A.
The principal permitted uses allowed in the A-130,
A-40, A-40C, A-22.5, A-5 and R-R Districts are limited to the following:
(1)
Detached single-family dwellings;
(2)
Municipal buildings and uses;
(4)
In the R-R District only: clubhouse use including
associated facilities; recreational use operated on a club plan; commercial
uses such as a gift or souvenir shop or similar special retail business;
restaurant or tearoom, provided that 75% of its eating capacity will
be at tables and all window-counter service is prohibited; historical
buildings utilized as retail sales offices, provided that the buildings
are maintained and not modified in any way as to detract from their
historical value; cultural museums and uses.
B.
C.
The conditional uses allowed in the A-130, A-40, A-40C,
A-22.5, A-5 and R-R Districts include the following:
(4)
Recreational facilities, owned and operated by nonprofit
organizations, including buildings accessory thereto, subject to the
area and bulk regulations of the zone in which the site is situated.
D.
Cluster residential development. Cluster residential development shall be permitted in the A-130 and A-40C Districts, subject to the regulations set forth in § 300-120C.
[Amended 11-1-2011 by Ord. No. 1530]
E.
The applicable area and bulk requirements are presented
in the accompanying Schedule of Area and Bulk Requirements set forth
at the end of this chapter.
[1]
Editor's Note: Former § 300-108, R-T Residential Townhouse
District, was repealed 11-1-2011 by Ord. No. 1530.
[Added 12-12-2001 by Ord. No. 1209]
A.
The purpose of this zone district is to provide for
the construction of multifamily dwellings and to create a realistic
opportunity for the construction of a portion of the low- and moderate-income
housing obligation of the Borough of Franklin Lakes under New Jersey's
Fair Housing Act, N.J.S.A. 52:27D-301 et seq., the rules of the New
Jersey Council on Affordable Housing, N.J.A.C. 5:93, and the Mount
Laurel doctrine.
B.
The principal permitted uses allowed in the MF-AH1
District include the following:
(1)
Multifamily residential, in buildings with three or
more dwelling units, in which units may be located one over one other
and on more than one floor, including rental apartments.
C.
The accessory permitted uses allowed in the MF-AH1
District include the following:
(4)
Recreation facilities and buildings, clubhouse, leasing-management
office, maintenance building, mail kiosks and other street furniture,
home occupations, fences and walls, signs, and other customary accessory
uses which are clearly incidental to the principal use and buildings.
D.
The conditional uses allowed in the MF-AH1 District
include the following: none.
E.
The applicable area and bulk requirements are presented
in the accompanying Schedule of Area and Bulk Requirements.
F.
The maximum gross residential density shall be 8.06
dwelling units per acre, provided that the maximum number of dwellings
permitted in the district shall not exceed 100 dwellings. In computing
the number of units permitted, any portion of a unit less than 0.50
shall not be considered.
G.
Maximum residential development of the district: 100
dwelling units.
H.
The following area and bulk standards shall be applicable
to the MF-AH1 District:
[Amended 10-19-2010 by Ord. No. 1498]
|
Schedule of Area and Bulk Requirements
MF-AH1 District
| |||
|---|---|---|---|
|
Requirement
|
Standard
| ||
|
Minimum lot area
|
10 acres
| ||
|
Minimum lot width
|
300 feet
| ||
|
Minimum lot depth
|
300 feet
| ||
|
Minimum setback from public street
|
50 feet
| ||
|
Minimum side yard
|
25 feet
| ||
|
Minimum rear yard
|
50 feet
| ||
|
Minimum distance between buildings
| |||
|
Front to front
|
45 feet
| ||
|
Back to back
|
30 feet
| ||
|
Front to side
|
40 feet
| ||
|
Side to side
|
30 feet
| ||
|
Side to back
|
30 feet
| ||
|
Maximum building height
|
40 feet*/2 1/2 stories
| ||
|
Maximum building coverage
|
20%
| ||
|
Maximum total coverage
|
40%
| ||
|
Maximum building length
|
120 feet
| ||
|
*NOTE: Maximum building height shall be measured
from the average finished perimeter grade to the highest roof ridge.
| |||
I.
A minimum twenty-five-foot-wide setback from the lot
perimeter shall be a landscaped buffer of preserved existing vegetation
and, as necessary in sparsely wooded areas, new landscaping of evergreen
shrubs or trees at least six feet high. The perimeter buffer may be
included within any required setback. Stormwater management basins,
easements for utilities, and driveways or internal roads to ensure
access to and from a public street may be included within the perimeter
buffer.
J.
A minimum of 50% of the tract area shall be reserved
for conservation, recreation, and other common open space uses. The
common open space may include wetlands, wetlands transition areas,
required buffer areas, and landscaped stormwater management facilities.
Portions of the common open space shall be developed for both passive
and active recreation, and may include active recreation facilities
such as a swimming pool and nature paths.
K.
Streets, parking, water supply, sanitary sewers, and
stormwater management standards: New Jersey Department of Community
Affairs, Residential Site Improvement Standards (RSIS), N.J.A.C. 5:2
1.
L.
Fifteen percent of the total units developed on the
tract shall be rented to low- and moderate-income households, as defined
by the New Jersey Council on Affordable Housing (COAH).
M.
The required affordable housing shall be developed
and rented in accordance with the current applicable rules of COAH,
as may be amended from time to time (currently codified at N.J.A.C.
5:93), including requirements on split between low- and moderate-income
housing, bedroom distribution, range of affordability, rents of units,
affirmative marketing, affordability controls, and construction phasing
with the market-rate units developed on the tract.
N.
The facade of a building with affordable housing units
shall be indistinguishable from the facade of a building with market-rate
units of the same housing type developed on the tract.
O.
Affordable housing units shall be dispersed, to the
greatest extent feasible, among market-rate units of the same housing
type.
P.
All exterior lighting shall be arranged so as to reflect
away from all adjoining premises.
Q.
The development of multifamily buildings in the MF-AH1
Zone shall include building foundation plantings, clusters of plantings
in strategic areas, shade trees along roadways and pedestrian paths,
and preservation of existing vegetation, where feasible.
R.
Prior to the issuance of any construction permit for
buildings in the MF-AH1 Zone, the Planning Board shall review and
approve a site plan for the entire project, in accordance with the
land subdivision and site plan provisions of this chapter.
A.
The purpose of the PRD Planned Residential District
is to provide standards and criteria that will encourage development
resulting in a more efficient use of land and provision for public
services to housing; encourage innovations in residential development
so that the growing demands of the population may be met by a greater
variety and flexibility of housing density, design and type; foster
conservation and more efficient use of open space ancillary to residential
development so that greater opportunities for better housing and conveniently
located recreation may extend to all residents of this municipality;
and reflect changes in the technology of land development and land
use.
C.
The accessory permitted uses allowed in the PRD District include
the following:
[Amended 11-1-2011 by Ord. No. 1530]
D.
The conditional uses allowed in the PRD District include the following:
none.
[Amended 11-1-2011 by Ord. No. 1530]
[Added 12-17-2013 by Ord. No. 1579]
A.
Purpose.
(1)
The purpose of the PRD-2 Planned Residence District-2 is to
provide standards that will support the Borough's growing demand for
a variety of housing types in a manner that is sensitive to the environmental
features in the district. Additionally, development in this district
is intended to assist the Borough to meet its affordable housing obligation
and to implement the Affordable Housing/COAH Mediation Agreement for
lands within the district.
(2)
This section has been adopted, in part, pursuant to said Affordable
Housing/COAH Mediation Agreement, dated December 4, 2013, executed
by and among the Galenkamp Brothers Partnership, The Mountain Club,
Inc., Toll Bros., Inc., the Borough of Franklin Lakes and the Planning
Board of the Borough of Franklin Lakes (collectively, the "Parties")
with regard to the zoning of the lands commonly known as "High Mountain
Golf Club" (the "Property") and, with regard to any application or
development of the Property, the Parties intend and it is hereby resolved
that the terms and conditions of the Affordable Housing/COAH Mediation
Agreement shall be deemed included herein and made a part hereof and
shall be applicable to any such application or development.
(3)
Notwithstanding anything to the contrary, the Planning Board
shall have the right to make appropriate adjustments to the concept
plan incorporated into said Affordable Housing/COAH Mediation Agreement
to account for health and safety concerns and to require compliance
with the Borough's site plan ordinance. Such an adjustment may include,
but shall not be limited to, revisions to the road layout to ensure
safe site access to Vee Drive, Franklin Lakes Road or Ewing Avenue.
B.
The principal permitted uses allowed in the PRD-2 District include
the following:
(1)
Detached single-family dwellings.
(2)
Townhouse dwelling units.
(3)
Multifamily affordable dwelling units.
(4)
Municipal buildings and uses.
(5)
Recreational uses and buildings associated with a residential
development in the same district.
(6)
Pump station/lift stations/utility structures and all customary
appurtenances associated with a development in the same district.
(7)
Stormwater management facilities, including detention/retention
ponds, conveyance systems, and all other structures required for sound
stormwater management control associated with a development in the
same district.
C.
The accessory permitted uses allowed in the PRD-2 District include
the following:
(1)
Accessory uses and structures customarily incidental to permitted uses, provided they do not include any activity customarily conducted for gain, subject to § 300-121A.
(5)
Signs, subject to §§ 300-110.1M and 300-128.
(6)
Off-street parking, subject to the Residential Site Improvement
Standards, New Jersey Administration Code, Title 5, Chapter 21.
(8)
Recreational open space areas such as parks, preserves, recreation
areas or facilities, tennis courts, lakes, ponds, bikeways, playgrounds
and swimming facilities, along with structures and necessary features
appurtenant thereto.
(9)
Single-family detached lots only:
E.
Maximum number of units.
(1)
The total market-rate residential units in the PRD-2 District
shall not exceed 220 units as set forth below.
(a)
The total townhouse dwellings shall not exceed 160 units.
(2)
The total affordable units shall meet the set-aside specified in § 300-110.1Q.
F.
Area and bulk standards for detached single-family dwellings.
(1)
Minimum lot area: 20,250 square feet.
(2)
Minimum lot width: 135 feet. The minimum lot width shall be
measured at the front yard setback.
(3)
Minimum front yard: 40 feet.
(4)
Minimum side yard: 15 feet one side and 50 feet combined.
(5)
Minimum rear yard: 25 feet.
(8)
Maximum building height: 2 1/2 stories/40 feet.
(9)
Minimum distance from driveway to side property line: five feet.
(10)
Minimum distance between driveways: 16 feet.
G.
Area and bulk standards for townhouse dwellings.
(1)
Minimum tract area: 10 acres.
(4)
Maximum building coverage: 25% of the townhouse tract.
(5)
Maximum lot coverage: 40% of the townhouse tract.
(6)
Maximum building height: 2 1/2 stories/40 feet.
(7)
Maximum units per building: five.
(8)
Maximum building length: 200 feet.
(9)
Minimum distance between townhouse dwelling and off-street parking
space: 20 feet.
(10)
Maximum distance between off-street parking space and the unit
served: 200 feet.
H.
Area and bulk standards for multifamily affordable dwellings.
(1)
Minimum tract area: not less than one acre per 25 dwelling units.
(2)
Minimum lot width: 150 feet.
(3)
Minimum lot depth: 200 feet.
(4)
Minimum setback to public right-of-way or private road: 50 feet.
(6)
Maximum building coverage: 40% of multifamily affordable tract.
(7)
Maximum lot coverage: 65% of multifamily affordable tract.
(8)
Maximum building height: three stories/42.5 feet.
(9)
Maximum units per building: 30.
(10)
Maximum building length: 150 feet.
(11)
Minimum distance to off-street parking space: 10 feet.
(12)
Maximum distance between off-street parking space and the unit
served: 200 feet.
I.
Recreation and amenities.
(1)
A recreation/amenities area shall be provided and shall include,
at a minimum, a clubhouse and pool. Other amenities may include but
shall not be limited to tennis court, bocce court and walking trails.
J.
Area and bulk standards for recreation and amenity uses.
(1)
Minimum lot area: none.
(2)
Minimum front yard: 50 feet.
(3)
Minimum side yard: 50 feet.
(4)
Minimum rear yard: 50 feet.
(5)
Maximum building coverage: 40%.
(6)
Maximum lot coverage: 65%.
(7)
Maximum building height: 2 1/2 stories/40 feet.
(8)
Minimum distance to off-street parking space: 10 feet.
K.
Calculation of lot sizes, building area, building coverage and lot
coverage.
(1)
For the purpose of calculating lot area of any lot or tract,
wetlands, wetland transition areas, riparian buffers and the like
shall be included as long as the applicant can demonstrate that a
reasonable building envelope is provided.
(2)
For the purpose of calculating building coverage and lot coverage
of any lot or tract, wetlands, wetlands transition areas and riparian
buffers and the like shall be included for determining the overall
tract or lot area.
L.
Building design.
(1)
Building height shall be calculated as the difference between
the elevation of the highest point on the roof, excluding chimneys,
antennas and similar structures, and the elevation of the lowest point
on the surface of the ground abutting the building anywhere along
the perimeter of the foundation.
(2)
The finished floor elevation of any basement must be a minimum
of two feet above the seasonal high-water table unless an engineered
solution is provided that employs gravity or mechanical devices to
remove water from below grade areas.
(3)
An overall theme of design and architectural mode shall be utilized
within the development for the purpose of presenting an aesthetically
desirable effect, and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the overall theme.
(4)
The front facade of a row of attached units shall not continue
on the same plane for a linear distance of more than the width of
two units. Minimum two-foot offsets shall be required at breaks in
the facade planes.
(5)
The front facade of a multifamily building shall not continue
on the same plane for a linear distance of more than 75 feet. Minimum
two-foot offsets shall be required at breaks in the facade planes.
(6)
The street-facing garage wall of single-family homes shall not
have vehicle garage doors (no vehicle access), except on corner lots.
