Single-family homes.

Parks and playgrounds not operated for profit.

Public or private schools not operated for profit.

Professional office; home occupation.

Accessory buildings and uses customarily incidental to the above uses.

Second-floor additions with a maximum of two-foot cantilever can be built over existing homes with less than the required thirty-foot front or thirty-foot secondary front setback for corner lots if the front setback or secondary front setback is not less than 24 feet with the cantilever and no other side yard or rear yard variances are required.

Homeowners who have existing front porches located with less than the required thirty-foot front setback and with an existing area of 30 square feet or less may construct a roof over the existing porch which does not exceed 30 square feet.

Homeowners who have existing flat garage roofs may construct an A-frame roof over the flat roof as long as the roof does not exceed seven feet in height at its highest point and is not less than five feet from the property line.

Detached garages shall not exceed 576 square feet in area and shall not exceed 15 feet in height measured from grade to the top of the garage. Storage sheds shall be limited in number to two sheds, and the total area of all sheds shall not exceed 200 square feet.

Residential uses: two spaces per dwelling unit.

Other permitted uses: see Article VI.

Those uses permitted in the R-10 and R-15 Zones.

Professional office. The use of a portion of a dwelling as a professional office shall be restricted to the first floor of the building and shall not exceed 25% of the total floor area of the building. Said office shall be used by a resident of the building.

Accessory buildings and uses customarily incidental to the above uses.

Second-floor additions with a maximum of two-foot cantilever can be built over existing homes with less than the required thirty-foot front or thirty-foot secondary front setback for corner lots if the front setback or secondary front setback is not less than 24 feet with the cantilever and no other side yard or rear yard variances are required.

Homeowners who have existing front porches located with less than the required thirty-foot front setback and with an existing area of 30 square feet or less may construct a roof over the existing porch which does not exceed 30 square feet.

Homeowners who have existing flat garage roofs may construct an A-frame roof over the flat roof as long as the roof does not exceed seven feet in height at its highest point and is not less than five feet from the property line.

Detached garages shall not exceed 576 square feet in area and shall not exceed 15 feet in height measured from grade to the top of the garage. Storage sheds shall be limited in number to two sheds, and the total area of all sheds shall not exceed 200 square feet.

Residential: two spaces per dwelling unit.

Other permitted uses: see Article VI.

Single-family homes.

Two-family homes.

Accessory buildings customarily incidental to the above uses.

Second-floor additions with a maximum of two-foot cantilever can be built over existing homes with less than the required thirty-foot front or thirty-foot secondary front setback for corner lots if the front setback or secondary front setback is not less than 24 feet with the cantilever and no other side yard or rear yard variances are required.

Homeowners who have existing front porches located with less than the required thirty-foot front setback and with an existing area of 30 square feet or less may construct a roof over the existing porch which does not exceed 30 square feet.

Homeowners who have existing flat garage roofs may construct an A-frame roof over the flat roof as long as the roof does not exceed seven feet in height at its highest point and is not less than five feet from the property line.

Detached garages shall not exceed 576 square feet in area and shall not exceed 15 feet in height measured from grade to the top of the garage. Storage sheds shall be limited in number to two sheds, and the total area of all sheds shall not exceed 200 square feet.

Residential: two spaces per dwelling unit.

Other permitted uses: see Article VI.

Single-family houses.

Two-family dwellings.

Sale of goods.

The provision of retail and business services, such as:

Funeral homes.

Parks and playgrounds.

Schools, both profit and nonprofit.

Commercial public or private swimming pools.

Assembly halls.

Movies or legitimate theaters.

Government and public buildings.

Clinics.

Recreational facilities.

Self-service laundromats and launderettes only as regulated and licensed under Chapter 278, Laundromats, of the Borough Code.

Mixed uses in the OBC-1 and OBC-2 Zones. Single-family dwelling units or two-family dwelling units may be permitted in any structure containing a nonresidential use which is permitted in the OBC-1 and OBC-2 Zones pursuant to Subsection A(3) and (4) of this section, provided that the residential use is located on the second floor, and further provided that the entrance for the residential use is separate from that of the nonresidential use.

Outside sidewalk sales of a clearance nature; provided, however, that such activities occur not more frequently than once every quarter for a period, in each case, of not more than seven consecutive days' duration.

Two-family dwellings.

Single-family houses: see Schedule for the R-7.5 Zone.[6]

Business and other permitted uses: see Schedule.[7]

Mixed uses:

Single-family residential: two spaces per dwelling unit.

Two-family residential: two spaces per dwelling unit.

Other permitted uses: see Article VI.

For mixed uses, the number of off-street parking spaces required shall be the sum of the requirements for the various individual uses. For example, a mixed use with a single-family dwelling unit and 2,000 square feet of office area would require 12 spaces, 10 spaces for the office use and two spaces for the residential use. A mixed use with a two-family dwelling unit and 2,000 square feet of office area would require 14 spaces, 10 spaces for office use and four spaces for residential use.

The purpose of the OBC-1 and OBC-2 Affordable Housing Overlay Districts is to provide development that contributes to the Borough of South Plainfield's municipal affordable housing obligation.

There are hereby established the OBC-1 Affordable Housing Overlay District and the OBC-2 Affordable Housing Overlay District. The OBC-1 Affordable Housing Overlay District shall consist of the Local Business (OBC-1) Zone District that has frontage on West 7th Street and Clinton Avenue, an area of approximately 8.03 acres. The OBC-2 Affordable Housing Overlay District shall consist of the entirety of the Central Business (OBC-2) Zone District, an area of approximately 7.5 acres.

Mixed-use buildings. Multifamily residential apartments may be permitted in any structure containing a nonresidential use that is permitted pursuant to § 540-38A(3) and (4), subject to the following conditions and requirements:

Maximum permitted building height: three stories or 45 feet.

Maximum residential density: 16 dwelling units per acre.

Maximum impervious surface coverage: 80%.

Minimum principal building front yard setback: 15 feet.

Minimum principal building side yard setback: 10 feet.

Off-street parking requirements.

All other applicable development standards not referenced herein shall be met in accordance with § 540-38.

All other applicable lot and yard standards shall be met in accordance with the Schedule of General Requirements, which is included as an attachment to this chapter.

A minimum of 15% of rental units and 20% of for-sale units shall be affordable to very-low-, low-, and moderate-income households.

At least 50% of the affordable units shall be affordable to very-low- and low-income households. If only one affordable unit is created in a project, the unit shall be a very-low- or low-income unit.

The units designated as very-low-, low-, or moderate-income units may be rented or sold only to very-low-, low-, or moderate-income households.

The affordable units shall be affirmatively marketed to the housing region in accordance with the Borough's Affirmative Marketing Plan.

Affordability controls shall be maintained for a minimum of 30 years and thereafter until the Borough of South Plainfield takes action to release the affordability controls.

Rental increases shall be in accordance with percentages set forth in Chapter 504, Affordable Housing.

All affordable units shall be subject to the provisions of Chapter 504, Affordable Housing.

Retail stores and shops: see Article VII, § 540-38A.

Personal service establishments, such as:

Restaurants, excluding drive-in restaurants or refreshment stands where any customers or patrons thereof are served in cars or outside of fully enclosed structures.

Assembly halls, movies or legitimate theaters, provided that the same are housed in an enclosed building or buildings.

Office buildings for executive, administrative, business, educational or professional purposes.

Customary accessory uses which are incidental to the operation of such a shopping center, including:

Outside sidewalk sales of a clearance nature; provided, however, that such activities occur not more frequently than once every quarter for a period, in each case, of not more than seven consecutive days' duration.

The maximum percent of lot coverage and maximum height applicable to the OBC-1 Zone (see Schedule[1]) shall apply to all buildings in the OBC-3 Zone.

