[Added 12-8-2015 by Ord.
No. 2015:26]
A.
There is hereby permitted and authorized the rezoning of Block 421,
Lot 29, as shown on Exhibit B[1] to the settlement agreement described below from the current
POD zone to establish a planned RC retail/commercial district on the
southern portion of the property along the Route 46 corridor, and
to place the northern 10.63 +/- acres of the property in the RCW zone
for recreation, conservation and wildlife uses, and the same shall
be an amendment to the Official Zoning Maps of the Township of Parsippany-Troy
Hills, Morris County, New Jersey, and as herein defined, in accordance
with the provisions and requirements of this section. The provisions
of this section shall only apply to the RC District and further encompass
all conditions set forth in the settlement agreement of RD Realty,
LLC vs. Township of Parsippany-Troy Hills, et al, Docket No. MRS-L-3026-13.
[1]
Editor's Note: Exhibit B is on file in the Township offices.
B.
The purpose of the RC District is to provide a planned development
permitting the establishment of a retail/commercial development at
Block 421, Lot 29, with frontage along United States Route 46. Such
a development at this location will serve to improve the provision
of goods and services for residents of Parsippany-Troy Hills and the
surrounding area. This district located in the New Jersey State Plan
Metropolitan Planning Area designation, is adjacent to developed utility
services and in direct proximity to the regional transportation network
of roadways, including Routes 46, 287 and 80 and corresponding mass
transit facilities. The RC District intent is to establish a planned
retail/commercial development adjacent to such infrastructure on balance
with the preservation of surrounding physical, environmental and open
space features provided by the development criteria of the settlement
agreement. A specific requirement of development in this zone is the
protection and commitment of specific areas of upland slopes and ridgelines
along the northern and western boundaries of the tract to be preserved
in perpetuity as open space and buffer incompatible development and
related impacts from surrounding neighborhoods. Such open space areas
are to be contained in a concise tract of land to be conveyed for
public open space use as defined herein.
Subject to development regulations as set forth hereinafter,
the uses noted below shall be permitted uses and shall be developed
in accordance with the criteria noted herein:
A.
Retail commercial buildings shall be in accordance with the following
maximum requirements on the commercially developed portion of the
tract as defined herein:
(1)
A maximum of one such retail building shall have a maximum gross
floor area of 49,000 square feet.
(2)
A maximum of one such retail building shall have a maximum gross
floor area of 40,000 square feet, which shall be permanently divided
into two tenant spaces of not more than 20,000 square feet of floor
area each.
(3)
A maximum of one such retail building shall have a maximum gross
floor area of 28,800 square feet.
(4)
A maximum of one such retail building shall have a maximum gross
floor area of 32,160 square feet, which building shall contain not
less than three tenant spaces with no single tenant occupying more
than 20,000 square feet of floor area.
(5)
A maximum of one such retail building shall have a maximum gross
floor area of 3,550 square feet.
B.
Banks, with or without a drive-through window.
C.
Multiple uses, limited to any combination of the uses above, in one
or multiple buildings.
D.
Public open space and recreation uses.
Any use not expressly described above is prohibited.
Permitted accessory uses shall include accessory uses that are
customary and incidental to the permitted uses in the RC District,
including but not limited to:
A restaurant is a conditional use with the following conditional
use requirements:
The following bulk regulations shall apply to the RC District:
A.
Definitions. For purposes of this section, the word "tract" shall
be synonymous with the district itself.
B.
Minimum tract size: 25 acres.
C.
Minimum open space lot dedication. As a component of the settlement
agreement noted herein and to promote the purposes of the RC Zone
District, the northerly area of the tract contiguous to the R-3 Residential
Zone District and portions of the westerly frontage of the tract along
Intervale Road shall be subdivided and contained within a separate
lot dedicated as a lot for public recreation and open space use (simultaneous
application shall be made with the submission for site plan approval
of the commercial portions of the zone district as noted herein).
Such open space lot shall have the following minimum area and dimensions:
(1)
A minimum lot area of 10.63 acres.
(2)
Shall have a minimum dimension measured perpendicular from the
contiguous R-3 District located along the common boundary of the tract
of 425 feet.