(7)
Single-family homes must vary in at least three of the following
manners from each neighboring home, as hereinafter defined:
(a)
Number of windows and/or the location of windows and doors visible
from a front street elevation;
(b)
Roofline design (for example: hip vs. gable);
(c)
Roof pitch variation;
(d)
Facade treatment on front elevation (for example: brick vs.
stone);
(e)
Landings, porches, bay windows, porticos or other prominent
ornamentation on the street facade;
(f)
Color of street facade; and
(g)
The term "neighboring home" shall include the single-family
home(s) to the immediate left or the right of the subject home facing
the same side of the street upon which the subject home will front
and the two closest single-family homes which are across and facing
the street upon which the subject home will front.
M.
Signs.
(1)
Freestanding signs shall be permitted to the following. All other signs shall be permitted pursuant to § 300-128.
(a)
Development identification signs.
[1]
Two signs shall be permitted at each intersection
of an existing and proposed road.
[2]
Signs may only bear the name of the development
and the name of the developer.
[3]
The maximum sign area of each sign shall be 25
square feet.
[4]
The maximum height shall be six feet.
[5]
The minimum setback to all rights-of-way, lot lines
and buildings shall be 10 feet.
[6]
Signs may be illuminated with ground-light fixtures
designed and placed such as to illuminate, to the extent possible,
only the sign. Internal illumination is prohibited.
(b)
Development subarea identification signs.
[1]
Development subareas shall include concentrations
of contiguous permitted uses, such as a concentration of single-family
homes, concentration of townhouses or concentration of recreation
facilities.
[2]
One sign per subarea entrance shall be permitted
to identify each development subarea.
[3]
Signs shall only bear the name of the development
subarea or the recreation facility, as applicable.
[4]
The maximum sign area of each sign shall be 10
square feet.
[5]
The maximum height shall be six feet.
[6]
The minimum setback to all rights-of-way, lot lines
and buildings shall be 10 feet.
[7]
To the extent reasonable and practical, development
subarea identification signs shall not be visible from beyond the
district boundaries.
[8]
Signs may be illuminated with ground-light fixtures
designed and placed such as to illuminate, to the extent possible,
only the sign. Internal illumination is prohibited.
N.
Plantings, buffers, tree removal and steep slopes.
(1)
A minimum fifteen-foot perimeter landscape buffer free of any
utilities shall be provided between the townhouse development and
single-family tracts, as well as the perimeter of the tract boundary.
In locations where utilities must cross said buffer, perpendicular
crossings will be permitted. The fifteen-foot perimeter landscaping
buffer shall be permitted within any required yard setback and may
count toward required lot area.
(2)
Required buffers may be entirely or partially satisfied with
existing growth of evergreen and deciduous trees and shrubbery. Buffers
which do not provide a suitable screen as required above shall be
supplemented by additional evergreen plantings to provide the required
landscaped screen. In the event the approving authority finds that
further plantings of evergreens will not grow satisfactorily in said
buffer areas, stockade fencing six feet high shall be erected in the
buffer area.
(3)
All required buffers shall be free of underground and aboveground
linear utilities which are more than five feet in length, but may
include any utilities which are required to cross said buffer at 90°.
(4)
All townhouse and multifamily buildings shall be provided with
an aesthetically pleasing and functional landscape component. Building
foundation plantings, planting clusters located in strategic areas,
shade trees along roadways and sidewalks shall be incorporated into
an overall landscape plan.
O.
Street design.
(1)
The right-of-way for public internal streets shall be not less
than 50 feet, and the cartway shall be not less than 30 feet, unless
otherwise specified.
(a)
A public or private road serving six or fewer single-family
homes may have a reduced cartway width of 28 feet and a right-of-way
width of 50 feet.
(b)
A private road serving townhouse units from both sides of the
road may have a reduced cartway width of 24 feet and may utilize ninety-degree
parking.
(2)
Parking shall be provided on both sides of all streets which
have a cartway of 30 feet or more. Parking shall be provided on one
side of all streets which have a cartway of less than 30 feet.
P.
Sidewalks shall be provided on one side of all streets. Construction
shall be consistent with the specifications in the Residential Site
Improvement Standards, New Jersey Administrative Code, Title 5, Chapter
21, Open space.
(1)
A minimum of 20% of the townhouse tract shall be retained as
common open space. The required open space shall not include areas
designated as sidewalks, roads, drives, parking areas (unless otherwise
noted herein). However, it shall include, but not be limited to, stormwater
management basins, swales, infiltration areas, wetlands, streams,
ponds, riparian buffers and the lake.
(2)
A homeowners' association shall be established for the purposes
of owning and maintaining common facilities. The association shall
comply with the provisions set forth in this chapter regulating such
association.
(3)
Waterfront access and parking: The development shall not be
required to provide public parking or public access to the waterfront.
In lieu thereof and of any obligation to provide additional open space
and recreational amenities other than as explicitly set forth herein,
the developer shall pay a fee in the amount of $150,000, as set forth
in the Affordable Housing/COAH Mediation Agreement.
Q.
Affordable housing.
(1)
Affordable housing shall be provided in accordance with the
following:
(a)
The affordable housing may be provided on site or as a payment
in lieu of construction at the discretion of the Borough.
(b)
Where affordable housing is provided on site, the number of
affordable units shall be in an amount equal to 20% of the total units
approved for the tract.
(c)
Where a payment in lieu is provided, the applicant shall provide
a payment in lieu of construction to the Borough's affordable housing
trust fund in the amount of $165,000 per affordable unit. The affordable
housing obligation shall be based on the number of affordable units
which would have been provided based upon 15% of the units approved
for the tract.
(d)
Affordable housing units provided on site shall be for sale.
If affordable units are provided as a payment in lieu of construction,
the affordable housing obligation of the applicant shall be limited
to the payment in lieu of construction to the Borough's affordable
housing trust fund in the amount of $165,000 per affordable unit.
Payment of any such financial contribution shall be deemed, per se,
the construction of an affordable unit in the calculation of affordable
units provided for purposes of the phasing of such units in relation
to the phasing schedule for the development of market-rate units as
specified in COAH's regulations.
R.
Application procedures.
(1)
Application for a planned development in the PRD-2 District:
Development in the PRD-2 District may be by application for subdivision
or site plan approval and/or by application for a planned development
pursuant to the New Jersey Municipal Land Use Law (the "MLUL") and,
specifically, N.J.S.A. 40:55D-45 et seq.
(2)
Any GDP application shall indicate the location of affordable
units and shall assume, in the absence of clear direction from the
Borough, that the affordable units shall be located on site. However,
upon the determination of the Borough as to the ultimate location
of affordable units, on tract or by a payment in lieu, the GDP shall
not be required to be amended in order to effectuate the Borough's
intent. If an in-lieu payment is provided and lands approved as the
location for on-tract affordable units are used for the development
of additional single-family detached units over that previously approved,
there shall be a reduction of 1:1 in townhouse units for each additional
single-family detached unit such that no greater than the maximum
number of on-tract market-rate units, as set forth in this section
and as set forth in the Affordable Housing/COAH Mediation Agreement,
shall be approved.
(3)
Applications for development shall be fast-tracked by the reviewing
board, consistent with COAH regulations and the Affordable Housing/COAH
Mediation Agreement. In order to allow the applicant to expedite the
approval process, the applicant, in its discretion, may apply for
GDP and/or first phase preliminary and/or final site plan and/or subdivision
approval simultaneously.
A.
The purpose of the SR Senior Citizen District is to
provide adequate housing at an affordable cost for senior citizens
of the community, and address the unique needs of seniors in regard
to the design of such housing and its placement in proximity to open
space, recreation and shopping areas.
B.
The principal permitted uses allowed in the SR District
include the following:
[Amended 2-12-2003 by Ord. No. 1240; 11-1-2011 by Ord. No. 1530]
(1)
Multifamily residential dwellings for senior citizen occupancy. Senior citizen occupancy as utilized herein shall include such units which are restricted to occupancy by families with one person or more who are 55 years of age or greater. In addition to occupancy by a family with at least one senior citizen, there shall be prohibited from permanent residency in said units an individual younger than 19 years of age. Said multifamily residential dwellings shall also be subject to all of the requirements and restrictions described in § 300-120D.
(3)
Municipal buildings and uses.
(4)
Two-family homes on lots located in this zone subject to all of the
regulations and restrictions applicable to single-family residences
located in the A-22.5 Zoning District.
C.
The accessory permitted uses allowed in the SR District include the
following:
[Amended 11-1-2011 by Ord. No. 1530]
(4)
Recreational open space areas such as parks, preserves, recreation
areas or facilities, tennis courts, lakes, ponds, bikeways, playgrounds
and swimming facilities, along with structures and necessary features
appurtenant thereto.
D.
The conditional uses allowed in the SR District include the following:
none.
[Amended 11-1-2011 by Ord. No. 1530]
[Added 12-12-2001 by Ord. No. 1208; amended 7-9-2003 by Ord. No. 1258; 10-19-2010 by Ord. No. 1498; 11-1-2011 by Ord. No. 1530; 12-21-2021 by Ord. No. 1859]
A.
The purpose of this zone district is to provide for
the construction of senior citizen multifamily dwellings and to create
a realistic opportunity for the construction of a portion of the low-
and moderate-income housing obligation of the Borough of Franklin
Lakes under New Jersey's Fair Housing Act, N.J.S.A. 52:27D-301 et
seq., the rules of the New Jersey Council on Affordable Housing, N.J.A.C.
5:93, and the Mount Laurel doctrine.
B.
The principal permitted uses allowed in the MF-AH2
District shall include the following:
(1)
Senior citizen multifamily residential, in buildings
with three or more dwelling units, in which units may be located one
over the other and on more than one floor, including rental apartments.
C.
The accessory permitted uses allowed in the MF-AH2
District include the following:
(4)
Recreation facilities and buildings, clubhouse, leasing-management
office, maintenance building, mail kiosks and other street furniture,
home occupations, fences and walls, signs, and other customary accessory
uses which are clearly incidental to the principal use and buildings.
D.
The conditional uses allowed in the MF-AH2 District
include the following: None.
E.
The applicable area and bulk requirements are presented
in the accompanying Schedule of Area and Bulk Requirements.
F.
The maximum gross residential density shall be 6.1
dwelling units per acre, provided that the maximum number of dwellings
permitted in the district shall not exceed 84 dwellings. In computing
the number of units permitted, any portion of a unit less than 0.50
shall not be considered.
G.
Maximum residential development of the district: 84
dwelling units. All such units shall be age restricted to persons
55 years of age and over, shall offer facilities and services specifically
designed to meet the needs of older persons, and shall satisfy the
rental bonus criteria for age restricted units established, from time
to time, by COAH.
H.
The following area and bulk standards shall be applicable
to the MF-AH2 District:
|
Schedule of Area and Bulk Requirements
MF-AH2 District
| ||
|---|---|---|
|
Requirement
|
Standard
| |
|
Minimum lot area
|
13 acres
| |
|
Minimum lot width
|
200 feet
| |
|
Minimum front yard
|
28 feet
| |
|
Minimum side yards
|
25 feet
| |
|
Minimum rear yard
|
50 feet
| |
|
Minimum distance between buildings
|
50 feet
| |
|
Minimum internal road setback
|
20 feet
| |
|
Minimum perimeter buffer
|
30 feet
| |
|
Maximum density
|
6.1 du/ac, not to exceed 84 units
| |
|
Maximum building height**
|
3 residential stories/46 feet
| |
|
Maximum building coverage
|
25%
| |
|
Maximum total coverage
|
50%
| |
|
Maximum building length
|
300
| |
|
Parking permitted beneath buildings
|
Yes*
| |
|
NOTES:
* Buildings shall be terraced into grade, so
as conceal parking on at least three sides. Parking may only be exposed
in rear of site, at which point building height may be a maximum of
56 feet.
** A maximum building height, measured for the
front and sides of buildings, shall be measured from the finished
ground elevation (adjacent to the building) to the highest roof ridge,
and shall not exceed 46 feet of building height and/or exposure. The
maximum building height for the rear of the building shall be 56 feet,
as measured from the finished ground elevation (adjacent to the building)
to the highest roof ridge of the proposed building. Buildings shall
be terraced into the grade, so as to conceal parking on at least three
sides. Parking may only be exposed in rear of site except the parking
garage access will be permissible from the front or side of the building.
|
I.
A minimum thirty-foot-wide setback from the lot perimeter
shall be a landscaped buffer of preserved existing vegetation and,
as necessary in sparsely wooded areas, new landscaping of evergreen
shrubs or trees at least six feet high. The perimeter buffer may be
included within any required setback.
J.
A minimum of 50% of the tract area shall be reserved
for conservation, recreation, and other common open space uses. The
common open space may include wetlands, wetlands transition areas,
required buffer areas, and landscaped stormwater management facilities.
Portions of the common open space shall be developed for both passive
and active recreation, provided that no structures are to be calculated
as part of the fifty-percent open space acreage.
K.
See New Jersey Department of Community Affairs, Residential
Site Improvement Standards (RSIS), N.J.A.C. 5:21, for regulations
governing streets, parking, water supply, sanitary sewers, and stormwater
management standards.
L.
Fifteen percent of the total units developed on the
tract shall be rented to low- and moderate-income households, as defined
by the New Jersey Council on Affordable Housing (COAH).
M.
The required affordable housing shall be developed
and rented in accordance with the current applicable rules of COAH,
as may be amended from time to time (currently codified at N.J.A.C.
5:93), including requirements on split between low- and moderate-income
housing, bedroom distribution, range of affordability, rents of units,
affirmative marketing, affordability controls, and construction phasing
with the market-rate units developed on the tract.
N.
The facade of a building with affordable housing units
shall be indistinguishable from the facade of a building with market-rate
units of the same housing type developed on the tract.
O.
Affordable housing units shall be dispersed, to the
greatest extent feasible, among market-rate units of the same housing
type.
P.
All exterior lighting shall be arranged so as to reflect
away from all adjoining premises.
Q.
The development of multifamily buildings in the MF-AH2
District shall include building foundation plantings, clusters of
plantings in strategic areas, shade trees along roadways and pedestrian
paths, and preservation of existing vegetation, where feasible.
R.
Prior to the issuance of any construction permit for
buildings in the MF-AH2 District, the Planning Board shall review
and approve a site plan for the entire project, in accordance this
chapter.
[Added 3-19-2019 by Ord.
No. 1772]
A.
Purpose.