It is contemplated that each shopping center will occupy, when fully constructed, virtually the entire specific parcel placed in the OBC-3 Zone; therefore, no lot width or lot depth requirements, as such, are herein specified. See Schedule for the minimum lot area requirement.[2] The Zoning Officer and the Planning Board or Board of Adjustment, in reviewing all applications made pursuant to this chapter in an OBC-3 Zone, shall consider the following factors and be governed by the following standards in approving any proposed shopping center development:

Wherever the property line of a lot in the OBC-3 Zone abuts a residential zone, a buffer area shall be established which shall include an area of land 50 feet wide, as measured from said property line. Such buffer regulations shall require that:

In any event, a performance bond shall be posted with the Mayor and Council in an amount equal to 50% of the total estimated cost to insure that the installed landscaping complies with the requirements set forth at the completion of the second growing season.

Retail stores and shops: see Article VII, § 540-38A.

Personal service establishments, such as:

Restaurants, including drive-through facilities wherein patrons thereof are served in automobiles.

Assembly halls, movies or legitimate theaters, provided that the same are housed in an enclosed building or buildings.

Office buildings for executive, administrative, business, educational or professional purposes.

Customary accessory uses which are incidental to the operation of such a shopping center, including:

Outside sidewalk sales of a clearance nature; provided, however, that such activities occur not more frequently than once every calendar quarter for a period, in each case, of not more than seven consecutive days' duration.

Roofed or open garden center or outdoor area for retail sales accessory to a conventional retail use, provided that:

Drive-through facilities shall be permitted for banks, pharmacies and other retail operations.

Gross floor area. The maximum gross floor area permitted on any lot in the OBC-4 Zone shall be 143,000 square feet. For the purposes of this section, the term "gross floor area" shall mean the sum of the gross horizontal areas of the several floors of the building or buildings measured from the exterior facing of exterior walls or from the center line of walls separating two buildings. Mezzanines and the garden center are excluded from the computation of gross floor area. The aggregate of all mezzanines and any garden center to be constructed will not exceed 10,000 square feet.

Subdivision of buffer. Any buffer area provided for the development in the OBC-4 Zone may be subdivided and either retained in private ownership or conveyed to a public or nonprofit entity; provided, however, that no further commercial or residential development shall be permitted in the buffer area lot, and said lot shall be permanently deed restricted for open space and/or public recreational purposes with ancillary structures and other improvements. For purposes of developing a lot in the OBC-4 Zone, the entirety of the lots containing both the development and the buffer area may be used for the computation of lot area, lot width, lot depth, lot frontage, road dedications, setbacks, coverage and all other development standards, whether or not the property is subdivided and held as two separate parcels by two different landowners.

Lot area, frontage and dedications. The minimum area shall be 20 acres and the minimum lot frontage shall be 1,000 feet. Notwithstanding the definition of "lot area" in Article II, § 540-5, where a portion of a lot in the OBC-4 Special Business Zone is proposed to be dedicated or reserved for open space/recreational purposes or for public road purposes, the calculation of lot area, lot width, lot depth and lot coverage shall include all land which is proposed to be dedicated or reserved for open space and recreation as part of the site.

Building and structure heights.

Setbacks.

Coverage. The maximum coverage by all buildings (exclusive of canopies and overhangs) shall be 15% of the lot area.

The minimum number of parking spaces for all uses except freestanding restaurants shall be computed on the basis of five parking spaces per 1,000 square feet of indoor and outdoor retail space. Freestanding restaurants shall conform to the requirements of Article VI of this chapter. Where the space between buildings may be used by motor vehicles, the Planning Board may require the designation of such passages as "one-way" for motor vehicles.

Loading shall be permitted in all areas except those specified in Subsection E(5) of this section.

All parking areas and driveways shall be set back at least 10 feet from any property line except where a greater setback is called for in Subsection E(5) of this section.

Buildings shall be separated by sufficient space to:

In approving the locations of buildings within the proposed shopping center, the Zoning Officer and Planning Board or Zoning Board of Adjustment shall also consider and be guided by the following factors and standards:

In approving the design of the parking area, the Zoning Officer and Planning Board or Board of Adjustment may seek the advice of the Police Department, Fire Department, Board of Health, or any other board or agency; provided, however, that any report received from any such department, board or agency shall be made part of the record of consideration of the Planning Board or Board of Adjustment and shall be made available to any interested parties, and further provided that the failure of such board or agency to submit a report shall not exceed the period required for action by the Board.

No use, driveway activity or sign shall be permitted within the buffer area.

The buffer area shall include appropriate plantings and fencing to provide a screen of at least six feet in height at the time of planting.

Fencing shall not be located closer than 10 feet to any residential property line.

The required height of the landscape screen as required above shall be measured in relation to the edge of the adjacent parking area. In cases where the ground elevation at which the screen is to be planted is less than the elevation of the edge of the adjacent parking area, the required height of the screen shall be increased to an amount equal to this difference in elevation.

The buffer area, with the exception of the berming and augmented plantings installed by the applicant and approved by the Board, may be left in a natural state.

In the event that any of the plantings installed in accordance with this section do not live during the period covered by the maintenance guarantee, they shall be replaced as required by the guarantee.

The first certificate of occupancy for the use of the premises shall not be issued until such time as the required landscaping is installed in accordance with the plan approved by the Planning Board or until a performance bond is posted with the Mayor and Council in an amount equal to the estimated cost of said landscaping installation plus 20%. In any event, a maintenance bond shall be posted with the Mayor and Council in an amount equal to 50% of the estimated cost of the landscaping to insure that the installed landscaping complies with the requirements set forth herein at the completion of the second growing season.

The Planning Board, at is discretion, may require a fence of up to eight feet in height to separate loading spaces from the buffer provided by this section in order to further protect properties in the adjacent residential zone from noise and glare associated with the loading activity.

The clearance of trees and shrubs within the area to be developed, including those areas required for site grading, shall be permitted following final approval of a site plan, without the requirement of a separate tree removal and site clearing permit.

Revegetation of the site shall be required at the minimum rate of 100 new trees or new tree equivalents for each acre or fraction thereof of impervious surface created exclusive of public roadways, provided that at least 20% of this requirement shall be satisfied through the planting of new trees rather than new tree equivalents. A new tree shall have a minimum size at the time of planting six feet in height or 2.5 inches' caliper, as applicable. New tree equivalent shall be defined as the substitution of shrubs for each required tree at the ratio of 1 1/4 shrubs of at least 2.5 feet in height at the time of planting or 2 1/4 shrubs of less than 2.5 feet in height at time of planting. One tree equivalent may be used as a substitute for each tree required.

The landscaping plan for the site shall be subject to approval by the Planning Board, provided that all required street trees, buffer area plantings and site landscaping shall be as hereinabove, and no additional plantings beyond those needed to meet the tree replacement requirements set forth hereinabove shall be required to be provided on the site.

If the landscaping plan does not incorporate the full number of new trees or new tree equivalents which are required to be provided as set forth hereinabove, the developer shall plant the additional new trees or new tree equivalent either within the buffer area or elsewhere in the Borough as directed by the Planning Board or may elect to contribute to the Borough's fund for tree planting as set forth in § 515-49I(6)(b), Tree removal.

Business, professional and service offices, including banks, credit services, security and commodity brokers and dealers, insurance carriers and agents, real estate services, photographic services, advertising services, employment agencies, consumer and mercantile credit and collection services, duplicating, mailing and stenographic services, consulting services, data processing, medical, dental and health services and laboratories, engineering and architectural services, accounting and bookkeeping services, and research activities.

Funeral homes.

Parks and playgrounds.

Schools.

Commercial public or private swimming pools.

Government and public buildings.

Clinics.

The purpose of the Affordable Housing Overlay District is to provide development that contributes to the Borough of South Plainfield's municipal affordable housing obligation.