(3)
Such lot shall have a minimum measurement perpendicular from
Intervale Road of 108 feet except wherein the lot line for the open
space dedication connects to the point of curvature of the right-of-way
line of Intervale Road at the intersection with United States Route
46 along the tract boundary line.
(4)
No structures, subsurface or above grade, are permitted on such open space lot except permanent grading and drainage swale permitted pursuant to Subsection C(5) below.
(5)
A permanent grading and drainage easement may be established
along the common lot line of the open space lot for the benefit of
the retail and commercial sublot.
(6)
Minimum lot frontage on Intervale Road: 200 feet.
D.
Minimum tract frontage on United States Route 46: 400 feet.
E.
Minimum buffer and setback requirements shall be as follows:
(1)
No building shall be located within 50 feet of the right-of-way
of Waterview Boulevard, Route 46 and Route 46 jug handle.
(2)
Parking, access drives, freestanding signs and retaining walls
are permitted to be located within the required building (buffer)
setbacks. However, such parking and drives shall not be located closer
than 25 feet to the right-of-way line of Waterview Boulevard, Route
46, or Route 46 jug handle. Proposed freestanding signs and proposed
retaining walls shall not be located closer than 20 feet to the right-of-way
line of Waterview Boulevard, Route 46 or Route 46 jug handle.
(3)
No parking or access drive shall be permitted to be located
closer than 144 feet to the Intervale Road right-of-way (ROW) line
up to the southernmost terminus of the tract lot line of the Intervale
Road ROW near United States Route 46 with a surveyed bearing of South
09 degrees 42 minutes and 20 seconds East and a length of 60.72 feet
(of Block 421, Lot 29).
(4)
The minimum buffer requirement from lot lines within the tract
are as follows:
(a)
No building on the commercial nonresidential lot created by
subdivision within the tract shall be located within 40 feet of the
common lot line of the dedicated open space lot noted herein.
(b)
Parking, drive aisles, loading areas and/or roadway are permitted
to be located within such buffer. However, any proposed paved areas
for vehicular traffic shall be set back a minimum of five feet from
the lot lines within the tract as well as tract boundary with the
exception where site access driveways connect to adjoining streets.
Retaining walls are also permitted in such buffers although they shall
be set back a minimum of 10 feet from the dedicated open space lot
noted herein. Such retaining walls shall also be set back four feet
from internal roadways and parking areas and would not be required
to be terraced.
F.
Commercial bulk, yard and setback requirements.
(1)
Minimum lot area: 15 acres.
(2)
Maximum percentage of coverage by buildings on a commercially
developed lot of the tract shall not exceed 25% of the lot on which
commercial development is located.
(3)
Maximum percentage of tract impervious coverage on a commercially
developed lot of the tract shall not exceed 80% of the lot on which
commercial development is located.
(4)
Commercial building setbacks. No building shall be located within
50 feet of Waterview Boulevard and 50 feet from Route 46. No building
shall be located within 185 feet from the tract boundary at the Intervale
Road right-of-way beginning from the point of curvature of the right-of-way
line of Intervale Road at the intersection with Route 46 and continuing
for the length of Intervale Road adjacent to the RC Zone District.
No building shall be located within 500 feet of the lot line that
coincides with the R-3 Zone boundary. No building shall be within
40 feet of a side or rear lot line of the commercial lot referenced
herein.
(5)
Maximum floor area ratio (commercial). Gross floor area for
all retail and related uses, such as banks and restaurants, shall
not exceed 0.23 on a lot or sublot on which commercial development
is permitted in accordance with the RC Zone District.
(6)
Maximum building height (nonresidential): 40 feet and two stories.
A.
Access. No access shall be permitted to or from Intervale Road.
B.
Driveway. Requirements of § 430-275H would not be applicable to proposed driveways in the RC District. Driveways within the RC District shall be permitted to be wider than 36 feet if such driveway is proposed at a proposed signalized intersection with a public road.
C.
Loading.
(1)
Retail operation and all first-floor, nonresidential uses with
a gross floor area of more than 4,000 square feet and less than 20,000
square feet: one loading space will be required.