(1)
The purpose of the MF-AH3 Multifamily - Affordable Housing District
3 district is to provide for the construction of multifamily dwellings
and to create a realistic opportunity for the construction of a portion
of the Borough's affordable housing obligation.
(2)
This section has been adopted, in part, pursuant to a settlement
agreement, dated November 20, 2018, executed by and among Franklin
Manor Properties, LLC and the Borough of Franklin Lakes with regard
to the zoning of the lands commonly referred to as "Franklin Manor."
The parties intend and it is hereby resolved that the terms and conditions
of the settlement agreement shall be deemed included herein and made
part hereof and shall be applicable to any such application or development.
B.
The principal permitted uses allowed in the MF-AH3 District include
the following:
(1)
Multifamily dwellings.
C.
The accessory permitted uses allowed in the MF-AH3 District include
the following:
(1)
Accessory uses and structures customarily incidental to permitted uses, provided they do not include any activity customarily conducted for gain, subject to § 300-121A.
(5)
Signs, subject to §§ 300-110.1M and 300-128.
(6)
Off-street parking, including structured parking, subject to
the Residential Site Improvement Standards, New Jersey Administrative
Code, Title 5, Chapter 21.
(8)
Pump station/lift stations/utility structures and all customary
appurtenances associated with a development in the same district.
(9)
Stormwater management facilities, including detention/retention
ponds, conveyance systems, and all other structures required for sound
stormwater management control associated with a development in the
same district.
(10)
Recreational open space areas such as parks, preserves, recreation
areas or facilities, tennis courts, lakes, ponds, bikeways, playgrounds
and swimming facilities, along with structures and necessary features
appurtenant thereto.
E.
Area and bulk standards for multifamily dwellings:
(1)
Minimum lot area: 75,000 square feet.
(2)
Minimum lot width: 100 feet.
(3)
Minimum lot depth: 200 feet.
(4)
Minimum front yard setback (Tice Road): 20 feet.
(5)
Minimum side or rear yard setback: 15 feet.
(6)
Minimum parking setback: six feet.
(7)
Maximum total coverage: 75%.
(8)
Maximum building height: four stories/58 feet.
F.
The maximum gross residential density shall be 30 dwelling units
per acre, provided that the maximum number of dwellings permitted
in the district shall not exceed 52 dwellings. In computing the number
of units permitted, any portion of a unit less than 0.50 shall not
be considered.
G.
Planting and buffer requirements.
(2)
Building foundation plantings, clusters of plantings in strategic
areas, shade trees along roadways and pedestrian paths shall be provided
in order to enhance the appearance and function of the site.
(3)
Vehicle parking, vehicle circulation areas and the building
shall be screened from surrounding properties with a buffer of not
less than five feet in width. The buffer may include plantings, fencing
and/or a wall.
(4)
Buffer areas shall be maintained and kept clean of all debris,
rubbish, weeds and tall grass. Any screen planting shall be maintained
permanently by the property owner, and any plant material which does
not live shall be replaced within one year or one growing season.
(5)
No structure, activity, storage of materials, driveways or parking
of vehicles shall be permitted in the buffer area, except permitted
signs and fencing as specified in the district regulations, and such
signs and fencing shall be permitted in the buffer area only by a
finding by the Planning Board that their location in the buffer is
appropriate.
(6)
Landscaping shall not cast excessive shade on adjacent properties,
interfere with existing vegetation, interfere with light fixtures
or interfere with adequate sight distance for vehicles or pedestrians.
H.
Affordable housing.
(1)
Not less than 15% of the total units developed on the tract
shall be set aside for affordable housing.
(2)
The required affordable housing shall be developed and rented
in accordance with the Uniform Housing Affordability Controls (N.J.A.C.
5:80-26.1 et seq.), with the exception that 13% of the affordable
units shall be restricted to very-low-income households. This shall
include but not be limited to phasing, bedroom distribution, and affirmative
marketing.
(3)
The facade of a building or any portion of a building with affordable
housing units shall be indistinguishable from the facade of a building
with market-rate units of the same housing type developed on the tract.
(4)
Affordable housing units shall be dispersed, to the greatest
extent feasible, among market-rate units of the same housing type.
This shall require not less than two affordable units on each building
floor.
I.
Loading shall not be required.
A.
The purpose of the RB-1 District is to encourage the
development of a downtown commercial center containing a mixture of
compatible land uses to be accommodated in a group of structures designed
to enhance and promote the commercial center of the Borough. This
area shall be planned pursuant to the recommendations of the Borough
Master Plan. It shall be of integrated and compatible design with
respect to the relationship and location of buildings, parking, circulation,
walkways, landscape amenity, and buffer features.
B.
Principal permitted uses.
[Amended 11-1-2011 by Ord. No. 1530; 11-12-2014 by Ord. No. 1607; 4-5-2016 by Ord. No. 1668; 10-3-2022 by Ord. No. 1884]
(1)
The
principal permitted uses allowed in the RB-1 District include the
following:
(a)
Professional offices, including, but not limited to, medical and
dental offices, and surgical centers;
(b)
Art and dance studios and art galleries, including photography;
(c)
Retail sales, excluding sales of vehicles;
(d)
Personal service establishments;
(f)
Banks and similar financial institutions;
(g)
Indoor theaters;
(h)
Municipal buildings and uses;
(k)
Dental laboratories;
(l)
Any combination of two or more permitted uses.
(2)
None
of the foregoing permitted uses shall carry merchandise other than
that to be sold at retail on the premises and provided that all services
and sales are at retail and within enclosed buildings.
D.
Conditional permitted uses allowed in the RB District:
none.
E.
Prohibited uses. Any uses other than those permitted
by this subsection shall be prohibited. Without in any way limiting
the generality and prohibition of this subsection, nothing contained
in this chapter shall be construed to permit any of the following
uses in the RB or any other Business B District:
(1)
Drive-in restaurants or refreshment stands, commonly
called snack bars, dairy bars, hamburger stands, where customers and
patrons thereof are served food, soft drinks, ice cream and similar
confections which are prepared and served as to be intended for immediate
consumption over a counter or bar to customers and patrons while seated
or standing outside the confines of the building or structure in which
the business is conducted, or served in cars by waiters or waitresses.
(2)
Use of property for the open parking of any vehicle,
unless clearly accessory to the use conducted on the premises.
(3)
Residential uses.
(4)
Automotive uses such as body and fender shops, auto
glass shops, radiator repair shops, muffler shops, transmission repair
shops, new and used car lots, unless clearly accessory to the use
conducted on the premises.
(5)
Junkyards and automobile wrecking yards.
(6)
Discount stores and auction houses.
(7)
Any process of manufacture, assembly or treatment
which is not clearly incidental to a retail business conducted on
the premises.
(8)
Repair or machine shops, unless clearly accessory
to a permitted use conducted on the premises.
(9)
Self-operated and coin-operated dry-cleaning establishments
and laundromats, and any other unattended self-operated establishment.
(10)
Coal yards and commercial storage warehouses.
(11)
Storage of crude oil or any of its volatile
products or other flammable liquid in aboveground or underground tanks,
unless clearly necessary to a permitted use.
(12)
Commercial amusements other than movie theaters.
(13)
Outdoor parking or storage of trailers, all
types.
(14)
Sales, processing, assembling, servicing or
storage of materials, merchandise, supplies or displays shall be prohibited
in any front, side or rear yard or any area of open space, including
any aisle, sidewalk, walkway, driveway or accessway, except as herein
provided.
(15)
Storage of uncovered refuse or garbage.
(16)
Accessory buildings, except well houses, pump
houses and package septic systems.
(17)
Motorcycle and motorbike sales and service establishments.
(18)
Tattoo parlors if located within 1,000 feet of school or residential
zone.
[Added 4-5-2016 by Ord.
No. 1668]
(19)
Retail stores principally devoted to sale of tobacco products
or drug paraphernalia or products designed to facilitate tobacco use
or drug paraphernalia if located within 1,000 feet of school or residential
zone.
[Added 4-5-2016 by Ord.
No. 1668]
(20)
Drive-through facilities, including but not limited to those serving
restaurants, banks, or pharmacies.
[Added 12-21-2021 by Ord. No. 1860]
F.
The applicable area and bulk requirements are presented
in the accompanying Schedule of Area and Bulk Requirements set forth
at the end of this chapter.
[1]
Editor's Note: The name of this district was changed from
RB Retail Business District to RB-1 Retail Business 1 District 4-5-2016
by Ord. No. 1668.
[Added 4-5-2016 by Ord.
No. 1668]
A.
The purpose of the RB-2 District is to encourage the development
and redevelopment of a compatible mixture of land uses that will complement
the RB-1 District with special consideration of the locational significance
of properties located at the intersection of Franklin Avenue and Colonial
Road and the physical characteristics of those properties. The standards
herein are intended to produce a walkable commercial district composed
of small stores with high quality and distinctive architecture with
a traditional style that is compatible with the character of the corridor
and Franklin Lakes as a whole.
E.
Prohibited uses in the RB-2 District: Any uses other than those permitted
by this subsection shall be prohibited. Without in any way limiting
the generality and prohibition of this subsection, nothing contained
in this chapter shall be construed to permit any of the following
uses in the RB-2 District: all uses prohibited in the RB-1 District.
[Amended 12-21-2021 by Ord. No. 1860]
F.
The applicable area and bulk requirements are presented in the accompanying
Schedule of Area and Bulk Requirements set forth at the end of this
chapter with the following exception:
(1)
The maximum building height may be increased to two stories/40
feet if the following standards are met:
(a)
First-floor facades which are visible from a public street shall
be expressed as building modules that do not exceed 40 feet in width
so as to eliminate blank walls, create more interesting architecture,
and facilitate small-scale commercial opportunities. Architectural
elements, including but not limited to piers, columns, insets, projections
or other vertical elements, may be used to visually break up the plane
of the first-floor facade.
(b)
Where facing Franklin Avenue: a minimum of 60% of the ground-floor
facade between three and 10 feet above grade and 30% of upper-floor
facades shall be transparent and shall provide visual access to the
street. Blanked-out windows, windows which display only signage, or
look into unused or "dead" space do not meet this requirement.
(c)
First-floor windows facing a public street shall be clear; tinted
windows in this location are prohibited.
(d)
Building facades shall be finished in stone veneer, stucco,
brick, fiber cement panel and/or cast stone. Metal shall be used only
for minor accentuation of other elements of the facade. Where facing
Franklin Avenue, exterior insulation and finishing systems (EIFS)
shall not be used on any portion of the building facade or column
at a height of six feet or less.
(e)
The upper-story facade setback shall vary where such facades
face a public street. The maximum length of any continuous upper-story
facade setback shall not exceed 75 feet. Facade segments should vary
in setback by five feet or more.
(f)
At least 50% of the front yard setback of the upper story shall
be at least five feet greater than the front yard setback of the first
floor.
(g)
Awnings are required for not less than 40% of the first-floor
building facade facing Franklin Avenue. Where provided, awnings shall
be uniform in color and material.
G.
Design standards.
(1)
Retail and commercial uses (excluding medical and office uses)
shall be oriented toward Franklin Avenue. Medical and office uses
shall be located on the upper floor and may be oriented toward Colonial
Road or other streets.
(2)
Not less than 70% of first-floor facade facing Franklin Avenue
shall consist of active retail and commercial uses, such as retail
and restaurant space. Professional and medical offices are not active
uses.
(3)
Multiple principal buildings are prohibited on any lot for which
the area is equal to or less than three acres.
(4)
Buildings shall have a consistent architectural style.
(5)
The maximum size of any individual commercial business (excluding
office and medical use) should be limited to 20,000 square feet.
(6)
Building entrances should be articulated to make it easily identifiable
by visitors and to provide architectural interest. Examples of special
features of entrances include, but are not limited to, awnings and
architectural treatments.
(7)
Awnings are encouraged. Where provided, awnings shall be uniform
in color and material.
(8)
When separate nonresidential tenants are housed in the ground
floor of any building, separate entrances onto the sidewalk for each
space should be provided, except when two stores share a vestibule.
(9)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(10)
Consistent building materials shall be used on all sides of
a building that is visible from a public street.
(11)
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
(12)
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
(13)
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened using parapets, pitched
roof forms, or penthouses. Screening shall be constructed of the same
or complementary material as the building.
(14)
Exterior lighting should be architecturally integrated with
the building's style, material and color.
(15)
Lighting focused downward should be used to reinforce pedestrian
and vehicular circulation. Upward-focused lighting may be used to
highlight architectural elements of the building facade.
(16)
Sidewalks shall be provided along all road frontages. Sidewalks
along Franklin Avenue shall continue the streetscape design, including
sidewalk design, along adjacent properties.
(17)
Sidewalks shall be provided along all building facades that
include a building entrance. Sidewalks are encouraged to be a minimum
of eight feet wide where located adjacent to retail or restaurant
uses.
H.
Bicycle parking shall be provided in the amount of 5% of provided
vehicle spaces.
I.
Shared driveways are encouraged for adjacent uses. Driveway setback
standards shall not be applicable for properties served by the shared
driveway.
J.
Buffers and plantings shall meet the requirements of § 300-124 with the following exceptions which shall supersede any contradictory requirements:
(1)
A minimum buffer of 10 feet shall be provided along all property
lines. The Planning Board may reduce the buffer to a minimum of two
feet where a ten-foot buffer would be impractical, where the reduced
buffer area is not adjacent to a residential use or district, and
where a row of evergreen shrubs is provided to screen parked vehicles.
(2)
Shade trees shall not be required for properties east of Franklin
Avenue.
A.
The purpose of the LB-1 Limited Business District
is to permit a limited and restrictive range of business uses at the
perimeter of the Borough's central business district, due to the orientation
of the lots in this zone, and their proximity to residential development.
D.
Conditional permitted uses allowed in the LB-1 District
include the following: none.
E.
Prohibited uses. Any uses other than those permitted by this section shall be prohibited. Without in any way limiting the generality and prohibition of this subsection, nothing contained in this chapter shall be construed to permit any of the following uses in the LB-1 District: all the prohibited uses set forth in §§ 300-113E; auction halls; gasoline service stations; novelty, discount or general retail stores; outdoor storage, display, processing, assembling, servicing or sales.