There is hereby established the OPA-1 Affordable Housing Overlay District, which shall consist of the area as shown on the Borough of South Plainfield's Zoning Map as the Professional Office (OPA-1) Zone District that has frontage on Plainfield Avenue, an area consisting of approximately 14.03 acres.

Mixed-use buildings. Multifamily residential apartments may be permitted in any structure containing a nonresidential use that is permitted pursuant to § 540-41A(1), subject to the following conditions and requirements:

Maximum permitted building height: three stories or 45 feet.

Maximum residential density: 20 dwelling units per acre.

Maximum impervious surface coverage: 80%.

Off-street parking requirements.

All other applicable development standards not referenced herein shall be met in accordance with § 540-41.

All other applicable lot and yard standards shall be met in accordance with the Schedule of General Requirements, which is included as an attachment to this chapter.

A minimum of 15% of rental units and 20% of for-sale units shall be affordable to very-low-, low-, and moderate-income households.

At least 50% of the affordable units shall be affordable to very-low- and low-income households. If only one affordable unit is created in a project, the unit shall be a very-low- or low-income unit.

The units designated as very-low-, low-, or moderate-income units may be rented or sold only to very-low-, low-, or moderate-income households.

The affordable units shall be affirmatively marketed to the housing region in accordance with the Borough's Affirmative Marketing Plan.

Affordability controls shall be maintained for a minimum of 30 years and thereafter until the Borough of South Plainfield takes action to release the affordability controls.

Rental increases shall be in accordance with percentages set forth in Chapter 504, Affordable Housing.

All affordable units shall be subject to the provisions of Chapter 504, Affordable Housing.

Office buildings for executive, administrative, business, educational or professional purposes.

Home, regional or state offices for insurance companies, financing organizations, training schools, or other similar nonmanufacturing uses.

Public buildings of a governmental or cultural nature, including schools, run either for profit or nonprofit.

Activities of an industrial, medical or scientific research laboratory or engineering nature, provided that no nuisance or hazard may be permitted which is in violation of Article IX.

Office buildings for executive, administrative, business, educational or professional purposes.

Scientific or research laboratories devoted to research, design and/or experimentation; processing and fabricating incidental thereto may be permitted.

Uses of a light manufacturing nature as follows:

Residential uses are expressly prohibited.

Within the buffer area, no use, activity or sign shall be established other than the following:

Said buffer area shall include a thirty-five-foot-wide parcel of land paralleling the adjacent residential zone line and in which a solid and continuous landscape screen shall be planted and maintained. The landscaping shall consist of massed evergreen and deciduous trees and shrubs of such species and size as will produce, within two growing seasons, a screen at least four feet in height and of such density as will obscure throughout the full course of the year 75% of the glare of automobile headlights emitted from the premises.

The landscape screen described above shall be located not closer than 25 feet to a street line or 10 feet to any adjacent property line.

The required height of the landscape screen shall be measured in relation to the edge of the adjacent parking area or driveway area. In such cases as the ground elevation of the location at which the screen is to be planted is less than the elevation of the edge of said adjacent area, the required height of the screen shall be increased in an amount equal to this difference in elevation. In the event that the ground elevation of the location at which the screen is to be planted is greater than that at the edge of said adjacent area, the required height of the screen may be reduced in an amount equal to said difference in elevation, provided that in no case shall the required height be reduced to less than two feet.

The entire buffer area and all required yard areas not occupied by parking areas shall be graded and planted with grass seed or sod and such shrubbery or trees as required by municipal development ordinances. This entire area shall be attractively maintained and kept free of all debris and rubbish.

In the event that any of the plantings in accordance with this section do not live, they shall be replaced within one year.

The certificate of occupancy for the use on the premises shall not be issued until such time as the landscaping requirements set forth in this subsection are installed in accordance with the plan approved by the Planning Board or Board of Adjustment or, in the event that the season is not appropriate, until a performance bond is posted with the Mayor and Council in an amount equal to the estimated cost of said landscaping installation.

All uses permitted in the M-1 Zone.

Fabrication of concrete and plastic products.

Television and radio studios and antennas.

Office and processing operations for distribution, subject to the following:

Residential uses are expressly prohibited.

All uses permitted in the M-1 Zone.

The manufacture, fusing and production of quartz and of silica and quartz products; the manufacture of electrical instruments and electrical components; the manufacture and production of all types of precious and base metals and alloys in ingot form, refining, melting, casting and working of precious and base metals and alloys; manufacture and production of precious base and alloy metal products, including processing, milling, machine fabrication and assembling; manufacture and production of nonhydrocarbon chemical and catalyst products, plating compounds and solutions, diamonds and other precious stone products, brazing fluxes, light metal parts, liquid gold and other precious and base metal organic-based paints, casting compounds and cements, gas-measuring equipment and gas-generating and storage equipment.

Warehouse and distribution center, including sales at retail of a clearance nature; provided, however, that such sales activities occur not more frequently than one every quarter for a period, in each case, of not more than seven consecutive days' duration.

Lumberyards.

Residential uses are expressly prohibited.

Class 2 (Licensed Cannabis Manufacturer), Class 3 (Licensed Cannabis Wholesaler), and Class 4 (Licensed Cannabis Distributor) shall be permitted in those M-3 industrial zones as depicted in the shaded green areas of the map attached as Schedule A to this Ordinance, which map shall be available in the office of the Borough Clerk, limited to two Licensed Cannabis Manufacturers, two Licensed Cannabis Wholesalers, and one Licensed Cannabis Distributor having been granted licenses and permission of the Borough to operate at any given time.

Editor's Note: Schedule A is available in the office of the Borough Clerk.

The purpose of the M-3A Industrial Overlay Zone is to provide for opportunities to realize future development within and along the Hadley Road/Route 287 corridor that complements existing zoning and land uses in the immediate and surrounding area, while also allowing for the future development of desirable uses appropriate to the corridor.

The M-3A Industrial Overlay Zone is non-mandatory and, as such, new development within the zone must comply with either the regulations of the underlying zoning district the parcel is located in or the regulations of the M-3A Industrial Overlay Zone.

The M-3A Overlay Zone shall apply to the following Borough of South Plainfield parcels, as described below and illustrated in the map attached herein as Exhibit A: Block 472, Lots 29.01, 33, and 36.01; Block 528, Lots 46.03, 46.06, 46.07, 46.08, 46.081, 46.10, 46.11, 46.12, 46.14, 46.16, 46.18, 46.19, 46.20, 46.21, 46.22, 46.24, 46.25, 47.02, 47.03, and 47.04; Block 528.01, Lots 45.01, 45.04, 45.05, 45.06, 45.07, 45.08, 45.09, 46, 46.01, 46.04, 46.061, 46.09, 46.10, 46.11, and 47; Block 535, Lots 9.01, 11, 12, 13, 14, 15, and 17; Block 536, Lots 1, 2, and 3; Block 537, Lots 1, 2, 3, 4, 5, and 6; Block 538, Lots 1, 2, 3.01, 6, and 9.01; Block 539, Lots 1, 2, 3, 4, 5, and 6; and Block 540, Lots 1.01, 6, and 12.

The M-3A Overlay Zone shall additionally apply to any future lots created within the boundaries of the zone, as established through subdivision protocols.

All uses permitted in the M-1 Zone.

Warehouse and distribution center, including sales at retail of a clearance nature; provided, however, that such sales activities occur not more frequently than one every quarter for a period, in each case, of not more than seven consecutive days' duration.

Lumberyards.

Residential.

The manufacture, fusing and production of quartz and of silica and quartz products; the manufacture of electrical instruments and electrical components; the manufacture and production of all types of precious and base metals and alloys in ingot form, refining, melting, casting and working of precious and base metals and allots; manufacture and production of precious base and alloy metal products, including processing, milling, machine fabrication and assembling; manufacture and production of nonhydrocarbon chemical and catalyst products, plating compounds and solutions, diamonds and other precious stone products, brazing fluxes, light metal parts, liquid gold and other precious and base metal organic-based paints, casting compounds and cements, gas-measuring equipment and gas-generating and storage equipment.

