-22; amended 10-25-2022 by Ord. No. 2022-35]
(7)
Accessory uses normally incidental to motor vehicle sales, including
parking garages, outdoor display of vehicles for sale, vehicle inventory
storage within a parking garage, interior prep bays, interior delivery
bays, interior car washes, and retail sales, limited to the sale of
items related to the principal use.
[Added 9-28-2021 by Ord.
No. 2021-22; amended 10-25-2022 by Ord. No. 2022-35]
C.
Prohibited uses. Any use or structure other than those uses or structures permitted in Subsections A or B above shall be prohibited. In addition, and notwithstanding the above, the following uses shall be specifically prohibited within the PBR Zone:
(2)
No single retail use occupant shall be permitted to have a building
footprint exceeding 20,000 square feet gross floor area.
(3)
Outdoor storage, excluding vehicle inventory storage within
a parking garage and the outdoor display of vehicles for sale.
[Added 9-28-2021 by Ord.
No. 2021-22]
(4)
Service bays and the servicing and/or repair of vehicles shall
not be permitted on-site; however, interior car washes, interior prep
bays and interior delivery bays shall be permitted in relation to
motor vehicle sales. Further, nothing herein shall be interpreted
to prohibit motor vehicle service stations as a principal use in the
PBR Zone.
[Added 9-28-2021 by Ord.
No. 2021-22; amended 10-25-2022 by Ord. No. 2022-35]
A.
Area and bulk requirements. The following area and bulk requirements
shall apply to all development within the PBR Zone, except for motor
vehicle sales and motor vehicle service stations:
[Amended 9-28-2021 by Ord. No. 2021-22]
|
Requirement
|
PBR Zone
| |
|---|---|---|
|
Minimum lot area
|
5 acres
| |
|
Minimum setback to building:
| ||
|
From Route 46
|
20 feet
| |
|
From Bloomfield Avenue
|
10 feet
| |
|
From Changebridge Road
|
20 feet
| |
|
From other lot lines
|
20 feet
| |
|
Maximum setback to building:
| ||
|
From Bloomfield Avenue
|
20 feeta
| |
|
From other lot lines
|
None
| |
|
Maximum building height:
| ||
|
Hotels
|
50 feet/4 storiesb
| |
|
All other uses
|
30 feet/2 stories
| |
|
Maximum building coverage
|
25%
| |
|
Maximum impervious coverage
|
80%
| |
|
Multiple buildings per lot
|
Permitted
| |
|
Minimum distance between buildings
|
40 feetc
| |
|
NOTES:
| |
|---|---|
|
a
|
Maximum setback shall be met for at least 75% of the lot's Bloomfield
Avenue frontage.
|
|
b
|
Any elements of buildings which are greater than two stories
in height shall have the following minimum setback from all streets:
20 feet per story.
|
|
c
|
Or the height of the taller building, whichever is higher.
|
B.
Supplemental development standards for hotels. In addition to the area and bulk standards set forth in Subsection A above, the following supplemental regulations shall apply to all hotel uses within the PBR Zone:
A.
Minimum number of parking spaces. The minimum number of off-street
parking spaces required shall be as shown below:
[Amended 10-25-2022 by Ord. No. 2022-35
|
Land Use
|
Requirement
|
|---|---|
|
Retail stores
|
1 space per 250 square feet of gross floor area
|
|
Personal service establishments
|
1 space per 200 square feet of gross floor area
|
|
Eating and drinking establishments
|
1 space per 3 seats, but no less than 1 space per 250 square
feet of gross floor area
|
|
Banks
|
1 space per 200 square feet of gross floor area
|
|
Instructional studio spaces
|
1 space per 200 square feet of gross floor area
|
|
Hotels
|
1.2 spaces per guest room
|
|
Restaurants (accessory to hotel)
|
1 space per 3 seats
|
|
Conference Space (accessory to hotel)
|
1 space per 275 square feet of gross floor area
|
B.
Minimum number of loading spaces. The minimum number of off-street loading spaces required shall be as set forth at § 230-204.
C.
Location. Parking and loading are discouraged along the Bloomfield
Avenue frontage. All off-street parking, loading, and traffic aisles
shall be set back at least 10 feet from all property lines. Parking
and traffic aisles shall be set back at least five feet from all buildings.
Loading shall be permitted in front yards, but shall be setback/screened
from the street to the maximum extent possible.
D.
Curb cuts. There shall be no more than one curb cut per street frontage
for each lot in the PBR Zone.
