[Ord. No. 1811, § 23; amended by Ord. No. 1859, 5-27-1980, § 6; Ord. No. 2042, 7-9-1984, § 4; Ord.
No. 3747, 2-25-2003, § 3; Ord. No. 3963, 9-5-2006, § 2; Ord.
No. 4037A, 11-20-2007; § 1; Ord. No. 4038A, 11-20-2007, § 1; Ord.
No. 4130, 6-23-2009, § 1]
(a)
Zoning districts. For purposes of this chapter, the Township is hereby
divided into zoning districts as follows:
[Amended by Ord. No. 4-2013, 4-23-2013; Ord. No. 7-2014, 4-29-2014; Ord. No. 8-2014, 4-29-2014; Ord.
No. 46-2015, 12-15-2015; Ord. No. 48-2015, 2-9-2016; Ord. No. 1-2016, 2-9-2016; Ord. No. 14-2017, 7-6-2017; Ord. No. 15-2017, 7-6-2017; Ord. No. 6-2019, 3-26-2019; Ord. No.
2-2022, 1-18-2022; Ord. No. 9-2022, 3-15-2022; Ord. No. 21-2022, 8-30-2022; Ord. No. 22-2022, 6-28-2022; Ord. No. 48-2022, 11-22-2022]
|
R-S
|
Residential - Single-Family Detached District
|
|
R-M
|
Residential - Multifamily District
|
|
R-M2
|
Residential - Multifamily 2 District
|
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R-M3
|
Residential - Multifamily 3 District
|
|
R-SCH
|
Residential Senior Citizen Housing District
|
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R-SCII
|
Residential Senior Citizen Housing II District
|
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R-AH
|
Residential Affordable Housing District
|
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R-TH
|
Residential Townhouse District
|
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B-1
|
Business - Retail District
|
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B-2
|
Business - Office District
|
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B-R
|
Special Business - Residential District
|
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L-I
|
Light Industry District
|
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LI-2
|
Light Industry 2 District
|
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U
|
University District
|
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H
|
Hospital District
|
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H-1
|
Hospital Subdistrict 1
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H-2
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Hospital Subdistrict 2
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H-3
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Hospital Subdistrict 3
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H-4
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Hospital Subdistrict 4
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RR-M
|
Redevelopment Residential Multifamily District
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RC-1
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Redevelopment Commercial - Office/Retail District
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RC-2
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Redevelopment Commercial - Hotel/Motel District
|
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RC-3
|
Redevelopment Commercial - Hotel Accessory District
|
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MX
|
Mixed-Use District
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MX-1
|
Mixed-Use 1 District
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MX-2
|
Mixed-Use 2 District
|
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P
|
Public Land District
|
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MH
|
Medical and Health Facilities Overlay District
|
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MOR
|
Medical Office Residential Overlay District
|
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MOB
|
Medical Office Business Overlay District
|
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R-MO3
|
Residential - Multifamily 3 Overlay District
|
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R-RO
|
Residential - Row House Overlay District
|
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R-AHO
|
Residential Affordable Housing Overlay Zone
|
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CCO
|
Community Center Overlay District
|
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SHO
|
Senior Housing Overlay District
|
(b)
Zoning Map. The boundaries of the zone districts are established
on the map entitled "Zoning Map," dated May 1979, as amended, which
accompanies and is made part of this chapter.[1]
[Amended by Ord. No. 21-2022, 8-30-2022]
[1]
Editor's Note: The Zoning Map is on file in the office of the Township Clerk and is available for inspection during regular business hours. A table of Zoning Map amendments is included as an attachment to this chapter.
(c)
Interpretation of zone district boundaries.
(1)
Zone district boundary lines are intended to follow street center
lines, streams and lot or property lines unless otherwise indicated
by dimensions on the Zoning Map. Any dimensions shown shall be in
feet, measured horizontally and measured from the street right-of-way
line even if the center line of that street serves as a zone district
line. The location of any disputed zone district line shall be determined
by the Board of Adjustment, pursuant to N.J.S.A. 40:55D-70b. Zone
district lines extend vertically in both directions from ground level.
(2)
Where a street or public way serves as the zone district line
and it is lawfully vacated, the former center line shall be considered
the zone district line,
(3)
Where such boundaries are not fixed by dimensions and where
they approximately follow lot lines and where they do not scale more
than 25 feet distant therefrom, such lot lines shall be construed
to be such boundaries unless specifically shown otherwise.
[Ord. No. 1811, § 24; amended by Ord. No. 1833, § 1; Ord. No. 1859, 5-27-1980, § 7; Ord.
No. 1941, 2-2-1982, § 3; Ord. No. 2042, 7-9-1984, § 5; Ord.
No. 3268, 6-26-1990, § 1; Ord. No. 3363, 7-6-1993, § 2; Ord.
No. 3472, 10-8-1996, § 1; Ord. No. 3473, 10-8-1996, § 1; Ord.
No. 3654, 12-19-2000, §§ 3,
4, 5; Ord. No. 3673, 5-8-2001, § 1; Ord. No. 3728, 8-20-2002, § 2; Ord. No. 3859, 3-8-2005, § 1; Ord. No. 3930, 1-10-2006, § 1; Ord.
No. 3949, 6-5-2006, § 1; Ord. No. 4035; 10-9-2007, § 1; Ord. No. 4051, 2-4-2008, §§ 1, 2, 3; Ord. No. 4062, 3-18-2008, §§ 5,
6, 7; Ord. No. 4071, 5-27-2008, § 1]
(a)
Prohibited uses. All uses not expressly permitted in this chapter are prohibited, notwithstanding the enumeration of prohibited uses in § 33-26 hereof.
(b)
Nonconforming uses, lots and structures.
[Amended by Ord. No. 4281, 1-22-2013; Ord. No. 28-2016, 1-17-2017; Ord. No.
33-2022, 8-9-2022]
(1)
Continuance. Except as otherwise provided herein, the lawful
use of land or buildings existing at the date of the adoption or amendment
of this chapter may be continued, although such use or building does
not conform to the regulations specified by this chapter for the zone
in which such land or building is located; provided, however, that:
a.
Nonconforming lots shall not be further reduced.
b.
Nonconforming buildings shall not have their footprint enlarged
or their height extended or increased beyond the permitted height,
but may be repaired, maintained or replaced with the same building
footprint and conforming height, subject to the limitations of Subsection
(b)(4)b herein, provided that the enlargement itself conforms with
the setback and coverage limitations.
c.
Nonconforming uses may not be enlarged beyond their preexisting
building footprint or expanded beyond the permitted height.
d.
Nonconforming two-family dwellings located within the R-S Single-Family
Residential Zone District shall be considered permitted principal
uses, provided that all of the following conditions are met:
1.
The property has been described on the Township tax records
as a two-family dwelling continuously from a date prior to January
1, 1977, through and including the present time.
2.
There are separate entrances to the dwelling units and no direct
access between the dwelling units.
3.
There are separate kitchens and at least one full bathroom for
each dwelling unit.
4.
There are separate water, gas for cooking and electric utilities
for each dwelling unit.
5.
Neither dwelling unit is a basement unit.
e.
Nonconforming structures may not be enlarged, extended, increased
or removed and replaced except as otherwise provided herein.
1.
Nonconforming structures located on property within the R-S
Zone District and which contain a single-family detached dwelling
may be removed and replaced, provided that all of the following conditions
are met:
[i]
Verification of the nonconformity must be either
through documentation of the existing structure on the most recent
tax assessment record card dated on or before December 31, 2006, or
by submission of a property survey, indicating the existing structure,
where such survey is dated on or before December 31, 2006, and the
nonconforming structure must exist on the property at the time of
application for removal and replacement.
[ii]
The building footprint size and location of the
nonconforming structure must be an exact replacement and with a conforming
height; except that the nonconforming structure may be reduced in
size, provided the resulting structure does not further violate provisions
of this chapter. No nonconforming structure, if replaced at a reduced
size, may then be changed back to the original size which existed
before the replacement.
[iii]
In the event of the destruction of a nonconforming
structure by reason of windstorm, fire, explosion or other act of
God or the public enemy, application to replace the structure must
be made within one year of the date of destruction. Verification of
the destruction of the nonconforming structure, in the form of a police
report, fire report, insurance claim or other document acceptable
to the Construction Official, must be submitted with the application
for removal and replacement.
[iv]
The nonconformity is a result of the existence,
location or size of one or more of the following structures:
(2)
Reversion. No nonconforming use shall, if once changed into
a conforming use, be changed back to a nonconforming use.
(3)
Abandonment. A nonconforming use shall be adjudged abandoned
when there occurs a cessation of any such use or activity for a continuous
period of one year. Such use shall not thereafter be reinstated, and
the structure shall not be reoccupied except in conformance with this
chapter.
(4)
Restoration, replacement or reconstruction.
a.
Any lawful, preexisting nonconforming building may be restored
or repaired in the event of partial destruction.
b.
If any lawful, preexisting nonconforming building erected prior
to January 1, 2001, shall be destroyed by reason of windstorm, fire,
explosion or other act of God or the public enemy to the extent that
such destruction is deemed to be complete destruction, then such building
may be rebuilt, restored or repaired, provided that proof of the existence
and date of erection of such building shall be by location on a survey
dated prior to January 1, 2001, on records of the Township of Teaneck
or through the submission of an affidavit by the property owner and
at least one adjacent property owner stating that the building existed
prior to January 1, 2001, and that they owned their respective properties
prior to January 1, 2001.
c.
A lawful, preexisting one-family residential building which
is nonconforming by reason of minimum required lot size, minimum required
lot width or depth, coverage, height or yard setback regulations and
located within the R-S Single-Family Residential Zoning District may
be repaired or rebuilt in the event of either partial or total destruction
thereof, provided that such repair or rebuilding does not increase
the degree of nonconformity of such preexisting building immediately
prior to such partial or total destruction, and that the building
height may be increased to a conforming height if the nonconforming
building footprint remains the same.
d.
A lawful, preexisting one-family residential building which
is nonconforming by reason of minimum required lot size, minimum required
lot width or depth, coverage, height or yard setback regulations and
located within the R-S Single-Family Residential Zoning District may
be altered or enlarged, provided that any such alteration or enlargement
shall itself fully comply with all applicable zoning regulations and
shall not increase the degree of nonconformity of the existing structure
with respect to height, coverage and/or yard setback regulations;
provided, however, that the nature of the use shall not be changed
from single-family residential use, and that the building height may
be increased to a conforming height if the nonconforming building
footprint remains the same.
e.
If any other nonconforming building shall be destroyed by any
reason to the extent that such building is deemed to be substantially
totally destroyed, then such building may not be rebuilt, restored
or repaired, except in conformity with the regulations of this chapter.
The Township Construction Official shall apply the laws of the State
of New Jersey, including relevant case law, in determining whether
such destruction is partial or complete.
(c)
Principal use; frontage upon an improved street. Not more than one
principal building shall be located on a lot, except those buildings
that comprise a planned development, as in the redevelopment districts.
No lot may be developed unless it fronts upon an improved public street,
except for lots in a planned development, as in the redevelopment
districts.
(d)
Enforcement; zoning permit; violations and penalties.
(1)
It shall be the duty of the Zoning Officer to administer and
enforce the provisions of this article, and no building permit or
zoning permit shall be issued unless the proposed structure, use,
awning, canopy, temporary activity or construction activity complies
with this chapter.
(2)
In case any building or structure is erected, altered, converted
or maintained or any building, structure or land is used in violation
of this article, the Township or an interested party, in addition
to other remedies, may institute appropriate action to prevent such
unlawful erection, alteration, conversion, maintenance or use; to
restrain, correct or abate such violation; to prevent the occupancy
of said building, structure or land; and to prevent any illegal act,
conduct, business or use in or about such premises. Any person convicted
of such violations before a court of competent jurisdiction shall
be subject to one or more of the following penalties: a fine not exceeding
$2,000 or imprisonment for any term not exceeding 90 days or a period
of community service not exceeding 90 days. Each day that a violation
of this article continues shall be deemed a separate and distinct
violation.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(3)
Zoning permit.
[Amended by Ord. No. 4281, 1-22-2013; Ord. No. 42-2015, 12-15-2015]
a.
A zoning permit shall be required as a condition precedent to
the commencement of a use, or change of use, or the erection, construction,
reconstruction, alteration, conversion or installation of a structure
or building, excluding fences and sheds. As used herein, "change of
use" shall be deemed to include any change in the utilization of a
building or lot or part thereof where the resulting use is subject
to bulk, dimensional, special or other zoning regulations which are
different than those impressed upon the prior use.
b.
A zoning permit shall be issued by the Zoning Officer when all requirements of Chapter 33, Development Regulations, Article V, Zoning, have been met. After a change of use has been made on a lot or in a building or structure, a zoning permit shall be required and no certificate of occupancy shall be issued without the required zoning permit.
c.
A written application for a zoning permit shall be filed with
the Zoning Officer by the owner or his agent. The application shall
include the following:
1.
The name and address of the owner or his agent.
2.
The location of the building, structure or lot.
3.
The existing or last prior and proposed uses of the building
or property.
4.
The number of occupants or employees, maximum number of parking
spaces available, number of tenants (if the building is to be multi-tenanted)
and the total square footage of the building or lot if there is no
building.
d.
When a building, structure or lot is entitled to a zoning permit, the Zoning Officer shall cause it to be issued within 10 days after written application therefor. A zoning permit shall certify the purpose for which the building, structure or lot may be used. It shall specify the permitted use category, the date of issuance and any special stipulations and conditions of the permit. The Zoning Officer shall affix his signature thereto and shall certify that such use, structure or building complies with the provisions of Chapter 33, Development Regulations, Article V, Zoning, or any variance therefrom duly authorized by a municipal approving authority.
e.
Should the Zoning Officer be in doubt as to the propriety of
issuing any permit in the particular case, he shall refer the matter
to the Zoning Board of Adjustment for interpretation and decision.
f.
The Zoning Officer may revoke a zoning permit whenever a condition
of the permit has been violated.
g.
A zoning permit shall always be subject to the following conditions:
1.
That the use, building or structure to which it relates meets
the conditions of all building permits, approved drawings and any
prior approvals granted by the Township.
2.
That all required fees have been paid in full.
3.
That all necessary inspections have been completed and that the completed project meets the requirements of Chapter 33, Development Regulations.
4.
That all violations have been corrected and that any assessed
penalties have been paid.
h.
Except where otherwise required by state statute, regulation
or ordinance provision, a survey shall not be required as part of
the application for the issuance of a zoning permit for the replacement
or repair of existing sidewalks, stairs, patios, and driveways, located
on single-family or two-family properties, provided that the applicant
submits a photograph with the application showing the location and
size of the existing sidewalk, stairs, patio or driveway and a signed
certification that the applicant shall not enlarge or relocate the
existing improvements or add new construction. Following the replacement
or repair of the sidewalk, stairs, patio or driveway, the applicant
shall submit a photograph showing the as-built condition. A survey
shall be required for any new construction or enlargement or relocation
of an existing improvement.
[Amended by Ord. No. 14-2021, 5-11-2021]
(e)
Issuance of permits; Official Map. For the purpose of preserving
the integrity of the Official Map, no permit shall be issued for any
building or structure in the bed of any street or public drainageway,
flood-control basin or public area reserved pursuant to law as shown
on the Official Map, except as provided in N.J.S.A. 40:55D-34.
(f)
General rules for interpretation and application of dimensional requirements.
(1)
Street block. A street block shall be deemed to include both
sides of the street, from the center line of one street intersection
to the next nearest street intersection, except that:
a.
In the case of an entering street which does not continue through
the opposite side, the street block shall include both sides of the
street measured from the center line of the entering street to the
center line of the next street intersection.
b.
In the case of a lot located between two entering streets, the
street block shall include both sides of the street between the center
lines of the two entering streets.
c.
For the purposes of determining permissible deviation from lot
width standards, in the case of an entering street which does not
continue through the opposite side and in the event that the center
line of the entering street intersects a lot on the opposite side,
the lot shall be deemed included within the street block on both sides
of the center line of the entering street.
(2)
Corner lots.
a.
Yard width or setback requirements. Except in the redevelopment
districts which are subject to special criteria set forth in this
chapter, a principal building shall meet the minimum front yard setback
requirements of the district from both streets, and, if the lot is
in the R-S, B-2 or L-I District and the street block includes another
district with greater front setback requirements, the principal building
shall also comply with the greater setback requirement. The remaining
property lines shall be considered side yard lines and the building
shall comply with the minimum side yard requirements for the district
in which the lot is located with respect to those side yards.
b.
Establishing frontage and front yards. The following rules shall
pertain in the following districts:
1.
R-S District. The developer shall have the option of designating
which street line shall be the front line of the lot, at the time
application is made for a building permit. Failing said designation,
the Zoning Officer shall establish the front line.
2.
R-M District. If the street lines of the corner lot vary in
length, the lot shall be deemed to front upon the street line of greater
length. If the street lines are of equal length, the developer shall
have the option of designating which street line shall be the front
line of the lot, at the time application is made for a building permit.
Failing said designation, the Zoning Officer shall establish the front
line.
3.
B-1, B-2, B-R and L-I Districts. The front line shall be on
the street whereon over 50% of the lots on the street block are in
the same zoning district as the subject corner lot. If both streets
so comply, the front line shall be on the street designated on the
Official Map as a secondary arterial street, or failing same, as a
collector street. If both streets are so designated, the developer
shall have the option of designating which street line shall be the
front line of the lot, at the time application is made for a building
permit. Failing said designation, the Zoning Officer shall establish
the front line.
4.
U, H, RR-M, RC-1, RC-2 and RC-3 Districts. Not applicable.
(3)
Yard areas.
a.
No building other than a single-family detached dwelling shall
be constructed, altered or moved nearer than 40 feet to the center
line of any street or streets upon which its lot may abut or front.
b.
An open platform or a roofed-over but unenclosed projection
in the nature of an entry or portico, not more than eight feet wide
and extending not more than six feet out from the front wall of the
building and front entry steps leading from the front door down to
grade, shall be exempt from the requirements of this section when
the building otherwise complies with the regulations of this section.
In computing the average setback, the presence of such entries, porticos
and platforms shall be ignored. Chimneys extending not more than 18
inches into the existing side yard shall be exempt from the requirements
of this section.
c.
An open platform or a roofed-over but unenclosed projection
in the nature of an entry, landing or portico, extending out from
the side or rear wall of a single-family residence, together with
side or rear entry steps leading therefrom down to grade, shall be
exempt from the requirements of this section when the building otherwise
complies with the setback requirements, provided that:
[Added by Ord. No. 4281, 1-22-2013; amended by Ord. No. 2-2021, 2-23-2021]
1.
The open platform or a roofed-over but unenclosed projection in the
nature of an entry or portico, extending from the side wall, shall
not be more than four feet wide and shall not extend more than four
feet out from the side wall of the building and shall not be more
than 32 inches above the adjacent grade.
2.
The open platform or a roofed-over but unenclosed projection in the
nature of an entry or portico, extending from the rear wall, shall
not be more than six feet wide and shall not extend more than four
feet out from the rear wall of the building and shall not be more
than 32 inches above the adjacent grade.
d.
Safety railings, surrounding basement emergency escape and rescue
bulkhead enclosures, basement garage retaining walls and basement
access stairs, as accessory structures to one-family and two-family
detached dwellings, in accordance with the following provisions, may
be placed within any yard area:
[Added by Ord. No. 4281, 1-22-2013[1]]
1.
The safety railing may be a maximum of 36 inches high above
the upper adjacent grade.
2.
The safety railing must be made of metal and painted black,
dark brown or dark green.
3.
The balusters may be a maximum of one inch in width and a maximum
of four inches on center.
4.
The safety railing must contain an access gate that shall be
releasable or removable from the inside without the use of a key,
tool, special knowledge or force greater than that which is required
for normal operation of the escape and rescue opening.
[1]
Editor's Note: Pursuant to this amendment, former Subsection
(f)(3)(c), Hackensack River buffer, was renumbered to Subsection (f)(3)(e).
e.
Hackensack River buffer.
1.
Definition. The Hackensack River buffer is defined as all that
land a distance of 50 feet from the mean high water line as determined
by the United States Army Corps of Engineers. In the event the mean
high water mark has not been determined by the United States Army
Corps of Engineers, then the mean high water mark elevation as shown
upon the Township Tax Assessment Maps shall be used.
2.
Buffer area. Said buffer shall consist of natural plant materials.
There shall be no disturbance of established vegetation, unless disturbance
is required to remove nonnative species and reestablish native plant
materials or to install a pathway, benches, lighting and waste receptacles
in accordance with standards established by the governing body.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
3.
Documentation. Sufficient information to permit a determination
as to the mean high water mark shall be provided by an applicant for
development on any lot adjacent to the Hackensack River.
f.
Bow
window or bay windows, including floor to ceiling enclosures therefor,
extending not more than 24 inches from the exterior wall of a single-family
dwelling within the R-S Residential Single-Family Detached District,
may be placed within any yard area without violating the yard setback
or coverage limitations.
[Added by Ord. No. 30-2016, 1-17-2017]
(4)
Height.
a.
Residential dwellings except in the RR-M District. At least
51% of the length of the roof ridge must have at least a twenty-two-foot
height above the average ground level on three sides of the building.
Where the ridge height of a split-level dwelling is measured from
the ground level, the dwelling shall have a second floor ceiling with
a minimum height of seven feet six inches.
b.
Exceptions in all districts. The height limitations of this chapter shall not apply to silos, church spires, belfries, cupolas, mechanical penthouses and domes not used for human occupancy; nor to chimneys, ventilators, skylights, water tanks, bulkheads, television antennas and, except as hereinafter limited, necessary mechanical appurtenances usually carried above the roof level. Such features, however, shall be erected only to such height as is necessary to accomplish the purpose they are to serve. The provisions of this chapter shall not apply to prevent the erection of a parapet wall above the building height limit, provided that the same does not exceed 42 inches and is without windows. All appurtenances shall be screened in accordance with the standards and specifications of § 33-15(s). Necessary mechanical appurtenances either in excess of 100 square feet on any side or greater than eight feet in height shall not be exempt from the height limitations of this chapter, except that elevator penthouses and stair bulkheads are exempt notwithstanding their size, and except for necessary mechanical appurtenances in the RC-1, RC-2 and RC-3 Districts.
(g)
Waiver or modification of accessory use and conditional use criteria;
distinction.
(1)
Accessory uses. A condition qualifying the location or operation
of a permitted accessory use may be waived or modified by variance.
This shall not be deemed to allow an accessory use in a district which
does not permit same.
(2)
Conditional uses. A condition qualifying the location or operation
of a permitted conditional use may be waived or modified by the Planning
Board, if permitted by law, based upon the following determination:
a.
The condition or conditions that cannot be adhered to can be
waived or modified without adverse effect to the surrounding neighborhood
and without substantial impairment or interference with the proposed
use; and
b.
The literal enforcement of one or more of the conditions is
impracticable or will impose undue hardship because of peculiar conditions
pertaining to the land in question.
c.
The foregoing shall not be deemed to allow a conditional use
in a district which does not permit same.
(h)
Handicapped ramps for wheelchair access.
(1)
Notwithstanding anything contained in this chapter to the contrary,
in the event a property owner of a single-family or two-family dwelling
requires the addition of a handicap ramp for wheelchair access to
the property owner's dwelling for use by a person(s) residing therein,
such property owner is required to obtain a zoning permit and a building
permit, as applicable. It is acknowledged that not all such ramps
would violate the bulk requirements of a zone and, as such, not all
such ramps would require a variance. However, where such a proposed
ramp does violate a bulk requirement of the zone, in addition to the
requirement of a building permit, the applicant must also obtain a
handicapped ramp license from the Building Department and, in doing
so, may be exempt from having to obtain a variance if the following
is provided with the application for the building permit:
a.
A certification of a licensed physician that the person must
be in a wheelchair during ingress and egress from the dwelling; and
b.
A certification from a licensed architect that there are no
reasonable means of access to and from the dwelling without the use
of a handicap ramp. For purposes of this section, "reasonable means"
shall not be deemed to include the installation of an outdoor wheelchair
lift.
c.
Upon approval of the plans and issuance of the building permit,
a handicapped ramp license for the ramp shall be issued, which license
shall expire one year from the date of issuance.
(2)
Prior to the expiration of any handicapped ramp license, the
holder of the license may apply to the Building Department for a renewal
of same, which application for renewal shall include an updated certification
from a licensed physician that the person must be in a wheelchair
during ingress and egress from the dwelling. The license may be annually
renewed until the ramp is no longer required by the property owner.
(3)
Notwithstanding anything contained to the contrary herein, upon
the change of occupancy of any building, a renewal license must be
sought by the new occupant regardless of any unexpired term of an
existing handicapped ramp license.
(4)
Upon the expiration of any handicap ramp license, the ramp shall
be removed.
(i)
Temporary toilet facility.
(1)
Permit required. No person, firm, partnership, corporation,
association or organization of any kind (hereinafter referred to as
"person") shall construct or install any temporary toilet facility
upon any property within the Township of Teaneck without first obtaining
a permit issued by the Zoning Officer, or his designee, as provided
herein.
(3)
Application procedure.
a.
Before any temporary toilet facility shall be placed upon any
property within the Township of Teaneck, the person desiring to construct
or install the temporary toilet facility shall make application for
a permit, in writing, to the Building Department. The application
shall contain or have attached thereto the following information:
1.
The street address, block number and lot number of the subject
property.
2.
The name, address and telephone number of the applicant.
3.
The name, address and telephone number of the property owner,
if other than the applicant, together with a written consent of the
owner to the application.
4.
The name, address and telephone number of the company or firm
supplying the temporary toilet facility, the number of units to be
used on the property, the date of construction or installation, the
frequency of servicing of the units and the proposed date of removal
of the temporary toilet facilities.
5.
A site plan indicating the proposed location of each temporary
toilet facility on the subject property. The site plan shall indicate
all improvements current at the time of application and the dimensional
setback from each temporary toilet facility to property lines. In
the case of a construction project, the site plan shall indicate all
proposed improvements.
b.
The Zoning Officer, or his designee, will review the application
for completeness and conformance with the terms of this subsection
and will either approve or deny the application within 10 business
days from the date of submission of the application.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(4)
Rules and regulations.
a.
Location on property. All temporary toilet facilities shall
be located on the property in accordance with the following provisions:
1.
Temporary toilet facilities, utilized within the R-S Zone District,
shall not be located within any required side yard area.
2.
Temporary toilet facilities, utilized within the R-S Zone District
and located within a required front yard area, shall have a minimum
setback of five feet from the front property line and a minimum setback
of 10 feet from the side property lines.
3.
Temporary toilet facilities, utilized within the R-S Zone District
and located within a required rear yard area, shall have a minimum
setback of 10 feet from the rear and side property lines.
4.
Temporary toilet facilities, utilized within all zone districts
other than the R-S Zone District, shall be located within the required
rear yard area and shall conform to the setback requirements for accessory
structures.
5.
The door of each temporary toilet facility shall face towards
the interior of the lot and shall be directed away from adjacent properties
and the public right-of-way.
b.
Security.
c.
Maintenance.
1.
Each temporary toilet facility shall be maintained in a sanitary
condition so as not to create foul odors, attract flies or other insects,
or otherwise create a public health nuisance.
2.
Installation, servicing and removal of temporary toilet facilities
shall only occur Monday through Friday between the hours of 8:00 a.m.
and 6:00 p.m.
(5)
Administration and enforcement; revocation of permit; violations
and penalties.
a.
The Building Department of the Township of Teaneck is authorized
to administer the provisions of this subsection.
b.
The provisions of this subsection shall be enforced by the Zoning
Officer, or his designee, the Health Officer, or his designee, or
the Police Department of the Township of Teaneck.
c.
Any permit issued pursuant to this subsection may be revoked
by the Zoning Officer, at any time, if the conditions under which
the permit was issued have been violated.
d.
Any person who violates any provision of this subsection shall,
upon conviction thereof, be punished by a fine not to exceed $500.
A separate offense shall be deemed committed on each day during or
on which a violation occurs or continues.
(j)
Community residences, family day-care homes, and child-care centers.
[Added by Ord. No. 2-2022, 1-18-2022]
(1)
The
following uses shall be permitted in all residential districts:
a.
Community
residences for persons with developmental disabilities, subject to
the definition in N.J.S.A. 40:55D-66.2a.
b.
Community
shelters for victims of domestic violence, subject to the definition
in N.J.S.A. 40:55D-66.2b.
c.
Community
residences for persons with head injuries, subject to the definition
in N.J.S.A. 40:55D-66.2c and subject to the definition in N.J.S.A.
40:55D-66.2d.
d.
Community
residences for persons with terminal illnesses, subject to the definition
in N.J.S.A. 40:55D-66.2e.
e.
Adult
family care homes for persons who are elderly and adults with physical
disabilities.
(2)
Family
day-care homes shall be permitted in all residential districts.
a.
Family
day-care homes shall meet the definition at N.J.S.A. 40:55D-66.5b,
Subsection d.
b.
