Relationship to Zoning, Municipal Master Plan and Area Development Issues
Proposed Land Uses and Building Requirements
N.J.S.A. 40A:12A-7a.(2) requires the redevelopment plan to indicate:
“Proposed land uses and building requirements in the project area.”
1. Differences in Proposed Land Use and Building Requirements between the Existing (2007) Redevelopment Plan and Recommended (2012)
The following summarizes the differences between the current plan and new plan in terms of permitted land uses:
The new plan has conditional use provisions, such as for automobile-related uses to allow for their appropriate redevelopment; the current plan does not provide for conditional uses, except for convention centers.
1. Purpose Statement
The new plan amends the “purpose” statement to describe a vision for the redevelopment area, to define its role in the regional 3M (Maple Shade, Moorestown and Mount Laurel) commercial center at the intersection of NJ Routes 38, 41 and 73, I-295 and the NJ Turnpike, and to explain why the specific land use and building requirements are necessary to create that vision.
2. Automobile-Related Uses
The current plan prohibits: new and used automobile sales; general auto repairs and painting; automobile service stations; and automatic/self-service carwashes. Neither the plan nor the current zoning ordinance clarification what “general auto repairs” of “service station” mean: they simply prohibit them. The current redevelopment plan and this new one prohibit new and used automobile sales in the redevelopment area. However, many of the existing parcels in the redevelopment are automobile-related uses, such as filling stations and service stations.
Because these are prohibited uses, proposed improvements to these properties, even those to remediate the problems identified in the redevelopment needs study, would require variances, which is a difficult process under the state’s Local Redevelopment and Housing Law. After several years of experience with the current redevelopment plan, the Planning Board believes that it is now appropriate to amend the redevelopment plan to permit some automobile-related uses on a conditional basis.
The new plan places the remaining automobile-related uses in two sub-categories, filling stations and service stations, both of which it conditionally permits. Automobile Filling Stations, which are operated primarily to sell and dispense automotive fuel, may have a number of exterior and interior accessory uses, such as convenience stores and fast food restaurants, if certain conditions are met. Filling station developments, however, may not have an Automobile Service Station as secondary or accessory use. Automobile Service Stations, which are operated primarily to repair, maintain and clean automobiles, allow a wide variety of repair / maintenance operations and a small number of accessory uses, if certain conditions are met. Service station developments, however, may not have an Automobile Filling Station as secondary or accessory use.
The plan’s proposed land use and building requirements detail the various design and performance standards that would allow for future property investment while minimizing some of these uses’ typical negative visual, auditory, odor, etc. impacts on passerby and adjacent businesses. These include: providing sufficient building setbacks, providing sufficient on-site circulation, performing almost all services indoors and major services with closed service bay doors, screening vehicles that require lot storage of more than 72 hours, prohibiting outdoor storage of parts, equipment or vehicles or display of such for sale, etc. Adoption and enforcement of these design and performance standards should correct most of the problems generally associated with these uses.
The adopted 2007 Redevelopment Plan (current plan) references the existing building standards in the Zoning Ordinance. Some of these standards are included within Article VIII, BD and BD-1 Business Development Districts, while others for fences, off-street parking and loading, signs and buffers are contained in other articles. The Zoning Ordinance contains separate “business park” and “non-business park” bulk requirements. The following summarizes the differences between the current plan and new plan in terms of non-business park building requirements:
The new plan maintains the minimum one hundred twenty-five- foot (125’) lot width requirement, but allows for reduction to a one hundred-foot (100’) lot width if adjacent parcels share a driveway.
The required setbacks, which appear to be designed for single-family detached homes, have been reduced to allow greater flexibility for commercial redevelopment and to reflect existing conditions in the eastern end of the redevelopment area. The new plan also establishes minimum yard setback requirements for accessory building and parking areas, which the current ordinance does not provide. The plan provides a maximum building coverage of 40%, whereas the current ordinance has none, and an increased maximum total impervious coverage from seventy five percent (75%) to eighty percent (80%), again to reflect existing conditions.
2. Off-Street and On-Street Parking, Loading Areas and Driveways
The new plan augments the current ordinance standards by permitting shared parking using the methodologies recommended by the Urban Land Institute (ULI) and the Institute of Traffic Engineers (ITE). It also revises the ordinance’s loading requirements and adds standards for non-residential driveways.
3. Site Planning Design Guidelines
The new plan includes guidelines for the appropriate location of buildings and other improvements to provide for cohesive, compatible and consistent street frontage and street corner design in the redevelopment area. The current ordinance does not contain site planning design guidelines.
4. Building Design Guidelines
The new plan includes guidelines for the appropriate design of building exteriors to provide for cohesive, compatible and consistent building design in the redevelopment area. It also requires submission of architectural drawings and elevations prepared by a NJ-licensed architect. The current ordinance does not contain building design guidelines.
5. Landscape Design Guidelines
The new plan includes guidelines for the appropriate design of landscapes to provide for cohesive, compatible and consistent landscape design in the redevelopment area. It also requires submission of a landscape plan prepared by a NJ-licensed landscape architect. The current ordinance does not contain landscape design guidelines.
6. Heating and Air Conditioning and Other Roof Features
The new plan indicates that various mechanical devices shall be located on building rooftops to minimize ground clutter and screened from view using architectural building elements. The current ordinance does not contain any such provisions.
