The regulations applicable to the business districts
are as designated in the following sections.
[Amended 12-15-1986 by Ord. No. 86-35; 11-27-1989 by Ord. No. 89-53]
The following shall be the standards for the
B-1 District:
A. Minimum lot area: five acres.
B. Minimum lot frontage: 500 feet.
C. Minimum lot width: 350 feet.
D. Minimum yards.
(1) Front yard: 50 feet, with a thirty-foot landscape
area at the street right-of-way.
(3) Side yards: There shall be two side yards with a minimum
of 40 feet each.
(4) Yards abutting residential districts. Except for the
front yard, the above yards, including the landscape transition buffer
and screen requirements, shall be increased by 60 feet in those instances
where they abut, whole or in part, a residential district or lot line.
E. Additional site design standards.
(1) The minimum distance between any building, including
accessory uses except parking, and any residence district shall be
175 feet.
(2) The minimum distance between any access driveway and
any residence district shall be 100 feet.
(3) Landscape buffer design criteria for designing yard area buffers abutting any residence district shall adhere to §
200-91R of Part
3, Subdivision and Site Plan Procedures, of this chapter.
F. Maximum FAR. The maximum permitted FAR shall be 0.16,
but in no event shall the maximum floor area exceed 40,000 square
feet.
G. Maximum improvement coverage: 50%.
H. Maximum building height: 2 1/2 stories or 35
feet.
[Amended 12-15-1986 by Ord. No.
86-35; 11-27-1989 by Ord. No. 89-53]
A. Permitted uses. In a B-2 District, no building or premises shall be used and no building shall be erected or altered which is arranged, intended or designed to be used except for one or more of the following uses, and all such uses shall be subject to the performance standards set forth in Part
1, Site Plan Review, of this chapter:
(1) Stores and shops for the conduct of any retail business
(including curbside pickup and outdoor display areas and for the sale
of items not otherwise specifically prohibited in this section).
[Amended 7-27-2020 by Ord. No. 2020-17]
(2) Personal service establishments (e.g., a tailor, barbershop
or beauty salon.)
(3) Offices for professional services (e.g., physicians,
lawyers or architects); commercial offices (e.g., realtors or travel
agencies); and offices incidental to uses permitted in this subsection.
(4) Restaurants and neighborhood taverns, including curbside
pickup and drive-through establishments.
[Amended 7-27-2020 by Ord. No. 2020-17]
(5) Repair and servicing, indoor only, of any article
for sale which is permitted in this district.
(6) Attended laundry and retail dry-cleaning services,
not including bulk processing on or from other premises.
(7) Copy centers and newspaper offices.
(8) Hotels.
[Added 7-27-2020 by Ord. No. 2020-17]
(9) Fast-food
operations with or without drive-throughs.
[Added 7-27-2020 by Ord. No. 2020-17]
(10) Commercial recreation facilities.
[Added 7-27-2020 by Ord. No. 2020-17]
(11) Cultural facilities.
[Added 7-27-2020 by Ord. No. 2020-17]
(12) Branch banks with or without drive-throughs.
[Added 7-27-2020 by Ord. No. 2020-17]
(13) Convenience stores in conjunction with a gasoline service station
[Added 7-27-2020 by Ord. No. 2020-17]
(14) Senior day-care facilities.
[Added 7-27-2020 by Ord. No. 2020-17]
(15) Urgent care and surgicenter facilities.
[Added 7-27-2020 by Ord. No. 2020-17]
(16) Fitness and wellness centers.
[Added 7-27-2020 by Ord. No. 2020-17]
(17)
Planned commercial development, notwithstanding
any other requirements of this chapter, except as changed herein,
shall also be subject to the following special requirements:
(a)
Tract area limitations: No grouping of permitted
uses shall be placed on a tract area less than three acres.
[Amended 7-15-1985 by Ord. No. 85-13; amended 7-27-2020 by Ord. No. 2020-17]
(b)
Mix of uses: At a minimum, three of the permitted
and/or conditional uses as outlined herein shall be provided.
[Amended 7-27-2020 by Ord. No. 2020-17]
(c)
Minimum lot frontage: 250 feet.
(d)
Maximum FAR: The maximum permitted FAR shall
be allowed to vary according to the following schedule:
[Amended 7-27-2020 by Ord. No. 2020-17]
Uses in
|
Maximum FAR
|
---|
One-story buildings
|
0.20
|
Multistory buildings
|
0.25
|
Multistory hotels
|
0.35
|
(e)
Maximum improvement coverage: 60%.
(f)
Building arrangement, lot width, frontage, depth and yards. Buildings, lot, yard sizes and dimensions may be freely disposed and arranged on a lot, provided that the development conforms with a site plan approved by the Planning Board, subject to the provisions of Part
1, Site Plan Review, of this chapter, and the following minimum standards:
[1]
Minimum lot width: 250 feet.
[2]
The minimum distance between any building, including
accessory uses, except parking, and any residence district shall be
100 feet.
[3]
Minimum yard setbacks: Front yard, 50 feet;
side and rear yards, 15 feet, except in those instances where they
abut, whole or in part, a residence district or lot line, then such
yards shall be increased by 35 feet.
[Amended 7-27-1987 by Ord. No. 87-20]
[4]
The minimum distance between any building, including
accessory uses, except parking, and any street line shall be 50 feet.
[5]
Minimum distance between any access driveway and any residence
district: 50 feet.
(g)
Common open space. The organization, administration and financial arrangements and guarantees governing the common open space or other common facilities which may be a part of a planned commercial development shall be subject to the requirements as set forth for planned residential development in Article
XXVII of this Part
4.
(h) Maximum building height: 2 1/2 stories or 35 feet, whichever
is higher, except for hotels as established herein and for properties
adjacent to Route 1, which may have a building height up to three
stories but not to exceed 45 feet.
[Added 7-27-2020 by Ord. No. 2020-17]
(i) Back-up generators. Permanent back-up generators shall be provided
for any gas station/convenience store. Generators shall be tied into
natural gas if natural gas is available. Should natural gas not be
available to the site, propane generators shall be required
[Added 7-27-2020 by Ord. No. 2020-17]
(j) Hotels.
[Added 7-27-2020 by Ord. No. 2020-17]
[1] Maximum building height: four stories but not more than 55 feet.
[2] Minimum side or rear yard setback: 40 feet or 75 feet if adjoining
to a residence district.
[3] A minimum of at least 20 units of accommodation, exclusive of any
permanent on-site superintendent's living quarters.
[4] Each unit of accommodation shall contain a minimum floor area of
250 feet.
(k) Fast-food operations and banks with drive-throughs and curbside pickup:
[Added 7-27-2020 by Ord. No. 2020-17]
[1] Minimum distance between any drive-through lane and any property
line: 30 feet, or 50 feet if the property line separates a residential
district.
[2] For banks, no more than three drive-through teller windows shall
be provided, not including an ATM drive-up lane.
[3] Access to and from drive-through facilities shall not be permitted
onto public streets. Such access shall be provided from the internal
road system servicing the planned commercial development. Ingress
and egress points shall be coordinated so as not to impede the main
traffic flow required for the overall planned development.