Pursuant
to N.J.S.A. 40:55D-66.5b, Subsection b, in condominiums, cooperatives
and horizontal property regimes that represent themselves as being
primarily for retirees or elderly persons, or which impose a minimum
age limit tending to attract persons who are nearing retirement age,
deed restrictions or bylaws may prohibit family day-care homes from
being a permitted use.
(3)
Child-care
centers for which, upon completion, a license is required from the
Department of Human Services shall be permitted in all nonresidential
districts.
(k)
General landscape buffer requirements. All nonresidential uses adjoining or abutting a residential zone or use shall provide a landscaped buffer in accordance with the standards and specifications of § 33-15(s).
[Added by Ord. No. 2-2022, 1-18-2022]
(l)
Solar panel installations.
(1)
Rooftop solar energy systems shall be a permitted accessory
use in all zones, subject to the following conditions:
a.
Solar energy systems may be installed only as an accessory use
on the roof of a permitted principal or accessory structure.
b.
Before any solar panel may be installed, plans for such installation
shall be submitted to the Township Building Department and Township
Fire Official. No solar panel shall be installed without a permit
issued by the Township.
c.
The design of the solar energy system shall conform to all applicable
industry standards, including the New Jersey Uniform Construction
Code, the International Building Code, the National Electrical Code
and the Township Building or Zoning Regulations.
d.
Solar energy systems installed upon a sloped roof shall not
exceed a height of 18 inches above the surface of the roof.
e.
A solar energy system mounted onto a flat roof may be angled
to achieve maximum sun exposure, but shall not exceed 36 inches in
height in all zones.
f.
Rooftop solar energy systems shall be excluded in the calculation
of building height if conforming to Subsection l(1)d or e above.
g.
Unless otherwise restricted by applicable building code, all
roof-mounted solar energy systems shall be installed at least three
feet from every edge of the roof.
(2)
Solar canopy energy systems mounted on a canopy or carport structure
within a parking lot shall be a permitted accessory use in all nonresidential
and mixed-use zones, subject to the following conditions.
a.
Such systems may be installed only in parking lots containing
20 or more spaces.
b.
The setback of a solar canopy energy system to the property
line shall be a minimum of 10 feet.
c.
The maximum height of a solar canopy energy system shall be
14 feet, measured from the ground/deck to the highest point of the
structure, including the panels.
d.
The structure shall not interfere with safe and efficient pedestrian
or vehicular circulation.
[Ord. No. 1811, § 25; amended by Ord. No. 1821, § 1; Ord. No. 1859, 5-27-1980, § 8; Ord.
No. 1941, 2-2-1982, § 3; Ord. No. 1968, 10-19-1982, § 3; Ord.
No. 2042, 7-9-1984, §§ 6,
7; Ord. No. 2044, 7-9-1984, §§ 2, 3, 4, 5, 6, 7,
8, 9, 10: Ord. No. 2056, 9-18-1984, § 1; Ord. No. 2081, 5-7-1985, §§ 1, 2; Ord. No. 3025, 1-21-1986, § 1; Ord. No. 3059, 10-21-1986, § 1; Ord.
No. 3269, 6-26-1990, §§ 2,
3; Ord. No. 3346, 3-9-1993, § 2; Ord. No. 3373, 10-26-1993, § 1; Ord. No. 3387, 4-12-1994, § 1; Ord. No. 3438, 11-14-1995, § 2; Ord.
No. 3474, 10-8-1996, § 2; Ord. No. 3498, 5-13-1997, §§ 1, 2, 3, 4, 5, 6, 7, 8, 9 and 10; Ord. No. 3576, 12-15-1998, §§ 1, 2; Ord. No. 3590, 4-27-1999, §§ 1,
2; Ord. No. 3747, 2-25-2003, § 5; Ord. No. 3908, 10-6-2005, § 2; Ord. No. 3963, 9-5-2006, § 4; Ord. No. 4015, 8-21-2007, §§ 1, 2, 3; Ord. No. 4037A, 11-20-2007,
§ 3; Ord. No. 4038A, 11-20-2007, § 3; Ord. No. 4039, 12-3-2007, § 1; Ord.
No. 4044, 11-20-2007, § 1; Ord. No. 4072, 5-27-2008, §§ 1, 2, 4; Ord. No. 4130, 6-23-2009, § 3; Ord. No. 4135, 6-23-2009, § 1; Ord. No. 4181, 4-27-2010, § 1;
at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
See §§ 33-24.1 through 33-24.33 for requirements pertaining to each zoning district. (NOTE: Sections 33-24.1 through 33-24.33 were derived from former Subsections (a) through (ee) of this section. Historical notations applicable to this section may also be applicable to §§ 33-24.1; 33-24.2; 33-24.5; 33-24.8 through 33-24.12; and 33-24.14 through 33-24.24.)
(a)
Permitted principal uses. Single-family detached dwellings.
(b)
Permitted accessory uses.
(1)
Home occupation, provided that no more than three business invitees
shall be on the premises at any one time, except in the case of a
day-care facility; that shipments and deliveries to and from the home
are limited to no more than two times per calendar week by vehicles
whose maximum cargo load shall not exceed 5,000 pounds (i.e., cube
vans or box vans); and that the business is restricted to one room
of the house in the principal living space.
(2)
Home professional office, provided that the office shall employ
no more than two persons other than the resident professional.
(3)
Swimming pool installed and used in accordance with Chapter 34 of the Township Code and all other health, safety and development ordinances which relate to water filtration, circulation and treatment; fencing; noise control; and lighting.
(4)
Private garage, with space for not more than three motor vehicles.
(5)
Boarders or roomers, in accordance with the following regulations:
a.
There shall be no display or advertising on the premises in
connection with such use.
b.
The dwelling shall be owner-occupied, and the use of the premises
by the boarders or roomers shall be of a permanent and domestic character,
not transient.
c.
No more than two boarders and/or roomers in any one dwelling.
d.
The accommodations for said boarders or roomers shall not include
food storage or food preparation facilities.
e.
The accommodations for said boarders or roomers shall not be
structurally separated from the living quarters of the owner-occupant
by a separate outside entranceway or by an internal partition, other
than a door separating the sleeping accommodations of the roomer or
boarder from the rest of the dwelling.
(6)
Tennis courts, in accordance with the following regulations:
a.
They shall not be used for commercial purposes.
b.
They shall not be erected in the front yard.
c.
They shall be set back from side and rear property lines a minimum
of the height of backstops and sidestops, but not less than eight
feet. Said backstops and sidestops shall not exceed 12 feet in height.
(7)
One storage shed and one storage bin, in accordance with the
following regulations:
(8)
Satellite antennas, subject to the following conditions:
a.
The satellite antenna shall be used for receiving signals only;
transmission is prohibited. The installation shall be for the benefit
of the residents of the dwelling and not for the benefit of off-site
users.
b.
There shall be no more than one satellite antenna per lot, regardless
of the number of dwelling units on the lot.
c.
Installation may be either on the roof or on the ground. In
both cases, the installation shall be adequately screened to minimize
visibility from adjacent properties. If ground-mounted, the apparatus
shall not be located in any front yard or side yard and shall not
exceed the height of the principal building located on the lot. The
permit application shall be accompanied by a screening plan and, for
roof-mounted antennas, written certification from a structural professional
engineer that the installation will be resistant to a 100-mile-per-hour
wind.
d.
The height of the apparatus (including antenna supports) shall
not exceed nine feet. The surface area of the reflective dish shall
not exceed 50 square feet, and the diameter of the reflective dish
shall not exceed eight feet.
(9)
Other accessory uses customarily associated with single-family
dwellings, provided that such uses are subordinate to the principal
use, do not change the character of the principal use and serve only
the principal use.
(11)
Basketball poles, hoops and backboards shall be permitted within
both the front yard and rear yard setbacks provided they do not violate
any setback requirements that may exist on any filed maps or violate
any deed restrictions.
[Added by Ord. No. 41-2015, 12-15-2015; amended at time of adoption
of Code (see Ch. 1, General Provisions, Art. II)]
(12)
Temporary tents, subject to the requirements of § 33-24(a)(4)e5
hereof.
[Added by Ord. No. 27-2017, 9-5-2017; amended by Ord. No. 16-2018, 6-19-2018]
(c)
Conditional uses.
[Amended by Ord. No. 2-2022, 1-18-2022]
(1)
Home professional offices employing no more than six persons other than the resident professional, subject to the provisions of § 33-25 of this chapter.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(2)
Public and private nursery, elementary and secondary schools, but not trade or business schools, subject to the provisions of § 33-25 of this chapter.
(d)
Dimensional, density and other bulk restrictions.
(1)
Minimums.
[Amended by Ord. No. 30-2016, 1-17-2017]
|
Type
|
Minimum Requirement
|
|---|---|
|
Lot area
|
7,500 square feet or the average of the areas of lots fronting
on both sides of the street to the nearest intersections, whichever
is greater
|
|
Lot width
|
75 feet
|
|
Front yard setback
|
25 feet, or with respect to new construction or new additions
which project into the existing front yard setback, 25 feet or the
average of existing setbacks along the same side of the street of
2 lots to the left and 2 lots to the right of the property proposed
to be developed, whichever is greater
In the event that there are fewer than 2 lots to either side
of the lot to be developed, then a total of 4 lots shall be used in
the calculation of the average setback; in the event that there are
fewer than 5 lots along the street block, then all lots shall be used
in the calculation of the average setback
|
|
Side yard setback
| |
|
60-foot or greater in width
|
10 feet or 15% of lot width, whichever is greater
|
|
Less than 60-foot in width
|
7 feet
|
|
Side yard width, combined
|
30% of lot width
|
|
Rear yard depth
|
25 feet, notwithstanding the foregoing limitations, the second
story of any single-family residential building which otherwise complies
with the rear yard setback requirements may be cantilevered a maximum
of 24 inches into the rear yard without violating the rear yard setback
requirements
|
(2)
Maximums.
[Amended by Ord. No. 30-2016, 1-17-2017; Ord. No.
33-2022, 8-9-2022]
|
Type
|
Maximum Requirement
|
|---|---|
|
Building coverage
|
25% for lots 6,000 square feet or greater in size
30% for lots less than 6,000 square feet in size
Notwithstanding the foregoing limitations, the second story
of any single-family residential building which otherwise complies
with the building coverage requirements may be cantilevered a maximum
of 24 inches into the rear yard without violating the building coverage
requirements
|
|
Lot coverage
|
40% for lots 6,000 square feet or greater in size
47% for lots less than 6,000 square feet in size
Notwithstanding the foregoing limitations, the second story
of any single-family residential building which otherwise complies
with the lot coverage requirements may be cantilevered a maximum of
24 inches into the rear yard without violating the lot coverage requirements
|
|
Building height, principal building
|
35 feet
|
|
Building height, accessory building
|
15 feet
|
(3)
Permissible deviation from lot width standard. Notwithstanding
the foregoing, a lot width of less than 75 feet shall be sufficient
for a single-family detached dwelling if:
a.
Two-thirds of the total building lots fronting on both sides
of the street on the street block in which the lot is located contain
lot widths not greater than the subject lot.
b.
Not more than 1/3 of the building lots fronting on both sides
of the street on the street block are vacant.
c.
The subject lot contains no less than a fifty-foot width and
a 5,000-square-foot area.
d.
The subject lot is not a corner lot.
e.
If the opposite side of the street contains a zone district
other than the R-S District, the lots to be considered in computing
the above percentages shall include only those in the R-S District.
(4)
Permissible deviation from lot coverage standard. Notwithstanding
the foregoing, a lot with less than a sixty-foot frontage and containing
a lot area not exceeding 6,000 square feet and where there exists
a detached garage located within the rear yard, the lot coverage of
the driveway area only shall be calculated as follows:
a.
The square foot area of the driveway located within the front
yard shall be multiplied by a factor of 100%.
b.
The square foot area of the driveway located within the side
yard and rear yard shall be multiplied by a factor of 50%.
c.
The total driveway area, for the purpose of calculating lot
coverage, shall be the sum of the above areas.
d.
This provision shall not apply if the subject lot is a corner
lot.
(5)
Accessory structures.
a.
In general.
[Amended by Ord. No. 4281, 1-22-2013]
1.
Unless otherwise specified herein, an accessory structure which
is attached to a single-family dwelling shall comply with the yard
requirements for the principal dwelling. A detached accessory structure
shall be located behind the front building line of the principal dwelling.
2.
If located in a side yard, it shall conform to the side yard
requirements for the principal dwelling. If located in a rear yard,
it shall be located no closer to the rear property line than the height
of the accessory structure or 12 feet, whichever is less, except that
storage sheds and detached garages may be located no closer than three
feet to the rear and side property line. All accessory structures,
other than in-ground swimming pools, shall occupy no more than 20%
of the rear property area. If located in a side yard of a corner lot,
storage sheds and detached garages shall be set back a minimum of
50% of the lot depth from each respective street line and may be located
no closer than three feet to either side property line.
b.
Swimming pools. A swimming pool shall be located no closer than eight
feet to a rear or side property line, measured from the nearest water
line of the pool to the respective property line of the property.
It shall be located no closer than five feet to the principal dwelling
or any accessory structure.
c.
Generators within the side yard shall be set back a minimum
of five feet from the side property line. Routine testing of such
generators shall only be conducted between the hours of 9:00 a.m.
and 5:00 p.m.
[Added by Ord. No. 14-2015, 3-24-2015]
d.
Air-conditioning units within the side yard shall be set back
a minimum of five feet from the side property line.
[Added by Ord. No. 29-2016, 1-17-2017]
e.
Temporary tents shall be permitted within the front yard subject
to the following conditions:
[Added by Ord. No. 27-2017, 9-5-2017; amended by Ord. No.
16-2018, 6-19-2018]
1.
Tents shall be permitted for a period not in excess of seven
days, starting from the time construction is first commenced and ending
at the time the tent is completely removed.
2.
Tents shall not exceed a height of 15 feet.
3.
Tents shall be set back a minimum of three feet from any property
line.
(e)
Other provisions and requirements.
(3)
Open and extended storage of recreational vehicles. The storage
of a recreational vehicle out of doors and for more than 72 hours
in the R-S District is prohibited, unless:
a.
The recreational vehicle is owned by a person who resides in
the dwelling or is an invitee of a resident and is owned for pleasure
and not for sale or other commercial purposes.
b.
The recreational vehicle does not exceed 45 feet in length,
including hitching device.
c.
The vehicle is not stored within a sight triangle.
d.
A zoning permit is obtained in accordance with § 33-23 hereof. Site plan approval shall not be required.
e.
In addition to Subsection (e)(3)a through d above, for recreational
vehicles which do not exceed 25 feet:
1.
The recreational vehicle is screened from adjoining properties so as not to be visible from ground level, in accordance with the standards and specifications of § 33-15(s).
2.
The recreational vehicle is located no closer than two feet to any
building or structure or to any property line and, if a corner lot,
is located no closer to the secondary street than the required building
setback line from said secondary street.
f.
In addition to Subsection (e)(3)a though d above, for recreational
vehicles which exceed 25 feet but are no greater than 45 feet:
1.
In addition to any screening requirements of § 33-15(s), a six-foot-high privacy fence is installed for the length of the vehicle.
2.
A two-inch-caliper deciduous tree is installed between the vehicle
and the property line for each 13 feet of vehicle length or portion
thereof. This requirement may be waived by the Zoning Officer if the
Zoning Officer determines that existing trees satisfy the requirements
of this section.
3.
The recreational vehicle is located not less than seven feet from
the side or rear property line.
4.
The recreational vehicle is not parked in the front yard.
(4)
Front yard parking or placement prohibited. No permanent pool,
motor vehicle or recreational vehicle shall be permitted in a front
yard, except that, subject to the extended parking requirements of
Subsection (e)(3) above, motor vehicles and recreational vehicles
which do not exceed 25 feet in length may be parked in a driveway.
Nothing herein contained shall be deemed to permit open parking or
placement of a motor vehicle or recreational vehicle which is in a
state of disrepair or partial construction.
(5)
Commercial vehicles. As used herein, "commercial vehicle" shall
mean a motor vehicle designed for and adapted to commercial purposes,
regardless of the use of such vehicle at any particular time. A vehicle
bearing a commercial legend, name or other form of advertising on
its body and/or displaying commercial plates shall be deemed to be
a commercial vehicle. No commercial vehicle greater than 20 feet in
length or 6 1/2 feet in height shall be parked out of doors in
the R-S District at any time unless its operator is in the process
of rendering the commercial service and the vehicle is parked only
for the duration of such service. No more than one commercial vehicle
of less than 6,500 pounds gross vehicle weight in capacity may be
garaged on a lot in the R-S District. No commercial vehicle of 6,500
pounds gross vehicle weight in capacity or greater rated capacity
may be garaged in the R-S District. Commercial vehicles 20 feet in
length or less or 6 1/2 feet in height or less, if not garaged
or otherwise parked under cover or if not in the process of rendering
a commercial service and parked only for the duration of such service
may be parked out of doors in the R-S District, provided that all
commercial writing on the vehicle is covered by an opaque, closely
fitted screen, made of durable material, and further provided that
the vehicle is parked in the driveway.
(6)
Limitations on side yard paving.
[Amended by Ord. No. 4281, 1-22-2013; Ord. No. 26-2017, 9-5-2017; Ord. No. 17-2022, 6-14-2022]
a.
Improved surfaces, including, but not limited to, asphalt, concrete
and concrete pavers, are prohibited in any side yard, except as a
walkway or driveway, subject to the following conditions:
1.
Any such improved surfaces shall be subject to the impervious
surface coverage limitations.
2.
Any such permitted driveway shall be not less than nine feet
wide.
3.
Any such permitted walkway shall be no wider than three feet.
4.
Only one such driveway and one such walkway shall be permitted
in a side yard.
5.
There shall be a separation between any such driveway and walkway
of two feet of unimproved area or if placed adjacent to each other
a height difference of six inches.
6.
There shall be a minimum buffer of two feet of unimproved area
from the side property line and any such driveway, up to a maximum
of 12 feet in width, or any walkway.
7.
For driveways or driveway maneuvering areas in excess of 12
feet in width, there must be a minimum buffer of seven feet of unimproved
area from any side property line and any such driveway or driveway
maneuvering area.
8.
A six-foot-high solid fence or plantings at least six feet in
height and spaced to as to screen any vehicle lights from adjoining
properties shall be installed along the side property line for the
full length of any driveway or driveway maneuvering area in excess
of 12 feet in width. A native deciduous tree of a type approved by
the Township, minimum two-inch caliper, shall be planted between the
improved surfaces and the side property line for each garaged vehicle
space. Any tree installed as a requirement of this section shall be
maintained by the property owner for as long as the maneuvering area
remains in place.
b.
On corner lots only, improved surfaces, including, but not limited
to, asphalt, concrete and concrete pavers, may be located within a
side yard. Except for driveways and walkways, such improved surfaces
must be set back a minimum of 50% of the lot depth from each respective
street line.
(7)
Circular driveways. Notwithstanding § 33-24.1(d)(2) and (4), and § 33-28(b)(6)a and c, circular driveways in front yards shall be permitted for single-family homes in the R-S Residential Single-Family Detached District, but only under the following conditions:
[Amended by Ord. No. 40-2021, 10-26-2021]
a.
The front yard upon which such circular driveway shall be permitted
shall be a primary or secondary arterial or collector street as set
forth in the Teaneck Master Plan. Corner lots shall be deemed to have
frontage on both intersecting streets;
b.
The frontage of the front yard upon which the circular driveway
is located shall not be less than 50 feet;
c.
There shall be no more than two driveways permitted, each of
which shall be no more than 12 feet wide, and separated from one another
on the lot by no less than 30 feet;
d.
The setback of the garage and the principal building to the
front lot line shall not be less than 30 feet;
e.
Not more than 75% of the front yard shall be paved.
|
Table 1
List of Streets Upon Which Circular Driveways May Be Permitted
[subject to the standards in § 33-24.1(e)(7), Circular driveways]
| |
|---|---|
|
Arterials
| |
|
Teaneck Road (County Route 39)
| |
|
Queen Anne Road
| |
|
Palisade Avenue (south of Tryon Avenue)
| |
|
Windsor Road (north of Sagamore Avenue)
| |
|
River Road (County Road)
| |
|
Fort Lee Road (west of Teaneck Road) (County Route 564)
| |
|
DeGraw Avenue (County Route 563)
| |
|
Cedar Lane (west of Teaneck Road) (County Route 60)
| |
|
Forest Avenue (east of Teaneck Road) (County Road)
| |
|
Tryon Avenue
| |
|
New Bridge Road (east of River Road) (County Route 493)
| |
|
Roemer Avenue (County Route 492)
| |
|
Liberty Road/Ivy Lane (County Route 493)
| |
|
Hargreaves Avenue
| |
|
Collectors
| |
|
Glenwood Avenue
| |
|
Van Cortland Terrace
| |
|
Windsor Road (south of Sagamore Avenue)
| |
|
Park Avenue
| |
|
American Legion Drive
| |
|
Garrison Avenue/Sussex Road
| |
|
Larch Avenue
| |
|
Lincoln Place (south of Beverly Road)
| |
|
Elm Avenue
| |
|
E. Lawn Drive
| |
|
Fort Lee Road (west of Teaneck Road)
| |
|
Fycke Lane
| |
|
Lindbergh Boulevard
| |
|
Cedar Lane (east of Teaneck Road)
| |
|
Beverly Road (east of Lincoln Place)
| |
|
Forest Avenue (east of Queen Anne Road, west of Teaneck Road)
| |
|
State Street
| |
|
Englewood Avenue
| |
|
West Englewood Avenue
| |
|
Ward Plaza
| |
|
Sagamore Avenue (east of Garrison Avenue)
| |
|
Grayson Place
| |
(b)
Permitted accessory uses. The same as specified in the R-S District,
except that there shall be no more than one satellite antenna per
residential multifamily building, and not per lot, regardless of the
number of buildings per lot.
(d)
[Added by Ord. No. 46-2015, 12-15-2015]
(b)
Permitted accessory uses.
(1)
Off-street parking facilities.
(2)
Swimming pool installed and used in accordance with Chapter 34 of the Township Code and all other health, safety and development ordinances which relate to water filtration, circulation and treatment; fencing; noise control; and lighting.
(3)
Recreational amenities utilized by residents, including clubhouse,
sport courts, fitness centers and game rooms.
(4)
Other accessory uses customarily associated with multifamily
residential developments, provided that such uses are subordinate
to the principal use, do not change the character of the principal
use and serve only the principal use.
(c)
Dimensional, density and other bulk regulations.
|
Type
|
Minimum Requirement
|
|---|---|
|
Lot size
|
5 acres
|
|
Lot width
|
250 feet
|
|
Building setbacks
| |
|
Front
|
20 feet
|
|
One side
|
10 feet
|
|
Both sides
|
25 feet
|
|
Rear
|
35 feet
|
|
Driveway setbacks
| |
|
To property line
|
0 feet
|
|
To building
|
5 feet
|
|
Parking setbacks (surface)
| |
|
To property line
|
0 feet
|
|
To building
|
5 feet
|
|
Open space
| |
|
Surface
|
15% of lot area
|
|
Total (including roof gardens)
|
30% of lot area
|
|
Parking ratios (RSIS)
| |
|
1-bedroom
|
1.8 spaces per unit
|
|
2-bedroom
|
2 spaces per unit
|
|
3-bedroom
|
2.1 spaces per unit
|
|
Type
|
Maximum Requirements
|
|---|---|
|
Building coverage
|
50% of lot area
|
|
Impervious coverage
|
70% of lot area
|
|
Floor area ratio
|
1.5
|
|
Height
| |
|
Stories
|
5
|
|
Feet
|
70
|
|
Garage height
| |
|
Feet
|
70
|
(d)
Other provisions and requirements.
(3)
Open and extended parking of recreational vehicles. The same
as specified in the R-S District.
(4)
Commercial vehicles. The same as specified in the R-S District.
(5)
Affordable housing. A minimum of 10% of the units will be designated
for low- and moderate-income families in accordance with Uniform Housing
Affordability Controls (UHAC). Alternatively, payment in lieu of providing
low- and moderate-income units may be provided, at the option of the
Township Council, in an amount to be determined by the Council, prior
to the developer obtaining final site plan approval, sufficient to
provide new, non-age-restricted affordable housing units elsewhere
in Teaneck.
[Added by Ord. No. 1-2016, 2-9-2016]
(b)
Permitted accessory uses.
(1)
Off-street parking facilities.
(2)
Swimming pool installed and used in accordance with Chapter 34 of the Township Code and all other health, safety and development ordinances which relate to water filtration, circulation and treatment; fencing; noise control; and lighting.
(3)
Recreational amenities utilized by residents, including clubhouse,
sport courts, fitness centers and game rooms.
(4)
Other accessory uses customarily associated with multifamily
residential developments, provided that such uses are subordinate
to the principal use, do not change the character of the principal
use and serve only the principal use.
(c)
Dimensional, density and other bulk regulations.
|
R-M3 Zone
| |
|---|---|
|
Standard
|
Minimum Requirement
|
|
Lot size
|
4 acres
|
|
Lot width
|
250 feet
|
|
Building setbacks
| |
|
Front
|
35 feet
|
|
Side
|
40 feet
|
|
Rear
|
70 feet
|
|
Setback to single-family property line
|
80 feet
|
|
Driveway setbacks
| |
|
To property line
|
2 feet
|
|
Parking setbacks (surface)
| |
|
To property line
|
10 feet
|
|
To building
|
10 feet
|
|
Open space
| |
|
Surface open space
|
25% of lot area
|
|
Total open space (including roof gardens)
|
35% of lot area
|
|
Parking ratios (RSIS)
| |
|
1-bedroom
|
1.8 spaces
|
|
2-bedroom
|
2.0 spaces
|
|
3-bedroom
|
2.1 spaces
|
|
Maximum Requirement
| |
|
Building coverage
|
40% of lot area
|
|
Impervious coverage
|
80% of lot area
|
|
Floor area ratio
|
1.25
|
|
Building height
| |
|
Stories (including parking level)
|
5 stories
|
|
Feet
|
66 feet
|
|
Density (units per acre)
|
55
|
(d)
Other provisions and requirements.
(3)
Open and extended parking of recreational vehicles. The same
as specified in the R-S District.
(4)
Commercial vehicles. The same as specified in the R-S District.
(5)
Affordable housing. Ten percent of the units will be designated
for low- and moderate-income families in accordance with Uniform Housing
Affordability Controls (UHAC).
(a)
(b)
Permitted use: garden apartment housing especially designed and constructed
for the use of senior citizens, persons with disabilities and their
families. For the purposes hereof, this shall include families in
which the head of the household or his or her spouse is a senior citizen
or an individual with disabilities, as well as single senior citizens
and individuals with disabilities.
(c)
Permitted accessory uses. Accessory buildings and uses customarily
incidental to the permitted use, and necessary or appropriate for
the benefit and well-being of the residents, including recreational
and cultural facilities and community cooking facilities sufficient
in size and scope to adequately provide for residents and their guests.
(d)
Parking. Parking spaces shall be provided in a ratio of 0.4 space
for the first bedroom and 0.4 space for each additional bedroom of
each dwelling unit, conveniently located with respect to dwelling
units.
(e)
Other provisions and requirements. All design and development shall
comply with applicable minimum standards as promulgated by the United
States Department of Housing and Urban Development, or any successor
agency, as well as with the rules and regulations set by any agency
or agencies of the State of New Jersey having jurisdiction thereof.
(f)
Dwelling requirements. At least 51% of the length of the roof ridge
must have at least a twenty-two-foot height above the average ground
level on three sides of the building, with a minimum height of 17
feet above the average ground level.
(g)
Density requirements. The total number of dwelling units shall not
exceed 21 per acre.
[Added by Ord. No. 15-2017, 7-6-2017]
(a)
(b)
Permitted accessory uses.
(1)
Off-street parking facilities, including below-grade parking,
at-grade parking on the ground floor under a building, or in surface
parking lots.
(2)
Other customary and accessory uses associated with the permitted
principal uses, provided that they are subordinate to the principal
use, do not change the character of the principal use and serve only
the principal use.
(d)
Prohibited uses. Prohibited uses as set forth in § 33-26 of this chapter, and uses which are prohibited in the B-R Special Business - Residential District as set forth in § 33-24.11 except that mixed-use developments comprising of age-restricted or senior housing with retail uses shall be permitted.
(e)
Dimensional, density and other bulk restrictions.
(1)
Minimums.
a.
Lot area: 10,000 square feet.
b.
Lot width: 100 feet.
c.
Lot depth: 100 feet.
e.
Setbacks for parking and driveways.
1.
Front setback for parking under a building screened by a wall:
zero feet.
2.
Front setback for surface parking: 15 feet.
3.
Side setback for parking under a building screened by a wall:
10 feet.
4.
Side setback for surface parking: 10 feet.
5.
Rear setback to parking under a building screened by a wall:
30 feet.
6.
Rear setback for surface parking: 10 feet.
7.
Setback of driveways on Westervelt Place and Beveridge Street
from Teaneck Road: 30 feet.
