West Milford City Zoning Code
ARTICLE V
Office Research Zone
§ 500-37 Purpose.
The purpose of the Office Research Zone (OR) is to attract major office and research facilities to large lot development areas in a semirural environment. These uses are designed to be such that would contribute to the overall development of the Township and bring employment and associated economic opportunities to the population and yet be nonharmful to the sensitive and fragile environment.
§ 500-38 Principal permitted uses on the land and in the buildings.
Principal permitted uses shall be as follows:
A.
Administrative and corporate offices.
B.
Scientific or research laboratories.
C.
Computer centers.
D.
Hotels and conference centers.
F.
Bed-and-breakfasts.
[Added 1-21-1998 by Ord. No. 1998-1]
G.
Wireless telecommunications facilities subject to the following:
[Added 12-11-2003 by Ord. No. 2003-51]
(1)
Proposed activity shall comply with the following criteria, as applicable:
(a)
Antennas being placed on public streetlights, telephone poles and utility stanchions, the height of the antennas shall not exceed five feet above the existing pole or stanchion. The support equipment is subject to:
(b)
Monopoles or lattice towers that were approved by the Planning Board or Zoning Board prior to the enactment of this Subsection G, but not extending the height of the support structure.
(c)
Disguised within new or existing church steeples, freestanding clock towers, freestanding flagpoles or decorative light stanchions, as follows:
[1]
The height of the structure shall not exceed 60 feet;
[2]
Freestanding flagpoles, freestanding clock towers and decorative light stanchions shall maintain the accessory building setbacks as specified in § 500-40 and shall maintain a minimum front yard setback of 10 feet;
[3]
Freestanding flagpoles, freestanding clock towers and decorative light stanchions shall not impede vehicular or pedestrian traffic nor cause sight distance impediments for vehicles entering or exiting a site.
(d)
Roof structures, provided that no aspect of the wireless telecommunications facility is visible from ground level when viewed from street frontage.
(e)
The monopole and antennas may be designed as a tree in appearance to include branches and appropriate painting with a maximum height not to exceed 10 feet above the identified average of the tree height determined in the following manner:
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Explanations for Diagram and Tables | |
|---|---|
The Plan View Diagram depicts the two-hundred-fifty-foot radius with seven profile lines distanced from each other as shown. Within this radius, all trees with a diameter of six inches or greater are to be located and the location depicted on the Plan View Diagram. All trees surveyed that fall along and within 10 feet of each side of the profile lines are then to have their tree height surveyed and recorded on Table A. | |
Table A is a compilation of the surveyed tree heights and tree species as identified along the profiles in the Plan View Diagram. The information will be exhibited by the applicant on seven separate tables (Tables A1 through A7), one for each profile line. | |
Table B is the final compilation of the average tree heights and average anticipated tree heights for each of the seven profile lines (as calculated in Tables A1 through A7) to determine the maximum height of the proposed wireless telecommunications facility. |
(f)
Equipment shelters to service antennas not located on telephone poles or streetlights shall be set back a minimum of 15 feet from all property lines and shall be camouflaged in a structure that is architecturally complementary to the antenna camouflage and the surrounding buildings, or may be located on the roof, provided that no aspect of the wireless telecommunications facility is visible from ground level when viewed from street frontage.
(g)
All facilities shall be suitably secured in accordance with § 500-68, Fences, walls and sight triangles, of this chapter.
(h)
Landscaping as screening shall be provided around the security fencing.
(i)
All electrical connections, wires and conduit from the antenna's structures to the ground structures shall be installed underground.
(j)
In the event such wireless telecommunications facilities are abandoned or not operated for the use as approved for a period of six months, the same shall be removed, at the option of the Township, at the sole expense of the property owner.
§ 500-39 Accessory uses permitted.
Accessory uses which are customarily incidental to and located on the same lot as the principal use and which, unless otherwise specified, shall be located within a principal building and shall show no external evidence of such use. These may include but shall not be limited to:
A.
Restaurant or cafeteria primarily for supplying meals only to employees and conference center guests, except for hotels.
B.
Newsstands, post office, branch banking facilities serving primarily employees and guests of the principal use.
C.
In-service training school for employees.
D.
Indoor and outdoor recreation facilities, provided that such uses, including any accessory building associated therewith, shall be planned as an integral part of the overall office or conference center.
E.
Assembly halls for meetings incidental to the business of any principal use.
F.
Maintenance, utility and storage facilities incidental to any principal use.
§ 500-40 Area and yard requirements.
§ 500-41 General requirements.
A.
All areas not utilized for buildings, parking, loading, access aisles and driveways or pedestrian walkways shall be suitably landscaped with shrubs, ground cover, seeding or similar plantings and maintained in good condition.
B.
Buffer areas.
(1)
A minimum buffer of 50 feet shall be provided adjacent to each side property line. A minimum buffer of 100 feet shall be provide adjacent to each rear property line.
(2)
Where a proposed OR use borders a residential zone or use, the minimum buffer shall be 100 feet.
(3)
All the natural plant life shall be left in its original condition within such buffer areas, as much as practicable.
(4)
In the event said natural plant life within the buffer area is insufficient to create sufficient screening for any reason, such area shall be landscaped with plants, trees, shrubs and grass as may be required by the Planning Board during site plan review.
C.
No parking shall be permitted within 75 feet of the front street line. No on-street parking for vehicles shall be permitted in said zone. All parking and service areas shall be screened from the view of adjoining properties or streets.
§ 500-42 Accommodations at hotels and conference centers.
Each unit of accommodation shall contain a minimum floor area of 300 square feet.
§ 500-43 Minimum off-street parking.
Where a permitted use of land includes different specific activities with different specific parking requirements, the total number of required parking spaces shall be obtained by individually computing the parking requirements for each different activity and adding the resulting numbers together. Each individual use shall provide parking spaces according to the following minimum provisions:
A.
Offices and laboratories shall provide four spaces per 1,000 square feet of gross floor area.
B.
Restaurants shall provide a minimum of one space for every three seats, but in all cases a sufficient number of spaces to prevent any parking along public rights-of-way or private driveways, fire lanes and aisles.
C.
Hotels shall provide 1 1/4 spaces per sleeping unit, and one space per daytime employee and spaces in accordance with accessory uses such as restaurants, etc.
D.
Bed-and-breakfasts shall provide one space per guest room in addition to the required two spaces for the permanent residence.
[Added 1-21-1998 by Ord. No. 1998-1]
§ 500-44 Minimum off-street loading.
Each activity shall provide for off-street loading and unloading and shall provide such areas at the side or rear of the building. Each space shall be at least 15 feet by 40 feet. There shall be no loading or unloading from the street of the front of the building.