[Added 10-26-1982 by Ord. No. 70:82[1]]
[1]
Editor's Note: This ordinance also repealed
former Article XX, RM Residential Mixed Use District, as amended.
It is the intent to create a single balanced
unit developed in concert with physical and environmental factors
with particular consideration being given to the existing neighborhood
development. The balanced unit shall be combined into one plan for
the entire zone. This provision, however, will not prohibit the subsequent
subdivision of the property in a manner consistent with the Township
ordinances.
Subject to development regulations as set forth
hereinafter, the following uses shall be permitted:
A.
Office buildings for planning, management and administration
and data processing uses.
B.
Television and radio stations, but not including transmission
facilities.
C.
Research facilities, but not including uses or activities
requiring outdoor apparatus such as tanks, pilot plants, towers, etc.
It is specifically intended to prohibit the
following uses (among others and not by way of limitation) in the
POD District:
A.
Mining.
Accessory uses shall be uses customary and incidental
and supportive of principal uses within the Planned Office District,
including but not limited to the following, and subject to the further
limitation that all accessory uses shall occupy no more than 10% of
the floor area of the principal building in which located, and further
provided that no one accessory use shall occupy more than 20,000 square
feet of floor space:
The following conditional uses shall be permitted:
A.
Hotel, provided that the structure is located a minimum
of 1,000 feet from an existing residential zone boundary, except where
such boundary coincides with a state or federal highway, and a minimum
of 800 feet from the neighboring municipal boundary. Any hotel facility
permitted hereunder shall contain a minimum of 200 rooms and a minimum
floor area of 250,000 square feet. It is further provided that vehicular
access and egress to such use shall be restricted to direct connections
to Route 46, Route 202 and internal roadway(s) of the development
within the POD District.
The regulations setting forth the intensity
and density of development within the Planned Office District shall
apply to the district in its entirety and the collective and cumulative
number of buildings, parking areas and other site improvements. The
regulations set forth hereinafter shall not prevent future subdivision
of lots from the overall tract of land.
A.
Minimum tract size: 132 acres (approximate). For purposes
of this section, the word "tract" shall be synonymous with district
itself.
B.
Minimum lot size. No minimum lot size or dimension
shall be required, except that no subdivision shall be granted final
approval without preliminary site plan approval for the proposed lot,
and such subdivision shall be null and void if development of the
lot does not occur in accordance with site plan approval.
C.
Minimum yard depth. No building shall be located within 100 feet of Route 46 or Route 202, nor within 200 feet of Intervale Road, nor within 150 feet of the buffer required by § 430-155H along the R-3 Zone boundary coinciding with the rear lots of homes fronting Forest Drive.
D.
Maximum percentage building coverage: 12.5% of the
tract. The total coverage shall be cumulative as to the total tract.
E.
Maximum percentage tract coverage: 45% of the total
tract. Coverage shall include parking lots, buildings, parking garages,
driveways and streets. Coverage shall not include open plazas, courts,
walking paths, sidewalks and the like.
F.
Maximum floor area ratio: 0.176, except that this
maximum ratio may be increased to 0.226 where a hotel is contemplated
by the development plan. In no event shall the floor area ratio exceed
0.176 where the development of the tract does not include a hotel,
except for the following provision. Either floor area ratio maximum
may be increased by 0.005 for each increase of 1.0% in open space
above 55%, provided that in no event shall the floor area ratio exceed
0.226 where the development of the tract does not include a hotel,
nor shall the floor area ratio exceed 0.274 where a hotel is contemplated
by the development plan. For purposes of this section, the "floor
area ratio" shall mean the gross floor area of all structures, not
including parking garages and canopies, divided by the total area
of the tract.
G.
Maximum building height. The building height adjacent
to the required buffer setback shall not exceed 25 feet, measured
at the grade along the wall of such structure adjacent to the buffer
area, and further provided that the building height may be increased
by one foot for each five-foot additional setback from the required
buffer setback, but not to exceed 60 feet and further provided that
no building shall exceed 375 feet elevation above mean sea level,
including appurtenances, fixtures, rooftop mechanical equipment, etc.
H.
Buffer requirement. A buffer width averaging 200 feet,
with a minimum width of 150 feet shall be required along all Intervale
Road frontage and any boundary of the tract which coincides with a
residential zone boundary, except where such boundary coincides with
a state or United States highway. To the extent feasible, the buffer
area shall be designed to coincide with the area of the site located
between the three-hundred-sixty-foot contour elevation and the adjacent
residential zone boundary.