(l) Individual lot requirements for planned commercial developments There
shall be no maximum FAR or limitation on maximum improvement coverage
for individual lots within a planned commercial development provided
that the shopping center conforms to a site plan approved by the board
of jurisdiction. Lot widths, frontages, rear yards, side yards, front
yards, lot dimensions, parking lot locations and building distances
may be freely arranged and disposed of. A lot need not front on a
street and there are no minimum building distances for individual
lots in the same building. The intent of this provision is to permit
individual stores to exist as separate lots. However, each individual
lot shall be subject to and may only be improved in accordance with
the final subdivision approval for the shopping center in accordance
with these district regulations The board of jurisdiction shall condition
final subdivision approval upon submission by the applicant and approval
by the board attorney of a declaration of covenants and restrictions
or other suitable instrument setting forth the mechanisms by which
and providing adequate assurances that security, outside cleaning
and other routine external maintenance, external repainting, maintenance
of the common open space, garbage collection, snow removal and other
appropriate items will be provided for the shopping center. The board
of jurisdiction shall not impose any conditions on the preliminary
and/or final subdivision approval other than those set forth in the
immediately preceding sentence This section only applies to shopping
centers in existence as of the date of adoption of this subsection.
[Added 7-27-2020 by Ord. No. 2020-17]
(18)
Building structures and uses owned or operated
by the Township of West Windsor.
(19)
All farm and agricultural uses permitted in residential districts in accordance with the provisions set forth in Article
XXXI of this Part
4.
(20)
Accessory uses and accessory buildings incidental
to the above uses located on the same lot and within the same zoning
district permitting the principal use.
B. Conditional uses in B-2 District. In a B-2 District,
the following uses may be permitted as conditional uses:
[Amended 11-10-1986 by Ord. No. 86-32; 7-27-1987 by Ord. No. 87-20; 4-26-1993 by Ord. No. 93-11; 10-15-1996 by Ord. No. 96-25; 12-15-1997 by Ord. No. 97-27; 5-1-2000 by Ord. No. 2000-07; 7-27-2020 by Ord. No. 2020-17]
(1) Public utilities, substations, electric and gas facilities,
subject to the following special requirements:
(a)
No storage of materials and trucks and no repair
facilities or staging of repair crews, except within completely enclosed
buildings.
(b)
The exterior of any structure shall be in keeping
with the other structures in the immediate neighborhood.
(2) Motion-picture theaters and/or theaters for the performing
arts, provided that they are located in enclosed buildings and are
part of a planned commercial development which has access from U.S
Route 1.
(3) Billboards, in accordance with the requirements of §
200-243.1.
(4) Veterinary
clinics, which may or may not be part of a planned commercial development,
subject to meeting the following special requirements:
(a) The veterinary clinic building shall be sited at least 150 feet from
any residential use or zoning district.
(b) Buildings housing animals shall be soundproofed to a maximum transmission
of 65 dB measured on the outside of the exterior wall. Other soundproofing
requirements may be imposed by the board of jurisdiction, such as,
but not limited to, the following: nonopening windows and forced-
air ventilation, solid core doors and sound-absorbent ceilings.
(c) Proper and ample ventilation of all animal areas in buildings shall
be demonstrated to the satisfaction of the board of jurisdiction and
shall meet all state licensing requirements.
(d) Animals may be kept overnight for medical reasons only.
(e) Animals shall be housed indoors and may be allowed outside only for
short periods under staff supervision for hygienic or medical reasons.
When they are outside, they shall be kept in a completely enclosed
area.
(f) A maximum percentage of floor area for overnight holding of animals
shall be limited to 30% of the gross floor area of the veterinary
clinic/hospital building.
(g) No cremation or disposal of dead animals is allowed on the premises.
Disposal of used and contaminated veterinary medical supplies shall
meet low-level hazardous waste disposal requirements.
(h) The curbing of pets shall be addressed.
[Amended 12-15-1986 by Ord. No.
86-35; 11-27-1989 by Ord. No. 89-53]
The following shall be the standards for the
B-2 District:
A. Minimum lot area: one acre.
B. Minimum lot frontage: 125 feet.
C. Minimum lot width: 150 feet.
D. Minimum lot depth: 200 feet.
E. Minimum yards:
(3) Side yards: There shall be two side yards with a minimum
of 15 feet each.
(4) Yards abutting residential districts: Except for the
front yard, the above yards shall be increased by 60 feet in those
instances where they abut, whole or part, a residential district or
lot line.
[Amended 7-27-1987 by Ord. No. 87-20]
F. Maximum FAR. The maximum permitted FAR shall be allowed
to vary according to the following schedule:
[Amended 7-27-2020 by Ord. No. 2020-17]
Uses in
|
Maximum FAR
|
---|
One-story buildings
|
0.18
|
Multistory buildings
|
0.20
|
Multistory hotels
|
0.35
|
G. Maximum improvement coverage: 55%.
H. Maximum building height: 2 1/2 stories or 35
feet.
I. Hotels.
[Added 7-27-2020 by Ord. No. 2020-17]
(1) Maximum building height: Irrespective of §
200-202H, the maximum height of a hotel shall be four stories but not more than 55 feet.
(2) Minimum side or rear yard setback: Irrespective of §
200-202E(2), 40 feet or 75 feet if adjoining to a residence district.
(3) A
minimum of at least 20 units of accommodation exclusive of any permanent,
on-site superintendent's living quarters.
(4) Each
unit of accommodation shall contain a minimum floor area of 250 feet.
J. Fast-food
operations and banks with drive-throughs:
[Added 7-27-2020 by Ord. No. 2020-17]
(1) Minimum
distance between any drive-through lane and any adjoining property
line: 30 feet, or 50 feet if adjoining to a residence district.
(2) For
banks, no more than three drive-in teller windows shall be provided.
(3) Access
to and from drive-through facilities shall not be permitted onto public
streets. Such access shall be provided from the internal road system
servicing the development. Ingress and egress points shall be coordinated
so as not to impede the main traffic flow required for the development.
[Added 7-12-2021 by Ord. No. 2021-12]
A. Permitted uses. In a B-2A District, no building or premises shall be used and no building shall be erected or altered which is arranged, intended or designed to be used except for one or more of the following uses, and all such uses shall be subject to the performance standards set forth in Part
1, Site Plan Review, of this chapter.
(1)
Stores and shops for the conduct of any retail business (including
curbside pickup for the sale of items not otherwise prohibited in
this section).
(2)
Personal service establishments (e.g., a tailor, barbershop
or beauty salon).
(3)
Offices for professional and medical services (e.g., physicians,
lawyers or architects); commercial offices (e.g., realtors or travel
agencies); and offices incidental to uses permitted in this subsection.
(4)
Restaurants and neighborhood taverns, including curbside pickup
and drive-through establishments.
(5)
Fast-food operations with or without drive-throughs.
(6)
Branch banks with or without drive-throughs.
(7)
Gasoline service stations in conjunction with a convenience
store.
B. Conditional uses in the B-2A District. In a B-2A District, the following
uses may be permitted as conditional uses:
C. Accessory uses in the B-2A District. In a B-2A District, the following
uses may be permitted as accessory uses:
(1)
Off-street parking and loading.
(3)
Street furnishings, planters, streetlights, and exterior garden-type
shade structures.
(5)
Trash, recycling, and refuse enclosures.
(7)
Electric vehicle charging stations.
(8)
The sale and exchange of prefilled and empty propane cylinders,
as accessory to a gasoline service station.
(9)
Car washes, as accessory to a gasoline service station.
(10)
Air pumps and vacuums, as accessory to a gasoline service station.
(11)
Emergency generators, with an appropriate visual and sound-attenuating
enclosure.