7. Waste Management (Trash, Garbage and Recyclables) Storage and Disposal
The new plan amends the current ordinance’s provisions by removing these features from the existing Performance Standards section to create a separate section for waste management and by requiring masonry enclosures for on-site waste management areas.
8. Outdoor Lighting for Site and Building Illumination
The new plan provides standards that reduce light pollution, encourage energy efficiency and incorporation of lighting as an architectural design element.
9. Crime Prevention
The new plan provides guidelines to ensure that buildings and sites are designed to maximize public safety, which is of a particular concern in an area with several motels and where many of the restaurant businesses are open late at night.
10. Business Identification and Directional Signs
The new plan amends the current ordinance standards by specifying that all permitted signage shall be limited to building identification signs, which may be façade / wall-mounted signs, freestanding monument signs or window, sidewalk or awning signs, and to directional signs. It prohibits freestanding pylon signs. The current allowance for freestanding pylon signs adds to the redevelopment area’s visual clutter and blight by encouraging businesses to compete for motorists’ attention. Monument signs, like those used for some of the businesses in the redevelopment area, such as Lowe’s, and nearby for Moorestown Mall and a Super Wawa on NJ Route 73 in Mount Laurel, create a much more attractive environment. It also permits directional signs to alert motorists to site entrance and exit driveways to enhance traffic safety.
2. Proposed Land Use and Building Requirements
This redevelopment plan recommends that the Township provide revised land use, site and building design regulations and other standards for the Business Development (BD) District within the 38/73/Lenola Road Redevelopment Area to facilitate development and redevelopment of beneficial, attractive and sustainable businesses and economic development opportunities in Maple Shade Township’s portion in the regional 3M (Maple Shade, Moorestown and Mount Laurel) commercial center at the intersection of NJ Routes 38, 41 and 73, I-295 and the NJ Turnpike.
The proposed uses and building standards should be designed to consider:
· The location and frontage along or adjacent to either NJ Routes 38 and 73, as well as posted speed limits, proximity to signalized intersections, pedestrian movements, etc.;
· Development constraints, such as irregular lot patterns and highway access management issues;
· The nature of existing uses, particularly automobile-related uses, transient motels, billboards and retail uses adjacent to the Moorestown Mall and the East Gate Shopping Center in Mount Laurel, and their associated site plan improvement requirements, such as parking, signage, drainage, access and waste management;
· Urban design and smart growth planning principles.
Many of the current 2007 redevelopment plan’s height, area and yard requirements are sufficient for the redevelopment area portion of the Business Development (BD) District, and will remain intact. The following proposed land use and building requirements for this redevelopment area also amend the Zoning Ordinance’s current business identification sign provisions, off-street and on-street parking, loading area and driveway standards to specify the location of off-street parking areas and to encourage shared parking areas, to reduce the number of curb cuts and to increase vehicular and pedestrian safety. It also adds language to encourage sustainable urban design and smart growth principles, such as multiple use parcels and buildings, design standards for site planning, buildings and landscapes, lighting and crime prevention through environmental design, in this redevelopment area. These issues, which are critical to creating a community where local and regional patrons feel welcome, safe and comfortable, are not addressed in the current redevelopment plan.
Business Development (BD) District – 38/73/Lenola Road Redevelopment Area
A. Purpose: The purpose of this district is to facilitate development and redevelopment of beneficial, attractive and sustainable businesses and economic development opportunities in Maple Shade Township’s portion in the regional 3M (Maple Shade, Moorestown and Mount Laurel) commercial center at the intersection of NJ Routes 38, 41 and 73, I-295 and the NJ Turnpike. Due to high regional traffic volumes in this area, day and night, throughout the year, businesses in this district may be expected to cater to customers, twenty-four (24) hours a day, seven (7) days a week. For this reason, the district contains certain design and performance standards to enhance safety and convenience for the local and traveling public.
B. Permitted principal uses:
1. Banks and finance, insurance and real estate (FIRE) offices
a. Banks, including drive-thru banks
b. Finance, insurance and real estate offices
2. Conference Center Hotel Complex including restaurant / dining and a minimum of 150 guest rooms and 20,000 square feet of conference space and banquet / dining space
3. Professional, medical and business offices
4. Eating and drinking establishments, but not including drive-thru services
5. Retail sales of goods stored or manufactured on site; not to include the sale of motor vehicles
6. Recreational Uses
a. Art galleries and studios
b. Fitness and recreational sports centers
7. Educational Uses
a. Trade or business schools
b. Dancing, martial arts and musical schools
C. Permitted Accessory Uses
1. Off-street parking
2. Fences and walls, see Article XI Fences for standards
3. Business Identification and Directional Signs (See Section Q.)
4. Garages and storage buildings;
D. Conditional Principal Uses
1. Automobile-Related Uses
a. Automobile Filling Stations, which are defined as business establishments whose function is the storage of gasoline, diesel and other automotive fuels, motor oils and other fluids, travel aids and minor automobile accessories for the primary purpose of selling or offering for sale any such items, shall be a conditional use within the designated Route 38/73/Lenola Road Redevelopment Area only.
(1) Accessory Uses
(a) Exterior accessory uses permitted:
(i) Fuel pumps, attendant stations, pump islands and pump island canopies;
(ii) Retail sales of motor oils and other fluids, travel aids and minor automobile accessories stored on pump islands. Display areas are limited to one per pump island and shall not obstruct required vehicle or pedestrian access. Display areas shall not exceed ten (10) square feet at the base and six feet (6’) in height;
(iii) Window cleaning, hand cleaning, pressurized air and water services for vehicles; and
(iv) Propane and kerosene sales for domestic consumption.
