Haddon Heights City Zoning Code
ARTICLE XVII
CB Central Business Zone
§ 450-76 Purpose; permitted uses; conditional uses.
[Amended 5-21-1991 by Ord. No. 884]
A.
The purpose of this district is to permit retail and personal service uses on the ground floor of existing buildings and to promote use of upper floors for office and residential uses in order to enhance and promote the orientation toward pedestrian shopping and circulation. Within this district, no lot or building shall be used and no building shall be erected or altered to be used, in whole or in part, unless it complies with the regulations set forth in this article. The following retail and service uses and those uses which are similar to the enumerated permitted uses shall be permitted in this district:
Antique shops, provided that there is no display of merchandise outside the building | |
Artists' studios | |
Bakery or confectionery shops for retail sales only[1] | |
Book and stationery stores, jewelry stores and watch repairing | |
Buildings, structures and uses owned and operated by the Borough of Haddon Heights for municipal purposes | |
Drugstores, supermarkets, grocery stores, meat markets, delicatessens and fish markets | |
Hardware stores | |
Interior decorating establishments, clothing stores and gift shops | |
Musical instrument stores or studios, including retail sale of recordings and tapes | |
Personal service shops, such as beauty, barber-, tailor and dressmaking shops, and shoe repair shops | |
Photographers' studios | |
Picture-framing shops | |
Realtors [Added 9-5-2006 by Ord. No. 1219] | |
Restaurants, excluding fast-food, drive-in and curb service establishments. Such prohibitions shall not, however, prevent service at tables on a covered or uncovered terrace or porch incidental to a permitted restaurant. | |
Sale of radio, television and other home appliances | |
Sporting goods stores | |
Stamp or coin stores | |
Travel bureaus |
[1]
Editor's Note: Banks and savings and loan associations and other fiduciary institutions, including those with drive-in facilities, which immediately followed this listing, was repealed 9-5-2006 by Ord. No. 1219.
B.
The following uses may be permitted as conditional uses, provided that there are adequate parking facilities within a three-hundred-foot radius of the premises, the use of the premises will generate sufficient customer or patient traffic to the premises and the use of the premises is not substantially detrimental to the public good or to the property owners within 500 feet:
(1)
Residential uses, above the first floor only.
(2)
Offices for physicians or dentists and small commercial or professional offices, above the first floor only.
[Amended 9-5-2006 by Ord. No. 1219]
(3)
Sales offices, including the office of a manufacturer's representative, above the first floor only.
(4)
Banks and savings and loan associations and other fiduciary institutions, provided that they comply with the parking requirements of § 450-116. Drive-in facilities may be permitted, provided that in addition to the parking requirements set forth in this subsection, such facilities do not adversely impede or conflict with the safe traffiic flow required by the principal use on or of the site
[Added 9-5-2006 by Ord. No. 1219]
§ 450-77 Prohibited uses.
[Amended 5-21-1991 by Ord. No. 884]
The following uses are specifically prohibited in the CB Central Business District:
A.
Welding shops.
B.
Pet shops, kennels or other commercial establishments for breeding or sale of animals.
C.
Display, outside the building, of articles for sale.
D.
Any kind of manufacturing, fabricating, altering, finishing or assembling, except as necessarily incidental to retail trade or service.
E.
Any machinery used incidental to any permitted use that is powered by other than electric motive power. In no one store or separate establishment shall there be permitted more than 10 horsepower, exclusive of refrigeration and air conditioning. If steam is required, no more than 15 pounds of steam pressure shall be permitted.
F.
Any internal-combustion engine or gas generator, unless operated for a particular temporary use or where essential for the emergency use of a public utility.
G.
Heavy-trucking transport.
H.
The storage of furniture, building materials or solid, liquid or gaseous fuels or chemicals, unless incidental and subordinate to a permitted use.
I.
Uses conducive to potentially high hazard in the form of fire, explosion, radiation, contamination or other elements dangerous to human beings.
J.
Warehouses.
§ 450-78 Accessory uses.
§ 450-79 Design considerations for permitted uses.
Design considerations for permitted uses shall be as follows:
A.
Parking and service areas.
(1)
Parking shall be screened from adjacent residential properties with grass, shrubs, trees, fences and/or earthen berms to protect residential properties from parking lot illumination and headlight glare, automobile fumes and noise.
(2)
Curbing or curb stops shall be provided in all off-street parking areas and along all accessways.
