[Added 12-16-2020 by Ord. No. 2020-20]
A. Purpose.
(1) The purpose of the Mixed-Use 1 Overlay District (hereinafter MU-1) is to provide for the construction of mixed-used development that will support Township businesses and provide new shops and services, and private and public outdoor amenity spaces. Furthermore, this mixed-use development is required to include an affordable housing component that is intended to satisfy a portion of the Township's affordable housing obligation pursuant to the 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 2020 Settlement Agreement between the Township and Fair Share Housing Center.
B. The principal permitted uses allowed in the MU-1 Overlay District include the following:
(1) Mixed use development consisting of nonresidential and residential uses. Buildings may include residential and nonresidential uses or may be single use buildings.
(a) As specified in Exhibit B to the 2020 Settlement Agreement between the Township and Fair Share Housing Center, the mixed use development requirement shall not apply to Block 48, Lots 5, 39, and 40; these lots may be developed with residential uses only.
(b) Permitted nonresidential uses are all principal permitted uses in the B-1, Business district, §
102-109B of the Township Code.
(c) Permitted residential uses are townhouse dwelling units and multifamily dwelling units.
C. The accessory permitted uses allowed in the MU-1 Overlay District include the following:
(1) Accessory uses and structures customarily incidental to permitted uses.
(2) Accessory uses permitted and as regulated in the B-1, Business District, §
102-109C of the Township Code.
(3) Passive recreation facilities associated with the residential portion of the development, such as but not limited to, lawns, gathering areas, clubhouses, private residential swimming pools subject to §
102-108 and recreation courts subject to §
102-101.
(4) Interior amenities associated with the residential portion of the development such as but not limited to fitness areas, game rooms, and workstations.
(5) Office and maintenance space associated with on-site management.
(6) Garages, both attached and detached.
(7) Home offices, subject to §
102-84C(19), with the exception that they shall be permitted in any residential use.
D. The conditional uses allowed in the MU-1 District include the following:
E. Affordable housing.
(1) The required affordable housing set-aside for any type of residential development is 20%.
(2) Affordable housing units shall comply with the Township's affordable housing regulations and the Uniform Housing Affordability Control Rules (N.J.A.C. 5:80-26.1), 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).
(3) The affordable units shall be distributed throughout the residential buildings such that no building consists of more than 30% affordable units.
F. Area and bulk standards.
(1) Minimum tract area: 40,000 square feet.
(2) Minimum lot width: 200 feet.
(3) Minimum lot frontage: 200 feet.
(4) Principal building setbacks:
(a) Minimum front yard from Route 34 or Route 537: 40 feet.
(b) Maximum front yard from Route 34 or Route 537: 60 feet.
(c) Minimum highway access management road setback: 20 feet.
(d) Minimum side yard: 20 feet.
(e) Minimum rear yard: 25 feet.
(5) Accessory building setbacks:
(a) Front yard: 100 feet or behind the building line of the building nearest the public or private street, whichever is less.
(b) Minimum side yard: 20 feet.
(c) Minimum rear yard: 25 feet.
(d) To another building: 20 feet.
(6) Maximum residential density: eight dwelling units per acre.
(7) Maximum building coverage: 50%.
(8) Maximum lot coverage: 80%.
(9) Maximum floor area ratio (FAR) for nonresidential uses: 0.15.
(10) Maximum building height: 3 1/2 stories/45 feet.
(a) Buildings or portions of buildings within 75 feet of a public street shall not exceed 2.5 stories/35 feet.
(11) Minimum setback to driveway, drive aisle or off-street parking: 10 feet.
(a) Excludes attached private garages and parking within residential driveways servicing townhouse units.
G. Building design requirements.
(1) Nonresidential or mixed use buildings located along Route 34, Route 537 or the Highway Access Management Road shall be oriented toward Route 34 or Route 537 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 Route 34 or Route 537 shall consist of nonresidential uses.
(3) First floor residential uses shall not face Route 34 or Route 537. This shall not apply to building entrances and common areas for residential uses whose width does not exceed 30 feet.
(4) Multiple principal buildings shall be permitted on a lot.
(5) Minimum distance between buildings:
(a) Front to any facade: 60 feet.
(b) Rear to any facade: 50 feet.
(c) Side to any facade: 30 feet.
(d) Maximum units per building:
(6) Maximum building length: 200 feet.