(2)
Retail operation, including restaurant, with a gross usable
floor area of 20,000 square feet or more devoted to such purposes:
one loading space for every 20,000 square feet of floor area.
(3)
Each loading space shall be 12 feet wide by 65 feet long with
a minimum overhead clearance of 15 feet.
D.
Buffers.
(1)
Buffers shall provide a year-round visual screen in order to
minimize adverse impacts from the tract on adjacent properties or
from adjacent areas. Buffers shall consist of natural vegetation;
grading or disturbance shall be avoided to the greatest extent practical.
It may consist of fences, planting, berms, mounds, or combinations
thereof to achieve the stated objectives as approved by the Board.
(2)
Where required, buffers shall be measured from property lines
and street rights-of-way. Compliance shall be determined by the Board,
and any approvals required pursuant to this section shall be obtained
at the time of site plan and subdivision review.
(3)
Utilities; access drives; outdoor dining areas; stormwater management
facilities.
(a)
Within any frontage buffer areas, sidewalks, underground linear
utilities and site access drives shall only be permitted to cross
said buffers, provided their placement is designed to minimize land
disturbance within the buffer. Outdoor dining areas served by the
on-site commercial facilities are permitted to extend into the frontage
buffers along Waterview Boulevard only, although such outdoor dining
areas shall be at least 25 feet from the Waterview ROW boundary and
be landscaped to buffer the proposed use. No permanent structures
shall be permitted on such outdoor dining area.
(b)
Aboveground and underground stormwater management facilities
are permitted within required buffer areas, although any such underground
stormwater management facilities shall be located at least five feet
from the tract boundaries. This setback of five feet shall not apply
to any underground stormwater conveyance facilities, systems, structures
or water quality inserts. In order to minimize land disturbance, access
drives shall cross buffer areas at a right angle or as close to a
right angle as is practical or for access drives along State Highway,
at any angle permissible per NJDOT requirements.
(4)
Buffer areas shall be maintained in accordance with the approved
landscape plan and kept free of weeds, debris and rubbish.
(5)
Frontage buffers along Route 46 and Waterview Boulevard.
(a)
Frontage buffer areas shall be provided for all uses. Frontage
buffers shall be shown on the landscape plan and where sufficient
existing vegetation is deemed insufficient they shall be planted with
a mix of deciduous and evergreen trees, shrubs, grasses and perennials,
and incorporated with berms, boulders, mounds or combinations thereof
so as to enhance the appearance of the site. The design of landscaping
shall be of sufficient height to screen parked cars from motorists
on rights-of-way contiguous to the frontage buffer. In addition to
required street trees, frontage buffers shall require a minimum of
10 shrubs for every 30 feet of frontage. If a landscaped berm is provided,
the berm shall be at least 2.5 feet higher than the finished elevation
of the adjacent parking lot, and then the planting requirements may
be reduced to five shrubs for every 35 feet of frontage. Frontage
buffer plantings may be waived by the Board where existing natural
growth is found to be sufficient for this purpose.
(b)
No buildings, structures, accessory structures, parking, driveways,
loading areas or storage of materials shall be permitted in the frontage
buffer, except as provided for herein.
(c)
Frontage buffers may not interfere with traffic sight distances,
and shall not preclude a driver's view of retail stores or signs on
a commercial site where such view, as determined by the Board, is
either necessary to the legitimate economic functions of the site
or where traffic safety factors are involved.
(6)
Transition buffers. Transition buffers shall be required when
any proposed commercial use abuts the frontage of Intervale Road.
(a)
Design of transition buffers. Arrangement of plantings in buffers
shall provide maximum protection to adjacent properties and avoid
damage to existing plant material. Potential arrangements include
planting in parallel, serpentine or broken rows. If planted berms
are used, the maximum side slope shall be 2:1.
(b)
Existing vegetation within the transition buffer shall be preserved,
as determined appropriate and to the extent practical. It shall be
supplemented with shade-tolerant naturalistic massed plantings where
necessary to complete screening of adjoining land uses.
