Long Branch City Zoning Code
ARTICLE IV
Zone District Use Regulations
§ 345-20 R-1 Residential District.
A.
Permitted uses. Permitted uses shall be as follows:
(1)
One-family dwellings.
(2)
Municipal buildings, community centers and public parks and playgrounds, exclusive of schools.
(3)
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
(4)
Community residences for the developmentally disabled, community shelters for victims of domestic violence, community residences for the terminally ill and community residences for persons with head injuries shall be a permitted use in all residential districts. The requirements for such residences shall be the same as for single-family dwelling units located within such districts.
[Added 2-23-1999 by Ord. No. 15-99]
B.
Permitted accessory uses. Permitted accessory uses shall be as follows:
[Amended 6-22-1993 by Ord. No. 19-93]
(1)
Private garages and carports.
(2)
Essential services.
(6)
Television antenna not exceeding 35 feet in height.
(7)
Other customary accessory uses and buildings which are clearly incidental to the principal use and building.
(8)
In Residential Zones R-1 through R-8, or with regard to any single-family property in any other zone, any accessory building such as, but not limited to, detached garages, cabanas, outbuildings, sheds, workshops, greenhouses, pool houses, animal shelters, etc., shall conform to the following:
[Added 7-28-2009 by Ord. No. 14-09]
(a)
Shall not be greater in floor area than 50% of the footprint of the principal structure or use located on the property;
(b)
Shall not exceed a total combined size of 700 square feet;
(c)
Shall comply with § 345-11P(6).
§ 345-21 R-2 Residential District.
A.
Permitted uses. Permitted uses shall be all uses permitted in the R-1 Residential District, § 345-20A.
B.
Permitted accessory uses. Permitted accessory uses shall be as specified in the R-1 Residential District, § 345-20B.
D.
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1)
Public, parochial and private schools.
(2)
Churches and places of worship.[1]
[1]
Editor's Note: Former Subsection D(3), Community residences for the developmentally disabled and community shelters for victims of domestic violence, which immediately followed this subsection, was repealed 11-10-1998 by Ord. No. 39-98 and 2-23-1999 by Ord. No. 15-99.
§ 345-21.1 Non-Profit Institute of Higher Learning Overlay District (MUO).
[Added 11-8-2023 by Ord. No. 31-23]
A.
Section 345-5, Zoning Map, of the Code of the City of Long Branch is hereby amended to include the Non-Profit Institution of Higher Learning Overlay District (MUO).[1]
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
B.
The boundaries of the Non-Profit Institution of Higher Learning Overlay District (MUO) shall be as follows: block 70, lots 1, 2, 3.02, 5.01, 5.02, 6, 7, 7.01, 7.02, 7.03, 7.04, 7.05, 7.06, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 17.01, 18.01, 18.02, 19, 20, and 21.
C.
Purpose. The purpose and intent of the Non-Profit Institution of Higher Learning Overlay District is to promote harmonious development which is conducive to establishing and maintaining collaborative use and operation of nonprofit institutions of higher learning, including undergraduate, graduate and post-graduate educational facilities, office, research laboratories and incubator spaces adjacent to a major public institution, with an assurance of a high level of design quality, extensive site amenities and open space to promote the development of a corporate research and business park atmosphere. The overlay zone does not affect the underlying R-2 zoning for properties in the boundaries of the MUO District, but rather shall supplement those provisions of § 345-21 of the Code.
D.
Permitted uses. Permitted uses shall be as follows:
(1)
Buildings or structures customary for the use and operation of nonprofit institutions of higher learning, including undergraduate, graduate and post-graduate educational facilities, and any activities traditionally incidental thereto, with the specific exclusions of dormitories and/or residence halls of any kind, athletic facilities, fraternity or sorority houses;
(2)
Educational services, including professional offices, training centers, laboratories, wellness centers, museums, or theaters;
(3)
Buildings or structures customary to a hospitality management program.
E.
Permitted accessory uses. Permitted accessory uses shall be as follows:
(1)
Other accessory uses and structures that are customarily incidental to, or supportive of, the permitted principal uses.
(2)
Off-street parking facilities.
(3)
Utility structures, provided that they are adequately screened, placed underground or enclosed in a structure in such manner so as to blend with and complement the character of the surrounding area.
F.
Area and bulk requirements:
(1)
Minimum lot area: 170,000 square feet.
(2)
Minimum lot frontage: 400 feet.
(3)
Minimum lot depth: 400 feet.
(4)
Maximum building coverage: 40%.
(5)
Maximum lot coverage: 65%.
(6)
Minimum front yard setback: 50 feet.
(7)
Minimum side yard setback: 40 feet.
(8)
Minimum rear yard setback: 40 feet.
(9)
Maximum building height: 2 1/2 stories or 40 feet.
(10)
Accessory buildings: Accessory buildings shall be limited to 1 1/2 stories and/or a fifteen foot maximum height with a minimum setback of 10 feet. When approved as part of a site plan application, buildings may be approved with heights up to 25 feet, provided that for every vertical foot of building height greater than 15 feet, the minimum building setback is increased by two horizontal feet.
G.
Additional requirements.
(1)
Where the property abuts a municipal street or a residential use or zone, a strip of land at least 35 feet in width adjacent to same, shall be kept free of any building development, except for landscaping which shall consist of an undulating berm planted with a mass of evergreen trees and shrubs with an average height of six feet, planted in a natural pattern.
(2)
No primary driveway serving an overlay use shall be located upon a City of Long Branch street or roadway classified, functionally, as a local road.
(3)
The continued use of space(s) shall be permitted within existing buildings upon contiguous nonprofit institution of higher learning owned property provided such space is documented as having been lawfully constructed and occupied and the site complies with parking standards, coverage standards, and stormwater management standards.
(4)
Rooftop mechanical equipment shall be screened and integrated into the architecture of the building(s).
H.
Design standards. All standards as set forth in Chapter 345 of the Code of the City of Long Branch shall continue to apply except when inconsistent with the design standards set forth below.
(1)
Signage.
(a)
A total of two freestanding project monument-style identification signs, one per each frontage, shall be permitted along the interior of the site and one facing a street frontage.
(b)
Signs shall not exceed eight feet in height, excluding a monument base of a maximum of two feet.
(c)
Sign face area shall not exceed 40 square feet, excluding the monument base. Monument bases shall be constructed of stone, brick, metal or similar solid and decorative materials. Bases shall extend for a minimum of 80% of the sign length.
(d)
The sign shall be set back a minimum of 10 feet from any property line. In addition, signs shall be a minimum of 75 feet from any street intersection.
(e)
Facade signs shall be permitted on two facades of a building, one facing the interior of the site and one facing a street frontage.
(f)
When facade sign wording is horizontal, lettering shall not exceed two feet in height and sign length shall not exceed 40 feet.
(g)
When façade sign wording is vertical, lettering shall not exceed two feet in width and sign height shall not exceed 1/4 of building height.
(h)
Total façade sign area, measured by constructing a rectangle around the maximum height and length of all signage on the facade, shall not exceed 15% of the area of the facade on which the signage exists.
(i)
Signs shall not be internally illuminated but lit via backlit channel lettering or halo type illumination or external lighting.
(j)
Onsite wayfinding signage shall be provided only for the purpose of directing persons already upon the site to specific locations of the site. Wayfinding signage shall not exceed six feet in height as measured vertically from grade below the sign, nor exceed six square feet in area. Sign posts shall be black, and lettering shall not exceed six inches in height. Message faces of wayfinding signs shall be generally rectangular with a rounded top and shall be consistent in size, shape, style, and color with wayfinding signs placed across the campus.
§ 345-22 R-3 Residential District.
§ 345-23 R-4 Residential District.
§ 345-24 R-5 Residential District.
A.
B.
Permitted accessory uses. Permitted accessory uses shall be as specified in the R-1 Residential District, § 345-20B.
§ 345-25 R-6 Residential District.
§ 345-26 R-7 Riverfront Mixed Residential District.
[Amended 2-27-1996 by Ord. No. 5-96]
A.
Permitted uses. Permitted uses shall be as follows:
B.
Permitted accessory uses. Permitted accessory uses shall be as specified in the R-1 Residential District, § 345-20B.
§ 345-27 (Reserved) [1]
[1]
Editor's Note: Former § 345-27, R-8 Boulevard Mix District, was repealed 6-21-2023 by Ord. No. 17-23.
§ 345-28 RC-1 Beachfront Mixed.