8.
Setback of driveways from adjacent residential uses: 10 feet.
(f)
Other provisions and requirements.
(1)
Off-street parking.
a.
Retail uses: parking shall be provided in accordance with § 33-28(b)(3), Minimum off-street parking requirements.
b.
Age-restricted or senior housing apartments: one off-street
parking space per dwelling unit.
c.
Mixed-use developments: The cumulative requirement of the combined
retail and apartment parking may be reduced by up to 25%, if credible
evidence is provided by a professional traffic engineer that the time
of day and day of the week usage patterns indicate that sufficient
parking can be provided on site at the coincidental peak parking demand
of the combined uses.
(2)
Affordable housing set-aside. All developments with the R-SCII
District shall provide dwelling units which qualify for credit as
low- and moderate-income housing per the requirements of New Jersey's
Fair Housing Act and which meet the income, bedroom distribution and
other requirements of the Uniform Housing Affordability Controls (N.J.S.A.
5:80-26.1 et seq.), in the following minimum percentages:
(3)
In addition, development in the R-SCII District shall comply with all other applicable requirements of Chapter 33, Development Regulations, of the Township of Teaneck, except that where such standards conflict with those enumerated herein, the standards of the R-SCII District shall apply. All development in the R-SCII District shall also comply with the site and building guidelines set forth in § 33-18(i).
[Added by Ord. No. 8-2014, 4-29-2014]
(b)
Permitted accessory uses: accessory uses and structures customarily
incidental to the permitted use.
(c)
(d)
Other provisions and requirements:
(1)
No less than 20% of the total units shall be set aside for low-
and moderate-income households, with the income and bedroom distribution
in accordance with the Uniform Housing Affordability Controls (N.J.A.C.
5:80-26.1 et seq.).
(2)
Off-street parking shall be provided in accordance with the
Residential Site Improvement Standards, except that the Planning Board
may grant a de minimis exception to such standards upon a showing
by the applicant that fewer off-street parking spaces are required
to meet the needs of residents of this development. Such off-street
parking may be provided at grade with residential units on the second,
third and fourth floors.
(3)
One two-sided monument sign, no greater than six feet in height,
and with a sign face of no greater than 16 square feet, with the name
of the project and the street number displayed, shall be permitted,
provided such sign is set back at least five feet from the front property
line.
(4)
A six-foot-high board-on-board fence of wood, simulated wood
or PVC shall be provided along all property lines bounded by residential
development. A four-foot-high board-on-board fence of the same material
and color as the aforementioned six-foot-high fence shall be provided
immediately adjacent to those off-street parking spaces which front
on Teaneck Road or Fort Lee Road.
(5)
A double row of evergreen trees shall be planted within 15 feet
of the side yard opposite Fort Lee Road, and within 10 feet of the
side yard opposite Teaneck Road, to further screen the project from
the adjacent properties. Trees shall be a minimum of six feet in height
upon planting and shall be planted 15 feet on center. An outdoor play
area or patio area for sitting shall be provided on site with a minimum
area of 500 square feet. The remainder of the lot which is not covered
by impervious paving shall be attractively landscaped with lawn, shrubs
and trees, including the front yard.
(b)
Permitted accessory uses:
(1)
Open space and accessory recreational structures for the use
of residents and their guests only, meeting the same requirements
as those in the R-S Zone.
(c)
Conditional uses: none.
(d)
Dimensional, density and other bulk restrictions.
(2)
Maximums:
a.
Density: eight units per acre.
c.
Height: 35 feet or three stories, whichever is lesser, measured
from the lowest grade to the midpoint of any sloping roof with a pitch
of at least six on 12, or to the top of the roof in all other cases.
d.
Number of dwelling units per structure: six.
e.
No building shall exceed a length of 170 feet.
f.
No building shall contain more than two dwelling units in a
straight unbroken row, and the exterior wall of each such building
shall include a setback or break with a depth of not less than four
feet after every two dwelling units.
(e)
Other provisions and requirements.
(1)
Off-street parking. Off-street parking shall be provided in
accordance with the requirements of New Jersey's Residential Site
Improvement Standards.
(2)
Inclusionary affordable housing and in-lieu contributions.
a.
For each eight market-rate units provided, one affordable housing
unit, as said term is defined under FHA and COAH rules, shall be provided
within the development and, from the exterior, shall be no different
in appearance than a market-rate unit.
b.
Such units shall meet the affordability requirements per COAH's
rules and policies, including, but not limited to, phasing, bedroom
distribution, controls on affordability, range of affordability, affirmative
marketing, and income qualification.
c.
Where the number of units provided within the development is
not equal to eight or a number divisible by eight, the following shall
apply:
1.
When a project provides a minimum of five units or, after dividing
the total number of units by eight, leaves a remainder of five or
more units, an additional inclusionary affordable housing unit shall
be provided. In the case where the number of units is four or less,
or if the total number of units divided by eight leaves a remainder
of four or less, a pro rata contribution in lieu of providing such
a unit shall be paid into the Township's Affordable Housing Trust
Fund, for the purposes of providing affordable housing either elsewhere
in Teaneck or for other affordable housing purposes.
(f)
Design guidelines. The design of all townhouse developments in the
R-TH District shall adhere to the residential design guidelines as
hereinbelow set forth:
(1)
Entries.
a.
Elevation. The primary entry and first floor of living space
is encouraged to be elevated at least 24 inches above grade by use
of a base foundation, or a basement level.
b.
Articulation.
1.
The primary entry to a dwelling should be emphasized through
stairs and a porch, crown, overhang, projecting bay, or other element
that provides shelter at the doorway. Unadorned entries that are flush
and "punched out" of the facade are discouraged. Examples of methods
to highlight an entry are:
[i]
Doorway in bay projecting at least three feet from
the primary facade plane with a prominent cross gable, usually steeply
pitched.
[ii]
Doorway accentuated by a stoop with decorative
crown surrounded by pilasters, or extended forward and supported by
slender columns to form a modest entry porch.
[iii]
Doorway accentuated by a wide front porch extending
at least halfway across the front facade width.
2.
Standalone full-height columns flanking an entry are only appropriate
in combination with symmetrical facade design, vertically proportioned
windows with shutters, and an entry porch spanning the full height
and/or the full width of the building. Such columns should not be
of brick.
c.
Pattern and glazing.
1.
The number and spacing of columns, pilasters, fanlights, or
sidelights framing front doors should be symmetrical, placed evenly
on both sides of door.
2.
Front doors should be paneled, with or without glazing.
3.
Front doors should be single. Double or French-door style front
doors are strongly discouraged.
(2)
Windows.
a.
Proportions.
1.
Each window should be rectangular and vertically proportioned
(height greater than width), and double-hung.
2.
Palladian windows, rounded top windows, or round-top arches
over windows are permitted only if the entire window is contained
within one story. Such windows may not project into the eave or cornice
line of the roof, or into the floors above.
3.
Horizontally proportioned windows are discouraged. To create
a wider expanse of windows, vertically proportioned windows may be
paired or tripled side-by-side, but only with a dividing structural
member between each window.
b.
Articulation.
1.
If shutters are used, they should be of correct width to cover
the window if closed. Shutters should not be used for paired or tripled
window clusters.
2.
Windows with multipane glazing are encouraged, but only with
true divided panes with mullions and muntins that cast a shadow on
the glass. Panes may be either on both the top and bottom half, or
just on the top half of window.
3.
Single-pane or plate glass picture windows are strongly discouraged.
c.
Placement and spacing.
1.
The pattern of windows should be symmetrically spaced on the
front facade of the building and any street-facing elevations, not
randomly placed.
2.
Windows on upper and lower stories should be vertically aligned
atop each other and should not be staggered or randomly placed.
3.
Window placement may be more random on the interior of the lot,
that is, not facing the street or adjacent property, and at rear of
buildings.
4.
Windows should not project above the cornice line of each story
or into the gabled roofline. An extension of windows into the floor
above, mimicking a dormer window, is strongly discouraged because
this implies one tall loft-style floor rather than a separate floor
or attic space. Distinct dormer windows that suggest a separate (typically
third) floor are encouraged.
(3)
Materials.
a.
Finished materials should extend around all sides of the relevant
element of a building. Applications such as a short return around
corners give the appearance of pasted-on veneer and shall be avoided.
For example, a brick veneer should not be pasted onto a building with
wood sides.
b.
A change in materials should be used to reflect or highlight
different massing elements; for example, a projection or a cross-gabled
bay may have a different material. Materials should not change between
floors without an intervening cornice, belt course, projecting eave,
or porch.
c.
Preferred primary building facing materials are dark red brick,
wood stick, and stucco.
d.
Stonework should only be used in limited quantities to highlight
building bases or entries, and should appear to be load-bearing.
e.
EIFS material is strongly discouraged.
f.
No more than two primary materials should be used per building.
g.
For brick facades, decorative or varied brickwork around entries
and windows is encouraged.
h.
Sheets or panels of brick or stone facing should have carefully
grooved seams to avoid obvious seams and a pasted-on appearance.
(4)
Rooflines.
a.
Cross-gabled, center gable, and hipped roofs are encouraged.
b.
The slope of pitched portions of gabled, gambrel, or hipped
roofs should be between 5V:12H and 12V:12H.
c.
If street-facing building mass is more than 50 feet wide, the
roofline shall be broken up using cross gables, a hipped roof, and/or
dormer windows.
(5)
Chimneys. No exterior chimneys should be located on the front
facade. Exterior chimneys must be in middle of the side facade, or
at the rear facade.
(6)
Garages.
a.
The placement of a garage must be secondary to the building
entry, using one or both of the following two methods:
1.
The garage entry and any building mass above it shall be recessed
at least three feet from the primary facade plane of the residence
and from primary entry; or
2.
The garage entry shall be flush with the primary facade plane,
but recessed at least halfway below grade (that is, the garage floor
shall be at least four feet below grade), with a sloping driveway.
b.
Rear garages, whether separate or attached, driveway or alley-accessed,
are encouraged.
c.
Side-loading garages (which do not face the street) are also
encouraged, provided they meet the placement requirements described
above.
d.
Each garage bay shall not exceed 11 feet in width, and garage
doors may not exceed 10 feet in width.
e.
Each garage bay shall have its own door and doorway; double-wide
garage doors are strongly discouraged.
f.
Garage doors should be paneled, with or without glazing. Stable-style
side-hinged doors and glazing are encouraged.
(a)
Permitted principal uses.
[Amended by Ord. No. 31-2022, 8-9-2022; Ord. No. 18-2023, 4-18-2023]
(1)
Retail sales of goods and services, except as specifically prohibited in § 33-26 of this chapter.
(2)
Offices, financial institutions and business schools; provided,
however, that offices and business schools shall not be permitted
on the first floor along Cedar Lane frontage between Elm Street and
the railroad.
(3)
Cabarets and restaurants, including fast-food restaurants, but
such fast-food restaurants shall be limited to the following areas:
a.
The B-1 District which fronts upon Cedar Lane, between Elm Avenue
and the railroad right-of-way only.
b.
The B-1 District in the West Englewood Plaza, in its entirety.
c.
The B-1 District which fronts upon Queen Anne Road and/or DeGraw
Avenue.
d.
In all other portions of the B-1 District, fast-food restaurants
shall be conditional uses.
(4)
Funeral homes.
(5)
Theaters, assembly halls, and bowling alleys.
(6)
Apartments over commercial uses.
(7)
Single-family dwellings, detached or attached, with frontage
on Beverly Road.
(b)
Permitted accessory uses. Uses customarily incidental to the permitted
principal uses.
(c)
(d)
Dimensional, density and other bulk restrictions.
(2)
Maximums.
a.
Building coverage: 25%, unless off-street parking is not required under § 33-28(b)(1), in which case maximum building coverage shall be 80%.
b.
Lot coverage: 80%, unless off-street parking is not required under § 33-28(b)(1), in which case maximum lot coverage shall be 100%.
c.
Building height, principal building: 35 feet.
d.
Building height, accessory building: 15 feet.
(e)
Other provisions and requirements.
(3)
Frontage on Beverly Road. Within 100 feet of the street line of Beverly Road, between Garrison Avenue and Elm Avenue, the only nonresidential permitted use shall be off-street parking accessory to a building with frontage on Cedar Lane, and a buffer area and screening shall be provided in accordance with the standards and specifications of § 33-15(s).
(b)
Permitted accessory uses. Uses customarily incidental to the
permitted principal uses, including satellite antennas, subject to
the following conditions:
(1)
Satellite antennas shall be used for receiving signals only;
transmission is prohibited. Reception may be for the benefit of off-site
users.
(2)
There shall be no more than two satellite antennas per lot.
(3)
Installation may be either on the roof or on the ground. In
both cases, the installation shall be adequately screened to minimize
visibility from adjacent properties. If ground-mounted, the apparatus
shall not be located in any front yard or side yard and shall not
exceed the height of the principal building located on the lot. The
permit application shall be accompanied by a screening plan and, for
roof-mounted antennas, written certification from a structural professional
engineer that the installation will be resistant to a 140-mile-per-hour
wind.
(4)
The height of the apparatus (including antenna supports) shall
not exceed 20 feet. The surface area of the reflective dish shall
not exceed 200 square feet, and the diameter of the reflective dish
shall not exceed 16 feet.
(c)
(e)
Other provisions and requirements.
(3)
The minimum front yard setback for a building up to 35 feet
in height shall be 2/3 of the height of the building, to the nearest
foot. For a building greater than 35 feet in height, the minimum front
yard setback shall be 23 feet plus one foot for each foot or fraction
thereof of building height in excess of 35 feet. In no case, however,
shall the front building line be closer to the street line than the
average of existing front yard setbacks along the same side of the
street to the nearest intersections.
(4)
The minimum rear yard depth shall also correlate to the height
of the building, in the same proportions as set forth above for front
yard setback.
(5)
If the subject property abuts a residential district, a buffer and screening shall be required, in accordance with § 33-15(s).
(6)
A minimum of 20% of the lot area shall be landscaped.
(a)
Permitted principal uses. The following principal uses shall
be permitted in the B-R Zoning District:
[Amended by Ord. No. 18-2023, 4-18-2023]
(1)
Single-family dwellings, detached;
(2)
Single-family dwellings, attached;
(3)
Two-family dwellings;
(5)
Offices and business schools; provided, however, that said uses
shall not be permitted on the first floor along the Teaneck Road frontage;
(6)
Cabarets and restaurants, with the exception of fast-food drive-through
restaurants;
(7)
Funeral homes;
(8)
Theaters and assembly halls;
(10)
Public and private schools serving grades K-12; child-care centers and nursery schools, subject to the conditional uses provided by § 33-25 of this chapter;
(11)
Financial institutions.
(b)
Permitted accessory uses: uses customarily incidental to permitted
principal uses.
(c)
Conditional uses: subject to the conditions for the conditional uses provided by § 33-25 except as specifically prohibited within this section and § 33-26 of this chapter:
(d)
Prohibited uses as identified within § 33-26 of this chapter, as well as the following:
(1)
Fast-food drive-through restaurants;
(2)
Fortune-tellers and palm readers;
(3)
Amusement centers and bowling alleys;
(4)
Adult bookstores, tattoo parlors, massage parlors;
(5)
Out-patient treatment and/or rehabilitation centers for alcoholics,
drug abusers, sex offenders, the mentally ill and parolees from federal,
state, county or municipal penal institutions or juvenile detention
centers and facilities;
(6)
Bail bondsman, pawnshops;
(7)
Businesses engaged in bill paying and/or check cashing as either
their principal or ancillary business;
(8)
Car washes, tire distribution centers, auto body shops, and
commercial automobile service centers whose primary or ancillary business
is not the sale and refueling of gasoline for automotive use;
(9)
Retail sale of alcoholic beverages under a plenary retail distribution
license;
(10)
Bars, taverns, lounges, clubs operating for the sale of alcoholic
beverages where the preparation and consumption of food is not the
primary business;
(11)
Wireless communication towers;
(12)
Stand-alone public parking decks/garages; underground parking
garages;
(13)
Motels and/or hotels; and
(14)
Mixed-use development containing retail/office and residential
uses.
(e)
Dimensional, density and other bulk restrictions.
(1)
Single-family detached dwellings: as set forth in the R-S Residential
Single-Family Detached District.
(2)
Single-family attached and two-family dwellings: as set forth
in the R-M Residential Multifamily District.
(3)
Office/business/retail/mixed-use:
a.
Front yard setback (minimum): the average of existing setbacks along
the same side of the street between the nearest intersections.
b.
Building coverage (maximum): 25% unless off-street parking is not
required under § 33-28(b)1, in which case maximum building
coverage shall be 80%.
c.
Lot coverage (maximum): 80% unless off-street parking is not required
under § 33-28(b)1, in which case maximum lot coverage shall
be 100%.
d.
Building height, principal building (maximum): 24 feet and two stories.
e.
Building height, accessory building (maximum): 15 feet.
f.
Lot area (minimum): none.
g.
Lot width (minimum): none.
h.
Side yard width (minimum): none.
i.
Rear yard depth (minimum): 20 feet.
(f)
Other provisions and requirements.
(b)
Permitted accessory uses. Uses customarily incidental to the
permitted principal uses, including satellite antennas, subject to
the following conditions:
(1)
Satellite antennas shall be used for receiving signals only;
transmission is prohibited. Reception may be for the benefit of off-site
users.
(2)
There shall be no more than two satellite antennas per lot.
(3)
Installation may be either on the roof or on the ground. In
both cases, the installation shall be adequately screened to minimize
visibility from adjacent properties. If ground-mounted, the apparatus
shall not be located in any front yard or side yard and shall not
exceed the height of the principal building located on the lot. The
permit application shall be accompanied by a screening plan and, for
roof-mounted antennas, written certification from a structural professional
engineer that the installation will be resistant to a 100-mile-per-hour
wind.
(4)
The height of the apparatus (including antenna supports) shall
not exceed 20 feet. The surface area of the reflective dish shall
not exceed 200 square feet, and the diameter of the reflective dish
shall not exceed 16 feet.
(c)
Conditional uses.
(1)
Motor vehicle service stations and public garages, subject to the provisions of § 33-25 of this chapter.
(3)
Wireless communications towers and antennas, subject to the provisions of § 33-25 of this chapter.
(4)
Drive-through facilities, subject to the provisions of § 33-25 of this chapter.
[Added by Ord. No. 5-2021, 2-23-2021]
(5)
Cannabis distributors, cannabis testing facilities and cannabis establishments, including a cannabis cultivator, a cannabis manufacturer, a cannabis wholesaler, a cannabis retailer, and a cannabis delivery service, as those terms are defined in N.J.S.A. 24:6I-33, are hereby permitted as conditional uses subject to the requirements of § 33-25 of this chapter.
[Added by Ord. No. 29-2021, 8-10-2021; amended by Ord. No.
57-2021, 12-14-2021]
(e)
Other provisions and requirements.
(3)
All permitted commercial and industrial activities and processes shall take place within an enclosed building, except that receiving and shipping may be conducted from an unenclosed loading dock or platform. Incidental storage out-of-doors shall be buffered and screened from public streets and adjacent residential districts, if any, in accordance with the standards and specifications of § 33-15(s).
(4)
The minimum front yard setback for a building up to 35 feet
in height shall be 2/3 of the height of the building, to the nearest
foot. For a building greater than 35 feet in height, the minimum front
yard setback shall be 23 feet plus one foot for each foot or fraction
thereof of building height in excess of 35 feet. In no case, however,
shall the front building line be closer to the street line than the
average of existing front yard setbacks along the same side of the
street to the nearest intersections.
[Added by Ord. No. 7-2014, 4-29-2014]
(b)
Permitted accessory uses: uses customarily incidental to the
permitted principal uses, including satellite antennas, subject to
the following conditions:
(1)
Satellite antennas shall be used for receiving signals only;
transmission is prohibited. Reception may be for the benefit of off-site
users.
(2)
There shall be no more than two satellite antennas per lot.
(3)
Installation may be either on the roof or on the ground. In
both cases, the installation shall be adequately screened to minimize
visibility from adjacent properties. If ground-mounted, the apparatus
shall not be located in any front yard or side yard and shall not
exceed the height of the principal building located on the lot. The
permit application shall be accompanied by a screening plan and, for
roof-mounted antennas, written certification from a structural professional
engineer that the installation will be resistant to a 100-mile-per-hour
wind.
(4)
The height of the apparatus (including antenna supports) shall
not exceed 20 feet. The surface area of the reflective dish shall
not exceed 200 square feet, and the diameter of the reflective dish
shall not exceed 16 feet.
(c)
(d)
Dimensional, density and other bulk restrictions.
(2)
Maximums:
a.
Building coverage: 30%.
b.
Lot coverage: 70%.
c.
Building height, principal building: 44 feet.
d.
A maximum of 10% of the total building area on the site may
extend to a height of 80 feet, provided that any portion of the building
which exceeds 44 feet in height is set back a minimum distance of
125 feet from any adjoining lot line.
e.
Building height, accessory building: 15 feet.
(e)
Other provisions and requirements.
(3)
All permitted commercial and industrial activities and processes shall take place within an enclosed building, except that receiving and shipping may be conducted from an unenclosed loading dock or platform. Incidental storage out-of-doors shall be buffered and screened from public streets and adjacent residential districts, if any, in accordance with the standards and specifications of § 33-15(s).
(4)
The minimum front yard setback for a building up to 35 feet
in height shall be 2/3 of the height of the building, to the nearest
foot. For a building greater than 35 feet in height, the minimum front
yard setback shall be 23 feet plus one foot for each foot or fraction
thereof of building height in excess of 35 feet. In no case, however,
shall the front building line be closer to the street line than the
average of existing front yard setbacks along the same side of the
street to the nearest intersections.
(a)
Permitted principal uses. Colleges, universities and other institutions
of higher learning giving regular instruction at least five days a
week for eight or more months of the year.
(b)
Permitted accessory uses. Uses customarily incidental to the
permitted principal uses, including dormitories, athletic fields and
libraries.
(e)
Other provisions and requirements.
[Amended by Ord. No. 9-2022, 3-15-2022; Ord. No. 22-2022, 6-28-2022]
(a)
The Hospital District (H) is intended to provide a comprehensive
development framework which supports the expansion and modernization
of the Holy Name Medical Center hospital campus. The regulations set
forth herein accommodate the long-term development of a modern hospital
campus while providing substantial mitigation measures to address
potential impacts to the surrounding area.
(1)
General requirements.
a.
Application requirements and phasing. Any application for development
for all or any portion of the H Zone shall be submitted as a phased
development, or as separate development applications for each phase
or for each building and/or improvements within each phase in the
nature of a preliminary site plan application. Each such application
shall describe how the proposed development relates to the phasing
of development pursuant to the overall H District. The application
for preliminary site plan approval may also include a request for
final site plan approval with respect to the application for development
or any phase thereof.
b.
Terminology. Due to the complex nature of a comprehensive hospital
campus, certain H District regulations draw a meaningful distinction
between "existing" and "new" buildings and structures. For purposes
of interpreting the H District regulations, "existing" buildings and
structures are those in existence as of the date of the adoption of
this ordinance.[1] "New" buildings and structures are those to be constructed
after the date of the adoption of this ordinance.
c.
Prerequisite Requirements for Development by Subdistrict.
1.
Subdistrict 1.
[i]
The existing access driveway from Grange Road that
is located within Lot 4 of Block 3003 shall be closed at the issuance
of a temporary certificate of occupancy (TCO) with the first development
application filed pursuant to the H District. Such application shall
incorporate the conversion of the closed access driveway into vegetated
lawn area or construction of a residential dwelling.
[ii]
A landscape buffer and fence per the requirements
set forth in Subsection (a)(2) shall be installed as part of the site
work required under the first development application filed pursuant
to the H District.
2.
Subdistrict 2.
[i]
The landscape buffer and fence along the boundary
between Subdistrict 1 and 2 shall be installed prior to or at the
same time as any construction within Subdistrict 2.
3.
Subdistrict 3.
[i]
The existing driveway access point at Cedar Lane
(where Chadwick Road currently intersects) shall remain in a similar
location. Prior to completion of the first new building in Subdistrict
3 or 4, the developer shall, in coordination with the Township of
Teaneck and the Bergen County Engineering Department, complete improvements
to the pedestrian safety of this intersection, which may include bulb-outs
along Cedar Lane, painted crosswalks on all four sides of the intersection
and pedestrian signals.
[ii]
The existing driveway from Vandelinda Avenue within
Subdistrict 2 shall be converted to an emergency-services-vehicle-only
ingress driveway in connection with the construction of the loop road
within Subdistrict 3.
[iii]
The existing driveway from Vandelinda Avenue
within Subdistrict 3 shall be permanently eliminated pending review
and approval of Township emergency services officials in connection
with the construction of the loop road within Subdistrict 3.
d.
Maximum net yield. The maximum net yield of new floor area within
the H District shall not exceed 1,000,000 square feet (of which no
more than 650,000 square feet shall be developed within Subdistrict
3). Net yield of floor area shall be measured as the gross floor area
of new development, minus the gross floor area of any existing space
that is demolished or otherwise removed. Floor area devoted to structured
parking will not count towards the maximum gross floor area or building
coverage.
e.
Measurement of building height.
1.
For all buildings within the H District, "building height" shall
be the vertical distance from the proposed average finished ground
elevation around the foundation to the elevation of the deck of a
flat roof or the midpoint of a sloped roof, exclusive of chimneys,
cupolas, mechanical equipment and associated screening, elevator towers,
parapets and other similar rooftop appurtenances. Such appurtenances
shall not exceed the maximum building height by more than 12 feet,
except parapets shall not exceed the maximum building height by more
than 42 inches.
2.
A "story" is that portion of a building included between the
surface of any floor and the surface of the floor next above it, or
if there is no floor above it, then the space between the floor and
the ceiling next above it. Any story that has at least half its height
located below the average ground elevation of the building shall not
constitute a "story" for purposes of calculating building height.
(2)
Permitted uses.
a.
Subdistrict 1.
b.
Subdistrict 2.
2.
Accessory uses and structures.
[i]
Maintenance and storage facilities.
[ii]
Boiler and power plants.
[iii]
Utility and mechanical facilities.
[iv]
Outdoor recreation area associated with a child-care
center.
[v]
Uses and structures customarily associated with
any principal use permitted within the H District, provided that such
uses or structures are subordinate to the principal use, do not change
the character of the principal use and serve only the principal use.
c.
Subdistrict 3.
1.
Principal uses.
[i]
Hospital facilities, which shall include but not
be limited to inpatient and outpatient treatment and therapy, labs
and testing facilities, research facilities, medical education and
training facilities, pharmacies, and urgent care, as well as a broad
range of medical-related diagnostic, hospice, treatment, therapeutic,
physical, health, dementia and rehabilitation uses.
[ii]
Offices.
[iii]
Adult day-care centers.
3.
Accessory uses and structures.
[i]
Structured and surface parking facilities.
[ii]
Healing gardens and other outdoor gathering spaces.
[iii]
Uses and structures customarily associated with
any principal use permitted within the H District, provided that such
uses or structures are subordinate to the principal use, do not change
the character of the principal use and serve only the principal use.
d.
Subdistrict 4.
1.
Principal uses.
[i]
Hospital facilities, which shall include but not
be limited to inpatient and outpatient treatment and therapy, labs
and testing facilities, research facilities, medical education and
training facilities, pharmacies, and urgent care, as well as a broad
range of medical-related diagnostic, hospice, treatment, therapeutic,
dementia and rehabilitation uses.
[ii]
Offices.
3.
Accessory uses and structures.
[i]
Structured and surface parking facilities.
[ii]
Healing gardens and other outdoor gathering spaces.
[iii]
Uses and structures customarily associated with
any principal use permitted within the H District, provided that such
uses or structures are subordinate to the principal use, do not change
the character of the principal use and serve only the principal use.
(3)
Development standards.
a.
Overall tract.
1.
Minimum tract area: 25 acres.
5.
Separation between buildings.
[i]
In order to ensure light and air on the most prominent
roadways within the H District, buildings in Subdistricts 3 and 4
located on opposite sides of the two major entry drives from Cedar
Lane and Teaneck Avenue shall be separated horizontally by at least
100 feet at all points, except when connected by any aerial walkways.
[ii]
Elsewhere in Subdistricts 3 and 4, new buildings
have the option of being connected to the existing or new structured
parking garages and other new hospital or medical office buildings.
6.
Maximum building footprints and area per floor: Any story of
a new building that is at or above a height of five stories or 75
feet shall not exceed 40,000 square feet in gross floor area per story.
New buildings or portions of new buildings lower than five stories
and 75 feet shall have no limit on floor area per story, unless otherwise
specified herein.
b.
Subdistrict 1.
1.
Unless otherwise stated herein and/or specifically controlled by the overall tract requirements, development within Subdistrict 1 shall be subject to the requirements for the R-S District as set forth in § 33-24.1(d).
c.
Subdistrict 2.
1.
One new building containing a day-care center is permitted south
of the existing alignment of Chadwick Road, with a maximum building
footprint of 8,000 square feet and maximum gross floor area of 16,000
square feet.