(c)
Transition buffer planting specifications. Plant materials shall
be sufficiently large and planted in such a fashion that a screen
at least 10 feet in height shall be produced. All plantings shall
be installed according to accepted horticultural standards. Such strips
shall be planted with evergreens and deciduous trees as follows, subject
to the approval or modification of the reviewing Board.
(d)
The transition buffer shall be planted with masses and groupings
of shade trees, ornamental trees, evergreen trees and shrubs. No less
than 75% of the plantings shall be evergreen trees with a minimum
installed height of 10 feet. A fence or wall may be required within
the transition buffer at the discretion of the Board. Said fence shall
not exceed a six-foot height in the side or rear yard of the sublot
and not exceed a four-foot height in the front yard.
(e)
Unless otherwise approved by the Board, evergreens shall be
spaced five feet from the outside property line and eight to 10 feet
apart in a row. A minimum of two parallel rows of staggered plants
shall be required between any residential and nonresidential use.
More than one type of evergreen species shall be used. Where a fence
is required, all plantings shall be placed along the outside perimeter
of the fence but not closer than five feet to the outside property
line.
(f)
All proposed deciduous trees in a transitional buffer shall
be of a two-and-one-half- to three-inch caliper, measured six inches
from grade.
(g)
No buildings, structures, accessory structures, parking, driveways,
loading areas or storage of materials shall be permitted within the
transition buffer except for permitted freestanding signs as noted
herein. Buffer areas shall be maintained and kept free of all debris
and rubbish.
(h)
Transition buffer plantings may be waived by the Board where
existing natural growth is found to be sufficient to provide a year-round
screen of adjacent land uses.
E.
Walls and fences. Fences and walls, including retaining walls in the RC District, shall be exempt from the requirements outlined under §§ 430-11 and 225-61. However, the following requirements shall apply to proposed fence and retaining walls within the RC District.
(1)
A fence shall be limited to the maximum height of six feet as
measured from the highest point of the surface immediately under the
fence upon which the fence is installed. A proposed fence shall be
placed a minimum of six inches from the tract boundary, and the finished
side of the fence shall be facing outward towards adjacent properties.
(2)
No fence or retaining wall on a corner lot shall be constructed
within the sight triangles as required by the AASHTO Green Book. This
requirement will only be applicable to the site access driveway intersections
to Waterview Boulevard and Route 46. Internal site driveways and drive
aisles shall not be subject to this requirement.
(3)
Proposed retaining walls along Route 46 which are over six feet
in height shall incorporate design features such as decorative textures,
landscaping, colors or other design features to reduce the visual
monotony or mass of the wall.
F.
Stormwater management facilities. In order to facilitate preservation
of large areas of open space on the tract, the proposed stormwater
management facilities for the development within the RC District are
permitted (but not obligated) to be located off site from the subject
tract.
G.
Lighting.
(1)
The use of creative lighting schemes to highlight building facades
and related areas of a site shall be encouraged. Exterior neon lights
and lighting generating glare and unnecessary night-glow impacts shall
be prohibited.
(2)
Whenever possible, light poles should be integrated into landscaped
islands.
(3)
All lighting shall comply with the performance standards of
this chapter and the most current standards for exterior parking areas
as published by the North American Illuminance Engineering Society
(NAIES).
H.
General design standards.
(1)
Building form and mass. All buildings should relate harmoniously
to the site's natural features and other on-site buildings, as well
as other structures in the vicinity that have a visual relationship
and orientation to the proposed buildings. Such features should be
incorporated into the design of building form and mass, and assist
in the determination of building orientation in order to preserve
visual access to natural or man-made community focal points.
(2)
Large horizontal buildings, i.e., buildings with a linear dimension
of more than 100 feet, should be broken into segments having vertical
orientation. A visual and/or physical break should be provided minimally
every 50 linear feet. Offsets consisting of a break in the linear
plane of the building of a minimum of five feet shall also be incorporated.
Related architectural elements which preclude a continuous uninterrupted
facade building length may also be utilized to achieve a break in
the linear dimension of the building walls in place of an offset if
determined by the approving authority to achieve the same purpose.
