Harrison Township City Zoning Code
ARTICLE VIII
INS Institutional District
§ 225-60 Intent; expansion.
A.
The intent of the INS Institutional District is to provide regulations for public and quasi-public land uses and to insure the compatibility of those uses with the surrounding land use.
B.
The existing Institutional Zone shall be expanded to include the following parcels of land identified upon the Tax Map of the Township of Harrison:
[Added 7-6-2004 by Ord. No. 18-2004; amended 5-6-2013 by Ord. No. 16-2013]
(1)
Block 1, Lots 1, 2, 3, 4, 4.01, 5, 5.01, 6, 7, 8, 9, 9.01, 10, 10.01, 11, 12, 13.
(2)
Block 2.01 Lots 1, 1.01.
(3)
Block 2.02, Lots 1, 1.01, 1.02, 1.03, 1.04, 2, 3, 4, 5, 6, 7, 8, 9, 10.
(4)
Block 4, Lots 2, 9.
(5)
Block 24,02 Lot 1.
(6)
Block 34, Lot 45.
(7)
Block 34, Lot 49 (Township land on Walters Road).
(8)
Block 41, Lots 8.01, 8.02 (Clearview fields).
(9)
Block 45.04, Lot 1 (library).
(10)
Block 71, Lot 7.
§ 225-61 Permitted uses.
[Amended 4-21-2003 by Ord. No. 10-2003]
In the INS Institutional District, no buildings or land shall be used and no building shall hereafter be erected or altered unless otherwise specifically provided for in this chapter, except for one of the following uses:
A.
The following principal uses shall be permitted by right:
(1)
Governmental use or building, other than those enumerated as conditional uses below, including but not limited to a municipal administrative or public safety facility, community center, library, or park.
B.
Permitted conditional uses subject to a finding by the Planning Board that the proposed use can be provided in a manner that is compatible with the surrounding neighborhood; that its provision will not unduly burden surrounding areas with increases in traffic, noise, stormwater runoff, air emissions, threats to public health and safety, or other external impacts; and that it will conform with the additional standards provided herein and in Article XXI.
(1)
Hospital, sanitarium, medical or health center, convalescent home, nursing home, or similar health facility.
(2)
Church, synagogue, chapel, convent, or similar religious institution, including rectory or parish house.
(3)
College, private or public elementary, secondary or nursery school, business or trade school, school of dance or music, or any similar educational institution.
(4)
Cemetery and crematorium; provided, however, that crematorium chimneys shall not be located within 500 feet of any street or residential property line.
(5)
Private recreational use of a primarily outdoor character, such as swim clubs, tennis clubs, country clubs, or similar facilities.
§ 225-62 Bulk standards.
A.
Minimum lot area: five acres.
B.
Minimum lot width: 300 feet.
C.
Minimum street frontage: 300 feet.
D.
Minimum lot depth: N/A.
E.
Minimum front yard: 10 feet.
F.
Minimum side yard (each): 50 feet.
G.
Minimum rear yard: 50 feet.
H.
Minimum building setback requirements:
(1)
The minimum building setback from any property line separating a lot from a public street shall be 100 feet.
(2)
The minimum building setback from any property line separating a lot from a nonresidentially-zoned lot shall be 50 feet.
(3)
The minimum building setback from any property line separating a lot from a residentially zoned lot shall be 75 feet.
(4)
Building setback from another freestanding building on the same lot or within the same institutional development shall be 50 feet.
I.
Maximum permitted building coverage: 20% (includes all principal and accessory buildings located on a site).
J.
Maximum permitted impervious coverage: 70%.
K.
Maximum building height: 35 or three stories.
L.
Accessory buildings: Accessory buildings shall be subject to all the same locational requirements as principal buildings and shall not have a ground floor area in excess of 5% of the area of the site.
§ 225-63 Future use of institutional land.
A.
Because of the unique and varied character of uses permitted in the Institutional District, either by right or by condition, it may not be appropriate to allow one institutional use to automatically replace another institutional use upon its abandonment or discontinuance. For the purposes of this section, the replacement of any use with another which is not of the exact character of the previous use shall be considered a change of use.
B.
In the event of the nonuse, abandonment, or change in the use of any institutionally zoned land, the Planning Board, on its own motion or upon an application for a zoning change, shall consider the site and make a recommendation to the Township Committee as to an appropriate Zoning Map amendment for the site in question.
§ 225-64 Required buffers and landscaping.
A.
A landscaped buffer of not less than 25 feet in width shall be provided adjacent to any street line.