[Amended 6-22-1993 by Ord. No. 19-93; 5-14-1996 by Ord. No. 15-96; 11-10-1998 by Ord. No. 39-98; 2-23-1999 by Ord. No. 15-99; 10-24-2000 by Ord. No. 40-00;3-14-2006 by Ord. No. 6-06]
A.
Permitted uses. Permitted uses shall be as follows:
(2)
Townhouses, subject to the requirements of § 345-53 and at a minimum density of six units per acre.
(3)
Beachfront commercial.
(4)
Eating and drinking establishments. Such establishments may sell retail foods, including fish, meat and poultry, provided that the waste from such retail food operation shall be kept from public view, in secured containers, and disposed of each day by the owner of such establishment.
(5)
Professional offices.
(6)
Finance, insurance and real estate services.
(8)
Bakery.
(10)
Barbershop/beauty salon/tanning salon.
(11)
One-family dwellings, subject to bulk requirements of the R-1 Zone.
B.
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B.
D.
(Reserved)
E.
Additional requirements. Additional requirements shall be as follows:
§ 345-29 RC-2 Riverfront Residential Commercial Zone.
B.
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 District, § 345-30B.
E.
Additional requirements. Additional requirements shall be as specified in the C-1 Commercial District, § 345-11E; as to townhouses, see § 345-53.[1]
[1]
Editor's Note: Original Section 20-6.11, RC-3 Waterfront Mix District, and Section 20-6.12, RC-4 Ocean Promenade Waterfront Mix, as amended 6-22-1993 by Ord. No. 19-93, which immediately followed this subsection, were repealed effective with the adoption of the Oceanfront-Broadway Redevelopment Plan on 5-14-1996 by Ord. No. 15-96.
§ 345-30 C-1 Central Commercial District.
[Amended 6-22-1993 by Ord. No. 19-93]
A.
Permitted uses. Permitted uses shall be as follows:
(1)
Retail trade stores, as follows:
(a)
New or previously unused general merchandise.
[Amended 2-14-1995 by Ord. No. 8-95]
(b)
Food.
(c)
New automobile showrooms of authorized automobile dealerships, and new and used car lots only in conjunction therewith; automobile and marine accessories; new boat showrooms of authorized boat dealerships; and new and used boat lots or used car lots in conjunction therewith.
(d)
Apparel and accessories.
(e)
New or previously unused furniture, home furnishings and equipment.
[Amended 2-14-1995 by Ord. No. 8-95]
(f)
Restaurants and eating and drinking places, but not drive-in restaurants.
(g)
Variety stores, drug stores, florists or other retail trade stores, but not including fuel.
(h)
Delicatessens.
(i)
Antique, used book, memorabilia and collectible dealers.
[Added 2-14-1995 by Ord. No. 8-95]
(j)
Tattoo parlors, except that no tattoo parlor may be located within 1,000 feet of another tattoo parlor.
[Added 2-14-1995 by Ord. No. 8-95]
(k)
Class 5 licensed retailer without a cannabis consumption area.
[Added 12-8-2021 by Ord. No. 22-21]
(2)
Service uses, as follows:
[Amended 2-14-1995 by Ord. No. 8-95]
(a)
Finance, insurance, real estate, legal, personnel and business consulting services.
(b)
Governmental services.
(c)
Educational services and colleges, but excluding primary and secondary.
(d)
Publication of newspapers and periodicals.
(e)
Professional office/services.
[Added 2-27-1996 by Ord. No. 6-96; amended 6-11-1996 by Ord. No. 20-96]
(3)
Assembly hall, bowling alley and motion-picture theater, provided that it is carried on within a building.
(4)
Municipal buildings, parks and playgrounds.
(5)
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
(8)
Barbershop/beauty salon/tanning salon.
B.
D.
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
[Amended 2-14-1995 by Ord. No. 8-95]
E.
Additional requirements. Where the property line of a proposed commercial lot abuts a residential use or zone, a strip of land at least 10 feet in width adjacent to the abutting property line shall be kept free of any building development, except for landscaping which shall include a buffer strip as defined by this chapter. Wherever these provisions apply, 10 feet shall be added to the required building setback line standard. (See § 345-11U.)
§ 345-31 C-2 Professional Office and Related Services District.
§ 345-32 C-3 Neighborhood Commercial District.
[Amended 6-22-1993 by Ord. No. 19-93]
A.
Permitted uses. Permitted uses shall be retail uses of a neighborhood convenience nature of the following types:
(1)
Retail trade stores in new or previously unused general merchandise.
[Amended 2-14-1995 by Ord. No. 8-95]
(2)
Retail trade stores in food.
(3)
Retail trade stores in apparel and accessories.
(4)
Retail trade eating and drinking establishments.
(5)
Variety stores.
(6)
Drugstores.
(7)
Liquor stores.
(8)
Florists.
(9)
Finance, insurance and real estate services.
(10)
Professional services.
(11)
Municipal buildings, parks and playgrounds.
(12)
Temporary buildings, for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
(13)
Delicatessens.
(14)
Railroad stations and/or yard and associated facilities.
(16)
Convenience store.
(17)
Hair styling shop/tanning salon.
[Amended 2-14-1995 by Ord. No. 8-95]
(19)
Antique, used book, memorabilia and collectible dealers.
[Added 2-14-1995 by Ord. No. 8-95]
(20)
Dry cleaners.
[Added 4-10-2001 by Ord. No. 15-01; amended 5-8-2001 by Ord. No. 17-01]
(21)
Tailors.
[Added 4-10-2001 by Ord. No. 15-01; amended 5-8-2001 by Ord. No. 17-01]
(22)
Laundromats.
[Added 5-8-2001 by Ord. No. 17-01]
(23)
The following additional uses shall also be permitted within the existing C-3 Neighborhood Commercial Zone area bounded by Bath Avenue, Westwood Avenue and the New Jersey Transit railroad tracks.
[Added 5-8-2001 by Ord. No. 17-01]
(25)
Class 5 licensed retailer without a cannabis consumption area.
[Added 12-8-2021 by Ord. No. 22-21]
B.
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B.
E.
Conditional uses; conditions.
[Added 4-28-2015 by Ord. No. 5-15]
(1)
Mixed-use multifamily units above ground-level retail buildings on development parcels of 20,000 square feet or greater shall conform to the following additional conditions:
(a)
Functional entries for upper-floor residential or office units shall be consolidated into an entry lobby located in such a way that it does not interrupt ground-level retail functional entries.
(b)
Any street-level retail facade facing a public street or sidewalk shall have clear glass on at least 60% of the facade between three and eight feet above grade.
(c)
No more than 40% of the length of any facade, or 50 feet, whichever is less, may be blank (without doors or windows).
(2)
Mixed-use institutional uses above ground-level retail buildings on development parcels of 20,000 square feet or greater shall conform to the following additional conditions:
(a)
Institutional uses shall be limited to educational, religious or charitable uses.
(b)
The ground-level facade and ground-floor lobby area of the upper-level conditional use shall not be greater than 25% of the total ground-level floor area of the building, with not more than 20% of the ground-floor level of the upper-level conditional use with an exterior wall that fronts on Ocean Avenue. The ground-level lobby area may include a reception area, administrative offices and one conference room for meetings or small group assembly for a maximum of 25 persons, but all rooms used or intended for large group assembly shall only be located on the second floor or above.
(c)
Any street-level retail facade facing a public street, sidewalk or park shall have clear glass on at least 60% of the facade between three and eight feet above grade.
(d)
No more than 40% of the length of any street-level facade, or 50 feet, whichever is less, may be blank (without doors or windows).
(e)
Functional entries for upper floor institutional uses shall be consolidated into an entry lobby located at the end or at a corner of the building in such a way that it does not interrupt ground-level retail functional entries. Buildings on corner lots or with frontage on public spaces (sidewalk, plaza, park, etc.) shall have the functional entry at the corner of the building.
§ 345-32.1 West End Design Overlay (WEDO) District regulations.
A.
Purpose. The purpose of the West End Design Overlay District is to establish a framework for infill development with a greater diversity of uses than are generally permitted in the C-3 Neighborhood Commercial District and to recognize the unique architectural and cultural character of the West End C-3 District as more of a "village" within the City of Long Branch.
B. INSTITUTIONAL USES ABOVE GROUND-LEVEL RETAIL
Definitions. As used in this section, the following terms shall have the meanings indicated:
Buildings with an educational, religious or charitable use on the second floor or above a building that contains retail on the ground floor.
 |
C.
Permitted uses.
(1)
All uses permitted in § 345-32, C-3 Neighborhood Commercial (C-3) Zone, except that supermarkets are also permitted.
