Single and multi-user, professional, scientific and technical services;

Single and multi-user office administrative services park;

Light manufacturing (rear of site only);

Warehouses (rear of site only); and

Federal, state, county and municipal buildings and grounds.

Off-street parking subject to the provisions of subsection 13-8.20.

Off-street loading subject to the provisions of subsection 13-8.19.

Food service.

Fences subject to the provisions of subsection 13-8.13.

Bulk storage subject to the provisions of subsection 13-8.6.

Other customary accessory use and buildings which are clearly incidental to the principal use of the building.

Wind energy systems or facilities subject to the specifications, standards and regulations established in subsection 13-10.15 of this chapter.

See Schedule A -Schedule of Area, Yard, Setback and Height Requirements.[1]

The minimum total area to be developed in the Corporate Campus District shall be 50 acres. Such area shall be developed in accordance with a single comprehensive plan. Streets shall not be deemed to divide acreage for the purposes of this requirement.

Light manufacturing and warehouse uses shall be located behind a professional, scientific and technical services or office administrative services building fronting on Jersey Avenue and shall not be visible from any public right-of-way, including the Henry Hudson Trail.

No building shall exceed 45 feet in height. In the case of buildings with flat roofs, building height shall be measured to the roof level and not to the top of any parapet wall.

Not less than 25% of the capped land area within Block 249, Lot 1 and shall be devoted to common open space. Topsoil and landscaping constructed above the cap shall be required to retain a campus like setting. The location of common open space shall be consistent with the declared function of the common open space, and where possible, the common open space shall be planned as a contiguous area located for the maximum benefit of the area which it was designed to serve, preserving and where possible enhancing natural features.

A concept site plan and concept subdivision plan shall be required for any development proposed within the Corporate Campus District, the concept plan shall indicate the proposed location of all buildings, structures, parking, landscaping, open space, utilities, signage, pedestrian walkways and driveways. The concept plan shall be submitted to the planning board for review prior to any formal preliminary site plan or subdivision plan.

Any principal building may contain more than one use or organization. More than one principal building may be constructed on any lot, provided that all ordinance requirements are met and that a minimum distance of 50 feet is provided between the principal buildings.

Relationship of buildings to lot lines, each other, any other building, or any two or more attached buildings, may straddle lot lines in the Corporate Campus District; provided, that no such lot line shall be straddled if it is also the boundary line of the Corporate Campus District.

Buildings within the district shall be clustered outside of environmentally sensitive areas to minimize the footprint of development on the landscape and provide for green areas, and to encourage pedestrians to walk between buildings and sites. Buildings shall create a continuity of building facades along a building line parallel to the public street or internal private drives, and shall be arranged to define a rhythm of built and open areas that create a series of "outdoor rooms" facing the street or drive.

The preservation of waterfront views and increased access to the waterfront are primary goals for this district. The location of buildings and parking shall be determined based upon the preservation of these vistas.

The frontal aspect of buildings visible from Jersey Avenue shall be oriented to Jersey Avenue, as well as to internal private streets, both functionally and visually. In a development of two or more buildings, buildings facades shall be designed and located to relate to one another, both functionally and visually. To the extent possible, large-scale buildings shall be discouraged in favor of smaller, individualized building groupings, utilizing such features as courtyards, quadrangles, and alleys that encourage pedestrian activity and incidental social interaction among users. Only secondary building facades shall face an open parking area.

Any parking proposed within the front yard shall be screened by a landscaped berm of at least 4 1/2 feet in height and having a slope of three to one. The berm shall be required to screen parking located between buildings and any street.

Driveways shall be set back at least 10 feet from all building units to provide room for a landscaped area and sidewalks.

Cross easements to allow for traffic and pedestrian circulation between properties shall be required as necessary as a part of any site plan approval.

Public access pedestrian and bicycle trails at least six feet wide shall be provided along the Raritan Bay waterfront and connect to the Henry Hudson Trail and the Natco Lake property.

Walkways and bicycle paths shall have information signs. If trails are designed to be specifically used for bicycles, then a sign marked with the international bicycling symbol shall be used. The path system shall meet the following requirements:

Parking lot layout should take into consideration pedestrian movement and pedestrian crossings should be installed where deemed necessary by the Planning Board.

The required number of parking spaces may be reduced by demonstrating the possibility of shared parking. Shared parking means that multiple uses share one or more parking facilities. Parking demands must "peak" during different times of the day.

Shared parking options are incorporated into the site design. The applicant may request a reduction to or waiver of parking standards based upon a parking impact study.

Maximum parking ratio. Surface parking shall not exceed 110% of the minimum parking requirement.

For additional general design requirements see subsection 13-8.2, General Design Standards.

Landscaping is to be provided as part of all development and is to be integrated into building arrangements, topography, parking, buffering and other site features. Landscaping may include trees, shrubs, ground cover, berms, flowers, sculpture, art and similar materials, and shall be designed to provide aesthetic, buffering, environmental, ornamental, and other related functions. All landscaping plans shall be prepared by a New Jersey licensed landscape architect.

Landscaping shall define entrances to buildings and parking lots, define the edges of various land uses, provide transition between neighboring properties (buffering), and provide screening for loading and equipment areas.

Landscaping shall permit adequate site distance for motorists and pedestrians entering and exiting a site and shall not interfere with circulation patterns.

Landscaping shall be provided adjacent to and within parking areas to screen vehicles from view and to minimize the expansive appearance of parking fields.

Street trees shall be installed in the public right-of-way for all development.

A minimum buffer area of 150 feet in width shall be provided along any common property line with a residential district, and a minimum buffer area of 75 feet in width shall be provided along any common property line with any residential use.

The interior of all parking lots shall be landscaped to provide shade and visual relief. At a minimum, at least one deciduous tree or large shallow rooted shrub in restricted "capped" areas shall be planted for every 12 parking spaces inside a six-foot wide planter or Landscape Island is required. Landscaping should be utilized to soften edges of parking lots and to provide a sense of lot borders or boundaries.

Trees shall be planted within right-of-ways parallel to the street along all streets.

Street tree spacing shall be determined by species type. Large maturing trees shall be planted a minimum of 40 feet and a maximum of 50 feet on center. Small and medium maturing trees shall be planted a minimum of 10 feet and a maximum of 30 feet on center.

Plantings in immediate proximity to buildings in front and side yards shall respect architectural lines (should be seen as extension of architectural walls).

All plantings shall installed free from disease in a manner that ensures the availability of sufficient soil and water for healthy growth and which is not intrusive to underground utilities.

All loading areas shall be landscaped in a manner that sufficiently screens the view of the loading area and vehicles from any public right-of-way and residential property.

All sides of a building shall receive landscape treatment.