Bridgeton City Zoning Code
ARTICLE III
Commercial Districts
§ 370-17 Statement of intent.
In addition to the general goals listed in the preamble and general intent, the zoning districts established in these regulations are in accordance with the community goals, objectives and policies as described in the Bridgeton Master Plan and are intended to achieve the following:
A.
To provide sufficient space in appropriate locations for the various types of commercial, residential and service establishments anticipated by the Master Plan.
B.
To assure light and air to the extent possible by controlling the spacing and height of buildings and other structures.
C.
To protect commercial development against intrusive uses which are incompatible with it and against objectionable influences such as offensive noise, vibration, smoke, odors or glare and from the hazards of fire.
D.
To provide appropriate space for the requirements of present-day merchandising, including the provisions for off-street parking and safe circulation of pedestrian and motor traffic.
E.
To promote the most desirable use of land and pattern of building development in accord with a well-considered plan in order to promote stable commercial development, strengthen the economic base of the City, protect the character of commercial areas and nearby districts, conserve the value of land and buildings, and promote municipal tax revenues.
§ 370-18 C-1 Central Business District.
A.
Specific intent. It is the specific intent of these regulations to establish a zoning district to serve as the retail core of the City and to protect such area from the intrusion of uses which can be detrimental to normal Central Business District functions.
B.
Use regulations.
(1)
Uses by right. In any C-1 District, land, buildings and structures may be used by right for one or more of the following:
(b)
Second and higher floors.
[1]
Municipal uses and buildings.
[2]
Public utility uses such as telephone exchange buildings and electric substations.
[3]
Professional and administrative offices.
[4]
Insurance companies and realtor offices.
[5]
Residential use; provided, a maximum of four residents on the second floor and a maximum of two residents on the third and higher floors.
[6]
All those uses that are permitted on the first floor.
[7]
Personal services.
(2)
Accessory uses.
(a)
Only those accessory uses customarily incidental to and associated with those uses by right listed above will be permitted except that parking and loading areas shall be prohibited.
(3)
Conditional uses. The following conditional uses may be permitted when authorized by the approving authority:
(a)
Clubs, lodge halls and fraternal organizations restricted to those not conducted for gain or profit.
(b)
Finance institutions, including banks and savings and loan companies on the first floor if not located in the storefront nor occupying greater than 30% of the first floor gross floor area.
(c)
Personal services on the first floor, provided that the storefront contains retail sales displays.
(d)
Professional and administrative offices, insurance company and realtor offices on the first floor if not occupying greater than 30% of the first floor gross floor area.
C.
[1]
Editor's Note: Attachment 3 is included as an attachment to this chapter.
§ 370-19 C-2 Apartment/Commercial District.
A.
Specific intent. It is the specific intent of these regulations to establish a transition zone surrounding the retail core of the City in order to promote development of offices, apartments, and retail and service uses which are complementary and can contribute to the support of the C-1 Central Business District zone.
B.
Use regulations.
(1)
Uses by right. In any C-2 District, land, buildings and structures may be used by right for one or more of the following:
(a)
Retail sales of goods, prepared foods, personal and business services, excluding motor vehicle sales, parts and service.
(b)
Finance institutions.
(c)
Professional and administrative offices.
(d)
Commercial recreation.
(e)
Municipal, county, state and federal buildings and uses.
(f)
Hotels and motels.
(2)
Accessory uses.
(a)
Only those accessory uses customarily incidental to and associated with those uses by right listed above will be permitted.
(3)
Conditional uses. The following conditional uses may be permitted when authorized by the approving authority:
C.
[1]
Editor's Note: Attachment 3 is included as an attachment to this chapter.
§ 370-20 C-3 Hospital-Medical Center District.
[Amended 9-17-2013 by Ord. No. 13-06]
A.
Specific intent. It is the specific intent of these regulations to establish a district devoted primarily to hospital and related medical and related residential and commercial uses.
B.
Use regulations.
(1)
Uses by right. In any C-3 District, land, buildings and structures may be used by right for one or more of the following:
(2)
Accessory uses.
(a)
Only those accessory uses customarily incidental to and associated with those uses by right listed above will be permitted, including retail food services, personal services, professional and administrative offices.
