[Added 8-12-2003 by Ord. No. 2003:28]
A.
Principal permitted uses. The principal permitted
uses allowed in this district shall include retail sales and service
establishments, offices, banks and financial institutions, business
and professional offices, medical and dental offices, restaurants,
hotels, health clubs, studios for instruction in music, dance, musical
instruction, and art.
The area and bulk requirements shall be as follows:
A.
Minimum lot area: 2 acres.
B.
Minimum width: 200 feet.
C.
Minimum front yard: 25* feet.
D.
Minimum side yard: 10 feet.
E.
Minimum rear yard: 15 feet.
F.
Maximum building height: 3/35 (stories, feet).
G.
Maximum building coverage: 35%.
H.
Maximum impervious coverage: 90%.
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*A minimum 15-foot depth of the setback shall
be landscaped.
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Multiple buildings and uses on one property
shall be specifically permitted subject to meeting all the provisions
provided herein.
A.
The following parking standards shall apply to uses
in the Redevelopment District. These standards are specifically designed
to address the particular features and characteristics of these distinct
redevelopment areas, and are not meant to apply to other zone districts.
|
Type of Use
|
Parking Requirement
| |
|---|---|---|
|
Retail and service commercial uses
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1 space/300 square feet of floor area
| |
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Office, bank and related uses
|
1 space/250 square feet of floor area
| |
|
Restaurants
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1 space/3.5 seats
| |
|
Medical and dental offices
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Medical offices up to 5,000 square feet, 1 space/100
square feet; greater than 5,000 square feet, 1 space/150 square feet
| |
|
**Shall not exceed a maximum for office of 1/250
square feet.
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B.
For all other uses, the parking standards of the existing
Township code shall apply.
C.
All parking spaces for automobiles in this district
shall be nine feet by 18 feet in dimension, except as required elsewhere
in this chapter for parking for the handicapped or for trucks.
Signs shall be as permitted in Article XXXVII, except as follows:
A.
Signs attached to buildings shall be permitted as
follows:
(1)
No sign shall exceed 1.5 square feet in area for each
one foot of linear width of the front building wall on which the sign
is to be located, provided that no sign may exceed 85% of the front
wall of the storefront that is occupied, and further provided that
no sign shall exceed 150 square feet in total area. All signs shall
be placed on the front area of the building or should the building
have two patron entrances (i.e., front and rear), then such signage
shall be permitted on up to two facades. Maximum text height shall
be 2.0 feet.
(2)
Such signs shall advertise only such business as is
conducted on the premises.
(3)
Such signs shall not project more than 18 inches from
the building facade to which they are attached; provided, however,
that where a sign extends more than three inches from the face of
the wall, the bottom edge of the sign shall not be less than 10 feet
from the ground or have a vertical dimension in excess of five feet.
(4)
No sign shall be higher than 25 feet from the ground.
(5)
Such signs may be internally lighted with nonglaring
lights or may be illuminated by shielded floodlights and must be on
and designed to be visible from the principal access frontage.
(6)
One additional identifying sign shall be permitted
for a business which fronts on two or more streets; provided that
the total permitted sign area is not increased.
(7)
A unified design theme shall be provided for the signage
which integrates the architectural design, materials and colors of
the primary structure, signs, awnings, landscaping and lighting fixtures.
B.
Monument signs. Monument signs shall be permitted
and freestanding signs shall be prohibited. Monument signs shall conform
to the following standards:
(1)
One monument sign identifying the development shall
be permitted per street frontage or site entrance roadway.
(2)
The total area of the monument sign, including sign
face and support structure, shall be limited to 50 square feet.
(3)
The height of the sign shall not exceed a height of
six feet above the grade.
(4)
The monument sign shall be set back a minimum of 10
feet from any property line.
(5)
Monument signs shall not obstruct sight triangles
as required herein.
(6)
A unified design theme shall be provided for the monument
sign which integrates the architectural design, materials and colors
of the primary structure, signs, awnings, landscaping and lighting
fixtures.
C.
Awnings and awning signs. Awning signs are permitted as regulated by § 430-288B(5).
A.
Function and materials.
(1)
Buffering shall provide a year-round visual screen
in order to minimize adverse impacts from a site on an adjacent property
or from adjacent areas. It may consist of fencing, walls, evergreens,
berms, boulders, mounds, or combinations thereof to achieve the stated
objectives as approved by the Planning Board.
(2)
Where required, buffers shall be measured from property
lines and street rights-of-way. Compliance shall be determined by
the Planning Board, and any approvals required pursuant to this section
shall be obtained at the time of site plan and subdivision review.
