Existing uses and structures in the WF District are grandfathered
for the existing principal and accessory uses as long as they remain
in the current use. Upon termination of the current use, the following
shall apply to the WF District.
A. Public and private parks and recreation-related uses.
(1)
Public parks and playgrounds.
(3)
Private or commercial recreation facilities such as bike rentals,
batting cages, driving ranges, miniature golf courses, and ice skating
rinks.
(5)
Health and athletic clubs.
(11)
Multipurpose buildings for recreation and sporting events.
(12)
Athletic fields and courts, indoor or outdoor.
B. Marina-related uses.
(1)
Public ramps and marinas.
(2)
Private ramps and marinas.
(4)
Sailing, boating, canoeing and kayak lessons, rentals and launches
for motorized and nonmotorized boats and rental offices.
(5)
Public and private mooring.
(9)
Land and water scenic and sightseeing transportation.
(10)
Marina pump-out services.
(11)
Docks, floating docks, and piers, including fishing piers.
(13)
Freestanding restrooms and showers.
C. Commercial/retail-related uses.
(1)
Local retail shops and markets, including those for the purchase
of groceries, meats, seafood, delicatessens, produce, baked goods,
books, flowers, gifts, and other small-scale retail sales uses supportive
of the Waterfront District.
(2)
Retail sales related to waterfront uses or users.
(3)
Galleries, craft shops, antique shops, artisan studios and shops.
(4)
Open air markets and outdoor sales.
(5)
Candy and ice cream shops.
D. Accommodation- and food-service-related service uses.
(1)
Local service activities, including barber and beauty shops,
banks, tailors, dry-cleaning and laundering operations and other small-scale
service uses supportive of the Village of Roebling and related to
the Waterfront District.
(2)
Bed-and-breakfasts (may be an issue due to EPA restrictions).
(3)
Hotels and inns (may be an issue due to EPA restrictions).
(5)
Restaurants, coffee shops, cafes, cafeterias, buffets, banquet
halls, eating and drinking establishments excluding drive-in establishments
(eat-in and consumption out of doors or outside of the confines of
the restaurant to encourage a physical connection to the water).
E. Entertainment-related uses.
(1)
Playhouses and community theaters.
(2)
Art galleries; fitness and recreational sports centers; instructional
academies (fine and performing arts, language, sports and recreation);
performing arts companies; sports teams and clubs.
(3)
Museums and historical sites; nature parks and gardens.
(4)
Amphitheaters and performance areas.
(5)
Artwork and sculpture, indoor or outdoor.
F. Mixed retail/service and residential uses.
(1)
Local retail and service shops or parking on the first floor
with residential apartments, condos or artist lofts on the second
and higher floors.
G. Other uses.
(3)
Private parking lots and garages.
(4)
Temporary construction trailers and one sign not exceeding 50
square feet advertising the prime contractor, subcontractor(s), architect,
financing institution and similar data for the period of construction,
beginning with the issuance of a building permit or one year, whichever
is less, provided that said trailer and sign are on the site where
construction is taking place and set back at least 15 feet from the
street to the lot lines.
No building shall exceed 35 feet or two stories. However, in
the case of an existing building that is to remain, the existing height
of that structure shall be permitted.
Each principal building shall have a minimum gross floor area
of 2,500 square feet. Individual units within a principal building
shall have a minimum gross area of 400 square feet and the width of
each unit shall be a minimum of 20 feet.
All development in the Waterfront District shall conform to
the following criteria:
A. The design of the development shall conform to community development
goals and the goals and objectives as set forth in the Master Plan
and associated documents of the Township of Florence and the Delaware
Riverfront and Craft's Creek in order to create a consistent
architectural scheme among its buildings and a streetscape well connected
to neighborhood amenities, providing for the preservation of natural
features, including environmentally sensitive lands, with integrated
recreation and public amenities.
B. All waterfront development shall provide visible public access to
the Delaware River or Craft's Creek, as the case may be. The
continuity of public access along the waterfront shall be encouraged.
Pedestrian connections to existing public open space shall be encouraged.
C. Existing or important views of the Delaware River and Craft's
Creek are valuable public resources and shall be maintained to the
greatest feasible extent within the context of the overall planning
of all waterfront development. The approving authority may require
such additional information on existing viewsheds as it deems reasonably
necessary in order to determine compliance with this requirement.
D. Any principal building may contain more than one use and/or organization.
Any lot may contain more than one principal structure, provided that
each principal structure is located in a manner which will allow the
possibility of subdividing the lot in a manner that each structure
and resulting lot would conform to the zoning and subdivision regulations,
including frontage on a public street.
E. At least the first 20 feet adjacent to any street line and 20 feet
adjacent to any lot line shall not be used for parking and shall be
planted and maintained in lawn area or ground cover or landscaped
with evergreen shrubbery and separated from the parking area by poured
concrete or Belgian block curbing.
F. Except as otherwise provided, no merchandise, products, waste or
similar material or objects shall be displayed or stored outside unless
adequately screened by natural or man-made barriers.
G. All buildings shall be compatibly designed, whether constructed all
at one time or in stages over a period of time. All building walls
facing any street or residential district line shall be suitably finished
for aesthetic purposes, which shall not include unpainted or painted
cinder block walls.
H. All portions of the property not utilized by buildings or paved surfaces
shall be landscaped, utilizing combinations such as landscaped fencing,
shrubbery, lawn area, ground cover, rock formations, contours, existing
foliage and the planting of conifers and/or deciduous trees native
to the area in order to either maintain or reestablish the tone of
the vegetation in the area and lessen the visual impact of the structures
and paved areas. The established grades on any site shall be planned
for both aesthetic and drainage purposes. The grading plan, drainage
facilities and landscaping shall be coordinated to prevent erosion
and silting, as well as assuring that the capacity of any natural
or man-made drainage system is sufficient to handle the water generated
and anticipated both from the site and contributing upstream areas.
I. A minimum buffer area of 30 feet in width shall be provided along
any common property line with a residential district or residential
use.
Minimum off-street loading shall be provided as follows:
A. Each activity shall provide for off-street loading and unloading
with adequate ingress and egress from streets and shall provide such
area(s) at the side or rear of the building. Each space shall be a
minimum of 15 feet by 30 feet, or the size required to accommodate
the type of truck anticipated to be delivering goods to the facility.
There shall be no loading or unloading from the street.
B. There shall be at least one trash and garbage pickup location provided
by each building, which shall be separated from the parking spaces
by either a location within the building or in a pickup location outside
of the building, which shall be a steel-like, totally enclosed container
located in a manner to be obscured from view from parking areas, streets
and adjacent residential uses or zoning districts by a fence, wall,
planting or combination of the three. If located within the building,
the doorway may serve both the loading and trash/garbage functions,
and if located outside of the building, it may be located adjacent
to or within the general loading area(s), provided that the container
in no way interferes with or restricts loading and unloading functions.
C. All off-street loading areas shall be lighted.