Florham Park City Zoning Code
ARTICLE VIII
Office and Manufacturing Zones
§ 250-55 Permitted uses in C-1 Zone.
The following uses are permitted in the C-1 Zone:
A.
Municipal facilities or uses.
B.
General business offices.
C.
Laboratories for nonhazardous research, experimentation or testing.
D.
Light, non-nuisance manufacturing.
E.
Medical and dental offices.
[Added 12-12-2013 by Ord. No. 13-14]
F.
Commercial recreational and sports activities, including full-sized and/or practice turf and/or grass fields, courts, pools and rinks.
[Added 10-16-2014 by Ord. No. 14-16]
G.
Indoor and outdoor recreational and sports uses, including, but not limited to, swimming pools, fields, courts, hockey rinks, meeting rooms, instructional and conference rooms related to the primary business, and all activities related to indoor and outdoor recreation and sports facilities.
[Added 10-16-2014 by Ord. No. 14-16]
§ 250-55.1 Permitted uses in C-1MF Zone.
The following uses are permitted in the C-1MF Zone:
A.
All of the uses permitted in the C-1 Zone.[1]
[1]
Editor's Note: see § 250-55.
B.
Multifamily residential housing developed as a single entity with a minimum tract of 40 acres.
§ 250-55.2 Permitted uses in the C-1MFAR Zone.
[Added 8-23-2005 by Ord. No. 29-05]
The following uses are permitted in the C-1MFAR Zone:
A.
All the uses permitted in the C-1 Zone.
B.
Multifamily age restricted housing developed as a single entity with a minimum tract of eight acres.
§ 250-56 Permitted uses in C-2 Zones.
[Amended 10-18-2018 by Ord. No. 18-21]
The following uses are permitted in a C-2 Zone:
A.
Five hundred sixty multifamily units in an inclusionary development that may be provided either within a mixed-use development or in a stand-alone setting.
B.
Additional uses on the ground floor of buildings providing residential units:
(1)
Amenities and administrative services for a rental community.
(2)
Special-needs housing.
(3)
Uses which primarily serve the needs of community residents:
(a)
Professional offices and services, including medical.
(b)
Convenience retail.
(c)
Restaurants and food services.
(d)
Enclosed parking facilities.
C.
Conditionally permitted uses.
(1)
Subject to the sole condition that a site plan approval for 560 multifamily units has been granted or shall be granted simultaneously:
(a)
All uses permitted in the B-1 Business Zone.
(b)
Hotel with conference facilities designed in accordance with § 250-119A, which requirements shall not be considered conditions pursuant to that section. Relief from any of those conditions shall be pursuant to N.J.S.A. 40:55D-70, Subsection C.
§ 250-57 Permitted accessory uses in C Zones.
A.
Permitted accessory uses in all C Zones. The following accessory uses are permitted only with office and manufacturing use in an office and manufacturing zone:
(1)
Garage space for the storage of commercial vehicles.
(2)
Off-street parking space for the use of patrons and employees.
(3)
A satellite or other antenna, subject to approval by the Planning Board.
(4)
Solar carports, pursuant to the requirements under § 250-30.3B.
[Added 11-14-2022 by Ord. No. 22-16]
B.
The following accessory uses are permitted in the C-1, C-2, C-3 and C-4 Zones:
[Added 5-19-2009 by Ord. No. 09-7]
(1)
Charitable clothing bins.
C.
The following accessory uses are permitted in the C-1 Zone when accessory to those uses permitted in § 250-55F and G.
[Added 10-16-2014 by Ord. No. 14-16]
(1)
Clubhouse and restaurant to be used in conjunction with the primary business.
(2)
Catering and food preparation for events on and/or off site.
(3)
Health and fitness training and preparation for all aspects of sports and recreation; child care services, rehabilitation services and programs.
(4)
Maintenance buildings and facilities, where reasonably necessary for the operation of the facility.
