Sparta Township City Zoning Code
§ 18-4.12
R-4 Residential/Professional Zone.
[Ord. No. 1003 § 6; Ord. No. 10-14]
a.
Purpose and General Requirements for All Uses in R-4 Zone. The R-4 Residential/Professional Zone is a zone for a single family residential use, and a zone which permits the conversion of existing residential homes, constructed prior to October 1, 1993, fronting on Main Street and Glen Road and the proposed service road parallel to Main Street as shown in the Town Center Master Plan Amendment. Professional office and service uses are permitted as a conditional use. Site plans and building shall be designed in a manner that will preserve the rural and historic character of the Township, preserve the tax base of the Township and promote the viability of the existing and future commercial areas in the central business district, promote the public health, safety, morals and general welfare, provide adequate open space and preservation of environmentally sensitive lands such as freshwater wetlands, transition areas, severe slopes and woodlands, promote development in harmony with the existing Town Center by maintaining the scale, form and proportions of the existing R-4 and the Town Center Zones. The R-4 Residential/Professional Zone therefore promotes the establishment of appropriate single family/residential, planned residential unit developments and office and service uses at locations in accordance with their respective environmental requirements, and the promotion of desirable visual environment through creative development techniques including unified design, conservation of open space and prevention of urban sprawl. Demolition or partial demolition of any structures in the R-4 Zone shall comply with Subsection 18-4.2 regarding Historic Preservation.
b.
Principal Permitted Uses.
1.
Single family residential uses.
2.
Public buildings and uses.
3.
Institutional uses and nonprofit clubs.
4.
Churches and cemeteries.
6.
Construction of new structures for office and service uses such as office buildings for doctors, dentists, veterinarians, architects, engineers, attorneys, or other like professionals, medical clinics, banking, insurance, institutional and real estate offices, profit-making institutional uses, health and child care facilities, antique shops, photography and art studios, per Subsection 18-4.2s (historic preservation). New professional office and service buildings shall have a residential appearance in keeping with the goals of the amendment to the appendix of the 1993 Interchange Master Plan and the Town Center Plan Amendment.
7.
(Reserved)
8.
Second floor apartments over office establishments.
c.
Conditional Uses.
1.
The following uses are permitted as conditional uses within the R-4 Residential/Professional Zone subject to site plan approval and consideration of the impact of said use on the neighborhood as outlined in Subsection 18-4.7c, Application for a Permitted Conditional Use. A primary consideration in reviewing the suitability of a proposed conditional use is preservation of the existing buildings within the zone to accomplish the following goals of the Township of Sparta:
To preserve the resources within the Main Street corridor which reflect the elements of the architectural history.
To encourage the continued use of the existing buildings and to encourage appropriate reuse.
To maintain the character of the neighborhood and architecturally significant buildings.
To manage change by preventing alteration or new construction not in keeping with the zone.
To discourage the unnecessary demolition of historic resources.
2.
The permitted conditional uses are as follows:
(a)
Second floor apartments in office/service buildings in accordance with the provisions of Subsection 18-4.7c11.
(b)
The conversion of existing residential structures constructed prior to October 1, 1993 on properties fronting on Main Street or Glen Road to offices for businesses, executive and professional purposes, antique shops, and photography and art studios. Second floor apartments are permissible in these converted structures in accordance with Subsections 18-4.7c11 and 12 and 18-4.12g3, 4, 6, 7, 8 and 9.
(c)
Nursing homes, sanitariums pursuant to Subsection 18-4.7c9(e).
(d)
Planned residential unit developments pursuant to the conditions set forth in 18-4.7c22.
e.
Prohibited Uses.
1.
Uses which are not permitted uses, conditional uses or accessory uses are hereby prohibited.
f.
Required Conditions for Single Family Residential Use.
1.
Single family residential development shall not result in the disturbance, grading or construction of structures or development improvements on severe slopes (25% or more) or within the freshwater wetlands or freshwater wetlands transition areas unless a wetland permit is approved by the New Jersey Department of Environmental Protection and Energy. The R-4 Residential/Professional Zone permits a gross density of one unit per two acres. The residential structures shall be clustered on the lands which do not have severe slopes or freshwater wetlands and may have a minimum clustered lot area of 20,000 square feet measured within 200 feet of the front street. The lands within the subdivision not utilized for cluster lots and roads shall be dedicated to open space pursuant to Subsection 18-5.4.
