Area, yard and density requirements in the OP office park district are as follows:
(1) Minimum lot area: three acres.
(2) Minimum lot width: 300 feet.
(3) Minimum lot depth: 500 feet.
(4) Minimum front setback: 100 feet. A minimum of 100 feet shall be provided along Route 1 after dedication of right-of-way allowing for widening.
(5) Minimum side setback: 25 feet or the height of the building, whichever is greater.
(6) Minimum rear setback: 50 feet.
(8) Maximum building coverage: 25 percent.
(9) Maximum lot coverage: 55 percent.
(10) Parking and parking setbacks are as follows:
a. No parking or accessory structures are permitted in front of the side and rear yards.
b. No building or parking shall be located within 100 feet of a residential zone district boundary line. (Ord. No. 6-98, § 3(175-92.1(C)), 3-17-1998; Ord. No. 81-03, § 1, 9-16-2003)
All buildings in the OP office park district shall have a pitched roof or facade treatment, such that, when viewed in elevation, it gives the appearance of a pitched roof. (Ord. No. 6-98, § 3(175-92.1(D)), 3-17-1998)
Signs in the OP office park district shall be limited to ground signs only as described in division 7 of this article. (Ord. No. 6-98, § 3(175-92.1(E)), 3-17-1998)
(a) No parking shall be permitted in the front setback area in the OP office park district. This area shall be landscaped in a manner as approved by the planning board.
(b) All buildings in C-2, C-3, OR and OP zones shall face the public roadways, and there shall be no service areas, loading/unloading areas facing public roadways. (Ord. No. 6-98, § 3(175-92.1(F)), 3-17-1998)
**Webmasters Note: The previous sections, 62-1231(e) through 62-1271(b), have been amended as per Supplement No. 22.
(a) In any zoning district other than residential, C-1 and C-4, land within 100 feet of the boundary of a residential or mixed-use district shall be known as a buffer area. In the C-1 district, land within 30 feet of the boundary of a residential or mixed-use district shall be known as a buffer area which shall include a berm a minimum of five feet in height plus landscaping sufficient to screen all nonresidential activities. In the C-2, OR, OP, I-2 and I-3 Districts, land within 200 feet of the boundary of a residential or mixed use district shall be known as a "buffer area," which shall include a berm a minimum of ten feet in height plus landscaping sufficient to screen all nonresidential activities. The berm should be undulating and its geometric form (e.g., sloped sides) should be varied to provide for a less rigid and more natural appearance, but in no instance shall the slope of the berm exceed a 3:1 (width to height) ratio.
(b) No driveways, parking areas, loading areas, storage areas, buildings or structures shall be located within the buffer areas. Stormwater management facilities shall not be located within 50 feet of the boundary of a residential or mixed-use district. Nothing in this section shall be construed to prohibit direct driveway access from a street. The buffer areas shall be comprised of existing vegetation and/or shall be landscaped in such a manner so as to provide an effective visual screen between uses.
(c) For new residential subdivisions and residential site plan applications, lands within 200 feet of property containing an active railroad line shall be required to meet the 200 foot "buffer area" requirement. For railroad buffers, top of berm must have four rows of staggered evergreen plantings. If existing trees compromise disturbance, areas may be supplemented by evergreen plantings at the discretion of the board. Fencing may also be required at the discretion of the board.
All required buffer widths set forth in this section may be increased at the discretion of the board, where environmental noise studies indicate existing or estimated future sound levels that warrant an increase of the required buffer width for protection of the public health, quality of life, and general welfare of the township. (Ord. No. 6-98, § 3(175-92.1(G)), 3-17-1998; Ord. No. 19-00, app. A, 4-18-2000)
In the OP office park district, all solid waste and recycling containers shall be enclosed in a manner as required by the health department and must be screened from view and located so that noise and lighting from servicing vehicles shall not be noticeable from residential properties. (Ord. No. 6-98, § 3(175-92.1(H)), 3-17-1998)
The intent of the OC office/corporate district is to permit the development of executive and corporate offices, high-technology research facilities and full service hotel and conference activities in comprehensively planned facilities, with accessory activities provided through a plan which shall be consistent with any historic land use and character of the surrounding area. (Code 1988, § 175-93(A); Ord. No. 15-03, § I(175-93(A)), 4-1-2003)
The following uses are permitted in the OC office/corporate district:
(1) Executive and corporate offices.
