East Windsor City Zoning Code
§ 20-35.1.3
Site and Structure Regulations.
a.
Plot and lot sizes and dimensions and structure heights and locations thereon may be freely disposed and arranged in conformity to the overall density standards herein and to the conditions of comprehensive plans therefor, the general features and design of which shall be approved by the Planning Board. Minimum lot size or frontage, minimum percentage of lot coverage are not specified herein although the Planning Board may be guided by standards set elsewhere herein for comparable conditions and by common good practice.
b.
Except as follows, other provisions of this chapter governing side and rear yard sizes in residential areas shall not apply.
c.
A minimum setback distance or front yard of 50 feet shall be provided on all existing state and county roads, or on any main roads or thoroughfares so designated on the master plan of the Township.
d.
Except for a town house or semi-detached dwelling which is a part thereof or connected thereto, no single-family detached dwelling and no addition to any single-family detached dwelling, and no structure exceeding ten feet in height shall be erected within a distance of less than 25 feet of any single-family dwelling.
e.
Every single-family detached dwelling shall have access to a public street, court, walkway or other area dedicated to public use or subject to an easement for access. The boundaries and extent of the lot or plot upon which any single-family detached dwelling is located shall be clearly defined and monumented.
f.
All open spaces between structures shall be protected where necessary by fully-recorded covenants running with the land, conveyances or dedications.
g.
Dedicated streets or highways shall be subject to all other Township ordinances and the laws of the State of New Jersey.
h.
All along boundary lines of any Planned Unit Development District, except where they coincide with the right of way lines of a federal, state or county road, public utility right of way, or public parks, the same zoning provision shall prevail which regulates side yards, rear yards, screen planting and other protective or transitional features as applied to all uses which are permitted in the private properties which adjoin such property lines, except that single-family detached dwellings which adjoin another municipality shall have a minimum rear yard of 25 feet.
i.
In commercial areas of the Planned Unit Development District the following standards shall apply:
1.
Development Standards.
(a)
A minimum of 50,000 square feet shall be provided for each commercial use. This standard, however, shall not apply to existing parcels of 50,000 square feet or less which were established prior to May, 1980.
(b)
Maximum Improvement Coverage: 80% of the lot.
(c)
At least 20% of the total lot or development area shall be devoted to open space which should include, but not he limited to, required natural buffer areas and plantings in parking areas.
"Ordinance Sections Saved From Repeal" |
(d)
Maximum height for any building erected, altered or used shall not exceed 40 feet or three stories.
(e)
Minimum yards.
i.
Front Yard: When parking is excluded from the front yard, a minimum 50-foot building setback shall be provided. When parking is permitted in the front yard, a minimum 80-foot front building setback shall be provided. Of this 80-foot setback, at least 15 feet nearest the street should be a landscaped strip.
ii.
Rear Yard: 25 feet.
iii.
Side Yards: two side yards having an aggregate width of not less than 35 feet neither side yard having a width of less than 10 feet.
(f)
When more than one structure is located on a lot, the structures shall be located no closer than 25 feet, except that all structures connected by common roof lines or covered walkways shall be considered as one building.
2.
Design Standards.
(a)
All buildings shall be erected, altered or used, and a lot used or occupied to reflect and harmonize with the character of the existing development in the Planned Unit Development District.
(b)
Each use, other than a parking lot, off-street loading facility or public utility, shall be conducted within a completely enclosed building. This provision shall not apply to uses which are accessory and/or incidental to the principal use.
(c)
All structures shall be so located on lots as to provide safe and convenient access for servicing, fire protection, and required off-street parking.
(d)
Township off-street parking regulations shall apply to all commercial development in the Planned Unit Development District.
i.
Unified physical or functional parking arrangements shall be provided by using common facilities or designing for separate abutting parking facilities.
ii.
When appropriate, natural plantings shall be located on islands physically separating parking spaces or otherwise interspersed throughout the entire parking area to enhance aesthetics and environmental qualities. Off-street parking areas shall be designed to complement and enhance the specific uses as well as the overall physical and natural environment of the district's commercial areas.
(e)
Driveways provided to serve off-street parking areas shall conform to Township regulations and also be subject to the following requirements:
i.
Each lot and/or property shall have no more than two driveways on any existing street line. If more than one driveway is provided, one shall be an "entrance only" and the other an "exit only".
ii.
The total number of direct access points onto Route 33 shall be minimized by permitting no more than one additional exit from each vacant commercial lot and/or property.
iii.
Primary access to any site shall be from either Avon Drive or Abbington Drive to primarily serve residents of the PUD. Total number of driveways shall be minimized on any lot and/or property. New driveways shall be combined with existing ones wherever possible and/or feasible.
(f)
A permanent landscaped area, known as a buffer area, shall be located between any portion of any parking lot or any property line which is adjoining or opposite residential uses. The buffer area shall be planted with a visually effective screen at such densities so as to obscure commercial activity from residential uses. The buffer area shall be an area of land at least 25 feet in width with landscape architectural treatment as set forth in the Technical Standards.
Any combination of evergreen trees, deciduous trees, mounding, hedges or other natural vegetation shall be allowed provided they are properly related to one another and surrounding land uses.
The buffer area shall be designed to control noise, glare, and dust emanating from the use and shall be designed to complement visually any other proposed uses and character of the immediate neighborhood.
The buffer area shall be located so as not to interfere with existing and proposed parking facilities, loading and unloading areas and visibility at points of ingress and egress.
The buffer area, as well as the remainder of the front, side, and rear yard areas, shall be maintained in a careful and prudent manner by the owner or tenants. All vegetation shall be permanently maintained and in the event of death or other destruction, shall be replaced within a reasonable period of time.
(g)
All development shall preserve, or incorporate, existing natural features of the site (such as woods) which add to the overall visual character and environmental quality of the commercial use.
(h)
The developer shall be encouraged to provide amenities for general community or customer use, such as tot-lots, vest pocket parks, court yards, bicycle racks, open space, benches, drinking fountains, trash receptacles, sitting areas and other services necessary for the comfort and convenience of the prospective users of the commercial development.
(i)
Whenever possible, pedestrian and bicycle circulation systems shall be designed to extend through and connect with open space, common areas, commercial sites and throughout the rest of the Planned Unit Development, rather than follow along or parallel to roads and driveways. Access by means of sidewalks shall be provided between parking areas and the commercial buildings which they serve. Street and driveway crossings shall be kept to a minimum and should be restricted to areas of least traffic flow.
(j)
The following standards shall also be used in the evaluation of any proposed use:
i.
No building or group of buildings may be erected, altered or used and no lot or premises may be used or occupied that is noxious, or offensive by reason of odor, dust, smoke, gas, vibration or noise.
ii.
No building or group of buildings shall be erected, altered or used and no lot shall be used or occupied that will create a hazardous traffic condition on the roads, adjacent to the proposed use, or cause a nuisance to surrounding property by reason of truck traffic.
iii.
A proposed use shall not create any objectionable condition in an adjoining area which will endanger public health and/or safety or be detrimental to the character of the surrounding neighborhood.
(k)
Township standards and/or requirements contained in the Land Subdivision (Chapter 19) and Technical Standards (Chapter 22) Ordinances shall apply to all commercial parcels when such criteria have not been specifically drafted as part of these required standards. The Township Planning Board may also be guided by standards established elsewhere in the Zoning Ordinance (Chapter 20) and by good planning practice.
(l)
All development shall be consistent with the goals and objectives of the Master Plan of East Windsor Township, Mercer County, New Jersey as adopted and, from time to time, amended by the Township Planning Board.