2.
An expansion and modernization of the existing main entrance
on the west facade of the existing main hospital building, which is
contemplated for Subdistrict 3, shall be permitted to extend into
Subdistrict 2 by no more than 20 feet.
3.
Maximum building height: two stories or 42 feet, whichever is
less.
d.
Subdistrict 3.
1.
Subdistrict 3 may contain up to four new buildings, three of
which are to be north of the center of the existing main hospital
building, and one of which is to be south of the center of the existing
main hospital building, in the general location of the existing School
of Nursing wing.
2.
After the School of Nursing wing is demolished, a new building
may be built in the same general location on the south side of the
existing main hospital building, subject to the following development
standards:
[i]
The maximum height of the building shall be five
stories, and in no case shall the height of the roof deck of the new
building exceed the height of the top of the peaked roof of the highest
existing building or buildings it replaces.
[ii]
The new building shall have a step back at the
top story of a minimum of 10 feet horizontally along its entire western
facade in order to reduce the visibility of the full height and mass
of the building as viewed from the west. The step back area shall
be designed as a terrace or balcony and, if possible, should incorporate
landscaping to help soften the appearance.
3.
An expansion and modernization of the existing main entrance
on the west facade of the existing main hospital building shall be
permitted up to a maximum height of 35 feet. No other expansions or
additions on the westerly side of the existing main hospital building
are permitted.
4.
Vertical additions to the two wings near the main entrance on
the east facade of the existing main hospital building located within
Subdistrict 3 are allowed but shall not exceed the height of the existing
main hospital building.
e.
Subdistrict 4.
1.
Flexibility is allowed within Subdistrict 4 in terms of the
number of new buildings that will be allowed.
2.
Standalone structured parking facilities are permitted in Subdistrict
4, which may or may not be connected along one side to an existing
or new building or structured parking facility.
3.
Maximum building height.
4.
Minimum setbacks.
[i]
From Cedar Lane: 50 feet for new buildings/100
feet for surface parking lots.
[ii]
From Teaneck Road: 50 feet for new buildings and
structured parking facilities/100 feet for surface parking lots.
[iii]
From Vandelinda Avenue: 75 feet for new buildings
and structured parking facilities/150 feet for surface parking lots.
(4)
Off-street parking and loading requirements.
a.
Parking within the H District shall be calculated and evaluated
on a tract-wide basis. Each application for development within the
H District shall include a parking analysis that describes the proposed
parking supply for the entire H District in comparison to the total
parking requirement for all uses within the H District as calculated
based on the following minimum requirements:
b.
Upon the vacation of a portion of Chadwick Road, there shall
be a minimum of 100 unreserved parking spaces provided within the
H District which shall be controlled by the Township Manager at his/her
discretion at no charge. In addition, the same number of spaces shall
be available to the public from 5:00 p.m. to 6:00 a.m. on weekdays
and during all times on Saturday and Sunday to support the local business
district.
c.
The total parking requirement for the H District may be based
on a shared parking analysis prepared by a licensed professional engineer
or professional planner based on a widely accepted methodology, such
as the models published by the Urban Land Institute, Institute of
Transportation Engineers or Victoria Transport Policy Institute. The
shared parking analysis shall be subject to the review and approval
of the Planning Board or Zoning Board of Adjustment in coordination
with the Township's professionals.
d.
All of the required parking shall be provided within the H District.
On-street parking is permitted and encouraged along internal circulation
roads.
e.
Dedicated spaces for loading and deliveries shall be one dedicated
loading/delivery space per each new building.
f.
Electric vehicle charging stations shall be provided in accordance
with NJ state requirements per P.L. 2021, c. 171 (N.J.S.A. 40:55D-66.18
et seq.).
g.
Bicycle parking.
1.
Indoor bicycle parking racks shall be provided for each new
building. Racks shall be located within a secure, access-controlled
room inside the building or within a connected or nearby garage.
2.
Outdoor bicycle racks shall also be provided within 50 feet
of each new building's primary pedestrian entry, at a minimum ratio
of one outdoor bicycle parking space for every 20,000 square feet
of net floor area. Bicycle racks must be securely anchored and designed
to allow the bicycle frame and one wheel to be secured. If possible,
outdoor racks should be sheltered by roofs or overhangs.
(5)
Design requirements and guidelines.
a.
Terminology. Any provision in this section activated by the
word "shall" constitutes a requirement; a provision activated by the
word "should" is a guideline that is strongly encouraged but not required.
b.
Architecture.
1.
Active ground floors. The portions of the ground floor of new
buildings facing required open spaces or major pedestrian walkways,
important internal circulation streets or driveways, or public streets
should include active uses within the ground floor where appropriate
in order to provide more of a connection between interior and exterior
spaces and "eyes on the street" for informal safety. "Active uses"
include such features as lobbies, lounge areas, and concierge desks;
cafeterias, cafes, and indoor dining areas; and gift shops, pharmacies,
and health club facilities, outpatient testing areas and other ambulatory
clinical services.
2.
Facade transparency.
[i]
Primary pedestrian entry lobby. To provide an inviting
presence, each building's primary pedestrian entry should be indicated
by a large sheltered canopy or overhang and/or by a location within
a bay having a different expression from the surrounding building
mass. Portes-cochere and dropoff loops are permitted as well.
[ii]
Secondary pedestrian entries. Where a building
located next to one or more of the three major bounding public streets
(Cedar Lane, Teaneck Road, and Vandelinda Avenue) has its primary
pedestrian entry facing internal to the H District, the building should
also provide a secondary pedestrian entry within one of the public
street-facing facades. While secondary pedestrian entries do not need
to be as prominently sited within the facade, they should be highlighted
by such means as: a logical location within a bay, shelter from a
projecting canopy or a recessed entry, fully glazed doors and a high
proportion of glazing in the enframing bay, and wall-mounted lighting.
[iii]
Garage/parking entries. Parking garage entries
shall not exceed 40 feet in width. The garage entryway should be highlighted
within the facade such as by a projecting sheltering flat canopy,
wall-mounted lighting, and attractive signage. Garage doors, if provided,
should have a high degree of visual permeability by means of glazed
panels. To the extent that rolled down security or access-control
gates are used at garage entry openings, only those which are visually
permeable rather than solid shall be permitted.
[iv]
Blank walls. Areas of building facade facing a
major bounding street (Cedar Lane, Teaneck Road and Vandelinda Avenue),
an internal circulation street, or a major pedestrian path shall not
have long, blank, unarticulated walls in excess of 30 feet in width
within the first five levels of the building. This applies as well
to exposed parking garage facades.
[v]
Interior light spillage. Any facades of new buildings
that face residential neighborhoods or homes shall include measures
to reduce light spillage and glare from interior lighting. Interior
lighting should be carefully chosen, placed, and directed so as to
not create such issues in the first place. Where some light spillage
and glare is unavoidable, external features such as vertical fins,
perforated scrims, lattices, and shutters are encouraged, while internal
features such as blinds and curtains should be included as well.
3.
Articulation.
[i]
Vertical articulation.
[a]
The facades of each new building should be divided
into a series of vertical bays such that each vertical bay does not
exceed approximately 60 feet in width. Each vertical bay shall be
defined by a physical change in plane or by a substantial break in
plane having a projection or recession proportionate to the scale,
height, and mass of the building or structure. Differentiation based
only on facade colors or materials is insufficient to define a bay.
Each vertical bay's expression should encompass at least the building's
lowest three to five levels, including any exposed parking garage
and basement levels, in order to help break down the height of the
building as viewed by pedestrians.
[b]
In addition, for buildings exceeding 300 feet in
length along any one side, significant massing breaks should be provided
so that each resulting building mass is less than 300 feet wide. A
"significant massing break" is a recess of at least 10 feet wide and
five feet deep, and which gives the impression that the building,
when viewed obliquely, could be a series of smaller buildings.
[c]
For standalone parking garages, architectural screening
as described below in the Structured parking section, is required.
[ii]
Horizontal articulation.
[a]
The ground floor of new buildings should be distinguished
with a higher degree of transparency, as discussed above under Facade
transparency.
[b]
On the tallest buildings, the top story or stories
should have a different architectural expression that creates a visually
lighter appearance, such as by lighter-color and/or higher-transparency
facades; stepbacks, varied heights, or other massing changes; and
deep parapets, light shelves, or other detailing.
4.
Application of materials. Within the primary materials of each
building's facade, variation in color, texture, and/or pattern may
be employed to create further distinctions. Changes in materials,
colors, texture, or pattern that occur across a horizontal line should
be marked by a change in plane, dimensional band or belt cornice,
a recessed channel, or similar horizontal feature. Materials should
be extended around corners and extensions to a logical vertical break
in plane, in order to avoid a "pasted on" appearance. The level of
materials, detailing, and articulation should be consistent along
all building facades, not just street-facing facades.
5.
Green design. Where possible, building design should include
architectural features to shade the building against solar gain, such
as sunshades and deep overhangs. Solar panels are recommended on roofs
to offset building energy usage. Gardens and terraces are encouraged
on roof decks and stepback areas of buildings in order to provide
quick access to outdoor space for hospital and office staff, patients,
and visitors. Green roof areas are also recommended in order to absorb
stormwaters and provide thermal insulation for floors below.
6.
Structured parking. For all standalone parking garages, and
where any portion of structured parking within a building extends
to the facade along a public or major internal street, major pedestrian
pathway, or required open space, architectural screening shall be
provided as follows.
[i]
The facade design of exposed parking levels shall
be articulated and varied in a manner that references the massing
and transparency of hospital or medical office buildings nearby or
above, screens views of cars inside and eliminates headlight glare
beyond the structure, and creates a visually interesting facade composition.
Examples include but are not limited to: punched window-style openings
and decorative mesh grilles, particularly on facades facing residential
properties; glazed or open-textured screens or scrims across large
openings in parking facades; using a visually richer material and
texture on the ground level, such as brick or cast stone; and breaking
down the parking facade mass into a series of bays that downplay the
length and width of the garage. In all such cases, in-ground or raised-bed
landscaping planters with a variety of year-round vegetation should
be included along the garage facade to further soften the perimeter.
[ii]
Vehicular access to all parking structures shall
be from internal roadways and shall not have direct access from a
public street.
7.
Trash, loading and mechanical areas.
[i]
All outdoor trash, recycling, and refuse storage
and collection areas and all outdoor at-grade mechanical equipment
shall be screened from public view on all sides with solid fencing
and/or evergreen landscaping.
[ii]
Where possible, new loading facilities should
be internal to a building and accessed through a parking garage entry
or located at the side or rear of a building. New loading docks and
similar service facilities with operable vehicular access doors or
permanent openings in the facade should not be located in facades
adjoining public streets nor along the site's pedestrian walkways
with the highest activity levels. Any new loading facility or similar
feature that is located in an exterior facade should be designed in
a similar manner as vehicular entries, with glazed doors and/or attractive
roll-up grates. If necessary, additional outdoor screening (fences
or hedges) should be used to shield views of loading docks and similar
areas from nearby pedestrian walkways, open spaces, and residential
properties.
[iii]
Rooftop mechanical equipment shall be screened
from view using a material harmonious to that used in the facade of
the building, or set back from the building edge so that it is not
visible from any adjacent public sidewalk.
c.
Roadways.
1.
A reconfiguration and extension of internal circulation routes
within the H District is required in order to construct a complete
loop road around the existing hospital buildings and any attached
new buildings. The construction of the loop road shall be undertaken
in coordination with the phased development of new buildings within
the district, as follows:
[i]
The westerly portion of the loop road shall be
completed as part of the construction of a child-care center and/or
reconfiguration and expansion of the surface parking lot within Subdistrict
2.
[ii]
The northerly and easterly portions of the loop
road shall be completed as part of the construction of one or more
of the permitted new buildings to the north of the center of the main
existing hospital building within Subdistrict 3.
[iii]
The southerly portion of the loop road shall
be completed as part of the construction of the new building that
will replace the existing School of Nursing building within Subdistrict
3.
2.
Designated pickup/dropoff areas for for-hire vehicles and valet
parking shall be provided adjacent to the entrances to all new medical
buildings.
d.
Pedestrian circulation.
1.
Development shall provide direct and convenient pedestrian pathways
between all building entries, open spaces, and parking areas.
2.
Sidewalks shall be provided on both sides of the two primary
entry drives (from Cedar Lane and Teaneck Road). All other new and
existing internal roadways shall have sidewalks on at least one side,
and on both sides wherever possible.
3.
Where aerial walkways between buildings are provided, duplicate
pathways between grade level doors shall also be provided.
4.
All internal sidewalk improvements shall be completed as part
of each phase of construction and shall at minimum tie into the existing
sidewalk network on the hospital campus.
e.
Open space.
1.
General. Placement of new buildings within the H District should
create a series of intentional, well-sited, well-proportioned, and
usable open spaces. Modest-sized open spaces such as plazas, patios,
pocket parks, and gardens framed by active, interesting building uses
can be more attractive and inviting than larger but ill-defined areas
located at the periphery of an area. Three specific required open
spaces are described below. In addition, other, smaller open spaces
should be located adjacent to or near building entries so as to provide
convenient and pleasant outdoor access to hospital staff and visitors.
In general, the principles of "defensible space" should be followed
for open space design, including: convenient access to and high visibility
of building entries; fostering informal surveillance, "eyes on the
street," and a sense of ownership of open space areas through placement
next to sidewalks and building facades and entries with a high degree
of transparency and activity; visually permeable landscaping; and
site lighting that does not create unduly contrasting areas or dark
spots.
2.
Central green. Site plan applications which contemplate improvements
within Subdistrict 3 shall provide a "central green" open space in
conformance with the following requirements.
[i]
This open space shall measure at least 75 feet
on all sides and shall have a minimum area of 10,000 square feet.
It shall be located within Subdistrict 3.
[ii]
Walkways shall also be provided along at least
three sides or at least 75% of the perimeter, whichever is greater.
[iii]
The open space shall include a terrace area with
decorative hardscaping, lawn areas interspersed with plants in a variety
of textures and heights, areas of sun and shade, and fixed and movable
seating.
3.
Healing garden. "Healing gardens" are quiet open space areas
that provide a tranquil, green outdoor space for staff, patients,
and visitors to meditate, rest, reflect, and connect with nature.
These types of natural, contemplative environments have been proven
to have therapeutic benefits for patients and others. Site plan applications
which contemplate improvements within Subdistricts 3 or 4 shall provide
one healing garden in Subdistrict 3 or 4, subject to the following
requirements.
[i]
It may be located on a portion of the required
central green, in another area within 100 feet of a pedestrian entry
to existing or new buildings, or on a roof deck of a building; in
all cases in a location that is conveniently accessible to hospital
patients.
[ii]
The minimum size of the healing garden is 2,500
square feet; larger gardens are encouraged.
[iii]
The healing garden shall include attractively
paved, meandering walkways. Seating, both fixed and movable, should
offer a choice of spots in sun and shade. Landscaping should be lush
and varied, with different plants for all seasons. Sculptural elements
such as artwork, interesting tree forms, and large boulders are encouraged.
An attractive water feature that creates a soothing white noise is
recommended. Taller landscaping should create visual buffers along
any edges bordering roadways or busy pedestrian routes. Low walls
or attractive fencing should be used to delineate this space as a
separate, quieter area. Ideally, materials and plantings should have
a rustic, naturalistic feel rather than appearing overly manicured
or machine-made. Low-wattage ground lighting and pedestrian-scaled
lamps are encouraged so that the space may be used in the evening.
4.
Corner of Vandelinda Avenue and Teaneck Road. The existing green
open space at the corner of Vandelinda Avenue and Teaneck Road includes
lawn areas and trees. Site plan applications which contemplate improvements
within Subdistrict 4 shall provide the following enhancements to this
open space.
[i]
New internal walkways should be added through the
open space, linking to Vandelinda Avenue and Teaneck Road, to enhance
pedestrian access all the way into the open space.
[ii]
Any new building adjacent to this space shall
include a pedestrian entrance onto this open space, or alternately
a connection via a prominent walkway around the building from a different
door.
f.
Surface parking lots. The following parking lot requirements
are intended to help visually soften the expanse of surface parking
and reduce the environmental impacts of the urban heat island effect,
impervious surfaces, and runoff.
1.
Shade tree plantings.
[i]
Around the perimeter of surface parking areas,
shade trees shall be planted, with an average spacing of no more than
50 feet on center.
[ii]
Where a parking lot is more than one bay wide
(a bay of parking is two rows of parking with a central access aisle,
and is generally about 60 feet wide), one shade tree shall also be
planted at each end of each parking bay, in a landscaped area having
lawn or low ground cover.
[iii]
Where a parking lot is more than one bay wide,
interior tree plantings are also required in regularly spaced landscaped
islands between bays of parking at the rate of one tree per 16 parking
stalls.
2.
Green design for stormwater management.
[i]
To the extent practical and in conformance with
NJ DEP stormwater management regulations, landscaping and tree areas
shall be depressed in grade compared to surrounding areas, curbless
or bordered with permeable edging or inlets, or otherwise designed
so as to foster inflow and infiltration of stormwater runoff from
surface parking areas. Hardy plantings that tolerate periodic flooding
and contamination from parking lot runoff and icing salts should be
used.
[ii]
Porous paving, Grasscrete, or similar paving materials
are encouraged for parking areas that will be infrequently used.
3.
Edge buffering. The perimeter of larger surface parking lots,
particularly where adjoining public street frontages or major pedestrian
routes, should be softened and screened with some combination of evergreen
hedge, stone wall, attractive fencing, and/or earthen berm. The height
of such linear screening elements should not exceed three feet.
g.
Landscaping.
1.
General.
[i]
Existing vegetation, particularly mature trees,
should be preserved wherever possible. Mature trees removed shall
be replaced one-for-one, or if replacement is infeasible, a contribution
shall be made to a tree fund for use by the Shade Tree Advisory Board.
[ii]
New street tree selection and planting details
shall comply with Township of Teaneck standards. All plantings should
be primarily native and drought-tolerant species. In some cases, species
that thrive in the variable conditions of a rain garden may be most
appropriate.
[iii]
Benches or other seating shall be provided in
convenient locations throughout the H District area in Subdistricts
2, 3 and 4. Locations should include along primary walking paths,
near building entries, and within landscaped open space areas.
[iv]
Required building setback areas should include
landscape planting areas, walkways, and/or patios or other decorative
hardscape spaces between the building and the back of curb of all
adjoining streets and vehicular circulation areas.
2.
Required buffer along boundary that separates Subdistricts 1
and 2.
[i]
A landscaped buffer shall be planted that includes
a mix of evergreen and deciduous trees, to form a year-round visually
impenetrable barrier between the existing residential uses and the
hospital buildings to the east.
[ii]
An attractive fence of a minimum six feet in height
shall be provided from Block 3003, Lot 1, to the northerly boundary
of Block 3003, Lot 7.
3.
Streetscape.
[i]
Teaneck Road.
[a]
In connection with any new development within Subdistrict
4, the following landscape improvements shall be constructed along
the site's boundary with Teaneck Road, from Cedar Lane to the northern
edge of the existing open space that lies at the corner of Vandelinda
Avenue.
[b]
Additional deciduous shade trees shall be planted
within the sidewalk public right-of-way and/or within the required
street-facing setback along Teaneck Road (to the extent practical
based on location of underground utilities and easements) such that
the new and existing trees together loosely take the form of a double
row of trees or allee.
[c]
A secondary walkway shall be constructed in a meandering
fashion between the two rows of trees; alternately, this walkway may
replace the existing public sidewalk, subject to Township approval.
The remainder of the front setback shall be lawn, as it is now, and
may be accented with clusters of low plantings.
[ii]
Cedar Lane.
[a]
The existing sidewalk along Cedar Lane bordering
the H District lies right next to the curb and is relatively narrow.
To improve the safety and comfort of this sidewalk, it shall be rebuilt
further inland, with a minimum clear width of five feet, extending
into the hospital's required setback lands if necessary.
[b]
A grass planting strip of minimum six feet shall
be added between the new sidewalk and the curb within the public right-of-way.
New street trees shall be planted within the grass strip, spaced on
average no farther apart than 40 feet on center subject to the approval
of Bergen County and in coordination with utility providers. These
improvements shall be completed before construction begins on a third
new building within Subdistricts 3 and/or 4.
[iii]
Vandelinda Avenue.
[a]
The existing sidewalk along Vandelinda Avenue includes
a grass planting strip between sidewalk and curb. This planting strip
shall be maintained.
[b]
New street trees shall be planted along the planting
strip, spaced on average no farther apart than 40 feet on center,
as part of the final approvals for the building south of the main
existing hospital building. Where clearance in the planting strip
is insufficient to support healthy tree growth, the trees may be planted
within the hospital lands bordering the public sidewalk, at the same
average spacing.
[iv]
Internal circulation roads. Existing and new circulation
streets and driveways within the H District shall have street trees
added where feasible, so that both sides of the street have trees
spaced no more than 50 feet apart on center. Street trees are also
encouraged along pedestrian pathways where feasible based on the location
of utilities and easements.
h.
Lighting.
1.
Pedestrian-scaled lighting shall be provided along all walkways.
Ground-level and accent lighting is encouraged at required open space
areas.
2.
All new exterior site and building lighting shall be selected
to minimize glare, light trespass, and light pollution, particularly
with regards to adjoining residential neighborhoods. Lighting fixtures
shall be selected from the International Dark Sky Association's Fixture
Seal of Approval Program, which specifies fixtures that are directionally
downcast, full-cutoff, and that have a warm color temperature.
i.
Signage.
1.
General. Signage shall be designed as a comprehensive and complementary
system. All site signage should include common design elements, including
the use of select colors and materials. Signage design shall be driven
by the need for simplicity and clarity in communication. Exterior
signage shall be primarily for wayfinding purposes rather than advertising.
Signage shall be only as large as functionally necessary. The size
and placement of signs shall not obscure any architectural features
of a building. Ground-mounted signs shall not obstruct pedestrian
paths nor intersection sight distances for drivers.
2.
The following signs shall be permitted, subject to the requirements
set forth herein.
3.
Freestanding monument signs.
[i]
One monument sign is permitted along the Cedar
Lane frontage and two along the Teaneck Road frontage.
[ii]
Each monument sign shall be set back at least
10 feet from the back of the public right-of-way and at least 50 feet
from the boundary of a residential district.
[iii]
Maximum sign height above grade: 72 inches (six
feet).
[iv]
Maximum sign length: 180 inches (15 feet).
[v]
Maximum sign depth: 36 inches (three feet).
[vi]
Maximum height of fixed or digital lettering:
10 inches.
4.
Facade signs.
[i]
Facade signs are intended primarily for drivers
and pedestrians along streets within and outside the tract area. Each
new building may have two facade signs: one along a street-facing
facade, and one along an internal street or walkway.
[ii]
Facade signs shall be mounted at the top of the
ground floor of the building, or within the lowest two levels.
[iii]
Maximum sign area for each sign is three feet
high and 30 feet long.
5.
Projecting signs.
[ii]
For the H District, "projecting signs" also include
the style of sign made of channel-cut letters that are mounted atop
flat metal canopies, typically over entry doors or garage entries.
[iii]
One projecting sign is permitted for each new
building, to be located over the primary pedestrian entry. An additional
canopy sign is permitted over the main parking garage entry for each
garage.
6.
Tenant directory signs.
7.
Directional and wayfinding signs.
8.
Illumination.
(a)
Permitted principal uses: planned unit residential development.
(b)
Permitted accessory uses.
(1)
Swimming pool or pools plus structures incidental to swimming
pool use for the use of the residents of the dwelling units and their
guests and not for commercial purposes.
(2)
Off-street parking facilities and/or spaces for the use of residents,
their guests and employees.
(3)
Off-street loading facilities serving the permitted use.
(4)
Children's playgrounds, sauna and exercise rooms, boathouses,
landings and docks and recreational uses and structures, for the use
of the residents of the dwelling units and their guests and not for
commercial purposes.
(6)
Open or enclosed pedestrian walkways and bikeways, parks, reflecting
pools, fountains and other landscape architecture.
(7)
Exterior signs, in accordance with the following regulations:
a.
One nonilluminated residential nameplate sign for each dwelling
unit situated within the property lines, and not exceeding 72 square
inches in area on any one side and not posted higher than four feet
above finished grade.
b.
One sign for each accessory use displaying the name and function
thereof, not to exceed 10 square feet in area on any one side. The
area of the sign may be increased one square foot for every two feet
that the sign is set back from the street line, but in no case shall
the area of the sign exceed 50 square feet on any one side. Any sign
attached to a wall of a building shall be flat against the wall and
shall not project more than 12 inches from the wall nor project beyond
the end or above the roof of the building.
c.
Freestanding or building-mounted nonilluminated signs to control
the movement of traffic on the premises or to give directions to uses
in the RR-M, RC-1, RC-2 and RC-3 Districts. These signs shall provide
traffic directions only and shall not be used for advertising purposes.
They shall not exceed the height of four feet when building-mounted
or four feet above finished grade when freestanding. The area of the
sign shall not exceed four square feet on each of two sides.
d.
Any illuminated signs shall be shielded so as to prevent glare,
and no sign shall be illuminated by lighting of intermittent or varying
intensity, nor shall any sign be of any color light other than white.
No sign shall be moving or animated.
e.
In addition to the above, all signs shall be of a design, character
and placement approved by the Planning Board pursuant to a site plan
review.
(8)
Common open space, provided that the maintenance of such common
open space shall be subject to such regulations as the Planning Board
may impose in connection with a site plan review.
(9)
Satellite antennas, subject to the following conditions:
a.
The satellite antenna shall be used for receiving signals only;
transmission is prohibited. The installation shall be for the benefit
of on-site residents and not for the benefit of off-site users.
b.
There shall be no more than one satellite antenna per residential
structure, regardless of the number of dwelling units in the structure.
c.
Installation may be either on the roof or on the ground. In
both cases, the installation shall be adequately screened to minimize
visibility from adjacent properties. If ground-mounted, the apparatus
shall not be located in any front yard or side yard and shall not
exceed the height of the principal building located on the lot. The
permit application shall be accompanied by a screening plan and, for
roof-mounted antennas, written certification from a structural professional
engineer that the installation will be resistant to a 100-mile-per-hour
wind.
d.
The height of the apparatus (including antenna supports) shall
not exceed nine feet. The surface area of the reflective dish shall
not exceed 50 square feet, and the diameter of the reflective dish
shall not exceed eight feet.
(c)
Conditional uses.
(2)
Multifamily dwellings containing independent apartment units
and/or assisted living units as hereinafter defined, together with
accessory uses necessary for the operation of the facility or for
the benefit or the convenience of the residents and their guests,
including, but not limited to, kitchen and dining facilities, living
rooms, places of worship, indoor and outdoor recreational uses, retail
and banking facilities, beauty salons and barbershops, gift shops,
classrooms, exercise facilities, security facilities, conference rooms,
common areas, guests rooms, administration offices, medical offices,
clinics, therapy uses, bathing areas, postal center, pharmacy, maintenance
facilities, craft and music rooms, library and television rooms and
heating and cooling equipment structures, provided that any such accessory
uses are for the primary benefit of the residents of such development,
subject to the following conditions:
a.
Maximum building height: four stories and 60 feet above mean
sea level, measured from mean sea level to the eave line or, if the
roof is flat, to the roofline, or 45 feet above average grade from
the average grade along the perimeter of the entire building to the
eave line or, if the roof is flat, to the roofline, whichever is less.
b.
Maximum gross density: 28 units per acre.
c.
Minimum number of parking spaces: .65 parking spaces per unit,
rounded to the next highest parking space.
d.
Minimum lot size: six acres.
e.
Maximum building coverage: 20% of lot area.
f.
Maximum zone district coverage: 50%.
g.
Minimum open space: 50%.
h.
Maximum floor area ratio (ratio of total floor area of all floors
of a building to total square footage of lot): 65%.
i.
Minimum living area: independent apartment units, 500 square
feet; assisted living units, 300 square feet.
j.
Minimum building setbacks from a public right-of-way, 25 feet;
from any premises zoned for single-family residential use, 50 feet;
from any property zoned for multifamily use, 20 feet; from any premises
used as parkland, 20 feet.
(d)
Dimensional, density and other bulk restrictions.
(1)
Minimums.
a.
Open space (hereinafter defined): 40% of the RR-M District.
b.
Off-street parking: two spaces for each dwelling unit, at least one
of which shall be a private garage.
c.
Building setbacks: 50 feet, except as follows:
1.
If the zone boundary abuts dedicated parklands, the minimum
distance between any structure and any boundary of the RR-M District
shall be 15 feet; or
2.
If the zone boundary abuts a dedicated street, the minimum distance
between any structure and any boundary of the RR-M District shall
be 25 feet; or
3.
If the Planning Board determines in connection with site plan
review that such distances are not required because of the buffer
to be provided or because the subject buildings have a functional
or aesthetic relationship which justifies the lack of adequate light
and air exposures.
(2)
Maximums.
a.
Zone district coverage (hereinafter defined): 60% of the RR-M District.
b.