(3)
Irrigation shall be provided for all plantings in
a manner appropriate for the specific plant species. A growth guarantee
of two growing seasons shall be provided, and all dead or dying plants
shall be replaced by the applicant, as required, to maintain the integrity
of the site plan. Buffer areas shall be maintained and kept free of
weeds, debris and rubbish.
(4)
Within any frontage buffer areas, sidewalks, underground
linear utilities and site access drives shall only be permitted to
cross said buffers, provided their placement is designed to minimize
land disturbance within the buffer. Sidewalks shall be limited to
cover no more than 25% of a frontage buffer as herein defined. Above-
or below-ground stormwater detention systems are not permitted within
required frontage buffer areas. Access drives shall cross buffer areas
at a right angle or as close to a right angle as is practical to minimize
land disturbance.
B.
Frontage buffers.
(1)
Frontage buffer areas shall be provided for all uses.
Frontage buffers shall be shown on the landscape plan and planted
with a mixture of deciduous and evergreen trees, shrubs, grasses and
perennials, and incorporated with berms, boulders, mounds or combinations
thereof so as to enhance the appearance of the site. The design of
landscaped berms shall be of sufficient height to screen parked cars
from motorists on adjacent right-of-ways. In addition to required
street trees, frontage buffers shall require a minimum of 10 shrubs
for every 30 feet of frontage. If a landscaped berm is provided, the
berm shall be at least 2.5 feet higher than the finished elevation
of the adjacent parking lot, and then the planting requirements may
be reduced to five shrubs for every 35 feet of frontage. Frontage
buffer plantings may be waived where existing natural growth is found
to be sufficient for this purpose.
(2)
No buildings, structures, accessory structures, parking,
driveways, loading areas or storage of materials shall be permitted
in the frontage buffer, except as provided for herein.
(3)
Frontage buffers may not interfere with traffic sight
distances, and shall not preclude a driver's view of retail stores
or signs on a commercial site where such view, as determined by the
Planning Board, is either necessary to the legitimate economic functions
of the site or where traffic safety factors are involved.
C.
Transition buffers. Transition buffers shall be required
when any proposed nonresidential use abuts a residential zone or use.
(1)
Design of transition buffers. Arrangement of plantings
in buffers shall provide maximum protection to adjacent properties
and avoid damage to existing plant material. Possible arrangements
include planting in parallel, serpentine or broken rows. If planted
berms are used, the minimum top width shall be 4 feet, and the maximum
side slope shall be 2:1.
(2)
Transition buffer planting specifications. Plant materials
shall be sufficiently large and planted in such a fashion that a screen
at least 6 feet in height shall be produced. All plantings shall be
installed according to accepted horticultural standards. Such strips
shall be planted with evergreens and deciduous trees as follows, subject
to the approval or modification of the Planning Board:
(a)
The transition buffer shall be planted with
masses and groupings of shade trees, ornamental trees, evergreen trees
and shrubs. No less than 75% of the plants shall be evergreen trees
with a minimum installed height of six feet. A fence or wall may be
required within the transition buffer at the discretion of the Planning
Board. Said fence shall not exceed a six-foot height in the side or
rear yard and not exceed a four-foot height in the front yard.
(b)
Unless otherwise approved by the Board, evergreens
shall be spaced five feet from the outside property line and eight
feet apart in a row. A minimum of two parallel rows of staggered plants
shall be required between any residential and nonresidential use.
More than one type of evergreen species shall be used. Where a fence
is required, all plantings shall be placed along the outside perimeter
of the fence but not closer than five feet from the outside property
line.
(c)
At a minimum, one deciduous tree should be planted
every 40 feet within the center of the transition strip, or as approved
by the Planning Board. All deciduous trees shall be of a two-and-one-half-
to three-inch caliper, measured six inches from grade.
(d)
Existing vegetation within the transition buffer
shall be preserved, as determined appropriate. It shall be supplemented
with shade-tolerant naturalistic massed plantings where necessary
to complete screening of adjoining land uses.
(e)
No buildings, structures, accessory structures,
parking, driveways, loading areas or storage of materials shall be
permitted within the transition buffer. Buffer areas shall be maintained
and kept free of all debris and rubbish.
(f)
Transition buffer plantings may be waived by
the Planning Board where existing natural growth is found to be sufficient
to provide a year-round screen of adjacent land uses.
(3)
Buffer dimensional requirements. Along any street
right-of-way, there shall be a frontage buffer which is not less than
25 feet. Any transition buffer shall be 10% of lot width or lot depth
but not less than 15 feet.
