[Ord. No. 01-2000 § 224-221]
The purpose of the Professional Office Overlay District is to
encourage the utilization of existing residential structures and the
introduction of new structures fronting on Shore Road with direct
access to Shore Road with sufficient controls to preserve the residential
character and architectural integrity of the structures; to strengthen
the City's economic base by allowing an alternative use to assist
with the high maintenance costs required to protect, enhance and preserve
the existing structures; to establish and improve property values;
to foster economic development; to manage growth; and to preserve
and protect the architectural assets of the City of Absecon City.
[Ord. No. 01-2000 § 224-222]
Conditional use shall only be permitted upon a showing that such use at a specified location will comply with the conditions and standards for the location or operation of such use as contained in this Section 224-222.
All applications for conditional use will be reviewed with consideration
given to the general compatibility to architectural values of the
structure (existing or proposed). Use shall not adversely affect the
uses in the adjacent or surrounding areas.
A.
Professional Office Overlay District location. Professional office
use is permitted as a conditional use on lots fronting on Shore Road
along the entire length of Shore Road from Church Street to Galloway
Township situate in the R-2 Zone.
B.
Definition of professional office. For the purpose of the Professional
Office Overlay District, the term "professional office" shall include:
physicians, optometrists, dentists, physical therapists, real estate
appraisers, chiropractors, landscape architects, engineers, planners,
surveyors, architects, insurance agents, and public accountants, all
licensed by applicable State Boards and lawyers as licensed by the
Supreme Court of New Jersey. Permitted uses do not include any use
not specifically listed above.
C.
Architectural requirements.
(1)
The residential character of the property and dwelling shall
not be altered.
(2)
Natural wood siding, (common 2 2/3 inch height) brick,
stone or similar or compatible building materials shall be utilized.
(3)
Traditional turn of the century or earlier architectural design
is encouraged for additions, alterations or all new construction.
Examples of architectural styles that are encouraged include Georgian,
Federal, Greek Revival, and Victorian. (See Appendix 1 a-d on file
in the office of the City Clerk.)
(4)
All new construction, additions, alterations, and/or renovations
to structures shall be compatible to the architectural design of the
existing structures on-site and on surrounding property.
D.
Hours of operation: For professional offices, the hours of operation
shall be 7:00 a.m. — 8:00 p.m., daily.
[Ord. No. 01-2000 § 224-223]
A.
Lot area: 20,000 square feet min.
B.
Building coverage: 30% max.
C.
Impervious coverage: 60% max.
D.
Front yard setback: 20 feet min.
E.
Side yard setback: 20 feet min.
F.
Rear yard setback: 30 feet min.
G.
Building height: 28 feet min. (Max. two stories). (Architectural
features, such as clock towers, chimneys, cupolas, captain walks,
etc. can be 35 feet high.)
H.
Lot width: 100 feet min.
I.
Buffer strip is required along all side and rear lot lines that adjoin
an existing residential use. The purpose of this buffer is to screen
the view of automobiles in parking areas and reduce the glare of the
automobile headlights and reduce noise. The buffer strip adjoining
parking spaces shall be at least 25 feet in width as measured from
the property line and shall consist of any/or a combination of the
following: existing trees and shrubs, and new landscaping. The preservation
of natural vegetation as part of the buffer strip is encouraged. Additional
plantings of trees and shrubs shall be required to insure an effective
buffer. The buffer strip shall have sufficient materials to obscure
any glare of automobile headlights year round. The maintenance of
the buffer shall be the responsibility of the property owner. The
Board may grant a reduction in the twenty-five-foot wide buffer strip
provided the applicant can demonstrate to the Board and the Board's
landscape architect that the reduced buffer can adequately satisfy
the purpose described above.
J.
Parking space perimeter setback: twenty-five-foot minimum adjoining
residential uses, ten-foot minimum all other lot lines. Parking is
not permitted in the front yard area. Perimeter setbacks for driveways
only at all lot lines - ten-foot minimum.
K.
Pedestrian circulation and vehicle circulation: subject to Planning
Board review.
L.