F.
The applicable area and bulk requirements are presented
in the accompanying Schedule of Area and Bulk Requirements set forth
at the end of this chapter.
A.
The purpose of the LB-2 District is to acknowledge
an existing small commercial area containing a number of allied uses.
D.
Conditional permitted uses allowed in the LB-2 District
include the following: none.
E.
Prohibited uses. Any uses other than those permitted
by this section shall be prohibited. Also see § 300-146E
for additional provisions applicable herein.
F.
The applicable area and bulk requirements are presented
in the accompanying Schedule of Area and Bulk Requirements set forth
at the end of this chapter.
A.
The purpose of the OB-RL District is to encourage
integrated office research development which is harmonious and appropriate
for its environment; and allocate space for large-scale administrative
office, research office and laboratory uses utilizing open space and
park-like surroundings, free from encroachment from residential uses,
commercial establishments, industries or other office and research
uses not able to conform to the herein provided restrictions.
B.
The principal permitted uses allowed in the OB-RL
District include the following:
(1)
Office building for business, executive or administrative
purposes, and scientific, engineering or research laboratories devoted
to research design and/or experiments or processing and fabricating
incidental thereto, provided that no materials or finished products
shall be manufactured, processed or fabricated on the premises for
sale, at wholesale, retail or otherwise, except such as are incidental
to the laboratory research, design or experiments conducted on the
premises.
(2)
Professional, business or administrative offices.
(3)
Premises for fraternal organizations restricted to
member use only.
(4)
Educational or philanthropic organizations.
(5)
Municipal buildings and uses.
(6)
Public utility office buildings.
(7)
Child-care centers.
[Amended 5-3-2016 by Ord.
No. 1675]
(8)
Banks, savings banks, savings and loan associations.
(9)
Retail sales and personal services for employees of
other permitted uses and their guests as approved by the Planning
Board.
(10)
Museums, libraries, community cultural buildings
and uses related thereto; provided, however, that such uses shall
not be operated for fee or hire.
(11)
Horticultural parks, together with related hothouses
for the growing of plant life and the exhibitions thereof; provided,
however, that the uses shall not be operated for fee or sale thereof.
(12)
Outdoor recreational facilities and outbuildings
related thereto, ponding areas, lakes and streams; provided, however,
that the uses shall only be for the occupants of the building
(13)
Parking areas for passenger and service vehicles
necessary to or in connection with the above permitted uses
(14)
Signs in accordance with the standards herein
elsewhere established.
(15)
Tennis courts and platform tennis courts; provided,
however, that the uses shall not be operated for hire, provided further
that any illuminating lights shall be located not less than 300 feet
from any property lines and shall be erected in such a manner that
they shall be properly shielded and not shine on any adjoining property.
C.
Accessory permitted uses allowed in the OB-RL District
include the following:
D.
Conditional permitted uses allowed in the OB-RL District
include the following: none.
E.
Prohibited uses. Any uses other than those permitted herein shall be prohibited, including but not limited to the items listed in § 300-114E and the processing of garbage by the use of an incinerator or any other means designed to dispose of animal or vegetable matter, trash or ashes or other refuse matter, and including the use of land for the dumping of garbage for the purpose of using same as landfill in connection with a sanitary landfill plan; pilot plants; and research, testing or laboratory facilities devoted to chemical, biological, nuclear or radiological use except as incidental to a permitted use.
A.
The purpose of the HOB-RL Highway Office Building,
Research and Laboratory District is to establish an area for large-scale
administrative offices, research office and laboratory uses utilizing
open space and park-like surroundings free from encroachment from
residential uses, commercial establishments, industries or other offices
and research uses not able to conform to the herein provided restrictions,
and provide a transitional area between State Highway 208 and nearby
residential developments or zones; and, to take advantage of the already
existing State highway, thereby enabling office development at a location
which will result in minimal traffic impact on secondary municipal
streets.
B.
The principal permitted uses allowed in the HOB-RL
District include the following:
(1)
Architecturally related office buildings for executive
or administrative purposes, scientific engineering or research laboratories
devoted to research, design and/or experiments and product development,
marketing and quality testing, and for receiving, inspecting, culling
defects and shipping back to warehouses of recalled for-sale products,
or processing and fabricating incidental thereto, provided that no
materials or finished products shall be manufactured, processed or
fabricated on the premises for sale, at wholesale, retail or otherwise,
except such as are incidental to said laboratory research, design
or experiments and product development, marketing and quality testing,
and for receiving, inspecting, culling defects and shipping back to
warehouses of recalled for-sale products conducted on the premises.
The entire lot may be divided into separate parcels or leasehold estates
in connection with financing or development of office buildings and/or
laboratories. In conjunction therewith, easements of enjoyment may
be established for the benefit of the owners and occupants of individual
parcels or leasehold estates with respect to common areas and other
common improvements located on the remaining portion of the lot. In
the event that any such parcel or leasehold estate is conveyed or
otherwise acquired by reason of foreclosure or deed in lieu thereof
under any mortgage or other security agreement, the acquiring party,
and its successors in title, may occupy the land and building(s) affected
thereby or lease the same to one or more tenants without restrictions
as to the relationship of the owners and their tenants. Any parcel
so conveyed or otherwise acquired shall be considered along with the
remainder of the entire lot to determine compliance with the requirements
of an HOB-RL District and the conditions of site plan approval which
shall include the common areas and common improvements on the remainder
of the entire lot. For the purposes of this subsection, common areas
and common improvements shall include, but not be limited to, parking
areas and parking structures, drainage facilities, buffer areas, roadways,
access overpasses and sanitary facilities.
[Amended 2-15-2011 by Ord. No. 1512]
(2)
Museums, libraries, community cultural buildings and
uses related thereto; provided, however, that such uses shall not
be operated for fee or hire.
(3)
Horticultural parks, together with related hothouses,
for the growing of plant life and the exhibition thereof; provided,
however, that the uses shall not be operated for fee or hire or sale
thereof.
(5)
Parking areas or structures for passenger and service
vehicles necessary to or in connection with the above permitted uses
designed in accordance with standards herein elsewhere established.
(6)
Tennis courts and platform tennis courts; provided,
however, that the uses shall not be operated for hire, and provided
further that any illuminating lights shall be located not less than
300 feet from any property lines and shall be erected in such a manner
that they shall be properly shielded and not visible on any adjoining
property. The lighting of the tennis courts and/or platform tennis
courts shall also comply with any and all requirements of tennis court
lighting and any other ordinance enacted by the Borough.
(7)
A preexisting residential structure of a fieldstone
masonry construction may be used for any purpose consistent with the
general provisions of the HOB-RL District or for residential use for
an employee or contracted service employee.
[Amended 2-15-2011 by Ord. No. 1512]
C.
Accessory permitted use allowed in the HOB-RL District
include the following:
(5)
Employee educational programs as accessory to the
principal use.
(6)
Storage buildings.
[Added 2-15-2011 by Ord. No. 1512]
(7)
Drop and storage areas for landscaping and construction materials.
[Added 2-15-2011 by Ord. No. 1512]
(8)
Outdoor recreational facilities, and outbuildings related thereto,
ponding areas, lakes and streams.
[Added 2-15-2011 by Ord. No. 1512]
D.
Conditional permitted uses allowed in the HOB-RL District
include the following: none.
E.
Prohibited uses. Any uses other than those permitted by this section shall be prohibited, including but not limited to pilot plants, the items listed in § 300-114E and the processing of garbage by the use of an incinerator or any other means designed to dispose of animal or vegetable matter, trash or ashes or other refuse matter, and including the use of land for the dumping of garbage for the purpose of using same as landfill in connection with a sanitary landfill plan; and research, testing or laboratory facilities devoted to chemical, biological, nuclear or radiological use except as incidental to a permitted use.
[Amended 7-9-2003 by Ord. No. 1257; 11-1-2011 by Ord. No. 1530]
A.
The purpose of the I-1 Industrial District is to allow
for a limited number of light industrial and related uses, which will
be designed and integrated into the community to minimize any adverse
impacts on the overall residential character of the Borough.
B.
The principal permitted uses allowed in the I-1 Industrial
District include the following:
(1)
Book binderies.
(2)
Bottling plants.
(3)
Dairies and farms.
(4)
Furniture manufacturing.
(5)
Wholesale sales of hardware, appliance, plumbing and
electrical supplies.
(6)
Research and testing laboratories.
(7)
Machine shops.
(8)
Wholesale sales of office equipment and supplies.
(9)
Optical and scientific instrument manufacture.
(10)
Fabrication of musical instruments, paper products,
sporting goods, toys, and wood products from previously prepared parts
and basic materials.
(11)
Printing establishments.
(12)
Public utility substations.
(13)
Sign manufacturing.
(14)
Film processing and storage.
(15)
Storage of construction equipment and commercial
vehicles.
(16)
Warehouses.
(17)
Woodwork and millwork shops.
(18)
Woven-label mills.
(19)
Such other light industry in which the basic
process involved is the fabrication or assembly of previously prepared
materials, parts or components.
(22)
Indoor commercial recreation, including but not limited to gyms,
fitness centers, health clubs, and health spas; permitted indoor commercial
recreation facilities may include academic educational programs for
those participating in the recreation activities where there are no
more than 12 participants at any one time in the academic program
and no more than 20% of the facility is utilized for academic programs.
[Amended 12-18-2018 by Ord. No. 1765]
(23)
Offices, storage and/or workshops, including but not limited to facilities
for artisans, carpenters, contractors, landscapers, pest control companies,
and plumbers.
C.
Accessory permitted use allowed in the I-1 District
include the following:
(5)
Employee educational programs as accessory to the
principal use.
(6)
Dispensing gasoline to company vehicles, provided
that the sale of gasoline to the public is prohibited.
(7)
Offices,
provided that the gross floor area of the office shall not exceed
50% of the total gross floor area of the permitted industrial use.
D.
Conditional permitted uses allowed in the I-1 District
include the following: none.
E.
Prohibited uses. Any uses other than those permitted herein are prohibited, including but not limited to those items listed in § 300-114E, and the following:
(1)
The slaughtering of animals or the manufacture, processing
or conversion of any commodity of which the principal ingredient is
refuse animal matter.
(2)
The manufacture or mixing or compounding of acids
or other corrosive chemicals; abrasives; ammonia; asphalt; caustic
soda; cellulose; celluloid; cement; chlorine cleaning, bleaching or
washing compounds; coaltar distillates; coke; cottonseed products;
creosote or creosoted products; fertilizers; fireworks; acetylene
gas, glue; gunpowder or other explosives; glucose; insecticides; lime;
linoleum; matches; oilcloth, oils or petroleum products; paint; paper
pulp; potash, shoeblack; soap; starch; stove polish; sulfur products;
varnish; vinegar; wall plaster; wood distillates; and yeast.
(3)
Incineration of animal or animals or animal matter
by other than the Borough.
(4)
Any trade, industry or purpose that is so noxious
or offensive by reason of emission of odor, dust, smoke, gas or noise
as to be dangerous to the public health, safety or general welfare.
(5)
Any retail sales including the sale at retail of any
item or product on or from the premises.
F.
The applicable area and bulk requirements are presented
in the accompanying Schedule of Area and Bulk Requirements set forth
at the end of this chapter.
[Amended 11-1-2011 by Ord. No. 1530]
A.
The purpose of the I-2 Industrial District is to allow
for a limited number of light industrial and related uses, which will
be designed and integrated into the community to minimize any adverse
impacts on the overall residential character of the Borough.
C.
D.
Conditional permitted uses allowed in the I-2 District
include the following: none.
E.
Prohibited uses. The uses prohibited in the I-1 Industrial District, as set forth in § 300-118E, are also prohibited in the I-2 Industrial District.
F.
The applicable area and bulk requirements are presented
in the accompanying Schedule of Area and Bulk Requirements at the
end of this chapter.
[Added 4-14-2004 by Ord. No. 1280]
The following permitted uses are the only uses
permitted in the REC Zoning District:
A.
Facilities devoted to active and passive recreational
pursuits, including by way of example the following: swimming, boating,
fishing, golf, tennis, paddle tennis, softball, jogging, walking and
similar related recreational activities.
B.
Commercial uses with a direct close relationship to
the recreational uses, such as the sale of equipment utilized in the
recreational activity.
C.
Restaurant or tea room, provided that 75% of its eating
capacity will be at tables; all window/counter service is prohibited
except for members of Indian Trail Club and their guests utilizing
the facilities.
D.
Accessory uses and structures allowed in the REC District
are limited to those uses which are related to and secondary to the
principal recreation use and include the following:
(1)
Clubhouse use and associated facilities, including
restaurant, provided that all food prepared shall be for consumption
on the property; all window/counter service is prohibited except for
members of Indian Trail Club and their guests utilizing the facilities,
and parties, receptions, meetings, banquets, swimming and picnicking
for club members and their guests.
(2)
Accessory uses and structures customarily incidental
to the principal recreation uses, including recreational structures
and equipment used to provide instruction to individuals utilizing
the recreation facility.
(3)
Garages and other structures utilized to house
equipment customarily utilized to maintain the recreational facility.
Sheds used for irrigation equipment, landscaping materials and supplies.
(4)
Swimming pools, tennis courts, paddle tennis
courts, softball or baseball fields, and all structures normally associated
with those uses and facilities.
(8)
Outdoor storage of maintenance equipment and
composting in areas presently used at the time of adoption of this
section or approved by the Planning or Zoning Board.
(9)
Outdoor storage of boats, docks and lake-related
equipment and facilities.
[Added 4-14-2004 by Ord. No. 1280]
A.
The applicable area, bulk requirements, and setback
requirements of this Zone should be as follows:
(1)
Minimum lot area: N/A.
(2)
Minimum lot width: N/A.
(3)
Minimum radius from center point: N/A.
(4)
Minimum building setback (all lot lines): 150
feet.
(5)
Maximum building coverage: see below.
(6)
Maximum total coverage (lake and ponds not included
in calculation): 30%.
[Amended 11-9-2005 by Ord No. 1331; 10-19-2010 by Ord. No. 1498]
(7)
Maximum building height: 40 feet.
(8)
Density/floor area ratio: N/A.