(b) Interior accessory uses not to exceed a total Floor Area Ration (FAR) of 0.125 for the principal use and accessory use(s):
(i) Convenience stores offering items for retail sale, such as: prepackaged and perishable foods, beverages and meals; home care and personal care products; licensed lottery sales; periodicals, tobacco products and other tangible goods, primarily for self-service by the consumer for off-site use and consumption;
(ii) Limited service restaurants and snack and non-alcoholic beverage bars, such as fast food restaurants and coffee and tea shops, for off-site consumption; and
(iii) Automated teller banking machines (ATMs)
(c) Prohibited as accessory uses or secondary principal uses:
(i) Drive-thru services of any type, such as, convenience items for retail sale, and meal, food or beverage sales;
(ii) Major service and repairs, such as engine, body, frame, painting, welding, tire changes, etc.;
(iii) Minor service and repairs, such as ordinary maintenance; inspections; oil, filter and fluid changes; lubrication and incidental repair;
(iv) Outdoor vending machines, except for pressurized air service;
(v) Taxi service, and vehicle towing, storage and off-site parking;
(vi) Vehicle parts and supplies sales;
(vii) Vehicle sales, rental and leasing; and
(viii) Washing and detailing.
(1) Underground Tanks, Pump Islands, Canopies and Other Fixtures
(a) All gasoline, diesel and other automotive fuels shall be stored underground at least ten feet (10’) from any street or property line. No gasoline pump shall be erected within fifteen feet (15’) of any street or property line.
(b) Canopies shall be set back at least ten feet (10’) from property lines and after any required public right-of-way improvements.
(c) Individual canopies shall have a maximum area of 6,400 square feet; multiple canopies shall be separated by a minimum distance of thirty feet (30’).
(d) No more than twenty percent (20%) of the total lot area shall be covered by canopies.
(e) Flat canopies shall have a maximum bottom height of fourteen feet (14’) measured from grade to the underside of the canopy and maximum top height of sixteen and one-half feet (16.5’).
(f) Slanted canopies shall have a maximum bottom height of fourteen feet (14’) measured from grade to the underside of the canopy. Slanted canopies shall be oriented so that the roof faces south to maximize shade underneath and potential solar panel access above.
(g) Solar panels installed on flat or slanted canopies may exceed the maximum top canopy height.
(h) Canopies shall not be internally illuminated. Lighting for canopies shall be recessed so that the bottom of the lighting fixture is flush with the underside of the canopy, using a full cutoff flat lense luminaire, and that no glare should be visible from the fixture.
(i) A maximum of 10% of each canopy face, not to exceed twelve (12) square feet per canopy face, may contain business identification signage. Canopies shall not display any pricing information, advertising or any other type of signage.
(j) Canopies shall maintain the same architectural character and color palette of the principal structure.
(k) Stormwater runoff from all canopies shall be channeled underground to a stormwater management facility.
(l) All fuel tanks shall be installed underground, except tanks less than 1,100 gallons in size used only for the storage of kerosene, and corralled storage areas for propane gas cylinder exchange operations.
(m) Tank vents measuring ten feet (10’) or greater in height shall be completely screened or incorporated into the building architecture.
(n) All automobile filling station activities shall be in compliance with all other standards of this redevelopment plan.
(2) Access and Circulation – The intent of the specific access and circulation standards below is to ensure safe and convenient internal site circulation and access to and from the site, while minimizing the negative visual impact of multiple curb cuts, discontinuous landscape, and excessive pavement.
(a) The internal circulation system shall allow for vehicle stacking at the fuels pumps without blocking ingress and egress on and off the site or to accessory / secondary uses or buildings.
(b) The fuel pump area shall not interfere with internal circulation or parking spaces. The fuel pump area shall be separated from the parking and internal circulation of any accessory / secondary uses or buildings.
(c) The on-site circulation pattern should include adequate driving space to maneuver vehicles around cars parked at the pumps.
(d) The on-site circulation pattern should include adequate provision for safe pedestrian movement between pump islands and any accessory / secondary uses or buildings. Internal pedestrian walkways shall be distinguished from driving surfaces through the use of painted surfaces, raised sidewalks, special pavers, bricks, or scored/stamped concrete or asphalt.
(e) Fuel storage areas should be sited to insure that delivery trucks do not obstruct the public right-of-way during delivery.
b. Automobile Service Stations, which are defined as business establishments whose function entails one or more of the following activities: major service and repairs, such as engine, transmissions, body, frame, welding, painting, etc.; minor service and repairs, such as ordinary maintenance, inspections, tire service, oil change / lubrication and incidental repair; and washing and detailing, shall be a conditional use within the designated Route 38/73/Lenola Road Redevelopment Area only.
(1) Accessory Uses
(a) Interior accessory uses permitted:
(i) Retail sales of motor oils and other fluids, travel aids and minor automobile accessories; and
(ii) Retail sales of vehicle parts and supplies.
(b) Prohibited accessory uses or secondary principal uses:
(i) Automobile Filling Stations or the permitted exterior or interior accessory uses associated with them, identified above;
(ii) Drive-thru services of any type, such as, convenience items for retail sale, and meal, food or beverage sales; and
(iii) Vehicle sales, rental and leasing.
