[Added 7-18-1990 by Ord. No. 14-1990]
A.
The intent of the INS Institutional District is to
provide regulations for public and quasi-public land uses and to insure
the compatibility of those uses with the surrounding land use.
B.
The existing Institutional Zone shall be expanded
to include the following parcels of land identified upon the Tax Map
of the Township of Harrison:
[Added 7-6-2004 by Ord. No. 18-2004;
amended 5-6-2013 by Ord. No. 16-2013]
(1)
Block 1, Lots 1, 2, 3, 4, 4.01, 5, 5.01, 6, 7, 8, 9, 9.01, 10, 10.01,
11, 12, 13.
(2)
Block 2.01 Lots 1, 1.01.
(3)
Block 2.02, Lots 1, 1.01, 1.02, 1.03, 1.04, 2, 3, 4, 5, 6, 7, 8,
9, 10.
(4)
Block 4, Lots 2, 9.
(5)
Block 24,02 Lot 1.
(6)
Block 34, Lot 45.
(7)
Block 34, Lot 49 (Township land on Walters Road).
(8)
Block 41, Lots 8.01, 8.02 (Clearview fields).
(9)
Block 45.04, Lot 1 (library).
(10)
Block 71, Lot 7.
[Amended 4-21-2003 by Ord. No. 10-2003]
In the INS Institutional District, no buildings
or land shall be used and no building shall hereafter be erected or
altered unless otherwise specifically provided for in this chapter,
except for one of the following uses:
A.
The following principal uses shall be permitted by
right:
(1)
Governmental use or building, other than those enumerated
as conditional uses below, including but not limited to a municipal
administrative or public safety facility, community center, library,
or park.
B.
Permitted conditional uses subject to a finding by the Planning Board that the proposed use can be provided in a manner that is compatible with the surrounding neighborhood; that its provision will not unduly burden surrounding areas with increases in traffic, noise, stormwater runoff, air emissions, threats to public health and safety, or other external impacts; and that it will conform with the additional standards provided herein and in Article XXI.
(1)
Hospital, sanitarium, medical or health center, convalescent
home, nursing home, or similar health facility.
(2)
Church, synagogue, chapel, convent, or similar religious
institution, including rectory or parish house.
(3)
College, private or public elementary, secondary or
nursery school, business or trade school, school of dance or music,
or any similar educational institution.
(4)
Cemetery and crematorium; provided, however, that
crematorium chimneys shall not be located within 500 feet of any street
or residential property line.
(5)
Private recreational use of a primarily outdoor character,
such as swim clubs, tennis clubs, country clubs, or similar facilities.
A.
Minimum lot area: five acres.
B.
Minimum lot width: 300 feet.
C.
Minimum street frontage: 300 feet.
D.
Minimum lot depth: N/A.
E.
Minimum front yard: 10 feet.
F.
Minimum side yard (each): 50 feet.
G.
Minimum rear yard: 50 feet.
H.
Minimum building setback requirements:
(1)
The minimum building setback from any property line
separating a lot from a public street shall be 100 feet.
(2)
The minimum building setback from any property line
separating a lot from a nonresidentially-zoned lot shall be 50 feet.
(3)
The minimum building setback from any property line
separating a lot from a residentially zoned lot shall be 75 feet.
(4)
Building setback from another freestanding building
on the same lot or within the same institutional development shall
be 50 feet.
I.
Maximum permitted building coverage: 20% (includes
all principal and accessory buildings located on a site).
J.
Maximum permitted impervious coverage: 70%.
K.
Maximum building height: 35 or three stories.
L.
Accessory buildings: Accessory buildings shall be
subject to all the same locational requirements as principal buildings
and shall not have a ground floor area in excess of 5% of the area
of the site.
A.
Because of the unique and varied character of uses
permitted in the Institutional District, either by right or by condition,
it may not be appropriate to allow one institutional use to automatically
replace another institutional use upon its abandonment or discontinuance.
For the purposes of this section, the replacement of any use with
another which is not of the exact character of the previous use shall
be considered a change of use.
B.
In the event of the nonuse, abandonment, or change
in the use of any institutionally zoned land, the Planning Board,
on its own motion or upon an application for a zoning change, shall
consider the site and make a recommendation to the Township Committee
as to an appropriate Zoning Map amendment for the site in question.
A.
A landscaped buffer of not less than 25 feet in width
shall be provided adjacent to any street line.