[Added 7-12-2021 by Ord. No. 2021-12]
The following shall be the standards of the B-2A District:
A. Minimum lot area: one acre.
B. Minimum lot frontage: 125 feet.
C. Minimum yards for principal buildings and structures, including canopies
for gasoline service stations:
(4)
Yards abutting residential districts: The above yards shall
be increased by 50 feet in those instances where they abut, whole
or in part, a residential district or lot line.
D. Standards for accessory buildings and structures:
(1)
All accessory uses and elements shall complement the architectural
design style, type, color, and/or materials of the building(s) and
the overall project design.
(2)
Accessory buildings and structures shall be required to meet
the front yard requirement for principal buildings and structures
as required herein, unless otherwise noted.
(3)
Accessory structures shall be permitted to have a side or rear
yard setback of two feet to adjoining properties located in the same
zoning district.
(4)
Accessory structures shall be required to meet the side and rear yard setback requirements identified in Subsection
C above if abutting a property zoned or utilized for residential purposes.
(5)
Electric vehicle charging stations, transformers, and other
similar utility structures are exempt from the front yard setback
requirement.
(6)
Backup generators. Permanent backup generators shall be provided
for any gas station/convenience store. Generators shall be tied into
natural gas if natural gas is available. Should natural gas not be
available to the site, propane generators shall be required.
(7)
Generators shall be required to meet the front yard setback,
unless otherwise appropriately landscaped as determined by the Planning
Board.
E. Maximum FAR. The maximum permitted FAR shall be allowed to vary according
to the following schedule.
Uses in
|
Maximum FAR
|
---|
One-story buildings
|
0.18
|
Multistory buildings
|
0.20
|
F. Maximum improvement coverage: 70%, which may be comprised of a maximum
of 55% of impervious surfaces as well as an additional 15% of pervious
surfaces.
G. Maximum building height: 2 1/2 stories or 35 feet.
H. Restaurants and banks with drive-throughs.
(1)
Minimum distance between any drive-through lane and any adjoining
property line: 12 feet, or 50 feet if adjoining to a residential district.
(2)
For banks, no more than three drive-in teller windows shall
be provided.
(3)
Any drive-through or drive-up window shall have a minimum queuing
length of 180 feet from the center of the first service area or window.
(4)
Access to and from drive-through facilities shall not be permitted
onto public streets. Such access shall be provided from the internal
road system servicing the development. Ingress and egress points shall
be coordinated so as not to impede the main traffic flow required
for the development.
I. Design standards.
(1)
The B-2A District shall have a consistent architectural theme
and traditional village scale matching or compatible with nearby retail
buildings to the greatest extent practicable.
(2)
Buildings shall be topped with pitched roofs with overhanging
eaves or with flat roofs with articulated parapets and cornices on
all sides. Materials on pitched roofs shall be slate (either natural
or man-made), shingle (either wood or asphalt composition), or metal
formed to resemble standing seams. Roof color shall be traditional
and compatible with retail and residential buildings in the area.
Solar PV shingles and panels that are of a compatible or complementary
appearance are encouraged. Fascias, dormers, and gables are encouraged
to provide visual interest and pedestrian scale.
(3)
Exterior wall materials shall be compatible with newer retail
and residential buildings in the immediate area. Brick with limited
use of stucco, clapboard, stone or decorative split face block are
encouraged. Walls that are mostly limited or void of windows due to
interior function shall be designed with a visually interesting pattern,
mix of materials, or other treatment to present a finish or appearance
that is aesthetically pleasing and complementary to the front facade.
(4)
Areas of high pedestrian activity shall be differentiated from
parking areas utilizing special ground texture treatments which may
include brick, stone, cobblestones, patterned concrete or pavers,
and other suitable material.
[Added 11-13-1995 by Ord. No. 95-49; amended 2-5-1996 by Ord. No. 96-01]
In the B-3 District, no building or premises
shall be used and no building shall be erected or altered when it
is arranged, intended or designed to be used except as part of a planned
commercial development meeting the following standards:
A. Tract area. The planned commercial development shall
be coterminous with the boundaries of the B-3 District.
B. Uses permitted in the planned commercial development.
(1) Retail goods and/or services, including specialty
shops and boutiques.
(2) Restaurants and lounges, including, but not limited
to, fast-food establishments and cafeterias, but excluding drive-thru
and curb service establishments.
(5) Dinner theaters, movie theaters, theaters for the
performing arts and other cultural facilities.
(6) Indoor health clubs and squash and racquetball facilities.
(8) Entertainment and outdoor recreation facilities, but
excluding video or pinball arcades.
(9) Public uses, including, but not limited to, museums
(which may be private not-for-profit organizations), public historical
displays, municipal libraries and any facilities owned or operated
by the Township of West Windsor. The floor area and improvement coverage
of any such public uses owned or operated by West Windsor Township
or any other quasi-public or public entity such as, but not limited
to, a fire company, rescue squad or library commission shall not be
included in FAR and improvement coverage calculations.
(10)
Professional and business offices.
(11)
Accessory uses and accessory buildings incidental
to any of the permitted principal uses.
C. Maximum FAR: 16% for the district as a whole. [Note:
The B-3 District previously established a FAR of 10%, with a bonus
FAR of up to 15% for the provision of low- and moderate-income housing.
The Nassau Park and Nassau Pavilion Center was granted this bonus
by the Planning Board on October 22, 2003 (PB 02-12), by providing
low- and moderate-income housing through a regional contribution agreement
(RCA), among other ways. The Board approved a subsequent FAR increase
to 15.62% on the basis of the Center's purchase of recreational preservation
development credits. The Zoning Board of Adjustment later granted
variance relief for a FAR of 15.78% for the construction of an addition
to the Wegman's Food Markets (ZB 13-06). As of the date of the adoption
of this ordinance, the FAR is 15.73%.]
[Amended 4-25-2022 by Ord. No. 2022-03]
D. Maximum improvement coverage: 50% for the district
as a whole.
E. Maximum building height: 2 1/2 stories and no
more than 50 feet.
F. Planned retail development design and bulk requirements.
(1) District requirements.
(a)
Minimum setback from state highways: 125 feet.
(b)
Minimum setback from public streets: 75 feet.
(c)
Minimum setback from private streets: 35 feet.
(d)
Minimum setback from district boundary lines
which are not within or adjacent to rights-of-way or easement areas
for public or private streets: 50 feet.
(e)
Minimum distance between the retail center pervious
and impervious surfaces and on- and off-site dwelling units: 175 feet.
[Amended 9-15-2008 by Ord. No. 2008-21]
(2) Individual lot requirements. There shall be no maximum
FAR or limitation on maximum improvement coverage for individual lots,
provided that the planned commercial development conforms to a site
plan approved by the board of jurisdiction, lot widths, frontages,
rear yards, side yards, front yards, lot dimensions, parking lot locations
and building distances may be freely arranged and disposed of. A lot
need not front on a street, and there are no minimum distances between
individual buildings. The intent of this provision is to permit individual
stores to exist as separate lots. However, each individual lot shall
be subject to and may only be improved in accordance with the final
site plan approval for the planned commercial development in accordance
with these district regulations. Final subdivision approval may be
granted only as part of or subsequent to final site plan approval
for the planned commercial development. The board of jurisdiction
shall condition final subdivision approval upon submission by the
applicant and approval by the board attorney of a declaration of covenants
and restrictions or other suitable instrument setting forth the mechanisms
by which and providing adequate assurances that security, outside
cleaning and other routine external maintenance, external repainting,
maintenance of the common open space, garbage collection, snow removal
and other appropriate items will be provided for the planned commercial
development.