Gross density (hereinafter defined): 15 dwelling units per acre.
c.
Building height: 55 feet above sea level and 3 1/2 stories,
measured from sea level to the eave line or, if the roof is flat,
to the roofline. Any space between the eave line and the ridgeline
shall be 1/2 story.
(e)
Other provisions and requirements.
(1)
Defined terms.
a.
As used herein, "open space" shall mean land not occupied by structures,
loading spaces, parking spaces, driveways and roadways. Land occupied
by sidewalks, open or enclosed walkways, fountains, atriums, reflecting
pools and landscaping shall be deemed to be "open space."
b.
As used herein, "zone district coverage" shall mean that percentage
of the district covered by structures, loading spaces, parking spaces,
driveways and streets.
c.
As used herein, "gross density" shall be computed by dividing the
total number of dwelling units in the zone district by the total land
area, in acres. Said land area shall include both open space and land
occupied by buildings, structures, loading and parking spaces, walkways,
driveways and roadways.
d.
As used herein, an "independent apartment unit" shall mean a dwelling
unit containing a living area, bedroom area(s), a kitchen area and
bathroom(s), including studio-style apartments, that provides a residential
living environment for persons over the age of 60 in a manner in which
they may live independently while receiving one of more meals per
day in a congregate setting.
e.
As used herein, an "assisted living unit" shall be a dwelling unit
licensed by the New Jersey Department of Health pursuant to N.J.A.C.
8:36-1 et seq., that provides a residential living environment accompanied
by congregate meals, housekeeping and personal services for persons
aged 60 or older who have temporary or periodic difficulties with
one or more essential activities of daily living such as feeding,
bathing, dressing or mobility.
(2)
Buildings shall be located with sufficient distances between
them or be designed so as to provide adequate light and air exposures.
(3)
A residential building shall not contain more than 12 dwelling
units. Each dwelling unit shall have a separate entrance to the outside
or an entrance in common with not more than four other dwelling units.
(4)
Exterior loading facilities shall be screened.
(a)
Permitted principal uses.
[Amended by Ord. No. 18-2023, 4-18-2023]
(2)
Personal, business, governmental and utility service establishments.
(3)
Professional, business, governmental and utility offices.
(4)
Banks and other financial institutions.
(5)
Business schools.
(6)
Theaters.
(7)
Medical and dental clinics.
(8)
Cabarets and restaurants, including fast-food restaurants, and
other places serving food and drink.
(b)
Permitted accessory uses.
(1)
Off-street parking facilities and/or spaces for the use of owners,
tenants, patrons and employees of a principal use.
(2)
Off-street loading and unloading facilities serving a principal
use.
(3)
Open or enclosed pedestrian walkways (including elevated walkways),
bikeways, parks, reflecting pools, fountains and other landscape architecture.
(4)
Swimming pools, tennis courts and other recreational facilities
enclosed within or on a building.
(5)
Exterior signs, in accordance with the following regulations:
a.
Signs must relate to the uses being conducted on the premises.
b.
One sign placed or inscribed upon any facade of a building for
each permitted use or activity which occurs therein. The sign may
be illuminated but shall not be of the flashing or animated type and
shall not project more than 12 inches in front of the facade nor extend
beyond the top or the end of the facade. The sign shall not exceed
an area of two square feet for each foot in width of the front of
the building or portion thereof devoted to such use or activity.
c.
One nonilluminated, temporary sign pertaining to the lease or
sale of the same lot or building upon which it is placed, situated
within the property lines of the premises to which it relates and
not exceeding the area of the permanent sign permitted under Subsection
(b)(5)b hereinabove. This sign must be removed from the premises within
two days after the property is leased or sold.
d.
Freestanding or building-mounted illuminated signs to control
the movement of traffic on the premises or to give directions to uses
in the RR-M, RC-1, RC-2 and RC-3 Districts. These signs shall provide
traffic directions only and shall not be used for advertising purposes.
They shall not exceed the height of six feet when building-mounted
or six feet above finished grade when freestanding. The sign shall
not exceed an area of four square feet on each of two sides.
e.
Any illuminated signs shall be shielded so as to prevent glare,
and no sign shall be illuminated by lighting of intermittent or varying
intensity, nor shall any sign be of any color light other than red,
white or blue. No sign shall be moving or animated.
f.
In addition to the above, all signs shall be of a design, character
and placement approved by the Planning Board, pursuant to a site plan
review.
(d)
Dimensional, density and other bulk restrictions.
(1)
Minimums.
|
Type
|
Minimum Requirement
|
|---|---|
|
Open space (as defined in RR-M District regulations)
|
15% of the RC-1 District; provided, however, that so long as
the total open space in the RC-1, RC-2 and RC-3 Districts is 15% or
greater, then less than 15% shall be permitted in the RC-1 District
|
|
Off-street parking
|
3.3 spaces per 1,000 square feet of gross floor area of office
space or retail sales space, except that 1 space shall be provided
for each 5 seats in a theater
|
|
Distances between buildings
|
No portion of any building having a height in excess of 60 feet
above sea level shall be located closer than 60 feet to any other
building having a height in excess of 60 feet above sea level, and
the vertical center line of the face of any such building shall be
no less than 120 feet from the vertical face of any other such building
|
|
Building setback
|
300 feet from the northerly right-of-way line of DeGraw Avenue,
120 feet from the easterly boundary line of the RC-1 District and
200 feet from the northerly boundary line of the RC-1 District, except
that if a landscaped strip at least 15 feet wide is provided around
a parking structure and planted in a manner satisfactory to the approving
authority, a one-level accessory parking structure shall be located
no less than 50 feet from any residential zone, and each additional
level shall require an additional 25 feet of setback, except that
this setback shall not apply to elevator and stair cores. The foregoing
may be waived or modified by the approving authority if a satisfactory
natural or artificial screen of the parking structure can be created
or is existing
|
|
Off-street loading
|
1 space for each 100,000 square feet of gross floor area
|
(2)
Maximums.
|
Type
|
Maximum Requirement
| |
|---|---|---|
|
Zone district coverage (as defined in RR-M District regulations)
|
85% of the RC-1 District; provided, however, that so long as
the total zone district coverage in RC-1, RC-2 and RC-3 Districts
is less than 85%, then 85% may be exceeded in the RC-1 District
| |
|
Building height
|
100 feet above sea level, except where buildings are connected
by an atrium serving as a covered mall and the following conditions
are met:
| |
|
1.
|
The height shall be no greater than 100 feet above the lobby
floor;
| |
|
2.
|
No building shall contain more than 6 stories above the lobby;
and
| |
|
3.
|
The lobby floor elevation shall be no higher than 15 feet above
sea level
| |
|
Gross floor area
|
510,000 square feet of gross floor area for office use, 60,000
square feet of gross floor area for retail sales use
| |
(e)
Other provisions and requirements. As used herein and as distinguished
from its general definition elsewhere in this chapter, "gross floor
area" shall mean the sum of the gross horizontal areas of the floor
or several floors of an enclosed building, measured between the inside
face of exterior walls or from the center line of walls separating
two buildings. Any equipment and mechanical areas, accessory building,
basement and cellar, atrium and other pedestrian walkways and garage
space is not to be included in computing gross floor area.
(b)
Permitted accessory uses.
(1)
The same as specified in the RC-1 District as permitted principal
and accessory uses, except that sign regulations shall be as hereinafter
set forth, that satellite antennas may be used for transmitting as
well as receiving signals and that swimming pools, tennis courts and
other recreational facilities may be within, on or outside of a building
if accessory to a hotel or motel.
(2)
Convention and conference facilities, meeting rooms and entertainment
facilities.
(c)
Conditional uses: the same as specified in the RC-1 District.
(d)
Dimensional, density and other bulk restrictions.
(1)
Minimums.
|
Type
|
Minimum Requirement
|
|---|---|
|
Open space (as defined in RR-M District regulations)
|
The same as specified in the RC-1 District
|
|
Off-street parking
|
0.7 space per bedroom, plus 150 spaces for accessory uses other
than retail sales space; 3.3 spaces per 1,000 square feet of gross
floor area (as defined in RC-1 District regulations) of retail sales
space
|
|
Distances between buildings
|
The same as specified in the RC-1 District
|
|
Building setback
|
150 feet from the northerly right-of-way line of DeGraw Avenue;
150 feet from the westerly right-of-way line of Glenwood Avenue, as
said street lines are laid out on the effective date of this chapter;
vertical circulation elements servicing elevated pedestrian walkways
(e.g., elevator and stair towers) that do not exceed 60 feet above
sea level in height shall be set back a minimum of 10 feet from any
street or property line; the above setback requirements shall not
apply to elevated pedestrian walkways or their supporting columns
|
|
Off-street loading
|
3 spaces per 300 hotel/motel bedrooms; 1 space per 100 hotel/motel
bedrooms, or part thereof, in excess of the first 300 bedrooms
|
(2)
Maximums.
|
Type
|
Maximum Requirement
|
|---|---|
|
Zone district coverage
|
The same as specified in the RC-1 District
|
|
Building height
|
160 feet above sea level
|
|
Number of hotel/motel bedrooms
|
350
|
(e)
Other provisions and requirements. Exterior signs shall conform
to the following regulations:
(1)
All signs, except directional signs controlled by Subsection
(e)(4) hereof, must relate to the activity being conducted on the
premises.
(2)
One sign on each of two facades of the hotel/motel as an architectural
feature of the building, having a height not greater than 10% of the
height of the building or 15 feet, whichever is greater. Such signs
shall contain only the name and/or logo of the hotel/motel, may be
illuminated but shall not be of the flashing or animated type and
shall not project more than 12 inches in front of the facade nor extend
beyond the top or end of the facade.
(3)
One sign placed or inscribed upon any facade of a building for
each permitted or accessory use or activity which occurs therein.
The sign may be illuminated but shall not be of the flashing or animated
type and shall not project more than 12 inches in front of the facade
nor extend beyond the top or the end of the facade. The sign shall
not exceed an area of two square feet for each foot in width of the
front of the building or portion thereof devoted to such use or activity.
(4)
Freestanding or building-mounted illuminated signs to control
traffic on the premises or to give directions to uses in the RR-M,
RC-1, RC-2 or RC-3 District. These signs shall provide traffic directions
only and shall not be used for advertising purposes. They shall not
exceed the height of six feet when building-mounted or six feet above
finished grade when freestanding. The area of the sign shall not exceed
four square feet on each of two sides.
(5)
Any illuminated signs shall be shielded so as to prevent glare,
and no sign shall be illuminated by lighting of intermittent or varying
intensity, nor shall any sign be of any color light other than red,
white or blue. No sign shall be moving or animated.
(6)
In addition to the above, all signs shall be of a design, character
and placement approved by the Planning Board pursuant to site plan
review.
(a)
Permitted principal uses: the same principal uses and accessory
uses as specified in the RC-1 and RC-2 Districts as permitted principal
or accessory uses, excluding freestanding fast-food restaurants. The
air rights above a public street shall be limited to pedestrian circulation
(e.g., elevated pedestrian walkways).
(b)
Permitted accessory uses: not applicable.
(c)
Conditional uses: the same as specified in the RC-1 District.
(d)
Dimensional, density and other bulk restrictions.
(1)
Minimums.
|
Type
|
Minimum Requirement
|
|---|---|
|
Open space (as defined in RR-M District regulations)
|
The same as specified in the RC-1 District
|
|
Off-street parking
|
3.3 spaces per 1,000 square feet of gross floor area (as defined
in the RC-1 District regulations) of retail sales space; all other
uses, as set forth in the RC-1 and RC-2 District regulations; with
the exception of garage openings, service access and mechanical areas,
parking areas located within the footprint of buildings shall be enclosed
and clad in a manner similar to the remainder of the building; landscaped
buffer areas shall be provided adjacent to outdoor parking areas
|
|
Distances between buildings
|
The same as specified in the RC-1 District
|
|
Building setbacks
|
20 feet from East Oakdene Avenue, 10 feet from Glenwood Avenue
and 15 feet from any other property line; the above setback requirements
shall not apply to elevated pedestrian walkways or their supporting
columns
|
|
Off-street loading
|
The same as specified in the RC-1 District
|
|
Height of an elevated pedestrian walkway above a public or private
street
|
In accordance with the requirements of the New Jersey Department
of Transportation
|
(2)
Maximums.
[Amended by Ord. No. 35-2014, 11-12-2014]
|
Type
|
Maximum Requirement
|
|---|---|
|
Zone district coverage
|
The same as specified in the RC-1 District
|
|
Building height
|
160 feet above sea level
|
|
Height of elevated pedestrian walkway
|
60 feet above sea level
|
(e)
Other provisions and requirements. Exterior signs shall conform
to the following requirements:
(1)
Signs must relate to the activity being conducted in the RR-M,
RC-1, RC-2 or RC-3 District.
(2)
One sign placed or inscribed upon any facade of a building for
each permitted use or activity which occurs therein. The sign may
be illuminated but shall not be of the flashing or animated type and
shall not project more than 12 inches in front of the facade nor extend
beyond the top or end of the facade. The sign shall not exceed an
area of two square feet for each foot in width of the facade upon
which it is mounted or portion thereof devoted to such use or activity.
A sign identifying the address of the building upon which it is located
shall not be considered a sign for the purposes of this section.
(3)
One exterior illuminated temporary sign pertaining to the lease
or sale of the redevelopment project or any part thereof situated
within the property lines of the RC-3 District and not exceeding 1,000
square feet in area on any one side. This sign must be removed from
the premises within 30 days after the property to which the sign pertains
is leased or sold.
(4)
One exterior illuminated permanent sign pertaining to the activities
conducted in the redevelopment project or any part thereof situated
within the property lines of the RC-3 District and not exceeding 500
square feet in area on any one side. This sign can be erected only
when the temporary sign permitted by Subsection (e)(3) has been removed.
(5)
Freestanding or building-mounted illuminated signs to control
traffic on the premises or to give directions to uses in the RR-M,
RC-1, RC-2 or RC-3 District. These signs shall provide traffic direction
only and shall not be used for advertising purposes. They shall not
exceed the height of six feet when building-mounted or six feet above
finished grade when freestanding. The area of the sign shall not exceed
four square feet on each of two sides.
(6)
Freestanding signs necessary to control the movement of traffic
on the premises may be erected. These signs shall provide traffic
directions only and shall not be used for any advertising purpose.
They shall not exceed a height of six feet nor an area of four square
feet on each of two sides.
(7)
Any illuminated signs shall be shielded so as to prevent glare,
and no sign shall be illuminated by lighting of intermittent or varying
intensity nor shall any sign be of any color light other than red,
white or blue. No sign shall be moving or animated.
(8)
In addition to the above, all signs shall be of a design, character
and placement approved by the approving authority pursuant to a site
plan review.
(a)
Permitted principal uses. The same as specified in the B-1 District
and the B-2 District as permitted principal uses, and single-family
and multifamily residential uses above the ground-floor story.
(b)
Permitted accessory uses. Uses customarily incidental to the
permitted principal uses.
(c)
Conditional uses. The same as specified in the B-1 District
and the B-2 District, except that single-family and multifamily residential
uses above the ground floor story are permitted, not conditional,
uses.
(d)
Dimensional, density and other bulk restrictions.
(1)
Minimums.
|
Types
|
Minimum Requirement
|
|---|---|
|
Lot area
|
None
|
|
Lot width
|
None
|
|
Front yard setback
|
The average of existing setbacks along the same side of the
street to the nearest intersections
|
|
Side yard width
|
None
|
|
Rear yard depth
|
None, except as hereinafter set forth for properties abutting
residential districts
|
(2)
Maximums.
|
Type
|
Maximum Requirement
| |
|---|---|---|
|
Building coverage
|
None
| |
|
Lot coverage
|
None
| |
|
Building height:
| ||
|
Principal building
|
35 feet
| |
|
Accessory building
|
15 feet
| |
(e)
Other provisions and requirements.
(a)
Permitted principal uses.
[Amended by Ord. No. 30-2013, 10-22-2013; Ord. No.
18-2023, 4-18-2023]
(1)
Retail sales of goods and services, except as specifically prohibited within this section as well as § 33-26 of this chapter;
(2)
Offices, including medical offices, financial institutions and
business schools;
(3)
Cabarets and restaurants, with the exception of fast-food, drive-through
restaurants;
(4)
Theaters, assembly halls, and bowling alleys;
(5)
Apartments over commercial uses, provided said uses shall not
be located on the first floor along Cedar Lane frontage; and
(6)
Off-street parking facilities; provided, however, that said
uses shall not be permitted to have frontage on Cedar Lane.
(b)
Permitted accessory uses: uses customarily incidental to permitted
principal uses.
(c)
(e)
Dimensional, density and other bulk restrictions.
(2)
Maximums:
a.
Front yard setback: zero feet.
b.
Building coverage: 25% unless off-street parking is not required
under § 33-28(b)1, in which case maximum building coverage
shall be 80%.
c.
Lot coverage: 80% unless off-street parking is not required
under § 33-28(b)1, in which case maximum lot coverage shall
be 100%.
d.
Building height, principal building: 45 feet and three stories;
where a building or structure is immediately adjacent to a single-family
residential dwelling unit the maximum building height shall not exceed
35 feet and three stories.
e.
Building height, accessory building: 15 feet.
(f)
Other provisions and requirements.
(a)
Permitted principal uses.
[Amended by Ord. No. 18-2023, 4-18-2023]
(1)
Retail sales of goods and services, except as specifically prohibited within this section as well as § 33-26 of this chapter;
(2)
Offices, financial institutions and business schools; provided,
however, that said uses shall not be permitted on the first floor
along the Queen Anne Road or DeGraw Avenue frontage;
(3)
Cabarets and restaurants, with the exception of fast-food drive-through
restaurants;
(4)
Theaters, assembly halls, and bowling alleys;
(5)
Apartments over commercial uses, provided said uses shall not
be located on the first floor along the Queen Anne Road or DeGraw
Avenue frontage.
(b)
Permitted accessory uses: uses customarily incidental to permitted
principal uses.
(c)
(e)
Dimensional, density and other bulk restrictions.
(2)
Maximums:
a.
Front yard setback: zero feet.
b.
Building coverage: 25% unless off-street parking is not required
under § 33-28(b)1, in which case maximum building coverage
shall be 80%.
c.
Lot coverage: 80% unless off-street parking is not required
under § 33-28(b)1, in which case maximum lot coverage shall
be 100%.
d.
Building height, principal building: 35 feet and three stories.
e.
Building height, accessory building: 15 feet.
(f)
Other provisions and requirements.
(a)
Purpose. The purpose of this district is to restrict development
on public lands which are in use as schools, administrative facilities,
parking lots, libraries and other public buildings and structures.
(b)
Permitted principal uses.
(1)
Public schools.
(2)
Administrative facilities.
(3)
Parking lots.
(4)
Libraries.
(5)
Recreational facilities.
(6)
Wireless communications towers and antennas, subject to the provisions of § 33-25 of this chapter, except on property used for private or public school purposes.
(7)
Other public buildings and structures.
(c)
Permitted accessory uses: uses customarily incidental to the
permitted principal uses.
(d)
Conditional uses: none.
(e)
Dimensional, density and other bulk restrictions: none.
(f)
Other provisions and requirements: none.
(a)
Permitted
principal uses. The following principal uses shall be permitted in
the MH Medical and Health Facilities Overlay Zoning District:
(1)
Facilities for outpatient treatment and care, including urgent medical
care.
(2)
Medical support facilities, such as medical laboratories, clinics,
surgical facilities, diagnostic testing, physical therapy and pharmaceutical
facilities.
(3)
Offices for doctors, health care practitioners and administrative
offices related thereto.
(4)
Indoor lifestyle health facilities, health clubs and health and beauty
spas.
(c)
Conditional
uses: none.
(d)
Dimensional,
density and other bulk restrictions. Except as otherwise provided
herein, principal and accessory uses permitted within the MH Medical
and Health Facilities Overlay Zoning District shall comply with the
requirements and regulations governing the underlying zoning district.
[Added by Ord. No. 4-2013, 4-23-2013]
(a)
Permitted principal uses. The following principal uses shall
be permitted in the Medical Office Residential Overlay District (MOR),
in addition to those permitted in the underlying district:
(1)
Medical offices, which may include diagnostic treatment and
medical procedure facilities for private physicians, other health
care professionals and their employees.
(2)
Hospital-related uses, including:
a.
Patient rooms, for outpatient treatment and care.
b.
Support facilities, such as medical laboratories, medical clinics,
surgical facilities, diagnostic testing, physical therapy and pharmaceutical
facilities.
c.
Offices for hospital administration and hospital employees.
d.
Medical educational, training and conference facilities.
(c)
Conditional uses: none.
(d)
Dimensional, density and other bulk restrictions.
(1)
Minimums:
a.
Lot area: 7,500 square feet.
b.
Lot width: 75 feet.
c.
Front yard setback: 25 feet, or the average of existing setbacks
along the same side of the street within the block of two lots to
the left and two lots to the right of the property proposed to be
developed, whichever is greater. In the event that there are fewer
than two lots to either side of the lot to be developed within the
street block, then a total of four lots along the street block shall
be used in the calculation of the average setback. In the event that
there are fewer than four lots along the street block, then all lots
along the street block shall be used in the calculation of the average
setback.
e.
Side yard width (combined): 30% of lot width.
f.
Rear yard depth: 15 feet.
(3)
Other. In all other respects, the requirements for development
In the MOR Medical Office Residential Overlay Zone shall be the same
as those required for the R-S Residential Single-Family Detached District.
[Added by Ord. No. 4-2013, 4-23-2013]
(a)
Permitted principal uses. The principal uses permitted in this
district, in addition to those permitted in the underlying district,
shall be the same as those permitted in the Medical Office Residential
Overlay District (MOR).
(b)
Permitted accessory uses: the same as the accessory uses permitted
in the Medical Office Residential Overlay District.
(c)
Conditional uses: none.
(d)
Dimensional, density and other bulk restrictions.
(2)
(3)
Other. In all other respects, the requirements for development
in the Medical Office Building Overlay District (MOB) shall be the
same as those required by the underlying business zone.
[Added by Ord. No. 48-2015, 2-9-2016; amended by Ord. No.
5-2019, 3-26-2019]
(b)
Permitted accessory uses.
(1)
Off-street parking facilities.
(2)
Swimming pools installed and used in accordance with Chapter 34 of the Township Code and all other health, safety and development ordinances which relate to water filtration, circulation and treatment; fencing; noise control; and lighting.
(3)
Recreational amenities utilized by residents, including sport
courts, fitness centers and game rooms.
(4)
Convenience retail establishments as an accessory use to multifamily
dwellings, providing that no more than 10% of the total floor area
is devoted to such a use, and provided that such use is located on
the ground floor. No additional parking shall be required for such
uses to encourage their provision.
(5)
Other accessory uses customarily associated with multifamily
residential developments, provided that such uses are subordinate
to the principal use, do not change the character of the principal
use and serve only the principal use.
(c)
Dimensional, density and other bulk restrictions.
|
Type
|
Minimum Requirements
|
|---|---|
|
Lot size
|
1 acre
|
|
Lot width at the street line
|
200 feet
|
|
Building setbacks
| |
|
Front
|
60 feet
|
|
One side
|
25 feet
|
|
Both sides
|
75 feet
|
|
Rear
|
25 feet
|
|
Driveway setbacks
| |
|
To property line
|
15 feet
|
|
To building
|
10 feet
|
|
Parking setbacks (surface)
| |
|
To property line
|
15 feet
|
|
To building
|
10 feet
|
|
Open space
| |
|
Surface
|
20% of lot area
|
|
Total (including roof gardens)
|
40% of lot area
|
|
Parking ratios:
| |
|
For residential use (RSIS)
| |
|
1 bedroom
|
1.8 spaces per unit
|
|
2 bedroom
|
2 spaces per unit
|
|
3 bedroom
|
2.1 spaces per unit
|
|
Hotels
|
[See § 33-18(e)(3)b]
|
|
Type
|
Maximum Requirements
|
|---|---|
|
Building coverage
|
65% of lot area
|
|
Density
|
60 units/acre
|
|
Height (whichever is less)
| |
|
Stories
|
5 stories*1
|
|
Feet
|
70 feet
|
|
NOTES:
| |
|---|---|
|
*1
|
Inclusive of floors above grade devoted to parking.
|
(d)
Other provisions and requirements.
(2)
Off-street parking. See § 33-28 of this chapter, except as otherwise set forth above in this subsection or § 33-18(e)(3) of this chapter.
(3)
Open and extended parking of recreational vehicles. The same
as specified in the R-S District.
(4)
Commercial vehicles. The same as specified in the R-S District.
(5)
Affordable housing. A minimum of 15% of rental units and 20%
of for-sale units shall be designated for low- and moderate-income
families in accordance with Uniform Housing Affordability Controls
(UHAC).
[Added by Ord. No. 14-2017, 7-6-2017]
(b)
Permitted accessary uses.
(1)
Off-street parking facilities, including attached or enclosed
garages, detached garages or surface parking.
(2)
Other customary and accessary uses associated with the permitted
principal uses, provided that they are subordinate to the principal
uses, do not change the character of the principal use, and serve
only the principal use.
(d)
Dimensional, density and other bulk restrictions.
(1)
Minimums.
a.
Lot area: 20,000 square feet.
b.
Lot width: 175 feet.
c.
Lot depth: 100 feet.
d.
Front yard setback for buildings (from East Oakdene Avenue):
1.
If parking and vehicular access are provided at the rear of
the building, the setback of buildings to East Oakdene Avenue shall
be at least 10 feet and no more than 30 feet.
2.
If parking and vehicular access are provided at the front of
the building, the front building setback shall not be less than 40
feet and no more than 55 feet.
e.
Side yard setbacks for buildings:
f.
Rear yard setback for buildings: 30 feet.
g.
Front yard setbacks for parking or driveways: five feet.
h.
Side yard setbacks for parking or driveways: 10 feet.
i.
Rear yard setbacks for parking or driveways: 10 feet.
(e)
Other provisions and requirements.
(1)
Affordable housing set-aside.
a.
All developments with the R-RO District shall provide dwelling
units which qualify for credit as low- and moderate-income housing
per the requirements of New Jersey's Fair Housing Act and which meet
the income, bedroom distribution and other requirements of the Uniform
Housing Affordability Controls (N.J.S.A. 5:80-26.1 et seq.), in the
following minimum percentages:
b.
Such dwelling units may be apartments, provided their external
appearance is no different than that of the market-rate units, and
provided that no more than two units share access from the exterior.
(2)
Individual unit parking. At least one parking space per unit
shall be provided in an interior, enclosed garage, except that some
or all of the parking for the affordable units may be provided in
a surface parking area. For all units, additional parking space(s)
beyond the first required space per unit may be located in interior
attached or detached garages, in surface lots, or as tandem spaces
within driveway aprons in front of attached or detached garages. Parking
spaces within driveway aprons shall be a minimum of 20 feet deep by
eight feet in width. None of these individual unit parking spaces
may be designated, reserved or used specifically as visitor or guest
parking.
(3)
Visitor guest parking. Visitor guest parking shall be provided
in surface lots or along shared access driveways.
(4)
Signage. One sign per development may be permitted which shall
either be a single wall sign with a sign face of no larger than 2 1/2
feet high and six feet wide, and located no higher than the first
floor of the building, or a one- or two-sided monument sign, with
a sign face also no larger than 2 1/2 feet high and six feet
wide, with the top of the sign no higher than four feet above grade
and located with a minimum setback of five feet from the property
line.
(5)
In addition, development in the R-RO District shall comply with all other applicable requirements of Chapter 33, Development Regulations, of the Township of Teaneck, except that where such standards conflict with those enumerated herein, the standards of the R-RO District shall apply. All development in the R-RO District shall also comply with the site and building design guidelines set forth in § 33-18(g).
[Added by Ord. No. 6-2019, 3-26-2019]
(a)
Intent. The intent of the overlay zone is to permit the development
of an inclusionary multifamily residential development in which a
certain proportion of the dwelling units are set aside for occupancy
by low- and moderate-income households.
(c)
Permitted accessory uses. Accessory uses and structures which
are customary and incidental to the principal permitted uses on the
lot.
(e)
Townhouses and apartments. Where a combination of market-rate
townhouses and affordable apartment unit is provided, the bulk standards
set forth for townhouses in Subsection (d)(1) above shall apply, except
that the maximum overall density permitted shall be 12 units per acre.
(f)
Affordable housing requirements.
(1)
In the case of a for-sale project, 20% of the units shall be
set aside for low- and moderate-income households. In the case of
a rental project, 15% of the units shall be set aside for low- and
moderate-income households.
(2)
The affordable units shall have a minimum thirty-year deed restriction.
(3)
Any such affordable units shall comply with the Uniform Housing
Affordability Controls (UHAC), applicable COAH affordable housing
regulations, the Fair Housing Act,[1] any applicable order of the court, and other applicable
laws. The units shall meet the bedroom distribution required by UHAC.
The units shall meet the low/moderate income split required by the
Uniform Housing Affordability Controls and provide at least 13% of
the units as very-low-income units as mandated by the Fair Housing
Act.