(2) Design and Performance Standards
(a) Buildings shall be designed so that service bay doors do not open towards the primary street frontage, i.e. the service bay doors should be located on the side or rear of the property.
(b) Except for automated and self-service carwashes, all activities shall be performed in a fully enclosed building. All automobile service station activities shall be in compliance with the standards of this redevelopment plan.
(c) All service bay doors shall be kept shut tightly during all major service repairs.
(d) No accessory fixtures or appliances, such as for pressurized air, vacuum cleaners, water fountains, etc., shall be installed within the front yard setback. Such fixtures or appliances should be located in the side or rear yard of the principal structure.
(e) Vehicles awaiting major repair and requiring lot storage for more than 72 hours shall be located behind a fence or evergreen screen of six feet (6’) in height to conceal them public view.
(f) No vehicle shall be parked or displayed on the premises for the purpose of offering it or its parts for sale or lease.
(g) No parts or dismantled parts, equipment, tools, service fluids, vehicles, etc. shall be stored outside of an enclosed building or displayed for sale.
(h) Customer and employee parking shall not be utilized for vehicle repair, finishing work or storage of vehicles.
(i) The on-site circulation pattern should include adequate driving space to maneuver vehicles around cars parked for service.
(3) Access and Circulation – The intent of the specific access and circulation standards below is to ensure safe and convenient internal site circulation and access to and from the site, while minimizing the negative visual impact of multiple curb cuts, discontinuous landscape, and excessive pavement.
(a) The service bay door areas shall not interfere with internal circulation or parking spaces. The automobile service area shall be separated from the parking and internal circulation on and off the site or to accessory / secondary uses or buildings.
(b) The on-site circulation pattern should include adequate provision for safe pedestrian movement between service bay doors and any accessory / secondary uses or buildings. Internal pedestrian walkways shall be distinguished from driving surfaces through the use of painted surfaces, raised sidewalks, special pavers, bricks, or scored/stamped concrete or asphalt.
2. Utilities and Infrastructure
a. Public and private utility facilities, such as water and wastewater service, electric and natural gas distribution, etc., of less than five thousand (5,000) square feet of roofed buildings and structures.
b. Underground petroleum and natural gas pipelines permitted by the NJ Department of Environmental Protection (NJDEP)
E. Prohibited Uses
1. Those uses not otherwise listed as permitted or conditionally permitted as a principal or accessory use are prohibited.
F. Multiple Uses and Buildings
1. Within the designated Route 38/73/Lenola Road Redevelopment Zone, a parcel may contain more than one principal and accessory use or structure, as well as combinations of principal and accessory uses and structures, within one building or multiple buildings, provided that all applicable bulk and conditional use requirements are met.
2. Billboards, which are defined as any sign which directs attention to a business, product, activity, organization, event or service located, sold, or offered at locations off-premises or other than the lot on which the sign is located, are specifically prohibited as an accessory use or a secondary principal use within the redevelopment area. Billboards, also known as “signboards” and “off-premises outdoor advertising signs or devices,” include any nonpoint of sale lettered or pictorial advertising, including any device, structure or placard erected or maintained for such advertising.
G. Maximum Building Height.
1. No building or structure shall exceed 40 feet in height measured from grade. The height of roof-mounted structures shall not exceed the distance from the nearest property line to the base of the structure.
H. Bulk Requirements, after any required public right-of-way improvements.
1. Principal Buildings:
a. Minimum Lot Area: 43,560 square feet
b. Minimum Lot Width: one hundred twenty-five feet (125’); one hundred feet (100’) with shared driveway with adjacent lot
c. Minimum Front Yard Setback: fifteen feet (15’)
d. Minimum Side Yard Setback: twenty feet (20’)
e. Minimum Rear Yard Setback: ten feet (10’)
2. Accessory Buildings:
a. Minimum Front Yard Setback: ten feet (10’)
b. Minimum Side Yard Setback: five feet (5’)
c. Minimum Rear Yard Setback: five feet (5’)
3. Parking Area:
a. Minimum Front Yard Setback: ten feet (10’)
b. Minimum Side Yard Setback: five feet (5’)
c. Minimum Rear Yard Setback: five feet (5’)
a. Maximum Building Cover: forty percent (40%)
b. Maximum Impervious Cover: eighty percent (80%)
c. Maximum Floor Area Ratio (FAR): one hundred twenty percent (120%)
I. Off-Street and On-Street Parking, Loading Areas and Driveways:
1. Unless otherwise indicated below, off-street parking and loading facilities shall be improved and maintained in compliance with Article XV, Off-Street Parking and Loading, of the Zoning Ordinance.
2. Shared parking shall be encouraged for all commercial parking lots. Owners or lessees of land uses that exhibit off-setting parking demand patterns may reduce the total amount of parking that they are required to provide if they demonstrate, at the time of site plan review, that the total amount of parking being provided for the combined uses will be available. In calculating the total amount of parking available, applications shall submit a shared parking analysis report using procedures originally proposed in the report “Shared Parking” published by the Urban Land Institute (ULI) in cooperation with the Institute of Traffic Engineers (ITE). Revised parking accumulation information published in the report “Parking Generation – 3d Edition,” published by ITE, or later edition, shall be employed as appropriate. The total amount of parking to be provided shall consist of an amount 10% greater than the projected peak parking accumulation rate calculated using the shared parking procedures.