(3) Planning principles. The planned commercial development
shall be designed to create a cohesive environment integrating the
developed and undeveloped portions of the district, with a strong
visual identity, physically linked by pedestrian connections, plazas
or other amenities, and related by a single design theme. Accordingly,
the design shall be guided by the following objectives:
(a)
The architectural style of the planned commercial
development shall be designed to avoid a big-box commercial center
appearance through facade ornamentation, building offsets and entry
treatments and upgraded building material and colors.
(b)
Buildings shall be sited to form a progression
of pedestrian oriented open spaces with visual as well as pedestrian
connections between such spaces.
(c)
Open air or enclosed pedestrian spaces shall
act as connectors of buildings and shall contain such amenities as
changes in level, benches, water features, opportunities for entertainment
and seating areas to provide a sense of place and orientation for
its users. There shall be a pedestrian corridor connecting the retail
facilities in the portion of the district which is not developed with
the portion of the district which already contains retail facilities.
Such corridor shall include the amenities set forth in this subsection.
(d)
One or more entertainment or outdoor facilities
constituting a design focus of the planned commercial development
and acceptable to the board of jurisdiction shall be provided.
(e)
At least 18% of the district acreage shall be
devoted to pedestrian spaces, including but not limited to sidewalks
in front of stores, and associated landscaping and water features,
including but not limited to fountains, plazas, any lawn or landscaped
areas, parking islands and the like (but not preserved open space)
and entertainment and outdoor recreation amenities.
(f)
At least 30% of the district shall be devoted
to preserved open space, which may include walking trails, except
that such trails shall not intrude upon or otherwise be proximate
to the Port Mercer area and to the bermed areas and detention basins.
(g)
Canal Pointe Boulevard shall not be extended
to or through any portion of the B-3 District in order to prevent
disturbance to the integrity of the greenbelt and preserved open space,
detention facilities, internal circulation, parking and pedestrian
flows and unified site and building arrangements.
(h)
Access for service and deliveries shall not
obstruct overall site traffic patterns. All service areas shall be
isolated from main public circulation drives and screened from public
view.
(4) Open space. All portions of the planned commercial
development not allocated to buildings or improvements shall be allocated
to deed-restricted passive recreational space, greenbelt space or
other open space.
(5) Any one store and/or building may contain any number
and combination of the uses permitted.
[Added 3-3-2003 by Ord. No. 2003-01; amended 6-28-2004 by Ord. No. 2004-18]
A. Purposes. The purposes of the Planned Retail Village
Center (B-4) District are to encourage lot assemblage, sensitive environmental
area preservation and a comprehensive design for a village-scale center
of individual neighborhood convenience retail uses, including restaurants
providing fine dining with outdoor seating.
B. Permitted uses. In a B-4 District, no building or premises shall be used and building altered which is arranged, intended or designed to be used, except for the following uses, and all such uses shall be subject to the performance standards set forth in Part
1, Site Plan Review, of this chapter.
(1)
Planned retail village center, served by public sewer and water and subject to the requirements for planned developments stipulated in Article
XXXI of Part
4, which may include the following uses:
(a)
Stores and shops for the conduct of any retail
business.
(b)
Personal service establishments (e.g., tailor,
barbershop or beauty salon).
(c)
Offices for professional services.
(e)
Restaurants, for which outdoor seating may be
provided, subject to the following:
[1] Tandem parking may be provided. All tandem parking spaces shall comply with the standards set forth in §
200-29M(9);
[2] A porte-cochere consistent with
the architectural treatment of the other buildings in the planned
development shall be provided; and
[3] The only signage permitted shall
be one wall sign no greater than 15 square feet. Freestanding signs
are prohibited.
[4] Cross-easements with uses using
only daytime parking shall be provided to the extent feasible.
[5] Off site catering shall be permitted.
[6] The sale and consumption of liquor
on the premises shall be permitted, but the bar shall have no more
seats than the minimum required by the Alcoholic Beverage Commission.
[7] The following shall not be permitted:
[Added 3-3-2003 by Ord. No. 2003-01]
The following shall be the standards for the
B-4 District:
A. Minimum tract area: five acres.
B. Minimum yard and setbacks:
(1)
The parking setback from CR 571 shall be 50
feet and from Southfield Road shall be 25 feet. The building setback
from CR 571 shall be 100 feet and from Southfield Road shall be 60
feet.
(2)
Rear and side yards: 25 feet to tract boundaries.
(3)
Yards abutting residential districts: The above
yards and setbacks shall be increased by 75 feet in those instances
where they abut, wholly or in part, a residential district, except
that, where the above yards abut residentially zoned municipally owned
property, the minimum setback shall be 25 feet.
C. Maximum FAR: .07, except that it may be increased to 0.10 pursuant to §
200-203.2F(5).
D. Maximum improvement coverage: 30%, except that it may be increased to 40% pursuant to §
200-203.2F(5).
E. Maximum building height: 2 1/2 stories, but not to
exceed 40 feet.
F. Additional standards for a planned retail village
center.
(1)
The planned retail village center shall be designed
as a single complex according to a master site development plan. All
properties within the B-4 Zone shall be planned as if they were under
unitary control to assure coordination of vehicular and pedestrian
linkage, potential common stormwater management facilities and architecture
and site development features. The part of the overall plan covering
properties not the subject of a development application may be conceptual.
(2)
Individual stores shall not exceed 11,000 square
feet of floor area. For sites of 13 acres or greater, one anchor-type
retail store, professional office or day-care facility can be up to
20,000 square feet of floor area, provided the building facade conveys
an exterior appearance of being two or more smaller-scale stores or
utilizes projecting or recessed sections, breaks in the facade and
roofline or other architectural design techniques acceptable to the
Planning Board.
(3)
All buildings shall be designed to convey a
small-scale village character. Buildings included in the planned retail
village center shall contain the following design elements:
(a)
The center shall have a consistent architectural
theme and traditional village scale.
(b)
Buildings shall be topped with pitched roofs
with overhanging eaves or with flat roofs with articulated parapets
and cornices. Materials on pitched roofs shall be slate (either natural
or man-made), shingle (either wood or asphalt composition), or metal
formed to resemble standing seams. Roof color shall be traditional
and compatible with retail and residential buildings in the area.
Fascias, dormers and gables shall be used to provide visual interest
and pedestrian scale.
(c)
Exterior wall materials shall be predominantly
brick with limited use of stucco, clapboard, stone or decorative split
face block, of a shape, color and texture compatible with retail and
residential buildings in the area. Painted brick, concrete block,
T-111 plywood and metal buildings shall be prohibited.
(d)
Service areas shall be screened and visually
separated from customer parking and pedestrian walkways.
(e)
Buildings shall be located as close as possible
to encourage pedestrian circulation and arranged to face each other
where possible.
(4)
No more than four drive-through lanes may be
permitted for a development site of 18 acres or more, and no more
than three drive-through lanes may be permitted for a development
site of up to 18 acres. In either case, drive-through lanes shall
be limited to two buildings. The Planning Board may require that automatic
teller machines be placed on by-pass lanes if consistent with the
site circulation and good traffic management.