[1]
Editor's Note: See N.J.S.A. 52:27D-301 et seq.
[Added by Ord. No. 2-2022, 1-18-2022]
(a)
Purpose.
The purpose of this district is to restrict and provide guidance for
the use of former public lands, buildings and structures for private,
community or religious use.
(b)
Permitted
principal uses.
(1)
Privately owned nonprofit community centers, education establishments,
recreation facilities and houses of worship.
(c)
Permitted
accessory uses: uses customarily incidental to the permitted principal
uses.
(d)
Conditional
uses: none.
(e)
(f)
Other
provisions and requirements: none.
[Added by Ord. No. 48-2022, 11-22-2022]
(a)
AGE RESTRICTED RESIDENTIAL UNIT
Definition.
A housing unit designed to meet the needs of, and exclusively
for, the residents of an age-restricted segment of the population
where the head of the household is a minimum age of either 62 years,
or 55 years and meets the provisions of 42 U.S.C. § 3601
et seq., except that due to death, a remaining spouse of less than
55 years of age shall be permitted to continue to reside.
(c)
Permitted accessory uses.
(1)
Off-street parking facilities.
(2)
Other customary and accessory uses associated with the permitted
principal uses, provided that they are subordinate to the principal
use, do not change the character of the principal use and serve only
the principal use, including but not limited to the following:
a.
Lobby, management offices, leasing or sales offices for dwelling
units or commercial space;
b.
Conference center, meeting rooms, business center, billiards,
pool, game arcade, simulator, spa, lounge;
c.
Dropoff/package delivery area, loading spaces and docks, recycling
and refuse storage areas;
d.
Amenities (indoor/outdoor), including but not limited to active
or passive amenity courtyard space and/or terraces, rooftop, pool,
fitness center and multipurpose rooms.
e.
Lockers and storage, including for mail parcels and packages.
(e)
Other provisions and requirements.
(2)
Affordable housing set-aside. All developments with the SHO
District shall provide on-site dwelling units which qualify for credit
as low- and moderate-income housing per the requirements of New Jersey's
Fair Housing Act and which meet the income, bedroom distribution and
other requirements of the Uniform Housing Affordability Controls (N.J.A.C.
5:80-26.1 et seq.), in the following minimum percentages:
(3)
Site and building design requirements. In reviewing site plan
applications for the SHO District, the approving authority shall consider
the criteria set forth in the following provisions. In reviewing such
applications, the approving authority shall have the power to grant
waivers from the following provisions as may be reasonable and within
the general purposes and intent of this chapter, if the literal enforcement
of one or more provisions of this subsection is impractical or will
enact undue hardship because of peculiar conditions pertaining to
the land in question.
a.
Fencing, buffers, lighting and landscaping.
1.
A six-foot-high board-on-board fence shall be provided along
any property line adjacent to a residential use.
2.
A buffer of a minimum width of 10 feet comprised of a double
row of staggered trees with at least two varieties of evergreen and
deciduous trees (four varieties in total) shall be provided along
the entire length of property lines adjacent to residential uses.
3.
Exterior lighting shall be limited to vehicle entrances, parking
areas, retail entries (if retail uses are provided) and for residential
uses at the front lobby pedestrian entry area only. A light fixture
shall not exceed a height of 18 feet and shall have shields to prevent
light spillage onto any adjacent property.
4.
Areas of the site which are not covered by buildings or paving
shall be landscaped with lawn, shrubs and trees.
b.
Refuse and recycling. Refuse and recycling areas are encouraged
to be provided within the building. If such areas are provided outdoors,
they shall only be permitted in the rear yard and shall meet the same
setbacks as those required for buildings. Such areas shall be shielded
on all sides by wood, simulated wood or steel fencing, or walls of
the same exterior material and color as that of the principal building,
and sufficient in height to screen all refuse and recycling storage
containers.
(4)
Building design.
a.
Massing and architecture.
1.
Building mass should be delineated horizontally to highlight
the base and the roofline, with the highest level of detailing and
more substantial weight materials on the lowest portion. The base
of buildings should be highlighted architecturally, such as with varied
fenestration; different materials; taller floor heights; horizontal
banding, belt course, cornices, or other detailing; and varied material
textures or patterns. The roofline should be highlighted with a parapet
wall, balustrade, or deep cornice.
b.
Architectural detailing.
1.
Building facades shall be broken down so that they appear as
a series of distinct bays, each not to exceed 50 feet in width. The
distinguishing features of such bays should include dimensional changes,
such as columns, pilasters, or changes in facade plane, as well as
textural, pattern, and/or material variation.
2.
Upper-story residential facades on all sides of buildings shall
have windows occupying at least 25% of such upper-floor facade areas.
Upper-level windows shall be vertically proportioned and shall have
raised trim and/or recessed glazing so as to create shadow lines for
visual interest.
3.
Primary building entries shall be architecturally highlighted
in the facade through features such as building massing, projecting
or recessed entries, glazing patterns, transom windows, and canopies
or awnings.
4.
Preferred primary materials for solid portions of building facades
are masonry, brick, wood, HardiePlank® or similar fiber cement siding. Metal may be used as an accent material.
No more than three different primary materials should be used on building
facades. Within the primary materials, variations in colors, textures,
and pattern may be employed to further break up the bulk or mass of
a building. All building facades should exhibit the same or similar
degree of architectural detailing.
5.
Materials and/or details should be extended around building
corners and extensions in order to avoid a pasted-on appearance. Material
changes should occur at a logical transition point, related to dimensional
architectural massing or detailing.
6.
Any portion of enclosed parking areas within the building shall
be architecturally screened along all street-facing frontages so as
to disguise the parking areas. The facade of a parking area shall
have window openings that match the fenestration of the residential
stories and incorporate decorative screening grilles and/or transparent
glazing.
[Ord. No. 1811, § 26; amended by Ord. No. 1821, §§ 2, 3, 4, 5; Ord. No. 1859, 5-27-1980, § 9; Ord.
No. 1904, 4-7-1981, § 1; Ord. No. 1941, 2-2-1982, § 3; Ord. No. 2019, 1-3-1984, § 1; Ord. No. 2042, 7-9-1984, § 8; Ord.
No. 3498, 5-13-1997, § 11; Ord. No. 3550, 4-7-1998, § 1; Ord.
No. 3623, 2-8-2000, § 2; Ord. No. 3908, 10-6-2005, § 3; Ord.
No. 3953, 7-25-2006, § 1; Ord. No. 4005, 5-8-2007, § 1; Ord.
No. 4015, 8-21-2007, §§ 4,
5; Ord. No. 10-2020, 6-16-2020]
(a)
Public utility installations. The following specifications and standards
shall apply to the development of a public utility installation in
a district which permits the same as a conditional use:
(1)
A "public utility" shall be those activities and operations
enumerated in N.J.S.A. 48:2-13, under privileges granted by the State
of New Jersey or by any political subdivision thereof. Said public
utilities include but are not necessarily limited to transportation
systems, such as railroad and bus, gas, electric, water and sewer
service, solid waste collection and/or disposal, telephone and telegraph
systems and radio and television transmitting and receiving stations.
(2)
Open storage yards in the L-I District shall be screened.
(3)
The approving authority shall determine that the proposed installation
is necessary and convenient for the efficiency of the public utility
system in the proposed location and that all other alternative locations
have been fully investigated and rejected.
(4)
Any adverse effects to the safety and aesthetics of the surrounding
neighborhood shall be effectively minimized by mechanical devices
and procedures and by sufficient fencing, landscaping and setbacks.
(b)
Public nursery schools and public and private elementary and secondary
schools. The following specifications and standards shall apply to
the development of public nursery schools and public, parochial and
private elementary and secondary schools in a district which permits
the same as a conditional use:
[Amended by Ord. No. 2-2022, 1-18-2022]
(1)
They shall be certified by the appropriate licensing authority
of the State of New Jersey.
(2)
Dimensional, density and other bulk restrictions.
a.
Minimums.
|
Type
|
Minimum Requirement
| |
|---|---|---|
|
Lot area
| ||
|
Public nursery schools
|
1/2 acre
| |
|
Elementary schools
|
5 acres, plus 1 additional acre for each 100 pupils
| |
|
Secondary schools
|
10 acres, plus 1 additional acre for each 100 pupils
| |
|
Lot width
| ||
|
Public nursery schools
|
None
| |
|
Elementary schools
|
150 feet
| |
|
Secondary schools
|
400 feet
| |
|
Front yard setback
| ||
|
Public nursery schools
|
25 feet or a distance equal to the height of the building, whichever
is greater
| |
|
Elementary schools and secondary schools
|
100 feet
| |
|
Rear yard setback
| ||
|
Public nursery schools
|
25 feet or a distance equal to the height of the building, whichever
is greater
| |
|
Elementary schools
|
100 feet
| |
|
Side yard width
| ||
|
Public nursery schools
|
15 feet or a distance equal to 1/2 the height of the building,
whichever is greater, for either side yard, for both side yards of
30 feet or a distance equal to the height of the building, whichever
is greater
| |
|
Elementary schools and secondary schools
|
100 feet for either side yard, and a combined width for both
side yards of 200 feet
| |
b.
Maximums.
|
Type
|
Maximum Requirement
| |
|---|---|---|
|
Building coverage
| ||
|
Public nursery schools
|
30%
| |
|
Elementary schools
|
35%
| |
|
Lot coverage
| ||
|
Public nursery schools
|
60%
| |
|
Building height
| ||
|
Public nursery schools
|
35 feet
| |
(3)
On-tract parking shall be provided in the following ratios:
|
Type
|
Requirement
|
|---|---|
|
Public nursery schools
|
1 parking space per staff member or employee, plus 3 spaces,
but no fewer than a total of 5 parking spaces
|
|
Elementary schools and junior high schools
|
1 parking space per staff member or employee, plus 1 parking
space for each 10 pupils
|
|
High schools
|
1 parking space per staff member or employee, plus 1 parking
space for each 5 pupils
|
|
The foregoing requirements are deemed to be minimum requirements
and may be increased by the approving authority based upon the unavailability
of public transportation, the distances to be traveled by the student
population and, in the case of high school students, the percentage
of students driving their own motor vehicles.
| |
(4)
On-site loading and unloading areas for buses and delivery vehicles
shall be provided no closer than 150 feet to any intersecting public
street.
(5)
No driveway shall open onto a public street within 150 feet
of an intersecting public street, measured from the intersection of
the tangents of the adjacent curblines.
(6)
Development shall be barred if any lot line of the proposed
development would be either within a 1,000-foot linear zone or within
a 250-foot perimeter zone, in which the lot line of an existing school,
house of religious worship, nonprofit recreational facility, public
or private meeting hall or other place of public assembly is also
within said linear zone or perimeter zone.
a.
As
used herein, "linear zone" shall mean both sides of the street on
which the proposed development will front and, if the street terminates
less than 1,000 feet in either direction, then the linear zone shall
include the balance of 1,000 feet along the same street course as
if it were extended. If the street right-of-way changes course and/or
becomes another named street, the linear zone shall continue into
the new course or new street for the balance of the linear distance.
b.
As
used herein, "perimeter zone" shall mean the area surrounding the
proposed development lot and parallel to the lot lines of the proposed
development.
(7)
Fences not exceeding six feet in height may be permitted within the required front yard, side yard and rear yard setbacks, provided same comply with the sight triangle requirements of § 33-29(b)(1) required at each intersection of streets and streets and driveways.
(c)
Recreational facilities. The following specifications and standards
shall apply to the development of nonprofit recreational facilities
in a district which permits same as a conditional use:
(1)
The term "nonprofit recreational facilities" shall mean buildings
and/or vacant lands either owned or operated by a nonprofit membership
organization and used for recreational purposes, such as a swim club,
tennis club, golf club, playground or park.
(2)
No building, structure or active recreational use shall be located
within 75 feet of a residential lot line.
(4)
One on-tract parking space shall be provided for every two anticipated
family memberships or for every four anticipated members, whichever
is greater.
(5)
Any adverse effects to the safety and aesthetics of the surrounding
neighborhood shall be effectively minimized by the appropriate use
of artificial or natural landscaping, screening and fencing.
(6)
Development shall be barred if any lot line of the proposed
development would be either within a 1,000-foot linear zone or within
a 250-foot perimeter zone, in which the lot line of an existing child-care
center, school, house of religious worship, nonprofit recreational
facility, public or private meeting hall or other place of public
assembly is also within said linear zone or perimeter zone.
a.
As
used herein, "linear zone" shall mean both sides of the street on
which the proposed development will front, and, if the street terminates
less than 1,000 feet in either direction, then the linear zone shall
include the balance of 1,000 feet along the same street course as
if it were extended. If the street right-of-way changes course and/or
becomes another named street, the linear zone shall continue into
the new course or new street for the balance of the linear distance.
b.
As
used herein, "perimeter zone" shall mean the area surrounding the
proposed development lot and parallel to the lot lines of the proposed
development.
(7)
No driveway shall open onto a public street within 150 feet
of an intersecting public street, measured from the intersection of
the tangents of the adjacent curblines.
(d)
Houses of religious worship. The following specifications and standards
shall apply to the development of houses of worship in a district
which permits same as a conditional use:
[Amended by Ord. No. 10-2020, 6-16-2020]
(1)
Fences not exceeding six feet in height may be permitted within the required front yard, side yard and rear yard setbacks, provided same comply with the sight triangle requirements of § 33-29(b)(1) required at each intersection of streets and streets and driveways.
(2)
Dimensional, density and other bulk restrictions.
a.
Minimums.
|
Type
|
Minimum Requirement
|
|---|---|
|
Lot area
|
1/2 acre
|
|
Side yard width
|
15 feet or a distance equal to 1/2 of the height of the building,
whichever is greater
|
|
Side yard width, combined
|
30 feet or a distance equal to the height of the building, whichever
is greater
|
|
Front yard setback
|
25 feet or a distance equal to the height of the building, whichever
is greater
|
|
Rear yard setback
|
25 feet or a distance equal to the height of the building, whichever
is greater
|
b.
Maximums.
|
Type
|
Maximum Requirement
|
|---|---|
|
Building coverage
|
30%
|
|
Lot coverage
|
60%
|
|
Building height
|
35 feet
|
(3)
Off-street parking shall be provided as follows: One on-tract
parking space shall be provided for every 100 square feet of public
assembly area up to 3,000 square feet. In excess of 3,000 square feet
of public assembly area, 30 on-tract parking spaces shall be provided,
plus one on-tract parking space for every 200 square feet of public
assembly area in excess of 3,000 square feet of public assembly space.
(4)
No driveway shall open onto a public street within 75 feet of
an intersecting public street, measured from the intersection of the
tangents of the adjacent curblines.
(5)
The exterior design of any structure used in connection with
such facility shall conform to the general character of the area.
(f)
Nursing homes. The following specifications and standards shall apply
to the development of a nursing home in a district which permits same
as a conditional use:
(1)
On-site parking shall be provided in a ratio of one space for
every three beds, plus one on-tract space for each staff member.
(2)
Dimensional, density and other bulk restrictions. The provisions
in the R-M District for multifamily dwellings shall apply, except
as hereinafter set forth.
(4)
No driveway shall open onto a public street within 150 feet
of an intersecting public street, measured from the intersection of
the tangents of the adjacent curblines.
(g)
Motor vehicle service stations and public garages. The following
specifications and standards shall apply to the development of motor
vehicle service stations and public garages in a district which permits
same as a conditional use:
(1)
Fuel pumps shall be located not less than 25 feet from any street
line or property line.
(2)
The entire area of the site traversed by motor vehicles shall
be hard-surfaced.
(3)
Driveways shall cross the sidewalk at right angles and shall
not be more than 30 feet wide. Driveways shall be no less than 10
feet from any side lot line and no less than 50 feet from intersecting
street lines. No more than two driveways shall be permitted for each
100 feet of street frontage.
(4)
Motor vehicle repairs shall be performed in a fully enclosed
building. No parts or partially dismantled motor vehicles shall be
stored out of doors.
(6)
The use of a motor vehicle service station or public garage
for overnight parking of vehicles, other than vehicles owned by the
proprietor or employees thereof, shall be permitted, subject to the
following requirements:
a.
No vehicle in excess of one ton manufacturer's rated capacity
may be parked overnight.
b.
Each space to be used for overnight parking shall be striped
and numbered.
c.
No interior building space of the service station shall be so
used, except to store customers' vehicles under repair.
d.
A zoning permit shall be obtained as provided in § 33-23 hereof, except that the zoning permit shall expire every 12 months and shall be renewable annually. The Zoning Officer may decline to renew the zoning permit if he determines that a condition of the permit has been violated. Site plan approval shall not be required for the use of an existing motor vehicle service station or public garage for overnight parking of vehicles.
(7)
On-site parking shall be provided in a ratio of one space per
1,000 square feet of lot area.
(h)
Home professional office. The following specifications and standards
shall apply to the development of a home professional office which
employs more than two persons other than the resident professional,
but no more than six such employees. If no more than two persons other
than the resident professional are employed, the use is a permitted
accessory use in the R-S and R-M Districts, and these criteria do
not apply. If more than six persons other than the resident professional
are employed, the use is prohibited.
(1)
One on-tract parking space shall be provided for each nonresident employee, plus three spaces for clients or patients of the professional. In addition, on-site spaces for the dwelling unit shall be provided as set forth in § 33-28(b)(3). The approving authority may reduce the required number of off-street parking spaces if on-street parking is available and preferred to blacktopping the subject property or municipal or other off-street parking is accessible in the immediate area.
(2)
The office shall occupy no more than the equivalent of 1/2 of
the gross floor area of the building in which it is located.
(3)
Any adverse effects to the safety and aesthetics of the surrounding
neighborhood shall be effectively minimized by the appropriate use
of artificial or natural landscaping, screening and fencing.
(i)
Fast-food restaurant. The following specifications and standards
shall apply to the development of a fast-food restaurant in a district
which permits same as a conditional use:
(1)
No drive-in or drive-through facilities are permitted.
(2)
No driveway shall open upon a public street within 150 feet
of an intersecting public street, measured from the intersection of
the tangents of the adjacent curblines.
(3)
No more than two driveways shall be permitted for each 100 feet
of street frontage.
(4)
One on-site parking space shall be provided for every two seats,
plus 10% of the required spaces for employee parking.
(5)
No lot line or portion thereof shall be within 1,500 feet of
the lot line or portion thereof of another fast-food restaurant, car
wash or tire distribution center.
(j)
Car wash. The following specifications and standards shall apply
to the development of a car wash in a district which permits same
as a conditional use:
(1)
No driveway shall open upon a public street within 150 feet
of an intersecting public street, measured from the intersection of
the tangents of the adjacent curblines.
(2)
No more than two driveways shall be permitted for each 100 feet
of street frontage.
(3)
No lot line or portion thereof shall be within 1,500 feet of
the lot line or portion thereof of another car wash, fast-food restaurant
or tire distribution center.
(k)
Tire distribution center. The following specifications and standards
shall apply to the development of tire distribution centers in a district
which permits same as a conditional use:
(1)
No driveway shall open upon a public street within 150 feet
of an intersecting public street, measured from the intersection of
the tangents of the adjacent curblines.
(2)
No more than two driveways shall be permitted for each 100 feet
of street frontage.
(3)
No lot line or portion thereof shall be within 1,500 feet of
the lot line or portion thereof of another tire distribution center,
fast-food restaurant or car wash.
(l)
Retail alcoholic beverage distributor. The following specifications
and standards shall apply to premises used, in whole or in part, for
the retail sale of alcoholic beverages under a plenary retail distribution
license, in a district which permits same as a conditional use:
(1)
No lot line or portion thereof shall be within 1,500 feet of
the lot line or portion thereof of another retail liquor distributor.
(m)
Wireless communications towers and antennas.
(1)
Purpose. The purpose of this subsection is to establish general
guidelines for the siting of wireless communications towers and antennas.
The goals of this subsection are to protect residential areas and
land uses from potential adverse impacts of towers and antennas; encourage
the location of towers in nonresidential areas; minimize the total
number of towers throughout the community; strongly encourage the
joint use of new and existing tower sites as a primary option rather
than construction of additional single-use towers; encourage users
of towers and antennas to locate them, to the extent possible, in
areas where the adverse impact on the community is minimal; encourage
users of towers and antennas to configure them in a way that minimizes
the adverse visual impact of the towers and antennas through careful
design, siting, landscape screening and innovative camouflaging techniques;
enhance the ability of the providers of telecommunications services
to provide such services to the community quickly, effectively and
efficiently; consider the public health and safety of communication
towers; and avoid potential damage to adjacent properties from tower
failure through engineering and careful siting of tower structures.
In furtherance of these goals, the Township of Teaneck shall give
due consideration to the Township of Teaneck's Master Plan, Zoning
Map, existing land uses and environmentally sensitive areas in approving
sites for the location of towers and antennas.
(2)
ALTERNATIVE TOWER STRUCTURE
ANTENNA
BACKHAUL NETWORK
FAA
FCC
HEIGHT
PREEXISTING TOWERS and PREEXISTING ANTENNAS
TOWER
Definitions. As used in this subsection, the following terms
shall have the meanings set forth below:
Man-made trees, clock towers, bell steeples, light poles
and similar alternative-design mounting structures that camouflage
or conceal the presence of antennas or towers.
Any exterior transmitting or receiving device mounted on
a tower, building or structure and used in communications that radiate
or capture electromagnetic waves, digital signals, analog signals,
radio frequencies (excluding radar signals), wireless telecommunications
signals or other communication signals. Antennas shall further be
classified as whip-type, rectangular- or box-type, metal spine-type
or dish-type.
The lines that connect a provider's towers/cell sites to
one or more cellular telephone switching offices and/or long distance
providers or the public switched telephone network.
The Federal Aviation Administration.
The Federal Communications Commission.
When referring to a tower, antenna or other structure, the
distance measured from the finished grade of the parcel to the highest
point on the tower or other structure, including the base pad and
any antenna attached thereto.
Any tower or antenna for which a building permit or zoning
permit has been properly issued prior to the effective date of this
subsection, including permitted towers or antennas that have not yet
been constructed so long as such approval is current and not expired.
Any structure that is designed and constructed primarily
for the purpose of supporting one or more antennas for telephone,
radio and similar communications purposes, including but not limited
to self-supporting lattice towers, guyed towers or monopole towers.
The term also includes radio and television transmission towers, microwave
towers, common-carrier towers, cellular telephone towers, alternative
tower structures and the like. The term includes the structure and
any support thereto.
(3)
Applicability.
a.
New towers and antennas. All new towers or antennas in the Township
of Teaneck shall be subject to these regulations, except as provided
in Subsection (m)(3)b through d, inclusive.
b.
Amateur radio station operators. This subsection shall not govern
any tower, or the installation of any antenna, that is under 35 feet
in height and is owned and operated by a federally licensed amateur
radio station operator.
c.
Preexisting towers or antennas. Preexisting towers and preexisting
antennas shall not be required to meet the requirements of this subsection,
other than the requirements of Subsection (m)(4)f and g.
d.
AM array. For purposes of implementing this subsection, an AM
array, consisting of one or more tower units and supporting ground
system which functions as one AM broadcasting antenna, shall be considered
one tower. Measurements for setbacks and separation distances shall
be measured from the outer perimeter of the towers included in the
AM array. Additional tower units may be added within the perimeter
of the AM array by right.
(4)
General requirements.
a.
Conditional use. Antennas and towers shall be considered conditional
uses in those zone districts which permit towers and antennas as conditional
uses. A different existing use of an existing structure on the same
lot shall not preclude the installation of an antenna or tower on
such lot.
b.
Lot size. For purposes of determining whether the installation
of a tower or antenna complies with district development regulations,
including but not limited to setback requirements, lot coverage requirements
and other such requirements, the dimensions of the entire lot shall
control, even though the antennas or towers may be located on leased
parcels within such lot.
c.
Aesthetics. Towers and antennas shall meet the following requirements:
1.
Towers and antennas shall be painted a neutral color so as to
reduce visual obtrusiveness, subject to any applicable standards of
the FAA.
2.
At a tower and/or antenna installation site, the design of the
buildings and related structures shall, to the extent possible, use
materials, colors, textures, screening and landscaping that will blend
them into the natural setting and surrounding buildings.
3.
If an antenna is installed on a structure other than a tower,
the antenna and supporting electrical and mechanical equipment must
be of a neutral color that is identical to, or closely compatible
with, the color of the supporting structure so as to make the antenna
and related equipment as visually unobtrusive as possible. In addition,
the antenna and supporting electrical and mechanical equipment must
be screened from view from adjacent properties. The height of such
screening must equal the height of the installed antenna.
4.
All towers erected within the P Public Land Zone District shall
be of the monopole-type design. Antennas mounted on these towers shall
be fully enclosed within the skin of the pole structure.
d.
Lighting. Towers and antennas shall not be artificially lighted,
unless required by the FAA or other applicable authority. If lighting
is required, the lighting alternatives and design chosen must cause
the least disturbance to the surrounding views.
e.
State or federal requirements. All towers must meet or exceed
current standards and regulations of the FAA, the FCC and any other
agency of the state or federal government with the authority to regulate
towers and antennas. If such standards and regulations are changed,
then the owners of the towers and antennas governed by this subsection
shall bring such towers and antennas into compliance with such revised
standards and regulations within six months of the effective date
of such standards and regulations, unless a different compliance schedule
is mandated by the controlling state or federal agency. Failure to
bring towers and antennas into compliance with such revised standards
and regulations shall constitute grounds for the removal of the tower
or antenna at the owner's expense.
f.
Building codes; safety standards. To ensure the structural integrity
of towers, the owner of a tower shall ensure that it is maintained
in compliance with standards contained in the New Jersey Uniform Construction
Code (N.J.S.A. 52:27D-119 et seq.), the applicable standards for towers
that are published by the Electronic Industries Association, latest
edition, and the National Electrical Safety Code for clearance of
utility lines.
1.
All antennas used for the transmission of signals where the
height of the path of the transmission beam is less than 10 feet above
an adjacent walking surface shall be installed with a safety interruption
device capable of stopping the antenna transmissions if any object
comes within the signal path for longer than 0.20 second.
g.
Measurement. For purposes of measurement, tower setbacks and
separation distances shall be calculated and applied to facilities
located in the Township of Teaneck irrespective of municipal and county
jurisdictional boundaries.
h.
Not essential services. Towers and antennas shall be regulated
and permitted pursuant to this subsection and shall not be regulated
or permitted as essential services, public utilities or private utilities.
i.
Franchises. Owners and/or operators of towers or antennas shall
certify that all franchises required by law for the construction and/or
operation of a wireless communication system in the Township of Teaneck
have been obtained and shall file a copy of all required franchises
with the Construction Official.
j.
Signs. No signs shall be allowed on an antenna or tower.
k.
Buildings and support equipment. Buildings and support equipment
associated with antennas or towers shall comply with the requirements
of Subsection (m)(7). No building or support equipment shall be used
for human occupancy other than for routine maintenance of equipment
contained therein.
l.
Cable microcell networks. If a cable microcell network is proposed,
all cables, wires and equipment shall be located so that they do not
interfere with the municipal fire alarm equipment and cable system.
Applications for cable microcell network systems must be reviewed
and approved by the Fire Department and Engineering Department of
the Township of Teaneck as prior approvals before issuance of required
construction permits.
(5)
Where permitted.
a.
General. Wireless telecommunications towers, antennas and related
equipment may be located in the following areas only:
1.
Antennas located on towers. Antennas, for the reception and/or
transmission of signals, located on towers, the tower structures and
equipment cabinets and buildings may be located within the L-I Light
Industry Zone District and within the P Public Land Zone District,
except on property used for private or public school purposes.
2.
Antennas located on utility and light poles. Antennas, for the
reception and/or transmission of signals, mounted on utility and light
poles may be located on any existing utility or lighting pole within
the street right-of-way under the control of the Township of Teaneck
where such street right-of-way is within or adjacent to a nonresidential
zoning district. Whip-type or box-type antennas may be located on
utility and light poles. Dish-type antennas are not permitted to be
mounted on utility or light poles within the street right-of-way.
All equipment cabinets and buildings must be located outside the street
right-of-way and within a nonresidential zoning district, in accordance
with Subsection (m)(7) herein.
3.
Antennas located on buildings. Antennas, for the reception and/or
transmission of signals, mounted on buildings, may be located on any
nonresidential use building within the H Hospital District, L-I Light
Industry District, U University District, RC-1 Redevelopment Commercial
- Office/Retail District, RC-2 Redevelopment Commercial - Hotel/Motel
District, RC-3 Redevelopment Commercial - Hotel Accessory District
and P Public Land District.
b.
Availability of suitable existing towers, other structures,
or alternative technology. No new tower shall be permitted unless
the applicant demonstrates to the reasonable satisfaction of the municipal
board having jurisdiction that no existing tower, structure or alternative
technology that does not require the use of towers or structures can
accommodate the applicant's proposed antenna. An applicant shall submit
information requested by the municipal board having jurisdiction related
to the availability of suitable existing towers, other structures
or alternative technology. Evidence submitted to demonstrate that
no existing tower, structure or alternative technology can accommodate
the applicant's proposed antenna may consist of any of the following:
1.