An applicant who seeks to employ a shared parking approach must:
a. Be under the control of a single entity or document that they have entered into a binding agreement authorizing the shared parking arrangement; the applicant shall be required to file a report three years from date of final development approval with the Zoning Office documenting that it is continuing to satisfy its parking requirement;
b. Provide the shared parking on the same block as the parcel to be developed or a contiguous block, unless otherwise approved; and
c. Provide clear informational signage directing vehicles to the associated parking area(s).
3. There shall be no loading or unloading from a public right-of way. Each principal building shall provide for at least one (1) off-street loading and unloading space for a semi- or tractor-trailer delivery truck with adequate ingress and egress from streets and with adequate space for maneuvering. Such space(s) shall provide that area at the side or rear of the building. Each space shall be fifteen feet (15’) by sixty feet (60’). Additional spaces may be necessary and required dependent upon the specific activity. The board may make exceptions to this requirement if the applicant demonstrates that at least seventy-five percent (75%) of the loading and unloading deliveries for the tenants in the principal building are to be by van, box / panel truck or similar delivery vehicle.
4. No more than one (1) driveway shall be provided for each abutting street, regardless of the length or number of street frontages. Within integrated developments, shared access driveways are preferred.
5. Driveways shall be placed as far from intersections as possible and shall be located at least fifty feet (50’) from an adjacent property line.
J. Site Planning Design Guidelines:
1. Spatial relationships between buildings and other structures shall be formal; facades shall be parallel to street lines, and exterior building walls shall typically be either parallel or at right angles to each other. A lot with multiple buildings should be organized around a feature such as a courtyard, green or quadrangle that encourages pedestrian activity and incidental social interaction among users.
2. Buildings shall be located to front toward and relate to public streets, both functionally and visually. Buildings shall be placed close to the street and oriented to the public view. Buildings shall not be oriented to front toward a parking lot. Buildings shall be oriented to address the geometry of the abutting street pattern and shall acknowledge prominent design features in the regular street pattern. Over time, this will help create a special design character for the redevelopment area.
3. Developments located at street corners shall provide some structural or strong design element to anchor the corner. This can be accomplished using a built element, such as placing the primary structure or monument sign in the corner, or with strong landscaping features, such as vegetation, ornamental walls or fencing. Buildings on corner lots shall be considered significant structures, since they have at least two facades visibly exposed to the street. Such buildings may be designed with additional height and/or building features to emphasize their location.
4. Buildings shall be located to allow for adequate fire and emergency access.
5. Drive-thru structures shall be located to the side or rear of buildings to maintain pedestrian connections from adjacent businesses.
6. Shared driveway and cross-access easements shall be made available to adjacent uses.
7. Paved sidewalks shall be installed at a minimum width of six feet (6’) in width along all street frontages.
8. Extensive expanses of pavement shall be avoided. The amount of unrelieved pavement area on the site shall be limited through the use of landscaping, contrasting colors and banding or pathways of alternate paver material.
9. Exposed stormwater management facilities must provide a landscaped amenity to the site through the use of native trees, shrubs, grasses and forbs. Exposed stormwater management facilities are prohibited within the required front yard setback.
10. Multi-parcel or regional approach to stormwater management is strongly encouraged to maximize development opportunities, while minimizing individual developer infrastructure costs.
K. Building Design Guidelines:
1. Applicants shall submit architectural drawings and elevations prepared by a New Jersey-licensed architect, as well as illustrated architectural renderings, including elevations of each façade facing a public right-of-way or on-site pedestrian walkway, as part of any site plan application for the development of new structures or renovation of existing structures. These renderings and any required modifications shall become part of any approvals granted.
2. Building size and scale, roof shapes, façade and fenestration rhythms, and façade and fenestration proportions shall be designed to avoid long uninterrupted expanses of flat walls or roofs. Long buildings shall be visually divided into smaller increments. Building wall offsets measuring a minimum of four inches (4”) shall be provided at a maximum spacing of fifty feet (50’) along any building wall of seventy-five feet (75’) or greater to provide visual interest and variety and to relieve the negative visual effect of a single, long wall. Roofline offsets shall be provided along any roof measuring longer than seventy-five feet (75’) in length, in order to provide visual interest and variety to the massing of a building and relieve the negative visual effect of a single, long roof.
3. When facades of a building other than the primary façade face public streets, pedestrian walkways and adjacent residential neighborhoods, such facades shall include building elements consistent with the primary façade, such as window treatments, design details and materials.
4. Building architecture shall be designed to provide an attractive appearance that is compatible with and complimentary to the surrounding area. All architectural details shall be related to an overall architectural theme.
5. All buildings and structures on the site shall have consistent materials and architectural and design elements to provide a cohesive project site. All accessory buildings, light fixtures, fences, walls, outdoor furniture, site amenities and landscape improvements shall be architecturally compatible with the style of the proposed primary building(s). Conflicting materials and architectural and design elements within the site or on a building are strongly discouraged.
6. The use of energy-efficient LEED design is encouraged, including rain gardens, solar panels, low-emission paint, LED use and similar energy-saving designs.
L. Landscape Design Guidelines
1. In addition to all applicable submission checklist requirements, applicants shall submit for review a landscape plan prepared by a New Jersey-licensed landscape architect.
2. In order to provide adequate screening for the large expanses of pavement, a minimum of fifteen percent (15%) of the site shall be landscaped, concentrated at the perimeter of the site.