(5)
The planned retail village shall be designed
to maximize greenbelt preservation. For every acre of land in the
planned Township greenbelt as shown in the conservation element of
the Master Plan that is not wetlands, wetlands buffer or floodplain,
that could have been but is not used for detention and that is undisturbed
and permanently preserved, 2,000 square feet of floor area and pervious
and impervious surfaces may be added above the maximum permitted floor
area ratio and maximum improvement coverage up to a maximum of .10
FAR and 40% MIC for the entire district. The acreage used in calculating
such floor area and improvement coverage bonus shall be limited to
the actual acreage the applicant needed for stormwater management
facilities that could have been installed in the greenbelt, but located
elsewhere on the site.
[Amended 9-15-2008 by Ord. No. 2008-21]
(6)
The planned retail village shall accommodate
bicycle access by providing a total of either one eight-foot wide
shoulder or two four-foot wide shoulders, striped for bicycle use,
on all internal drives, and by installing bicycle racks at appropriate
locations.
(7)
A landscaped interior access boulevard shall
be provided to emphasize the entrance from Southfield Road.
(8)
A fifty-foot minimum landscaped buffer along CR 571 and a twenty-five-foot minimum landscaped buffer along Southfield Road shall be provided and designed in conformance with §§
200-227 and
200-228.
(9)
A decorative corner treatment using brick pavers,
landscaping, site furnishings and architectural and landscape architectural
features shall be provided at the intersection of Southfield Road
and CR 571.
(10)
An internal pathway system shall be created
to provide access to public walkways along Southfield Road, directly
linking the planned retail village center to the existing residential
neighborhood. If off-site sidewalks are provided by the applicants
for this linkage, then the applicant's obligation for installing sidewalks
along CR 571 shall be limited to its site. The internal pathway shall
provide clearly defined crosswalks across driveways within the planned
retail village center.
(11)
Exterior freestanding lighting fixtures shall
not exceed the height of proposed structures and in no case shall
be greater than 18 feet in height. The source of illumination shall
be recessed and shielded within the fixture itself and shall be consistent
in character with the design of the planned retail village center.
(12)
Off-street parking areas servicing retail and
other permitted uses shall be interspersed to encourage use of one
parking space for trips to different uses in the center using the
center's pedestrian linkages. Recognizing the potential use of drive-through
facilities and the internal pedestrian pathways and dispersed parking
that should encourage shared parking, an off-street parking ratio
of 1 space per 300 square feet is required.
(13)
The applicant shall provide a comprehensive
signage plan that covers overall project identification, individual
building/tenant identification, traffic regulation, pedestrian crossings,
street identification and parking and directional instructions. No
pylon signs shall be permitted. Freestanding signage for the center
shall be a monument sign under 10 feet in height with a sign area
of no more than 50 square feet. Wall signage shall be limited to 5%
of the facade it is affixed to and located no higher than the sills
of second story windows or 18 feet, whichever is lower. No neon window
signage shall be permitted, but non-neon signs may be displayed inside
windows, provided they occupy no more than 15% of the window where
they are displayed. All signage must be consistent with a small-scale
village character.
(14)
The applicant shall provide fencing or other
suitable provisions for security acceptable to the Planning Board
where the zone abuts municipally owned land to the extent wetlands
regulations permit.
The following shall be the standards for the
P District:
A. Minimum lot area: 50,000 square feet.
B. Minimum lot frontage: 150 feet.
C. Minimum lot width: 200 feet.
D. Minimum lot depth: not applicable.
E. Minimum yards:
(3) Side yard: There shall be two side yards with a minimum
of 15 feet each.
(4) Yards abutting residential districts: Except for one
front yard, the above yards shall be increased by 10 feet in those
instances where they abut, wholly or in part, a residential district
or lot line.
F. Maximum FAR: .18.
[Amended 6-28-2004 by Ord. No. 2004-17]
G. Maximum improvement coverage: 60%.
H. Maximum building height: 2 1/2 stories or 35
feet.
I. Applications for property abutting easements upon
which the Master Plan shows proposed bikeways shall include an eight-foot-wide
bikeway along any perimeter for which the Planning Board determines
that a bikeway in such location is appropriate to facilitate bicycle
circulation in the area.
[Added 6-28-2004 by Ord. No. 2004-17]
[Added 4-20-1990 by Ord. No. 90-12]
A. Permitted uses. In a P-1 District, no building or premises shall be used and no building altered which is arranged, intended or designed to be used except for the following uses, and all such uses shall be subject to the performance standards set forth in Part
1, Site Plan Review, of this chapter:
(1) Planned village center, served by public water and subject to the requirements for planned developments stipulated in Article
XXXI of this Part
4, which includes the following uses:
(a)
Offices for professional services:
(b)
Personal service establishments (e.g., tailor,
barbershop or beauty salon):
(c)
Restaurants, stores and shops for the conduct
of any specialty retail business, excluding a drive-in or curbside
establishment.
(d)
Branch banks and money access machines, provided
that they are part of and integrated within other principal structures
of the planned development. Drive-in banking facilities shall be excluded.
(2) Veterinary clinics in existence as of January 1,
2000, and meeting the following special requirements:
[Added 5-1-2000 by Ord. No. 2000-08]
(a)
Minimum lot area: 3 1/3 acres.
(b)
The veterinary clinic shall be sited at least
150 feet from any residential use or zoning district.
(c)
Buildings housing animals shall be soundproofed
to a maximum transmission of 65 dB measured on the outside of the
exterior wall. Other soundproofing requirements may be imposed by
the board of jurisdiction, such as, but not limited to the following:
nonopening windows and forced-air ventilation, solid core doors and
sound-absorbent ceilings.
(d)
Proper and ample ventilation of all animal areas
in buildings shall be demonstrated to the satisfaction of the board
of jurisdiction and shall meet all state licensing requirements.
(e)
Animals may be kept overnight for medical reasons
only.
(f)
Animals shall be housed indoors and may be allowed
outside only for short periods under staff supervision for hygienic
or medical reasons. When they are outside, they shall be kept in a
completely enclosed area.
(g)
A maximum percentage of floor area for overnight
holding of animals shall be limited to 30% of the gross floor area
of the veterinary clinic/hospital building.
(h)
A landscape buffer at least 50 feet wide within the one-hundred-fifty-foot standard set forth in Subsection
A(2)(b) above, consisting of deciduous and evergreen plant material, shall be provided sufficient to screen parking and structures year round from all abutting side and rear yards. Such buffer may be waived by the board of jurisdiction where the applicant demonstrates to the board's satisfaction that natural on-site vegetation, existing topography or other existing conditions provide acceptable screening from any surrounding residential property. In such case, the board of jurisdiction shall require a conservation easement to preserve this buffer screening.
(i)
Pitched roofs, residential building materials
(such as brick, wood and clapboard) and other architectural elements
shall be employed to make the veterinary structure compatible with
residential building types.
(j)
No cremation or disposal of dead animals is
allowed on the premises. Disposal of used and contaminated veterinary
medical supplies shall meet low-level hazardous waste disposal requirements.
B. Conditional uses. In the P-1 District, the following
use may be permitted as a conditional use:
(1) Professional office conversions or redevelopment of
structures existing at the time of adoption of this section, subject
to the following:
(a)
The conversion of an existing structure to offices
for professional services shall be permitted where all parking and
other requirements contained in this section are met. Retail uses
shall not be permitted.
(b)
Such conversions shall be limited to the existing
floor area of the existing structure. Expansion or addition of an
existing structure is prohibited. Any redevelopment on lots contained
within the triangular land area bounded by Route 571, Southfield Road
and McGetrick Lane that have a lot acreage in excess of 35,000 square
feet may be permitted to increase the permitted floor area ratio to
.14, provided that, at a minimum, three existing lots are consolidated
into one redevelopment parcel.