No existing towers or structures are located within the geographic
area which meet the applicant's engineering requirements.
2.
Existing towers or structures are not of sufficient height to
meet the applicant's engineering requirements.
3.
Existing towers or structures do not have sufficient structural
strength to support the applicant's proposed antenna and related equipment.
4.
The applicant's proposed antenna would cause electromagnetic
interference with the antenna on the existing towers or structures,
or the antenna on the existing towers or structures would cause interference
with the applicant's proposed antenna.
5.
The fees, costs or contractual provisions required by the owner
in order to share an existing tower or structure or to adapt an existing
tower or structure for sharing are unreasonable. Costs exceeding new
tower development are presumed to be unreasonable.
6.
The applicant demonstrates that there are other limiting factors
that render existing towers and structures unsuitable.
7.
The applicant demonstrates that an alternative technology that
does not require the use of towers or structures, such as a cable
microcell network using multiple low-powered transmitters/receivers
attached to a wireline system, is unsuitable. Costs of alternative
technology that exceed new tower or antenna development shall not
be presumed to render the technology unsuitable.
c.
Prohibited locations. No antennas, for the reception and/or
transmission of signals, tower structures and equipment cabinets and
buildings may be located within any of the following:
1.
Within any road, street or highway right-of-way under federal
or state jurisdiction.
2.
Upon any property used for rail transportation or services.
3.
Within any R-S Residential Single-Family District, R-M Residential
Multifamily District, B-R Special Business - Residential District
and RR-M Redevelopment Residential Multifamily District Zones.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
4.
Upon any property used for private or public school purposes.
(6)
Dimensional and bulk requirements. All dimensional and bulk
requirements of the zone district in which the wireless communications
tower or antenna is located shall apply except as otherwise provided
in Subsections (m)(6)a through e, inclusive.
a.
Height. The maximum height of any tower erected within the Township
of Teaneck shall be 150 feet in all districts as allowable by law.
b.
Setbacks. The following setback requirements shall apply to
all towers.
1.
Towers located within the L-I Light Industry Zone District must
be set back a distance equal to at least 125% of the height of the
tower from any adjoining lot line.
2.
Towers located within the P Public Land Zone District must be
set back a minimum of 25 feet from any street line, a minimum of 15
feet from side and rear property lines and 90 feet from any lot within
the R-S Residential Single-Family Detached Zone District which contains
a single-family detached dwelling.
3.
Guys must satisfy the minimum zoning district setback requirements.
c.
Separation. The following separation requirements shall apply
to all towers and antennas located within the L-I Light Industry Zone
District:
1.
Separation from off-site uses/designated areas.
[i]
Tower separation shall be measured from the base
of the tower to the lot line of the off-site uses and/or designated
areas as specified in Table 1, except as otherwise provided in Table
1.
[ii]
Separation requirements for towers shall comply
with the minimum standards established in Table 1.
|
Table 1
| |
|---|---|
|
Off-Site Use/Designated Area
|
Separation Distance
|
|
Residential zone districts
|
200 feet or 300% of the height of the tower, whichever is greater
|
|
Residential uses in nonresidential zone districts
|
100 feet or 125% of the height of the tower, whichever is greater
|
2.
Separation distances between towers.
[i]
Minimum separation distances between towers located
within the L-I Light Industry Zone District shall be applicable for
and measured between the proposed tower and preexisting towers. The
separation distances shall be measured by drawing or following a straight
line between the base of the existing tower and the proposed base,
pursuant to a site plan, of the proposed tower. The minimum separation
distances (listed in linear feet) shall be as shown in Table 2.
|
Table 2
| |||
|---|---|---|---|
|
Existing Towers - Types
| |||
|
Lattice
(linear feet)
|
Guyed
(linear feet)
|
Monopole Less Than 70 Feet in Height
(linear feet)
| |
|
Lattice
|
5,000
|
5,000
|
1,000
|
|
Guyed
|
5,000
|
5,000
|
1,000
|
|
Monopole less than 70 feet in height
|
1,000
|
1,000
|
1,000
|
d.
Security fencing. Towers shall be enclosed by security fencing
not less than six feet in height and shall also be equipped with an
appropriate anticlimbing device; provided, however, that the municipal
board having jurisdiction may waive such requirements, as it deems
appropriate.
(7)
Buildings or other equipment storage.
a.
Antennas mounted on structures or rooftops. The equipment cabinet
or stricture used in association with antennas shall comply with the
following:
1.
The cabinet or structure shall not contain more than 120 square
feet of gross floor area or be more than eight feet in height. In
addition, the cabinet or structure shall not exceed the maximum allowable
height for principal buildings of the zone district in which the antenna
is located.
2.
If the equipment structure is located on the roof of a building,
the area of the equipment structure, other equipment and structures
and required screening of the antenna and equipment, whether associated
with the antennas or for other purposes, shall not occupy more than
50% of the roof area.
3.
All screening, equipment structures and antennas must be set
back from the face of the building a minimum of 10 feet or the height
of the screening, whichever is greater.
4.
Equipment storage buildings or cabinets shall comply with all
applicable construction codes.
5.
Access to all building-mounted antennas and supporting equipment
shall be secured from the general public. The applicant shall install
and maintain alarms or locks on access hatches and doors providing
access to the antennas, equipment storage buildings and cabinets,
as directed by the Construction Official.
b.
Antennas mounted on utility poles or light poles. The equipment
cabinet or structure used in association with antennas shall be located
in accordance with the following:
1.
The equipment cabinet or structure shall not be located within
any right-of-way under the control of the Township of Teaneck.
2.
The structure or cabinet shall not be located in any required
front yard setback.
3.
The equipment cabinet or structure shall be no greater than
eight feet in height or 120 square feet in gross floor area.
4.
The structure or cabinet shall be screened by an evergreen hedge
with an ultimate height of eight feet and a planted height of at least
five feet.
c.
Antennas located on towers. The equipment cabinet or structure
shall not contain more than 200 square feet of gross floor area or
be more than 10 feet in height. When located within the L-I Light
Industry Zone District, all equipment cabinets or structures shall
be located in accordance with the minimum yard requirements of the
zoning district in which located. When located within the P Public
Land Zone District, all equipment cabinets or structures shall be
located a minimum of 25 feet from any street line and 15 feet from
any side or rear property line.
(8)
Removal of abandoned antennas and towers. Any antenna or tower
that is not operated for a continuous period of 12 months shall be
considered abandoned, and the owner of such antenna or tower shall
remove the same within 90 days of receipt of notice from the Township
of Teaneck notifying the owner of such abandonment. Failure to remove
an abandoned antenna or tower within said 90 days shall be grounds
to remove the tower or antenna at the owner's expense. If there are
two or more users of a single tower, then this provision shall not
become effective until all users cease using the tower.
(9)
Nonconforming uses.
a.
Not expansion of nonconforming use. Towers that are constructed
and antennas that are installed in accordance with the provisions
of this subsection shall not be deemed to constitute the expansion
of a nonconforming use or structure.
b.
Preexisting towers. Preexisting towers shall be allowed to continue
their usage as they presently exist. Routine maintenance (including
replacement with a new tower of like construction and height) shall
be permitted on such preexisting towers. New construction other than
routine maintenance on a preexisting tower shall comply with the requirements
of this subsection.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
c.
Rebuilding damaged or destroyed nonconforming towers or antennas.
If any nonconforming antenna or tower shall be destroyed by reason
of windstorm, fire, explosion or other act of God or the public enemy
or be altered through construction activities to an extent of more
than 75% of its value, then such destruction or alteration shall be
deemed complete and the structure may not be altered, rebuilt, restored
or repaired except in conformity with the regulations of this chapter.
Construction permits to rebuild a facility shall comply with the then
applicable New Jersey State Uniform Construction Code (N.J.S.A. 52:27D-119
et seq.) and shall be obtained within 180 days from the date the facility
is damaged, destroyed or altered. If no permit is obtained or if said
permit expires, the tower or antenna shall be deemed abandoned as
specified in Subsection (m)(8).
(n)
Assisted living facility. The following specifications and standards shall apply to the development of assisted living facilities which are allowed as a conditional use in all zone districts pursuant to this Subsection (n) except for the L-I Light Industry Zone and the RR-M Redevelopment Residential Multifamily Zone:
(1)
All assisted living facilities shall contain lot frontage upon
a secondary arterial street. Secondary arterial streets shall be defined
in the Township of Teaneck Master Plan.
(2)
Dimensional, density and other bulk restrictions.
(3)
Off-street parking, loading and driveways.
a.
A minimum of 0.5 space shall be provided for each bed. All fractional
spaces shall be rounded up to the next whole space.
b.
A minimum of one twelve-foot-by-thirty-foot loading space shall
be provided per building.
c.
All parking, loading and driveway areas, when located within
any side yard or front yard, shall be no closer than 15 feet to a
property line. All parking, loading and driveway areas, when located
within any rear yard, shall be no closer than 25 feet to a property
line.
(4)
All driveways shall open onto the secondary arterial street.
No driveway shall open onto a public street within 100 feet of an
intersecting street, measured from the tangents of the adjacent curblines.
(6)
The exterior design of any structure used in connection with
such a facility shall conform to the general character of the area.
All buildings shall be constructed with sloping roofs, whose roof
pitch shall be a minimum roof slope equal to five-inch rise for each
one foot of run.
(o)
Drive-through
facilities requirements. The following specifications and standards
shall apply to the development of drive-through facilities which are
allowed as a conditional use in any zone district which permits drive-through
facilities as a conditional use:
[Added by Ord. No. 5-2021, 2-23-2021]
(1)
Purpose.
These regulations are intended to ensure that an adequate amount of
space is allocated for on-site maneuvering and circulation, that vehicles
in a queue for service do not impede traffic on abutting streets,
and that stacking lanes will not have nuisance impacts on nearby residential
uses.
(2)
Applicability.
a.
The
regulations of this section apply to all permitted or conditional
uses within a zoning district that include drive-through facilities
and to all portions of a development that comprise the drive-through
facility.
b.
The
regulations apply to new developments, the addition of drive-through
facilities to existing developments, and the relocation of existing
drive-through facilities.
c.
Any
use in any district that has drive-through lanes and windows shall
provide sufficient space on site for vehicles to queue while customers
are being served, placing an order, or waiting to place an order or
to receive service.
(3)
Parts
of a drive-through facility. A drive-through facility is composed
of two parts:
(4)
Setbacks
and landscaping.
a.
Service points and stacking lanes on lots abutting residential zoning districts, including the R-S, R-M, RR-M, R-SCH, R-TH, R-AH, and R-AHO, shall be set back at least 10 feet and landscaped in accordance with the buffer yard standards of § 33-15(s).
(5)
Site
plan required. The development site plan shall show the location and
dimensions of the following:
a.
Driveways.
b.
Stacking
lane, including lane markings.
c.
Drive
aisle between stacking land and on-site parking areas.
d.
Service
points (including menu boards and service windows).
e.
Associated
facilities (including communications systems and access aisles).
f.
Adjacent
residential uses within 50 feet of the point of service or stacking
lanes.
(6)
Stacking
lane design and layout.
a.
Stacking
lanes shall be designed so that they do not interfere with on-site
parking and vehicle circulation.
b.
Stacking
spaces shall be nine feet wide by 18 feet long.
c.
All
stacking lanes shall be clearly identified, through such means as
striping, landscaping, pavement design, and signs.
d.
Stacking
starts at the stopping point behind the vehicle stopped at the point
of service.
e.
Layout
shall provide, whenever possible, for a minimum nine-foot-wide bypass
lane allowing motorists to exit the stacking lane before reaching
the drive-through window.
f.
Additionally,
the site layout shall provide a space sufficient for at least one
vehicle to move forward and clear the service window prior to exiting
the site or driveway onto a public street or sidewalk.
g.
Stacking
spaces necessary for the provisions of drive-through lanes shall be
determined using the following table:
|
Required Stacking Spaces
| |
|---|---|
|
Type of Facility
|
Number of Stacking Spaces
|
|
Drive-through bank
|
2 spaces per drive-through teller window or drive-up ATM
|
|
Drive-through coffee/donut shops
|
10 spaces
|
|
Dry laundry/cleaners
|
2 spaces
|
|
Drive-through fast-food
|
10 spaces
|
|
Car washes
|
5 spaces per washing station
|
|
Drive-through pharmacies
|
1 space
|
h.
The
site plan shall be designed to provide the minimum queue lengths outlined
above without blocking access or egress points, dumpster enclosures,
crosswalks, or parking stalls.
i.
All
queue lengths shall be measured from the center of the last window
for the drive-through service. For car washes, the length shall be
measured from the stop line prior to the car wash building. For ATMs
and access boxes, the length shall be measured from the actual ATM
or access box.
j.
The
queue lengths can be divided among multiple drive-through lanes.
(7)
Noise.
Speakers associated with drive-through facilities may not be audible
from abutting residential zones or any abutting lots occupied by residential
uses.
(p)
Cannabis establishments. The following specifications and standards
shall apply to the development of cannabis distributors, cannabis
testing facilities and cannabis establishments, including a cannabis
cultivator, a cannabis manufacturer, a cannabis wholesaler, a cannabis
retailer, and a cannabis delivery service, as those terms are defined
in N.J.S.A. 24:6I-33, within the L-I Light Industry District which
permits the same as a conditional use:
[Added by Ord. No. 29-2021, 8-10-2021; amended by Ord. No.
57-2021, 12-14-2021]
(1)
Dimensional, density and other bulk restrictions; other provisions
and requirements. Except as specifically modified herein, the dimensional,
density and other bulk restrictions and other provisions and requirements
of the L-I Light Industry District shall apply.
(2)
Location. Cannabis distributors, cannabis testing facilities
and cannabis establishments shall only be permitted within the following
lots and blocks within the L-I Light Industry District: Block 6002,
Lots 4 through 9.
(3)
Hours of operation. No cannabis retailer shall operate after
9:00 p.m. or prior to 10:00 a.m. on any day of the week within the
Township of Teaneck.
(4)
Outdoor cultivation prohibited. The cultivation of cannabis
shall only be permitted within a fully enclosed building. There shall
be no outdoor cultivation of cannabis permitted within the Township
of Teaneck.
(5)
On-site consumption prohibited. No cannabis or cannabis product
shall be smoked, eaten or otherwise consumed on the premises of any
cannabis distributor, cannabis testing facility and cannabis establishment
within the Township of Teaneck.
(6)
Control of odors. Any facility for the cultivation or manufacture
of cannabis products shall provide an air treatment system with sufficient
odor-absorbing ventilation and exhaust systems such that any odors
generated inside the facility are not detectable by a person of reasonable
sensitivity anywhere on adjacent property, within public rights-of-way,
or within any other unit located within the same building as the licensed
facility if the use only occupies a portion of the building.
(7)
Noise control. Any facility for cannabis distribution, testing,
cultivation, processing, manufacturing or similar operation shall
provide for noise mitigation features designed to minimize disturbance
from machinery, processing and/or packaging operations, loading, and
other noise-generating equipment or machinery. All licensed cannabis
distributors, cannabis testing facilities and cannabis establishments
must operate within applicable state decibel limitations.
(8)
Security.
a.
To the extent not already required by state law, all cannabis
distributors, cannabis testing facilities and cannabis establishments
must be equipped with security cameras covering all exterior parking
and loading areas, points of entry, interior spaces which are either
open to the public or used for the storage or processing of cannabis
products and points of payment. Security footage must be maintained
for the period of time required under state law or for a period of
six months, whichever is greater. Access to security camera footage
shall be provided to the Teaneck Police Department upon request by
the Department.
b.
To the extent not already required by state law, all cannabis
distributors, cannabis testing facilities and cannabis establishments
must provide at least one security guard during all times when the
facility is open or operating. At a minimum, the security guard shall
be a state-certified security officer whose certification is in good
standing.
c.
Any applicant for a cannabis distributor, cannabis testing facility
or cannabis establishment shall coordinate with the Chief of Police,
or his or her designee, regarding the measures to be taken to ensure
the security of the facility and the safety of the public and facility
employees. Such measures may include, but are not limited to, facility
access controls, surveillance systems, and site lighting consistent
with the requirements of state law.
(9)
Fencing. Perimeter fencing, eight feet in height, shall be installed
around any cannabis distributor, cannabis testing facility or cannabis
establishment, with a controlled entry point which shall be secured
when the premises are not open to the public.
(10)
Age restriction. No person under the age of 21 years may be
permitted within any cannabis distributor, cannabis testing facility
or cannabis establishment. Any person seeking entry into a cannabis
distributor, cannabis testing facility or cannabis establishment shall
be required to present proof of age to a security guard before gaining
entry.
(11)
Lighting. The exterior and parking area of a cannabis distributor, cannabis testing facility or cannabis establishment shall comply with the lighting requirements in accordance with Article III, Site Design Review.
(12)
Any cannabis distributor, cannabis testing facility or cannabis
establishment shall meet all of the requirements for licensure by
the New Jersey Cannabis Regulatory Commission and/or the New Jersey
Department of Health.
[Ord. No. 1811, § 27; amended by Ord. No. 2042, 7-9-1984, § 9]
(a)
Prohibited uses generally. Any use of any building or premises in such a manner that the health, safety, morals or welfare of the community may be endangered is prohibited. The use of a recreational vehicle for human habitation is prohibited, except on the site of a residence rendered uninhabitable by fire or other casualty and for a limited duration of six months from the date of such casualty. In such event, the recreational vehicle shall be inhabited only by the persons displaced by the casualty, after a temporary zoning permit has been issued by the building department pursuant to Chapter 11 of this Code. Travel trailers may be used for construction purposes on construction sites, but no sooner than 30 days prior to commencement of construction and no later than seven days after completion of construction, as determined by the Zoning Officer. A temporary zoning permit shall also be required pursuant to Chapter 11 of this Code.
(b)
Commercial uses prohibited in all districts. The following uses are
prohibited:
(1)
Uses not conducted within an enclosed building, except walk-up
and drive-in bank facilities, motor vehicle service stations, commercial
parking lots, outdoor table service facilities accessory to a restaurant
and outdoor display areas accessory to an enclosed landscape garden
center.
(2)
Billboards, except for billboards in the L-I District which are in compliance with § 33-27(b) of this chapter, signboards, advertising signs and devices not related to a business being conducted in the premises upon which it is displayed.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(3)
Auction markets.
(4)
Massage parlors.
(5)
Outdoor display of new or used motor vehicles, except as incidental
to a new car dealership.
(6)
Amusement rides and outdoor commercial recreational facilities,
such as miniature golf and golf driving ranges.
(7)
(Reserved)
(8)
Auto body shops.
(9)
Heavy commercial trucking depots or garages.
(10)
The sale of drug paraphernalia.
(c)
Industrial uses prohibited in all districts. Any use which is noxious
or offensive by reason of odor, dust, noise, smoke, gas, fumes, radiation
or similar conditions is prohibited, such as the following:
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(1)
Slaughterhouses.
(2)
Acetylene gas manufacture.
(3)
Airport or heliport.
(4)
Ammonia, chlorine and bleaching powder manufacture.
(5)
Animal black, lampblack, stove blacking, carbon graphite and
bone-black manufacture.
(6)
Blast furnaces and boiler works.
(7)
Broadcast towers for radio and television.
(8)
Concrete and glass manufacture.
(9)
Extraction and processing of radioactive material.
(10)
Creosote treatment and manufacture.
(11)
Crematory.
(12)
Disinfectant, insecticide and poison manufacture.
(13)
Distillation of coal, petroleum, refuse, grain, wood and bone.
(14)
Dye manufacture.
(15)
Manufacture or storage of explosives, fireworks, matches and
similar products.
(16)
Fertilizer manufacture and potash refinishing.
(17)
Fish smoking and canning.
(18)
Glue and gelatin manufacture, where the process includes refining
and recovery of products from fish, animal, refuse or offal.
(19)
Grease, lard, fat and tallow rendering and refining.
(20)
Grain drying and feed manufacture from refuse, mash or grain.
(21)
Illuminating gas manufacture.
(22)
Incineration, reduction, storage and dumping of slaughterhouse
refuse, rancid fats, garbage, dead animals or offal.
(23)
Manufacture and storage of antipersonnel gases, such as tear
gas or poison gas.
(24)
Metal foundries,
(25)
Paint, oil, varnish, turpentine, shellac and enamel manufacture.
(26)
Printing ink manufacture.
(27)
Pyroxylin plastic manufacture or manufacture of articles therefrom.
(28)
Storage, coloring, cleaning, curing and tanning of raw or green
salted hides or skins.
(29)
Rubber manufacture or treatment.
(30)
Storage of volatile oils or liquids above ground in tanks of
greater than one-thousand-gallon capacity.
(31)
Yards for scrapped or junked motor vehicles, vehicle parts,
tires, metal, lumber, paper, rags and similar materials.
(d)
Cannabis distributors, cannabis testing facilities and cannabis establishments,
including a cannabis cultivator, a cannabis manufacturer, a cannabis
wholesaler, a cannabis retailer, and a cannabis delivery service,
except for the delivery of cannabis items and related supplies by
a delivery service, as those terms are defined in N.J.S.A. 24:6I-33,
and for the dispensing of prescription medical cannabis or marijuana
by licensed physicians and pharmacists, are hereby prohibited in all
districts, except as otherwise specifically permitted herein.
[Added by Ord. No. 29-2021, 8-10-2021; amended by Ord. No.
57-2021, 12-14-2021]
[Added by Ord. No. 4049, 1-8-2008, § 3; amended by Ord. No. 4176, 3-9-2010, § 2; Ord. No. 4-2015, 4-21-2015]
(a)
Signs respecting one- or two-family residential dwellings, not otherwise
requiring site plan review, shall be governed by the following provisions:
(1)
Residential nameplate. No more than one nameplate per dwelling
unit shall be permitted, which may be illuminated, must be situated
within the property lines and shall not exceed 72 square inches in
area on any one side.
(2)
"For sale," "for rent" and "open house" signs.
a.
In the case of "for sale" and "for rent" signs, the following
criteria shall apply:
1.
Not more than one nonilluminated temporary sign per lot may
be placed on the lot for sale or for rent and on no other place, and
such sign may contain the word "owner" and the telephone number or,
alternatively, it may identify by name and up to two telephone numbers
the New Jersey licensed real estate broker, if any, given the right
to sell or lease the property and/or use the word "broker."
2.
If relating to a residential lot or building, the sign shall
not exceed four square feet in area on any one side.
3.
The "for sale" or "for rent" sign shall be removed from the
premises within two days after a contract for sale or lease of the
premises has been executed, whether or not contingent upon the happening
of a future event such as a mortgage commitment or subdivision approval.
4.
No signs are permitted advertising the property as having been
sold or leased; provided, however, that signs advertising that the
property is under contract are permitted up to the date of closing.
b.
In the case of "open house" signs, the following criteria shall
apply:
1.
In addition to a "for sale" or "for rent" sign, not more than
four temporary "open house" real estate signs may be displayed on
the day of the open house from 11:00 a.m. to 6:00 p.m.
2.
"Open house" signs may be located within the public right-of-way, but not upon or within the travel portion of any street or sidewalk, within a required sight triangle as outlined and defined in § 33-15(n)(1), (2) and (3) hereof, or on any pole, tree, fire hydrant, traffic or parking sign, public waste receptacle, bus shelter or other structure located within the public right-of-way.
3.
"Open house" signs must be of a sound construction such as metal
A-frame design, or metal staked sign, with maximum face size of two
feet by two feet. The signs must identify the real estate broker sponsoring
the open house and include the broker's address and telephone number.
4.
The real estate broker sponsoring the open house shall be responsible
for complying with the provisions of this subsection, particularly
the installation and removal of the sign at the designated times provided
for above.
5.
The real estate broker sponsoring the open house shall file
with the Township Clerk, prior to the placement of any "open house"
signs upon the public right-of-way, a certificate of insurance evidencing
that liability insurance is in effect in an amount of not less than
$1,000,000 and naming the Township as an additional insured, issued
by an insurance company authorized to do business within the State
of New Jersey. In addition, such broker shall sign and file with the
Clerk an indemnification and hold-harmless agreement, of a form acceptable
to the Township Attorney, agreeing to indemnify and hold harmless
the Township of Teaneck, its officers, elected officials, agents,
employees and assigns, from any and all claims, suits, or causes of
action for damages or injuries resulting from the placement of such
open house signs upon the public right-of-way.
(3)
Political signs. Notwithstanding anything to the contrary contained
in this or any other section of this Code, there shall not be any
restrictions on the use or placing of political signs on residential
property.
(4)
Home professional office signs. No more than one sign per dwelling
identifying the name and profession of the resident shall be permitted,
provided that any such sign shall be affixed to the building, may
only be externally illuminated, may not exceed one square foot in
area on any one side nor exceed 1 1/2 feet in length on any one
side. No other sign or display relating to a home occupation, which
is visible from the outside of the building, is permitted.
(b)
Billboards.
(1)
Billboards as defined in § 33-3 shall be permitted as a conditional use in the L-I Zoning District subject to the following conditions:
a.
The parcel containing the billboard shall have a minimum frontage
of 200 feet along New Jersey State Highway Route 4.
b.
No billboard sign shall be placed closer than 1,000 feet to
another billboard sign located on the same or opposite side of New
Jersey State Highway Route 4. This distance shall be measured along
a straight line between the two nearest parts of the sign structure.
c.
No static billboard sign shall be located within 300 feet of
a property utilized for single- or two-family residential use, for
educational purposes or a house of worship. No digital billboard shall
be located within 1,000 feet of a property utilized for single- or
two-family residential use, for educational purposes or a house of
worship.
d.
Billboards shall be designed and constructed for the advertising
surface to be viewed principally by motorists from New Jersey State
Highway Route 4, and to minimize their impacts upon the surrounding
area.
e.
The applicant shall comply with the Roadside Sign Control and
Outdoor Advertising Act as contained in N.J.S.A. 27:5-5 et seq., as
well as other applicable statutes, laws and regulations related to
billboards.
f.
Site plan approval shall be obtained from the Planning Board.
The items to be reviewed as part of such application shall include
traffic safety, lighting, visual impact, drainage and other pertinent
elements of site plan review. As part of its review, the Board shall
consider the impact of the proposal on surrounding properties.
g.
Billboards shall not contain any obscene material.
(2)
In addition to the conditional use standards enunciated in Subsection
(b)(1) above, billboards shall meet the following supplementary standards:
a.
No part of the billboard may extend more than 100 feet from
New Jersey State Highway Route 4.
b.
The minimum setback from the New Jersey State Highway Route
4 right-of-way shall be 10 feet and from all other property lines
shall be 25 feet.
c.
Any single-sided, double-sided or V-shaped double-sided billboard with a single display per facing shall be permitted. Flashing, moving and projecting signs shall be prohibited, but digital billboards, as defined in § 33-3 shall be permitted subject to the following additional requirements:
1.
Animation effects and sequential display messages are prohibited.
2.
The message content may not be changed with a greater frequency
of once every 15 seconds, and no scrolling or fading upon message
changing shall be permitted.
3.
In addition to adhering to the lighting requirements for all
billboards as set forth herein, digital billboards shall be equipped
with automatic dimming to regulate brightness, intensity and glare.
4.
Digital billboards shall comply with all applicable electrical
codes.
d.
The maximum permitted sign area per face shall not exceed 672
square feet, nor shall any sign face exceed a vertical dimension of
14 feet nor a horizontal dimension of 48 feet.
e.
The maximum height measured from finished grade at the base
of the sign structure to the top of a billboard shall be 65 feet,
provided that when the grade adjacent to New Jersey State Highway
Route 4 is substantially below the grade of the road bed, the top
of the billboard may reach a height not to exceed 35 feet above the
grade of the road bed most proximate to the billboard sign.
f.
Lighting for any billboard shall be designed to restrict glare
and spillover to the immediate area of the sign.
[1]
Editor's Note: Former § 33-27 of the 1965 Code,
Signs, as amended, was repealed by Ord. No. 3474, 10-8-1996, § 3.
[Added by Ord. No. 1859, 5-27-1980, § 11; amended
by Ord. No. 1941, 2-2-1982, § 3; Ord. No. 2052, 9-4-1984, § 2; Ord. No. 3059, 10-21-1986, § 2; Ord. No. 3149, 5-17-1988, §§ 1, 2; Ord. No. 3171, 9-27-1988, § 1; Ord. No. 3191, 1-24-1989, § 1; Ord.
No. 3358, 5-25-1993, § 2; Ord. No. 3572, 10-13-1998; § 1; Ord.
No. 4037A, 11-20-2007, § 5; Ord. No. 4052, 2-4-2008, § 1; Ord.