(7) A Colonial Williamsburg architectural style is strongly encouraged. The architectural details and style shall provide varied building elevations, design, and structural appearance within the context of a single 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 Route 34, Route 537 or the Highway Access Management Road 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 Route 34, Route 537 or the Highway Management Access Road 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 look into unused or "dead" space do not meet this requirement.
(13) First-floor windows of nonresidential uses facing Route 34, Route 537 or the Highway Access Management Road 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. Fiber cement panels shall have the appearance of siding or shingles. Metal shall be used only for minor accentuation of other elements of the facade. Where facing a public street, exterior insulation and finishing system (EIFS) shall not be used on any portion of the building facade or column.
(15) The maximum size of any individual commercial business (excluding office and medical use) should be limited to 5,000 square feet.
(16) 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.
(17) Awnings are encouraged. Where provided, awnings shall be uniform in color and material
(18) When separate nonresidential tenants are housed on 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 Route 34, Route 537 or the Highway Access Management Road.
(21) Roof design:
(a) Flat roofs are prohibited.
(b) Roof shape, color, and texture should be coordinated with the exterior materials of the building's facade.
(c) Roof design should minimize the negative impact of roof protrusions by grouping plumbing vents, ducts, and other utility structures together.
(d) 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.
(22) All refuse containers shall be enclosed within and screened by a masonry enclosure with an exterior treatment that is complementary to the color and materials of the principal building(s).
H. Site design requirements.
(1) Development shall comply with the Township's Highway Access Plan.
(a) Developments shall record parallel access road easement agreement with a continuing offer to dedicate.
(b) Developments shall record a shared parking and cross access easements with adjoining properties for the Highway Access Management Road and nonresidential portions of the development. (Exhibit No. 2.)
(c) Developments shall record a minimum ten-foot streetscape easement along both sides of the Highway Access Management Road for the planting of landscaping and outdoor amenity space (benches, gazebos, outdoor eating, outdoor gatherings, public art, fountains, or similar). Amenities within the streetscape easement may contribute toward the outdoor amenity requirement contained in §
102-109.1H(6)(i).
(2) Residential portions of mixed use development shall be connected to the nonresidential portion of the development via pedestrian and bicycle facilities.
(3) Development shall meet the standards in Article
XI, Design Requirements, unless otherwise noted.
(4) Developments shall meet the standards in §
102-109E,
F,
G, and
I. However, architectural design standards addressing nonresidential uses in §
102-109E shall only apply to nonresidential buildings or portions thereof.
(5) Lighting fixtures shall have a maximum height of 25 feet and shall be focused downward. Lighting fixtures shall not have a "shoe box" design but instead shall have a decorative design that is complementary to a Colonial Williamsburg architectural style.
(6) Buffers and plantings shall be consistent with the requirements for nonresidential uses at §
102-115. For the purpose of this section's applicability, mixed-use development, including permitted residential buildings, shall be categorized as nonresidential uses.
(a) Not more than one single-loaded row of vehicle parking shall be located between a building and a public street.
(b) Residential uses shall provide off-street parking consistent with the Residential Site Improvement Standards, N.J.A.C. 5:21.
(c) Maximum distance between off-street parking space and the unit served: 200 feet.
(d) Bicycle parking shall be provided at a rate of not less than 5% of the required parking spaces.
(e) Sidewalks shall be provided along the Highway Access Management Road. 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 Township Code as well as the NJ Residential Site Improvement Standards (R.S.I.S. N.J.A.C. 5:21).
(f) All sidewalks and crosswalks shall be composed of brick pavers or decorative stamped concrete.
(g) Street trees shall be planted along all sidewalks at an interval of not more than 40 feet on center. Plantings shall be consistent with §
102-71A.
(h) Each building shall have one or more designated pick-up/drop-off locations within 50 feet of the primary building entrance for the purpose of package delivery and ride sharing services.
(i) Nonresidential development, including that which is part of a mixed use development, shall provide an area equivalent to not less than 5% of the nonresidential building floor area as outdoor amenity space available for use by site residents and the general public. Such outdoor amenity space may include benches, gazebos, outdoor eating or other gathering space, public art, fountains, or similar.