[Amended 4-9-2019 by Ord. No. 2019-08; 9-28-2021 by Ord. No. 2021-22]
Except for motor vehicle sales uses in the PBR Zone, which are regulated per § 230-249.1, signage requirements for the PBR Zone shall be consistent with § 230-217, which governs sign regulations in the B-3 through B-6 Zones. However, development within the PBR Zone shall also be permitted to install awning signs and hanging signs consistent with the regulations set forth at § 230-216C and D. All signage shall be part of a unified design theme.
[Added 9-28-2021 by Ord.
No. 2021-22; amended 10-25-2022 by Ord. No. 2022-35]
A.
Area and bulk requirements. The following area and bulk requirements
shall apply to all motor vehicles sales uses developed within the
PBR Zone:
|
Requirement
|
Motor Vehicle Sales
|
|---|---|
|
Minimum lot area
|
3.0 acresa
|
|
Minimum setback to buildings:
| |
|
From streets
|
40 feetb
|
|
From westerly boundary of PBR Zone
|
20 feet
|
|
From interior lot line in PBR Zone
|
20 feeta
|
|
Maximum setback to buildings
|
None
|
|
Maximum building height:
| |
|
Feet
|
30 feetc
|
|
Stories
|
2 stories
|
|
Minimum building coverage
|
10%
|
|
Maximum building coverage
|
37%
|
|
Maximum impervious coverage
|
85%
|
|
Maximum floor area ratio
|
None
|
|
Multiple buildings per lot
|
Permitted
|
|
Minimum distance between buildings
|
40 feet
|
|
Notes:
| |
|---|---|
|
a
|
Unless a motor vehicle sales use is developed with an adjacent
motor vehicle sales use and/or an adjacent parking garage use as an
integrated whole, and provided the lots are designed with common access
features and the site plan requirements are satisfied by the totality
of the development.
|
|
b
|
Subject to § 230-130A.
|
|
c
|
Provided that, irrespective of § 230-131, parapets, portals and/or other decorative facade elements shall be permitted to extend up to a maximum height of 35 feet for a maximum of 40% of each building elevation.
|
B.
Supplemental requirements. In addition to the area and bulk standards set forth in Subsection A. above, the following supplemental regulations shall apply to all motor vehicle sales uses within the PBR Zone:
(1)
Prep bays, delivery bays, and car washes. Prep bay, delivery
bay, and/or car wash doors are discouraged along the Bloomfield Avenue
frontage. Where prep bay, delivery bay, and/or car wash doors are
provided along the Bloomfield Avenue frontage, the following provisions
shall be met:
(a)
Doors shall be set back a minimum of 75 feet from the Bloomfield
Avenue right-of-way;
(b)
Doors shall be clear or frosted glass;
(c)
Doors shall be screened from the Bloomfield Avenue right-of-way
by a variety of evergreen tree species, inclusive of fencing if deemed
appropriate, subject to the discretion of the approving authority;
and
(d)
Doors shall occupy no more than 10% of the ground floor facade
facing Bloomfield Avenue.
(2)
Outdoor display of vehicles.
(a)
Any parking spaces provided for the outdoor display of vehicles
for sale which are located along the Route 46 right-of-way shall be
reserved exclusively for display of new motor vehicles only. In addition,
any parking spaces provided for the outdoor display of vehicles for
sale which are located along the Bloomfield Avenue right-of-way and
opposite a residential zone shall be reserved exclusively for display
of new motor vehicles only.
(b)
Any parking spaces or traffic aisles associated with the outdoor
display of vehicles for sale shall be set back a minimum of 10 feet
from all property lines, except as follows:
[1]
Where a motor vehicle sales use is developed with
an adjacent motor vehicle sales use and/or an adjacent parking garage
use as an integrated whole, no setback is required along the shared
lot line(s);
[2]
The outdoor display of vehicles for sale shall
be permitted within five feet of the Route 46 right-of-way, provided
that such vehicles occupy an area of no more than 2,500 square feet,
are parked on pervious pavers, and are landscaped with shrub plantings
between the vehicles and the right-of-way.
(c)
The setback area, where required, shall be landscaped in accordance with Subsection G(2)(a)[3] below.
(d)
The outdoor display of vehicles for sale in the PBR Zone shall be specifically exempt from § 230-156.1, Outdoor display of merchandise, including exemption from the setback requirements set forth therein.
(e)
Any parking spaces associated with the outdoor display of vehicles
for sale shall be permitted to be tandem parking spaces, irrespective
of anything to the contrary.