See Schedule of General Requirements.[1]

See Article VI.

See Article VIII, § 540-54.

Buffer zone requirements shall be the same as set forth for the M-1 Zone.

Principal uses:

Accessory buildings and uses, including:

The gross density shall be nine units per acre for the entire parcel, on condition that 20% of the total dwelling units constructed shall be affordable to lower-income households subject to Chapter 504, Affordable Housing, Article I, of the Borough Code. The project may consist of any percentage combination of apartments and townhouses.

Special requirements for apartments are as follows:

Special requirements for townhouses are as follows:

All site design standards and specifications contained in Chapter 515, Development Review, of the Borough Code shall be complied with except as modified by § 515-67L of that chapter.

General regulations.

Additional regulations.

Landscaped area required. In calculating landscaped areas, the areas of plazas, open pedestrian shopping malls, sitting areas, pools and fountains shall be included. Landscaped areas within and between parking areas shall also be included. A minimum of 20% of the site shall be devoted to landscaped areas in addition to all required buffers; however, landscaped areas may include required recreation areas referred to in Subsection B(2). The municipal agency shall have the authority to determine the distribution of landscaped areas throughout the project site; however, all front yards shall have a minimum of 15% of landscaped areas.

Intersections. At the intersection of two or more streets, no wall, fence, hedge or other structure shall be erected to a height in excess of three feet above curb level, nor shall any other obstruction to vision be permitted within the triangular area formed by the nearest intersecting right-of-way street lines at points which are 25 feet distant from the point of intersection, measured along said right-of-way street line. Trees whose branches are trimmed away to a height of at least 10 feet above curb level shall be permitted.

Height. On any lot in any residence district, no wall, fence or hedge shall be erected or altered so that said wall or fence shall be over four feet in height in the front yard or be over six feet in height in the side or rear yards, except that tennis court fences may have a maximum height of 12 feet. Tennis courts and front yard fences shall be restricted to open mesh or other open material as approved by the Construction Official.

Dangerous. No fence shall be erected of barbed wire, or electrified, or topped with metal spikes, or constructed of any material or in any manner which may be dangerous to persons or animals.

Type. Solid architectural fences shall be required along all lot lines except the street line where said property lines abut single-family residential zoning distinct lines. Such architectural fences may be made of any material which is aesthetically pleasing and prevents the dissemination of odors, noise, debris and sight across the residential zoning boundary. Fences used for this purpose shall be six feet in height. Nothing in this section prevents the use of plant materials along any lot line in addition to the fence requirement, but plant materials cannot be substituted for the fence. Open chain link and chain with link plastic or aluminum slats shall not be considered to be an architecturally solid fence. A wall or fence which restricts the natural flow of drainage or causes stagnant water conditions shall not be permitted. Said wall or fence shall be ordered removed or corrected by the owner upon direction of the Construction Official. The municipal agency shall have the authority to waive this requirement if a buffer area is landscaped to its requirements.

Maintenance. Walls or fences erected shall be maintained in an aesthetically pleasing manner and any failure to do so shall be subject to the Construction Official's order to repair or replace the wall or fence in order to meet the requirements of this chapter.

Swimming pools. There shall be a fence not less than four feet high completely enclosing any below-ground swimming pool and any other swimming pool of 100 square feet of surface water area or more and which is less than four feet above the ground. Each gate in a pool fence shall be capable of being locked when not in use.

Finished side. The finished side of all fences shall be on the outside facing away from the lot on which it is erected. The intent of this provision is for safety purposes to prevent easy access from neighboring property.

Principal uses:

Accessory buildings and uses:

The maximum gross density shall be 15 units per acre. Fifteen percent of the total units shall be rental affordable housing in partial satisfaction of the Borough's Mount Laurel obligation. Fifty percent of the affordable units shall be affordable to eligible low-income households, and 50% of the affordable units shall be affordable to eligible moderate-income households. The bedroom mix and other applicable standards relating to the affordable housing shall be as set forth in the regulations adopted by the Council on Affordable Housing. Notwithstanding the above, 252 and no more than 252 total units shall be developed in the AH-1 Zone, subject to site plan review by the Planning Board.

The minimum setbacks shall be:

Maximum building height: 40 feet and three stories.

Maximum units per building: 32 feet.

Minimum tract size: 15 acres.

Minimum tract width: 400 feet.

Minimum tract depth: 400 feet.

A suitably landscaped buffer area shall be provided along the property boundaries to a depth of 1/2 the required setback. (Notwithstanding this subsection, a suitably landscaped buffer area shall be provided along the property boundaries along Durham Avenue to a depth of 20 feet, which shall include an intermittent berm and planting so as to create a continuous landscape treatment of an average height of six feet at the time of planting.) Within the buffer area, no use, activity or sign shall be established other than the following:

Principal uses:

Accessory buildings and uses, including:

The gross density shall be 13 units per acre for the entire parcel on condition that 20% of the total dwelling units constructed shall be affordable to lower-income households, subject to Chapter 504, Affordable Housing, Article I, of the Borough Code. The project may consist of any percentage combination of apartments and townhouses; however, at least one row of townhouses shall lie between any apartments constructed on site and single-family homes located to the east of the property. The maximum lot coverage of the entire project shall not exceed 25%, and the impervious surface coverage of the entire development shall not exceed 50%.

Special requirements for apartments are as follows:

Special requirements for townhouses are as follows:

All site design standards and specifications contained in Chapter 515, Development Review, of the Borough Code shall be complied with, except as modified by § 515-67L of that chapter.

General regulations:

Additional regulations:

Landscaped area required. In calculating landscaped areas, the areas of plazas, open pedestrian shopping malls, sitting areas, pools and fountains shall be included. Landscaped areas within and between parking areas shall also be included. A minimum of 20% of the site shall be devoted to landscaped areas in addition to all required buffers; however, landscaped areas may include required recreation areas referred to in § 540-46B(2). The municipal agency shall have the authority to determine the distribution of landscaped areas throughout the project site; however, all front yards shall have a minimum of 15% of landscaped areas.

The depth shall not exceed 12 feet; except that, for a townhouse unit fronting on two interior roadways, the deck shall not exceed a depth of 10 feet.

The width shall not exceed 20 feet; except that the owners of two adjoining townhouse units may connect their decks, provided that a minimum one-foot side yard setback is created from each of the two outside edges of the connected deck. The one-foot side yard requirement shall not apply to an end unit of a building.

The setback to each property line of the project shall be a minimum of 28 feet.

Any railing attached to a deck may not exceed a height of 36 inches.

A deck shall be constructed either at grade or at an elevation equal to the elevation of the rear door of the townhouse unit, as determined by the homeowners' association.

Principal use:

Accessory buildings and uses:

The entire parcel shall be utilized for senior citizen rental apartments with the number of units to be 100 units.

Special requirements for senior citizens rental apartments:

All site design standards and specifications contained in Chapter 515, Development Review, of the Borough Code shall be complied with, except as modified by § 515-67L of that chapter.

Principal use: senior citizen/active adult housing.

Accessory buildings and uses:

The entire zone shall be utilized for senior citizen/active adult single-family, townhouses, condominiums and apartments. Density shall not exceed 18 units per acre.

Special requirements for senior citizen/active adult dwellings:

All site design standards and specifications contained in Chapter 515, Development Review, of the Borough Code shall be complied with, except as modified by § 515-67L of that chapter.

The number of off-street parking spaces for the dwelling units shall be determined by the Residential Site Improvement Standards (Title 5, Chapter 21, of the New Jersey Administrative Code).