(j) Residential development, including that which is part of a mixed use development, shall provide an area equivalent to not less than 10% of the residential building floor area as indoor and/or outdoor amenity space available for use by site residents. Such amenity space may include pools, clubhouses, benches, gazebos, outdoor eating or other gathering space, public art, fountains, or similar.
(k) Signs shall be consistent with the standards for shopping centers and office in the B districts, §
102-109H(2), with the exception that the maximum height of a freestanding sign shall be eight feet.
[Amended 7-9-2008; 8-10-2011; 5-14-2014]
A. Purpose. The purpose of the D Distillery and Bottling Plant District is to acknowledge existing historic structures and historic land uses. The standards are intended to require maximum attention to proper site designing, including the location of structures and parking areas, proper ingress and egress, developing of an interior street system, erosion control, architectural design, landscaping and the compatibility of any proposal with the natural foliage, soils, contours, drainage patterns and the need to avoid visual intrusions and performance nuisances upon adjacent residences or residential zones. It is intended that existing foliage, natural features and existing structures be retained and enhanced in relation to the site as well as the surrounding area.
B. Principal permitted uses on the land and in buildings. The following shall be permitted as principal uses:
(1) Professional, medical and general office buildings only as a conditional use after application to, review by and approval by the approving authority. See §
102-11.
(2) Agricultural uses and farm uses, including nurseries and greenhouses.
(3) Detached single-family dwellings subject to the A-5 Rural Residential District requirements (see §
102-85.1 for requirements).
(5) Distilleries, bottling plants, and microbreweries and associated manufacturing and processing operations.
(6) Assisted living facilities, subject to the requirements of the B-1A District (see §
102-111 for requirements) and the B-1A Schedule of Limitations (see §
102-114 for requirements).
(7) Flex space - defined as a maximum 3,000 square feet of combined warehouse/office space for local contracting businesses such as electricians, plumbers, roofers, etc. — only as a conditional use after application to, review by, and approval by the approving authority. See §
102-11.
(8) Indoor recreational and training facilities only as a conditional use after application to, review by and approval by the approving authority. See §
102-11.
(9) Climate-control self storage facilities.
(10) Public utilities are permitted only as a conditional use; see §
102-11.
(11) Building or land used exclusively by federal, state, county or Township government for public purposes for use in conjunction with the adjoining county property.
(12) Public recreational uses, including but not limited to outdoor sports, swimming pool, playgrounds, parks, ballfields and community centers.
(13) The growing, cultivating, farming, manufacturing, distribution, or selling of medical and/or recreational
marijuana, and/or paraphernalia that facilitates its use, shall be a prohibited principal, accessory or conditional use.
[Added 8-8-2018 by Ord. No. 2018-13; amended 4-14-2021 by Ord. No. 2021-6]
C. Accessory uses. The following shall be permitted as accessory uses:
(1) Parking, fences and walls.
(2) Guard houses, employee cafeterias and customary accessory uses.
(3) Temporary construction trailers and one temporary sign, nonlighted and not exceeding 30 square feet in area for each of two sides and not exceeding eight feet in height, advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction beginning with the issuance of a construction permit and concluding with the issuance of a certificate of occupancy or one year, whichever is less, provided that said trailer and sign are on the site where construction is taking place.
(4) Limited outdoor storage areas for materials and equipment which are incidental to the main use of the lot are permitted as accessory uses to the principal use on the lot. Such storage areas shall be screened from view of adjacent properties by screening with adequate walls, fences, landscaping or a combination of these elements, such screening to be approved as part of the site plan.
(5) Child care centers; see §
102-52 for requirements.
(8) Business offices, research and development and product testing operations associated with a distillery, bottling plant or microbrewery.
(9) Farm stand, temporary seasonal, subject to §
102-92.
(10) Solar energy panels mounted at ground level, located in rear or side yards only, and which shall be screened from view from public streets and neighboring properties by screening planting, fencing or a combination thereof such as to provide the proper shielding after two growing seasons. Location and screening requirements do not apply to solar energy panels mounted flush or nearly flush with building sides or roofs.
(11) Restaurants, tearooms and coffee houses associated with a microbrewery, in accordance with state and federal law, containing a maximum gross floor area of 3,000 square feet and 125 seats.
(12) Public tours of micro brewery facilities between the hours of 9:00 a.m. and 6:00 p.m.