(3)
Parking garages.
(a)
Parking garages in the PBR Zone, whether constructed as a principal
use on a lot or as an accessory to a principal motor vehicle sales
use on the same lot, shall be considered a structure (not a building).
(b)
Irrespective of anything in § 230-54 to the contrary, where a parking garage in the PBR Zone is attached to a principal building by a canopy or other building element, said garage shall not be shall not be considered part of the principal building.
(c)
Parking garages in the PBR Zone shall be subject to § 230-157, Parking garages, except as follows:
[1]
Irrespective of § 230-157B, parking garages in the PBR Zone shall conform to the following bulk requirements:
|
Requirement
|
Parking Garages
|
|---|---|
|
Minimum setback to garage:
| |
|
From streets
|
40 feet
|
|
From westerly boundary of PBR Zone
|
20 feet
|
|
From interior lot line in PBR Zone
|
20 feeta
|
|
Maximum setback to garage
|
None
|
|
Maximum garage height: 30 feet
| |
|
Feet
|
None
|
|
Stories
| |
|
Maximum floor area ratio
|
None
|
|
Minimum distance between garage and buildings
|
None
|
|
Note:
| |
|---|---|
|
a
|
Unless developed with adjacent motor vehicle sales use(s) as
an integrated whole, and provided the lots are designed with common
access features and the site plan requirements are satisfied by the
totality of the development.
|
[2]
Irrespective of § 230-157C, parking garages in the PBR Zone shall be set back at least 100 feet from any property located within a residential zone.
[3]
Irrespective of § 230-157E, parking garages in the PBR Zone shall not be required to provide a green roof; however, where a green roof is not provided, the parking garage shall be counted as square footage for the purposes of calculating building coverage.
(4)
Truck traffic.
(a)
Vehicles to be sold/leased on the premises shall not be permitted
to be delivered to the site via manufacturer tractor trailer. Tractor
trailers owned or controlled by the owner of the site may deliver
vehicles to the site via Route 46 only.
(b)
With the exception of emergency vehicles and single units (e.g.,
FedEx, UPS, office supply vehicles), no truck traffic into or out
of the site shall be permitted along Bloomfield Avenue.
(5)
Accessory generators.
(a)
Irrespective of § 230-128C(4), generators shall be permitted within the front yard in the PBR Zone, provided that same shall be screened from view of adjacent properties.
C.
Off-street parking requirements.
(1)
Minimum number of parking spaces.
(a)
There shall be provided, whether in surface parking lots or
parking garages, a minimum of one parking space per 500 square feet
of gross floor area within buildings, plus one parking space per 5,000
square feet of area devoted to the outdoor display of vehicles for
sale. Areas devoted to vehicle inventory storage within a parking
garage shall be exempt from the calculation of minimum parking requirements.
(b)
When determining compliance with the minimum parking requirements set forth in Subsection C(1)(a) above, parking spaces used for the display of vehicles for sale and/or for vehicle inventory storage shall not be counted as a parking space for the purposes of calculating the proposed number of off-street parking spaces to be provided.
(2)
Location. All off-street parking spaces and traffic aisles [not including parking spaces for the display of vehicles for sale, which are regulated in Subsection B(2) above] shall be set back a minimum of 10 feet from all property lines and a minimum of five feet from all buildings, except for traffic aisles serving interior prep bays, delivery bays, and/or car washes, which shall be permitted to have no setback from the building. Off-street parking spaces and traffic aisles shall be set back minimally five feet from a parking garage, except along parking garage walls which do not face a street, in which case no setback is required.
(3)
Curb cuts. There shall be no more than one curb cut per street
frontage for each lot in the PBR Zone.
(4)
Shared parking. Shared parking, whether in surface parking lots
or parking garages, is specifically permitted for adjacent motor vehicle
sales uses developed as an integrated whole, provided that the overall
minimum number of off-street parking spaces is satisfied. Shared parking
shall not be subject to subject to the minimum ten-foot setback requirement
along the shared lot line(s). Shared parking arrangements shall be
exempt from § 230-125.A., but shall be subject to § 230-125.B.
D.
Off-street loading requirements.
(1)
Minimum and maximum number of loading spaces. Irrespective of anything in § 230-204 to the contrary, each dealership on the site shall be permitted one loading space.
(2)
Location. All loading spaces shall be set back a minimum of 10 feet from all property lines. Loading shall be permitted in front yards, but shall be screened from the street as required per Subsection G(2)(a)[3] below.