2.
Height. The height of a principal structure shall not exceed 35 feet or 2 1/2 stories, whichever is less.
3.
Front Yard. There shall be a front yard of not less than 30 feet.
4.
Side Yard. There shall be two side yards which shall not be less than 15 feet each. When the lot in question is a corner lot, the side yard adjoining the side street shall conform to the front yard setback.
5.
Rear Yard. There shall be a rear yard of at least 50 feet.
6.
Land Coverage. The maximum land area to be covered by all impervious surfaces shall not exceed 15% of the total site area.
7.
Minimum Frontage. Minimum frontage at the right-of-way line shall be 75 feet. Minimum lot width at the building line shall be 100 feet. Minimum frontage on the turnaround at the end of a permanent cul-de-sac shall be 65 feet and the minimum width at the building line shall be 85 feet.
8.
Single family residential structures constructed prior to October 1, 1992 may be expanded provided the structure conforms to the required yard setback requirements of the R-4 Zone and may be rebuilt if totally or partially destroyed.
9.
Single family residences, duplex homes, and single story townhouses constructed after October 1993 shall not be converted to or used for office service uses.
10.
Streetscape. All properties with frontage on Main Street, Sparta Avenue, Woodport Road, Mohawk Avenue, the connector and parallel service road to Main Street shall provide streetscape improvements consistent with the Town Center Master Plan including but not limited to the following:
g.
Required Conditions for New Office and Services Uses Planned Commercial Development.
1.
New office and service uses shall include features to promote harmony with the character of the existing town center scale, form, and proportions of the Town Center Zones. Buildings shall have a residential appearance in keeping with the goals of Town Center Master Plan Amendment and the appendix to the 1993 amendment to the interchange Master Plan.
2.
Planned commercial developments shall have a unified site architectural and signage design. Planned commercial developments shall not result in disturbance, grading or construction of structures or development improvements on severe slopes (25% or more) or within the freshwater wetlands or freshwater wetlands transition areas unless a wetland permit is approved by the New Jersey Department of Environmental Protection and Energy.
3.
Buildings and signs shall be in keeping with the rural character of the area and the goals of the Town Center Master Plan Amendment.
4.
Height. The height of a principal structure shall not exceed 2 1/2 stories or 35 feet, whichever is the lesser.
5.
Building Length. No building shall have a continuous facade in any direction exceeding 120 feet.
6.
Front Yard. There shall be a front yard setback of not less than 30 feet.
7.
Side Yard. Thirty feet.
8.
Rear Yard. Fifty feet.
9.
Impervious Cover. The total impervious cover of any planned commercial development shall not exceed 40%.
10.
Lot Area. The gross lot area of a planned commercial development shall consist of a minimum of four acres. The planned commercial development may be subdivided into smaller net lot areas of not less than 10,000 square feet as may be suitable for the proposed development plan of each use provided the planned development has a simultaneous site plan and subdivision approval and provided the development has a common design theme.
11.
Off-street parking as regulated in Subsection 18-5.3 is permitted in side and rear yards provided the following minimum setbacks are maintained from property line and right-of-way lines of any approved road:
12.
Loading areas shall be screened by architectural features, walls or landscape berms.
13.
Distance between unattached buildings shall not be closer than 30 feet to any other building situated on the same lot.
14.
A planned commercial development shall be served by a central water system.
15.
Prior to the approval of any planned development, the Planning Board shall find the facts and conclusion as required by N.J.S.A. 40:53D-45.
16.
Streetscape. All properties with frontage on Main Street, Sparta Avenue, Woodport Road and Mohawk Avenue shall provide streetscape improvements consistent with the Town Center Master Plan including but not limited to the following:
h.
Standards for Existing Platted Lots: Limited Commercial Use. Undeveloped existing platted lots under four acres as of April 15, 2010 for limited commercial use shall conform to the bulk standards of the Town Center Commercial Zone (TCC 18-4.24e).