(13) Cultural center (museum) as an accessory use to a distillery and bottling plant only. The cultural center shall be limited to displaying historical, educational and artistic exhibits of the distillery and bottling plant. The cultural center shall be open to business colleagues or as educational tours to civic groups and the general public.
D. Building height. No building shall exceed 35 feet in height, and it shall have no more than 2 1/2 floor levels above the ground.
E. Area, yard and site plan requirements.
(1) Maximum floor area ratio shall be 20%.
(2) Landscaping, grading and drainage.
(a) Buffer requirements: 200 feet from Country Route 537, 50 feet from Laird Road, and 40 feet from surrounding properties.
(b) All portions of the property not utilized by buildings or paved surfaces shall be landscaped utilizing combinations such as fencing, shrubbery, lawn area, ground cover, rock formations, contours, existing foliage and the planting of conifers and/or deciduous trees native to the area in order to maintain or reestablish the tone of vegetation of the area and lessen the visual impact of the paved areas and structures.
(c) The established grades on any site shall be planned for both aesthetics and drainage purposes. The grading plan, drainage facilities and landscaping shall be coordinated to prevent erosion and silting, as well as to assure 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 contribution upstream areas.
(3) All applications for site plan approval in the D Distillery and Bottling Plant District shall submit an NJDEP preliminary Phase I environmental site assessment.
F. Minimum off-street parking.
(1) Off-street parking shall be located on the site with the building it is intended to serve and shall be within 400 feet of the building it is intended to serve but shall not be located in any buffer zone.
(2) One space is required for every vehicle owned and/or operated by the use and operating from the site.
(3) One space is required for every 200 square feet of gross floor area or fraction thereof devoted to offices.
(4) One space is required for every 700 square feet of gross floor area or fraction thereof devoted to the distillery and bottling plant or microbrewery and associated processing use.
(5) One space is required for every 3,000 square feet of gross floor area or fraction thereof devoted to storage, warehouse, shipping and receiving.
(6) One space for every two seats in a restaurant, tearoom or coffee house.
G. Minimum off-street loading and unloading areas.
(1) Off-street loading and unloading shall be located in side and rear yards only. All loading areas shall be screened from the street by decorative masonry or brick walls or massed conifers at least five feet in height and providing an all-season screen.
(2) Each space shall be located so that any vehicles being loaded or unloaded or maneuvering into a loading space do not interfere with any other parking or loading spaces, driveway, aisle, fire lane or street right-of-way. All loading and unloading shall take place on the building site.
(3) There shall be at least one trash and garbage pickup location provided for each building by either a location within the building or in a pickup location outside the building which shall be steel-like, totally enclosed and located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence, wall, planting or combination thereof. If located within the building, the doorway may serve both the loading and trash/garbage functions. If a container is used for trash/garbage functions and is located outside the building, it may be located adjacent to or within the loading space, provided that the container in no way interferes with or restricts loading and unloading functions.
(4) One loading space is required for every 10,000 square feet or fraction thereof of gross floor area for warehousing, indoor storage, shipping and receiving, plus one space shall be provided for every 20,000 square feet or fraction thereof of gross floor area for the distillery and bottling plant or microbrewery and associated processing operations.
H. Signs. Only signs related to the use on the premises are permitted, in accordance with the following:
(1) Directional signs may be permitted as approved on the site plan and are not considered part of the maximum sign area.
(2) One externally illuminated freestanding sign may be erected along a street right-of-way. It must not be more than eight feet high, with not more than 50 square feet in area for each of two sides, and shall be set back from the future street right-of-way at least 10 feet.
(3) One externally illuminated attached sign may be permitted, provided that the area of the sign does not exceed the equivalent of 5% of the area of the wall on which it is attached or 180 square feet, whichever is smaller, and the top of the sign is not higher than the base of the roof.
(4) All other sign requirements shall be in accordance with the requirements in §
102-123, Signs.
(5) See §
102-123C for seasonal decoration requirements.
I. Recyclable material storage. For each site plan application, the applicant shall provide an estimate of the quantity of mandated recyclable materials (including but not limited to newspaper, glass bottles, aluminum cans, tin and bimetal cans, high-grade paper and corrugated cardboard) that will be generated by the development during each week. A separate storage area must be provided to accommodate a one-week to four-week accumulation of recyclable material. The approving authority may require the location of one or more common storage areas at convenient locations within the development.