E.
Signage.
(1)
Building wall and hanging signs.
(a)
The total maximum wall and/or hanging sign area permitted per
building shall be 375 square feet, which shall be calculated as the
sum total of all wall and/or hanging signs on all facades of the building.
(b)
For buildings which have frontage on three streets, an additional
20% of wall and/or hanging sign area (up to 450 square feet) shall
be permitted.
(c)
No more than three wall and/or hanging signs shall be permitted
on any one facade.
(d)
Walls and/or hanging signs in the PBR Zone shall be exempt from the supplemental regulations for wall signs set forth at § 230-211G.
(e)
Wall and/or hanging signs in the PBR Zone are permitted to be
internally or externally illuminated.
(2)
Parking garage sign.
(a)
In addition to the permitted building wall signage, a maximum
of one sign shall be permitted to be affixed to the wall of the parking
garage. Said sign shall only be permitted along the Route 46 frontage.
(b)
A maximum sign area of 220 square feet is permitted on the parking
garage.
(c)
The parking garage sign shall be exempt from the supplemental regulations for wall signs set forth at § 230-211G.
(d)
The parking garage sign shall not be permitted to be illuminated.
(e)
Horizontal metal mesh along the facade of the parking garage
shall not be considered part of any signage.
(3)
Freestanding signs.
(a)
No more than one freestanding sign shall be permitted on any
one street frontage, provided that if more than one dealership in
the PBR Zone has frontage on a particular street, each dealership
shall be permitted one freestanding sign on that street frontage.
(b)
The total maximum freestanding sign area permitted per dealership
in the PBR Zone shall be 165 square feet, which shall be calculated
as the sum total of all freestanding signs on the lot exclusive of
any base, plinth, or columns; provided, however, that in no event
shall any dealership's freestanding sign fronting on Bloomfield
Avenue exceed an area of 65 square feet.
(c)
The maximum height from ground level for freestanding signs
fronting on Route 46 shall be 25 feet. The maximum height from ground
level for freestanding signs fronting on other streets shall be 13
feet.
(d)
No freestanding sign shall be located closer than 15 feet from
the curbline of the abutting street.
(5)
Flags. Flags of the United States, State of New Jersey or other governmental or quasi-public agencies are specifically permitted in the PBR Zone. Flagpoles shall be subject to § 230-128C(1), except that flagpoles shall be permitted at a height of up to 42 feet.
F.
Grading.
(1)
Grading. Lot grading in the PBR Zone shall be consistent with § 230-71 and § 230-135, except that § 230-71B(10) prohibiting the alteration of site elevations in excess of one foot within five feet of an adjoining property shall not apply to the shared lot line(s) where a motor vehicle sales use is developed with an adjacent motor vehicle sales use and/or an adjacent parking garage use as an integrated whole. The term "adjoining property" shall not be interpreted to apply to public rights-of-way.
G.
Design standards for subdivision and site plans.
(1)
Subdivisions. Subdivisions (including lot line adjustments) within the PBR Zone shall comply in all respects with Chapter 230, Article IX, Design Standards for Subdivisions, provided that provisions therein related to street right-of-way widening and/or dedication shall be subject to the discretion of the approving authority, and further provided that development within the PBR shall be exempt from § 230-62, Bikeways.
(2)
Site plans.
(a)
Site plans within the PBR Zone shall be exempt from § 230-98.1, Pine Brook design standards, and instead shall be subject to the following alternative design standards:
[1]
Building design and mass.
[a]
Buildings shall be oriented with a primary entrance
facing at least one adjacent public street. The primary building entrance
shall not be toward a parking lot or parking structure.
[b]
Buildings with expansive blank walls shall be prohibited.
Windows, awnings, canopies, balconies and/or other design elements
shall be provided along all facades of buildings which face a street.
Ground-floor areas of facades facing Route 46 and Changebridge Road
shall provide a minimum facade transparency of 50%. Upper-floor areas
of facades facing all streets shall be designed to provide a minimum
facade transparency of 20%.
[c]
Architectural design components shall carry through
the design of all facades of the building, such as decorative elements,
window spacing, building materials, banding, colors, and textures,
to establish a cohesive building design composition on all facades,
subject to the review and approval of the approving authority.
[d]
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.
[2]
Sidewalks.
[a]
Sidewalks shall be installed along the entire length
of the Bloomfield Avenue frontage, as well as along the Changebridge
Road frontage, to promote safety and pedestrian mobility in the area.
[3]
Landscaping.