B.
The off-street parking requirements for this Zone
are as follows:
C.
Lot coverage. It is acknowledged that the principal
purpose of this section is to retain and promote open space and recreation
facilities. In view of this, any future decrease in the existing open
space resulting from an expansion of building footprints shall require
Planning Board approval and shall not be permitted unless it is demonstrated
that the structures add to and promote the principal use of the property
as a recreational facility. Planning Board approval shall not be required
for the addition of facilities or structures where the use is limited
to recreation, such as tennis facilities or structures, paddle tennis
courts, docks, additional parking, pool, and shall also not apply
to an addition to a present structure which does not increase the
footprint of the present structure by more than 20%.
[Added 5-7-2019 by Ord. No. 1785]
A.
Purpose.
(1)
The purpose of the Affordable Housing Overlay 1 District (hereinafter
AHO-1) is to provide for the construction of mixed-used development
that includes a required affordable housing component to satisfy a
portion of the Borough's affordable housing obligation pursuant to
the New Jersey Fair Housing Act, N.J.S.A. 52:27D-301 et seq., the
rules of the New Jersey Council on Affordable Housing, and the 2018
settlement agreement between the Borough and Fair Share Housing Center.
B.
The principal permitted uses allowed in the AHO-1 District include
the following:
C.
The accessory permitted uses allowed in the AHO-1 District include
the following:
(2)
Private garages, as part of an approved development plan.
(4)
Off-street parking, including structured parking.
(6)
Recreational open space areas such as parks, preserves, recreation
areas or facilities, tennis courts, lakes, ponds, bikeways, playgrounds
and swimming facilities, along with structures and necessary features
appurtenant thereto.
E.
Affordable housing.
(1)
The required affordable housing set-aside for any type of development
is 15% where the affordable units shall be for rent, and 20% where
the affordable units shall be for sale.
(2)
Affordable housing units shall comply with the Borough's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1 et seq.), which shall control in the case
of any conflicts with this section, provided that a minimum of 13%
of the total low- and moderate-income units shall be affordable to
very-low-income households (i.e., 30% or less of median income).
F.
Area and bulk standards.
(1)
Residential density shall not exceed 12 units per acre.
(2)
Minimum tract area: 12 acres.
(3)
Minimum lot width: 200 feet.
(4)
Building setbacks:
(a)
Minimum front yard: 45 feet.
[1]
May be reduced to 30 feet if no vehicular parking
is provided; no lateral driveway is constructed; no paving is provided
other than walkways or entrance and exit drives; and the front yard
is suitably landscaped.
(b)
Minimum side yard: 20 feet.
(c)
Minimum rear yard: 20 feet.
(5)
Maximum building coverage: 50%.
(6)
Maximum lot coverage: 80%.
G.
Building requirements.
(1)
Buildings located along Franklin Avenue shall be oriented toward
Franklin Avenue with all or a significant portion located parallel
to the street. This shall not apply to any building located behind
another building. Orientation shall include the provision of one or
more primary building entrances.
(2)
The first floor of any building(s), or portion of a building(s),
oriented toward a public street shall consist of nonresidential uses.
(3)
First-floor residential units shall not face Franklin Avenue.
(4)
Multiple principal buildings shall be permitted on a lot.
(6)
Maximum building length: 200 feet.
(7)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(8)
The front facade of a residential building shall not continue
on the same plane for a linear distance of more than 75 feet. Minimum
two-foot offsets shall be required at breaks in the facade planes.
(9)
All townhouse dwellings shall provide at least one off-street
parking space within an enclosed garage located in the rear yard with
access from a lane/alley. Front-loaded garages and side-loaded garages
requiring access in the front of the townhouse buildings they are
intended to serve are prohibited.
(10)
Townhouse dwelling lots shall have their rear lot lines coinciding
with an alley 24 feet wide containing a vehicular pavement width of
at least 10 feet one-way and 16 feet two-way.
(11)
First-floor facades containing nonresidential uses which are
visible from a public street shall be expressed as building modules
that do not exceed 40 feet in width so as to eliminate blank walls,
create more interesting architecture, and facilitate small-scale commercial
opportunities. Architectural elements, including but not limited to
piers, columns, insets, projections or other vertical elements, may
be used to visually break up the plane of the first-floor facade.
(12)
Where facing Franklin Avenue, nonresidential uses shall have
a minimum of 60% of the ground-floor facade between three and 10 feet
above grade and 30% of upper-floor facades shall be transparent and
shall provide visual access to the street. Blanked-out windows, windows
which display only signage, or windows that look into unused or "dead"
space do not meet this requirement.
(13)
First-floor windows facing a public street shall be clear; tinted
windows in this location are prohibited.
(14)
Building facades shall be finished in stone veneer, stucco,
brick, fiber cement panel and/or cast stone. Metal shall be used only
for minor accentuation of other elements of the facade. Where facing
a public street, exterior insulation and finishing systems (EIFS)
shall not be used on any portion of the building facade or column
at a height of six feet or less.
(15)
The maximum size of any individual commercial business (excluding
office and medical use) should be limited to 20,000 square feet.
(16)
Building entrances should be articulated to make them easily
identifiable by visitors and to provide architectural interest. Examples
of special features of entrances include, but are not limited to,
awnings and architectural treatments.
(17)
Awnings are encouraged. Where provided, awnings shall be uniform
in color and material.
(18)
When separate nonresidential tenants are housed in the ground
floor of any building, separate entrances onto the sidewalk for each
space should be provided, except when two stores share a vestibule.
(19)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(20)
Consistent building materials shall be used on all sides of
a building that is visible from a public street.
(21)
Structured parking facing a public street shall not exceed one
story (parking level) and shall be screened by structural elements
that are compatible with the materials and design of the front and
side building facades.
(22)
Roof design:
(a)
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
(b)
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
(c)
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened using parapets, pitched
roof forms, or penthouses. Screening shall be constructed of the same
material as the building, or complementary material.
H.
Buffer and planting requirements.
(1)
Buffers and plantings shall be consistent with the requirements for the RB District in § 300-124.
(2)
Required buffers may be entirely or partially satisfied with
existing growth of evergreen and deciduous trees and shrubbery. Buffers
which do not provide a suitable screen as required above shall be
supplemented by additional evergreen plantings to provide the required
landscaped screen. In the event the approving authority finds that
further plantings of evergreens will not grow satisfactorily in said
buffer areas, stockade fencing six feet high shall be erected in the
buffer area.
(3)
All townhouse, multifamily and mixed-use developments shall
be provided with an aesthetically pleasing and functional landscape
component. Building foundation plantings, planting clusters located
in strategic areas, shade trees along roadways and sidewalks shall
be incorporated into an overall landscape plan. Native landscaping
shall be used to the greatest extent possible.
I.
Miscellaneous requirements.
(1)
Not more than one row of vehicle parking shall be located between
a building and a public street.
(2)
Bicycle parking shall be provided at a rate of not less than
5% of the required parking spaces.
(3)
Maximum distance between off-street parking space and the unit
served: 200 feet.
(4)
Exterior lighting should be architecturally integrated with
the building's style, material and color.
(5)
Lighting focused downward should be used to reinforce pedestrian
and vehicular circulation. Upward-focused lighting may be used to
highlight architectural elements of the building facade.
(6)
Sidewalks shall be provided along all road frontages. Sidewalks
along Franklin Avenue shall continue the streetscape design, including
sidewalk design, along adjacent properties. Sidewalks shall also be
provided along all building facades that include a building entrance.
Sidewalks are encouraged to be a minimum of eight feet wide where
located adjacent to retail or restaurant uses. Sidewalks shall be
designed and constructed pursuant to the Borough Code as well as the
New Jersey Residential Site Improvement Standards (R.S.I.S.), N.J.A.C.
5:21.
(7)
The site and building shall meet applicable fire safety and
code requirements.
[Added 5-7-2019 by Ord. No. 1785]
A.
Purpose.
(1)
The purpose of the Affordable Housing Overlay 2 District (hereinafter
AHO-2) is to provide for the construction of mixed-used development
that includes a required affordable housing component to satisfy a
portion of the Borough's affordable housing obligation pursuant to
the New Jersey Fair Housing Act, N.J.S.A. 52:27D-301 et seq., the
rules of the New Jersey Council on Affordable Housing, and the 2018
settlement agreement between the Borough and Fair Share Housing Center.
B.
The principal permitted uses allowed in the AHO-2 District include
the following:
C.
The accessory permitted uses allowed in the AHO-3 District include
the following:
(2)
Private garages, as part of an approved development plan.
(4)
Off-street parking, including structured parking.
(6)
Recreational open space areas such as parks, preserves, recreation
areas or facilities, tennis courts, lakes, ponds, bikeways, playgrounds
and swimming facilities, along with structures and necessary features
appurtenant thereto.
E.
Affordable housing.
(1)
The required affordable housing set-aside for any type of development
is 15% where the affordable units shall be for rent, and 20% where
the affordable units shall be for sale.
(2)
Affordable housing units shall comply with the Borough's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1 et seq.), which shall control in the case
of any conflicts with this section, provided that a minimum of 13%
of the total low- and moderate-income units shall be affordable to
very-low-income households (i.e., 30% or less of median income).
F.
Area and bulk standards.
(1)
Residential density shall not exceed 14 units per acre.
(2)
Minimum tract area: 2.5 acres.
(3)
Minimum lot width: 150 feet.
(4)
Building setbacks:
(a)
Minimum front yard: 45 feet.
[1]
May be reduced to 30 feet if no vehicular parking
is provided; no lateral driveway is constructed; no paving is provided
other than walkways or entrance and exit drives; and the front yard
is suitably landscaped.
(b)
Minimum side yard: 20 feet
(c)
Minimum rear yard: 20 feet.
(5)
Maximum building coverage: 50%
(6)
Maximum lot coverage: 80%.
G.
Building requirements.
(1)
Buildings located along Franklin Avenue shall be oriented toward
Franklin Avenue with all or a significant portion located parallel
to the street. This shall not apply to any building located behind
another building. Orientation shall include the provision of one or
more primary building entrances.
(2)
The first floor of any building(s), or portion of a building(s),
oriented toward a public street shall consist of nonresidential uses.
(3)
First-floor residential units shall not face Franklin Avenue.
(4)
Multiple principal buildings shall be permitted on a lot.
(6)
Maximum building length: 200 feet.
(7)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(8)
The front facade of a residential building shall not continue
on the same plane for a linear distance of more than 75 feet. Minimum
two-foot offsets shall be required at breaks in the facade planes.
(9)
All townhouse dwellings shall provide at least one off-street
parking space within an enclosed garage located in the rear yard with
access from a lane/alley. Front-loaded garages and side-loaded garages
requiring access in the front of the townhouse buildings they are
intended to serve are prohibited.
(10)
Townhouse dwelling lots shall have their rear lot lines coinciding
with an alley 24 feet wide containing a vehicular pavement width of
at least 10 feet one-way and 16 feet two-way.
(11)
First-floor facades containing nonresidential uses which are
visible from a public street shall be expressed as building modules
that do not exceed 40 feet in width so as to eliminate blank walls,
create more interesting architecture, and facilitate small-scale commercial
opportunities. Architectural elements, including but not limited to
piers, columns, insets, projections or other vertical elements, may
be used to visually break up the plane of the first-floor facade.
(12)
Where facing Franklin Avenue, nonresidential uses shall have
a minimum of 60% of the ground-floor facade between three and 10 feet
above grade, and 30% of upper-floor facades shall be transparent and
shall provide visual access to the street. Blanked-out windows, windows
which display only signage, or windows that look into unused or "dead"
space do not meet this requirement.
(13)
First-floor windows facing a public street shall be clear; tinted
windows in this location are prohibited.
(14)
Building facades shall be finished in stone veneer, stucco,
brick, fiber cement panel and/or cast stone. Metal shall be used only
for minor accentuation of other elements of the facade. Where facing
a public street, exterior insulation and finishing systems (EIFS)
shall not be used on any portion of the building facade or column
at a height of six feet or less.
(15)
The maximum size of any individual commercial business (excluding
office and medical use) should be limited to 20,000 square feet.
(16)
Building entrances should be articulated to make them easily
identifiable by visitors and to provide architectural interest. Examples
of special features of entrances include, but are not limited to,
awnings and architectural treatments.
(17)
Awnings are encouraged. Where provided, awnings shall be uniform
in color and material.
(18)
When separate nonresidential tenants are housed in the ground
floor of any building, separate entrances onto the sidewalk for each
space should be provided, except when two stores share a vestibule.
(19)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(20)
Consistent building materials shall be used on all sides of
a building that is visible from a public street.
(21)
Structured parking facing a public street shall not exceed one
story (parking level) and shall be screened by structural elements
that are compatible with the materials and design of the front and
side building facades.
(22)
Roof design:
(a)
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
(b)
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
(c)
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened using parapets, pitched
roof forms, or penthouses. Screening shall be constructed of the same
material as the building, or complementary material.
H.
Buffer and planting requirements.
(1)
Buffers and plantings shall be consistent with the requirements for the RB District in § 300-124.
(2)
Required buffers may be entirely or partially satisfied with
existing growth of evergreen and deciduous trees and shrubbery. Buffers
which do not provide a suitable screen as required above shall be
supplemented by additional evergreen plantings to provide the required
landscaped screen. In the event the approving authority finds that
further plantings of evergreens will not grow satisfactorily in said
buffer areas, stockade fencing six feet high shall be erected in the
buffer area.
(3)
All townhouse, multifamily and mixed-use developments shall
be provided with an aesthetically pleasing and functional landscape
component. Building foundation plantings, planting clusters located
in strategic areas, shade trees along roadways and sidewalks shall
be incorporated into an overall landscape plan. Native landscaping
shall be used to the greatest extent possible.
I.
Miscellaneous requirements.
(1)
Not more than one row of vehicle parking shall be located between
a building and a public street.
(2)
Bicycle parking shall be provided at a rate of not less than
5% of the required parking spaces.
(3)
Maximum distance between off-street parking space and the unit
served: 200 feet.
(4)
Exterior lighting should be architecturally integrated with
the building's style, material and color.
