The purpose of the OVL-8 Overlay District is to promote economic development and a strong commercial base in the Township of Parsippany-Troy Hills, in furtherance of the 2020 Master Plan. The policy statements of the Master Plan encourage strategies that respond to modern market and real estate trends, and creative alternatives to reusing and repurposing underutilized commercial lands. The Master Plan recognizes that office campuses constitute a large portion of the community's commercial base and that the office market for New Jersey overall and Parsippany in particular have seen high vacancy rates.

The OVL-8 Overlay District provides opportunity for a strengthened commercial base with greater flexibility of commercial development options responsive to current industry trends. The overlay is limited to the district's distinct "pocket" location within the community where it can be appropriately integrated with neighboring land uses without altering the overall character of the area. The overlay preserves the office character along Littleton Road and Century Drive where it is "wrapped" by the offices existing on both streets. In order to protect the residential properties to the north of the OVL-8 Overlay from any adverse impacts, a 150-foot-wide buffer from neighboring residential properties is established.

The OVL-8 Overlay District shall be limited to properties identified as Block 202, Lots 1.5, 1.6, and 1.7 on the official Tax Map of the Township of Parsippany-Troy Hills. The Township Zoning Map is hereby amended by reference in accordance herewith.

The OVL-8 Overlay District shall not supersede any underlying zoning but shall serve as supplemental zoning allowances. The underlying zoning shall remain in full force and effect, except where otherwise indicated in this chapter.

Permitted principal uses in the underlying ROL zone.

Processing and/or warehousing and/or distribution facilities for finished products and raw materials, including refrigerated facilities and "last mile" distribution hubs.

Digital data storage warehouses/data centers/backup system facilities.

Fabrication and assembly of products.

Food preparation facilities designed for off-premises delivery.

Permitted accessory uses in the underlying ROL Zone.

Offices for administrative purposes of the principal use.

Outdoor storage.

Off-street parking and loading areas (not to exceed one loading dock per 5,000 square feet of floor area).

Food service or cafeteria for the use of persons employed on premises.

Prohibited uses in the underlying ROL zone, except that § 430-179A which prohibits "processing of raw material, other than necessary for experimentation and testing purposes" shall not apply; and § 430-179B which prohibits "commercial production of goods, products or materials, except as would otherwise be permitted by the terms of this article" shall also not apply.

Any use that involves materials stored or used in such quantities that it renders the building as Class H — High Hazard under the International Building Code (IBC), N.J.A.C. 5:23-3.14 et seq. More specifically, hazardous occupancies classified as Groups H-1, H-2, H-3, H-4, and H-5 in the IBC shall be prohibited. This shall apply to the use of any building or structure, or portion thereof.

Minimum lot area: four acres.

Minimum principal building setbacks:

Minimum accessory building/accessory use setbacks:

Minimum parking setbacks:

Minimum buffer width from residential lot lines: 150 feet.

Maximum building height: 45 feet.

Maximum building coverage: 30%.

Maximum lot coverage: 70%.

Permitted principal uses in the underlying ROL Zone (§ 430-487A): same parking requirement as the underlying zone.

Permitted Principal Uses B through D in the OVL-8 Overlay Zone (§ 430-487B through D): 0.8 space per 1,000 square feet GFA.

Permitted Principal Use E in the OVL-8 Overlay Zone (§ 430-487E): one space per 200 square feet GFA.

The buffer shall be maintained as a landscaped area and no structures shall be permitted within the buffer except for fencing, walls, walkways, utilities, and/or stormwater basins.

The buffer landscaping shall consist of a staggard row of evergreen trees and the buffer may also include trees, shrubs and/or ornamental grasses, perennials, and annuals.

The minimum planting height for evergreen trees shall be eight feet.

In addition to the landscaping required herein, the buffer may include a solid privacy fence.