(2)
Multifamily units and/or offices above ground-level retail (mixed use) on development parcels less than 20,000 square feet).
(3)
Parking structures, subject to the design standards herein.
D.
Conditional uses.
(1)
Multifamily units above ground-level retail (mixed use) on development parcels of 20,000 square feet or greater.
(2)
Institutional uses above ground-level retail (mixed use) on development parcels of 20,000 square feet or greater.
(3)
Adaptive reuse of the West End School for one of the following uses:
(a)
Visual and/or performing arts educational and performance facility.
[1]
Performing arts theater, inclusive of performance venues of varying sizes, such as cabaret or dinner theatre, cafe, intermission concessions and space for receptions before or after performances or for fundraising events, but excluding independent full-service restaurants.
[2]
Instruction in performing arts, inclusive of dance, instrumental, vocal, composition, drama, playwriting, musical theater, set design and construction, audio engineering and recording or related arts.
[3]
Instruction in the visual arts, inclusive of illustration and rendering, sculpture, filmmaking, screenplay and related arts, as well as display space or galleries for students, faculty and artists-in-residence.
[4]
Temporary living accommodations for professional or student performers and artists during periods of performances or special programs, such as performing and visual arts "camps."
(b)
Specialty education, such as culinary schools, computer training, secretarial schools, cosmetology schools or similar professional, business or vocational schools.
(c)
Professional offices.
E.
Permitted accessory uses. Accessory uses and structures are permitted that are customarily incidental and subordinate to, and located on the same lot, or within the same building in the case of mixed use buildings, as a principal permitted use.
G.
Conditional uses; conditions.
(1)
Mixed-use multifamily units above ground-level retail buildings on development parcels of 20,000 square feet or greater shall conform to the following additional conditions:
(a)
Functional entries for upper-floor residential or office units shall be consolidated into an entry lobby located in such a way that it does not interrupt ground-level retail functional entries.
(b)
Any street-level retail facade facing a public street or sidewalk shall have clear glass on at least 60% of the facade between three and eight feet above grade.
(c)
No more than 40% of the length of any facade, or 50 feet, whichever is less, may be blank (without doors or windows).
(2)
Mixed-use institutional uses above ground-level retail buildings on development parcels of 20,000 square feet or greater shall conform to the following additional conditions:
(a)
Institutional uses shall be limited to educational, religious or charitable uses.
(b)
The ground-level facade and ground-floor lobby area of the upper-level conditional use shall not be greater than 25% of the total ground-level floor area of the building, with not more than 20% of the ground-floor level of the upper-level conditional use with an exterior wall that fronts on Ocean Avenue. The ground-level lobby area may include a reception area, administrative offices and one conference room for meetings or small group assembly for a maximum of 25 persons, but all rooms used or intended for large group assembly shall only be located on the second floor or above.
(c)
Any street-level retail facade facing a public street sidewalk or park shall have clear glass on at least 60% of the facade between three and eight feet above grade.
(d)
No more than 40% of the length of any street-level facade, or 50 feet, whichever is less, may be blank (without doors or windows).
(e)
Functional entries for upper floor institutional uses shall be consolidated into an entry lobby located at the end or at a corner of the building in such a way that it does not interrupt ground-level retail functional entries. Buildings on corner lots or with frontage on public spaces (sidewalk, plaza, park, etc.) shall have the functional entry at the corner of the building.
(f)
Institutional uses may utilize up to 35% of the basement area of the building for storage and/or accessory uses connected with the operation and/or function of the institutional use.
[Added 12-26-2018 by Ord. No. 29-18]
H.
Supplementary parking requirements for all uses. In addition to the requirements in § 345-42, the following standards shall also be applied in the WEDO District:
(1)
Off-street parking spaces shall be provided on the same lot as the use which they are intended to serve or on an adjacent lot in common ownership or secured by a long term instrument, such as a lease, acceptable to the Zoning Officer.
(2)
Parking areas may be located in any yard other than the required front yard, but shall be visually screened from adjoining public streets and properties, and shall comply with all other requirements of the parking regulations applicable to all zones as provided in this chapter.
(3)
Shared parking arrangements among adjacent properties not under common ownership may be permitted if the owners demonstrate to the satisfaction of the Planning Board that the supply of parking spaces will be adequate to service the aggregate demand of the uses sharing the parking based on such factors as alternating peak hours.
(4)
Irrespective of any contrary provisions of § 345-42, parking requirements for any adaptive reuse of the West End School and for conditional use institutional over ground-level retail mixed use buildings shall be calculated based an overall ratio of one parking space for 400 square feet of floor area, inclusive of all uses, except that enclosed parking, covered parking, unenclosed rooftop space, and first floor space devoted to educational, religious or charitable uses in accordance with Subsection G(2) above, are exempt from floor area calculation. Additional parking equal to 20% of the parking required for the conditional institutional use shall be provided to allow for occasional assembly demand that exceeds the ratio of one space per 400 square feet for institutional uses. Such additional parking shall be designated and marked for public use when not needed for assembly demands.
(5)
No parking space shall impede pedestrian access to any functional entryway.
I.
Design standards. The following design standards are intended to reinforce the West End "village" as a compact, walkable center with active street life and a cohesive built environment where existing and proposed commercial, residential and institutional developments are integrated. These design standards are intended to maximize flexibility of the design to sustain the character and charm of the district. All standards set forth in Chapter 345 of the Code of the City of Long Branch shall continue to apply except when inconsistent with the design standards set forth below.
(1)
Pedestrian circulation, bicycle parking and storage.
(a)
Off-street parking and service access shall be designed to avoid the backing in and out of streets.
(b)
Sidewalks shall be provided to connect new development with the public pedestrian circulation system within the WEDO District. All sidewalks should be durably paved and smoothly surfaced to provide for the free movement of pedestrians. All sidewalks and pathways must be designed to provide access for the physically disabled. Access ramps shall be conveniently placed and sloped to provide easy connection to streets and sidewalks, in conformance with the Americans with Disabilities Act.
(c)
Structured parking may be contained within, under or attached to buildings. Parking structures or podium-type parking under buildings may not front toward the public space or Brighton Avenue. Where parking structures front on public streets, such may feature liner buildings or ground floor space along the sidewalk designed as retail, commercial or office space.
(d)
Every development shall be provided with garbage and refuse storage and collection areas suitable for containerized collection, screened from view by a solid fence on three sides and located away from the fronts of buildings.
(e)
Provide at least one secured, enclosed bicycle storage space per residential unit.
(f)
Bike racks shall be provided at a rate of one multiloop bike rack per every 20 on-site parking spaces, but not less than the greater of one bicycle space per business or four bicycle spaces per project site for retail or four bicycle spaces per building for nonretail uses.
(g)
For office uses, a minimum of one space per 20 off-street parking spaces provided per project will be reserved for parking for shared car services (such as "zip car") or car pool vehicles and be located near functional entryways.
(2)
Landscape treatments.
(a)
All plants, trees and shrubs shall be installed in accordance with a landscape plan and schedule provided by the developer, subject to the approval of the Planning Board.
(b)
Landscape shall be provided throughout the infill development project to create spatial definition or separation, shade, visual interest, seasonal color, visual buffering, microclimatic enhancement, and habitat and to improve safety.
(c)
Indigenous (native) plant species shall be primarily specified for planting and invasive exotic species shall be avoided. Any landscaping which is not resistant to the environment, or that dies within two years of planting, shall be replaced by the developer.
(d)
In landscaped spaces, passive systems such as cisterns or rain barrels and water gardens that collect rainwater for irrigation or recharge shall be utilized to the extent feasible.
(e)
Only soil moisture-sensing irrigation systems using nonpotable water shall be permitted, except that where irrigation is not used, all plant materials shall be drought-tolerant species.
(3)
Building orientation, massing and facade composition.
(a)
New buildings should be designed to be an integral part of the West End building mix and be developed with appropriate consideration for both proposed and existing buildings with respect to height, mass, location, materials, orientation, signs, lighting and use.
(b)
Buildings shall front on and public streets to provide form and function to the streetscape. The streetscape should be continuous and varied through the use of street furniture, landscaping, building articulation, building frontage setbacks and changes in sidewalk types and textures. Long buildings should be divided at a scale comparable to that of other buildings on the rest of the block or adjacent blocks, with a building offset (stepback, bump-out) of at least four feet at least every 75 feet. Driveway intersections with the public street should be minimized to avoid excessive interruptions in the streetwall and conflicts with pedestrians.