3. The site shall contain a minimum street frontage landscaping buffer of at least eight feet (8’) in width and minimum landscape buffer area adjacent to all other property lines of at least five feet (5’) in width. Buffer areas shall be landscaped with trees, shrubs and grass or ground cover, including the following specific standards:
1. All plant materials should be of sufficient size so that the landscaping has an attractive appearance at the time of installation and a mature appearance within three years of planting.
2. Landscaping should be used to enhance architectural and design elements, break up large paving areas, buffer adjacent land uses and to screen undesirable features from public view.
3. Shade trees along all street frontages shall be planted no farther apart on center than the mature diameter of the proposed species.
4. Shrubs planted along all street frontages shall be designed and maintained to screen vehicles from view from adjacent roadways to a minimum continuous overall height of thirty inches (30”).
M. Heating and Air Conditioning and Other Roof Features:
1. Satellite dishes and other telecommunications receiving devices shall be located on building rooftops. All air-conditioning units, HVAC systems, exhaust pipes or stacks, satellite dishes and other telecommunications receiving devices shall be screened from view from public property or public rights-of-way and from adjacent properties by using walls, fencing, roof elements, screening devices and/or plantings.
N. Waste Management (Trash, Garbage and Recyclables) Storage and Disposal
1. If not located within the primary structure, exterior storage and waste management and recycling areas should be sited to be least visible from public view. All waste management collection and storage areas for trash, garbage and recyclables shall be screened from public view at the ground level using masonry walls with solid wood or metal doors and perimeter plantings. Masonry wall enclosures no less than six feet (6’) in height or one foot above the height of the receptacle, whichever is greater. Masonry enclosures shall be finished in a manner compatible with the principal building and shall not be located in any required yard area setbacks or site triangles.
2. There shall be no waste management pick-ups from a public right-of way. There shall be at least one (1) on-site waste management pick-up location provided for each principal building. The site plan shall indicate adequate ingress and egress from streets and with adequate space for maneuvering waste management vehicles on site.
3. In all districts permitting such an operation, use, or any activity involving the manufacture, utilization, or storage of flammable, combustible and/or explosive materials, such storage shall be conducted in accordance with the regulations promulgated by the Department of Labor and Industry of New Jersey or the Fire Code of the National Fire Protection Association, whichever is more restrictive.
4. All flammable, explosive and/or combustible material shall be stored in accordance with the National Fire Protection Association or the New Jersey Department of Labor and Industry Codes, whichever is more restrictive.
5. All outdoor storage facilities for fuel, raw materials, and products stored outdoors, wherever permitted, shall be identified on the site plan and enclosed by an approved safety fence and visual screen and shall conform to all-year requirements imposed upon the principal buildings in the district.
6. No materials or wastes shall be deposited upon a lot in such form or manner that they may be transferred off the lot by natural causes or forces or otherwise render such stream or watercourse undesirable as a source of water supply or recreation, or which will destroy aquatic life or be allowed to enter any freshwater wetland, stream or watercourse.
7. All materials or wastes which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects shall be stored outdoors only if enclosed in containers that are adequate to eliminate such hazards.
8. All storage facilities for deicing chemicals shall be lined to prevent leaking into the soil and shall be covered with an impermeable surface that shields the facility from precipitation.
9. All uses shall conform to the requirements of N.J.A.C. 7:26-8.1.
10. All uses shall conform to the requirements of N.J.A.C. 7:31-2, and other appropriate NJDEP and USEPA regulations.
O. Outdoor Lighting for Site and Building Illumination:
1. Outdoor lighting shall be designed, constructed and maintained to be sensitive to light pollution issues, such as not to: shine or glare onto adjacent properties; interfere with or distract motorists’ vision, produce unnatural, monochromatic yellowing effects, or produce a “sky glow” or “day-lighting” effect around and above the site.
When reviewing an applicant’s building and site lighting plan, the board shall consider the following:
a. Light only those areas that need to be lighted;
b. Minimize site lighting where possible;
c. Consider modeling the site lighting with computer software;
d. Prohibit the use of low-pressure sodium vapor lamps; and
e. Consider automatic timing devices, full cutoff fixtures, low-reflectance surfaces and low-angle spotlights.
2. Outdoor lighting shall be designed, constructed and maintained to be sensitive to energy efficiency, environmental sustainability and hazardous waste issues. When reviewing an applicant’s building and site lighting plan, the board shall consider the following:
a. Encourage the use of “Energy Star” rated fixtures, such as outdoor-rated compact fluorescent (CFL) and light emitting diode (LED) lights;
b. Prohibit the use of low-efficiency incandescent lamps; and
c. Minimize the use of fixtures using heavy metals that are difficult to recycle, such as mercury-vapor lamps.
3. Light fixtures attached to the exterior of a building shall be architecturally compatible with the style, materials, colors and details of the building and shall comply with the local building codes. The type of light source used on the exterior of buildings, signs, parking areas, pedestrian walkways and other areas of a site, and the light quality produced, shall be the same or compatible.
P. Crime Prevention
1. The site plan and floor plan shall incorporate crime preventive design features, such as the principle of crime prevention through environmental design. Such features may include, but are not limited to, openness to surveillance and control of the premises, the perimeter, and surrounding properties; reduction of opportunities for congregating and obstructing public ways and neighboring property; illumination of exterior areas; and limiting furnishings and features that encourage loitering and nuisance behavior.