[Amended 4-29-1997; 8-13-1997; 4-14-1999; 10-25-2000; 5-14-2014; 4-26-2017]
Schedule of Limitations: Nonresidential |
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| District |
---|
Type | B-1 | B-2 | B-1A7 | B-3 | C | D | D-1 |
---|
Minimum lot area | 40,000 sq. ft. | 45,000 sq. ft. | 10 acres | 14,500 sq. ft. | 1 | 10 acres | 10 acres |
Maximum lot area | | | 13 acres | | | | |
Minimum lot frontage | 200 ft. | 200 ft. | | 75 ft. | 1 | 500 ft. | 500 ft. |
Minimum lot width | 200 ft. | 200 ft. | 300 ft. | 75 ft. | 1 | 500 ft. | 500 ft. |
Minimum lot depth | 200 ft. | 200 ft. | 300 ft. | 175 ft. | 1 | 500 ft. | 500 ft. |
Principal buildings/structures (See Note 4) |
| Front yard | 75 ft.2 | 75 ft.2 | 100 ft. | 75 ft.2 | 1 | 100 ft.2 | 100 ft.2 |
| Each side yard | 20 ft.2 | 20 ft.2 | 50 ft.6 | 20 ft.2 | 1 | 75 ft.2 | 75 ft.2 |
| Rear yard | 25 ft.2 | 25 ft.2 | 75 ft. | 25 ft.2 | 1 | 75 ft.2 | 75 ft.2 |
Accessory buildings/structures (see other specific requirements in § 102-48) |
| Front yard | 100 ft.2,3 | 100 ft.2,3 | | 100 ft.2,3 | 1 | 100 ft.2,3 | 100 ft.2,3 |
| Each side yard | 20 ft.2,3 | 20 ft.2,3 | | 20 ft.2,3 | 1 | 50 ft.2,3 | 50 ft.2,3 |
| Rear yard | 25 ft.2,3 | 25 ft.2,3 | | 25 ft.2,3 | 1 | 50 ft.2,3 | 50 ft.2,3 |
| To another building | 20 ft.2,3 | 20 ft.2,3 | | 20 ft.2,3 | 1 | 20 ft.2,3 | 20 ft.2,3 |
Maximum building coverage |
| Principal buildings | 15%4 | 15%4 | | 15%4 | 1 | 20%4 | 20%4 |
| Accessory buildings | 5%4 | -0- | | 5%4 | 1 | 5%4 | 5%4 |
Maximum lot coverage (see definition) | 50%5 | 50% | 40%8 | 50% | 1 | 60% | 50% |
Standard on-site development | 50% | | 40% | | | | |
Additional coverage allowed on the lot being developed as a result of development being transferred from a noncontiguous lot (see Note 4) | 65% | | 55% | | | | |
Maximum lot coverage (for planned unit developments in accordance with N.J.S.A. 40:55D-6) Principal buildings | 15%4 | | | | | | |
Accessory buildings | 5%4 | | | | | | |
Maximum floor area ratio | 0.154 | 0.224 | 0.154 | 0.154 | 1 | 0.204 | 0.154 |
Maximum density | | | 11 units per acre4 | | | | |
Minimum off-street parking | | | 0.5 spaces per unit | | | | |
Maximum distance of property from county or state highway | | | 1,000 ft. | | | | |
Minimum building area devoted to common amenities and recreational use | | | 35% | | | | 35% |
Maximum building height |
| Number of stories | 2.5 | 2.5 | 2.0 | 2.5 | 1 | 2.5 | 2.5 |
| Height | 35 ft. | 35 ft. | 35 ft. | 35 ft. | 1 | 35 ft. | 35 ft.13 |
NOTES: General notes applicable to all categories: |
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aWhere two or more requirements apply to a situation, the more stringent requirement shall apply. |
bUnless specifically stated otherwise in this chapter, the following may be located in the yard areas required for principal buildings: parking and loading areas with related aisles and driveways; fences and walls not exceeding six feet in height; mailboxes, signs, lampposts, flagpoles, wells, septic systems and similar structures. In addition, the following parts of a principal building may extend into the required yard areas up to a maximum of two feet: chimneys, bay windows, eaves, gutters and downspouts. |
cA minimum of 75% of the minimum required lot area or a minimum of 1.5 acres (i.e., 66,000 square feet), whichever is smaller, in all zones must be free of wetlands and associated buffer areas; floodplains; conservation, open space, drainage and right-of-way easements; and landscaping easements. |
Specific notes applicable where indicated: 1Floodplain District; only yards and open spaces permitted, no buildings. |
2See the various definitions of yards for taking proper measurements. The minimum yards shall also be applied to measuring distances between buildings on the interior of the site. The minimum distance between buildings shall be the sum of the yards required for each building. For example, if the sides of two buildings face each other, each building having a side yard requirement of 20 feet, a distance of 40 feet is required between them. Where a nonresidential use is proposed to have multiple occupants on one lot, such as, but not limited to, stores or offices in a business use, the design may permit the subdivision of lots along common wall(s) resulting in zero setback along those walls, provided that the overall tract maintains the minimum lot size and the setbacks around the perimeter of the entire tract are met as required by this chapter. |