Additional parking for visitors and for accessory uses such as the clubhouse and other recreational facilities shall be provided at the rate of one space for every 250 square feet of floor area for a clubhouse and one space for every two persons, based on the maximum occupancy, for other recreational facilities, up to a maximum of 10% of the number of spaces required for the dwelling units. However, upon adequate showing to the Planning Board or Board of Adjustment, a shared parking arrangement shall be allowed and permitted.

Ten percent of the total number of residential dwelling units built within this zone shall be reserved as low- and moderate-income ("affordable") housing either to be constructed on site or be the subject of a regional contribution agreement. The provisions and regulations of Chapter 504, Article I, of the Borough Code regarding qualifications for affordable housing units shall be applicable to this zone.

The reservation/restriction of 10% of the residential units as affordable housing shall constitute the entire affordable housing obligation for any development of the property that is the subject of this zone. No additional affordable housing contribution shall be required over and above the ten-percent reservation.

The purpose of the AH-3 Affordable Housing Zone District is to provide multifamily residential development that contributes to the Borough of South Plainfield's municipal affordable housing obligation, designed in a way to facilitate a balance of well-designed residential development with open space.

This section is designed to implement and effectuate the terms of the settlement agreement in an action captioned in the Matter of the Borough of South Plainfield for a Judgment of compliance of its Third Round Housing Element and Fair Share Plan, Docket No. MID-L-3994-15 ("Action") with the Fair Share Housing Center, M&M Realty Partners at South Plainfield, LLC, and Colonial Oaks, LLC, including relevant concept plans and attachments.

In accordance with the aforementioned, there is hereby established an Affordable Housing Zone - 3(AH-3), which encompasses an area shown on the Borough of South Plainfield's Tax Map as the following parcels: Block 459, Lot 1; Block 460, Lot 1; Block 461, Lots 1, 2, and 3; Block 462, Lots 1, 2, and 3; Block 465, Lot 1; Block 466, Lot 1; Block 467, Lots 1, 2, 3, 4, 5, and 21; and a portion of Block 719, Lot 3; an area consisting of approximately 89 acres, formerly identified as the Harris Steel Site.

The bulk standards for AH-3, unless otherwise specified, are based on the entire tract. A subdivision of the development is permitted for financing or phasing purposes. In the event the tract is subdivided, phasing shall commence with the southernmost portion of the tract along Tyler Place first and continue in a northerly direction thereafter.

Principal uses:

Accessory buildings and uses:

The development shall consist of a maximum of 750 multifamily dwelling units, including a twenty-percent set-aside of all units undeveloped for very-low-, low-, and moderate-income family rental units, subject to the standards in Chapter 504 of the South Plainfield Borough Code (Affordable Housing).

The affordable units shall be distributed throughout the development.

Minimum tract area: 85 acres.

Number of residential units: 750 (maximum).

Maximum lot coverage: 25%.

Maximum impervious surface coverage: 50%.

Principal building requirements.

Accessory building requirements.

All site design standards and specifications contained in Chapter 515, Development Review, of the Borough Code shall be complied with, except as modified by § 515-67L of that chapter.

Building entrances shall be defined by the following:

Facade and exterior wall treatments.

Roof treatments.

All four-story buildings shall incorporate architectural features, including, but not limited to, pitched roofs, varied rooflines, or parapets at the fourth story to help reduce the visual impact of the building height.

Purely decorative roof appurtenances, such as decorative lanterns, chimneys, cupolas, among others, shall not be restricted by the required building height.

Buildings fronting on New Brunswick Avenue in the southern portion of the property shall be developed in a way that mitigates the visual impact resulting from building massing and vertical height. To accomplish this, the following menu of features may be employed:

Building location and configuration shall be designed in a manner to provide light, air, and open space and reduce the feeling of a continuous "wall" right along the public right-of-way.

All freestanding tenant garages:

All cartways shall be at least 24 feet in width and shall be subject to the requirements of the New Jersey Residential Site Improvement Standards (RSIS) of the New Jersey Administrative Code at § 5:21-4.2.

Vehicular and pedestrian access to the site shall be provided and shall include a minimum of:

Access easement.

All internal project roadways shall provide four-foot-wide concrete sidewalks on both sides of the street.

All dedicated sidewalks shall meet ADA standards, including a passing zone at least five feet by five feet in area, every 200 feet if the sidewalk is less than five feet in width.

Internal roads shall be designed to facilitate pedestrian and bicycle traffic and provide linkages to a trail system in the northern portion of the site to provide residents with access to these open space areas.

All internal roads shall be bike-compatible.

All street intersections and curves on internal roads shall:

Perpendicular parking shall be permitted on all roadways 24 feet in width and wider. Perpendicular parking spaces shall be located outside of the twenty-four-foot cartway.

Parallel parking (one side) shall only be permitted on roadways 28 feet in width and wider.

A combination of on-street and off-street parking shall be distributed throughout the development to satisfy necessary guest parking.

The number of parking spaces required for the development shall be subject to RSIS standards at § 5:21-4.14, Table 4.4.

Any parking standards not expressed herein shall be subject to RSIS standards.

No truck or commercial vehicle, licensed for over 8,000 pounds of gross weight, shall be stored or parked on any lot or portion of a lot.

Development within the AH-3 Zone shall provide a clubhouse complex/facility for use by the residents of the development, which shall be subject to the following conditions and requirements:

The development shall provide at least three additional common open space and public gathering areas, subject to the following conditions and requirements:

The development shall provide a substantial passive open space and recreation component consisting of pedestrian trails, bike paths, bike racks, and seating areas to link and connect the different subareas of the development.

All public and private streets, parking areas, and pedestrian walkways, with the exception of pedestrian trails and bike paths, shall be sufficiently illuminated to ensure traffic and pedestrian safety under all weather conditions.

Site entrances on New Brunswick Avenue and Tyler Place shall be lit with pedestrian-scale decorative LED light fixtures and poles with a maximum of 18 feet in height.

The internal development roadways shall be lit with residential-scale LED roadway lighting.

Off-street parking areas greater than 12 parking spaces shall be lit with LED parking lot fixtures and poles with a maximum of 25 feet in height.

Pedestrian-scale lighting may be provided as necessary for common open space and recreation areas, entry areas, and parking areas as appropriate.

All exterior lighting shall be designed to prevent glare onto adjacent properties.

Lighting attached or integrated into the exterior of a building shall be architecturally compatible with the style, materials, colors, and details of the development.

The type of light source used on the exterior of buildings, signs, parking areas, pedestrian walkways, and other areas of the development, as well as the light quality produced, shall be the same or compatible throughout the entire site in order to instill a sense of continuity.

The southwestern corner of the development, located at the intersection of New Brunswick Avenue and Tyler Place, shall be an open space/landscaped area, which shall provide an entrance sign, a sight triangle, and attractive design element for the development.

All other landscaping requirements not explicitly stated here shall be in accordance with § 540-46D of this chapter.

There shall be provided project identification signs at the following locations:

Each project identification sign shall be subject to the following additional conditions and requirements:

Internal project directional signage may be erected on the premises for the purpose of facilitating ingress and egress, provided that the number and location of such signs are approved by the Planning Board. All directional signs shall be subject to the following conditions and requirements:

Shall conform to § 540-46E of this chapter.

All solid waste and recycling collection areas shall be screened by a six-foot-high masonry enclosure with solid wooden or metal gates.

All outside trash shall be stored in this area and shall not be in public view over the fence height.

Maintenance of all common elements within the tract shall be accomplished by the owner/developer or the homeowners' association in accordance with the master deed and bylaws of the common-interest community, and in accordance with the provisions of the law governing such communities.

Municipal reimbursement for residential services shall be in accordance with applicable New Jersey law.