Q. Business Identification Signs and Directional Signs:
1. The purpose of permitted business identification signage is to identify, and not to advertize, a business. Unless otherwise indicated below, a sign may include only the following business identification information:
a. The principal name of the business, proprietor, owner, or resident;
b. A brief description of the principal goods, services, products, or uses offered in trade, which description shall not exceed three words;
c. A logo or trademark by which the on-premises business, proprietor, or owner is identified;
d. The premises’ street number and name;
e. Any other notice or information required to be provided by law or regulation.
2. All signage shall be improved and maintained in compliance with Article XIV, Signs, of the Zoning Ordinance, except as indicated below, which replaces § 205-66.2 of said ordinance:
a. All wall mounted and freestanding signs shall, to the greatest extent practicable, incorporate materials, colors and architectural and design elements consistent with the overall design of the principal use and structure.
b. Due to the high speed of the adjacent state highways and the regional commercial nature of the redevelopment area, it may be necessary to provide directional signage to direct motorists to parcel driveway entrances, as long as such signage does not obstruct required sight triangles or pose other safety issues. For this reason, on-site directional entrance and exit signs, each not to exceed eight (8) square feet in area, may be permitted.
c. Parcels with only one business or use may be permitted:
(1) Up to four (4) business identification façade signs attached either on the wall at which the main entrance is located or on any wall fronting a street, provided that said signs shall not exceed ten percent (10%) of the wall surface area upon which the signs are to be located. If the building fronts more than one street, an additional business identification facade sign, subject to the aforementioned ten percent (10%) restriction, may be attached to one of the other walls fronting a street. If the building has no street frontage, business identification facade signs shall be attached to the wall at which the main entrance is located.
(2) One (1) additional business identification sign mounted flush against the building facade, not to exceed three (3) square feet in size, located at the main entrance, stating only the name of the business or use, including, if desired, its business hours.
(3) One freestanding business identification monument sign of a size not exceeding one-half (1/2) square foot for each foot of linear lot width of the lot containing the structure to which the sign relates, provided that said freestanding sign shall not exceed an area of fifty (50) square feet nor exceed a height of eight feet (8’).
d. Parcels with more than one business or use may be permitted:
(1) One business identification sign per use mounted flat against the building facade, not to exceed three (3) square feet in size, located at the main entrance, stating only the name of the business or use, including, if desired, its business hours.
(2) One business identification facade sign per use, provided that the combined size of all signs for all uses shall not exceed ten percent (10%) of the wall surface area upon which the signs are to be located. If the building fronts more than one street, an additional facade sign, subject to the aforementioned ten percent (10%) restriction, may be placed on one of the other walls fronting a street.
(3) If more than one business or use is located in a particular building or buildings, where said businesses or uses use a common parking facility and/or a common driveway or roadway, no freestanding signs shall be permitted, and instead there shall be one multiple-occupancy- and-tenancy (MOT) business identification sign located at the subject entrance. The size of said MOT sign shall not exceed one-half (1/2) square foot for each foot of linear lot width along the primary street, provided that said freestanding sign shall not exceed an area of fifty (50) square feet nor exceed a height of eight feet (8’).
d. Business identification mounted to facades and walls shall not project more than twelve inches (12“) from the building facade to which they are attached; provided, however, that, where a sign extends more than three inches (3”) from the face of said wall, the bottom of said sign shall not be closer than eight feet (8’) to the ground level.
e. Signs mounted to facades and walls shall not project atop or above the roof, cornice, parapet, wall or roofline, nor beyond the ends of the building.
f. Awnings, or similar devices, regardless of whether or not they are designed to communicate a message, shall not extend outward from the building more than six feet (6’). Awnings shall be required to have stop locks to prevent them from sagging or being lowered to a point closer than eight feet (8’) to the sidewalk. If a canopy, awning or similar device contains a message, it shall be counted as one of the business’s permitted façade signs.
g. There shall be permitted one sidewalk sign, as defined in §205-4, which may be displayed during business hours only and situated on the sidewalk within three feet of the curb and which shall be removed during non-business hours.
h. At the primary entrance to the premises, there shall be permitted one window sign per five linear feet of the building facade. Such signs, whether temporary or permanent, may not cover more than forty percent (40%) of the area of the window. Window signs may be illuminated, but the total area of all illuminated signs in any window may not exceed eight (8) square feet.
i. Changeable copy signs, including electronically illuminated signs, are prohibited except for those required to change fuel pricing at automobile filling stations.
j. Exterior signs may be externally or internally illuminated but may not be constructed of uncovered neon tubing.
k. Pennants, streamers, or balloons are prohibited except upon occasion of the opening of a new business use. On such occasions, such pennants, streamers, or balloons may be used for a period not to exceed fourteen (14) days to announce the opening of said business. Such devices or displays may also be used for a period not to exceed fourteen (14) days a maximum of two separate times per calendar year for the purpose of advertising special sales or promotions. Authorization for such business opening or special sale or promotion shall be by special permit issued by the Township Zoning Office and obtained at least two weeks prior to the event. All such pennants, streamers, or balloons as are permitted under the special permit shall be removed immediately upon expiration of the fourteen-day period as authorized and specified by the permit.
l. Billboards and off-site business identification and advertizing signs are prohibited.
m. In no event shall a permitted business identification sign be installed on or overhang onto public property. Nor shall it obscure a motorist’s vision within a required sight triangle. All signage installed along state highways shall be in compliance with the New Jersey Department of Transportation (NJDOT) Roadside Sign Control and Outdoor Policy (N.J.A.C. 16:41C). Approval of such signs by the board or its administrative officer may require application, review and final approval by NJDOT.