(3)
The relationship between the width and height of the front elevations
of adjacent buildings shall be considered in the design details of
a building.
(4)
Buildings with expansive blank walls are discouraged. Appropriate
facade treatments should be imposed to ensure that such buildings
are integrated with the rest of the development.
(5)
New buildings are encouraged to incorporate such building elements
as entrances, corners, graphic panels, display windows, etc., as a
means to provide a visually attractive environment.
(6)
Cornices, awnings, canopies, flagpoles, signage and other ornamental
features should be encouraged as a means to enhance the visual environment.
Such features may be permitted to project over pedestrian sidewalks,
with a minimum vertical clearance of 8.5 feet, to within three feet
of a curb.
(7)
Exterior-mounted mechanical and electrical equipment exposed
to the public view shall 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.
I.
General landscape design and planting requirements.
(1)
Landscaping shall be provided as an integrated element of the
site plan and subdivision design. It shall be conceived as a total
integrated plan for the entire site, integrating the various elements
of the site design, preserving the particular identity of the site
and creating an aesthetically appropriate site character as determined
by the Board in accordance with the standards noted herein.
(2)
Landscaping shall include plant materials such as trees, shrubs,
ground cover, perennials, annuals and other materials such as rocks,
water, berms, walls, fences and paving materials.
(3)
Landscaping shall be provided in public areas, adjacent to buildings,
in parking areas, and around the perimeter of sites.
(4)
Landscaping shall be provided to promote a desirable visual
environment, to accentuate building design, define entranceways, screen
parking and loading areas, mitigate adverse visual impacts and provide
windbreaks for winter winds and provide summer cooling for buildings.
(5)
The impact of any proposed landscaping plan at various time
intervals shall be considered.
(6)
Plants and other landscaping materials shall be selected in
terms of aesthetic and functional considerations. The landscape design
shall create visual diversity and contrast through variation in size,
shape, texture and color. The selection of plants in terms of susceptibility
to disease and insect damage, wind and ice damage, habitat (wet-site,
drought, sun and shade tolerance), soil conditions, growth rate, longevity,
root pattern, maintenance requirements, etc., shall be considered.
Consideration shall be given to accenting site entrances and unique
areas with special landscaping treatment. Flowerbed displays are encouraged.
(7)
Slope plantings. Landscaping areas of cuts and fills and/or
terraces shall be sufficient to prevent erosion, and all roadway slopes
steeper than one foot vertically to three feet horizontally shall
be planted with ground covers appropriate for the purpose and soil
conditions, water availability and environment.
(8)
Sight triangles. Landscaping within sight triangles shall not
exceed a mature height of 30 inches. Shade trees shall be pruned up
to an eight-foot branching height above grade.
(9)
In cases where natural features existing on site duplicate the
planting requirements of this section, the landscape requirements
may be waived by the Board.
(10)
The use of indigenous/native plant material is to be encouraged
to establish sustainable landscapes that blend with the natural environment,
reduce the use of pesticides and reduce irrigation.
(11)
All plant materials, planting practices and specifications shall
be in accordance with the American Standards for Nursery Stock by
the latest available American Association of Nurserymen Standards.
(12)
The design standards are minimum requirements. The Board may
request additional development features exceeding these standards
if conditions warrant.
(13)
Landscape plan content.
(a)
A landscape plan prepared by a licensed landscape architect,
licensed by the New Jersey State Board of Landscape Architects, or
other qualified individual, shall be submitted with each application.
(b)
In addition to the site plan or subdivision submission requirements,
the landscape plan shall include and identify the following information:
[1]
Existing and proposed underground and aboveground
utilities such as site lighting, transformers, hydrants, manholes,
valve boxes, etc., to determine if there are conflicts with these
features.
[2]
Existing wooded areas, rock outcroppings and existing
and proposed water bodies.
[3]
Location of individual existing trees noted for
preservation within the area of development and 30 feet beyond the
limit of the disturbance. Trees four inches in diameter breast height
(DBH) (measured 4 1/2 feet above the existing ground level) shall
be located and identified by name and diameter unless the wooded area
is shown with a specific limit line. In this case, trees with a DBH
over 12 inches shall be located within 30 feet of the limit of disturbance.