(c)
No parking shall be permitted between Route
571 and a principal structure.
(d)
There shall be no minimum lot size on which
a conversion may be permitted to occur; provided, however, that no
lot existing at the time of adoption of the amendment on which the
conversion is proposed shall be further reduced in size.
(e)
All lots and structures shall take access from
an internal road which intersects with a local street. Reservation
of an access easement between abutting lots to allow for construction
of a common drive shall be required. The access easement shall be
included as part of total lot area for purposes of calculating the
required floor area ratio or maximum improvement coverage.
[Added 4-20-1990 by Ord. No. 90-12]
The following shall be the standards for the
P-1 District:
A. Minimum site area: 20 acres.
B. Minimum yards.
(3) Side yard. There shall be two side yards with a minimum
of 15 feet each.
(4) Yards abutting residential districts: Except for one
front yard, the above yards shall be increased by 25 feet in those
instances where they abut, wholly or in part, a residential district
or lot line.
(5) Yards abutting the perimeter of a planned village
center: Notwithstanding the above yard dimensions, all such perimeter
yard areas shall be 50 feet. Any yard that abuts an arterial road
shall also be 50 feet.
C. Maximum FAR: The maximum permitted FAR shall be 0.12.
D. Maximum improvement coverage: 50%.
E. Maximum building height: 2 1/2 stories, but not
to exceed 35 feet.
F. Additional standards for a planned village center.
(1) The planned village center shall be designed as a
single complex according to a comprehensive master site development
plan. In addition, internal site landscaping, building design and
common area maintenance guideline control standards shall be established.
(2) No more than 10% of the total floor area of the development
can be devoted to retail uses including bank and restaurant facilities,
and in no event can the area devoted to such uses total more than
18,000 square feet. The retail uses shall be designed primarily to
service the tenants of the planned village center.
(3) Individual stores, establishments or offices shall
have a minimum floor area of 800 square feet and a maximum floor area
of 4,200 square feet. Within the planned village center, the average
floor area for all permitted uses shall not exceed 3,000 square feet,
except that one office structure within the development may exceed
the maximum floor area, but in no event shall the floor area of such
office exceed 12,000 square feet.
(4) The distance, at the closest point, between any two
buildings shall not be less than 20 feet. In the case of two or more
buildings being connected through the use of a breezeway or similar
feature, the minimum distance between buildings may be reduced, but
shall not be less than 10 feet.
(5) Off-street parking areas servicing professional offices
shall be interspersed in convenient locations intended to accommodate
a small grouping of office structures. The minimum distance between
the edge of a parking lot or driveway and any building shall be 15
feet.
(6) There shall be a minimum width fifty-foot landscape berm along all public streets. The berm may be included in the required yard setbacks and shall be designed in conformance with §§
200-227 and
200-228.
(7) A comprehensive signage plan shall be provided, which covers overall project identification, individual building/tenant identification, traffic regulations, pedestrian crossings, street identification and parking and directional instructions. All signage must be consistent with a small-scale village character. A signage hierarchy shall be established governing the above signage categories. There shall be only one identification sign permitted for each building within the village center. Individual tenant signage shall be incorporated within the permitted building identification sign. In addition, all signage must be consistent with §
200-32 of Part
1, Site Plan Review, of this chapter.
(8) All buildings shall be designed to convey a small-scale
village character. Buildings included in the planned village center
should contain the following design elements:
(a)
Provide the greatest amount of floor area on
the first floor of two-story buildings.
(b)
Provide shed or pitched roofs, dormers on the
second floor and other similar design features.
(c)
Provide consistency in the architectural treatment
of building facades and diversity in the horizontal length of buildings
through introduction of offsets at irregular intervals along the facade
of a building.
(d)
Provide a variety of building heights not to
exceed 35 feet.
(9) Exterior freestanding lighting fixtures shall not
exceed the height of proposed structures and in no case shall be greater
than 15 feet in height. The source of illumination shall be recessed
and shielded within the fixture itself and shall be consistent in
character with the design of the planned village center.
(10)
An internal pathway system shall be created
to provide access to all buildings, open space areas and parking areas
to be located within a planned village center.
[Added 11-13-2007 by Ord. No. 2007-20]
A. Permitted uses. In a P-3 District, no building or premises shall be used and no building shall be created or altered which is arranged, intended or designed to be used except for the following uses, and all such uses shall be subject to the performance standards set forth in Part I, Site Plan Review, and to §
200-243.2.
(1)
Single-family residences existing as of January
1, 2005, in accordance with the regulations of the R-1A District.
(2)
Child-care centers, day camps, kindergartens, and preschools subject to the regulations in §
200-156B(9).
(3)
Home occupations as part of a continued existing residential use subject to the criteria governing such home occupations in §
200-232.
(4)
New construction or conversion of existing residential
structures to professional, medical or dental office uses, subject
to the following special requirements:
(a)
Office uses shall be limited to the existing
floor area of the residential dwelling, except that office uses on
parcels of four acres or greater are permitted to enlarge or replace
the existing residential dwelling.
(b)
At the time of site plan review, the applicant
shall reserve access easements for:
[1] A future common drive with an adjacent
parcel at one side yard.
[2] A future common drive at the opposite
side yard if necessary for adequate access and circulation.
[3] A rear yard cross-access easement
to permit for interconnection of parking areas if the lot configuration
makes such appropriate.
(c)
No parking shall be permitted between the front
and side building line and the property line.
(d)
Rear and side yards shall be a minimum of 15
feet, with adequate landscaping and/or screening to shield parking
areas from adjoining lots.
(e)
There shall be no minimum lot size on which
a conversion may be permitted to occur; provided, however, no lot
existing at the time of adoption of this amendment on which a conversion
is proposed shall be further reduced in size.
(f)
Architectural character shall be compatible
with nearby residences and office and commercial buildings in terms
of rooflines, building materials, and general aesthetics.
(g)
Business or advertising signage for a converted
or new professional office use shall be limited to 12 square feet
in total for the lot.
(h)
Where possible, residential access shall be
from Rabbit Hill Road.
(5)
Mixed-use buildings containing a residential
use and an additional use permitted in this P-3 District.
(6)
Accessory uses and accessory buildings incidental
to the above uses located on the same lot and within the same zoning
district permitting the principal use.
[Added 11-13-2007 by Ord. No. 2007-20]
In the P-3 District, the following bulk and
area regulations shall apply to all uses.
A. Minimum lot area: 50,000 square feet.
B. Minimum lot frontage: 150 feet.
C. Minimum lot width: 150 feet.
D. Minimum lot depth: 150 feet.
F. Maximum floor area ratio for parcels of four to five acres shall be 0.08 and maximum floor area ratio for parcels greater than five acres shall be 0.12. Section
200-238 shall not apply.
G. Maximum improvement cover: 40%.
H. Maximum building height: 2.5 stories, but no greater
than 35 feet.
I. No disturbance shall occur within 200 feet of a stream
bank.
[Added 12-14-2020 by Ord. No. 2020-25]
A. Intent.
The intent of the PCD is to support a wide variety of nonresidential
uses to facilitate the redevelopment of the tract, while also ensuring
that any such development will be complementary to the surrounding
area, protect existing environmental constraints, minimize undue strain
on the Township's community facilities, and avoid any substantial
adverse impacts to the existing traffic and circulation patterns of
Clarksville Road, Quakerbridge Road, and the US Route 1 corridor.
