Little Falls City Zoning Code
ARTICLE XIII
High-Rise Business B-4 District
§ 280-86 Principal permitted uses.
Principal permitted uses in the High-Rise Business B-4 District are as set forth in the Schedule of Use, Area and Bulk Regulations included at the end of this chapter.
§ 280-87 On-site parking.
A.
Parking spaces shall be provided either in enclosed garages or paved-surface parking areas.
B.
Parking areas shall be constructed in accordance with the road specifications of the Township. Parking spaces shall be 10 feet by 20 feet. Aisle widths shall be sufficient to assure a free and unobstructed passage of vehicles. Parking areas shall be adequately drained and lighted. No parking facility shall be constructed in the front yard of the principal building nor shall any parking facilities be constructed within 25 feet of any property line. In the case of buildings for parking, the architect's design and materials used shall conform to the design and building materials used in the principal structure, and such buildings for parking shall be subject to the further limitation contained in the Schedule of Use, Area and Bulk Regulations included at the end of this chapter.
§ 280-88 Interior roads.
Principal interior roads shall have a paved width of 32 feet, and interior secondary roads and access drives shall be paved to a width of 24 feet. A sidewalk of the minimum width of four feet shall be constructed along all interior roads and access drives to and from parking areas and structures. A two-foot grass area shall be provided between the sidewalk and interior roads and access drives. There shall be no parking on interior roads except transient stopping at the entrance of buildings.
§ 280-89 Utilities.
§ 280-90 Fire alarm boxes.
Fire alarm boxes shall be installed as required by the Planning Board upon the recommendation of the Fire Department.
§ 280-91 Fire hydrants and hose connections.
Fire hydrants and hose connections, both as to location and number, shall be provided as required by the Planning Board upon the recommendation of the Fire Department.
§ 280-92 Garbage disposal.
§ 280-93 Exterior storage.
There shall be no exterior storage.
§ 280-94 Site plan review by Planning Board.
A.
Site plan approval shall be required for any use in the B-4 District. Any proposed owner or builder of a high-rise development shall, before undertaking any work in connection therewith, file with the Construction Official the required site plan review applications on forms to be supplied by the Construction Official, accompanied by 19 copies each of the proposed site plan indicating thereon the topography of the premises in question, the topography and location of buildings on all properties within 200 feet of the subject premises property lines, typical elevation of the buildings, schematic building plans, landscaping plan and map showing proposed utility lines for water, sewer, storm drains, gas and electricity and other items and all detail necessary for construction. The exhibits shall be prepared, signed and sealed by a duly licensed engineer or architect, as the case may be, and shall be distributed by the Construction Official to the following:
B.
In addition to the foregoing requirements, the Planning Board shall review the application and exhibits for compliance with the following standards:
(1)
The requirements of Article XXIII, Site Plan Approval, as established by ordinance of the Township.
(3)
The Planning Board may attach such other conditions to its recommendation of approval as may reasonably be required for the protection or advancement of the public health, safety, welfare and morals of the Township.
C.
Landscape plan.
(1)
The landscaping plans shall be subject to recommendation by the Shade Tree Commission, which Commission shall take into consideration the provision of shade trees along the interior development and pedestrian walks; the grading, seeding and planting of flowers and shrubs in the open spaces adjacent to and between buildings, border strips along the roadways, driveways and walks; treatment of garbage and parking areas; and approaches to structures and entrance areas.
(2)
The landscape plan shall be designed under the supervision of a person who has a landscape architecture degree from a four-year college, and the plan shall be signed by the professional of record as required by law.
(3)
The plan shall include quantity, size, spacing and species of plant materials; method of planting, bed material, fertilizers, topsoil, soil analysis, grading, herbicide, existing plant materials and protection of existing plant materials to remain.
(4)
Major trees of two-and-one-half-inch to three-inch caliper shall be planted or existing to remain at a rate of at least 40 feet zero inches on center along public roadways and along property lines, and one major tree for each 6,000 square feet of parking and driveway. There shall be one landscape island for each 30 cars on an average in an exterior parking lot.
D.
In addition to the foregoing, the approving authority shall assure satisfactory and harmonious relations between the high-rise development and the existing and prospective development of contiguous lands and adjacent neighborhoods. The approving authority shall review the design and type of construction of the proposed buildings in relation to their district and immediate neighborhood; and where it shall be deemed that the design or construction is so similar or dissimilar to adjacent or neighborhood buildings so as to be incongruous with the character of surrounding development or seriously detrimental to other properties, or to involve exceptional risks of public health or safety, site plan approval should be denied.
E.
Signs shall be permitted as follows:
(1)
Temporary signs pertaining to the high-rise development may be permitted with the approval of the Planning Board as to size, appearance and location, provided that the sign or signs are nonflashing and illuminated by ground lights only. The signs shall be removed immediately upon substantial completion of construction. The maximum area shall be 64 square feet for a single-face sign or 128 square feet for a double-face sign.
(2)
A permanent sign or signs shall be permitted at the entrance or entrances to high-rise developments subject to the approval of the Planning Board. Such signs shall be nonflashing. Signs may be illuminated, with a maximum height of 20 feet zero inches and shall contain only the name of the development. Proper consideration shall be given to the size, location, quality, durability, ground lighting and overall appearance of the sign or signs. The maximum area shall be 64 square feet for a single-face sign or 128 square feet for a double-face sign.
F.
In addition to the site plan provisions made applicable hereby to High Rise Business B-4 Districts, the provisions of Article XXIII as to site plan approval shall also be applicable and all site plan provisions contained in this article as well as the Code of the Township, shall be subordinate to the applicable provisions of the Municipal Land Use Law of the State of New Jersey (N.J.S.A. 40:55D-1 et seq.).
§ 280-95 Guarantees.
The provisions of N.J.S.A. 40:55D-53 are hereby implemented and made a part of this article applicable to the High Rise Business B-4 Districts, except that the amount of performance guarantee shall be 120% of the cost of the installation for improvements.
§ 280-96 Applicability.
The provisions of § 280-143A shall not apply to property located in the district.