[4]
Indicate all existing vegetation to be saved or
removed.
[5]
Existing and proposed topography and location of
all landscaped berms.
[6]
Location, species and sizes of all proposed shade
trees, ornamental trees, evergreen trees and shrubs and areas for
turf or any other ground cover. The size of the symbol must be representative
of the size of the plant shown to scale.
[7]
A plant schedule indicating botanical name, common
name, size at time of planting (caliper, height and spread), quantity,
root condition and any special remarks (spacing, substitutions, etc.)
for all plant material proposed. Plants within the plant schedule
shall be keyed to the landscape plan.
[8]
Planting and construction details and specifications.
[9]
Landscape water conservation irrigation measures.
The plan should include the identification of the proposed landscape
irrigation measures for the proposed landscaping. It shall include
provisions for water conservation, including, but not limited to,
timers with rain or soil moisture sensors, drip irrigation for planting
beds and areas of phased irrigation areas for initial plant establishment
that can be zoned off following plant establishment.
(14)
Site protection requirements.
(a)
Topsoil preservation. Topsoil moved during the course of construction
shall be redistributed on all regraded surfaces so as to provide at
least four inches of even cover to all disturbed areas of the development
and shall be stabilized by seeding or planting. Additional topsoil
shall be provided as directed by the Township Engineer. Surplus topsoil
shall be removed only as directed by the Township Engineer. A soil
erosion and sediment control plan shall be approved as part of the
preliminary plat, in accordance with the provisions of the Township
Ordinance.
Note: See Ch. 225, Land Use, Subdivisions and Site Plans.
(b)
Removal of debris. All stumps and other tree parts, litter,
brush, weeds, excess or scrap building materials or other debris shall
be removed from the site and disposed of in accordance with the law.
(c)
Protection of existing plantings. These standards shall be coordinated
with the specific requirements of the Recreation and Forestry Department
of the Township. Maximum effort should be made to save specimens (because
of size or relative rarity). No building material, construction equipment
or temporary soil deposits shall be placed within the limit of the
clearing line noted above, for trees designated to be retained on
the preliminary and/or final plat. Protective barriers or tree wells
shall be shown on the drawing and installed around each plant and/or
group of plants that are to remain on the site. Barriers shall not
be supported by the plants they are protecting, but shall be self-supporting.
They shall be a minimum of four feet high and constructed of a durable
material that will last until construction is completed. Snow fences
and silt fences are examples of acceptable barriers. Chain link fence
may be required for tree protection if warranted by site conditions
and relative rarity of the plant. Any clearing within the drip line
or within six feet of the trunk of a remaining tree must be done by
hand.
(d)
In order to preserve large areas of the parent tract as open
space lot, the requirements of § 225-80C related to regulation
for critical slope areas would not apply to development in the RC
District. However, any disturbance of the existing steep slope areas
shall be conducted in compliance with the approved Erosion and Sediment
Control Plans from County Conservation District.
(15)
Street trees.
(a)
Street trees shall be required for any subdivision, site plan
or expansion of existing uses.
(b)
Street trees shall be installed within the right-of-way between
the sidewalk and curb on both sides of all streets or as directed
by the respective board or municipal agency. Where sidewalks are not
required, street trees shall be located within the property line along
a line five feet from and parallel to the street right-of-way line.
The spacing of street trees shall be no farther than 50 feet on center.
When trees are planted at predetermined intervals along streets, spacing
shall depend on tree size, as directed by the designated municipal
official.
(c)
The trees shall be planted so as not to interfere with utilities,
roadways, sidewalks, sight easement or streetlights. Tree location,
landscaping design and spacing plan shall be approved by the Board
as part of the site plan or subdivision process.
(d)
Street tree type. Tree type may vary depending on the overall
effect desired. Depending upon the length of a street or frontage,
more than one variety of street tree should be provided to create
biodiversity and reduce the problems associated with a monoculture
planting. Trees shall be planted in groupings of similar varieties.
Trees of similar form, height and character along a roadway shall
be used to promote uniformity and allow for a smooth visual transition
between species.