Retail, service commercial, entertainment and hospitality uses are
to be located along Quakerbridge Road and US Route 1 in order to maintain
the commercial character of those corridors. Warehouse and distribution
uses are encouraged within the remainder of the district. The PCD
is also intended to promote an attractive comprehensive integrated
design and encourage a high level of investment.
B. Permitted uses. In the PCD, no building or premises shall be used and no building shall be erected or altered which is arranged, intended, or designed to be used except for one or more of the following uses, and all such uses shall be subject to the performance standards set forth in Part
1, Site Plan Review, of this chapter unless otherwise noted.
(1) General, corporate, administrative, and professional offices.
(2) Research, testing, analytic laboratories.
(3) Product development laboratories.
(5) Warehousing and distribution facilities.
(6) Finishing and assembly of products.
(8) Data processing and computer centers.
(10) Banks with or without drive-through lanes.
(12) Personal service establishments.
(13) Restaurants, including but not limited to establishments offering
indoor dining, outdoor dining, take out, delivery, curbside pickup,
and drive-through lanes.
(14) Taverns offering alcoholic beverages for sale and consumption on
the premises.
(16) Fast food restaurants with or without drive-through lanes.
(17) Gas stations in conjunction with a convenience store and/or vehicle
wash.
(20) Commercial recreation facilities.
(22) Performing art facilities.
(24) Motion- picture theaters.
(25) Cultural facility buildings or structures.
(26) Hotels with 100 or more guest rooms.
(31) Urgent care medical facilities.
(32) Outpatient surgical facilities.
(38) Mixed-use planned developments pursuant to §
200-209A(8), except for affordable housing.
(39) A community landmark sign serving as a gateway to the community and
which may include an electronic sign with changeable type, which shall
display information regarding municipal, civic, and community events
as well as emergency messaging. It may also display on-premises and
off-premises advertising.
(40) Any existing wastewater treatment plant or electrical substation
which existed prior to the date of the adoption of this section.
(41) Any kennel which existed prior to the date of the adoption of this
section.
(42) Any combination of the above permitted uses in one or more principal
buildings on a lot.
C. Accessory
uses. In the PCD, the following uses may be permitted as accessory
uses.
(1) Accessory uses and accessory buildings incidental to the above uses
located on the same lot and within the same zoning district permitting
the principal use.
(2) Outdoor and rooftop dining for restaurants, hotels, taverns, breweries,
brewpubs, and wineries.
(3) A restaurant or cafeteria primarily for supplying meals only to employees
and guests of the principal use.
(4) In-service training schools for employees.
(5) Custodial living quarters.
(6) Indoor and outdoor recreation facilities, provided that all such
accessory buildings and uses shall be planned as an integral part
of the principal use.
(7) Assembly halls for meetings incidental to the business of the principal
use.
(8) Maintenance, utility, and storage facilities incidental to the principal
use.
(10) Public and private utility (e.g., electric, gas, telephone, cable, water, sewer, etc.) substations, electric and gas facilities to service the permitted uses. Such facilities shall be subject to the requirements contained in Article
XXVII, §
200-156B, except that the requirements of §
200-156B(6)(b) shall not apply.
(11) Electric vehicle charging stations.
D. Conditional
uses. In the PCD, the following uses may be permitted as conditional
uses.
(1) Transmission lines, transmitting and receiving antennae or aerials subject to the requirement set forth in Article
XXVII, §
200-156B.
(2) Public utilities (e.g., electric, gas, telephone, cable, water, sewer, etc.) substation, electric and gas facilities subject to the requirements contained in Article
XXVII, §
200-156B, except those utilities which are necessary to service the permitted uses.
[Added 12-14-2020 by Ord. No. 2020-25]
B. Minimum
lot frontage: 300 feet.
C. Minimum
lot width: 300 feet.
E. Minimum
front yards:
(1) Along Quakerbridge Road: 50 feet.
(2) Along Clarksville Road: 100 feet.
(3) Along US Route 1: 100 feet.
(4) Along proposed roads generally consistent with the Master Plan:
100 feet.
(5) Along other roadways: 50 feet.
F. Minimum
rear yard: 40 feet.
G. Minimum
side yard:
(1) For buildings less than or equal to 40 feet in height: 25 feet.
(2) buildings greater than 40 feet in height: 40 feet.
H. Yards
abutting residential districts. The above yards shall be increased
by 25 feet in those instances where they abut, in whole or in part,
a residential zone district or lot line.
I. Minimum
building setback from US Route 1 or Quakerbridge Road for warehouse
and distribution facilities: 300 feet.
J. Minimum
distance between buildings: 25 feet.
K. Maximum
improvement coverage: 70%.
L. Maximum
building height:
(1) The maximum building height shall be three stories and 45 feet for
all uses except warehouse and distribution facilities as well as hotels
located along US Route 1.
(2) The maximum building height shall be two stories and 60 feet for
warehouse and distribution facilities.
(3) The maximum building height shall be six stories and 75 feet for
hotels along US Route 1 provided that:
(a) Four or more storied buildings shall be located only within a band
1,800 feet in width as measured from the right-of-way line of US Route
1.
(b) The minimum setback requirements shall be increased an additional
three feet of setback for one foot of building height which exceeds
45 feet.
M. Maximum
retail building space.
(1) The maximum size of a retail building shall be 25,000 square feet.
(2) The total combined retail area of the PCD shall not exceed 150,000
square feet, not including restaurants and/or shops associated with
the hotel use.
N. Parking
in yards. Parking shall be permitted in the front, rear, and side
yard setbacks subject to the following:
(1) Parking lots shall maintain a twenty-five-foot minimum grassed or
landscaped separation on each lot to an adjoining lot, except that
a seven-and-one-half-foot minimum grass or landscaped separation on
each lot may be provided in those instances where a warehouse and
distribution facility abuts an adjacent warehouse and distribution
facility.
(2) Parking shall not be permitted in any landscape buffer required by
this chapter.
O. Parking
for warehouse and distribution facilities. Parking at warehouse and
distribution facilities shall be computed as the sum of the parking
required for the floor area of the facility used as office space plus
the parking required for the floor area of the building used for warehousing
or distribution space. The parking ratios to be used in this computation
are as follows:
(1) One space for each 5,000 square feet of building floor area devoted
to warehousing and/ or distribution space.
(2) One space for each 250 square feet of building floor area that is
devoted to office space.
P. PCD performance standards. All uses permitted in the PCD shall be subject to the performance standards set forth in Part
1, Site Plan Review, of this chapter, except as modified below.
(1) The provisions of §
200-36.1 shall not apply to warehouse and distribution facilities. The provisions of §
200-36.1 shall apply to all other uses, except that sidewalks in the PCD may be constructed of impervious materials.
(3) Parking and loading is permitted between the fronts of buildings
and the street line. No parking is permitted within any landscaped
buffer as required herein.
(4) Aisles for the movement and circulation of vehicles shall be permitted
in all yard setback areas. No aisle, except those required for access
into and out of the site, shall be permitted in landscaped buffer
as required herein.
(5) Trailer parking spaces and loading docks shall be permitted within
building yard setbacks for warehouse and distribution facilities.
(6) Acceleration and deceleration lanes shall not be required at warehouse
and distribution facility entrances along the master plan road located
between US Route 1 and Quakerbridge Road.
(7) Impervious cover, including but not limited to buildings, sidewalks,
or other constructed surface, shall be permitted within 200 feet of
the centerline of any stream, ditch, or watercourse not identified
on Attachment A. The construction of any such impervious cover shall
be in accordance with all outside agency regulations as applicable.
