Lyndhurst City Zoning Code
CHAPTER 1166
Office Building Districts
1166.01 INTENT.
The Office Building Districts are established in order to achieve, among others, the following purposes:
(a) To provide sufficient but not excessive land area for offices, financial institutions, research facilities and similar uses in the community;
(b) To promote the most desirable and beneficial use of land and structures in order to stabilize and protect the character and value of land development within the City;
(c) To establish Low-Rise Office Building Districts that provide standards for the operation of small neighborhood office uses;
(d) To establish a Medium-Rise Office Building District that provides for office uses which require larger land areas along major streets; and
(e) To establish an Office Planned Unit Development District that provides for large scale headquarters or executive office park developments and that provides an Office Planned Unit Development District which protects and enhances property values, achieves compatibility with desirable existing land uses, protects the natural environment, minimizes disruption of desirable topographical features, offsets loss of land use due to flood plain and wetlands restrictions and minimizes traffic congestion on public streets.
(Ord. 96-61. Passed 4-21-97; Ord. 2001-4. Passed 3-19-01.)
1166.02 USE REGULATIONS.
Buildings and land shall be used, and buildings shall be designed, erected, altered, moved or maintained, in Office Building Districts, only for the uses set forth in the use schedules and regulations found in this chapter.
(a) A main building or use set forth in the schedule in Section 1166.03 shall be permitted by right as the principal building or use of a zoning lot only in a district in which it is specifically permitted.
(b) Conditional uses are certain types of main uses so classified because of their uncommon characteristics, infrequency of occurrence, large land area requirements or other features, and shall not be permitted in certain locations by right. Such cases require consideration and approval by the City Planning Commission and Council according to procedures and standards set forth in Chapter 1156. Only those uses so enumerated in Section 1166.03 may be approved in the specific districts.
(c) An accessory building or use set forth in Section 1166.03 shall be permitted as a subordinate building or use, which is clearly incident to and located on the same zoning lot as the main building or use, and shall be located only in a district in which it is specifically permitted.
(Ord. 96-61. Passed 4-21-97.)
1166.03 SCHEDULE OF PERMITTED BUILDINGS AND USES.
There is hereby established three classes as sub-districts within the Low-Rise Office Building District as set forth below:
DISTRICT | MAIN BUILDINGS AND USES | CONDITIONAL BUILDINGS AND USES | ACCESSORY BUILDINGS AND USES |
Low-Rise Office Building Classes (Class A-1) (Class A-2) (Class A-3) | (a) Office buildings for business and professional uses; (b) Financial establishments; (c) Research facilities; (d) Telephone exchanges; (e) Funeral homes; (f) Public and private Colleges, Elementary, Junior, and Senior High Schools, Special training schools, and Adult educational facilities. | (a) Barber shops, newsstands and similar uses if included within an office building. | (a) Parking garages and parking areas for employees and customers; (b) Parking of commercial vehicles for service or delivery only; (c) Sales of certain commodities by charitable and religious organizations under the limitations set forth in Chapter 763 of the Business Regulation and Taxation Code. |
Medium-Rise Office Building (Class B) | (a) Main uses permitted in the Low-Rise District. | (a) Conditional uses permitted in the Low-Rise District; (b) Restaurants if included within an office building without drive-through facilities. | (a) Accessory uses permitted in the Low-Rise District. |
Office Planned Unit Development (Class C) | (a) Office buildings and related uses necessary for the operation of a single business or administrative entity. | (a) Passive and active recreational uses, such as privately operated tennis courts, golf courses, swimming pools, parks, picnic grounds and similar outdoor recreational uses for the employees and guests of a single company. | (a) Computer, office equipment and machinery, maintenance, storage and security uses; (b) Mail distribution centers; (c) Dining and conference facilities; (d) Accommodations for overnight guests; (e) Indoor health and recreational facilities; (f) Private garages and parking areas; (g) Parking of commercial vehicles for service or delivery only. |
(Ord. 96-61. Passed 4-21-97; Ord. 2001-4. Passed 3-19-01.)