(1)
Buffers may be comprised of earth berms, fences, and
landscaping, which shall be of a sufficient quantity and size to screen
parked automobiles from view of those traveling on public streets
or sidewalks and those persons at grade or first floor level on adjoining
property and to prevent the shining of automobile headlights into
the yards of adjacent property or in such a manner as to create a
hazard for those traveling on a public street or sidewalk.
(2)
In general this buffer shall provide a visual screen
between parking areas in the immediate vicinity of a street and those
traveling along the street or sidewalk with materials no less than
four feet above the finished grade of the parking areas.
(3)
Shade trees shall be provided in the buffer at the
rate of one tree per 1,000 square feet of buffer area.
B.
A landscaped buffer of not less than 25 feet in width
shall be provided along any common property line with a lot in a residential
district.
(1)
Buffers may be comprised of earth berms, fences, and
landscaping, which shall be of a sufficient quantity and size to screen
parked automobiles from view of those at grade or first floor level
on adjacent property and to prevent the shining of automobile headlights
into the yards of adjacent property.
(2)
In general, this buffer shall provide a visual screen
between the parking areas in the immediate vicinity of the residentially
zoned property and an elevation no less than six feet above the finished
grade of the parking areas.
(3)
Shade trees shall be provided in the buffer at the
rate of one tree per 1,000 square feet of buffer area.
C.
A landscaped buffer of not less than 20 feet in width
shall be provided along any common property line with a lot in a nonresidential
district.
(1)
Buffers may be comprised of earth berms, fences, and
landscaping, which shall be of a sufficient quantity and size to screen
parked automobiles from view of those at grade or first floor level
in buildings on the adjacent property and to prevent the shining of
automobile headlights into the yards of adjacent property.
(2)
In general this buffer shall provide a visual screen
between the parking areas in the immediate vicinity of the nonresidentially
zoned property and an elevation no less than six feet above the finished
grade of the parking areas.
(3)
Shade trees shall be provided in the buffer at the
rate of one tree per 1,000 square feet of buffer area.
D.
Interior parking lot landscaping equal to or exceeding
4% of the gross square footage of the paved areas of the site used
for drives and parking shall be provided.
Signs shall be as permitted by Article XIII.
B.
Parking and loading requirements for uses not included in Article XII shall be determined by the Planning Board upon the review of a specific development application and the estimate of parking and loading need as submitted by the applicant and by consulting the most recent applicable data of the Institute of Traffic Engineers.
A.
New structures and buildings. A site plan pursuant to the requirements of Chapters 174 and/or 176 of the Code of the Township of Harrison shall be submitted to and approved by the Planning Board before the issuance of any zoning permit, building permit, or certificate of occupancy for any new structure within the INS Institutional District.
B.
Existing structures and buildings.
(1)
A site plan pursuant to the requirements of shall
be submitted to and approved by the Planning Board prior to the issuance
of any zoning permit, building permit, or certificate of occupancy
for any change in use of such structure or building.
(2)
A site plan pursuant to the requirements of Chapters 174 and/or 176 shall be submitted to and approved by the Planning Board prior to the issuance of any zoning permit or building permit for the modification, alteration, major repair, or change in exterior appearance and character of such structure or building.
C.
Uses which by federal or state law are not subject to the issuance of local zoning, building, or other construction permits, shall however submit for review by the Planning Board a site plan in accordance with Chapters 174 and/or 176. The purpose of such submission and review is to alert Township officials and the developing institution to potential health, safety, and general welfare problems that might be created as a result of the proposed development and to provide a process for communicating such concerns.
A.
No merchandise, products, waste, equipment, trailers
or similar material or objects shall be displayed or stored outside;
except for vehicles capable of moving under their own power.
B.
All buildings shall be compatibly designed, whether
constructed all at one time or in stages over a period of time. All
building walls facing any street or residential district line shall
be suitably finished for aesthetic purposes.
C.
All portions of the property not utilized by buildings
or paved surfaces shall be landscaped.
D.
The established grades on the site shall be planned
for both aesthetic and drainage purposes. The grading plan, drainage
facilities and landscaping shall be coordinated to prevent erosion
and silting as well as assuring that the capacity of any natural or
man-made drainage system is sufficient to handle the water generated
and anticipated both from the site and contributing upstream areas.
E.
Trash containers shall be enclosed behind an opaque
fence or wall at least five feet in height, with an opaque self-closing
gate. The exterior finish material of the trash enclosure and gate
must be compatible with that of the exterior of the principal structure.
F.
Not more than one point of ingress and/or egress shall
be permitted within 250 feet of another point of ingress and/or egress,
and in no case shall a development have more than two such points
of ingress and/or egress on any one street frontage.