(2) Scientific or high-technology laboratories devoted to research, design, experimentation or production.
(3) Assembly of high-technology and electronic equipment.
(4) Health maintenance organization, regulated under N.J.S.A. 26:2J-1 et seq., limited to outpatient facilities, with no overnight bed care.
(5) Full service hotels subject to the following standards:
a. Any hotel must be part of a planned office/corporate development, as permitted by section 62-1311.
b. A minimum of 150 guestrooms must be provided. Guestrooms must average no less than 300 square feet in area.
c. A minimum of 20,000 square feet of conference and banquet space must be provided.
d. A minimum of one indoor swimming pool must be provided. The pool shall contain an area equal to ten square feet per guestroom.
e. A minimum of two square feet per guestroom for lockers, showers and toilet areas related to the pool must be provided.
f. A minimum of two square feet per guestroom for health club space must be provided, in addition to those facilities related to the pool.
g. A minimum of 4,000 square feet of restaurant space must be provided. Restaurants are encouraged to have cocktail and/or lounge space.
h. A minimum of 1,200 square feet of retail space must be provided within the hotel. Retail uses are limited to those businesses which are commonly found in hotels, and they shall provide services or shopping opportunities to hotel guests and the public. A maximum of ten percent of the floor area of the hotel may be devoted to such retail uses.
i. Parking requirements are as follows:
1. One parking space per guestroom.
2. One parking space for each employee. The shift having the most employees shall be used to calculate employees' parking needs.
3. One parking space for every three seats in the restaurant and lounge and conference/banquet space, or one space for every 50 square feet devoted to such uses, whichever is greater.
4. One space for every 200 square feet of retail space.
5. Reduction in the required number of parking spaces may be permitted by the planning board, upon demonstration that shared parking is feasible, likely, and adequate.
j. The main lobby must contain a minimum area of 5,000 square feet, exclusive of conference, banquet, restaurant, cocktail or lounge space, and retail space; except that cocktail/lounge restaurant or retail space in excess of that required under subsections (5)g. and (5)h. of this section can be counted for up to 50 percent of the lobby requirement if such space is accessible to and part of the lobby
k. The maximum building height permitted is five stories which shall not exceed 67 feet. Rooftop structures which enclose or screen nonhabitable space or equipment shall not be included in this height limitation.
l. Hotels shall be located within 1,800 feet of Route 1. No hotels shall be allowed more than 1,800 feet away from Route 1.
m. The minimum lot size for a hotel is ten acres. Minimum lot width shall be 400 feet; minimum lot depth shall be 500 feet; however, the provisions of section 62-1311(b)(1) shall apply to hotel uses.
n. The maximum total lot coverage for a hotel shall be 55 percent; however, the provisions of section 62-1311(b)(3) shall apply to hotel uses.
o. The maximum total building and structure coverage for a hotel shall be 35 percent; however, the provisions of section 62- 1311(b)(3) shall apply to hotel uses.
p. Deck parking lots are permitted and shall not be included in building coverage calculation, but shall be included toward total impervious coverage.
q. Front, rear and side yard requirements of the OC district shall apply, but may be modified by the planning board in accordance with section 62-1311(b)(1). No parking shall be permitted in a required setback area.
r. Direct access on a state highway is prohibited. Minimum frontage on an interior street shall be 400 feet.
s. In addition to all applicable submission checklist requirements, the following must be submitted for review:
1. A landscaping plan prepared by a state-certified landscape architect.
2. A market analysis and feasibility study prepared by a professional planner or other qualified professional demonstrating that the hotel can attain a satisfactory occupancy rate within two years of the completion of construction.
(6) Government and public utility facilities. (Code 1988, § 175-93(B)(1))
The following accessory uses are permitted in the OC office/corporate district:
(1) Buildings or structures customarily incidental to the principal use permitted.