1166.04 ACCESSORY USES.
(a) Private Parking Garages and Private Parking Areas. Private garages and private open off-street parking areas shall be permitted in the Office Building Districts in accordance with the standards and regulations set forth in Chapter 1172 and the minimum distance requirements for accessory uses found in Section 1166.08.
(c) Sales of Certain Commodities by Charitable and Religious Organizations. Temporary sales of certain commodities by religious and charitable organizations, as regulated by Chapter 763 of the Business Regulation and Taxation Code, are permitted as accessory uses.
(d) Uses in the Office Planned Unit Development District (Class C). In addition to the above permitted accessory uses, the following accessory uses are permitted only in the Office Planned Unit Development District (Class C): Accessory buildings and uses customarily incidental to the principal use, including, but not limited to, computer stations, office equipment and machinery, mail distribution centers, dining facilities, conference centers, including accommodations for overnight guests, garages, security facilities, indoor health and recreational facilities and maintenance and storage facilities for appropriate machinery and equipment similar in type to the foregoing and dissimilar from the uses prohibited hereinafter. Such accessory uses shall be arranged and housed in compliance with the intent of subsection (e) of Section 1166.01 and shall not be constructed, erected or installed until the approvals required by Section 1166.13 have been first obtained. Manufacturing activities, research and development laboratories and similar related uses are prohibited as either principal or accessory uses.
(Ord. 96-61. Passed 4-21-97.)
1166.05 CRITERIA FOR SITE PLANNING.
A building or buildings proposed to be developed for any use permitted in the Office Building Districts shall be arranged so as to take advantage of any unique conditions of the site and so as to be coordinated with adjoining buildings, parking and other site developments, and the building and facilities within the development area should be related to each other so as to best serve their respective functions. To accomplish such purposes and objectives, the criteria in this chapter shall be applied.
(Ord. 96-61. Passed 4-21-97.)
1166.06 AREA, YARD AND HEIGHT REGULATIONS.
Land and buildings shall be used and buildings shall be designed, erected, altered, moved or maintained, in accordance with the development area, lot frontage, yard and height requirements set forth in Section 1166.07.
Each main building shall face a public or private street or open, unoccupied space. The setback of buildings and the minimum distance between buildings shall be as regulated in Section 1166.07. For land and buildings in the Class C Office Planned Unit Development District, the supplemental design standards found in Section 1166.12 must also be met.
(Ord. 96-61. Passed 4-21-97.)
1166.07 SCHEDULE OF AREA, YARD AND HEIGHT REGULATIONS.
There is hereby established area, yard and height regulations for the sub-districts specified in Section 1166.03 as set forth below:
ZONING DISTRICT | MINIMUM DEVELOPMENT AREA | MINIMUM LOT FRONTAGE | MINIMUM YARD REQUIREMENTS | MINIMUM DISTANCE BETWEEN OFFICE BUILDINGS | MAXIMUM BUILDING HEIGHT | ||
FRONT | SIDE | REAR | |||||
Low-Rise Office Building Classes: Class A-1 Class A-2 Class A-3 | 17,000 s.f. 20,000 s.f. 20,000 s.f. | 100 ft. (h) 120 ft. (h) 150 ft. (h) | 40 ft. from R.O.W. or (a) 40 ft. from R.O.W. or (a) 40 ft. from R.O.W. or (a) | 6 ft. or 20 ft. If abuts any Residential District 6 ft. or 20 ft. If abuts any Residential District 6 ft. or 20 ft. If abuts any Residential District | 40 ft 40 ft 40 ft | 15 ft. and (b) 15 ft. and (b) 15 ft. and (b) | 2.5 stories or 35 ft. (d) 2.5 stories or 35 ft. (d) 2.5 stories or 35 ft. (d) |
Medium-Rise Office Building (Class B) | 4 acres | 350 ft. | 50 ft. from R.O.W. or (a) | 30 or 50 ft. if abuts s.f. (c) | 30 or 50 ft. if abuts s.f. (c) | 35 ft. (c) | 70 ft. (f) |
Office Planned Unit Development (Class C) | Minimum gross development area: 90 acres | 150 ft. | 100 ft. from R.O.W. | (e) | (e) | (e) | 60 ft. (g) |
(a) Unless the front building line is shown on the Zoning Map of the City, in which case the minimum front yard setback must meet that standard.