As a condition to preliminary approval of the
development plan, the Planning Board may permit the implementation
of the plan in whole or in sections or in stages consisting of one
or more sections or stages in accord with the sequence of actions
determined as part of the development plan. Such sections or stages
shall be:
A.
Substantially and functionally self-contained with
regard to access, parking utilities, open spaces and similar physical
features.
B.
Provided with such temporary or permanent transitional
features, buffers or protective areas as the Planning Board may require
to prevent damage or detriment to any completed section or stage,
to other sections or stages and to adjoining properties not in the
development plan. Plans and specifications of such sections or stages
are to be filed with the Planning Board and are to be of sufficient
detail and at such scale as to fully demonstrate:
(1)
The arrangement and site locations of all structures,
primary and accessory land uses, parking, landscaping and public and
private utilities and service facilities and land ownership conditions.
(2)
The extent and sequence of traffic improvement both
on- and off-site and any and all proposed agreements for implementation
of such improvements.
Notwithstanding the aforementioned conditions
and regulations, the following schedule for land development prevails.
To encourage flexibility of intensity, design and type, in cases of
staged development the Planning Board may allow for greater concentration
of permitted intensity of land use within some section or sections
of development, whether it is earlier or later in the development,
than within others. The approval of the Planning Board of a greater
concentration of intensity of land use within any section to be developed
must be offset by a smaller concentration in any completed prior stage
or by an appropriate reservation of open space on the remaining land.
Such reservation shall, as far as practicable, defer the precise location
of such open space until an application for preliminary approval is
filed.
A.
Streets, utilities and other public facilities. The authority granted to the Planning Board and the Township of Parsippany-Troy Hills to establish standards for the location, width, course and surfacing of public streets and highways, alleys, ways for public service facilities, curbs, gutters, sidewalks, streetlights, stormwater drainage, water supply and distribution, sanitary sewers and sewage collection and treatment shall be vested in the Planning Board for the purpose of this section. The Planning Board is hereby authorized to make such modifications of standards and requirements otherwise required of subdivisions as set forth in Chapter 225, Land Use, Subdivisions and Site Plans, as long as such modifications are consistent with the terms of this section, except that the following minimum standards shall apply:
(1)
The right-of-way and pavement widths for internal
ways and roads serving developments shall be determined from sound
planning and engineering standards in conformity to the estimated
needs of the full development proposed and the traffic to be generated
thereby and shall be adequate and sufficient in size, location and
design to accommodate the maximum traffic, parking and loading needs
and the access of fire-fighting equipment and police vehicles and
shall be certified thereto by a competent expert or experts licensed
under the laws of the State of New Jersey. In such instance, other
provisions of this section shall not apply but may serve as general
guides to the Planning Board in approving the development plans.
(2)
All electric, gas and telephone utility lines shall
be installed underground. Prior to the issuance of a building permit,
written certification from each serving utility shall be required
which shall evidence full compliance with the provisions of this requirement.
(3)
In addition to all other standards, conditions or
requirements set forth in this section, all site and building plans
shall be reviewed by the Planning Board in regard to safety and convenience
of traffic access and parking, disposition and usability of open space,
compatibility of building types, building construction, floor plans
and other factors relating to site design. Said site review will also
include site design as it fits in with the general development of
the entire development plan area.
B.
Access. No access of the tract shall be permitted
along Intervale Road frontage.
Required off-street parking and loading requirements shall be as specified in Article XXXVII, except that in no event shall off-street parking spaces exceed 3.3 spaces per 1,000 square feet of floor area of all structures, excluding parking decks and basement floors.
Signs are subject to the sign regulations of Article XXXVIII.
A.
An applicant shall initially submit a sketch plan for the entire tract. The sketch shall show all informational items as required for any major subdivision as set forth in Chapter 225, Land Use, Subdivisions and Site Plans, and further shall indicate the general location of buildings, parking areas and roadways, as well as any other significant site development features planned by the applicant. The purposes of the sketch development plan are to:
(1)
Establish the land use plan for the site.
(2)
Establish staging or phasing of site development.
(3)
Determine at the earliest possible time general off-site
improvements required as a result of the development.
(4)
Determine design criteria for buffer areas, parking
lot location, open space areas, etc., and as applicable.
(5)
Establish an architectural theme addressing color,
texture, building siting, etc.
(6)
Provide an evaluation of the traffic generation of
the proposed overall plan and determination of the basic improvements
required of the existing roadway system to adequately provide for
additional traffic. The evaluation shall also set forth proposed agreements
to accomplish improvements and staging of same as a function of overall
tract development.
B.
The applicant after approval of the overall development
plan shall proceed with formal site plan and subdivision applications
for all phases of the development.