(2) Storage uses and buildings for materials, liquids, chemicals and similar items not permitted within the main building under Fire Underwriters standards, provided that outside storage is completely enclosed on all sides and is not visible from a public street, residential district or open space area.
(3) Permitted accessory uses include, as tenants within principal structures, coffeeshops, delis/restaurants, fitness centers, pharmacies, gift shops, travel agencies, cleaners, beauty salons and barbershops, flower shops, shoe repair, newspaper/stationery shops, teller bank machines and other similar goods and services.
a. Such uses shall be included as tenants within the various principal office buildings and shall not occupy separate buildings.
b. Not more than ten percent of the gross floor area of any principal office building may be occupied by accessory uses. The minimum floor area shall be 500 square feet. No more than 10,000 square feet shall be provided in any one building for such accessory uses.
c. No accessory use shall have an individual outside entrance, except for fire/service access, nor shall there be any display of outside signage, except as part of the overall building identification directory. No merchandise shall be visible from outside of the building. (Ord. No. 15-03, § I(175-93(B)(2)), 4-1-2003)
Area and yard requirements in the OC office/corporate district shall be as follows; however, the provisions of section 62-1311(b) shall apply to a planned office/corporate development:
(1) The minimum lot size shall be three acres, with a frontage on an improved street of not less than 300 feet.
(2) There shall be a minimum front yard setback of 100 feet from the street line to the main foundation line of the nearest building or structure.
(3) The minimum side yard shall be 25 feet, but in no event shall either side yard be less than the height of the building. The minimum rear yard shall be 50 feet. No parking or accessory structures are permitted in front of the side and rear yards.
(4) Total building and structure coverage shall not exceed 35 percent of the total lot area. Total lot coverage, including buildings, structures, paving, sidewalks, etc., shall not exceed 55 percent of the total lot area.
(5) No building shall be located within any buffer area described in section 62-1310(f) and (g).
(6) The maximum height for all buildings shall be five stories which shall not exceed 67 feet. Rooftop structures which enclose or screen nonhabitable space or equipment shall not be included in this height limitation. (Code 1988, § 175-93(B)(3); Ord. No. 15-03, § 1(175-93(13)(3)), 4-1-2003)
(a) In the OC office/corporate district, only ten percent of the parking shall be permitted in the front yard behind the front yard setback line. All other parking shall be located in the side and rear yards. Relief from this requirement can only be granted for a corner lot, where only an excess of ten percent of the parking shall be permitted in the front yard, oriented to a minor street behind the front yard setback line. Front yard parking can be increased by ten percent for every 25-foot increase of the front yard setback line.
(b) Office, research and assembly uses shall provide a minimum of one parking space for each employee on the maximum work shift or one parking space for each 300 square feet of gross floor area, whichever is greater.
(c) All off-street parking shall be designed to comply with the standards set forth in this chapter.
(d) Health maintenance organizations shall provide one parking space for each 200 square feet of gross floor area or such parking as required in the state department of health regulations, whichever is greater.
(e) All buildings shall face roadways, and there shall be no service areas, loading/unloading areas facing roadways.
(f) The buffer area between any OC zone and the boundary line of any privately owned residential property shall be a minimum of 200 feet in width and shall include, at the discretion of the board, either:
(1) A berm a minimum of ten feet in height plus landscaping sufficient to screen all nonresidential activities. The berm should be undulating, and its geometric form (e.g., sloped sides) should be varied to provide for a less rigid and more natural appearance, but in no instance shall the slope of the berm exceed a 3:1 (width to height) ratio; or
(2) A double row of mature trees a minimum of 15 feet in height sufficient to screen all nonresidential activities. The use or relocation of existing mature trees is encouraged.
It is preferred that a double row of trees, rather than a berm, be utilized if possible.
(g) Deck parking lots shall be permitted and shall not be included in building coverage calculation, but shall be included toward total impervious coverage. (Code 1988, § 175-93(B)(4); Ord. No. 15-03, § 1(175-93(B)(4)), 4-1-2003)
(a) Permitted use criteria. A planned office/corporate development, which meets the criteria set forth in this subsection, is a permitted use in an OC office/corporate district or in a combination of an OC district and a residential district, provided that the property in the residential district consists of land to be dedicated to open space, with such use as the planning board may approve, as a part of the planned office/corporate development. The criteria of a planned office/corporate development are as follows:
(1) The minimum tract size shall be 300 contiguous acres. For the purposes of this section, the term "tract" shall mean all the lands within the perimeter of the planned office/corporate development. Existing streets, rights-of-way for interior roads to be constructed, zoning district boundary lines, utility lines and railroads shall not be deemed to divide the acreage of the tract.