(b) Yard requirements may be less where on-site circulation, parking, or loading is coordinated with adjoining development.
(c) Minimum yard dimensions and minimum distances between office buildings in the Medium-Rise Office Building (Class B) District shall be determined by the minimum in the above schedule, or the following formulas, whichever is larger:
(d) The maximum height of a permitted accessory building or structure cannot exceed 15 ft. in height.
(e) Yard requirements for the Office Planned Unit Development District shall be as regulated in Section 1166.12.
(f) The maximum height of a main or conditionally permitted building shall be as specified in the above schedule, except that an additional two feet for a parapet wall above the roof, and an elevator enclosure of not more than eight feet, six inches, above the seventy-foot roof height, will be permitted. The maximum height of a permitted accessory building or structure shall be fifteen ft.
(g) The maximum height of a permitted accessory building in the Office Planned Unit Development District shall be as approved by Planning Commission.
(h) Minimum lot frontage is for a single lot. If two or more lots are to be combined to meet the frontage requirement, the lots must be consolidated and a consolidation plat must be recorded to show the lots as one parcel. (Ord. 96-61. Passed 4-21-97; Ord. 2001-4. Passed 3-19-01.)
1166.08 YARD AND LOCATION REQUIREMENTS FOR ACCESSORY USES IN OFFICE BUILDING DISTRICTS.
There is hereby established yard and location requirements for accessory uses in Office Building Districts as set forth below:
(a) Distances From Main Buildings to Accessory Uses. Distances from main buildings to accessory uses are set forth in the following schedule:
Minimum Distance | |||
Accessory Use | From Main Buildings (ft.) | From Side or Rear Lot Lines (ft.) | From Side or Rear Lot Lines of Adjoining Single and Two-Family Districts and Residential PUD Districts (ft.) |
Parking area | 10 | 5 | 10 |
Garages | 30 | 10 | 20 |
Walks (for use by employees and the public) | 15 | 10 | 10 |
If an accessory building is attached to the main building by a common wall, it shall meet the same yard requirements as the main building, unless otherwise permitted by the Board of Zoning Appeals. A one-story building, connected to the main building by an enclosed passageway, not more than ten feet wide, shall not be considered an attached building. | |||
(b) Location of Garages.
(1) A garage may be part of or attached to the main building.
(2) A garage shall not be located within the open space upon which a building faces, except when it is part of or attached to the main building.
(3) A garage may be located on a property line when it adjoins a party wall of a business or office use, and the wall of such garage on the property line is a fire wall.
(4) The roof of an underground parking structure outside of the main building may be included in the yard space required, provided that such underground parking or other accessory space is entirely underground. The completely underground space may be located between the building line and the street line.
(c) Open Parking. No open parking space shall be permitted in the frontage between the street line and the front building line which area is required to be landscaped and maintained as green area pursuant to Section 1168.11(c) of the Planning and Zoning Code. However, parking may be permitted to the rear of said landscaped/green area in the space between said landscaped/green area and the building setback line as may be approved by the Planning Commission.
(Ord. 96-61. Passed 4-21-97; Ord. 2001-4. Passed 3-19-01.)