(c)
Buildings shall be designed so as to present an articulated facade from all vantage points. Parking structures shall not front on the public street unless architecturally integrated into the principal building using techniques such as an exterior clad in a vine-covered trellis, graphic panels, solar panels, a window-like facade treatment, liner building or ground floor space along the sidewalk designed as retail, commercial or office space.
 Figure 1: Example of parking structure with integrated architectural treatments and with ground-level retail space. |
(d)
The architectural treatment of the front facade shall be continued in its major features around all visibly exposed sides of a building with the exception of parking structures or that portion of a building containing a parking structure. All sides of a building shall be architecturally designed to be consistent with regard to style, materials, colors and details. Blank wall or service area treatment of side and/or rear elevations visible from public view shall be avoided.
(e)
New or renovated commercial and residential, and the residential and commercial portions of the buildings that include institutional uses permitted by this section, should be designed utilizing base, middle and top forms as the primary method relating buildings to each other.
(f)
The base shall be considered the first story of the facade facing a public street, depending on the overall heights of the building. The design of the base, as well as the quality and durability of its materials, should be emphasized to create visual interest and support pedestrian activity. The building's base should be presented to the Planning Board at a larger scale of drawing and greater detail than the remainder of the facade to ensure it meets the building design objectives.
(g)
In addition to the base, the exterior design shall include a middle field section and a cap on the top. The middle of the building shall be differentiated from the base by a horizontal transition line. The transition line's specific location shall be determined primarily by the overall height of the building and that of any adjacent buildings. If adjacent buildings are lower than the proposed building, then the transition line should relate to such adjacent building. A horizontal transition line should also be established separating the middle field from the cap or top of the buildings.
(h)
The base transition line should range from one-fifth to one-quarter of the overall height. The upper transition line, articulating the cap, should be placed approximately one-eighth of the overall height from the top. Transition lines may consist of a continuous, shallow balcony, a shallow recess, an articulated trim course cornice, fenestration or other appropriate means. The transition should be supported by a change of window rhythm or size and a change in material, color or texture.
(i)
Building exteriors shall have vertical and/or horizontal offsets to create visual breaks on the exterior. Long, monotonous, uninterrupted walls or roof planes shall be avoided. Building wall offsets, including projections such as balconies, canopies, awnings, and signs, recesses, and changes in floor level shall be used in order to add architectural interest and variety and to relieve the visual effect of a simple, long wall (see Figure 2). Similarly, roofline offsets, dormers, or gables shall be provided in order to provide architectural interest and variety to the massing of a building and to relieve the effect of a single, long roof.
 Figure 2: Example of block front elevation with horizontal and vertical offsets to add visual interest. |
(j)
The front doors of all buildings shall be visible from the street. If located more than 10 feet from the front building line, their location must be reinforced with additional graphics, lighting, marquees or canopies.
(k)
Functional building entrances shall be provided at an average of at least every 75 feet (see Figure 3, taken from LEED-ND Rating System NPD Credit 1). All entrances to a building, except service and emergency egress doors, shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticoes, porches, overhangs, railings, balustrades and other elements, where appropriate. Any such element utilized shall be architecturally compatible with the style, materials, colors and details of the building as a whole, as shall the doors. The main entrance shall face the street on which the property fronts.
 Figure 3: Example of functional building entries at minimum average distances along blocks. |
(l)
A minimum of one facade element shall align horizontally with adjacent buildings. Facade elements include, but are not limited to, rooftops, cornices, signs, storefront windows, windows above the first floor and awnings. Awnings are encouraged. There should be a balance between variety and harmony of building facades. Maintain the similarity in the building width. New or larger buildings on parcels shall incorporate architectural elements which reflect the width of adjacent buildings. Successful methods for achieving this include, but are not limited to, window pattern and detail placement.
(m)
In general, it is preferred to keep the street facade built to the property line in alignment with adjacent buildings.
(n)
Windows shall be primarily vertically proportioned. Large areas of glass curtain walls or strip windows of more than 15 feet in length are discouraged, as are tinted and highly reflective glass. Window openings shall have sills and heads of masonry or stone. These may be of precast concrete, limestone, granite, brick soldier courses, or slabs exposed only for the length of the window. Masonry units may be turned at the wall opening to visually create a thick wall and should be used in the design of balconies, loggias and larger openings.
(o)
Ground-floor retail, services, and restaurant uses shall have large transparent windows. Such windows shall be framed by the surrounding wall and shall be a minimum of 60% of the total ground-level facade area adjoining the sidewalk (see Figure 4, taken from NPD Credit 1 of the LEED-ND Rating System of the USGBC). The window wall facade area may be reduced if, due to a particular use or settings, the provision of windows will present concerns for aesthetic design or security. However, the facade design should employ an arrangement of materials that reflects the required window area and/or lines to be compatible with the intent of these guidelines.
 Figure 4: Example of ground-level retail and service uses with minimum amounts of clear glass facades. |
(p)
All buildings shall provide scale-defining architectural elements or details at the first two floor levels minimum, such as windows, spandrels, awnings, porticos, pediments, cornices, pilasters, columns and balconies.
(q)
The predominant material of all street walls on primary and secondary streets shall be brick, precast, cement-board siding, wood and finished masonry block, or curtain wall. Stucco may be used as an accent. All materials and colors shall be approved by the Planning Board.
(r)
Shop fronts should have a kick plate that ranges in height from 18 inches to 42 inches running continuously beneath the required fenestration.
(s)
Public access to commercial and governmental buildings shall be provided at sidewalk grade. The primary floor of and access to mixed use buildings may be elevated.
(t)
Awnings, which add visual richness to the commercial corridor while enhancing the quality of public walkways, are encouraged for all storefronts. Awnings shall have fixed or retractable metal framework, with vinyl laminated polyester base scrim awning fabric to blend with storefront paint colors.
(u)
Canopies, unlike awnings, are nonretractable. They shall be constructed of wood or metal framing, standing-seam metal roof, plywood and molded millwork trim. Canopies shall incorporate signage and down lighting. Security shall be implemented so that it cannot be seen, and security grille housing is specifically prohibited.
(v)
All awnings and canopies shall be securely attached to the building so that the lowest part of the awning or canopy is mounted a minimum of eight feet and a maximum of 12 feet above the sidewalk at the storefront.
(w)
In conjunction with Figure 5, appropriate design of the corner of a block shall include one of the following patterns:
[1]
Opening the space at ground level for people to walk across the corner, with the building mass above redefining the corner.
[2]
A recessed entry at the corner such as the familiar angled wall with an entry door.
[3]
A corner window with an important view into the building.
[4]
Balconies or bay windows that wrap the corner.
[5]
A tower element to emphasize the corner.
 Figure 5: Example of architectural corner treatment. |
(x)
Multistory buildings with flat roofs shall provide light color roof surfaces with a Solar Reflectance Index (SRI) of 78 or greater (LEED-NC Rating System - Sustainable Sites (SS) Credit 7.2) for at least 75% of the roof area. Green roof plantings and solar photovoltaic systems on roofs and parking decks shall be permitted and shall not be counted in the area required for highly reflective roof surfaces above.
(4)
Design guidelines for institutional uses.
(a)
Buildings, or portions of buildings, intended for institutional uses permitted in the West End District shall be integrated in the neighborhood using appropriate scale with respect to height, mass and location and shall meet the bulk requirements specified herein. The portions of such buildings devoted to permitted institutional uses shall be subject to the design standards set forth in Subsection I(4)(b) through (e) below.
(b)
Institutional buildings, or portions of buildings devoted to institutional uses, shall be designed with a strong sense of place with architecture that is readily identifiable as to its use. The use of traditional familiar design elements, icons or symbols associated with institutional uses such as places of worship (arched or gothic windows, steeples, towers, domes, colored or decorative glass windows, stars, crosses, permanent signs, etc.) may be included in the facade designs of buildings for institutional uses.
(c)
Building facades for institutional buildings or portions of buildings devoted to institutional uses, may include enduring materials such as brick, stone masonry and metals that are usually incorporated into institutional buildings.
(d)
Entrances for institutional uses shall be at the street level. Main and accessory entrances shall be readily identifiable. In the case of institutional assembly occupancies, interior lobby spaces shall be designed with sufficient capacity to accommodate ingressing and egressing users without crowding or obstructing the public sidewalk.
(e)
In mixed use structures, horizontal building elements of institutional uses above other first floor permitted uses may be designed to architecturally match the attendant structures that are provided to allow entry or egress into the facility. The first floor of such mixed use structure, other than the limited portion devoted to the institutional use, shall comply with the standards stated in Subsection G(2) above.