D.
General landscape design and planting requirements.
(1)
Landscaping shall be provided as part of the site
plan and subdivision design. It shall be conceived as a total integrated
plan for the entire site, integrating the various elements of the
site design, preserving the particular identity of the site and creating
a pleasing site character.
(2)
Landscaping may include plant materials such as trees,
shrubs, ground cover, perennials, annuals and other materials such
as rocks, water, sculpture, berms, art, walls, fences and paving materials.
(3)
Landscaping shall be provided in public areas, adjacent
to buildings, in parking areas, and around the perimeter of sites.
(4)
Landscaping shall be provided to promote a desirable
visual environment, to accentuate building design, define entranceways,
screen parking and loading areas, mitigate adverse visual impacts
and provide windbreaks for winter winds and summer cooling for buildings.
(5)
The impact of any proposed landscaping plan at various
time intervals shall be considered.
(6)
Plants and other landscaping materials shall be selected
in terms of aesthetic and functional considerations. The landscape
design shall create visual diversity and contrast through variation
in size, shape, texture and color. The selection of plants in terms
of susceptibility to disease and insect damage, wind and ice damage,
habitat (wet-site, drought, sun and shade tolerance), soil conditions,
growth rate, longevity, root pattern, maintenance requirements, etc.,
shall be considered. Consideration shall be given to accenting site
entrances and unique areas with special landscaping treatment. Flowerbed
displays are encouraged.
(7)
Slope plantings. Landscaping areas of cuts and fills
and/or terraces shall be sufficient to prevent erosion, and all roadway
slopes steeper than one foot vertically to three feet horizontally
shall be planted with ground covers appropriate for the purpose and
soil conditions, water availability and environment.
(8)
Sight triangles. Landscaping within sight triangles
shall not exceed a mature height of 30 inches. Shade trees shall be
pruned up to an eight-foot branching height above grade.
(9)
In cases where natural features existing on site duplicate
the planting requirements of this section, the landscape requirements
may be waived by the Planning Board.
(10)
The use of indigenous/native plant material
is to be encouraged to establish sustainable landscapes that blend
with the natural environment.
(11)
All plant materials, planting practices and
specifications shall be in accordance with the "American Standards
for Nursery Stock" by the American Association of Nurserymen Standards.
(12)
The design standards are minimum requirements.
The Township may request additional development features exceeding
these standards if conditions warrant.
E.
Landscape plan content.
(1)
A landscape plan prepared by a certified landscape
architect, certified by the New Jersey State Board of Landscape Architects,
or other qualified individual, shall be submitted with each major
site plan or major subdivision application.
(2)
In addition to the major site plan or subdivision
submission requirements, the landscape plan shall include and identify
the following information:
(a)
Existing and proposed underground and aboveground
utilities such as site lighting, transformers, hydrants, manholes,
valve boxes, etc.
(b)
Existing wooded areas, rock outcroppings and
existing and proposed water bodies.
(c)
Location of individual existing trees noted
for preservation within the area of development and 30 feet beyond
the limit of the disturbance. Trees four inches in diameter (measured
4 1/2 feet above the existing ground level) shall be located
and identified by name and diameter unless the wooded area is shown
with a specific limit line. In this case, specimen trees shall be
located within thirty feet of the line.
(d)
Indicate all existing vegetation to be saved
or removed.
(e)
Existing and proposed topography and location
of all landscaped berms.
(f)
Location, species and sizes of all proposed
shade trees, ornamental trees, evergreen trees and shrubs and areas
for lawns or any other ground cover. Different graphic symbols shall
be used to show the location and spacing of shade trees, ornamental
trees, evergreen trees, shrubs and ground cover. The size of the symbol
must be representative of the size of the plant shown to scale.
(g)
A plant schedule indicating botanical name,
common name, size at time of planting (caliper, height and spread),
quantity, root condition and any special remarks (spacing, substitutions,
etc.) for all plant material proposed. Plants within the plant schedule
shall be keyed to the landscape plan utilizing the first letter of
the botanical plant name.
(h)
Planting and construction details and specifications.
F.
Site protection requirements.
(1)
Topsoil preservation. No topsoil shall be removed
from the site or used as fill. Topsoil moved during the course of
construction shall be redistributed on all regraded surfaces so as
to provide at least four inches of even cover to all disturbed areas
of the development and shall be stabilized by seeding or planting.
Additional topsoil shall be provided as directed by the Township Engineer.