(b)
Accessory uses shall be conducted on the same lot as the principal use to which it is accessory except that the following accessory uses may be conducted on another lot:
[1]
The off-street parking requirement may be located on a separate lot held in the same ownership as the principal use, provided it meets all the conditions of § 370-63.
[2]
Dormitories, rooms and apartments clearly accessory to hospitals, clinics and medical schools and operated solely for the benefit of staff, employees and students of hospitals, clinics and medical schools may be located on a separate lot held in the same ownership as the principal use.
[3]
Laundry facilities, heating plants and similar maintenance functions may be located on a separate lot held in the same ownership as the principal use.
C.
[1]
Editor's Note: Attachment 3 is included as an attachment to this chapter.
§ 370-21 C-4 Neighborhood Business District.
[Amended 9-17-2013 by Ord. No. 13-06]
A.
Specific intent. It is the specific intent of these regulations to establish commercial districts to serve the everyday personal needs of the City's residents at locations which are convenient to established residential neighborhoods.
B.
Use regulations.
(1)
Uses by right. In any C-4 District, land, buildings and structures may be used by right for one or more of the following:
(2)
Accessory uses.
(a)
Only those accessory uses customarily incidental to and associated with those uses by right listed above will be permitted.
(b)
Accessory uses shall be conducted on the same lot as the principal use to which it is accessory except that the following accessory uses may be conducted on another lot:
[1]
The off-street parking requirements may be located on a separate lot used jointly by two or more principal uses, provided it meets all the conditions of § 370-63.
[2]
Trash and garbage storage areas and pickup stations serving two or more principal uses, provided such storage areas are completely enclosed by solid brick or concrete block walls having a minimum height of six feet. Material similar to concrete block may be used for wall construction. Such enclosures shall be covered with a wire mesh or screening in such a way as to prevent paper and similar materials from being blown outside the enclosure by wind. Such areas shall have a concrete floor. All garbage storage shall be in airtight, verminproof containers. No storage of trash or garbage will be permitted outside the enclosure at any time. All enclosures will be buffered from view from streets and adjacent properties by a dense planting of evergreen shrubs and trees.
C.
[1]
Editor's Note: Attachment 3 is included as an attachment to this chapter.
§ 370-22 C-5 Highway Commercial District.
A.
Specific intent. It is the specific intent of these regulations to confine highway-oriented commercial uses to very specific locations so that uses which are generally incompatible with and can readily have a blighting influence on sound residential development do not spread haphazardly throughout the City, and to better control ingress and egress to the City's major roadways from such uses.
B.
Use regulations.
(1)
Use by right. In any C-5 District, land, buildings and structures may be used by right for one or more of the following:
(a)
Motor vehicle sales, service, parts, repairs and body shops.
(b)
Car wash.
(c)
Heavy equipment and farm machinery sales and services.
(d)
Storage and distribution facilities.
(e)
Commercial recreation facilities, including drive-in theaters.
(f)
Retail and wholesale sales and service facilities, including drive-in facilities.
(g)
Hotels and motels.
(h)
Gasoline service stations.
(2)
Accessory uses. Only those accessory uses customarily incidental to and associated with those uses by right listed above will be permitted, except the sale and dispensing of motor fuel, lubricants, and auto accessories for installation on the premises may be allowed as an accessory use to automobile repair garages and automobile sales facilities, provided that the requirements of § 370-58C of this chapter are met.
[Amended 9-17-2013 by Ord. No. 13-06]
C.
[1]
Editor's Note: Attachment 3 is included as an attachment to this chapter.
D.
Supplemental regulations in addition to those specified in Article VIII.
(1)
No outdoor display of merchandise, including automobiles, heavy equipment and the like, will be permitted in the area of a lot between the building setback line and the street right-of-way line.
(2)
Access driveways shall be a minimum distance of 20 feet from adjoining lot lines, 30 feet from intersecting street right-of-way lines, and there shall be a minimum distance of 35 feet between access driveways.
§ 370-22.1 PMU-1 Planned Mixed-Use Overlay District.
A.