(f)
Not more than 50% of the entire length of any upper-level facade wall devoted to an institutional use, measured in a linear manner along the street, shall be devoid of windows, except that where such a wall is necessary for the operation of the institutional use, the mass of such a facade shall be visually broken up by vertical and horizontal architectural elements, such as building breaks, architectural details (such as cornices, quoins, or columns), or variations in materials, patterns, colors or texture.
(5)
Antennas.
(a)
Excepting the antenna itself, all parts and components of personal communications antennas, satellite dishes, and television and radio antennas shall be screened from view regardless of elevation, or shall be disguised within an enclosed structure. The screening shall be designed as part of the overall design theme of the building to which it is associated.
(b)
Dish antennas may not exceed three feet in diameter. Mechanical equipment located on building roofs shall be screened so as not to be visible from the ground level from adjacent developments and from public streets and spaces. Mechanical equipment at ground level shall be screened and in the rear.
(6)
Lighting.
(a)
Lighting levels along paved portions of public walks shall be an average of no less than one foot candle for commercial areas and 0.5 foot candle for residential areas.
(b)
New fixtures serving to light streets shall be the same as existing decorative street lights within the West End District and installed in accordance with the same specifications. The fixtures may include attachments to accommodate such amenities as banners and flower pots.
(c)
The design for a proposed facade must consider the appearance of the building in the evening and develop an exterior lighting plan that includes display window lighting, building lighting, and pedestrian-scaled lighting for both buildings and pedestrian areas within the site. Lighting shall be warm in color, with control of glare for the pedestrian and minimization of light pollution.
(7)
Streetscape.
(a)
Site furnishings may include elements such as benches, gazebos, trash and recycling receptacles, bicycle racks, drinking fountains, kiosks, sculptural elements, decorative fountains, bollards, decorative fences, seat walls, and pedestrian-scale lighting, subject to the review and approval of the Long Branch Planning Board.
(b)
Freestanding newspaper and advertising dispensers shall not be permitted in the right-of-way of primary streets and shall be incorporated into approved buildings or pavilions.
(c)
Outdoor cafes may extend onto the public right-of-way upon issuance of a sidewalk cafe license pursuant to § 181-15, License required.
(d)
Any new or renovated public sidewalk shall be designed and constructed in accordance with the City of Long Branch West End Streetscape Standards.
(8)
Signage.
(a)
The temporary display of signs, banners, flags, pennants and similar devices, in connection with special events or activities of a public or nonprofit nature, or upon the occasion of the opening of a new business use, shall be permitted, provided such display shall not exceed 14 days and shall not occur more than four times per calendar year.
(b)
All signs within the project area shall conform to the Design Guidelines Handbook (EN238) unless otherwise approved by the Long Branch Planning Board as part of a development approval in keeping with the architectural character of West End.
(9)
Design Review Committee. All major development applications and all Conditional Use approvals must be reviewed by the Design Review Committee as appointed by the Mayor. The Planning Board shall refer applications to the Design Review Committee for comments on any such major development review application or Conditional Use approval.
§ 345-33 C-4 Resort Commercial District.
A.
Permitted uses. Permitted uses shall be as follows:
(1)
Hotels, subject to the provisions of Article VI, Supplementary Regulations.
[Amended 9-26-2017 by Ord. No. 23-17]
(2)
Municipal buildings, parks and playgrounds.
(3)
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
(4)
One-family dwellings, subject to the bulk requirements for the R-1 Residential District as they are specified in § 345-7.
D.
E.
Additional requirements. Additional requirements shall be as specified in the C-1 Commercial District, § 345-30E.[2]
[2]
Editor's Note: Original Section 20-6.17, C-5 Commercial Recreation District, and Section 20-6.18, C-6 Boulevard Commercial, as amended by Ord. Nos. 8-95 and 19-93, which immediately followed this subsection, were repealed effective with the adoption of the Oceanfront-Broadway Redevelopment Plan on 5-14-1996 by Ord. No. 15-96.
§ 345-34 I - Industrial Zone District.
A.
Permitted uses. Permitted uses shall be as follows:
(1)
Manufacturing uses of light machinery, comprising any of the following: carburetors and small machine parts, cash registers, sewing machines and typewriters, calculators, printing and other office machines.
(2)
Fabrication of metal products, comprising any of the following: baby carriages, bicycles and other similar vehicles, metal foil-tin, aluminum, gold, etc.; and metal furniture, musical instruments, sheet metal products and toys.
(3)
Fabrication of wood products, comprising any of the following: boats, boxes, cabinets and woodworking; furniture; and toys.
(4)
Food and associated industries, comprising any of the following: bakeries, bottling of food and beverages; food and cereal mixing and milling food processing; food sundry manufacturing; ice cream manufacturing; and manufacturing of spirituous liquor.
(5)
Laboratories, comprising any of the following: biological, chemical, dental, electronic, pharmaceutical and general.
(6)
The warehousing or storage of goods and products and associated wholesaling uses.
(7)
Office buildings for executive or administrative purposes.
(8)
Other permissible industry, comprising any of the following: brush and broom manufacturing; electric light and power and other utility company installations; electronic products; farm machine sales and service; glass and glass products manufacturing; jewelry manufacturing, except curing, tanning and finishing of hides; motion picture exchange; pharmaceutical products and manufacturing; photo finishing; pottery and ceramic products manufacturing; printing plants; sporting goods manufacturing; and thread and yarn manufacturing.
(9)
Lumber yards and fuel dealers.
(10)
Municipal functions conducted in the public interest.
(11)
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
(12)
Recycling plant for indoor sorting, preparation, storage and disposal of glass, metal, aluminum and paper waste products and outdoor storage of the finished product, so long as it is confined within containment walls not visible to the public.
(13)
Retail sales associated with one of the above uses.
(14)
The following classes of cannabis licensed businesses shall be permitted:
[Added 12-8-2021 by Ord. No. 22-21]
B.
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B.
E.
Other requirements for industrial uses.
(1)
No residential use shall be permitted in the Industrial Zone District, except the following:
[Amended 5-14-1996 by Ord. No. 15-96; 2-9-1999 by Ord. No. 5-99]
(2)
Buffering and landscaping. Where the property line of a proposed industrial lot abuts or is across the street from a residential zone, a strip of land 50 feet in width adjacent to the abutting property line shall be kept free from any building, development or improvement, except for landscaping which shall include a buffer strip or fence as defined by this chapter. Wherever these provisions apply, 50 feet shall be added to the required building setback line standard.
(3)
A site plan conforming to the requirements established under § 345-14 shall be submitted to the Planning Board for its approval.
(4)
A detailed description of the proposed industrial process and its product.
§ 345-35 (Reserved) [1]
[1]
Editor's Note: Former § 345-35, HTLI High Technology Light Industrial, was repealed 6-21-2023 by Ord. No. 17-23.
§ 345-36 MB Manufacturing and Business District.
A.
Permitted uses. Permitted uses shall be as follows:
(1)
All uses permitted in the I-Industrial District.
(2)
All uses permitted in the C-1 Commercial District.
(3)
Convenience store.
(4)
Adult entertainment uses; subject to the provisions of § 345-47.
[Added 2-14-1995 by Ord. No. 6-95]
(5)
The following classes of cannabis licensed businesses shall be permitted:
[Added 12-8-2021 by Ord. No. 22-21]
B.
Permitted accessory uses. Permitted accessory uses shall be as specified in the C-1 Commercial District, § 345-30B.
E.
Other requirements for MB uses. These uses shall be as follows:
(1)
Any use is prohibited which by its nature would have a tendency to create objectionable conditions due to the emission of smoke, noise or odor or in any way result in a detrimental effect upon the surrounding area and the general community. (See § 345-45.)
(2)
Buffering and landscaping. Where the property line of a proposed industrial lot abuts or is across the street from a residential zone, a strip of land 50 feet in width adjacent to the abutting property line shall be kept free from any building, development or improvement, except for landscaping which shall include a buffer strip or fence as defined by this chapter. Wherever these provisions apply, 50 feet shall be added to the required building setback line standard.
§ 345-37 S-1 Professional Office District.
A.
Permitted uses. Permitted uses shall be as follows:
(1)
One-family homes in accordance with the regulations of the R-4 District regulations.
(2)
Home professional offices.
(3)
Professional offices.
(4)
Home occupation.
(5)
Funeral home.
(6)
Municipal buildings, parks and playgrounds.
(7)
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion and abandonment of the construction work.
§ 345-38 S-2 Oceanfront District.
A.