1166.09 ARCHITECTURAL PROJECTIONS.
(a) No portion of any building or structure may project in front of the front setback building line, except the following:
(1) Unenclosed steps or ramps;
(2) Cornices and belt courses, provided that they project no more than eighteen inches into the required front yard;
(3) Entrance canopies and similar overhanging roofed spaces and chimneys, porticos or bays projecting not more than three feet, exclusive of cornices, and aggregating a vertical area in any story of not more than thirty-five percent of the area of the front of that story; and
(4) Retaining walls, if the location and height are approved by the Building Commissioner.
(b) Window sills, belt courses or other ornamental features may project into any side yard to an extent not exceeding six inches. Chimneys or cornices may project into a required side yard not more than eighteen inches.
(c) Except as provided in subsections (a) and (b) hereof, open structures such as porches, patios, decks, balconies, platforms, carports, covered patios and similar architectural projections shall not project into any required minimum front, side or rear yard.
(Ord. 96-61. Passed 4-21-97.)
1166.10 PARKING AND LOADING REQUIREMENTS.
(a) Parking. The design standards, dimensions and required minimum parking spaces of Chapter 1172 shall be followed in Office Building Districts.
(b) Loading. A loading bay shall be located conveniently near the entrance to the main building and so arranged that any vehicle occupying the same shall not obstruct any driveway being used by others entering or leaving such premises.
(Ord. 96-61. Passed 4-21-97.)
1166.11 SCREENING AND BUFFERING.
(a) Screening or buffering shall be provided as required in this section when any main or conditionally permitted use in an Office Building District abuts a residential use.
(b) Screening shall consist of one or more of the following:
(1) A ten-foot wide landscaped area planted with trees and/or shrubs a minimum of six feet high, which will act as an effective screen in both winter and summer seasons;
(2) A five to six-foot masonry wall (excluding concrete block) and/or decorative wood fence; or
(3) Earth mounding planted with trees and/or shrubs. The combined height of mounding and plants shall be a minimum of six feet high.
(c) Trees are to be planted and utilized within the landscaping plan to the maximum degree practical, unless it can be demonstrated that the planting of trees would be detrimental to the site development.
(d) The material, placement and construction of screening material shall be subject to the approval of the City Planning Commission. The Planning Commission may require additional screening and landscaping if the same are determined to be necessary around any outside storage or off-street parking areas, including circulation aisles and driveways.
(Ord. 96-61. Passed 4-21-97.)
1166.12 SUPPLEMENTAL DESIGN STANDARDS FOR OFFICE PLANNED UNIT DEVELOPMENT DISTRICTS.
(a) Design.
(1) The design of any Office Planned Unit Development shall be submitted in accordance with Section 1166.13. Design standards shall be as provided in paragraph (a)(2) hereof.
(2) Buildings constructed shall be related harmoniously to the terrain and shall be sightly and of a professional quality design. Architectural details and ornaments shall be appropriate to the overall design and to the size and scale of the building. Accessory buildings and structures shall be congruous with the existing or contemplated environment. Due consideration shall be given by the developer of the Office Planned Unit Development to the reasonable preservation of the principal natural characteristics of the property, including existing vegetation and topography, in a manner which shall not interfere with the use permitted in and the limitations of this section. Additionally, the standards provided in Chapter 1327 of the Building and Housing Code shall apply, with the exception of Sections 1327.05 and 1327.06, which are not applicable to Office Planned Unit Developments.
(b) Area, Yard and Height Requirements. The area, yard and height requirements in the schedule set forth in Section 1166.07, as well as the requirements established in this section, must be met.
(c) Overall Density. Buildings, other than buildings existing as of July 15, 1979, or their equivalent replacements, shall not cover more than twenty percent of the gross site area.
(d) Building Setbacks.
(1) Any building not exceeding forty-two feet from the finished grade of such building shall be set back at least 150 feet from any boundary line of an Office Planned Unit Development, except in the areas adjoining or having a common boundary line with a public street, where the setback shall be at least 100 feet.
(2) Any building in excess of a height of forty-two feet from the finished grade of such building shall be set back at least 200 feet from any boundary line, other than a public street boundary line, and at least 100 feet from a public street boundary line.
