[Added 11-12-2013 by Ord. No. 2013-16]
A.
Purpose. The purpose of this district is to permit conversions of
residential dwellings to offices that are compatible with adjacent
residential neighborhoods along key corridors within the Borough and
to encourage new office development that is of a residential scale
and character in these areas, where it is anticipated that traffic
will increase as a result of development within the Borough and in
the surrounding municipalities. The intent is to maintain the residential
character of the neighborhoods and provide opportunities for office
uses where adequate parking, lot size and buffering requirements are
met. Site plan approval is required prior to any proposed conversion
or construction.
B.
Permitted principal uses.
(2)
Professional office uses such as physician, dentist, lawyer, or architect.
(3)
Commercial office uses such as administrative, insurance office,
travel agent, or realtor, except that training facilities are not
permitted.
(4)
Home occupations as part of a continued existing residential use
may occur subject to the standards set forth in § 298-78.
C.
Permitted accessory uses.
(1)
Parking areas.
(2)
Private garages for the storage of not more than three vehicles.
(3)
Storage buildings (sheds) not to exceed 200 square feet for tools
and equipment for maintenance of the grounds.
(4)
Stormwater management facilities.
(5)
Other customary accessory uses which are clearly incidental to the
principal structure and use.
D.
Bulk and area regulations.
(1)
Minimum lot area: 10,000 square feet. For residential development, the bulk and area requirements of § 298-11 apply.
(2)
Minimum lot width: 75 feet.
(3)
Minimum lot depth: 100 feet.
(5)
Maximum impervious coverage: 50%.
(6)
Maximum building footprint: 4,000 square feet.
(7)
Maximum building height: 35 feet or 2.5 stories.
(8)
Minimum parking lot setback: 25 feet from side* and rear, 50 feet
from front. * Side yard parking setback may be reduced to 10 feet
if there will be cross access with the adjacent property.
E.
Design standards.
(1)
The conversion of an existing residential structure to any nonresidential
use is only permitted when the character of the existing structure
is maintained; or if altered it reflects a traditional residential
architectural style.
(2)
Applicants must submit architectural elevations to demonstrate consistency
with this section. The Land Use Board will consider the architecture,
color and design of proposed buildings. All buildings shall have a
unified architectural treatment, whether constructed new, as an addition
to an existing structure, or as a renovation. Buildings shall relate
in scale and design to any surrounding buildings, showing respect
for the local context and a compatibility with residential character.
Continuity with surrounding uses should be considered in determining
front yard setbacks. Front porches are recommended.
(3)
Architecture and site planning should be designed with a cohesive
design scheme. Building details and ornamentation such as indentations,
variations in rooflines, cornices, offsets and overhangs are encouraged.
(4)
Primary facade materials shall be wood, aluminum or vinyl clapboard
siding, smooth stucco, stone or brick. Where walls are constructed
of more than one material, the differentiation shall be along a horizontal
line.
(5)
The facade treatment of side and rear walls shall be similar to the
treatment of the front facade. 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 architectural features to emphasize their location.
(6)
Exterior mechanical equipment shall be architecturally screened and
hidden from public view.
(7)
Parking lots are only to be permitted within the front yard area
if the applicant demonstrates that placing the parking at the side
or rear is not possible due to the specific site characteristics.
It is the applicant's responsibility to prove that locating parking
at the side or rear is not possible, it is not sufficient to say it
is not convenient.
(8)
A landscaped buffer strip 25 feet in width including a double row of evergreen trees is required along the side and rear property lines within the buffer required by § 298-58.
(9)
Parking lots may be constructed of stone at the discretion of the Planning Board with a driveway constructed in accordance with § 298-55 and paved for a minimum distance of 30 feet from the right-of-way into the property; and handicapped parking stalls that are paved in accordance with current code standards.
(10)
Curbing or curb stops shall be provided in all parking areas
and along all accessways.
(11)
Where possible, parking areas should be interconnected with
those of adjacent office or commercial uses with cross-access agreements
to minimize curb cuts and improve site circulation, or provide the
potential for future connections where an adjacent use is not yet
operational. Common driveway access is encouraged, and must be addressed
by each applicant. Access to the site may not be from a neighborhood
street.
(12)
Signage. Signs are intended to identify the site and should
be designed to enhance and be visually compatible with the surrounding
area.
(a)
A freestanding monument/ground or hanging style sign may be
installed to identify the business, set back a minimum of 10 feet
from the property line, outside of sight triangles.
(b)
The maximum sign area is 12 square feet in area and six feet
in height.
(c)
Signs may be illuminated, but must be shielded and turned off
no later than 10:00 p.m.
(d)
Signs should be constructed of materials to enhance a "rustic"
appearance, such as carved high-density urethane, sandblasted or painted
wood, carved metals, or other material that complements the building
architecture and overall site.