Permitted uses. Permitted uses shall be as follows:
(1)
Piers, seawalls, bulkheads, boardwalks, docks or fences for beach maintenance or protection.
(2)
Public beaches and buildings, such as rest rooms, lockers or dressing room facilities and snack bars, as deemed necessary to serve the patrons of the beach.
(3)
Buildings accessory to parks, playgrounds and other public beach facilities.
(4)
Municipal buildings, parks and playgrounds.
(5)
Temporary buildings for uses incidental to construction work, provided that such buildings are removed upon completion or abandonment of the construction work.
D.
Uses requiring a conditional use permit. These uses shall be subject to Article VII, Conditional Uses:
(1)
Beach clubs.
(2)
Commercial/recreational piers, to include fishing/crabbing, eating and drinking establishments, recreational arcades, beachfront commercial, apparel stores, florists, gift shops, bookstores, antique shops, recreational equipment/sports stores and health spas and gyms.
[Amended 5-14-1996 by Ord. No. 15-96]
§ 345-39 Transit Village District (TVD).
[Amended 5-14-2013 by Ord. No. 6-13; 12-22-2015 by Ord. No. 15-15; 4-14-2021 by Ord. No. 03-21]
A.
Purpose. The general purpose of the TVD is to create a mixed-use commercial and residential environment along Third Avenue and the train station with adjoining residential blocks that contain a variety of housing types, such as single-family homes, mixed-use buildings, and townhouses, into a cohesive Transit Village. Any regulation set forth in this section supersedes conflicting elements of other City codes. The specific purposes are:
(1)
To provide for land uses and facilities beneficial to both the community and to transit users;
(2)
To increase use of the rail station;
(3)
To concentrate a mix of retail, office, residential, public, and open space uses within walking distance of each other and the rail station, in order to enhance the convenience for residents, shoppers, commuters and employees and to reduce auto traffic by providing an environment conducive to pedestrians, bicyclists, and transit users;
(4)
To provide for land uses that will generate and encourage transit ridership and that advance the principles of sustainable development as articulated in the LEED for the neighborhood development (LEED-ND) rating system of the U.S. Green Building Council or other recognized green building programs;
(5)
To revitalize the areas in the vicinity of the transit station, strengthen the synergy between the train station and the Monmouth Medical Center campus, and enhance economic vitality;
(6)
To provide for the safe and efficient flow of pedestrian and vehicular traffic, emphasizing a pedestrian-oriented environment;
(7)
To provide for visual amenity, and to reinforce a sense of place or center with neighborhood services within walking distance of the train station, the Monmouth Medical Center campus and a variety of residential and mixed-use development;
(8)
To maintain and/or increase existing commuter parking capacity.
B.
Boundaries of TVD Zone. The boundaries of the TVD are delineated on the amended Zoning Map of the City which accompanies, and is hereby made part of this section. The TVD is generally described as follows:
Beginning on Chelsea Avenue at S. Fifth Avenue and including properties fronting both sides of Chelsea Avenue easterly to Second Avenue. Then including the properties fronting the south side of Second Avenue east to Ocean Boulevard. Then following Ocean Boulevard south to Pavilion Avenue and Pavilion Avenue west to Second Avenue. Then following Second Avenue south to Bath Avenue and Bath Avenue west to Prospect Street. Then following Prospect Street northeasterly to Morris Avenue. Then following Morris Avenue one block southeasterly to S. Seventh Avenue. Then including properties fronting both sides of Morris Avenue southeasterly to Westwood Avenue. Then following Westwood Avenue and including properties on both sides to the NJ Transit New Jersey Coastline Rail ROW. Then following the rail ROW northwesterly to its intersection with S. Fifth Avenue and following S. Fifth Avenue northerly to Chelsea Avenue and the point of beginning.
C. ARTISAN LOFT BUILDINGS HOTEL LIVE-WORK UNITS MULTI FAMILY DWELLING UNIT(S) PROJECT TOWNHOUSE DWELLINGS TRANSIT SUPPORT FACILITIES
Definitions. As used in this section:
Buildings, such as former commercial, industrial or institutional buildings, with open floor plans in a loft style that are adaptable for live-work use by artisans, craftsmen, artist work spaces, studios, etc., of various sizes and configurations and where support facilities are shared by various commercial tenants or unit owners in a fashion similar to a business incubator in order to keep costs affordable for start-up enterprises.
A building containing seven or more living or sleeping rooms designed to be occupied by individuals or groups for compensation.
Any dwelling unit that includes attached work space, whether shared in common with other dwelling units as a limited common element of a condominium or used exclusively by the occupant of the dwelling unit. Such attached work space may include a kitchen and recreational space to facilitate live-work activities, but shall not constitute a separate dwelling unit.
One or more residential dwellings that are part of a mixed-use building.
One or more contiguous parcels on the same block or fronting on the same street, developed in accordance with this section and designed to function as a single development.
A series of three or more single-family attached dwelling units that are attached by a common side wall that stretches from the foundation to the roof. Townhouse dwellings do not have other dwelling units or commercial units stacked horizontally on them.
Buildings or structures designed and intended to support the use of mass transit and that are owned or leased by New Jersey Transit, including, but not limited to, the Long Branch Train Station. "Transit support facilities" shall include public or privately owned surface and structured parking facilities on Block 492 or Block 157 that are used in whole or in part by transit users and commuters, whether or not by permit.
D.
Permitted uses. The TVD Zone shall consist of three subdistricts: the Mixed-Use Core; the Medical Village; and the Residential.
(1)
Mixed-Use Core Subdistrict:
(a)
Retail stores.
(b)
General, professional and medical offices.
(c)
Banks and financial institutions.
(d)
Personal service establishments such as: beauty salons; barber shops; nail salons; and tanning salons.
(e)
Dry cleaners and tailor shops.
(f)
Restaurants, bars and eating and drinking establishments.
(g)
Gym, health spa, yoga, pilates, or martial arts studios.
(h)
Artisan lofts.
(i)
Live-work units.
(j)
Indoor recreation.
(k)
Tutoring or learning facilities.
(l)
Day-care or child-care operations.
(m)
Multifamily residential dwellings.
(n)
Mixed-use buildings consisting of commercial uses permitted in this section or commercial uses with residential uses.
(o)
Municipal uses, parks and playgrounds.
(p)
Railroad stations and associated facilities.
(q)
Hotels.
(r)
Townhouses.
(s)
Houses of worship.
(t)
Assisted-living facilities or nursing homes.
(u)
Transit support facilities.
(v)
Funeral homes.
(w)
Class 5 licensed retailer without a cannabis consumption area.
[Added 12-8-2021 by Ord. No. 22-21]
(2)
Medical Village Subdistrict:
(a)
Medical centers, hospitals, clinics and medical support uses.
(b)
General, professional and medical offices.
(c)
Fitness centers and physical therapy centers.
(d)
Medical diagnostics and laboratory facilities.
(e)
Retail, along Third Avenue only.
(f)
Mixed-use buildings containing a combination of commercial uses permitted in this section along Third Avenue only.
(g)
Municipal uses, parks and playgrounds.
(h)
Philanthropic and eleemosynary uses.
(i)
Nursing and assisted-living facilities.
F.
Permitted accessory uses. Uses customarily accessory and incidental to any permitted use shall be permitted; provided, however, that no outdoor storage shall be permitted. Specific permitted accessory uses include:
(1)
Mixed-Use Subdistrict and Medical Village Subdistrict.
(a)
Parking lots, parking garages and vertical parking structures.
(b)
Antennas and satellite dishes, on the roof only.
(c)
Trash enclosures.
(d)
Seasonal greenhouse or garden center.
(e)
Swimming pools in relation to a mixed-use commercial and residential buildings.
(f)
Gym, spa and fitness-related activities.
(g)
Storage facilities for use by tenants and residents only.
(h)
Rooftop decks.
(i)
Community and gathering rooms for use by residents only.
(j)
Back room facilities associated with buildings, such as mechanical, loading, transformers, laundry, trash and recycling rooms, or other service-type facilities.
(k)
Bicycle racks and bicycle storage areas/equipment.
(l)
Passive recreation amenities such as benches, picnic tables and trash receptacles.
(m)
Electric vehicle charging stations.
(n)
Leasing or sales offices.
(o)
Solar facilities on the roof only.
(p)
Retaining walls.
(q)
Temporary construction/sales buildings or trailers for uses during the construction process.
(r)
Site and building identification signage.
(s)
Utility cabinets.
(t)
Fences.
(u)
Sports courts.
(2)
Residential Subdistrict.
(a)
Parking garages and parking lots for use by single-family detached and townhouse buildings.