(5)
Lighting focused downward should be used to reinforce pedestrian
and vehicular circulation. Upward-focused lighting may be used to
highlight architectural elements of the building facade.
(6)
Sidewalks shall be provided along all road frontages. Sidewalks
along Franklin Avenue shall continue the streetscape design, including
sidewalk design, along adjacent properties. Sidewalks shall also be
provided along all building facades that include a building entrance.
Sidewalks are encouraged to be a minimum of eight feet wide where
located adjacent to retail or restaurant uses. Sidewalks shall be
designed and constructed pursuant to the Borough Code as well as the
New Jersey Residential Site Improvement Standards (R.S.I.S.), N.J.A.C.
5:21.
(7)
The site and building shall meet applicable fire safety and
code requirements.
[Added 5-7-2019 by Ord. No. 1785]
A.
Purpose.
(1)
The purpose of the Affordable Housing Overlay 3 District (hereinafter
AHO-3) is to provide for the construction of mixed-used development
that includes a required affordable housing component to satisfy a
portion of the Borough's affordable housing obligation pursuant to
the New Jersey Fair Housing Act, N.J.S.A. 52:27D-301 et seq., the
rules of the New Jersey Council on Affordable Housing, and the 2018
settlement agreement between the Borough and Fair Share Housing Center.
B.
The principal permitted uses allowed in the AHO-3 District include
the following:
C.
The accessory permitted uses allowed in the AHO-3 District include
the following:
(2)
Private garages, as part of an approved development plan.
(4)
Off-street parking, including structured parking.
(6)
Recreational open space areas such as parks, preserves, recreation
areas or facilities, tennis courts, lakes, ponds, bikeways, playgrounds
and swimming facilities, along with structures and necessary features
appurtenant thereto.
E.
Affordable housing.
(1)
The required affordable housing set-aside for any type of development
is 15% where the affordable units shall be for rent, and 20% where
the affordable units shall be for sale.
(2)
Affordable housing units shall comply with the Borough's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1 et seq.), which shall control in the case
of any conflicts with this section, provided that a minimum of 13%
of the total low- and moderate-income units shall be affordable to
very-low-income households (i.e., 30% or less of median income).
F.
Area and bulk standards.
(1)
Residential density shall not exceed 10 units per acre.
(2)
Minimum tract area: nine acres.
(3)
Minimum lot width: 200 feet.
(4)
Building setbacks:
(a)
Minimum front yard: 45 feet.
[1]
May be reduced to 30 feet if no vehicular parking
is provided; no lateral driveway is constructed; no paving is provided
other than walkways or entrance and exit drives; and the front yard
is suitably landscaped.
(b)
Minimum side yard: 20 feet.
(c)
Minimum rear yard: 20 feet.
(5)
Maximum building coverage: 50%.
(6)
Maximum lot coverage: 80%.
G.
Building requirements.
(1)
Buildings located along a public street shall be oriented toward
said public street with all or a significant portion located parallel
to the street. This shall not apply to any building located behind
another building. Orientation shall include the provision of one or
more primary building entrances.
(2)
The first floor of any building(s), or portion of a building(s),
oriented toward a public street shall consist of nonresidential uses.
(3)
First-floor residential units shall not face a public street.
(4)
Multiple principal buildings shall be permitted on a lot.
(6)
Maximum building length: 200 feet.
(7)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(8)
The front facade of a residential building shall not continue
on the same plane for a linear distance of more than 75 feet. Minimum
two-foot offsets shall be required at breaks in the facade planes.
(9)
All townhouse dwellings shall provide at least one off-street
parking space within an enclosed garage located in the rear yard with
access from a lane/alley. Front-loaded garages and side-loaded garages
requiring access in the front of the townhouse buildings they are
intended to serve are prohibited.
(10)
Townhouse dwelling lots shall have their rear lot lines coinciding
with an alley 24 feet wide containing a vehicular pavement width of
at least 10 feet one-way and 16 feet two-way.
(11)
First-floor facades containing nonresidential uses which are
visible from a public street shall be expressed as building modules
that do not exceed 40 feet in width so as to eliminate blank walls,
create more interesting architecture, and facilitate small-scale commercial
opportunities. Architectural elements, including but not limited to
piers, columns, insets, projections or other vertical elements, may
be used to visually break up the plane of the first-floor facade.
(12)
Where facing a public street, nonresidential uses shall have
a minimum of 60% of the ground-floor facade between three and 10 feet
above grade, and 30% of upper-floor facades shall be transparent and
shall provide visual access to the street. Blanked-out windows, windows
which display only signage, or windows that look into unused or "dead"
space do not meet this requirement.
(13)
First-floor windows facing a public street shall be clear; tinted
windows in this location are prohibited.
(14)
Building facades shall be finished in stone veneer, stucco,
brick, fiber cement panel and/or cast stone. Metal shall be used only
for minor accentuation of other elements of the facade. Where facing
a public street, exterior insulation and finishing systems (EIFS)
shall not be used on any portion of the building facade or column
at a height of six feet or less.
(15)
The maximum size of any individual commercial business (excluding
office and medical use) should be limited to 20,000 square feet.
(16)
Building entrances should be articulated to make them easily
identifiable by visitors and to provide architectural interest. Examples
of special features of entrances include, but are not limited to,
awnings and architectural treatments.
(17)
Awnings are encouraged. Where provided, awnings shall be uniform
in color and material.
(18)
When separate nonresidential tenants are housed in the ground
floor of any building, separate entrances onto the sidewalk for each
space should be provided, except when two stores share a vestibule.
(19)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(20)
Consistent building materials shall be used on all sides of
a building that is visible from a public street.
(21)
Structured parking facing a public street shall not exceed one
story (parking level) and shall be screened by structural elements
that are compatible with the materials and design of the front and
side building facades.
(22)
Roof design:
(a)
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
(b)
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
(c)
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened using parapets, pitched
roof forms, or penthouses. Screening shall be constructed of the same
material as the building, or complementary material.
H.
Buffer and planting requirements.
(1)
Buffers and plantings shall be consistent with the requirements for the RB District in § 300-124.
(2)
Required buffers may be entirely or partially satisfied with
existing growth of evergreen and deciduous trees and shrubbery. Buffers
which do not provide a suitable screen as required above shall be
supplemented by additional evergreen plantings to provide the required
landscaped screen. In the event the approving authority finds that
further plantings of evergreens will not grow satisfactorily in said
buffer areas, stockade fencing six feet high shall be erected in the
buffer area.
(3)
All townhouse, multifamily and mixed-use developments shall
be provided with an aesthetically pleasing and functional landscape
component. Building foundation plantings, planting clusters located
in strategic areas, shade trees along roadways and sidewalks shall
be incorporated into an overall landscape plan. Native landscaping
shall be used to the greatest extent possible.
I.
Miscellaneous requirements.
(1)
Not more than one row of vehicle parking shall be located between
a building and a public street.
(2)
Bicycle parking shall be provided at a rate of not less than
5% of the required parking spaces.
(3)
Maximum distance between off-street parking space and the unit
served: 200 feet.
(4)
Exterior lighting should be architecturally integrated with
the building's style, material and color.
(5)
Lighting focused downward should be used to reinforce pedestrian
and vehicular circulation. Upward-focused lighting may be used to
highlight architectural elements of the building facade.
(6)
Sidewalks shall be provided along all road frontages. Sidewalks
along Franklin Avenue shall continue the streetscape design, including
sidewalk design, along adjacent properties. Sidewalks shall also be
provided along all building facades that include a building entrance.
Sidewalks are encouraged to be a minimum of eight feet wide where
located adjacent to retail or restaurant uses. Sidewalks shall be
designed and constructed pursuant to the Borough Code as well as the
New Jersey Residential Site Improvement Standards (R.S.I.S.), N.J.A.C.
5:21.
(7)
The site and building shall meet applicable fire safety and
code requirements.
[Added 5-7-2019 by Ord. No. 1785]
A.
Purpose.
(1)
The purpose of the Affordable Housing Overlay 4 District (hereinafter
AHO-4) is to provide for the construction of residential development
that includes a required affordable housing component to satisfy a
portion of the Borough's affordable housing obligation pursuant to
the New Jersey Fair Housing Act, N.J.S.A. 52:27D-301 et seq., the
rules of the New Jersey Council on Affordable Housing, and the 2018
settlement agreement between the Borough and Fair Share Housing Center.
C.
The accessory permitted uses allowed in the AHO-4 District include
the following:
(2)
Private garages, as part of an approved development plan.
(4)
Off-street parking, including structured parking.
(6)
Recreational open space areas such as parks, preserves, recreation
areas or facilities, tennis courts, lakes, ponds, bikeways, playgrounds
and swimming facilities, along with structures and necessary features
appurtenant thereto.
E.
Affordable housing.
(1)
The required affordable housing set-aside for any type of development
is 15% where the affordable units shall be for rent, and 20% where
the affordable units shall be for sale.
(2)
Affordable housing units shall comply with the Borough's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1 et seq.), which shall control in the case
of any conflicts with this section, provided that a minimum of 13%
of the total low- and moderate-income units shall be affordable to
very-low-income households (i.e., 30% or less of median income).
F.
G.
Building requirements.
(1)
Buildings located along a public street shall be oriented toward
said public street with all or a significant portion located parallel
to the street. This shall not apply to any building located behind
another building. Orientation shall include the provision of one or
more primary building entrances.
(2)
Multiple principal buildings shall be permitted on a lot.
(4)
Maximum building length: 200 feet.
(5)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(6)
The front facade of a residential building shall not continue
on the same plane for a linear distance of more than 75 feet. Minimum
two-foot offsets shall be required at breaks in the facade planes.
(7)
All townhouse dwellings shall provide at least one off-street
parking space within an enclosed garage located in the rear yard with
access from a lane/alley. Front-loaded garages and side-loaded garages
requiring access in the front of the townhouse buildings they are
intended to serve are prohibited.
(8)
Townhouse dwelling lots shall have their rear lot lines coinciding
with an alley 24 feet wide containing a vehicular pavement width of
at least 10 feet one-way and 16 feet two-way.
(9)
Building facades shall be finished in stone veneer, stucco,
brick, fiber cement panel and/or cast stone. Metal shall be used only
for minor accentuation of other elements of the facade. Where facing
a public street, exterior insulation and finishing systems (EIFS)
shall not be used on any portion of the building facade or column
at a height of six feet or less.
(10)
Building entrances should be articulated to make them easily
identifiable by visitors and to provide architectural interest. Examples
of special features of entrances include, but are not limited to,
awnings and architectural treatments.
(11)
Awnings are encouraged. Where provided, awnings shall be uniform
in color and material.
(12)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(13)
Consistent building materials shall be used on all sides of
a building that is visible from a public street.
(14)
Structured parking facing a public street shall not exceed one
story (parking level) and shall be screened by structural elements
that are compatible with the materials and design of the front and
side building facades.
(15)
Roof design:
(a)
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
(b)
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
(c)
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened using parapets, pitched
roof forms, or penthouses. Screening shall be constructed of the same
material as the building, or complementary material.
H.
Buffer and planting requirements.
(1)
Buffers and plantings shall be consistent with the requirements for the I District in § 300-124.
(2)
Required buffers may be entirely or partially satisfied with
existing growth of evergreen and deciduous trees and shrubbery. Buffers
which do not provide a suitable screen as required above shall be
supplemented by additional evergreen plantings to provide the required
landscaped screen. In the event the approving authority finds that
further plantings of evergreens will not grow satisfactorily in said
buffer areas, stockade fencing six feet high shall be erected in the
buffer area.
(3)
All townhouse, multifamily and mixed-use developments shall
be provided with an aesthetically pleasing and functional landscape
component. Building foundation plantings, planting clusters located
in strategic areas, shade trees along roadways and sidewalks shall
be incorporated into an overall landscape plan. Native landscaping
shall be used to the greatest extent possible.
I.
Miscellaneous requirements.
(1)
Not more than one row of vehicle parking shall be located between
a building and a public street.
(2)
Bicycle parking shall be provided at a rate of not less than
5% of the required parking spaces. This may be provided within the
building interior.
(3)
Maximum distance between off-street parking space and the unit
served: 200 feet.
(4)
Exterior lighting should be architecturally integrated with
the building's style, material and color.
(5)
Lighting focused downward should be used to reinforce pedestrian
and vehicular circulation. Upward-focused lighting may be used to
highlight architectural elements of the building facade.
(6)
Sidewalks shall be provided along all road frontages. Sidewalks
along Franklin Avenue shall continue the streetscape design, including
sidewalk design, along adjacent properties. Sidewalks shall also be
provided along all building facades that include a building entrance.
Sidewalks are encouraged to be a minimum of eight feet wide where
located adjacent to retail or restaurant uses. Sidewalks shall be
designed and constructed pursuant to the Borough Code as well as the
New Jersey Residential Site Improvement Standards (R.S.I.S.), N.J.A.C.
5:21.
(7)
The site and building shall meet applicable fire safety and
code requirements.
[Added 5-7-2019 by Ord. No. 1785]
A.
Purpose.
(1)
The purpose of the Affordable Housing Overlay 5 District (hereinafter
AHO-5) is to provide for the construction of residential development
that includes a required affordable housing component to satisfy a
portion of the Borough's affordable housing obligation pursuant to
the New Jersey Fair Housing Act, N.J.S.A. 52:27D-301 et seq., the
rules of the New Jersey Council on Affordable Housing, and the 2018
settlement agreement between the Borough and Fair Share Housing Center.
C.
The accessory permitted uses allowed in the AHO-5 District include
the following:
(2)
Private garages, as part of an approved development plan.
(4)
Off-street parking, including structured parking.
(6)
Recreational open space areas such as parks, preserves, recreation
areas or facilities, tennis courts, lakes, ponds, bikeways, playgrounds
and swimming facilities, along with structures and necessary features
appurtenant thereto.
E.
Affordable housing.
(1)
The required affordable housing set-aside for any type of development
is 15% where the affordable units shall be for rent, and 20% where
the affordable units shall be for sale.
(2)
Affordable housing units shall comply with the Borough's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1 et seq.), which shall control in the case
of any conflicts with this section, provided that a minimum of 13%
of the total low- and moderate-income units shall be affordable to
very-low-income households (i.e., 30% or less of median income).