(e)
Tree selection shall be based upon on-site conditions and tree
suitability to those conditions.
(16)
Planting specifications.
(a)
Shade trees shall have a minimum caliper of 2.5 to three inches
measured six inches from grade at planting, and evergreen trees shall
have a minimum height of seven feet to eight feet at planting (unless
as specified for buffer areas). All plant materials, planting practices
and specifications shall be in accordance with standards established
by the American Association of Nurserymen. Trees shall be nursery
grown, free of disease, substantially uniform in size and shape and
have straight trunks. The minimum branch height at planting shall
be six feet, except where planting is on a sight triangle, in which
case no branches shall be below eight feet.
(b)
Trees shall be properly planted and firmly supported with two
or three guyed wires attached to stakes. Pieces of rubber hose shall
be used under the wires where they are attached to the trees. Wires
and stakes shall be removed by the applicant after one year.
(c)
Where a natural growth of shade trees exists on a building lot,
the Engineering Department may determine whether such natural growth
satisfies the intent of this chapter and, if so, the owner may not
be required to provide any additional street trees.
Loading requirements for developments within the RC District shall be as specified in § 430-340C of this article. Required off-street parking requirements shall be as specified in Article XXXVII except that the following uses in the RC District are subject to the following requirements:
A.
Permitted retail commercial uses, except as specifically outlined
in this section: one space per 250 square feet of gross floor area.
B.
Grocery store, food market and supermarkets: one space per 200 square
feet of gross floor area.
C.
Banks: one space per 200 square feet of gross floor area.
D.
Restaurants: one space per three seats or one space per 75 square
feet of patron area, whichever is greater.
Signs shall be as specified in Article XXXVIII, except that the following sign requirements shall be applied to the RC District as follows:
A.
Commercial development. Commercial retail and related development
shall be subject to the following signage regulations:
(1)
Freestanding signs. One freestanding sign per street frontage
entrance to identify the retail development and its occupants, not
to exceed 150 square feet. The maximum sign height should not exceed
20 feet, and the sign setback should be at least 15 feet or the sign
height, whichever is greater.
(2)
Building signs.
(a)
No sign shall exceed the lesser of 1.5 square feet in area for
each one foot of linear width of the front facade on which the sign
is to be located or 150 square feet.
(b)
All signs shall be placed on the front facade of the building
adjacent to the front yard and shall have a coordinated theme as to
height and building placement.
(c)
Such signs shall advertise only such business as is conducted
on the premises.
(d)
Such signs shall not project more than 18 inches from the building
facade to which they are attached; provided, however, that where a
sign extends more than three inches from the face of the wall, the
bottom edge of the sign shall not be less than 10 feet from the ground
or have a vertical dimension in excess of five feet.
(e)
No building sign shall be higher than 25 feet from the ground.
(f)
Such signs may be internally lighted with nonglaring lights
or may be illuminated by shielded floodlights and must be on and designed
to be visible from the principal access frontage.
(g)
One additional identifying sign shall be permitted for a business
which fronts on two or more streets; provided that the total permitted
sign area is not increased.
All regulations and standards of this chapter and Chapter 225 (Land Use, Subdivisions, and Site Plan) shall apply and remain in full force and effect, including but not limited to standards, including, but not limited to, access; circulation; parking; loading; refuse; stormwater management; utilities; landscaping; lighting; performance standards and site improvements; however, wherever there is a conflict, this article shall apply.
A.
Concept plan. An applicant may apply to the Planning Board for sketch site plan review prior to making a formal application to the Board. The specified supporting data and accompanying information shall be filed at the time of preliminary site plan application, all in accordance with the applicable sections of Chapter 225, Land Use, Subdivisions, and Site Plans.
B.
Preliminary and final plans. Preliminary and/or final application for development shall be made under and in accord with all regulations and procedures for a major subdivision and major site plan as set forth in Chapter 225, Land Use, Subdivisions and Site Plans.
C.
Phasing plans. The development plan may be approved in whole or in
phases, provided each phase is self-sufficient with regards to parking,
access, utilities, buffering, and other site plan items.