(5)
Off-street parking for the use of patrons and employees.
§ 250-58 Area, yard and building requirements.
[Amended 10-16-2014 by Ord. No. 14-16; 10-18-2018 by Ord. No. 18-21]
The area, yard, setback and building requirements in an office and manufacturing zone, including multifamily residential housing in the C-1MF Zone, and all development in the C-2 Zone, are as specified in § 250-9, Schedule of Area, Yard and Building Requirements.[1] The criteria for office and manufacturing development in the C-1MF Zone are the same as in the C-1 Zone, and the criteria for retail and office development in the C-2 Zone are the same as in the C-1 Zone. Recreation use in the C-1 Zone that includes outdoor fields or courts requires a minimum lot size of six acres.
[1]
Editor's Note: The Schedule of Area, Yard and Building Requirements is included as an attachment to this chapter.
§ 250-58.1 General provisions and requirements for C-1MF (multifamily option).
A.
The maximum gross density permitted is seven dwelling units per acre.
B.
A maximum of eight, and a minimum of three dwelling units per structure is permitted.
C.
There shall be no more than two dwelling units in an unbroken building line, along the front facade, with a setback of at least four feet deemed to be a satisfactory break in the building line. A similar break is encouraged along the rear facade. There shall be no more than two adjacent dwelling units with the same roof height. A minimum of one foot of vertical height difference is satisfactory to establish the height differential.
D.
The maximum building height is three stories and 35 feet. All roofs shall have a minimum 1:6 pitch.
E.
Each dwelling unit shall have at least two exterior exposures, with at least one window in each exposure.
F.
Each dwelling unit shall have at least two means of access directly to the outside. These may consist of either two doorways or one doorway plus an operable egress window compliant with the UCC.
G.
Within the development as a whole, private garaged parking spaces shall be provided at an average ratio of at least 1.2 spaces per dwelling unit, and each dwelling unit shall be served by at least one private garage directly connected to the unit. Within the development as a whole, parking, including both private garaged spaces and on- and off-street parking, shall be provided consistent with the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:2 1, which call for an overall ratio of at least two spaces per dwelling unit, provided that there shall be at least 1.8 parking spaces per one-bedroom unit, two spaces per two-bedroom unit and 2.2 parking spaces per three-bedroom unit. Parking shall be permitted only in designated spaces or areas.
H.
An enclosed bulk storage space shall be provided in a convenient location for each unit of at least 600 cubic feet, exclusive of interior closets and a 10 feet by 18 feet garage parking space.
I.
No vehicular access shall be permitted through a single-family residential zone.
J.
All parking areas and driveways shall have a minimum setback from tract boundaries of 50 feet, with the exception of the access driveways which intersect with the adjacent public roads.
K.
A minimum landscaped buffer area of 50 feet in width shall be provided along all tract boundaries, in accordance with § 250-17. Pedestrian trails and walkways are permitted within the buffer area. If wooded, the buffer shall remain in its natural state or be planted with a landscaped visual screen at least six feet in height, subject to the approval of the Planning Board.
L.
The minimum distances between buildings shall be measured from foundation wall to foundation wall as follows:
(1)
Side to side:
(a)
Windowless wall to windowless wall: 25 feet (NOTE: Provided that the building code does not require greater separation and the fire rating meets or exceeds the building code).
(b)
Windowless wall to window wall: 30 feet.
(c)
Window wall to window wall: 35 feet.
(2)
Rear to rear: 38 feet.
(3)
Front to side: 35 feet.
(4)
Front to front: 50 feet.
M.
Balconies, porches, bay windows and other architectural features may project up to six feet from a building into a required minimum setback or required distance between buildings, provided that no such projections shall be permitted to extend into or over a public or private street, a service alley or other vehicular accessway.
N.
At least 50% of the site shall be retained as common open space, which may include undevelopable wetlands and steep slopes and shall include areas improved for appropriate passive and active recreation.
O.