The purpose of the AH-4 Affordable Housing Zone District is to provide multifamily residential development that contributes to the Borough of South Plainfield's municipal affordable housing obligation, designed in a way to facilitate a balance of well-designed residential development with open space.

This section is designed to implement and effectuate the terms of the settlement agreement in an action captioned In the Matter of the Borough of South Plainfield for a Judgment of compliance of its Third Round Housing Element and Fair Share Plan, Docket No. MID-L-3994-15 ("Action") with the Fair Share Housing Center, M&M Realty Partners at South Plainfield, LLC, and Colonial Oaks, LLC, including relevant concept plans and attachments.

In accordance with the aforementioned, there is hereby established an Affordable Housing Zone - 4 (AH-4), which encompasses an area shown on the Borough of South Plainfield's Tax Map as Block 550, Lot 3, an area consisting of approximately 27.5 acres.

Principal uses. The overall intent of this section is to create a transition of intensity and land use that establishes a hierarchy with the highest density of the development starting closest to Interstate 287 and becoming less intense moving away from Interstate 287, with multifamily residential apartments, stacked townhouse dwellings, and traditional townhouse dwellings, as depicted in Attachment A.[1] The transition areas shall be consistent with the purpose of the AH-4 Zone and the settlement agreement, and the transition of intensity from multifamily residential apartments, stacked townhouse dwellings, and traditional townhouse dwellings shall be adhered to. In accordance with the aforementioned, the following principal uses shall be permitted:

Accessory buildings and uses.

The development shall consist of 410 dwelling units, including a twenty-percent set-aside for very-low-, low-, and moderate-income family rental units (328 market rate and 82 affordable units), subject to the standards in Chapter 504 of the South Plainfield Borough Code (Affordable Housing).

The affordable units shall be distributed throughout the multifamily residential buildings in the development.

Minimum tract area: 25 acres.

The maximum permitted gross density shall be 15 units per acre for the entire development.

Maximum lot coverage: 30%.

Maximum impervious surface coverage: 70%.

Mix of unit types. The development shall consist of a mix of unit types, subject to the following standards and requirements:

Minimum building setbacks.

Maximum permitted building height.

All site design standards and specifications contained in Chapter 515, Development Review, of the Borough Code shall be complied with, except as modified by § 515-67L of that chapter.

Building entrances shall be defined by the following:

Facade and exterior wall treatments.

Roof treatments.

The end walls of the townhouse units facing Durham Avenue shall be designed in a manner to emulate single-family residential development with architectural design elements and fenestration rather than a blank or substantially blank wall.

All cartways shall be at least 24 feet in width and shall be subject to the requirements of the New Jersey Residential Site Improvement Standards (RSIS) of the New Jersey Administrative Code at § 5:21-4.2.

There shall be a main entrance boulevard that extends perpendicular from Durham Avenue, which shall:

The development and concept plan shall allow a connector road to continue through the parcel adjacent and to the east in Edison Township and held in common ownership, extending until Runyons Lane.

All internal project roadways shall provide four-foot-wide concrete sidewalks on both sides of the street, except for the western secondary project access roadway, which shall only provide sidewalk on the east side of the street adjacent to the dwelling units.

All dedicated sidewalks shall meet ADA standards, including a passing zone at least five feet by five feet in area, every 200 feet if the sidewalk is less than five feet in width.

Internal roads shall be designed to facilitate pedestrian and bicycle traffic to provide residents with access to open space areas.

All internal roads shall be bike-compatible.

All street intersections and curves on internal roads shall:

On-street parking.

Perpendicular parking shall be permitted on roadways 24 feet in width and wider. Perpendicular parking spaces shall be located outside of the twenty-four-foot cartway.

Parallel parking (one side) shall only be permitted on roadways 28 feet in width and wider.

A combination of on-street and off-street parking shall be distributed throughout the development to satisfy necessary guest parking.

The number of parking spaces required for the development shall be subject to RSIS standards at § 5:21-4.14, Table 4.4.

Any parking standards not expressed herein shall be subject to RSIS standards.

No truck or commercial vehicle, licensed for over 8,000 pounds of gross weight, shall be stored or parked on any lot or portion of a lot.

Buffer to Durham Avenue. All buildings along Durham Avenue shall be buffered by landscaping and berms, which shall substantially screen the development from Durham Avenue. The buffer shall be subject to the following requirements:

Buffer to Interstate 287. All buildings along Interstate 287 shall be substantially screened/buffered from the interstate. The buffer shall be subject to the following requirements:

Buffer to adjacent properties.

A buffer shall not be required along the municipal boundary shared with Edison Township for properties held in common ownership with the developer; however, the development shall stand alone as a completed and fully functional development, independent of any potential future development in Edison Township. Cross-access and utilization shall be encouraged between the parcels under common ownership, recognizing that independent utility is necessary.

Development within the AH-4 Zone shall provide a clubhouse complex/facility for use by the residents of the development, which shall be subject to the following conditions and requirements:

The development shall provide one major/central common open space and public gathering area, subject to the following conditions and requirements:

The development shall provide at least three minor common open space and public gathering areas, subject to the following conditions and requirements:

The areas adjacent to the multifamily residential apartment buildings shall provide a minimum of three gathering areas, subject to the following conditions and requirements:

All public and private streets, parking areas, and pedestrian walkways shall be sufficiently illuminated to ensure traffic and pedestrian safety under all weather conditions.

The Durham Avenue frontage and the main entry boulevard shall be lit with pedestrian-scale decorative LED light fixtures and poles with a maximum of 18 feet in height;

The internal development roadways shall be lit with residential-scale LED roadway lighting;

Off-street parking areas greater than 12 parking spaces shall be lit with LED parking lot fixtures and poles with a maximum of 25 feet in height;

Pedestrian-scale lighting may be provided as necessary for common open space and public gathering areas, entry areas, and parking areas as appropriate;

All exterior lighting shall be designed to prevent glare onto adjacent properties;

Lighting attached or integrated into the exterior of a building shall be architecturally compatible with the style, materials, colors, and details of the development;

The type of light source used on the exterior of buildings, signs, parking areas, pedestrian walkways, and other areas of the development, as well as the light quality produced, shall be the same or compatible throughout the entire site in order to instill a sense of continuity.

The main entry boulevard shall be lined with street trees (with a minimum two-inch caliper) a maximum of 30 feet on center;

Internal project roadways shall be lined with street trees (with a minimum two-inch caliper) a maximum of 50 feet on center;

Parking areas shall be landscaped with internal landscape islands between every eight parking spaces and perimeter landscape islands between every 18 parking spaces;

Off-street parking areas with more than 12 parking spaces shall be buffered from internal project roadways by an evergreen hedge, fence, or wall, maintained at a minimum of three feet in height;

Townhouse and stacked townhouse buildings.

Multifamily residential apartment buildings.

All other landscaping requirements not explicitly stated here shall be in accordance with § 540-46D of this chapter.

There shall be provided project identification signs at the following locations:

Each project identification sign shall be subject to the following additional conditions and requirements:

A project identification sign may be provided at the clubhouse and may be up to 32 square feet in area. The sign area is not inclusive of any decorative wall or landscape feature a maximum of six feet in height.

Each individual multifamily building may provide one wall-mounted building identification sign up to 12 square feet in area.

Internal project directional signage may be erected on the premises for the purpose of facilitating ingress and egress, provided that the number and location of such signs are approved by the Planning Board. All directional signs shall be subject to the following conditions and requirements:

Fences and hedges shall conform to § 540-46E of this chapter.

All dwelling units will provide a minimum eight-foot-clear ceiling height.

All solid waste and recycling collection areas shall be screened by a six-foot-high masonry enclosure with solid wooden or metal gates.

All outside trash shall be stored in this area and shall not be in public view over the fence height.

Maintenance of all common elements shall be accomplished by a private homeowners' association.