3The minimum distance between two accessory buildings shall be the larger of 20 feet or two times the building height of the tallest building in the nonresidential districts. |
4Where a property in the B-1 or the B-1A District is subdivided as a result of providing the new public street system identified in the Route 34 Highway Access Management Plan, as amended, the developer may develop each of the separate lots in accordance with the standards set forth in this Schedule, or the developer may take the floor area and/or density generated from the entire original tract and locate it on one of the new lots. In order for the total floor area and/or density generated by the entire original tract to be located on a portion of the original tract, the principal building coverage and accessory building coverage is permitted to be increased 50% above what is shown in the Schedule above. The maximum floor area ratio and maximum density on the portion being developed is permitted to be increased no more than 100% above what is shown on the Schedule above, except that in no event shall the total floor area and/or number of units exceed the total permitted on the original tract. The condition for allowing this transfer of development among noncontiguous properties shall be that the sending property (the lot that is not to be developed) must be deed restricted to open space and must be planted with a mixture of deciduous and evergreen trees in a manner and intensity that, together with any existing trees and other vegetation, will create a wooded condition upon maturity of the trees. Where on-site wells and sewage treatment facilities or floodplains, wetlands, steep slope restrictions or other legal restrictions which prevent the development of a portion of the lot do not allow the amount of floor area permitted under these zoning regulations, it is intended that the maximum floor area will be that which the well and sewage treatment facilities or restrictions aforesaid can accommodate. |
5A shopping center with a lot area of at least five acres may increase lot coverage to 60%, provided that at least half the increase above 50% lot coverage is devoted to site amenities, such as walkways exceeding 12 feet in width constructed of decorative brick or similar decorative material; the addition of designated areas with fountains, statues or other forms of artwork; areas separate from required pedestrianways, where there are nonretail seating arrangements; or some other aesthetic addition to the site plan acceptable to the approving authority. |
6The total width of side yards in the B-1A District shall not be less than 150 feet. |
7Applicable to the development of assisted living residences in the B-1A District. |
8Building and all impervious surfaces. |
9Electric generating facilities will be allowed to have a height of 75 feet to accommodate an exhaust stack, related inlet filter structures and lattice structures for transmission lines consistent with sound engineering and environmental design. |
[Amended 5-14-2014; 10-11-2017]
Landscape buffers are required along all lot lines where nonresidential uses or zone boundaries abut residential uses or zone boundaries except as noted in Subsection E below. Buffer requirements for the mixed housing district are covered in §
102-85. Buffer areas shall comply with the following standards:
A. The buffer area shall be located on the lot which requires it. The minimum buffer width provided shall be 50 feet.
B. Buffer areas shall be maintained and kept clean of all debris, rubbish, weeds and tall grass by the owner or his or her agents.
C. No structure, activity, storage of material or parking of vehicles shall be permitted in the buffer area.
D. The buffer area shall be planted and maintained with grass or ground cover, massed evergreens and deciduous trees and shrubs of such species and size as will produce, within two growing seasons, a screen at least six feet in height and of such density as will obscure, throughout the full course of the year, all of the glare of automobile headlights emitted from the premises. Planting in all required buffer areas shall consist of two staggered rows of evergreen trees planted 15 feet apart and each row planted 15 feet on center. The buffer shall also be supplemented with groupings of additional plantings of a rate of one tree and two shrubs for every 100 linear feet of buffer area.