The minimum width of any individual dwelling unit shall be 16 feet.
P.
The minimum setbacks from interior streets and alleys are as follows:
(1)
Side of building to curb: seven feet.
(2)
Front of building to curb: 12 feet.
(3)
Rear of building to curb: 10 feet.
Q.
Roadway design shall be pursuant to the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21).
R.
The project shall be constructed pursuant to the following design criteria:
(1)
The project shall be designed to replicate a village environment. A street circulation system with traditional street blocks is intended, with low traffic speeds. Access to private garages will be primarily via service alleys. Nongarage parking spaces will be provided primarily on parallel spaces along access roads.
(2)
Any designated parking space provided in front of a private garage shall be a minimum of 18 feet deep and shall not encroach upon a pedestrian sidewalk.
(3)
Other than parking provided at the recreation/clubhouse facility and parallel spaces along the access roads, no single parking area servicing more than five vehicles shall be permitted.
(4)
Usable open space shall be distributed throughout the development by means of courtyards with appropriate street furniture.
(5)
Wetlands shall be preserved in their natural state to the maximum extent possible, pursuant to state regulations.
(6)
Community mailboxes shall be provided at strategic locations throughout the development, pursuant to postal regulations.
(7)
Trash collection may be curbside for each unit or in enclosed, screened compactors, centrally located within the development. Any community trash or recyclable collection area shall be suitably screened and designed in coordination with the overall project.
(8)
Pedestrian movement to and through the development shall be facilitated through the construction of a network of sidewalks, footpaths and designated pedestrian crossings in streets.
(9)
A community center, heated and air conditioned, shall be provided within the development. The community center shall include a clubhouse/maintenance building, which may include a leasing office as well as indoor recreational and meeting facilities, as well as appropriate outdoor recreational facilities.
(10)
Development must comply with state-mandated barrier-free requirements.
§ 250-58.2 General provisions and requirements for C-1MFAR (multifamily age restricted option).
[Added 8-23-2005 by Ord. No. 29-05]
A.
Residency restricted to households with at least one member who is 55 years of age or older and with no permanent household member under the age of 19.
B.
The maximum gross density permitted is four dwelling units per acre.
C.
The maximum building coverage is 25%.
D.
The maximum improved lot coverage is 50%.
E.
A minimum front yard of at least one frontage of 75 feet.
F.
A minimum front yard of the other frontage of 50 feet.
G.
Minimum side yards of 25 feet.
H.
Minimum rear yards of 25 feet.
I.
Maximum building height of 35 feet.
J.
Minimum distance between buildings of 25 feet or the height of the adjoining wall, whichever is greater.
K.
Minimum distance between buildings and parking areas and driveways of 10 feet.
§ 250-58.3 General provisions and requirements for the C-2 Office and Manufacturing Zone.
[Added 10-18-2018 by Ord. No. 18-21]
A.
Coverage. The following maximum coverages shall apply within the C-2 Office and Manufacturing Zone regardless of the mix of uses within the overall development:
(1)
Improved lot coverage: 60%.
(2)
Building coverage: 35%.
(3)
Coverage calculations shall be based on the gross land area within the zone and shall not be affected by subdivision into sections or lots.
B.
Building height.
(1)
All nonresidential buildings: as permitted in § 250-58.
(2)
All buildings containing residential units: 55 feet and no more than four stories.
(3)
As an exception to the permitted number of stories for a residential building, a fifth level may be included in a building, to be used exclusively for parking, where entry to that level occurs below the grade of the front of the building and any exposed walls of such a level are opposite the facade facing towards Columbia Turnpike.
C.
Perimeter buffers.
(1)
All buildings shall be set back 100 feet from the right-of-way of Columbia Turnpike, excluding adjoining ramps.
(2)
All parking and circulation elements, other than those providing direct access to the site, shall be set back 50 feet from the right-of-way of Columbia Turnpike, inclusive of adjoining ramps.