Municipal reimbursement for residential services shall be in accordance with applicable New Jersey law.

The purpose of the AH-5 Zone District is to provide multifamily residential development that contributes to the Borough of South Plainfield's municipal affordable housing obligation.

This section is designed to implement and effectuate the terms of the consent order in connection with an action captioned "In the Matter of the Borough of South Plainfield for a Judgment of Compliance of its Third Round Housing Element and Fair Share Plan (MID L-3994-15)."

Principal uses.

Accessory buildings and uses.

All development in the AH-5 Affordable Housing Zone shall be substantially consistent with the Concept Plan annexed to this Ordinance as Exhibit A.[1]

The affordable units shall be distributed throughout the development and indistinguishable from market-rate units.

Minimum tract area: 3.0 acres.

Number of residential units: 95 (maximum). Twenty percent of all units proposed for development shall be reserved for low- and moderate-income households, including very-low-income households, subject to the standards in Chapter 504 of the South Plainfield Borough Code (Affordable Housing), the Uniform Housing Affordability Controls, N.J.A.C. 5:80-26.1 et seq. (UHAC), and the settlement agreement between the Borough of South Plainfield and Durham Plaza, LLC dated December 16, 2022.

Maximum building coverage: 35%

Maximum impervious surface coverage: 75%.

Principal building requirements.

Accessory building requirements.

Facade and exterior wall treatments.

Roof treatments.

All buildings containing a principal use shall incorporate architectural features, including, but not limited to, pitched roofs, varied rooflines, or, in the case of a flat roof design, parapets at the uppermost story to help reduce the visual impact of the building height.

Purely decorative roof appurtenance, such as decorative lanterns, chimneys, cupolas, among others, shall not be restricted by the required building height.

Building location and configuration shall be designed in a manner to provide light, air, and open space and reduce the feeling of a continuous wall right along the public right-of way.

Parking shall comply with the requirements of the Zoning Ordinance of the Borough of South Plainfield.

A 10% compact car allowance is permitted.

Signage shall conform with the Borough's except that, in the applicant's discretion, project identification signs may be provided at the following locations:

To the extent this section specifically conflicts with another section of the Borough's Land Use Ordinance, the terms of this section shall control.

To encourage commercial activity to the mutual advantage of both customers and merchants and thereby promote public convenience and prosperity.

To promote the creation of a pedestrian-oriented commercial environment which encourages maximum pedestrian activity.

To encourage the maximization of off-street parking facilities to service the commercial activity.

To promote aesthetically harmonious development throughout the HDD Zone.

To encourage and promote mixed-use structures.

The retail sale of goods, such as:

The use and occupancy of a building for the sale of goods which would be permitted herein if at retail shall not be prohibited by virtue of the fact that part of its sales may be at wholesale to retailers, provided that the exterior of the building is in harmony with the general business character of the area; and provided, further, that adequate off-street parking and loading spaces are provided.

The provision of retail and business services, such as:

Parks.

Movies or legitimate theaters.

Government and public buildings.

Recreational and fitness facilities.

Apartments, provided that the apartment is located on the second floor, and further provided that the entrance for the residential use is separate from that of the nonresidential use.

Off-street parking spaces.

Off-street loading spaces.

Notwithstanding the off-street parking and loading requirements specified in Article VI of this chapter, the following parking standards shall apply within the HDD Zone. If no parking and loading standard is provided for a use within this section, the standard in Article VI shall apply.

Off-street parking may be addressed off site via a permanent recorded agreement with the Borough or another business within the HDD Zone that has excess parking on site, subject to a finding by the Planning Board or Board of Adjustment that sufficient off-street parking exists at the off-site location.

The off-street parking requirement may be reduced by one for each on-street parking space immediately adjacent to the building housing one or more use.

Where a nonresidential use is contiguous to a residential use or residential zone line, there shall be a landscaped buffer strip along the perimeter of the property where it is contiguous to the residential use or residential zone. Such buffer strip shall be at least five feet in depth measured from the residential property line. The five-foot width of the buffer strip shall be used as a planting strip on which shall be placed a six-foot-high one-hundred-percent solid fence and plant material (trees, shrubs, plants) a minimum of six feet in height at time of planting. At least 50% of all planted materials shall be of evergreen species.

The municipal agency, when analyzing HDD development applications, shall require the applicant to make a reasonable effort to provide harmonious architectural interrelationship of the front facade and signage of the applicant's site consonant with the front facade and signage of the existing structures on either side of the application site. This shall be demonstrated by architectural renderings, comparative photographs, etc.

One facade or wall sign for each side of the building having frontage on a public street which is affixed to an exterior wall of the building and which projects outward from the wall to which it is attached not more than six inches and which does not extend above the parapet, eave or building facade. The maximum permitted facade sign height shall be 15 feet above the front sidewalk elevation. The area of one side of a facade sign shall not exceed an area equal to 10% of the ground-story building facade area or 24 square feet, whichever is less. The height of the lettering, numbers or graphics shall not exceed 12 inches. Wall-mounted signs shall be permitted to uses occupying buildings facing on public streets only and shall not be allocable to other uses.

Barber poles located at barbershops: Traditional barber poles which revolve are permitted.

One wall sign shall be permitted on any side or rear entrance not facing or adjoining a residential use or zone. Such wall sign shall not exceed six square feet and may be internally lit up to 10:00 p.m., but such lighting may not be a flashing or multicolored light.

Projected signs, including graphic or icon signs, for ground-floor uses only, if mounted perpendicular to the building wall, and provided the following standards are met:

Painted, silkscreened, illuminated or neon window or door signs, provided that the following standards are met:

Awning signs. An awning shall be defined as any roof-like cover that projects from the wall of a building for the purpose of shielding a doorway or window from the elements.

Structures with upper-story businesses shall be permitted one wall-mounted directory sign located next to the entrance, with each tenant limited to one square foot in area, and a total area not exceeding six square feet. Further, if only one business is located on the upper stories of a building and there exists no entrance to that business on the front of the building, that business shall be permitted one sign that, except for height and area, conforms to the provisions of Subsection F(1) or (6) above. The height of any such sign shall not extend above the building. The area of any such sign shall not exceed an area equal to 5% of the upper-story building facade area or 16 square feet, whichever is less.

In addition to other permitted signage, restaurants shall also be permitted the following, limited to one sign per business:

Parking lot layout, landscaping, buffering and screening shall prevent direct views of parked vehicles from public view; avoid spill-over light, glare, noise or exhaust fumes onto adjacent properties, in particular residential properties; and provide the parking area with a reasonable measure of shade when trees reach maturity. In order to achieve these objectives, parking lots exposed to view shall be surrounded, at a minimum, by a four-foot-high year-round visually impervious screen or, if adjacent to a residential use, at a minimum by a six-foot-high visually impervious screen. The height of any required screen shall decrease where driveways approach sidewalks or walkways, in order to provide adequate visibility of pedestrians from motor vehicles, and shall not interfere with sight triangle requirements.

The interior of all parking lots shall be landscaped to provide shade and visual relief. This is best achieved by protected planting islands or peninsulas within the perimeter of the parking lot. The Zoning or Planning Board may waive this requirement in parking lots with fewer than 10 spaces if it determines that there is adequate perimeter landscaping. If the perimeter landscaping is found to be inadequate, and in parking lots with 11 or more spaces, a minimum of one deciduous shade tree shall be planted for every 10 parking spaces. Choice of plant materials, buffer width, type of screening, location and frequency of tree planting shall be flexible, provided that these objectives are substantially satisfied.

Parking lot layout shall take pedestrian circulation into consideration. Pedestrian crosswalks shall be provided, where necessary or appropriate, and the crosswalks shall be integrated into the wider network of pedestrian walkways. Parking lot lines shall be painted white; fire lanes and handicap stalls shall be painted yellow. Pavement textures shall be required on pedestrian accessways and strongly encouraged elsewhere in the parking lot as surfacing materials or when used as accents.