Specific intent. It is the specific intent of the PMU-1 Planned Mixed-Use District to provide the opportunity for planned residential neighborhoods that include a variety of housing types and subsidiary commercial and professional office uses as set forth below. The objectives of the PMU-1 regulations and standards are to encourage innovative development to achieve a variety of building types, layout and siting under a comprehensive plan of development. The PMU-1 encourages comprehensive planning for large tracts of land within the context of the City and the region, as it permits flexibility in the mix of uses, but provides standards to ensure integrated building design, quality architecture, efficient circulation, protection of natural resources and an attractive pedestrian environment. Such design standards will have a beneficial effect upon the health, safety, general welfare and morals of the City and neighboring communities consistent with smart growth and sustainable development concepts and principles. For parcels not developed in accordance with the Planned Mixed-Use Overlay District, the underlying zoning district regulations shall apply.
B.
C.
Accessory uses. Only those accessory uses and structures customarily incidental to the principal uses are permitted, subject to the standards set forth in this section and at § 370-58.
E.
[1]
Editor's Note: Attachment 3 is included as an attachment to this chapter.
F.
General requirements.
(1)
A general development plan, including a phasing plan and proposed schedule, shall be submitted in accordance with the requirements of N.J.S.A. 40:55D-45.1 and 40:55D-45.2, and § 311-6.1.
[Amended 9-17-2013 by Ord. No. 13-06]
(2)
The uses proposed may not exceed the following percentages, proportionate to the overall development:
(a)
For tracts ranging from 25 to 50 acres, a minimum of 10% and a maximum of 35% of the overall site area must be dedicated to commercial uses as outlined below. For tracts 50 acres and above, a minimum of 5% of the overall site area must be dedicated to commercial uses. Where uses are mixed within the site design, the applicant should present a calculation evidencing that the requirement is met.
(b)
Of the residential units proposed, not more than 50% of the total number of units may be attached townhouses and not more than 30% may be semidetached twins. A minimum of 40% must be single-family units.
G.
Design standards and submission requirements. The submission requirements and design standards set forth in this subsection shall be in addition to the prevailing requirements set forth within the City's Zoning Ordinance and shall apply to all development and redevelopment projects in the District.
(1)
Site orientation and design.
(a)
Spatial relationships between buildings, public and semipublic spaces and other structures should be designed to relate to one another, both functionally and visually. Features such as courtyards, greens, quadrangles, pedestrian and bicycle pathways, which encourage pedestrian activity and incidental social interaction among users, shall be incorporated into the site design. The site should be designed to reinforce street frontages, and main entryways should be emphasized to create a sense of identity with special landscape features and appropriately scaled signage and architectural accents.
(b)
Buildings shall define the streetscape through the use of detail, building articulation and massing. The streetscape shall be generally continued across side yard setback areas between buildings by using landscaping. The streetscape shall also be reinforced by shade trees and may be further reinforced by walls, streetlamps and other street furniture.
(c)
Buildings on corner lots shall be considered significant structures, since they have at least two facades visibly exposed to the street. Such buildings may be designed with additional height and architectural embellishments, such as corner towers, to emphasize their location.
(d)
Sidewalks must be installed along all public streets and along all major private drives. Sidewalks along streets shall be a minimum of four feet wide (this does not apply to service roads).
(e)
To the extent possible, new streets shall connect with existing streets and with each other, and, where practical, the possibility of future roadway connections with adjacent properties shall be maintained. Where street connections are not feasible, pedestrian connections should be established, especially to accommodate walking school children.
(2)
Common open space. A minimum of 10% of the gross residential area shall be reserved for common open space and passive or active recreational purposes. Passive common open spaces should be accessible to residents of the neighborhood, and a network of interconnected greenways should be established where possible. A minimum of 25% of the required open space area shall be usable, meaning that it shall not be encumbered by wetlands or other environmental constraints. Active recreation facilities sufficient to serve the needs of the proposed residential dwellings shall be provided on site, or if sufficient recreation facilities exist in the immediate vicinity, and if approved by the City Council, a contribution to City recreation facilities may be made in lieu.