(1) Screen planting shall be maintained permanently by the owner or his or her agents, and any plant material which does not live shall be replaced within six months.
(2) The screen planting shall be so placed that at maturity it will be not closer than three feet to any street or property line.
(3) A clear sight triangle shall be maintained at all street intersections and at all points where private accessways intersect public streets. Private accessways shall maintain a sight triangle by having no planting, grading, dirt or structures higher than 2 1/2 feet above the street center line located within the sight triangle.
(4) The screen planting shall be broken only at points of vehicular and pedestrian ingress and egress.
(5) This landscaping is in addition to any other landscaping required in this chapter. Landscaping plans shall be drawn, signed and sealed by a licensed landscape architect and/or engineer.
E. No screen planting shall be required along streets which form district boundary lines, provided that only the front of any proposed building shall be visible from the adjacent residential districts.
All parking, loading and unloading areas and walkways thereto and appurtenant passageways and driveways serving commercial, public office, industrial or other similar uses having off-street parking and loading areas and building complexes required area lighting shall be illuminated adequately during the hours between sunset and sunrise when the use is in operation. The lighting plan in and around the parking areas shall provide for nonglare, color-corrected lights, focused downward. The light intensity provided at ground level shall be a minimum 0.3 footcandle anywhere in the areas to be illuminated, shall average a minimum of 0.5 footcandle over the entire area and shall be provided by fixtures with a maximum mounting height of 25 feet measured from the ground level to the center line of the light source or the height of the building, if attached, whichever is lower, and spacing not to exceed five times the mounting height. Except for low-intensity sign and exterior building surface decorative lighting, for each fixture, the total quantity of light, in lumens, radiated above a horizontal plane passing through the light source shall not exceed 2 1/2% of the total quantity of light, in lumens, emitted from the light source. Any other outdoor lighting, such as building and sidewalk illumination and driveways with ornamental light, shall be shown on the lighting plan in sufficient detail to allow determination of the effects to adjacent properties, traffic safety and overhead sky glow. The objective of these specifications is to minimize undesirable off-premises effects. No light shall shine directly into windows of off-site buildings or onto streets and driveways in such manner as to interfere with or distract driver vision. To achieve these requirements, the intensity of such light sources, light shielding and similar characteristics shall be subject to site plan approval. No lighting shall be pulsating or moving or shall give the illusion of movement.
Uses permitted in the business districts generally require a significant portion of the property, in a contiguous area, to be relatively flat in order to site the building and provide reasonable access to and from parking and loading areas.
A. It is therefore the goal of these regulations to preferably avoid but at all times carefully control construction in areas of steep slopes (see definition) and abutting sloped areas in order to avoid creating new steep slope areas. The purpose is to minimize the disturbance of established vegetation on existing steep slopes and to avoid creating new steep slopes where the potential for soil erosion is increased due to the slope and the exposed soil needing to be stabilized.
B. For purposes of these provisions, "construction" shall mean any disturbance to land, including but not limited to the site work related to the placement of buildings, structures, streets, driveways, parking areas and similar improvements that involve excavations, fill, grading and clearing, except that selective thinning of vegetation and site work approved by the approving authority for sidewalks and similar pedestrianways, subsurface utility installations and drainage facilities shall not be considered construction.
C. Steep slopes, as defined herein, shall not be disturbed, except where the applicant demonstrates that each disturbance is essential to the reasonable use of the property. The applicant shall submit a separate sheet as part of the overall development plan, identifying the extent of the disturbance on steep slopes and noting the justification(s) for the disturbance.
D. Where construction will disturb steep sloped areas and areas abutting steep slopes, the plan shall provide the following design features, as applicable to the situation:
(1) An area with slopes 10% or more may be completely removed (such as a knob in the middle of the site), provided that the final grading eliminates slopes of 10% or more in the disturbed area and the removed soil is redistributed on site and/or removed from the site in accordance with other Township requirements;
(2) The area along the top of a slope of 10% or more but not more than 15% may be filled and a retaining wall constructed, provided that the horizontal width of the filled area shall not exceed 20 feet and the retaining wall shall be no higher than two feet;
(3) Any area of disturbance on a slope greater than 10% shall not result in a final grade greater than 15%; and
(4) Any grading or disturbance in an area having slopes of 10% or more shall stabilize the soil as required herein in order to avoid soil erosion.