(8) Existing trees may be removed in accordance with all outside agency
regulations and pursuant to site plan approval.
(9) Bicycle parking shall not be required for warehouse and distribution
facilities.
Q. Additional
standards pertaining to banks and fast-food restaurants with drive-through
lanes. The following additional standards shall apply to drive-through
lanes in the PCD.
(1) The minimum distance between the edge of a drive-through lane and
any property line shall be 30 feet, or 50 feet if the property adjoins
a residential district.
(2) Direct access to and from drive-throughs shall not be permitted from
public streets. Such access shall be provided from within the lot
or the internal road system servicing the primary use. Ingress and
egress points shall be coordinated so as not to impede the main traffic
flow to, from, or passing by the drive-through lanes.
(3) For banks, no more than four drive-through teller windows shall be
provided, not including an ATM drive-up lane.
R. Additional
standards pertaining to veterinary clinics. The following additional
standards shall apply to veterinary clinics in the PCD.
(1) The veterinary clinic building shall be sited at least 150 feet from
any residential use or zoning district.
(2) Buildings housing animals shall be soundproofed to a maximum transmission
of 65 dB measured on the outside of the exterior wall. Other soundproofing
requirements may be imposed by the board of jurisdiction, such as,
but not limited to, the following: nonopening windows and forced-air
ventilation, solid core doors and sound-absorbent ceilings.
(3) Proper and ample ventilation of all animal areas in buildings shall
be demonstrated to the satisfaction of the board of jurisdiction and
shall meet all state licensing requirements.
(4) Animals may be kept overnight for medical reasons only.
(5) Animals shall be housed indoors and may be allowed outside only for
short periods under staff supervision for hygienic or medical reasons.
When they are outside, they shall be kept in a completely enclosed
area.
(6) A maximum percentage of floor area for overnight holding of animals
shall be limited to 30% of the gross floor area of the veterinary
clinic/hospital building.
(7) No cremation or disposal of dead animals is allowed on the premises.
Disposal of used and contaminated veterinary medical supplies shall
meet low-level hazardous waste disposal requirements.
(8) The curbing of pets shall be addressed.
S. Additional
standards pertaining to pet day-care facilities. The following additional
standards shall apply to pet day-care facilities in the PCD.
(1) All buildings and structures, including outdoor play areas or other
enclosures in which the animals are to be kept, shall be located at
least 150 feet from any residential use or zoning district.
(2) Buildings housing animals shall be soundproofed to a maximum transmission
of 65 dB measured on the outside of the exterior wall. Other soundproofing
requirements may be imposed by the board of jurisdiction, such as,
but not limited to, the following: nonopening windows and forced-air
ventilation, solid core doors and sound-absorbent ceilings.
(3) All buildings shall be of adequate construction, maintained in good
repair, and secured in order to protect animals from injury or escape.
(4) Proper and ample ventilation of all animal areas in buildings shall
be demonstrated to the satisfaction of the board of jurisdiction and
shall meet all state licensing requirements.
(5) All animals housed in the facility shall be kept within the confines
of a building between the hours of 9:00 p.m. and 8:00 a.m.
(6) Outdoor facilities:
(a) A wall or fence shall be installed to secure the pets from other
domestic animals and unauthorized individuals.
(b) Outdoor animal areas shall be sufficient to protect the animal from
sunlight, rain, snow or weather detrimental to the animal's health
or shall allow indoor access.
(c) Provisions shall be made for the removal and proper disposal of animal
food, waste, bedding, and debris.
(d) All outdoor areas where animals are kept shall have impermeable flooring
that can easily be cleaned and sanitized or shall have a minimum of
six inches of animal-appropriate gravel which is replaced on a regular
schedule which is consistent with the maintenance of sanitary conditions.
T. Additional
standards pertaining to community landmark signs. The following additional
standards shall apply to community landmark signs in the PCD.
(1) One community landmark sign shall be permitted along Quakerbridge
Road, and one community landmark sign shall be permitted along the
US Route 1 corridor.
(2) A community landmark sign shall serve as a gateway sign into the
community and, as such, such sign shall provide sufficient availability
for community information.
(3) A community landmark sign shall provide availability and display
time for municipal, civic or emergency messaging use and may display
on-premises and off-premises advertising.
(4) The nearest edge of the community landmark sign display face shall
have a setback of 35 feet from any right- of-way.
(5) No community landmark sign shall exceed 50 feet in height measured
from the top of the sign to the grade at the base of the sign.
(6) Each community landmark sign may have up to two display faces, placed
either back to back or in a V-shaped configuration. Each display face
shall have a maximum area of 378 square feet.
(7) Community landmark signs shall be permitted to operate 24 hours a
day.
(8) All message or copy change of the community landmark sign display
face shall be instantaneous. Scrolling, fading, animated, flashing
or moving messages or copy is prohibited. No display face shall change
message or copy more than once every eight seconds.
(9) A community landmark sign display face may not message or advertise
adult or sexually oriented businesses or materials, hate speech, or
use any form of profane language or promotion of any message that
would be obscene in nature.
(10) All community landmark signs shall incorporate ambient light sensors
that measure the levels of surrounding light and automatically reduce
the intensity of illumination during periods of darkness or increase
the intensity of illumination during periods of brightness. No community
landmark sign display face shall exceed a maximum illumination intensity
of 500 nits during nighttime hours (dusk until dawn) and 7,500 nits
during daytime hours (dawn until dusk) when the display face is in
direct sunlight. A community landmark sign display face shall not
spill light or glare exceeding 0.3 footcandles of light above the
ambient light level.
(11) The architecture of a community landmark sign shall incorporate visual
art or architecture elements in addition to its messaging function
thereby creating a unique or distinctive architectural design. A community
landmark sign design shall incorporate one or more of the following
architectural elements: natural or reproduced stone, stucco, wood,
brick, ornamental iron or decorative steel. Any community landmark
sign design that incorporates landscaping shall require the operator
(the entity, person, or individual who owns the New Jersey Department
of Transportation outdoor advertising sign permit for the specific
community landmark sign display area) to permanently maintain the
landscaping. The owner or operator of the community landmark sign
shall continuously maintain the structure and surrounding associated
area. The Township may require a community landmark sign to display
the name of the municipality, county or local identifiable community
area as part of the structure.
(12) Community landmark signs shall not be considered a principal use
or structure on a lot and shall be allowed on lots that already have
principal uses or structures.
U. Buffers.
Landscape buffers in the PCD shall be provided as follows.
(1) Landscape transition buffer. A landscape transition buffer of not
less than 25 feet in width shall be provided and maintained by the
owner or lessee of a property between any nonresidential use and contiguous
residentially zoned districts.
(2) A landscape buffer of 50 feet in width shall be provided along US
Route 1 and Quakerbridge Road.
(3) A landscape buffer of 75 feet shall be provided along Clarksville
Road.
(4) A landscape buffer of 25 feet shall be provided along the master
plan road located between US Route 1 and Quakerbridge Road.
(5) No parking or loading shall be permitted in a landscape buffer.
(6) Yard requirements shall be deemed to be counted as part of the landscape
buffer area. Where yard areas are less than the required buffer area,
they shall be increased accordingly.
(7) Suitably landscaped and bermed stormwater basins in the PCD may be
located within any yard setbacks or landscaped buffers required by
this chapter, provided that a maximum of 50% of the basin may be located
within the buffer area.