F.
Area and bulk standards.
(1)
Residential density shall not exceed 18 units per acre.
(2)
Minimum lot area: one acre.
(3)
Minimum lot width: 150 feet.
(5)
Maximum building coverage: 60%.
(6)
Maximum lot coverage: 80%.
G.
Building requirements.
(1)
Buildings located along a public street shall be oriented toward
said public street with all or a significant portion located parallel
to the street. This shall not apply to any building located behind
another building. Orientation shall include the provision of one or
more primary building entrances.
(2)
Multiple principal buildings shall be permitted on a lot.
(4)
Maximum building length: 200 feet.
(5)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(6)
The front facade of a residential building shall not continue
on the same plane for a linear distance of more than 75 feet. Minimum
two-foot offsets shall be required at breaks in the facade planes.
(7)
All townhouse dwellings shall provide at least one off-street
parking space within an enclosed garage located in the rear yard with
access from a lane/alley. Front-loaded garages and side-loaded garages
requiring access in the front of the townhouse buildings they are
intended to serve are prohibited.
(8)
Townhouse dwelling lots shall have their rear lot lines coinciding
with an alley 24 feet wide containing a vehicular pavement width of
at least 10 feet one-way and 16 feet two-way.
(9)
Building facades shall be finished in stone veneer, stucco,
brick, fiber cement panel and/or cast stone. Metal shall be used only
for minor accentuation of other elements of the facade. Where facing
a public street, exterior insulation and finishing systems (EIFS)
shall not be used on any portion of the building facade or column
at a height of six feet or less.
(10)
Building entrances should be articulated to make them easily
identifiable by visitors and to provide architectural interest. Examples
of special features of entrances include, but are not limited to,
awnings and architectural treatments.
(11)
Awnings are encouraged. Where provided, awnings shall be uniform
in color and material.
(12)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(13)
Consistent building materials shall be used on all sides of
a building that is visible from a public street.
(14)
Structured parking facing a public street shall not exceed one
story (parking level) and shall be screened by structural elements
that are compatible with the materials and design of the front and
side building facades.
(15)
Roof design:
(a)
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
(b)
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
(c)
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened using parapets, pitched
roof forms, or penthouses. Screening shall be constructed of the same
material as the building, or complementary material.
H.
Buffer and planting requirements.
(1)
Buffers and plantings shall be consistent with the requirements for the I District in § 300-124.
(2)
Required buffers may be entirely or partially satisfied with
existing growth of evergreen and deciduous trees and shrubbery. Buffers
which do not provide a suitable screen as required above shall be
supplemented by additional evergreen plantings to provide the required
landscaped screen. In the event the approving authority finds that
further plantings of evergreens will not grow satisfactorily in said
buffer areas, stockade fencing six feet high shall be erected in the
buffer area.
(3)
All townhouse, multifamily and mixed-use developments shall
be provided with an aesthetically pleasing and functional landscape
component. Building foundation plantings, planting clusters located
in strategic areas, shade trees along roadways and sidewalks shall
be incorporated into an overall landscape plan. Native landscaping
shall be used to the greatest extent possible.
I.
Miscellaneous requirements.
(1)
Not more than one row of vehicle parking shall be located between
a building and a public street.
(2)
Bicycle parking shall be provided at a rate of not less than
5% of the required parking spaces. This may be provided within the
building interior.
(3)
Maximum distance between off-street parking space and the unit
served: 200 feet.
(4)
Exterior lighting should be architecturally integrated with
the building's style, material and color.
(5)
Lighting focused downward should be used to reinforce pedestrian
and vehicular circulation. Upward-focused lighting may be used to
highlight architectural elements of the building facade.
(6)
Sidewalks shall be provided along all road frontages. Sidewalks
along Franklin Avenue shall continue the streetscape design, including
sidewalk design, along adjacent properties. Sidewalks shall also be
provided along all building facades that include a building entrance.
Sidewalks are encouraged to be a minimum of eight feet wide where
located adjacent to retail or restaurant uses. Sidewalks shall be
designed and constructed pursuant to the Borough Code as well as the
New Jerseu Residential Site Improvement Standards (R.S.I.S.), N.J.A.C.
5:21.
(7)
The site and building shall meet applicable fire safety and
code requirements.
[Added 5-7-2019 by Ord. No. 1785]
A.
Purpose.
(1)
The purpose of the Affordable Housing Overlay 6 District (hereinafter
AHO-6) is to provide for the construction of residential development
that includes a required affordable housing component to satisfy a
portion of the Borough's affordable housing obligation pursuant to
New Jersey's Fair Housing Act, N.J.S.A. 52:27D-301 et seq., the rules
of the New Jersey Council on Affordable Housing, and the 2018 settlement
agreement between the Borough and Fair Share Housing Center.
C.
The accessory permitted uses allowed in the AHO-6 District include
the following:
(2)
Private garages, as part of an approved development plan.
(4)
Off-street parking, including structured parking.
(6)
Recreational open space areas such as parks, preserves, recreation
areas or facilities, tennis courts, lakes, ponds, bikeways, playgrounds
and swimming facilities, along with structures and necessary features
appurtenant thereto.
E.
Affordable housing.
(1)
The required affordable housing set-aside for any type of development
is 15% where the affordable units shall be for rent, and 20% where
the affordable units shall be for sale.
(2)
Affordable housing units shall comply with the Borough's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1 et seq.), which shall control in the case
of any conflicts with this section, provided that a minimum of 13%
of the total low- and moderate-income units shall be affordable to
very-low-income households (i.e., 30% or less of median income).
F.
Area and bulk standards.
(1)
Residential density shall not exceed 16 units per acre.
(2)
Minimum lot area: one acre.
(3)
Minimum lot width: 200 feet.
(5)
Maximum building coverage: 60%.
(6)
Maximum lot coverage: 80%.
G.
Building requirements.
(1)
Buildings located along a public street shall be oriented toward
said public street with all or a significant portion located parallel
to the street. This shall not apply to any building located behind
another building. Orientation shall include the provision of one or
more primary building entrances.
(2)
Multiple principal buildings shall be permitted on a lot.
(4)
Maximum building length: 200 feet.
(5)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(6)
The front facade of a residential building shall not continue
on the same plane for a linear distance of more than 75 feet. Minimum
two-foot offsets shall be required at breaks in the facade planes.
(7)
All townhouse dwellings shall provide at least one off-street
parking space within an enclosed garage located in the rear yard with
access from a lane/alley. Front-loaded garages and side-loaded garages
requiring access in the front of the townhouse buildings they are
intended to serve are prohibited.
(8)
Townhouse dwelling lots shall have their rear lot lines coinciding
with an alley 24 feet wide containing a vehicular pavement width of
at least 10 feet one-way and 16 feet two-way.
(9)
Building facades shall be finished in stone veneer, stucco,
brick, fiber cement panel and/or cast stone. Metal shall be used only
for minor accentuation of other elements of the facade. Where facing
a public street, exterior insulation and finishing systems (EIFS)
shall not be used on any portion of the building facade or column
at a height of six feet or less.
(10)
Building entrances should be articulated to make them easily
identifiable by visitors and to provide architectural interest. Examples
of special features of entrances include, but are not limited to,
awnings and architectural treatments.
(11)
Awnings are encouraged. Where provided, awnings shall be uniform
in color and material.
(12)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(13)
Consistent building materials shall be used on all sides of
a building that is visible from a public street.
(14)
Structured parking facing a public street shall not exceed one
story (parking level) and shall be screened by structural elements
that are compatible with the materials and design of the front and
side building facades.
(15)
Roof design:
(a)
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
(b)
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
(c)
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened using parapets, pitched
roof forms, or penthouses. Screening shall be constructed of the same
material as the building, or complementary material.
H.
Buffer and planting requirements.
(1)
Buffers and plantings shall be consistent with the requirements for the I District in § 300-124.
(2)
Required buffers may be entirely or partially satisfied with
existing growth of evergreen and deciduous trees and shrubbery. Buffers
which do not provide a suitable screen as required above shall be
supplemented by additional evergreen plantings to provide the required
landscaped screen. In the event the approving authority finds that
further plantings of evergreens will not grow satisfactorily in said
buffer areas, stockade fencing six feet high shall be erected in the
buffer area.
(3)
All townhouse, multifamily and mixed-use developments shall
be provided with an aesthetically pleasing and functional landscape
component. Building foundation plantings, planting clusters located
in strategic areas, shade trees along roadways and sidewalks shall
be incorporated into an overall landscape plan. Native landscaping
shall be used to the greatest extent possible.
I.
Miscellaneous requirements.
(1)
Not more than one row of vehicle parking shall be located between
a building and a public street.
(2)
Bicycle parking shall be provided at a rate of not less than
5% of the required parking spaces. This may be provided within the
building interior.
(3)
Maximum distance between off-street parking space and the unit
served: 200 feet.
(4)
Exterior lighting should be architecturally integrated with
the building's style, material and color.
(5)
Lighting focused downward should be used to reinforce pedestrian
and vehicular circulation. Upward-focused lighting may be used to
highlight architectural elements of the building facade.
(6)
Sidewalks shall be provided along all road frontages. Sidewalks
along Franklin Avenue shall continue the streetscape design, including
sidewalk design, along adjacent properties. Sidewalks shall also be
provided along all building facades that include a building entrance.
Sidewalks are encouraged to be a minimum of eight feet wide where
located adjacent to retail or restaurant uses. Sidewalks shall be
designed and constructed pursuant to the Borough Code as well as the
New Jersey Residential Site Improvement Standards (R.S.I.S.), N.J.A.C.
5:21.
(7)
The site and building shall meet applicable fire safety and
code requirements.
[Added 5-7-2019 by Ord. No. 1785]
A.
Purpose.
(1)
The purpose of the Affordable Housing Overlay 7 District (hereinafter
AHO-7) is to provide for the construction of residential development
that includes a required affordable housing component to satisfy a
portion of the Borough's affordable housing obligation pursuant to
the New Jersey Fair Housing Act, N.J.S.A. 52:27D-301 et seq., the
rules of the New Jersey Council on Affordable Housing, and the 2018
settlement agreement between the Borough and Fair Share Housing Center.
C.
The accessory permitted uses allowed in the AHO-7 District include
the following:
(2)
Private garages, as part of an approved development plan.
(4)
Off-street parking, including structured parking.
(6)
Recreational open space areas such as parks, preserves, recreation
areas or facilities, tennis courts, lakes, ponds, bikeways, playgrounds
and swimming facilities, along with structures and necessary features
appurtenant thereto.
E.
Affordable housing.
(1)
The required affordable housing set-aside for any type of development
is 15% where the affordable units shall be for rent, and 20% where
the affordable units shall be for sale.
(2)
Affordable housing units shall comply with the Borough's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1 et seq.), which shall control in the case
of any conflicts with this section, provided that a minimum of 13%
of the total low- and moderate-income units shall be affordable to
very-low-income households (i.e., 30% or less of median income).
F.
G.
Building requirements.
(1)
Buildings located along a public street shall be oriented toward
said public street with all or a significant portion located parallel
to the street. This shall not apply to any building located behind
another building. Orientation shall include the provision of one or
more primary building entrances.
(2)
Multiple principal buildings shall be permitted on a lot.
(4)
Maximum building length: 200 feet.
(5)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(6)
The front facade of a residential building shall not continue
on the same plane for a linear distance of more than 75 feet. Minimum
two-foot offsets shall be required at breaks in the facade planes.
(7)
All townhouse dwellings shall provide at least one off-street
parking space within an enclosed garage located in the rear yard with
access from a lane/alley. Front-loaded garages and side-loaded garages
requiring access in the front of the townhouse buildings they are
intended to serve are prohibited.
(8)
Townhouse dwelling lots shall have their rear lot lines coinciding
with an alley 24 feet wide containing a vehicular pavement width of
at least 10 feet one-way and 16 feet two-way.
(9)
Building facades shall be finished in stone veneer, stucco,
brick, fiber cement panel and/or cast stone. Metal shall be used only
for minor accentuation of other elements of the facade. Where facing
a public street, exterior insulation and finishing systems (EIFS)
shall not be used on any portion of the building facade or column
at a height of six feet or less.
(10)
Building entrances should be articulated to make them easily
identifiable by visitors and to provide architectural interest. Examples
of special features of entrances include, but are not limited to,
awnings and architectural treatments.
(11)
Awnings are encouraged. Where provided, awnings shall be uniform
in color and material.
(12)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(13)
Consistent building materials shall be used on all sides of
a building that is visible from a public street.
(14)
Structured parking facing a public street shall not exceed one
story (parking level) and shall be screened by structural elements
that are compatible with the materials and design of the front and
side building facades.
(15)
Roof design:
(a)
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
(b)
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
(c)
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened using parapets, pitched
roof forms, or penthouses. Screening shall be constructed of the same
material as the building, or complementary material.
H.
Buffer and planting requirements.
(1)
Buffers and plantings shall be consistent with the requirements for the RB District in § 300-124.
(2)
Required buffers may be entirely or partially satisfied with
existing growth of evergreen and deciduous trees and shrubbery. Buffers
which do not provide a suitable screen as required above shall be
supplemented by additional evergreen plantings to provide the required
landscaped screen. In the event the approving authority finds that
further plantings of evergreens will not grow satisfactorily in said
buffer areas, stockade fencing six feet high shall be erected in the
buffer area.
(3)
All townhouse, multifamily and mixed-use developments shall
be provided with an aesthetically pleasing and functional landscape
component. Building foundation plantings, planting clusters located
in strategic areas, shade trees along roadways and sidewalks shall
be incorporated into an overall landscape plan. Native landscaping
shall be used to the greatest extent possible.
I.
Miscellaneous requirements.
(1)
Vehicle parking shall not be located between a residential building
and a public street.
(2)
Bicycle parking shall be provided at a rate of not less than
5% of the required parking spaces. This may be provided within the
building interior.
(3)
Maximum distance between off-street parking space and the unit
served: 200 feet.
(4)
Exterior lighting should be architecturally integrated with
the building's style, material and color.
(5)
Lighting focused downward should be used to reinforce pedestrian
and vehicular circulation. Upward-focused lighting may be used to
highlight architectural elements of the building facade.