Surplus topsoil shall be removed only as directed by the Township
Engineer. A soil erosion and sediment control plan shall be approved
as part of the preliminary plat, in accordance with the provisions
of the Township Ordinance.[1]
(2)
Removal of debris. All stumps and other tree parts,
litter, brush, weeds, excess or scrap building materials or other
debris shall be removed from the site and disposed of in accordance
with the law. No tree stumps, portions of tree trunks or limbs shall
be removed from the site if restricted by conservation easement.
(3)
Protection of existing plantings. Maximum effort should
be made to save fine specimens (because of size or relative rarity).
No building material, construction equipment or temporary soil deposits
shall be placed within eight feet of shrubs or the dripline of trees
designated to be retained on the preliminary and/or final plat. Protective
barriers or tree wells shall be shown on the drawing and installed
around each plant and/or group of plants that are to remain on the
site. Barriers shall not be supported by the plants they are protecting,
but shall be self-supporting. They shall be a minimum of four feet
high and constructed of a durable material that will last until construction
is completed. Snow fences and silt fences are examples of acceptable
barriers. Chain link fence may be required for tree protection if
warranted by site conditions and relative rarity of the plant. The
grade of the land located along the dripline shall not be raised or
lowered more than six inches unless compensated by welling retaining
walls; and in no event shall the welling or retaining walls be less
than six feet from the trunk of a tree. Any clearing within the dripline
or within six feet of the trunk of a remaining tree must be done by
hand.
G.
Street trees.
(1)
Street trees shall be required for any subdivision,
site plan or expansion of existing uses.
(2)
Street trees shall be installed within the right-of-way
between the sidewalk and curb on both sides of all streets or as directed
by the respective board or municipal agency. Where sidewalks are not
required, street trees shall be located within the property line along
a line five feet from and parallel to the street right-of-way line.
The spacing of street trees shall be no farther than 40 feet on center.
When trees are planted at predetermined intervals along streets, spacing
shall depend on tree size, as follows:
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Tree Size/Type
|
Planting Interval
(feet)
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|---|---|---|
|
Large trees/Group A
|
40
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|
Medium-sized trees/Group B
|
30
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|
Small trees/Group C
|
20
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(3)
The trees shall be planted so as not to interfere
with utilities, roadways, sidewalks, sight easement or streetlights.
Tree location, landscaping design and spacing plan shall be approved
by the Planning Board as part of the site plan or subdivision process.
(4)
Street tree type. Tree type may vary depending on
the overall effect desired. Depending upon the length of the street,
more than one variety of street tree should be provided to create
biodiversity and reduce the problems associated with a monoculture
planting. Trees shall be planted in groupings of similar varieties.
Trees of similar form, height and character along a roadway shall
be used to promote uniformity and allow for a smooth visual transition
between species.
(5)
Tree selection shall be based upon on-site conditions
and tree suitability to those conditions. The following tree list
shall be used as a guide for the selection of street trees.
|
Category
|
Common Name
|
Botanical Name
| |
|---|---|---|---|
|
Group A: Planting width over 48 inches
|
Green Mountain Sugar Maple
|
Acer saccharum 'Green mountain'
| |
|
Red Sunset Red Maple
|
Acer rubrum 'Red Sunset'
| ||
|
Patmore Ash
|
Fraxinus lanceolata, 'Patmore'
| ||
|
Skyline Honey Locust
|
Gleditsia tricanthos, inermis 'Skyline'
| ||
|
Greenspire Linden
|
Tilia cordata 'Greenspire'
| ||
|
Northern Red Oak
|
Quercus rubra
| ||
|
Green Vase Zelkova
|
Zelkova serrata, 'Green Vase'
| ||
|
Group B: Planting width 30-48 inches
|
Pyramidal European Hornbeam
|
Carpinus betulus 'Fastigiata'
| |
|
Kwanzan Cherry
|
Prunus serrulata 'Kwanzan'
| ||
|
Redspire Pear
|
Pyrus calleryana, 'Redspire'
| ||
|
Capital Pear
|
Pyrus calleryana, 'Capital'
| ||
|
Regent Scholar Tree
|
Sophora japonica 'Regent'
| ||
|
Group C: Planting width 30 inches
|
Newport Plum
|
Prunus cerasifera, 'Newport'
| |
|
Cumulus Shadblow
|
Amelandier 'Cumulus'
| ||
|
Amanogawa Columnar Cherry
|
Prunus serrulat 'Amanogawa'
|
H.
Planting specifications.