(3)
A comprehensive stormwater management plan shall be developed for the entire project area, including residential and commercial uses. Stormwater quality basins should be designed as integrated landscape features whenever possible.
(4)
Landscaping. A comprehensive landscape plan shall be prepared by a licensed professional landscape architect that provides for shade, buffering to adjacent uses, planting beds within parking areas, foundation plantings adjacent to buildings, preservation of existing healthy vegetation where possible, and other landscaping elements designed to complement and enhance the overall site and building design.
(a)
At main entryways, massed landscaping, architectural features and appropriate signage shall be utilized to create visual focal points and to add to the creation of a sense of place.
(b)
Shade trees shall be installed along road frontages and internal access drives at intervals of no less than 40 feet.
(c)
There shall be a landscape island at least nine feet in width at the terminus of each parking row, and landscaped islands shall be placed at intervals throughout the parking area for every 12 linear spaces.
(d)
Head-on parking spaces for commercial uses should be separated by a landscaped island at least four feet in width.
(e)
Each parking lot island must contain at least one shade tree along with shrubs and ground cover. Where trees are not possible due to the presence of a light post or underground utilities, shrubs shall be installed.
(f)
Planted berms shall be utilized to enhance buffers between incompatible uses and to shield loading and service activities in the commercial portions of any development. If needed, walls designed to match the architecture may be erected to screen loading areas. The site must also comply with the requirements of § 370-62G regarding screening and buffering.
(5)
Lighting.
(a)
Streetlights and lighting along pedestrian pathways shall be pedestrian-scaled, contextually appropriate fixtures and shall be consistent with fixtures designated by the City as suitable for streetscapes within the PMU-1.
(b)
Streets and open space shall be provided with adequate lighting while minimizing adverse impacts, such as glare and overhead sky glow, on adjacent properties. House-side shields shall be provided where abutting a residential use.
(c)
Along all pedestrian paths, along drive aisles and within courtyards, decorative lampposts shall be provided at regular intervals but not greater than 100 feet on center.
(d)
Lighting on residential streets and within parking areas should be no greater than 200 feet apart per side and should be located at the intersections and corners. Lighting standards shall be consistent throughout the development. If individual lampposts equipped with photo sensors are provided at each driveway, the need for streetlights between intersections may be eliminated.
(e)
Residential porch, patio, or balcony lighting and yard post lighting is encouraged to augment street lighting design and to create a sense of safety and community.
(f)
Light fixtures attached to the exterior of a building shall be architecturally compatible with the style, materials, colors, and details of the building and shall comply with the local building codes. The type of light source used on the exterior of buildings, signs, parking areas, pedestrian walkways, and other areas of a site, and the light quality produced shall be the same or compatible to adjacent site lighting fixtures. Facades shall be lit from the exterior, and, as a general rule, lights should be concealed through shielding or recessed behind architectural features. Lighting of roof forms such as cupolas or other special roof forms is permitted. Mounting brackets and associated hardware should be inconspicuous.
(6)
Architectural plans consisting of floor plans and elevations of areas visible to the general public and site design plans, including all public and semipublic space, should be submitted. The features, scale and details of the buildings and streetscape shall demonstrate a comprehensive design approach.
(a)
Architectural standards for residential development. All development shall have a coherent architectural style, vocabulary and color scheme.
[1]
For single-family detached homes, no more than 50% of the first floor horizontal width of the front facade may be consumed by garage doors.
[2]
For single-family homes, rear garages are recommended. At least 50% of the garages shall be set back a minimum of six feet behind the front building wall.
[4]
Front facades of 50% of the townhouses shall be partially faced in masonry material, i.e., brick, stone or stucco, on primary elevations a minimum of eight feet above grade which face front and side streets and pedestrian mews. Architectural variation must be provided to distinguish the units from one another. Elevations out of primary public view can be made of other materials. Projecting windows may also be made of materials other than masonry. Portions of side elevations away from the public view need not include masonry material. Where the end of a building faces the street, the side elevation shall receive treatment similar to the front elevation and shall respond to the street.
[5]
No more than two townhouses attached to one another may have the same building setback. Offsets must be at least three feet.
(b)
Specific architectural requirements for commercial development.