(1)
Buffers may be comprised of earth berms, fences, and landscaping, which shall be of a sufficient quantity and size to screen parked automobiles from view of those traveling on public streets or sidewalks and those persons at grade or first floor level on adjoining property and to prevent the shining of automobile headlights into the yards of adjacent property or in such a manner as to create a hazard for those traveling on a public street or sidewalk.
(2)
In general this buffer shall provide a visual screen between parking areas in the immediate vicinity of a street and those traveling along the street or sidewalk with materials no less than four feet above the finished grade of the parking areas.
(3)
Shade trees shall be provided in the buffer at the rate of one tree per 1,000 square feet of buffer area.
B.
A landscaped buffer of not less than 25 feet in width shall be provided along any common property line with a lot in a residential district.
(1)
Buffers may be comprised of earth berms, fences, and landscaping, which shall be of a sufficient quantity and size to screen parked automobiles from view of those at grade or first floor level on adjacent property and to prevent the shining of automobile headlights into the yards of adjacent property.
(2)
In general, this buffer shall provide a visual screen between the parking areas in the immediate vicinity of the residentially zoned property and an elevation no less than six feet above the finished grade of the parking areas.
(3)
Shade trees shall be provided in the buffer at the rate of one tree per 1,000 square feet of buffer area.
C.
A landscaped buffer of not less than 20 feet in width shall be provided along any common property line with a lot in a nonresidential district.
(1)
Buffers may be comprised of earth berms, fences, and landscaping, which shall be of a sufficient quantity and size to screen parked automobiles from view of those at grade or first floor level in buildings on the adjacent property and to prevent the shining of automobile headlights into the yards of adjacent property.
(2)
In general this buffer shall provide a visual screen between the parking areas in the immediate vicinity of the nonresidentially zoned property and an elevation no less than six feet above the finished grade of the parking areas.
(3)
Shade trees shall be provided in the buffer at the rate of one tree per 1,000 square feet of buffer area.
D.
Interior parking lot landscaping equal to or exceeding 4% of the gross square footage of the paved areas of the site used for drives and parking shall be provided.
§ 225-65 Signs.
Signs shall be as permitted by Article XIII.
§ 225-66 Off-street parking and loading.
B.
Parking and loading requirements for uses not included in Article XII shall be determined by the Planning Board upon the review of a specific development application and the estimate of parking and loading need as submitted by the applicant and by consulting the most recent applicable data of the Institute of Traffic Engineers.
§ 225-67 Site plan application and approval.
A.
New structures and buildings. A site plan pursuant to the requirements of Chapters 174 and/or 176 of the Code of the Township of Harrison shall be submitted to and approved by the Planning Board before the issuance of any zoning permit, building permit, or certificate of occupancy for any new structure within the INS Institutional District.
B.
Existing structures and buildings.
(1)
A site plan pursuant to the requirements of shall be submitted to and approved by the Planning Board prior to the issuance of any zoning permit, building permit, or certificate of occupancy for any change in use of such structure or building.
(2)
A site plan pursuant to the requirements of Chapters 174 and/or 176 shall be submitted to and approved by the Planning Board prior to the issuance of any zoning permit or building permit for the modification, alteration, major repair, or change in exterior appearance and character of such structure or building.
C.
Uses which by federal or state law are not subject to the issuance of local zoning, building, or other construction permits, shall however submit for review by the Planning Board a site plan in accordance with Chapters 174 and/or 176. The purpose of such submission and review is to alert Township officials and the developing institution to potential health, safety, and general welfare problems that might be created as a result of the proposed development and to provide a process for communicating such concerns.
§ 225-68 General requirements.
A.
No merchandise, products, waste, equipment, trailers or similar material or objects shall be displayed or stored outside; except for vehicles capable of moving under their own power.
B.
All buildings shall be compatibly designed, whether constructed all at one time or in stages over a period of time. All building walls facing any street or residential district line shall be suitably finished for aesthetic purposes.
C.
All portions of the property not utilized by buildings or paved surfaces shall be landscaped.
D.
The established grades on the site shall be planned for both aesthetic and drainage purposes. The grading plan, drainage facilities and landscaping shall be coordinated to prevent erosion and silting as well as assuring that the capacity of any natural or man-made drainage system is sufficient to handle the water generated and anticipated both from the site and contributing upstream areas.
E.
Trash containers shall be enclosed behind an opaque fence or wall at least five feet in height, with an opaque self-closing gate. The exterior finish material of the trash enclosure and gate must be compatible with that of the exterior of the principal structure.
F.
Not more than one point of ingress and/or egress shall be permitted within 250 feet of another point of ingress and/or egress, and in no case shall a development have more than two such points of ingress and/or egress on any one street frontage.