(6)
Sidewalks shall be provided along all road frontages. Sidewalks
along Franklin Avenue shall continue the streetscape design, including
sidewalk design, along adjacent properties. Sidewalks shall also be
provided along all building facades that include a building entrance.
Sidewalks are encouraged to be a minimum of eight feet wide where
located adjacent to retail or restaurant uses. Sidewalks shall be
designed and constructed pursuant to the Borough Code as well as the
New Jersey Residential Site Improvement Standards (R.S.I.S.), N.J.A.C.
5:21.
(7)
The site and building shall meet applicable fire safety and
code requirements.
[Added 10-6-2020 by Ord.
No. 1820]
A.
Purpose.
(1)
The purpose of the RB-3 District is to encourage the redevelopment
and revitalization of lands in the District with a site design that
is compatible with the lot configuration of the District, surrounding
residential uses, and regional traffic along Franklin Avenue.
B.
The principal permitted uses allowed in the RB-3 District include
the following:
(1)
A convenience store for the retail sale of small prepackaged
products associated with this use. Food may not be cooked or prepared
on site, except for microwave heating, and must be prepackaged and
preprepared. In addition, the sale of gasoline is permitted but all
other motor vehicle related products or services are prohibited, except
for the sale of fluids in small containers usually available at a
convenience store such as engine oil, windshield and cooling fluids.
F.
Design requirements.
(1)
Development in the RB-3 District shall meet the design standards for subdivisions (Article VII) and design standards for site plans (Article VIII), with the exception of the following:
(b)
§ 300-71B(1).
(e)
§ 300-71E(3).
(f)
§ 300-120G(2).
(g)
§ 300-120G(3).
(i)
§ 300-120G(7).
(j)
§ 300-120G(8).
(k)
§ 300-120G(9).
(l)
§ 300-120G(11).
(m)
§ 300-120G(12).
(n)
§ 300-120G(14).
(o)
§ 300-120G(15).
(2)
Development in the RB-3 District shall meet the applicable sign
regulations for the RB-1 District, with the following exceptions:
(a)
One nonilluminated canopy sign shall be permitted with a maximum
area of 20 square feet.
(b)
Wall signs shall be permitted as follows:
[1]
A combined maximum of 60 square feet is permitted
on all building facades with a maximum on any one facade of one 20-square-foot
sign.
[2]
All wall signs shall be made of natural materials
and illuminated externally. Signs, whether the lighting is mounted
above or below the sign face or panel, shall have lighting fixtures
or luminaires that are fully shielded and shall produce no glare toward
neighboring properties or passing motorists.
(c)
Freestanding signs are prohibited.
(3)
Parking shall have a minimum setback of five feet from any residential
lot.
(4)
Parking shall be provided at a ratio of one parking space per
300 square feet of gross floor area.
(5)
The minimum aisle width where perpendicular parking is provided
shall be 22 feet.
(6)
Parking stalls may be reduced in size from 10 feet by 20 feet
in dimension, to nine feet by 18 feet in dimension.
(7)
Screening of parking from public streets shall be provided with
plantings to the extent practical.
(8)
A buffer of not less than five feet in width shall be provided
along any property line shared with a residential use. Said buffer
shall be composed of a single row of evergreen trees and a solid wooden
fence at least six feet high with a natural or stained wood or painted
dark green. Evergreen trees shall not be less than five feet high
when planted, and the lowest branches shall be not more than one foot
above the ground. Failure to maintain the required buffer at any time
shall be considered a zoning violation and render as nonpermitted
any use of the site.
(9)
Light spill from any light source on the site onto residential
properties is prohibited such that there shall be zero footcandles
on adjacent residential property lines as a result of development
in this zone district. There shall be no light glare as viewed from
adjacent residential properties.
(10)
There shall be no outdoor display or storage of materials, merchandise,
supplies or accessories.
(11)
No illumination, other than security lighting, shall be permitted
after business hours.
(12)
No portion of a gasoline service station canopy shall exceed
the height of the principal building on the property. The maximum
size of a gasoline service station canopy shall be 750 square feet.
[Added 5-28-2022 by Ord. No. 1878]
A.
Purpose.
The purpose of the OB Office Building District is to establish an
area for moderately scaled office and educational uses in a park-like
setting within an area of the Borough that is characterized by areas
of expansive open space as well as office development.
D.
Conditional
permitted uses allowed in the OB District include the following: None.
E.
Prohibited
uses: Any uses other than those permitted herein shall be prohibited.
F.
Minimum
lot area: 3.25 acres.
G.
Minimum
lot width: not applicable.
H.
Minimum
radius from center point: not applicable.
I.
Minimum
front yard: not applicable.
J.
Minimum
western side yard: 100 feet.
K.
Minimum
eastern side yard: 70 feet.
L.
Minimum
northern side yard: 70 feet.
M.
Minimum
southern side yard: 160 feet.
N.
Minimum
rear yard: nor applicable.
O.
Maximum
building coverage: 0.23.
P.
Maximum
total coverage: 55%.
Q.
Maximum
building height: 40 feet.
R.
Density/floor
area ratio: 0.23.
[Added 11-9-2023 by Ord.
No. 1927]
A.
Purpose.
(1)
The purpose of the Mixed Use - 1 District (MU-1) is to provide
standards that will permit a variety of housing types and nonresidential
uses pursuant to the Borough's settlement agreement with SHG
Franklin Lakes, LLC. Additionally, development in this district is
intended to assist the Borough to meet its affordable housing obligation
and to implement the settlement agreement with SHG Franklin Lakes,
LLC.
(2)
This section has been adopted, in part, pursuant to said amended
and restated settlement agreement with SHG Franklin Lakes, LLC, dated
amended August 28, 2023, executed between SHG Franklin Lakes, LLC
and the Borough of Franklin Lakes (collectively, the "parties") with
regard to the zoning of the lands located on Block 2607 Lot 1 (the
"property") and, with regard to any application or development of
the property, the parties intend and it is hereby resolved that the
terms and conditions of the settlement agreement shall be deemed included
herein and made a part hereof and shall be applicable to any such
application or development.
B.
The principal permitted uses allowed in the MU-1 include the following:
(1)
Inclusionary multifamily and townhouse residential units.
(2)
One hundred percent affordable housing multifamily and townhouse
residential units.
(3)
Retail sales or personal services. This includes but is not
limited to grocery stores, shops, convenience stores, restaurants,
nail and hair salons, dry cleaners, fitness centers and gyms.
(4)
Professional offices. This includes but is not limited to offices
for a professional, dentist, physician, attorney, real estate agent,
or co-working space for professionals.
(5)
Federal use. As defined in the SHG Franklin Lakes settlement
agreement: "Federal use" means a use proposed by the United States
government and/or one of its agencies. The use shall permit office,
education, storage, communications, financial services, open space
and recreation, places of assembly, or any combination thereof. It
shall not permit prisons, detention centers or fulfillment centers
or warehouses but the storage of currency, monetary assets and valuable
metals shall be permitted. The storage of hazardous substances shall
not be permitted.
(6)
Municipal buildings and uses.
C.
The accessory permitted uses allowed in the MU-1 include the following:
(3)
Signs: In addition to those permitted by § 300-128, the following signs shall be permitted:
(a)
One sign for each exterior wall for each tenant of space involving
retail sales, personal services and professional offices, subject
to the following:
[1]
A wall sign shall have a maximum letter height
of 36 inches; a maximum sign width of 90% of the business unit front.
For any tenant that occupies more than 25,000 square feet, the maximum
letter height shall be increased to no more than 60 inches, A six-inch
clear band shall be provided along the top and bottom of each sign.
[2]
In addition to the sign permitted in Subsection
C(1)(a)[1] above, each tenant shall be permitted a projecting blade
sign not to exceed five square feet in area.
(b)
Signs for a federal use shall be subject to standards for the
OB-RL District.
(c)
Signs for residential uses shall be subject to standards for
residential developments in the AHO districts.
(d)
Two primary monument signs are permitted subject to the following:
[1]
One may be located at the intersection of Old Mill
Road and Parsons Pond.
[2]
One may be located at the intersection of Parsons
Pond Road and the municipal boundary line shared with the Township
of Mahwah, proximate to Wyckoff Avenue.
[3]
Each sign shall have a maximum sign area of 150
square feet, a maximum height of 10 feet, and a minimum setback of
five feet.
(4)
Recreational open space areas such as parks, preserves, recreation areas or facilities, pickleball courts, fitness centers, spas, dog runs/parks, tennis courts, lakes, ponds, bikeways, playgrounds and swimming facilities, along with structures and necessary features appurtenant thereto, subject to § 300-120B.
(5)
Pump station/lift stations/utility structures and all customary
appurtenances.
(6)
Stormwater management facilities, including detention/retention
ponds, conveyance systems, and all other structures required for sound
stormwater management control associated with a development in the
same district.
(8)
Structured parking including parking garages.
E.
Area and bulk standards are the following:
(1)
Minimum tract area (prior to any permitted subdivisions): 80
acres.
(3)
Number of affordable residential units in a 100% affordable
project (which is in addition to the inclusionary units permitted):
71 affordable units. A manager's unit may also be provided.
(4)
Maximum total gross floor area for federal use: 330,000 square
feet.
(5)
Maximum total gross floor area (not including leasing offices
and amenities associated with and located in the inclusionary residential
project) of retail sales or personal services and professional offices
(combined): 70,000 square feet.
(6)
Affordable housing.
(a)
Inclusionary development set-aside if no federal use is proposed
and constructed: 12.5% of the units shall be affordable housing units.
(b)
Inclusionary development set-aside if a federal use is proposed
and constructed: not less than 62 affordable housing units (24.8%).
(c)
The affordable units shall comply with the Borough's affordable housing regulations set forth in Chapter 135, as well as the Round 2 regulations of the New Jersey Council on Affordable Housing ("COAH"), the Uniform Housing Affordability Controls, N.J.A.C. 5:80-26.1 et seq. ("UHAC"), and all other applicable law, including a requirement that 13% of all affordable units in each bedroom distribution are available to very-low-income households (as defined by the Fair Housing Act "FHA") and said inclusionary development shall be deed restricted for a period of not less than 30 years.
(7)
Building height.
(a)
Residential: A maximum of 52 feet and three stories plus one
level dedicated to a partially/fully exposed parking deck.
[1]
Building height shall be measured from finished
ground floor to the midpoint of the roof for sloped roof, and to the
top of parapet for flat roofs excluding all roof top mechanicals,
equipment, elevators or stair bulkheads and any and all other rooftop
equipment or structures. A design goal of this project is to mitigate
height by utilizing grading.
(b)
Federal use/retail height: 50 feet.
[1]
Building height shall be measured from finished
ground floor to the midpoint of the roof for sloped roof, and to the
top of parapet for flat roofs excluding all rooftop mechanicals, equipment,
elevators or stair bulkheads and any and all other rooftop equipment
or structures. A design goal of this project is to mitigate the appearance
of height to elevations facing external property lines by encouraging
the use of horizontal and/or vertical articulation. All mechanical
equipment (but excluding elevator/stair bulkheads) that are located
on the rooftop shall be no closer than 10 feet from the edge of rooftop.
To the extent visible from grade, elevator and stair bulkheads shall
be clad with materials that are compatible with the facade materials.
(8)
Minimum building setback from all external property lines: 30
feet.
(9)
Minimum building setback from northerly property line: 75 feet.
F.
Miscellaneous standards.
(1)
A federal use shall be permitted to operate without restriction on their hours of operations and a federal use and any other use permitted by this section shall be permitted to operate without restriction regarding the size or weight of trucks. The provisions of § 470-10 shall continue to apply to the portion of Old Mill Road from Parsons Pond Road to Pulis Avenue but shall not apply as set forth in section 4 of this ordinance.[1] A federal use shall be exempt from Chapter 186, Business Hours.
[1]
Editor's Note: Section 4 of this ordinance states "The provision of § 470-10 and all other ordinance(s) which impose any limitation, including by way of example and not limitation, weight restrictions that would otherwise limit or prohibit the travel of any and all trucks (including tractor trailers) on Old Mill Road between the property and Summit Avenue and NJ Route 208 to travel to and from the property and NJ Route 208are hereby rescinded as to the property and the use of the property."
(2)
Retail sales and personal services and professional office uses shall be subject to Chapter 186, Business Hours, with the exception that employees shall be permitted twenty-four-hour access to the site and buildings.
(3)
Off street parking shall not be subject to § 300-71D(4)(k)[3].
(4)
The minimum size of parking stalls shall be nine feet by 18
feet in dimension.
(5)
Parking for the 100% affordable housing development:
(a)
The maximum number of units is limited by providing off-street
parking in an amount equal or greater than required by the RSIS.
(b)
The development is permitted to landbank up to 25% of the off-street
parking otherwise required by the RSIS after demonstrating the full
RSIS parking requirement can be constructed on-site but is not required.
(c)
If at any time the parking associated with the 100% affordable
housing project occurs on other than the affordable housing project
site, the Borough or Developer or its successor in interest may request
and the owner of the affordable project shall immediately construct
the previously land banked off-street parking.
(6)
Street trees shall be provided along all public and private roads consistent with § 300-66, Shade trees. At the discretion of the Board, the developer may install an evergreen screen within 50 feet of a public or private road in lieu of street trees.
(7)
Sidewalks shall be provided along one side of all roads and
drives serving the residential and retail portions of the development.
(8)
Sidewalks shall be provided along one side of Parsons Pond Road
which is the southerly property line.
(9)
Loading areas shall not be subject to § 300-71E(1).
(a)
Loading docks associated with the retail sales and personal
service and professional office uses where facing a residential use
(view uninterrupted by a building) shall be screened by a single row
of evergreen trees with a planting height of not less than six feet,
or a solid fence of not less than six feet and shrubs and/or other
low plantings facing the residential use.
(b)
Loading docks associated with the warehouse use (excluding loading
docks associated with a retail use) where facing (view uninterrupted
by a building) a residential use on the tract or Parsons Pond Road
to the south shall be screened to said residential use or Parsons
Pond Road by a double row of evergreen trees with a planting height
of not less than six feet.