[1]
Proposed buildings shall avoid long, continuous, uninterrupted wall and roof planes. Building wall offsets shall be provided to relieve the visual effect of a simple or long wall. In addition, other architectural projections and recesses must be incorporated to create additional interest. The roofline shall vary in heights and architectural treatment, and flat rooflines shall by masked by facade treatments that vary in height. Sloped elements of the roofline or the appearance of same shall be incorporated to enhance the overall appearance and form.
[2]
Where the rear or side facade of a building faces a public roadway, highway or main access drive, a combination of facade treatments, berms, landscaping, and the use of decorative screening walls must be utilized to shield the loading and building service areas from public view and to present an attractive facade to customers and passersby.
[3]
Enclosures for trash and recyclables should be large enough to fit all of the containers required for the proposed uses and shall be designed to match or complement the building facade. Trash and recycling enclosures shall not be located in the principal front yard and shall be surrounded by landscaping sufficient to screen the area.
[4]
Facade treatment and facade materials for commercial buildings.
[a]
Buildings shall be clad in brick or stucco, stone, or a combination thereof a minimum of three feet from grade.
[b]
Stucco or EIFS shall have either a smooth or textured finish and in a color or colors that complement the other facade materials.
[c]
Buildings using wood/cement board or vinyl siding shall have between 3.5 inches and six inches exposure.
[d]
Corner boards shall not be less than four inches or more than eight inches and shall protrude from the siding surface to create a shadow line.
[5]
Storefronts are an integral part of a building. Ground floor retail, service, and restaurant uses shall have large-pane display windows. Such windows shall be framed by the surrounding wall and may not exceed 75% of the total individual elevation area. Buildings with multiple storefronts shall be unified through the use of architecturally compatible materials, colors, details, awnings, signage, and lighting fixtures.
(7)
Design standards for signs.
(a)
Each commercial and recreational use shall be permitted one facade/wall sign not to exceed 10% of the principal front wall area and not to exceed 30 square feet. In the case of a freestanding building, two facade/wall signs will be permitted on different facades.
(b)
Signs affixed to the exterior of a building shall be architecturally compatible with the style, composition, materials, colors, and details of the building, as well as with other signs used on the building or in its vicinity. The use of coordinated awnings and decorative light fixtures is encouraged.
(c)
Signs shall fit within the existing facade features and shall not interfere with door and window openings, conceal architectural details or obscure the composition of the facade where they are located.
(d)
Sign colors should be compatible with the colors of the building facade. A dull or matte finish is recommended for reduction of glare and enhancement of legibility.
(e)
Signs shall be either spotlighted or backlit with a diffused light source. Light shall not significantly spill over to other portions of the building or site. Backlighting shall illuminate the letters, characters, or graphics on the sign, but not its background. Warm fluorescent bulbs may be used to illuminate the interior of display windows. Neon signs or flashing lights are not permitted.
(f)
Signs shall be mounted so that the method of installation is concealed. Signs applied to masonry surfaces should be mechanically fastened to mortar joints only and not directly into brick or stone. Drilling to provide electrical service should also follow the same rule.
(g)
Each residential development may have a monument identification sign located at the entryways, a maximum of 20 square feet and set back a minimum of 10 feet from the right-of-way line.
(h)
One directional sign not to exceed 20 square feet to direct visitors to the various commercial and community destinations is permitted. Such sign may not interfere with traffic circulation and shall not be designed to advertise.
(8)
Streets, alleys and sidewalks.
(a)
Cross sections of proposed streets shall be submitted depicting the range of street widths, patterns and styles that will make up the framework of streets. Streets, alleys and sidewalks are important public spaces and should be complemented with pedestrian plazas and other elements to enhance the pedestrian experience.
(b)
Sidewalks a minimum of four feet wide must be installed along all public streets and along all major private drives. Sidewalks in front of commercial uses shall be a minimum of 10 feet wide and 12 feet wide if outdoor cafes are contemplated.
(c)
Sidewalks and pedestrian accessways shall be designed to protect the pedestrian from vehicular traffic and to facilitate and encourage movement among the various uses. Trees and flower boxes should be installed at intervals along walkways.