No. 4062, 3-18-2008, § 8; Ord. No. 4169, 1-12-2010, § 1]
(a)
Purpose. The purpose of this section is to require off-street facilities
for parking motor vehicles and loading and unloading motor vehicles
in recognition of the fact that the primary function of the public
streets is to move vehicular traffic safely and conveniently, and
that parking, loading and delivery functions performed within the
public street are in conflict with that function. Therefore, this
section requires off-street parking and related facilities for new
development, changes in use and/or occupancy of existing buildings
and expansion of existing buildings, with certain enumerated exceptions
where existing development renders such requirements impractical,
and the close proximity of municipal parking obviates the need for
on-site facilities.
(b)
Minimum requirements for off-street parking and loading and unloading.
All off-street parking areas, including driveways, shall be paved
with a dustless, durable, all-weather pavement and shall be adequately
drained. All off-street parking areas, including driveways, accessory
to a one-family or two-family detached dwelling may be paved with
commercially available unit pavers and shall be adequately drained.
All parking areas, except when accessory to a one-family or two-family
detached dwelling, shall be clearly marked for parking spaces.
(1)
Excluded areas.
a.
Off-street parking and loading and unloading shall not be required
in the following portions of B-1, MX-1 and MX-2 Districts:
b.
In other portions of B-1, MX-1 and MX-2 Districts, the approving
authority shall consider the nearby location of public parking lots
or other parking facilities as a basis for waiving or reducing the
amount of parking to be provided.
(2)
Rules of construction.
a.
Multiple uses. Where a particular function contains more than
one use, the minimum parking and loading and unloading requirements
shall be the sum of the component parts.
b.
Expanded uses. Where an existing use is expanded, the minimum
parking and loading and unloading requirements shall be applied to
both the existing use and the expansion thereof.
c.
Fractional count. When the computation to determine the number
of off-street parking spaces or loading spaces results in a fractional
number, the fractional number shall be rounded upward to the next
whole number.
d.
Unspecified uses. Any use not specified in this section shall comply with the requirement which is applicable to the most similar use, except that the conditional use categories and their criteria, set forth in § 33-25, contain the minimum requirements for off-street parking and loading and unloading.
e.
Handicap spaces. Spaces mandated by law for handicapped persons
shall not be considered in the computation to determine the number
of existing or proposed off-street spaces.
(3)
Minimum off-street parking requirements.
[Amended by Ord. No. 21-2022, 8-30-2022; Ord. No. 18-2023, 4-18-2023]
|
Use of Principal Building or Lot
|
Minimum Required Parking Spaces
|
|---|---|
|
Single-family detached or attached dwelling
| |
|
Lot frontage of 60 feet or less
|
1 (on site)
|
|
Lot frontage greater than 60 feet
|
2 (on site)
|
|
Home occupation and professional office
| |
|
(See special rules for conditional use category)
|
1 for each nonresident employee, plus the number required for
the dwelling unit (on site)
|
|
Boarders, roomers and persons not related by blood, adoption
or marriage
| |
|
Boarders and roomers
|
1 per boarder or roomer, plus the number required for the dwelling
unit (on site)
|
|
Persons not related by blood, adoption, marriage
and not roomers or boarders
|
1 per person in excess of 3 such persons, plus the number required
for the dwelling unit (on site)
|
|
Two-family dwelling
|
2 per dwelling unit (on site)
|
|
Multifamily dwelling
| |
|
Efficiency or one bedroom
|
2 per dwelling unit
|
|
Two bedrooms or more
|
3 per dwelling unit
|
|
University
| |
|
The total of:
|
The total of (all on-site):
|
|
Dormitory
|
1 per bedroom
|
|
Administrative/office
|
1 per 400 square feet of gross floor area
|
|
Classroom space
|
1 per 1,000 square feet of gross floor area
|
|
Places of public assembly
| |
|
Such as theater, community center, library, museum,
bowling alley, club, tavern, discotheque
|
1 for every 4 allowable occupants in the largest place of assembly; "allowable occupants" shall mean the occupancy load established under the Uniform Construction Code (Chapter 11 of this Code)
|
|
Business: retail
| |
|
Retail store or personal service establishment, except
as more specifically referenced herein
|
1 per 200 square feet of gross floor area, less bulk storage
area
|
|
Coin-operated dry-cleaning establishment
|
1 per 2 machines, plus 1 per full-time employee
|
|
Coin-operated laundromat
|
1 per 2 machines, plus 1 per full-time employee
|
|
Restaurant
|
1 per 4 seats, plus 10% of required spaces for employee parking
|
|
Restaurant, fast-food
|
1 per 2 seats, plus 10% of required spaces for employee parking
|
|
Cabarets
|
1 for every 4 allowable occupants; "allowable occupants" shall mean the occupancy load established under the Uniform Construction Code (Chapter 11 of this Code)
|
|
Business: office
| |
|
General office use, without counter or similar facility
designed to service customers
|
1 per 400 square feet of gross floor area
|
|
General office use, with counter or similar facility
designed to service customers
|
1 per 250 square feet of gross floor area
|
|
Office or clinic of physician or dentist
|
1 per 200 square feet of gross floor area
|
|
Financial institution
|
1 per 300 square feet of gross floor area
|
|
Veterinary office or animal clinic
|
1 per 250 square feet of gross floor area
|
|
Funeral home
|
1 per 100 square feet of gross floor area
|
|
Hospital
|
5 per every 3 beds (on site)
|
|
Business or trade school
|
1 per 100 square feet of gross floor area
|
|
Light industrial
| |
|
The total of:
|
The total of:
|
|
Research activities
|
1 per 750 square feet of gross floor area
|
|
Warehouse activities
|
1 per 1,000 square feet of gross floor area
|
|
Manufacturing activities
|
1 per 800 square feet of gross floor area
|
|
Assembly activities
|
1 per 800 square feet of gross floor area
|
|
Receiving and shipping
|
1 per 5,000 square feet of gross floor area
|
|
Offices
|
1 per 400 square feet of gross floor area
|
(4)
Minimum on-site loading and unloading requirements. The minimum
number of spaces set forth below shall prevail for uses that have
not attained the gross floor area required for the first space. Uses
not listed shall provide sufficient spaces, as determined by the approving
authority:
|
Use Category
|
Minimum Number of Spaces
|
GFA at Which First Berth is Required
|
GFA at Which Second Berth is Required
|
Number of Additional Square Feet for Each Additional Berth
|
|---|---|---|---|---|
|
Motor vehicle sales
|
1
|
10,000
|
40,000
|
40,000
|
|
Financial institution
|
0
|
10,000
|
100,000
|
100,000
|
|
Hospital
|
1
|
10,000
|
100,000
|
100,000
|
|
Light industrial
|
1
|
5,000
|
40,000
|
30,000
|
|
Business, office
|
1
|
10,000
|
100,000
|
100,000
|
|
Business, retail
|
1
|
10,000
|
20,000
|
20,000
|
|
Restaurant
|
1
|
10,000
|
25,000
|
20,000
|
|
University
|
1
|
10,000
|
100,000
|
100,000
|
(5)
Off-tract parking facilities. In the B-1 District only, the
off-street parking requirements of this chapter may be satisfied by
providing the required number of parking spaces in an off-street facility
which is reasonably and conveniently located and not more than 300
linear feet from the entrance to the building or use to be served.
Off-street parking in all other districts shall be at least on tract
and may be required to be on site if so stated herein.
(6)
Prohibited parking and driveway locations.
[Amended by Ord. No. 25-2017, 9-5-2017]
a.
Front yards and side yards.
1.
In the R-M District, no off-street parking shall be permitted
in a front yard or a side yard except in a paved driveway providing
ingress to and egress from an attached garage, detached garage or
parking space; provided, further, that no such paved driveway shall
be wider than 20 feet in the front yard and 12 feet in the side yards.
2.
In the R-S District no off-street parking shall be permitted
in a front yard or a side yard except in a paved driveway.
b.
Buffer areas. No off-street parking or loading and unloading
area spaces shall be permitted in a buffer area.
c.
Driveways.
1.
Except in the R-S Zoning District, not more than two driveways,
each of not more than 30 feet nor less than 20 feet in width, shall
be permitted for each 300 feet of frontage on a public street. No
driveway shall be located closer than 50 feet to a street intersection.
No public street shall be used to provide direct access to parking
spaces.
2.
In the R-S Zoning District, there shall be no restriction in
driveway width in the front yard subject only to impervious surface
coverage limitations. Curb cuts shall be limited to 20 feet in width.
[Added by Ord. No. 1941, 2-2-1982, § 3; amended by Ord. No. 2022, 2-7-1984, § 1; Ord.
No. 3168, 9-27-1988, § 1; Ord. No. 3654, 12-19-2000, § 2; Ord.
No. 3900, 9-6-2005, § 1; Ord. No. 4062, 3-18-2008, § 9.]
(a)
Locations of fences and retaining walls.
(1)
Except as otherwise provided for houses of religious worship, child-care centers, public nursery schools and public and private elementary and secondary schools, as conditional uses pursuant to § 33-25 hereof, no fence or wall hereafter erected, altered or reconstructed in the R-S or R-M Zone District or on lots in any other zone districts on which buildings occupied for residential purposes are erected (except in the RR-M Zone) shall exceed four feet in height above ground level when located in any required front yard area, except as otherwise provided herein, or shall exceed six feet in height when located in any side or rear yard. Notwithstanding the foregoing, fences not exceeding six feet in height may be permitted on a corner lot within the required front yard setback from the street line not designated as the front street line pursuant to § 33-23(f)(2)b, provided same comply with the sight triangle requirements of § 33-29(b)(1) required at each intersection of streets and streets and driveways, and provided same comply with the dimensional and other bulk restrictions as set forth in § 33-29(b) thereof and with the other provisions and requirements set forth in § 33-29(c) thereof.
[Amended by Ord. No. 21-2018, 7-9-2019; Ord. No. 10-2020, 6-16-2020]
(2)
No fence hereafter erected, altered or reconstructed in the
L-I Zone District shall exceed a height of eight feet above ground
level.
(3)
No fence hereafter erected, altered or reconstructed in any
zone district other than those in Subsection (a)(1) or (2) above shall
exceed a height of six feet above ground level.
(4)
No retaining wall hereafter erected, altered or reconstructed
in any zone district shall exceed four feet in height for each 12
feet of horizontal distance from a front property line when located
within any required front yard area.
(5)
No retaining wall hereafter erected, altered or reconstructed
in any zone district shall exceed six feet in height for each 12 feet
of horizontal distance from a side or rear property line when located
within any required side or rear yard area.
(6)
The foregoing restrictions shall not be applied to prevent the
erection of a chain link fence not exceeding eight feet in height
above ground level anywhere within a public park or school playground.
(b)
Dimensional and other bulk restrictions.
(1)
No fence or retaining wall hereafter erected, altered or reconstructed in any zoning district of the Township shall be located within 20 feet of the intersection of two street lines or within a required sight triangle as outlined and defined in § 33-15(n)(1), (2) and (3).
[Amended by Ord. No. 16-2022, 6-14-2022]
(2)
The cumulative height of fences and retaining walls in any zone
district except the L-I Zone District may be a maximum of six feet
in height for each 12 feet of horizontal distance from a property
line. The cumulative height of fences and retaining walls in the L-I
Zone District may be a maximum of eight feet in height for each 12
feet of horizontal distance from a property line.
(3)
In all zone districts, fences erected in the front yard or a
side and/or rear yard shall have at least one finished side and shall
be erected so that the finished side is facing outward. Fences over
two feet in height located in any front yard area shall be at least
50% open.
(4)
The use of barbed wire or wire on which barbs or metal points
are strung or fastened is prohibited in all zone districts except
the L-I Zone.
(5)
No fence or wall existing or hereafter erected, altered or reconstructed
in any zoning district of the Township shall be electrified or capable
of giving an electric charge or shock such that it will cause harm,
damage or injury to a person, animal or property.
(6)
The use of canvas or cloth for fences is prohibited.
(7)
Support posts and any applied decorative post top treatments
may not exceed the permitted height of the fence by more than eight
inches.
(c)
Other provisions and requirements.
(2)
A guard or dense landscape buffer, a minimum of three feet in
height, shall be provided at the top of all retaining walls, or portions
of walls, which are in excess of four feet in height. The guard or
dense landscape buffer shall separate the top of the wall from any
sidewalk, driveway, path or lawn area which could be used for pedestrian
or vehicular traffic.
(3)
All fences must be erected within property lines unless the
owners of adjoining properties mutually agree that a fence may be
erected on their common property line and a maintenance easement agreement
has been filed with the Building Department. No fence shall encroach
on any public right-of-way without approval of such encroachment by
the Township Council.
(4)
All fences shall be maintained in a sound, safe and upright
condition. Fencing which violates this section shall be repaired or
removed within 15 days of written notification from the Construction
Official, which notice shall state the Construction Official's findings
and state the reasons for such a removal or repair order.
(5)
All retaining walls shall be maintained in a sound, safe and
upright condition. Retaining walls which violate this section shall
be repaired or removed within 30 days of written notification from
the Construction Official, which notice shall state the Construction
Official's findings and state the reasons for such a removal or repair
order.
[Added by Ord. No. 1962, 9-21-1982, § 1]
(a)
Private organization to manage undedicated common open space. In the event that land is to be developed for multifamily housing, or existing multifamily housing is to be converted into condominium or cooperative ownership, resulting in a planned unit residential development or residential cluster which would generate common open space (as defined in § 33-3), or which would generate common property incidental thereto (such as private streets, parking areas and recreational facilities), and such common open space and/or improvements will not be dedicated to the Township, the developer shall provide for an organization for the ownership and maintenance of such land for the benefit of owners of properties within the development.
(b)
Bar on disposition of common open space. The organization shall not
be dissolved and shall not dispose of any common open space or property
incidental thereto by sale or otherwise, except to an organization
conceived and established to own and maintain such common open space
and property for the benefit of such development. Therefore, such
organization shall not be dissolved or dispose of any of its common
open space or property without first offering to dedicate the same
to the Township of Teaneck.
(c)
Default in management of common open space.
(1)
Notice. In the event that such organization shall fail to maintain
the common open space and property in reasonable order and condition,
the Township Council may serve written notice upon such organization
or upon the owners of the development setting forth the manner in
which the organization has failed to maintain the common open space
and property in reasonable condition, and said notice shall include
a demand that such deficiencies of maintenance be cured within 35
days thereof, and shall state the date and place of a hearing thereon,
which shall be held within 15 days of the notice.
(2)
Hearing; municipal intervention. At such hearing, the Township
Council may modify the terms of the original notice as to deficiencies
and may give a reasonable extension of time not to exceed 65 days
within which the deficiencies shall be cured. If the deficiencies
set forth in the original notice or in the modification thereof shall
not be cured within 35 days or any permitted extension thereof, the
Township may enter upon and maintain such land in order to preserve
the common open space and properties and maintain the same for a period
of one year. Said entry and maintenance shall not vest in the public
any rights to use the common open space or property, except when the
same is voluntarily dedicated to the public by the owners.
(3)
Extension of Township maintenance. Before the expiration of
said year, the Township Council shall, upon its initiative or upon
the request of the organization theretofore responsible for the maintenance
of the common open space or property, call a public hearing upon 15
days' written notice to such organization and to the owners of the
development, to be held by the Township Council, at which hearing
such organization and the owners of the development shall show cause
why such maintenance by the Township shall not, at the election of
the Township, continue for a succeeding year. If the Township Council
shall determine that such organization is ready and able to maintain
said open space or property in reasonable order and condition, the
municipality shall cease to maintain said open space or property at
the end of said year. If the Township Council shall determine that
such organization is not ready and able to maintain said common open
space and property in a reasonable condition, the Township may, in
its discretion, continue to maintain said common open space during
the next succeeding year, subject to a similar hearing and determination,
in each year thereafter. The decision of the Township Council in any
such case shall constitute a final decision, subject to judicial review.
(d)
Assessing the cost of maintenance. The cost of such maintenance by
the Township shall be assessed pro rata against the properties within
the development that have a right of enjoyment of the common open
space, in accordance with assessed value at the time of imposition
of the lien, and shall become a lien and tax on said properties and
shall be added to and shall be a part of the taxes to be levied and
assessed thereon and shall be enforced and collected with interest
by the same officers and in the same manner as other municipal taxes.
(e)
Removal of brush, weeds, filth, etc., by Township when organization
fails to do so.
(1)
Applicability of §§ 19-16 and 19-17 of Township Code. The provisions of §§ 19-16 and 19-17 of the Township Code are hereby made applicable to the undedicated common open space, property and improvements managed, owned and maintained by the organization provided for by the developer as required by this chapter in § 33-30(a) above.
[Added by Ord. No. 3425, 6-13-1995, § 1; amended by Ord. No. 3697, 11-27-2001, § 1; Ord.
No. 3938, 3-7-2006, § 1; Ord. No. 4009, 6-12-2007, § 1]
(a)
Purposes. The purposes of this section are to:
(1)
Promote economic growth and employment within the Cedar Lane
business district.
(2)
Foster and encourage self-help programs to enhance the local
business and investment climate.
(3)
Create a self-financing Special Improvement District to fund
an ongoing program of promotions, design, economic restructuring and
organization consistent with the New Jersey Main Street Program.
(4)
Designate the Teaneck Economic Development Corporation to act
as the district management corporation to administer the funds collected
for the Special Improvement District and implement the Main Street
Program.
(b)
Findings. The Township Council hereby makes the following findings:
(1)
The Cedar Lane area from Palisade Avenue to Catalpa Avenue (as
more particularly set forth on Schedule A[1] annexed hereto and made part hereof) has become the most
concentrated center of commercial activity within Teaneck and is the
heart of the central business district.
[Amended by Ord. No. 10-2014, 5-20-2014]
[1]
Editor's Note: Schedule A is on file in the Township offices.
(2)
Revitalization of Cedar Lane is a primary goal of the Township
Council.
(3)
The retail area along Cedar Lane has certain special needs requiring
additional services not otherwise provided throughout the community,
such as daily litter patrol, the funding of facade improvements, including
signs and awnings, seasonal events attracting shoppers to the area,
holiday lighting and other business attraction activities.
(4)
In order to meet these special needs, a strong cooperative public
and private participation in redevelopment, rehabilitation and beautification
is required.
(5)
To these ends the Teaneck Economic Development Corporation has
recommended the establishment of a Special Improvement District to
assist in meeting the aforesaid needs, goals and objectives and to
be a benefit to the areas of the Township so designated and set forth
in Subsection (c) hereof,
(6)
The designation of a District Management Corporation, as set
forth in Subsection (d) hereof, will provide administrative and other
services to benefit the businesses, employees, residents, property
owners and consumers in the Special Improvement District.
(7)
The imposition and collection of special assessments on properties
within the Special Improvement District will help defray the cost
of providing needed additional municipal services not provided elsewhere
throughout the Township and will enable the District Management Corporation
to carry out its functions and duties.
(8)
The creation of a Special Improvement District and the designation
of a District Management Corporation will promote economic growth
and employment, foster and encourage self-help programs, enhance the
local business climate and otherwise be in the best interests of the
Township of Teaneck.
(c)
Establishment. There is hereby established and designated a Special
Improvement District within the Township, as more particularly described
in Schedule A annexed hereto and made part hereof, which schedule
lists and describes, by lot and block numbers, all properties in the
Special Improvement District.[2]
[Amended by Ord. No. 10-2014, 5-20-2014]
[2]
Editor's Note: Schedule A is on file in the Township offices.
(d)
Designation of District Management Corporation.
(1)
There is hereby established the Cedar Lane Management Group
(hereinafter referred to as the "Management Group"), which is hereby
designated as the district management corporation, as that term is
defined in N.J.S.A. 40:56-66, to receive funds collected from special
assessments and/or annual license fees and to assist in the management
of the Special Improvement District designated herein.
(2)
The Management Group shall consist of 11 members as follows:
[Amended by Ord. No. 4276, 10-30-2012]
a.
One member of the Township Council appointed by the Township
Council for a term of two years or until the expiration of such member's
term on the Teaneck Council, whichever first occurs.
b.
The Municipal Manager or his/her designee, to serve at the pleasure
of the Municipal Manager.
c.
Four representatives who either i) own a business located within
the special improvement district, or who are either officers, directors
or managing employees of a business within the special improvement
district; or ii) own real estate in the special improvement district,
or who are officers, directors or managing employees of a holding
company which owns real estate in the special improvement district;
appointed by the Township Council for a term of two years; provided,
however, that terms of the initial appointments shall be staggered
so that two terms shall be for two years and two terms shall be for
three years.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
d.
Three residents of the Township of Teaneck, not otherwise eligible
in Subsection (d)(2)a through c above, appointed by the Township Council
for a term of two years; provided, however, that the initial appointments
shall be staggered so that one term shall be for one year, one term
shall be for two years and one term shall be for three years.
e.
Two representatives who either: i) own a business located within
the Special Improvement District, or who are either officers, directors
or managing employees of a business within the Special Improvement
District; or ii) own real estate in the Special Improvement District,
or who are either officers, directors or managing employees of a holding
company which owns real estate in the Special Improvement District;
appointed by the members of the Management Group for a term of two
years; provided, however, that terms of the initial appointments shall
be staggered so that one term shall be for two years and the other
term shall be for three years. Appointments by the Management Group
under this subsection shall take effect 30 days following receipt
of notification of their appointment by the Township Clerk unless,
within said thirty-day period, the Township Council votes to reject
such appointment.
f.
Vacancies within each category of members shall be filled for
the unexpired term by the appointing authority for such category.
g.
In the event any member shall no longer be eligible to serve
within the category to which appointed, the term of such member shall
automatically cease, and a vacancy shall be deemed to exist.
h.
Except as otherwise provided, all terms shall commence upon
appointment and shall expire on July 1 of the last year of the term
of the appointment, provided that members shall serve until the appointment
and qualification of their successors.
i.
Any member of the Management Group may be removed by the Township
Council for cause.
(3)
The District Management Corporation shall have the following
powers in addition to such other powers that may be provided by law:
a.
Adopt bylaws for the regulation of its affairs and the conduct
of its business and to prescribe rules, regulations and policies in
connection with the performance of its functions and duties, subject
to the approval thereof by the Township Council. Notwithstanding the
foregoing, the Township Council may adopt bylaws for the District
Management Corporation.
b.
Employ such persons as may be required and fix and pay their
compensation from funds available to the Corporation.
c.
Apply for, accept, administer and comply with the requirements
respecting an appropriation of funds or a gift, grant or donation
of property or money.
d.
Make and execute agreements with other persons, firms, corporations,
government agencies or other entities.
e.
Administer and manage its own funds.
f.
Borrow money from private lenders for periods of not more than
180 days and from governmental entities for that or longer periods
subject to the approval of the Township Council.
g.
Fund the improvement of exterior improvements of private properties
in the district through a grant or loan program.
h.
Fund the rehabilitation of private properties in the district
through a grant or loan program.
i.
Accept, purchase, rehabilitate, sell, lease or manage property
in the district.
j.
Enforce the conditions of any loan, grant, sale or lease made
by the Corporation.
k.
Provide security, sanitation and other services to the district
supplemental to those provided normally by the municipality.
l.
Undertake improvements designed to increase the safety or attractiveness
of the district to businesses which may wish to locate there or to
visitors to the district, including but not limited to litter cleanup
and control, landscaping, parking areas and facilities, recreational
and rest areas and facilities and those improvements generally permitted
for pedestrian malls under Section 2 of P.L. 1972, c. 134 (N.J.S.A.
40:56-66), pursuant to pertinent regulations of the governing body.
m.
Publicize the district and the businesses included within the
district boundaries.
n.
Recruit new businesses to fill vacancies in and to balance the
mix of the district.
o.
Organize special events in the district.
p.
Provide special parking arrangements in the district.
q.
Provide temporary decorative lighting in the district.
(e)
Exercise of police powers.
(1)
Notwithstanding the designation of the Special Improvement District
or the District Management Corporation, the Township of Teaneck shall
retain its powers and other rights and powers relating to the streets
or parts thereof included within the Special Improvement District.
(2)
Nothing contained herein shall be interpreted or construed to
be a vacating, in whole or in part, of any Township street or part
thereof.
(3)
The District Management Corporation shall not make or enter
into any improvements or maintenance services within the Special Improvement
District nor adopt any regulations pertaining to such district without
the approval of the Council of the Township of Teaneck.
(4)
The District Management Corporation shall comply with all applicable
ordinances of the Township of Teaneck.
(f)
Special assessments. The Council may, by separate ordinance or amendment
hereto, provide that the costs of improvements and facilities within
the Special Improvement District may be financed and specially assessed
or taxed to the properties specially benefitted thereby within the
Special Improvement District, as provided by law.
(g)
Annual report; budget; audit.
(1)
The Township Manager, with the assistance of the District Management
Corporation, shall, in January of each year, report to the Council
an estimate of the cost of operating and maintaining and annually
improving the Special Improvement District for the next fiscal year.
The projected budget for the initial year has been filed with the
Township Manager prior to introduction of this section.
(2)
In addition to the foregoing, for each year, the District Management
Corporation shall submit a budget for review to the Township Manager
in November of each year; and thereafter, as set forth in Subsection
(g)(1) above, the Township Manager shall forward such budget, together
with his own review and recommendations, to the Council, for the review
and approval of the Council.
(3)
The annual report and budget shall be reviewed, amended or approved
by the Council, in accordance with law.
(4)
Annual costs with respect to the Special Improvement District,
as approved in the report and budget, may be specially assessed or
taxed to benefitted properties or businesses within the Special Improvement
District, as provided by law.
(5)
The District Management Corporation shall, within 60 days after
the close of its fiscal year, make an annual report of its activities
for the preceding fiscal year to the Council.
(6)
The District Management Corporation shall cause an annual audit
of its books, accounts and financial transactions to be made and filed
with the governing body of the municipality within four months after
the close of the fiscal year of the corporation, and a duplicate of
the report shall be filed with the Director of the Division of Local
Government Services in the Department of Community Affairs within
five days of the filing of the audit with the governing body of the
municipality.
(7)
The fiscal year shall commence on January 1 and end on December
31 of the same year.
(8)
Total administrative costs of all kinds shall not exceed 35%
of the total annual budget of the District Management Corporation
for any one fiscal year.
(h)
Annual assessments.
[Amended by Ord. No. 10-2014, 5-20-2014]
(1)
In order to fund the operations of the Special Improvement District
not otherwise provided for by special assessments pursuant to Subsection
(f) hereof, there is hereby established an annual assessment for any
property (excluding residential Class 2 and 4C properties as shown
on the tax assessment records of the Township of Teaneck and properties
owned by the Township of Teaneck) within the Special Improvement District
at a rate per $100 of assessed valuation of all nonexcluded properties
within the Special Improvement District calculated by dividing the
annual Special Improvement District budget by the assessed valuation
of the nonexcluded properties within the Special Improvement District.
(2)
The aforesaid annual assessment shall be on a calendar-year
basis and shall be recalculated following a hearing on the annual
Special Improvement District budget and the adoption thereof by resolution
of the Township Council.
(i)
Delegation of work.
(1)
The Township of Teaneck may, by resolution of the Council, delegate
to the District Management Corporation the contracting of work to
be done on any street or streets or other Township-owned property
included within the Special Improvement District.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. II)]
(3)
The plans and specifications for the work to be contracted shall
be approved by the Township Manager and any other staff that the Manager
and Council deem necessary for approval prior to any action for the
awarding of any contract hereunder.
(j)
No limitation of powers.
(1)
Nothing contained herein shall prevent the Council at any time
subsequent to the adoption of this section, by ordinance, from abandoning
the operation of the Special Improvement District, changing the extent
of the Special Improvement District, supplementing or amending the
description of the Special Improvement District to be specifically
assessed or taxed for annual costs of the Special Improvement District,
changing or repealing any plan, rules, regulations or limitations
adopted for the operation of the Special Improvement District or rescinding
the designation of or redesignating a District Management Corporation.
(2)
Nothing contained herein shall preclude or prohibit the Township
of Teaneck from including the Special Improvement District within
the bounds of any area, district or zone, established pursuant to
law, which has as one of its purposes the encouragement or the concentration
of improvements or the rehabilitation of properties located within
those bounds or the inducement of private enterprise to locate within
those bounds.
[Added by Ord. No. 3594, 5-11-1999, §§ 1, 2]
(a)
The purpose of this section is to promote economic growth and employment
within the business district and in particular the Special (Business)
Improvement District; foster and encourage self-help programs to enhance
the local business climate; and authorize, permit and facilitate the
Township of Teaneck's Special (Business) Improvement District and
the designated District Management Corporation of the district to
apply for and accept funds or loans from the State of New Jersey,
Department of Community Affairs, for the public improvements as contemplated
and defined by P.L. 1998, c. 115.[1]
[1]
Editor's Note: See N.J.S.A. 40:56-71.1 et seq.
(b)
There is hereby created and designated within the Township of Teaneck
a Downtown Business Improvement Zone, which is within the bounds of
the Special (Business) Improvement District as more particularly described
in Schedule A annexed hereto and made part hereof,[2] which schedule lists and describes by lot and block numbers
all properties in the Downtown Business Improvement Zone.
[Amended by Ord. No. 10-2014, 5-20-2014]
[2]
Editor's Note: Schedule A is on file in the Township offices.