(3) The foregoing setback requirements shall not apply to accessory structures, such as gate houses, bus shelters or buildings of similar design or use, provided that the location thereof is first approved by the City Planning Commission.
(e) Parking.
(1) The design standards, dimensions and required minimum parking spaces of Chapter 1172 shall be followed in an Office Planned Unit Development District.
(2) In addition, parking areas in Office Planned Unit Developments shall be required to meet the following:
A. Parking lots, with respect to buildings not exceeding forty-two feet in height from the finished grade of such building, shall be set back at least 150 feet from any boundary line of an Office Planned Unit Development, except in areas adjoining or having a common boundary line with a public street, where the setback shall be at least 100 feet.
B. Parking lots with respect to buildings in excess of forty-two feet from the finished grade of such building shall be set back at least 200 feet from any boundary line of an Office Planned Unit Development, except in areas adjoining or having a common boundary line with a public street, where the setback shall be at least 100 feet.
(f) Screening and Buffering.
(1) The entire Office Planned Unit Development shall be buffered or screened along any boundary line, except driveways or other entry points, with landscape plantings not less than twenty feet wide or, subject to the approval of the Planning Commission and Council, with a wall or appropriate fence.
(2) Existing vegetation, referred to in paragraph (a)(2) hereof, may be considered part of buffering or screening for the purposes hereof.
(3) Screening and buffering shall consist of the materials outlined in Section 1166.11(b). The requirement for a twenty-foot wide landscaped strip at all boundary lines of an Office Planned Unit Development, as regulated in paragraph (f)(1) hereof, shall take precedence over the lesser requirements of Section 1166.11(b).
(4) The material, placement and construction of screening material shall be subject to the approval of the Planning Commission. The Planning Commission may require additional screening and landscaping if determined to be necessary.
(g) Ingress and Egress. Traffic entering or exiting an Office Planned Unit Development shall enter or exit only upon a major arterial street or a collector street as defined in Chapter 1150.
(h) Utilities Underground. All utility features, such as electric, gas, telephone and cable television, which can be underground, shall be underground. City street lighting, if any, shall be underground fed.
(i) Signs. Signs shall conform to the regulations for signs in Office Building Districts in Chapter 1170.
(Ord. 96-61. Passed 4-21-97.)
1166.13 DEVELOPMENT PLANS.
All developments within Office Building Districts, including the Office Planned Unit Development District, shall comply with the provisions of this section, plus the provisions of Chapter 1134 (procedures for subdivision approval) if applicable.
(a) Preliminary Plan of Development. A developer, before applying for a building permit, shall submit to the City Planning Commission a preliminary plan for any land to be developed under the regulations of this section by filing seven copies thereof with the Secretary of the Planning Commission. The preliminary plan of the development shall indicate all uses proposed for the development and shall include:
(1) A plat and topographic map of the proposed development area at a scale of not less than fifty feet to the inch, including property lines, easements, street rights of way, topographic contours, existing structures and landscape features;
(2) Preliminary plans of the proposed development, drawn at a scale of not less than fifty feet to the inch and designed in accordance with the planning standards, regulations and criteria established herein and any applicable plans that may have been adopted by the City which apply to the subject site. The preliminary plan shall include, but not be limited to:
A. A site plan, showing the proposed location of all structures, identified by type, size, height and use, the assignment of all lands subdivided and the location of all structures within fifty feet on properties adjoining the proposed development;
B. A circulation plan, indicating the vehicular and pedestrian on-site circulation pattern, including the location and dimensions of proposed driveways, crosswalks and walkways and the location and arrangement of parking spaces and service facilities;
C. A landscape plan, indicating the landscape treatment, plazas and other landscape features;
D. The proposed method and standards for the construction and maintenance of utilities and paved areas;
E. Any proposed covenants running with the land, deed restrictions or easements proposed to be recorded and covenants proposed for maintenance;
F. Schematic floor plans and elevations, schematic plans and designs for all structures and such other information to explain their purposes, appearance, materials and type of construction; and
G. Such other reasonable information as the Commission may require.
(b) Referral for Review and Reports. Upon receipt of a preliminary plan of development, the Secretary of the Commission shall transmit, within three days, one copy each to the Mayor, the Clerk of Council and each member of the Planning Commission. He or she shall also submit for review and report a copy of the Preliminary Plan to the Building Commissioner and to any professional consultants retained by the City.
