A mixed-used development shall meet the following conditions and standards:

a. Application. A mixed-use planned development shall be permitted on the tract of land generally bounded by Sparta Avenue, Merriam Avenue and Pine Street.

b. Used Permitted. The following principal uses shall be permitted: single-family and duplex dwellings; general business and professional offices; personal service establishments (e.g. tailor, barber shop or beauty salon) ; restaurants, retail stores and shops, excluding drive-in or curbside establishments; and branch banks provided they are part of and integrated within other principal structures of the planned development.

c. Distribution of Uses. The Pine Street frontage shall be limited to residential in use with no access drive(s) permitted to the balance of the tract. The Merriam Avenue frontage to the rear of proposed residential uses fronting on Pine Street shall be residential or in the alternative contain a twenty-five (25) foot wide, adequately landscaped strip to screen from public view parking of service areas associated with commercial use or combination of uses having their main access from Sparta Avenue.

d. Accessory Uses Permitted. Accessory uses and buildings customarily associated with, and subordinate to, permitted principal uses.

e. Minimum Tract Area. Five (5) contiguous acres. Such area shall be developed in accordance with a master site development plan.

f. Bulk Standards. Permitted residential uses shall conform to applicable bulk standards contained in the R-3 district. Permitted commercial uses shall conform to applicable bulk standards contained in the C-4 district.

g. Additional Design Standards:

i) The mixed-use development shall be designed as a single complex according to a comprehensive master site development plan. In addition, internal site landscaping, building design and common area maintenance guideline control standards shall be established.

ii) A comprehensive signage plan shall be provided which covers overall project identification, individual building/tenant identification, pedestrian crossings, internal street, parking and traffic directional instructions. All signage shall be consistent with the overall scale and architectural character of the proposed commercial portion of the project.

iii) Proposed residential uses that would abut the commercial portions of the overall development shall be adequately landscaped to insure appropriate buffering from commercial activity.

iv) In the case of a commercial development containing a combination of buildings, an internal pathway system shall be designed to provide access to all buildings, internal open space, landscaped amenity areas and parking areas to be located within the commercial portion of the planned development. Pedestrian connections from the commercial area shall be provided to Sparta Avenue, Pine Street and Merriam Avenue.

A bed and breakfast dwelling shall meet the following conditions and standards:

a. Application. The lot shall be located within a locally designated historic district.

b. Use Limitations.

i) The bed and breakfast facility shall have no less than two (2) rooms for guest occupancy.

ii) Guest rooms shall not contain cooking facilities.

iii) The owner, operator or manager of the bed and breakfast shall reside on the premises.

c. Bulk Standards. A bed and breakfast facility shall conform to the zone district's dimensional and area requirements for a residential use.

d. Parking. In addition to the required off-street parking for the principal use, one (1) parking space for each guest room and one (1) space for each employee of the facility shall be provided. Reduction in the required number of off-street parking spaces may be permitted by the planning board at the time of site plan review, upon demonstration that shared parking or an alternate site location is feasible, adequate and available for the term of the bed and breakfast use.

e. Additional Design Standards.

i) Unless required for the principal use, a bed and breakfast dwelling does not require an off- street loading space.

ii) Landscaping or screening shall be provided to adequately shield from view rear yard activities including required off-street parking spaces from adjoining residential properties.

iii) No parking shall be permitted in the required front yard setback or in front of the building containing a bed and breakfast.

iv) The architectural character of any structure to contain a bed and breakfast shall be consistent with the scale and visual character of surrounding properties. Any improvements to the structure shall conform with the design guidelines for the historic district.

v) No freestanding ground signs shall be permitted. one wall or hanging business sign limited to eight (8) square feet shall be permitted, provided it also conforms with other applicable historic district design guidelines.