[a]
A landscape design plan shall be required, which
shall provide a variety of plant material to enhance the character
of the site, including foundation plantings, and perimeter trees and
shrubs.
[b]
A dense evergreen buffer at a minimum planting
height of seven feet shall be required along the site's Bloomfield
Avenue frontage, but shall be subject to the approving authority's
approval of sight distances and visual interest.
[c]
Street/shade trees shall be required to be planted on the property along the Route 46 and Changebridge Road frontages at an average distance of 50 feet on center. Street/shade trees shall conform with § 230-95C.
[d]
Interior lot landscaping shall be required as follows:
[i]
Each parking row shall be contained by a landscaped island at
the beginning and end of the parking row, and such islands shall be
planted with shade and/or ornamental trees and shrub plantings as
deemed appropriate by the approving authority.
[ii]
A minimum of three shrubs shall be planted for
every perimeter parking space along the perimeter of the parking spaces,
except where such planting would conflict or interfere with the evergreen
buffer planting required herein.
[e]
With the exception of the evergreen buffer required along Bloomfield Avenue, the types of plant material provided on site shall comply with the species set forth at § 230-95C(4) and (5), provided, however, that European hornbeam shall be permitted along the Route 46 frontage.
[4]
Lighting.
[a]
Decorative pole-mounted lighting fixtures shall be provided along the Bloomfield Avenue and Changebridge Road frontages at 150-foot intervals, as well as at strategic locations along the Route 46 entrance drives. The type of decorative lighting fixture to be utilized shall be consistent with those set forth at § 230-96E(1)(a). The type of bulbs to be utilized shall be consistent with § 230-95E(3).
[b]
Sharp cut-off type fixtures shall be permitted
within parking and display areas within the interior of the lot.
[c]
Building-mounted fixtures shall be complementary
to the architectural style of the building.
[d]
No light source shall exceed a height of 16 feet
along Bloomfield Avenue. In all other locations, light sources shall
be permitted up to a maximum height of 20 feet.
[e]
The proposed outdoor site lighting plan shall incorporate,
where practical, circuiting such that portions of the site not needing
overnight security lighting provide reduced illumination after business
hours. The intent is to reduce excessive illumination of the entire
site to reduce skyglow impacts to neighboring properties and promote
energy conservation.
[f]
All site lighting shall conform to the illumination requirements set forth at § 230-86E, except as follows:
[i]
§ 230-86E(1) shall not apply to the shared lot line(s) where a motor vehicle sales use is developed with an adjacent motor vehicle sales use and/or an adjacent parking garage use as an integrated whole.
[ii]
§ 230-86E(1) shall not apply to decorative streetscape lighting along public rights-of-way.
[iii]
Irrespective of anything in § 230-86E(3) to the contrary, in no event shall freestanding light fixtures be permitted on the top level of a parking garage in the PBR Zone.
(b)
In addition to the alternative design standards set forth in Subsection G(2)(a) above, the following provisions set forth in Chapter 230, Article X, Design Standards for Site Plans, shall also apply to motor vehicles sales uses in the PBR Zone:
[2]
§ 230-80, Parking and loading, except as follows:
[b]
Irrespective of § 230-80F(1), parking spaces used for vehicle inventory storage within a parking garage shall be permitted to be compact spaces with dimensions of 8.5 feet wide by 16 feet long.
[c]
Irrespective of § 230-80H(1), parking spaces used for the outdoor display of vehicles for sale shall be permitted to be tandem parking spaces.
[d]
Irrespective of § 230-80H(4), spaces in a parking garage with a depth of at least 18 feet shall not be required to provide two feet of additional overhang where abutting a sidewalk/walkway.
[Added 10-25-2022 by Ord.
No. 2022-35]
A.
Motor vehicle service stations shall only be permitted on corner
lots in the PBR Zone. For the purposes of this section, a corner lot
is defined as a lot at the junction of and having frontage on two
or more intersecting streets that exist as on the date of adoption
of this plan. No more than one curb cut per street frontage shall
be permitted.
B.
Motor vehicle service stations in the PBR Zone shall be subject to
the standards applicable to motor vehicle service stations in the
B-3 Business District, except that motor vehicle service stations
in the PBR Zone shall not be permitted to have high-speed fuel pumps.
C.
The minimum number of off-street parking spaces required shall be
as set forth at Schedule E, Off-Street Parking Requirements, for motor
vehicle service stations.[1]
[1]
Editor's Note: Said schedule is included as an attachment to this chapter.