(3)
Off-street parking areas and accessways thereto shall be properly drained, and all such areas shall have a paved hard surface.
(4)
All off-street parking areas and accessways shall be so arranged that cars and trucks may be turned on the lot so that it is not necessary to back into any roadway. Parking shall only be located in the rear of the property.
(5)
Common or joint driveway access and parking to the rear of sites is encouraged.
(6)
Access driveways onto major thoroughfares shall be permitted only if alternatives, including side or rear access and common or shared single access driveways, have been considered by the Planning Board or Zoning Board.
(7)
Where appropriate, impervious parking coverage shall be limited to the maximum extent possible by the use of parking in or under buildings, the elimination of excess paving, grassed landbank parking and the use of permeable surfaces for paving.
(8)
Parking areas shall be designed to minimize pedestrian and moving vehicle conflicts. Pedestrian walkways, parking lot islands, signage and pavement texture differentiation shall be required by the Planning Board or Zoning Board, where appropriate, to ensure the safe movement of pedestrians.
(9)
No access shall be permitted to the parking area from within the residential zone.
(10)
Every structure erected, designed or altered for occupancy by any use as permitted in this section shall provide an entrance and access at the rear of its building for the loading and unloading of delivery trucks.
B.
Building design and use.
(1)
The treatment of side and rear walls of any building in terms of building materials shall be similar to the treatment of the front facade.
(2)
The display of merchandise or nonpermanent uses and/or activities, e.g., vending machines, placed on the exterior premises of any building is prohibited.
(3)
All buildings shall have a unified architectural treatment, whether constructed as new or as an additional structure physically and aesthetically integrated with the existing structure. The Planning Board or Zoning Board shall consider in its architectural review items such as materials, colors, building setbacks, facade treatments and building height and shall encourage the revitalization of existing structures to ensure compatibility with proposed building additions.
C.
Site design and building layout.
(1)
The site design layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection, impact on surrounding development and contiguous and adjacent buildings and lands.
(2)
To promote a desirable visual environment and to ensure a good civic design, the Planning Board or Zoning Board in its review shall consider, but not be limited in its consideration of, visual impacts of the proposed development, including views and view interference, shadow effects, noise impacts and design compatibility with surrounding land uses.
D.
General design requirements.
(1)
Any development in this district which will be used wholly or in part for office purposes shall be designed so as to provide a comprehensive development plan for the entire zone for which it is a part, the goals being to control means of access and to coordinate internal pedestrian and vehicular traffic flow relating to existing development and architectural compatibility.
(2)
Any new facade or change in the facade of an existing building shall be reviewed by the Planning Board or Zoning Board for evaluation of architectural design.
(3)
Development shall maximize the use of uniform and/or integrated architectural design and styles, unique building materials, including but not limited to ornamental lighting, architectural planters, brick and other special paving materials, water features, landscaped internal pedestrian courtyards, sitting areas and other site amenities.
(4)
Development shall provide weather protection for customers either by enclosed shopping areas, canopies or other means.
(5)
The location of store entrances and orientation of buildings shall minimize distances to walk from one store to another.
§ 450-80 Area and bulk regulations.
A.
Lot area. A minimum lot area of 2,500 square feet shall be provided for every use hereafter erected.
B.
Lot width. Each lot shall have a width of not less than 25 feet.
C.
Lot depth. Each lot shall have a depth of not less than 100 feet.
D.
Minimum yards. (NOTE: Where the lot in question joins a residential district, a forty-foot yard is required.)
(1)
Front yard. A front yard setback shall be provided to be not less than 10 feet from the property line. (NOTE: Where there is an existing building on each of two lots adjacent to a lot on which a proposed building is to be erected and both buildings have an alignment nearer to the property line than the required front yard and where both buildings are within 100 feet of the proposed building, the average of the existing front yard depths of each adjacent lot shall be the minimum required front yard depth of the lot on which the proposed building is to be erected.)
(2)
Side yards. Side yards shall be maintained as exists at the time of zoning ordinance adoption.
(3)
Rear yards. There shall be rear yard setbacks to be not less than 20 feet.
E.
Building coverage. The maximum building coverage shall not be greater than 70% of the gross lot area.
F.
Lot coverage. The maximum lot coverage, including all structures, shall not be greater than 80% of the gross lot area.
G.
Height. A structure shall not have a greater height than three stories or 36 feet, measured from the average grade line perimetering the building to the top of the main roof cornice line, excluding necessary utility-type roof structures.