(3)
Within the setbacks in § 250-58.3C(1) and (2), above, there shall be a landscaped buffer of not less than 25 feet.
(4)
The C-2 Office and Manufacturing Zone shall remain a nonresidential zone regardless of the actual mix of uses in determining the appropriate perimeter buffer adjoining abutting residential uses under § 250-17.
D.
Minimum distance between residential buildings.
(1)
Front/rear to front/rear: 60 feet.
(2)
Side to side: 35 feet.
(3)
Side to front/rear (within an angle of 75° to 105°): 40 feet.
(4)
Building to parking space or interior access lane (excluding access to within-building garages): 15 feet.
(5)
Building to collector roadway (entrance road or access to nonresidential areas): 25 feet.
E.
Design requirements for residential buildings.
(1)
The maximum number of units which may be located in a single building pod is 24; however, two such pods may be combined into a single building through the use of a connecting corridor. Such connecting corridor, fire stair or elevator core shall be offset from the facade of the primary buildings by at least 10 feet, be no more than 25 feet from side to side (width) and extend between the buildings a minimum of 20 feet (length), and may not include any floorspace contained within the demised space of a residential unit.
(2)
Floor plans shall be provided for each of the buildings. Architectural designs shall be consistent with architect's project elevation provided.
(3)
The buildings shall include breaks in the facades with the use of different colors or materials to break up the building lengths.
(4)
All HVAC and mechanical equipment shall be inconspicuously placed or adequately screened from view.
F.
Trash and recyclable materials.
(1)
Facilities, including commitment to management operations within the community, shall be provided to facilitate the collection of trash and recyclable materials in a safe, efficient and aesthetic manner.
(2)
Any community trash or recyclable material collection area shall be suitably screened and designed in coordination with the overall project. Any outdoor facilities shall be fully enclosed with materials consistent with the architectural design and materials of the principal buildings and shall provide gated access.
G.
Recreation.
(1)
A clubhouse and pool shall be required for any portion of property serving at least 200 units.
(2)
Additional recreational activities may be provided, including, but not limited to, bocce courts, pedestrian paths, bicycle paths, sitting areas or playground area.
(3)
All recreational facilities and activities shall be provided for residents, including nonresidential users on site and their guests, and the design and location shall be complimentary to and in accordance with the character of the development.
(4)
Tot lot and family gathering areas shall be provided in reasonable proximity to affordable housing units.
H.
Affordable housing.
(1)
All residential development within the C-2 Zone shall provide for low- and moderate-income housing set-asides of 20% of the total number of units proposed within the development pursuant to the provisions of N.J.A.C. 3:97-6.4(b), as may be amended, and the requirements of §§ 250-84 through 250-89, as may be amended. The affordable units shall be split with 50% affordable to moderate-income families and 50% affordable to low-income families, of which 13% shall be affordable to very-low-income families.
(2)
Special-needs housing.
(a)
If provided, the number of special-needs housing units will count toward the total number of units in the development but shall provide credits toward the percentage of affordable housing in the development by the bedroom.
(b)
All credits generated by special-needs housing shall count as one-bedroom units within the overall provision of a bedroom mix required of the development.
(c)
All special-needs housing units must be provided on the ground floor of residential buildings.
(3)
Affordable units shall be developed and rented in accordance with the applicable provisions of N.J.A.C. 5:93-1 et seq. and UHAC regulations adopted as of the date of the adoption of this section which requirements include, but are not limited to, distribution of low- and moderate-income housing, bedroom distribution, range of affordability, rental rates, affirmative marketing, affordability controls, and construction phasing.
(4)
Design and location of affordable units.
(a)
Units may not be unduly concentrated in one building or area of the community and should be generally dispersed throughout the development.
(b)
Three-bedroom units shall be provided on ground floors where possible.
(c)
Two- and three-bedroom units shall be provided in reasonable proximity to tot lot and open space facilities.