(b)
Trash enclosures.
(c)
Swimming pools and pool houses.
(d)
Clubhouses and community facilities for the use of residents only.
(e)
Rooftop decks.
(f)
Bicycle racks and bicycle storage areas/equipment.
(g)
Electric vehicle charging stations.
(h)
Sheds.
(i)
Site and building identification signage.
(j)
Utility cabinets.
(k)
Fences.
(l)
Sports courts.
G.
Area, bulk and height requirements. The area, bulk and height requirements shall be found in Table 1 - TVD, Lot and Bulk Regulations. Additional conditions may also be found within this chapter.
H.
Off-street parking requirements.
(1)
Number of spaces required:
(b)
For all commercial uses in buildings along Third Avenue that are 3,000 square feet or less: Off-street parking shall not be required. For the purposes of this calculation, the cumulative square footage of individual commercial uses per building or site shall be utilized.
(c)
All commercial uses not specifically given an off-street parking requirement in this section: two off-street parking spaces per 1,000 square feet of building area utilized for commercial use.
(d)
Hospitals: one space per every 150 square feet of building area.
(e)
Eating and drinking establishments in excess of 3,000 square feet: 1/4 space per every person who may be legally admitted.
(f)
Houses of worship: 1/4 space per every person who may be legally admitted.
(g)
Hotels: 1/2 space per room.
(2)
New commercial and mixed-use buildings shall not have off-street parking located in the required front yard setback to a public street.
(3)
Townhouse developments shall not have off-street parking located in the front yard setback of a public street.
(4)
All surface parking areas in the Mixed Use Subdistrict shall be set back five feet from property lines and shall contain a densely landscaped buffer and/or decorative solid fencing. The setback for parking areas in other districts shall be 10 feet.
(5)
Shared parking arrangements among properties in the TVD not under common ownership or usage may be permitted if demonstrated to the satisfaction of the Board that the supply of parking spaces will be adequate to service the aggregate demand of the uses sharing the parking. A detailed study of the hours of operation and parking demand of the parcels in question must be provided. A legal instrument binding the method and conditions of shared parking shall be provided and reviewed to the satisfaction of the Board.
(6)
Common areas or lobbies of buildings shall not require off-street parking.
I.
Affordable housing and affordable housing fee regulations.
(2)
For mixed-use buildings or projects in the Mixed-Use Subdistrict containing 40 or more multifamily dwelling units, 10% of the residential units shall be set aside as affordable units and deed restricted for occupancy by qualifying households pursuant to COAH or other applicable state regulations. If 10% of affordable housing is provided, a contribution pursuant to § 345-47.2 is not required for the residential portion of the project.
J.
General requirements.
(1)
All buildings that are within the Mixed-Use Subdistrict along Third Avenue shall have a ground-level commercial space that faces a public street.
(2)
All utilities shall be underground.
(3)
No drive-through facilities for restaurants, banks, pharmacies, or any other use shall be permitted.
(4)
Townhouse complex and parcel general requirements.
(a)
There shall be a minimum of three and a maximum of eight units per building.
(b)
There shall not be any required facade off-sets on facade planes.
(c)
Townhouse buildings shall be a minimum of 10 feet from each other.
(d)
No townhouse building shall be located closer than 10 feet to any original townhouse parcel boundary.
(e)
There shall be two exits for each townhouse structure.
(f)
Each townhouse unit shall have a minimum of 100 square feet in storage area which could be located in a basement, attic or garage. If located in a garage, it shall not infringe upon the required parking area.
(g)
Each townhouse dwelling shall have a minimum width of 15 feet.
(h)
There shall be a minimum of 200 square feet of open space per townhouse dwelling which may be arranged as part of a backyard for exclusive use of the unit or as communal open space.
(i)
Townhouse buildings shall meet the requirement front yard setback to a public street. However, buildings may be located within 10 feet of a private driveway or drive aisle.
(j)
There shall be no more than 12 dwelling units per acre.
(k)
All interior roads and driveways shall be set back a minimum of 10 feet from any side or rear yard property boundary.
(l)
There shall be a minimum building setback of 25 feet to any public street.
(m)
No parking shall be permitted in the front yard setback of any public street.
(5)
Single-family detached communities on tracts of 40,000 square feet or more; general requirements.
(a)
Single-family detached dwellings may be designed as fee-simple units or as part of a condominium community.
(b)
Fee-simple lots shall have a minimum lot size of 4,000 square feet.
(c)
Single-family detached dwellings shall be separated from each other at a minimum of six feet.
(d)
Each dwelling shall have a minimum of 100 square feet in storage area which could be located in a basement, attic or garage. If located in a garage, it shall not infringe upon the required parking area.
(e)
Each dwelling shall have a minimum width of 15 feet.
(f)
Buildings shall be located closer than 10 feet to any original townhouse parcel boundary.
(g)
There shall be a minimum building setback of 25 feet to any public street.
(h)
No parking shall be permitted in the front yard setback of any public street.
(i)
Buildings shall meet the requirement front yard setback to a public street. However, buildings may be located within 10 feet of a private driveway or drive aisle.
K.
Design standards. The following design standards are intended to reinforce the Transit Village District as a compact, walkable center with active street life and a cohesive built environment where existing and proposed commercial and residential development are integrated. These design standards are intended to maximize flexibility of the design to sustain the character and charm of the district. All standards set forth in Chapter 345 of the Code of the City of Long Branch shall continue to apply except when inconsistent with the design standards set forth below.
(1)
Pedestrian circulation, bicycle parking and storage.
(a)
Off-street parking and service access for mixed-use and commercial buildings shall be designed to avoid the backing in and out of streets.
(b)
Sidewalks shall be provided to connect new development with the public pedestrian circulation system within the TVD District. All sidewalks should be durably paved and smoothly surfaced to provide for the free movement of pedestrians. All sidewalks and pathways must be designed to provide access for the physically disabled. Access ramps shall be conveniently placed and sloped to provide easy connection to streets and sidewalks, in conformance with the Americans with Disabilities Act.[2]
[2]
Editor's Note: See 42 U.S.C.A. § 12101 et seq.
(c)
Structured parking may be contained within, under or attached to buildings. Parking structures or podium-type parking under buildings may not front toward the public space. Where parking structures front on public streets, such may feature liner buildings or ground floor space along the sidewalk designed as retail, commercial or office space.
(d)
Provide at least one secured, enclosed bicycle storage space per residential unit.
(e)
Bike racks shall be provided at a rate of one multiloop bike rack per every 20 on-site parking spaces, but not less than the greater of one bicycle space per business or four bicycle spaces per project site for retail or four bicycle spaces per building for nonretail uses.
(f)
A minimum of one space per 20 off-street parking spaces provided per project will be reserved for parking for shared car services and be located near functional entryways.
(g)
Electric vehicle charging stations shall be provided in each mixed-use or commercial building.
(2)
Landscape treatments.
(a)
A detailed landscape plan for each project shall be provided. The landscape plan shall utilize a variety of trees, shrubs and other plant material plus other design features appropriate for an urban setting to create spatial definition or separation, shade, visual interest, seasonal color, visual buffering, microclimatic enhancement, and to improve safety. Finally, each project shall employ a variety of amenities such as benches and bike racks that are intended to enhance the visual approach of the project and/or encourage intermodal transportation.
(b)
Indigenous (native) plant species shall be primarily specified for planting and invasive exotic species shall be avoided. Any landscaping which is not resistant to the environment, or that dies within two years of planting, shall be replaced by the developer.
(c)
In landscaped spaces, passive systems such as cisterns or rain barrels and water gardens that collect rainwater for irrigation or recharge shall be utilized to the extent feasible.
(3)
Building orientation, massing and facade composition.
(a)
Townhome. Townhouses shall be arranged to face the street from either the front or side elevation. When a side elevation faces a public street, the side elevation shall be articulated with design features to make it look like the front of a dwelling. Roofs can be either gable, hip or flat; dormers are encouraged. Each townhome will have a porch or stoop defining the entry, which may be located within the required front yard.
(b)
Commercial and mixed-use buildings shall front on public streets to provide form and function to the streetscape. The streetscape should be continuous and varied through the use of street furniture, landscaping, building articulation, building frontage setbacks and changes in sidewalk types and textures. Long buildings should be divided at a scale comparable to that of other buildings on the rest of the block or adjacent blocks. Driveway intersections with the public street should be minimized to avoid excessive interruptions in the street wall and conflicts with pedestrians.