Loading docks, solid waste facilities, recycling facilities and other service areas shall be placed to the rear or side of buildings in less visually obtrusive locations.

Screening and landscaping shall prevent direct views of the loading areas and their driveways from adjacent properties and from the public view. Screening and landscaping shall also prevent spill-over light, glare, noise or exhaust fumes. Screening and buffering shall be achieved through walls, fences and landscaping; shall be a minimum of six feet high; and shall be visually impervious. Recesses in the building or depressed access ramps can also be used.

Walkway design shall promote pedestrian activity within each site and throughout the district. Walkways shall be separate and distinct from motor vehicle cartways to the greatest extent possible. Walkways should be designed to provide a pleasant route for users, promote enjoyment of the site and encourage incidental social interaction among pedestrians.

Walkways shall be constructed of brick, slate, colored/textured concrete pavers or slabs, or some combination thereof that is compatible with the style, materials, colors and details of the surrounding buildings as well as with the public sidewalks. The functional, visual and tactile properties of the paving materials shall be appropriate to the proposed functions of pedestrian circulation. Walkways shall be raised and curbed along buildings and within parking lots where suitable.

Barrier-free walkway systems shall be provided to allow pedestrian access to buildings or uses from parking lots and public sidewalks.

Walls and fences shall be designed to create visual interest; to define space; to differentiate public, semi-public and private space; to provide a sense of enclosure and to guide pedestrian circulation, as well as for their ornamental functions.

Walls and fences shall be made of durable materials and shall be compatible in style, materials and color with the surrounding buildings. Brick walls with a stone or cast stone cap are encouraged. Wood walls and fences, decorative metal or cast-iron fences, masonry or stucco walls and stone piers are permitted. Board-on-board type wooden fences, with reinforced corners and entrance poles, are permitted in rear and side yards only. Chain-link, split rail, highway-style guard rail, stockade or contemporary security fencing, such as barbed wire or razor wire, is prohibited.

Walls and fences shall not interfere with sight triangle requirements.

Shade trees shall be provided along each side of all streets, public or private, existing or proposed. Shade trees shall also be massed at critical points, such as at focal points along a curve in the roadway. On streets where healthy and mature shade trees currently exist, the requirements for new trees may be waived or modified.

Shade trees shall have a minimum caliper of three inches to 3 1/2 inches at time of planting and maximum spacing of 30 feet on center, with exact spacing to be evaluated on a site-specific basis. Trees shall be planted, wrapped and staked in accordance with well-accepted standards. The trees shall be protected with four-foot-square metal grates or other approved devices.

The adopted shade tree species are: Acer rubrum "red maple," Acer saccharum "sugar maple," Fraxinus americana "American ash," Tilia cordata "little leaf linden," Zelkova serrata "village green" and "green vase," Gleditssia triancathos inermis "honey locust" and Pyrus calleryana "callery pear." As mature specimens, these trees will form a canopy over streets or walkways, reinforcing the pedestrian space and sense of enclosure.

Sites shall provide adequate lighting, while minimizing adverse impacts, such as glare and overhead sky glow, on adjacent properties and the public right-of-way. House side shields shall be provided where abutting a residential use.

Pedestrian-scale decorative lampposts shall be located at regular intervals along sidewalks, parking areas, driveways and interior walkways. Posts shall be spaced at no more than 80 feet on center; exact heights, spacing, wattage, etc., will be determined based on the photometric performance of alternative combinations and in order to provide an efficient and safe illumination.

Decorative lampposts shall conform with the decorative lighting within the HDD Zone and shall be subject to the approval of the Planning Board or Board of Adjustment.

Elements of street furniture, such as benches, waste containers, planters, phone booths, bus shelters, bicycle racks and bollards, should be carefully selected to ensure compatibility with the character of the area and with each other. Consistency in the location of the various elements of street furniture is critical, for maximum effect and functional usage.

Utilitarian elements such as utility boxes should be discrete, blended into the background and screened where possible.

Outdoor cafes shall be permitted only in conjunction with a restaurant on sidewalks, plazas and courtyards, provided that pedestrian circulation or access to store entrances is not impaired.

Sidewalk cafes shall maintain a minimum of four feet of sidewalk width to allow for pedestrian circulation.

Planters, posts with ropes or other removable enclosures are encouraged and shall be used as a way of defining the area occupied by the cafe.

Extended awnings, colorful canopies or large umbrellas are also recommended as a way of creating a festive environment for the area.

Outdoor establishments shall not be entitled to additional signage.

The operators of outdoor cafes shall be responsible for maintaining a tidy appearance within the area of their activities.

Sidewalk displays are permitted directly in front of an establishment, provided that at least four feet of sidewalk width is maintained at the storefront entrance to promote pedestrian movement. Display cases shall be located against the building wall, and the display area may not exceed 50% of storefront length.

Display cases shall be permitted only during normal business hours and shall be removed at the end of the business day for that establishment.

New buildings shall generally relate in scale and features to other area buildings, showing respect for local context. As a general rule, new construction shall reflect a continuity of treatment obtained by following cornice lines in buildings of the same height; by maintaining base courses; by extending horizontal lines of fenestration; and by echoing architectural materials, details, colors or design themes found in surrounding buildings.

A diversity of architectural styles adds interest to a streetscape or neighborhood. No particular architectural styles are preferred, and both contemporary contributions and reinterpretations of older architectural styles with a contemporary flavor are encouraged. However, a diversity of appearance in facades shall be counterbalanced with continuity in massing, wall line and horizontal elements.

Architectural styles shall be consistent for each building, stylistic combinations are discouraged, and all architectural elements and exterior details shall be appropriately chosen for the particular style of the building.

The purpose of the Affordable Housing Overlay District is to provide development that contributes to the Borough of South Plainfield's municipal affordable housing obligation.

There is hereby established the HDD Affordable Housing Overlay District, which shall consist of the area as shown on the Borough of South Plainfield's Zoning Map as the Historic Downtown District (HDD) zone, an area of approximately 37.5 acres.

Mixed-use buildings. Multifamily residential apartments may be permitted in any structure containing a nonresidential use that is permitted pursuant to § 540-52A(1), (2), or (3), subject to the following conditions and requirements:

Only Block 254, Lots 50, 51, and 52; and Block 258, all lots.

All other properties within the HDD Zone not referenced in § 540-52.1C(1).

Off-street parking requirements.

All other applicable development standards not referenced herein shall be met in accordance with § 540-52.

All other applicable lot and yard standards shall be met in accordance with the Schedule of General Requirements, which is included as an attachment to this chapter.

A minimum of 15% of rental units and 20% of for-sale units shall be affordable to very-low-, low-, and moderate-income households.

At least 50% of the affordable units shall be affordable to very-low- and low-income households. If only one affordable unit is created in a project, the unit shall be a very-low- or low-income unit.

The units designated as very-low-, low-, or moderate-income units may be rented or sold only to very-low-, low-, or moderate-income households.

The affordable units shall be affirmatively marketed to the housing region in accordance with the Borough's Affirmative Marketing Plan.

Affordability controls shall be maintained for a minimum of 30 years and thereafter until the Borough of South Plainfield takes action to release the affordability controls.

Rental increases shall be in accordance with percentages set forth in Chapter 504, Affordable Housing.

All affordable units shall be subject to the provisions of Chapter 504, Affordable Housing.

To recognize and serve the needs of the traveling public and the large corporate base within the Borough and the region.

To recognize and establish standards for the existing hotel and convention facilities within the Borough.

All uses permitted in the OBC-3 Regional Business Zone.

Hotels, including extended-stay hotels and convention centers.

Accessory buildings and uses customarily incidental to the above uses.