(2) The tract must have a minimum of 1,000 feet of frontage on a major arterial street, including any frontage on a jug handle that serves such street, as shown in the circulation element of the township master plan.
(3) Public sewer and water service must be provided to all-portions of the tract to be developed.
(4) A minimum open space buffer area of 50 feet from the tract property line to any external road right-of-way must be provided.
(5) A minimum open space buffer area adjacent to any residential zone of 100 feet shall be provided and shall include appropriate landscaping to screen all uses in the OC district other than open space, and as further outlined in section sections 62-1307 through 62-1310.
(6) A minimum of 25 percent of the tract must be reserves as public or private open space, including portions thereof to be transferred to public agencies. An appropriate public pedestrian/bicycle path system shall be provided for recreational use and to provide path linkage to adjacent open space, recreational and residential areas.
(7) The principal, accessory and conditional uses permitted in the OC district shall also apply to the planned office/corporate development.
(b) Area, yard and density requirements. The area, yard and density requirements of the OC office/corporate district shall apply to the planned office/corporate development, except that:
(1) The minimum lot areas, lot widths, lot depths, lot frontages, front yard, side yard and rear yard setbacks may be reduced by the planning board after the applicant has demonstrated that the proposed lot areas, lot widths, lot depths, lot frontages, front yard, side yard and rear yard setbacks are consistent and proportionately arranged within a cluster of structures. The applicant must also demonstrate that adequate light, air and open space surrounds each structure. In no case shall the distance between structures be less than 25 feet or the height of the structure, whichever is greater.
(2) Parking is permitted in the front yard of a structure only when a 50-foot-wide buffer is provided along the public street and any internal street classified as a collector roadway. If an internal street is classified as a minor street, a 25-foot-wide buffer shall be provided. This buffer shall be an area of green space and shall consist of grass and landscaping, together with berming, that is consistent with the character of the area. Pedestrian walkways, stormwater detention facilities and access drives across the buffer area are permitted, as long as additional landscaping and berming can be provided.
(3) Total building and structure coverage shall not exceed 35 percent of the total tract area. Total tract coverage, including buildings, structures, paving, sidewalks, etc., shall not exceed 55 percent of the total tract. These coverage requirements apply to the planned office/corporate development tract as a whole.
(c) Plan submission. In addition to procedural requirements set forth in this chapter for conventional applications, at the time of a preliminary site plan submission, a generalized plan shall be submitted for the entire tract to be developed as a planned office/corporate development.
(d) Compliance with procedures for planned development. In addition, the applicant shall comply with procedures for planned development in sections 62-157 and 62-158, with the exception of the findings as to residents of the development. In lieu of complying with the procedures for planned development in sections 62-157 and 62-158, the applicant may apply for general development plan approval pursuant to section 62-159.
(e) Approval in stages. Notwithstanding anything to the contrary in this chapter, the applicant may seek preliminary and/or final subdivision or site plan approval for planned office/corporate development in stages, pursuant to an approved staging plan and/or agreement for range of timing of development.
(f) Off-street parking. Subject to the buffer requirements of subsection (b)(2) of this section, parking may be permitted in the front, side and rear setback areas of the development, provided that the arrangement of parking spaces on the lots is designed in a comprehensive manner and that landscaping is provided in accordance with the standards of this chapter.
(g) Informal concept plan review. For a planned office/corporate development, the applicant may, and is encouraged to, present an informal concept plan for the entire tract for review by the planning board.
(h) Reapproval required for substantial deviations. Except as otherwise provided in section 62-159, substantial deviations from preliminary approval will require reapproval of the preliminary approval by formal resolution of the planning board. (Ord. No. 15-03, § I(175-93(C)), 4-1-2003)
