[Amended 10-27-2010 by Ord. No. 23-2010]
The purpose of this zone is to act as a transition
zone between residential and commercial uses. In any O-1 Office Residential
District, the land, buildings or premises may be used by right only
for only one of the following uses:
A.
Single-family detached house.
B.
Professional and general offices.
C.
Medical and legal offices.
D.
Real estate and insurance offices.
E.
A residential use may be combined with any of the
above uses in the same building, provided that the residential occupant
is also the user of the office facilities.
A.
All new and remodeled construction shall be residential
in exterior appearance, and shall be designed to reflect the pedestrian
scale of the neighborhood.
B.
Residential building materials shall be used for exterior
surfaces, such as wood, stone, stucco and brick. The use of materials,
roofing, siding, trim, chimneys, window and door elements, and porches
shall be consistent with the various architectural styles represented
in the neighborhood.
C.
Materials for new construction should be similar to
the types and textures of materials established for the neighborhood.
Renovations, restoration and maintenance work should match existing
materials and textures.
D.
Each facade must be treated architecturally, not just
the main entrance facade. The entire front, sides and rear of the
building should be coordinated in compatible colors and materials.
Street facades, in the public view, should receive the greater architectural
emphasis.
E.
Architectural features, including, but not limited
to, cornices, windows, trim, fanlights, and entablature, prevailing
in the immediate area are important. It is not intended that the details
of buildings be duplicated precisely, but they should be regarded
as a reference for new buildings or alterations. Details and architectural
elements should reinforce the established architectural theme.
F.
All new buildings should be related harmoniously to
the terrain, natural features, and to existing buildings and streets,
including the architectural enclosure of space and focal points with
respect to streets and walkways.
G.
New construction or renovations should be of similar
architectural style to the established theme, and compatible with
that of existing or adjacent properties.
H.
Building additions should be designed to reflect the
existing building in terms of scale, materials, fenestration and color.
A change in scale, for example, may require a transitional design
element between the addition and the existing building.
I.
Standard residential pitched and shingled roofs shall
be utilized. Similarity in roof styles and materials to the existing
neighborhood shall be maintained. New roof materials on additions
should match existing roof materials.
J.
The relationship between the width and height of the
front elevations of adjacent buildings shall be considered in the
construction or alteration of a building.
K.
Glass, aluminum, Dryvit or similar exterior walls
should not be used.
L.
Aluminum framed and full glass exterior doors shall
not be used, and commercial styled storefronts with large fixed glass
windows shall not be used. Exterior doors and windows shall be residential
in both scale and style.
M.
Window and door frame details of a residential nature
shall be used. Multipaned windows and paneled doors are encouraged.
N.
Exterior-mounted mechanical and electrical equipment
exposed to the public view should be architecturally screened. Roof-mounted
equipment and projections should be painted the same color as the
roof and, where possible, located to the rear of the building, away
from the public view.
O.
Plastic shutters are permitted, but the style must
resemble a typical wooden shutter and be harmonious with the building
architecture.
P.
For outside areas, special treatment includes the
use of brick, colored or stamped concrete paver stones to emphasize
pedestrian crosswalks, important places, walkways within and parking
areas. These features are allowed only for on-site improvements and
shall be excluded from all right-of-way areas.
Q.
Storage areas, service areas, trash receptacles, parking
areas and similar accessory structures and uses should be properly
screened from street views and adjoining properties. Fences, low walls,
ornamental ironwork and hedges, particularly for larger parking lots
and trash areas, shall be utilized. These features shall match the
exterior of the principal structure.
R.
The design continuity and coordination of architecture
and site details, especially walls, fences, ornamental metal work,
steps, walkways, planting beds and landscaping, is especially critical
to the character of the neighborhood.
S.
The applicant shall present a study of existing architectural
styles in the neighborhood, and show how the proposed building improvements
positively relate to those elements.
T.
A complete set of proposed building elevation plans,
including all color combinations, shall be submitted for review and
approval.
Only accessory uses on the same lot with, and
customarily incidental to, any of the above permitted uses shall be
permitted.
Area and bulk regulations shall be as follows:
A.
Minimum lot size: 23,000 square feet.
B.
Minimum lot width: 100 feet.
C.
Minimum lot depth: 200 feet.
D.
Maximum lot coverage buildings: 20%.
E.
Minimum front yard: 50 feet.
F.
Minimum side yards: 10 feet each.
G.
Minimum rear yard: 35 feet.
H.
Maximum building height: 35 feet measured from the
average ground elevation to the top of the top floor. Rooftop mechanical
equipment shall be screened from view.
I.
A twenty-foot-wide setback shall be provided between
any parking area and a property line where such parking is directly
adjacent to a preexisting residential dwelling or lot. Such setback
shall be fully planted with a landscape buffer, as provided for in
this chapter.
A.
All other regulations of this chapter shall be followed
as required.
B.
For the conversion of an existing building, the plan
submittal may be considered a minor site plan if so classified by
the Planning Board. All plans for construction of new buildings will
be considered a major site plan.
C.
All projects will be bonded in accordance with Township
ordinances.
D.
The O-1 Office Residential District shall be considered
for lots only that abut on a major road.