Gross floor area (first floor): 4,000 square feet max. Total gross
floor area (first and second floors): 8,000 square feet max. Basement
and attic space permitted for storage and mechanical only.
M.
Bulk and area variances.
(1)
When a proposed conditional use does not comply with any of the conditions and standards set forth in Section 224-222, a variance pursuant to N.J.S.A. 40:55D-70d(3) from the Zoning Board of Adjustment shall be necessary. However, it is in the public interest to recognize the traditional residential appearance of the area and to allow the grant of variances pursuant to N.J.S.A. 40:55D-70c by the Planning Board for certain pre-existing, nonconforming front, side and rear setbacks and for the possible expansion or extension thereof.
(2)
The Planning Board may grant relief from the front, side and
rear setback requirements as part of the conditional use approval
provided the applicant can demonstrate to the Board that the expansion
of the existing nonconforming setback is necessary for the practical
use and function of the structure and the building configuration advances
the architectural character of the existing structure.
(3)
The Planning Board may also grant relief in accordance with
N.J.S.A. 40:55D-70c from the lot area and coverage requirements as
part of the conditional use approval provided that the applicant can
demonstrate to the Board that adequate buffering, parking and storm
water management is being provided.
(4)
The Planning Board may grant relief from the lot width requirements
in the case of a pre-existing, nonconforming lot width.
(5)
The Planning Board may grant relief from the building height
requirement in the case of a pre-existing, nonconforming building
height or provided the applicant can demonstrate to the Board that
the proposed height is compatible with adjoining building heights,
and the height relief sought does not exceed 10% of the permitted
building height.
[Ord. No. 01-2000 § 224-224]
Design standards shall conform to Section 224-77 (where applicable).
[Ord. No. 01-2000 § 224-225]
Landscaping and buffers shall conform to Section 224-199H. and Section 224-78.
[Ord. No. 01-2000 § 224-226]
Parking requirements: The actual parking need shall be determined
by the number of employees attended to occupy the business and the
number of clients anticipated to visit the office at peak periods.
It is the obligation of the applicant to demonstrate to the Board
actual need for parking by the presentation of parking generation
studies from authorities on the subject of parking generation. Publications
by the Institute of Transportation Engineers (ITE) or the American
Planners Association (APA) or other professional associations will
be considered. The Board may consider permitting a 20% reduction in
required parking provided an area is reserved for expansion in the
event the parking is determined to be necessary by the Board at a
future date or by the applicant. If the additional parking is pre-engineered
and reviewed by the Board and Board's professionals at the time the
original approval is granted, the additional parking can be constructed
at the time of the original approval is granted, the additional parking
can be constructed by the applicant at their discretion without returning
to the Board. This is permitted provided the applicant informs the
City Engineer in writing and posts an inspection escrow prior to actual
construction taking place.
[Ord. No. 01-2000 § 224-227]
Lighting shall conform to Section 224-80.
[Ord. No. 01-2000 § 224-228]
Sign requirements. All identification signs must be constructed
of wood or similar or compatible materials in keeping with architectural
design of the building. Only wall mounted or ground sign types are
permitted. No internal lit signs are permitted. All signs must be
externally lit with light source shielded to prevent glare into the
roadway. The total number of signs permitted at the site one wall
mounted sign and one ground sign with maximum size of 20 square feet
each and minimum letter size of eight inches high. The wall sign may
include an office directory. The maximum sign area on the site shall
not exceed 40 square feet. The minimum permitted number of signs and
the maximum sign area requirements do not include required barrier
free parking/traffic/directional signage necessary at the site.
[Ord. No. 01-2000 § 224-229]
Maintenance bond will be required to insure the maintenance
of the landscaping and the exterior of the structure(s). More specifically,
the items included in the maintenance bond shall be the following:
A.
Exterior siding and windows.
B.
Parking lot.
C.
Trash enclosure.
D.
Signage.
E.
Exterior paint.
F.
Buffer(s), shrubs, lawn, ground cover, trees.
G.
Any other items deemed appropriate by the Board.
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The applicant's professional shall submit an estimate of cost
for the annual maintenance of the above listed items for review and
approval by the City Engineer.
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The maintenance bond will be renewed annually with the mercantile
license.
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