(c)
Buildings shall be designed so as to present an articulated facade from all vantage points. Parking structures or that portion of a building containing a parking structure visible from a public street shall have an exterior clad in a vine-covered trellis, graphic panels, solar panels, a window-like facade treatment, liner building or ground-floor space along the sidewalk designed as retail, commercial or office space.
(d)
The architectural treatment of the front facade shall be continued in its major features around all visibly exposed sides of a building with the exception of parking structures or that portion of a building containing a parking structure. All sides of a building shall be architecturally designed to be consistent with regard to style, materials, colors and details. Blank wall or service area treatment of side and/or rear elevations visible from public view shall be avoided.
(e)
Unless the developer proposes a specific use that requires a unique building, buildings should be designed utilizing base, middle and top forms as the primary method relating buildings to each other.
(f)
The base shall be considered the first story of the facade facing a public street, depending on the overall heights of the building. The design of the base, as well as the quality and durability of its materials, should be emphasized to create visual interest and support pedestrian activity.
(g)
In addition to the base, the exterior design shall include a middle field section and a cap on the top. The middle of the building shall be differentiated from the base by a horizontal transition line. The transition line's specific location shall be determined primarily by the overall height of the building and that of any adjacent buildings. If adjacent buildings are lower than the proposed building, then the transition line should relate to such adjacent building. A horizontal transition line should also be established separating the middle field from the cap or top of the buildings.
(h)
Building exteriors shall have vertical and/or horizontal offsets to create visual breaks on the exterior. Long, monotonous, uninterrupted walls or roof planes shall be avoided. Building wall offsets, including projections such as balconies, canopies, awnings, and signs, recesses, and changes in floor level, shall be used in order to add architectural interest and variety and to relieve the visual effect of a simple, long wall. Similarly, roofline offsets, dormers, or gables shall be provided in order to provide architectural interest and variety to the massing of a building and to relieve the effect of a single, long roof.
(i)
The front doors of commercial and mixed-use buildings shall be visible from the street. If located more than 10 feet from the front building line, their location must be reinforced with additional graphics, lighting, marquees or canopies.
(j)
Windows of commercial and mixed-use buildings shall be primarily vertically proportioned. Large areas of glass curtain walls or strip windows of more than 20 feet in length are discouraged, as are tinted and highly reflective glass. Window openings shall have sills and heads of masonry or stone. These may be of precast concrete, limestone, granite, brick soldier courses, or slabs exposed only for the length of the window. Masonry units may be turned at the wall opening to visually create a thick wall and should be used in the design of balconies, loggias and larger openings.
(k)
Ground-floor retail, services, and restaurant uses shall have large transparent windows, preferably divided light. Such windows shall be framed by the surrounding wall and shall be a minimum of 60% of the total ground-level facade area adjoining the sidewalk. The window wall facade area may be reduced if, due to a particular use or settings, the provision of windows will present concerns for aesthetic design or security. However, the facade design should employ an arrangement of materials that reflects the required window area and/or lines to be compatible with the intent of these guidelines.
(l)
Blank walls in excess of 25% or 10 continuous feet of the frontage of the property shall not be used at the street level. Blank walls must contain architectural relief such as expressive details, blind windows, murals, etc.
(m)
All buildings shall provide scale-defining architectural elements or details at the first two floor levels minimum, such as windows, spandrels, awnings, porticos, pediments, cornices, pilasters, columns and balconies.
(n)
The predominant material of all street walls of commercial and mixed-use buildings on primary and secondary streets shall be brick, precast, cement-board siding, wood and finished masonry block, or curtain wall. Stucco may be used as an accent. All materials and colors shall be approved by the applicable Board.
(o)
Shop fronts should have a kick plate that ranges in height from 18 inches to 42 inches running continuously beneath the required fenestration.
(p)
Public access to commercial and governmental buildings shall be provided at sidewalk grade. The primary floor of and access to mixed-use buildings may be elevated.
(q)
Fabric or canvas awnings, which add visual richness to the commercial corridor while enhancing the quality of public walkways, are encouraged for all storefronts.
(r)
Canopies, unlike awnings, are nonretractable. They shall be constructed of wood or metal framing, standing-seam metal roof, plywood and molded millwork trim. Canopies shall incorporate signage and down lighting. Security shall be implemented so that it cannot be seen, and security grille housing is specifically prohibited.
(s)
All awnings and canopies shall be securely attached to the building so that the lowest part of the awning or canopy is mounted a minimum of eight feet and a maximum of 12 feet above the sidewalk at the storefront.
(t)
Excepting the antenna itself, all parts and components of personal communications antennas, satellite dishes, and television and radio antennas shall be screened from view regardless of elevation, or shall be disguised within an enclosed structure. The screening shall be designed as part of the overall design theme of the building to which it is associated. Satellite dishes shall only be permitted on the roofs of mixed-use and commercial buildings and shall not be permitted in the Residential Subdistrict.
(u)
Dish antennas may not exceed three feet in diameter.
(v)
Mechanical equipment located on building roofs shall be screened so as not to be visible from the ground level from adjacent developments and from public streets and spaces. Mechanical equipment at ground level shall be screened and in the rear.
(w)
All new or remodeled buildings shall incorporate the historic architectural styles of the City of Long Branch, including Georgian; Greek Revival; Italianate; Queen Anne; Arts and Crafts; Victorian; Bungalow; Craftsman and Second Empire.
(x)
Live/work building types include living quarters with attached work space, whether shared in common with other dwelling units as a limited common element of a condominium (also known as "co-housing"), or used exclusively by the occupant of the dwelling unit. Such attached work space may include a kitchen and recreational space to facilitate live-work activities, but shall not constitute a separate dwelling unit. They shall be oriented close to the public sidewalk.
(y)
Mixed-use and commercial buildings shall advance any, but not all, of the principles of sustainable development as articulated in the LEED for neighborhood development (LEED-ND) rating system of the U.S. Green Building Council or other recognized green building programs.
(4)
Lighting.
(a)
Lighting levels along paved portions of public walks shall be an average of no less than one footcandle for commercial areas and 0.5 footcandle for residential areas.
(b)
New fixtures serving to light streets shall be decorative street lights approved by the Board's planning professionals for use throughout the TVD. The fixtures may include attachments to accommodate such amenities as banners and flower pots.
(c)
The design for a proposed facade must consider the appearance of the building in the evening and develop an exterior lighting plan that includes display window lighting, building accent lighting, and pedestrian-scaled lighting for both buildings and pedestrian areas within the site. Lighting shall be warm in color, with control of glare for the pedestrian and minimization of light pollution.
(5)
Streetscape.
(a)
Site furnishings may include elements such as benches, gazebos, trash and recycling receptacles, bicycle racks, drinking fountains, kiosks, sculptural elements, decorative fountains, bollards, decorative fences, seat walls, and pedestrian-scale lighting, subject to the review and approval of the Board.
(b)
Freestanding newspaper and advertising dispensers shall not be permitted in the right-of-way of primary streets and shall be incorporated into approved buildings or pavilions.
(c)
Exterior vending machines shall not be permitted.
(d)
Clothing or other donation bins shall be prohibited.
(e)
Outdoor cafes may extend onto the public right-of-way upon issuance of a zoning permit. Such encroachment shall convey no rights beyond those enumerated in the permit. Outdoor cafes shall be delineated from the public way by planters and metal fencing with no more than two entrances to the cafe seating area. A clear width of at least four feet shall be maintained between any outward portion of the cafe and the closest street furniture and equipment.
(6)
Signage.
(a)
Residential signage.
[1]
Townhouse developments may install one nonilluminated wall identification sign not exceeding two square feet in area for building identification purposes.
[2]
One ground identification sign not exceeding 10 square feet in area and not exceeding four feet in height shall be permitted for site identification purposes. The sign shall not be internally illuminated. External lighting or back-lit halo or channel letters shall be permitted. The sign shall be a monument sign with a decorative base of no more than two feet in height.
[3]
Mixed-use buildings with a residential component shall be permitted one sign for the residential use not exceeding two feet in height or 20 square feet. The sign shall not be internally illuminated. External lighting or back-lit halo or channel letters shall be permitted.
(b)
Commercial signage.
[1]
Each commercial storefront shall be permitted one wall-mounted sign of a height of no greater than three feet and a length of no greater than 15 feet.
[2]
Roof-mounted signs shall be prohibited.
[3]
Signs shall not be internally illuminated. External lighting or back-lit halo or channel letters shall be permitted. The sign shall be a monument sign with a decorative base of no more than two feet in height.
[4]
No freestanding signs shall be permitted.
[5]
Directional signage may be permitted at a size of no greater than two square feet per sign.