R. Performance Standards.
No building or structure shall be erected nor shall any use be conducted which does not conform to the following:
1. Electricity. Electronic equipment shall be shielded so there is no interference with any radio or television reception beyond the operator’s property as the result of the operation of such equipment.
2. Glare. No use shall direct or reflect a steady or flashing light beyond its lot lines. Exterior lighting and lighting resulting from any manufacturing or assembly operations shall be shielded, buffered, and directed as approved on the site plan so that any glare, direct light, flashes or reflection will not interfere with the normal use of nearby properties, dwelling units, and streets.
3. Heat. Sources of heat, including but not limited to steam, gases, vapors, products of combustion or chemical reaction, shall not discharge onto or directly contact structures, plant life or animal life on neighboring uses. No use, occupation, activity, operation, or device shall cause an increase in ambient temperature, as measured on the boundary between neighboring uses.
4. Radioactivity. No use, activity, operation, or device concerned with the utilization or storage of radioactive materials shall be established, modified, constructed, or used without there having first been obtained valid permits and certificates from the Office of Radiation Protection, New Jersey Department of Environmental Protection. Proof of compliance with this requirement shall be the submission of duplicate copies of said permits and certificates. No function or operation as described in N.J.A.C. 7:28-18 shall be permitted.
a. Standard. Ground-transmitted vibrations shall be measured with a seismograph of complement or instruments capable of recording vibration displacement and frequency in the three mutually perpendicular directions, simultaneously.
b. Vibration level restrictions. Vibration levels shall not exceed a particle velocity of 0.05 inch per second in any district. During the hours of 9:00 p.m. to 7:00 a.m. in residential districts, vibration levels shall not exceed a particle velocity of 0.02 inch per second. Measurements shall be made at points of maximum vibration intensity and/or beyond adjacent lot lines or neighboring uses.
6. Airborne emissions. In all districts, no use, activity, operation, or device shall be established, modified, constructed, or used without having obtained valid permits and certificates from the Bureau of Air Pollution Control, New Jersey Department of Environmental Protection. Specifically, no use, activity, operation, or device shall be established, modified, or constructed without a valid permit to construct. No use, activity, operation, or device shall be operated, occupied, or used without a valid certificate to operate control apparatus or equipment. Proof of compliance with this requirement shall be the submission of duplicate copies of the permit to construct and certificate to operate.
In addition to the requirements of the New Jersey Department of Environmental Protection, the following shall also apply:
a. Steam emissions. No visible emissions of steam, having an equivalent capacity greater than 60% and expecting direct results of combustion, shall be permitted within 500 feet of a residential district.
b. Toxic matter. Emissions of chemicals, gases, components, or elements, listed as being toxic matter by the American Conference of Governmental Hygienists, the New Jersey Department of Labor and Industry, or the United States Environmental Protection Agency, shall not exceed the threshold level, as determined in accordance with ASTM D 1391. The emission of concentrations, levels or mass loadings in excess of the threshold value shall be permitted only if the emissions of said toxic matter comply with the applicable regulations of the New Jersey Department of Environmental Protection, the New Jersey Department of Labor and Industry, and the United States Environmental Protection Agency. Proof of compliance shall require the submission of duplicate copies of certifications or permits from the New Jersey Department of Environmental Protection and the New Jersey Department of Labor and Industry approving the concentrations, level or loading proposed by the applicant.
c. Odorous matter. No noxious odor shall be emitted that is detectable by the human olfactory sense at or beyond an adjacent lot line.
d. In addition to the above, no use shall be permitted which utilizes in process any substance listed in N.J.A.C. 7:27 Appendix 1.
7. Noise emissions.
a. All outdoor noise generators associated with the business shall be identified by the applicant on the site plan and may require the submittal of a professional noise analysis to quantify noise sources.
b. All outdoor video/audio equipment shall be turned off daily between the hours of 10:00 p.m. and 7:00 a.m.
c. Standard. Noise shall be measured with a sound level meter complying with the standards of the American National Standards Institute, American Standards Specifications for General Purpose Sound-Level Meters (ANSI S.1.4-1961 or its latest revisions). The instrument shall be set to the A-weighted response scale and the metering to the slow response. Measurement shall be conducted in accordance with the American Standard Method for the Physical Measurement of Sound (ANSI S.1.2-1961 or its latest revision).
d. In accordance with N.J.A.C. 7:29-1.2, no person shall cause, suffer, allow, or permit sound from any industrial, commercial, public service or community service facility that, when measured at any residential property line, is in excess of any of the following:
(1) From 7:00 a.m. to 10:00 p.m.:
(a) Continuous airborne sound which has a sound level in excess of 65 dBA; or
(b) Continuous airborne sound which has an octave band sound pressure level in decibels which exceeds the values listed below in one or more octave bands:
Center Frequency (Hz) Sound Pressure Level (dB)
(c) Impulsive sound in air that has a peak sound pressure level in excess of 80 decibels.
(2) From 10:00 p.m. to 7:00 a.m.:
(a) Continuous airborne sound which has a sound level in excess of 50 dBA; or
(b) Continuous airborne sound which has an octave band sound pressure level in decibels which exceeds the values listed below in one or more octave bands:
Center Frequency (Hz) Sound Pressure Level (dB)
(c) Impulsive sound in air which has a peak sound pressure level in excess of 80 decibels.[/expand]