(c) Action by Planning Commission. Within seventy-five days after the reports on the preliminary plan have been filed with the Secretary, the Commission shall evaluate the plan and shall issue its decision with respect thereto. In reviewing the preliminary plan, the Commission shall determine either that the preliminary plan fulfills the requirements of the established regulations, standards and criteria which are applicable to the proposal and any improvement plans recommended or duly approved by the City, or that the plan does not fulfill all requirements, and thereafter it shall decide to either approve, disapprove or approve with modifications the proposed preliminary plan. In any such evaluation, the Commission may find that certain established regulations, standards or criteria of this Zoning Code are inappropriate or inapplicable because of unusual conditions of the development area and/or that they have been satisfactorily fulfilled because of the imaginative quality of the design or because of the relationship of the proposed development to the surrounding areas. A copy of the preliminary plan, together with copies of the decision of the Commission, shall be filed with the Clerk of Council.
(d) Authority to Proceed. Following the decision by the Planning Commission, the Secretary of the Commission shall notify the developer of such decision and authorize him or her to proceed with the preparation of final plans of the area of development in accordance with the procedures and criteria set forth in this Zoning Code and any special conditions under which this authorization to proceed was granted.
(e) Final Plan of Development. The developer of any parcel or parcels of land for which a preliminary plan has been approved by the Planning Commission shall prepare and submit a final plan of the proposed development, if such developer desires to proceed with the development. Any such plan shall be filed with the Building Commissioner and shall be submitted by him or her to the Commission. The final plan of the development shall be a detailed expansion of the preliminary plan heretofore approved by the Planning Commission, complying with all of the conditions which may have been imposed in the approval of such preliminary plan, and shall be in accordance with the design criteria and provisions of this Zoning Code which apply particularly to such plan of development, and contain or be accompanied by the plans, elevations, details and specifications for construction for the elements required for the preliminary plan as set forth in subsection (a) hereof. It shall also be accompanied by:
(1) The final form of any covenants running with the land, deed restrictions or easements to be recorded and covenants, if any, for maintenance;
(2) The estimated project cost for all public and private improvements and a construction schedule;
(3) Additional drawings to supplement the above, when required by the commission, where more information is needed or special conditions occur; and
(4) When the final plan of development provides for partial development of the total area for which a preliminary plan has been approved, a final plan of development of the remainder of the area, if required, to permit evaluation of the entire parcel before development in progressive stages may be approved.
(f) Conditions for Approval by Commission. If the Commission finds that a proposed final plan of development is in accordance with all the requirements and incorporates all the conditions of approval of the preliminary plan, the Commission shall approve such final plan of development and certify its approval to the Clerk of Council.
(g) Building Permits. If and when any proposed final plan of development has been approved, and building plans are approved by the Architectural Board of Review in accordance with Chapter 1327 of the Building and Housing Code, the Building Commissioner shall be so notified, and he or she shall then issue the necessary building and other permits, if such plans are found to comply with the Building and Housing Code and upon payment of the required fees.
(h) Lapse of Approval. In office Districts A and B, failure to begin the construction of all or a substantial portion of the improvement approved by the final site development plan within one year after such approval, shall render the approval void and of no effect, unless an extension of time is allowed by the Commission. In an Office Planned Unit Development District (Class C), failure to begin substantial construction within one year of receiving development plan approval shall render the approval void and of no effect, unless an extension of time is allowed by the Commission.
(Ord. 96-61. Passed 4-21-97.)