(1)
All trees shall have a minimum caliper of 2.5 to three
inches measured six inches from grade in accordance with standards
established by the American Association of Nurserymen. Trees shall
be nursery-grown, free of disease, substantially uniform in size and
shape and have straight trunks. The minimum branch height at planting
shall be six feet, except where planting is on a sight triangle, in
which case no branches shall be below eight feet.
(2)
Trees shall be properly planted and firmly supported
with two or three guy wires attached to stakes. Pieces of rubber hose
shall be used under the wires where they are attached to the trees.
Wires and stakes shall be removed by the applicant after one year.
(3)
Where a natural growth of shade trees exists on a
building lot, the Engineering Department may determine whether such
natural growth satisfies the intent of this chapter and, if so, the
owner may not be required to provide any additional street trees.
I.
General design standards.
(1)
Building form and mass. All buildings should relate
harmoniously to the site's natural features and other on-site buildings,
as well as other structures in the vicinity that have a visual relationship
and orientation to the proposed buildings. Such features should be
incorporated into the design of building form and mass, and assist
in the determination of building orientation in order to preserve
visual access to natural or man-made community focal points.
(2)
Large horizontal buildings, i.e., buildings with a
linear dimension of more than 100 feet, should be broken into segments
having vertical orientation. A visual and/or physical break should
be provided minimally every 50 feet linear feet. Offsets consisting
of a break in the linear plan of the building of a minimum 2.5 feet
shall be required. Related architectural elements which preclude a
continuous uninterrupted facade building length may also be utilized
to achieve a break in the linear dimension of the building walls in
place of an offset if determined by the approving authority to achieve
the same purpose. All building foundations shall be appropriately
landscaped.
(3)
The relationship between the width and height of the
front elevations of adjacent buildings shall be considered in the
construction or alteration of a building.
(4)
Buildings with expansive blank walls are prohibited.
Appropriate facade treatments should be imposed to ensure that such
buildings are integrated with the rest of the development.
(5)
New buildings are encouraged to incorporate such building
elements as entrances, corners, graphic panels, display windows, etc.,
as a means to provide a visually attractive environment.
(6)
Cornices, awnings, canopies, flagpoles, signage and
other ornamental features should be encouraged as a means to enhance
the visual environment. Such features may be permitted to project
over pedestrian sidewalks, with a minimum vertical clearance of 8.5
feet, to within three feet of a curb.
(7)
Exterior-mounted mechanical and electrical equipment
exposed to the public view shall be architecturally screened. Roof-mounted
equipment and projections should be painted the same color as the
roof and, where possible, located to the rear of the building, away
from the public view.
J.
Facade treatment.
(1)
A human scale of development should be achieved at
grade and along street frontages through the use of such elements
as windows, doors, columns, awnings and canopies.
(2)
Multitenant buildings shall provide varied storefronts
and such elements as noted above for all ground floor tenants. Upper
floors shall be coordinated with ground floors through common materials
and colors.
(3)
Design emphasis should be placed on primary building
entrances. They should be vertical in character, particularly when
there is the need to provide contrast with a long linear building
footprint, and such details as piers, columns, and framing should
be utilized to reinforce verticality.
(4)
Side and rear elevations should receive architectural
treatments comparable to front facades when public access or public
parking is provided next to the buildings.
(5)
Rhythms that carry through a block such as storefront
patterns, window spacing, entrances, canopies or awnings, etc., should
be incorporated into facades.
K.
Materials and texture.
(1)
A variety of materials may be appropriate. Masonry,
which works well at the base of a building, can vary in size, color
and texture, and enables the provision of a decorative pattern or
band. Above 12 feet, it can be substituted with other suitable materials.
(2)
The use of fabric or metal canopies is to be encouraged,
especially over storefronts, at entrances or over display windows.
(3)
Integration of large-scale graphics, where appropriate,
into the facade is encouraged.
L.
Lighting.
(1)
The use of creative lighting schemes to highlight
building facades and related areas of a site shall be encouraged.
The use of traditional-style lanterns and similar fixtures also shall
be encouraged. Exterior neon lights and lighting generating glare
and unnecessary night-glow impacts shall be prohibited.
(2)
Whenever possible, light poles should be integrated
into landscaped islands.
M.
Streetscape design.
(1)
The use of street furniture (benches, tables, trash
receptacles, etc.) shall be encouraged throughout the development,
provided the materials used are consistent with the overall concept
of the building design.
(2)
Sidewalks should have a width of at least six feet
along main pedestrian streets where active pedestrian corridors are
located and active pedestrian movements are encouraged, and located
along building frontages so as to tie the various buildings together.
Wider sidewalks may be designed for special places such as plazas
or courts.
