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West Milford City Zoning Code

ARTICLE VIII

Historic New City Preservation Zone

§ 500-61 Purpose.

There is hereby established the Historic New City Preservation Zoning District (HNCP) for the purposes of preserving the historic structures existing within this zone, and to promote the renovation and the development of new buildings in conformance with the requirements of the zone. Accordingly the zone is separated into six development areas with specific permitted uses for each identified area that relate to the historic, cultural and economic development goals of this zone. This zone is in furtherance of the Master Plan Historic Preservation Element and the Township of West Milford Historic Preservation Ordinance and is in conformance with the State Development and Re-Development Plan.

§ 500-62 Principal permitted uses on the land and in the buildings.

An "X" in Table 1 denotes those permitted uses that are permitted in the given development area.
Table 1
Principal Permitted Uses
Principal Permitted Uses
Area 1
Area 1A
Area 2
Area 3
Area 4
Area 5
Specialty retail outlet centera
X
Specialty galleriesb
X
X
X
X
X
Professional offices
X
X
X
X
X
Residencesc
X
X
X
X
X
Restaurants
X
X
X
X
Cafes
X
X
X
X
X
X
Bed-and-breakfasts
X
X
X
Common areasd
X
X
Antique fairs and shows
X
Cultural studio facilitiese
X
X
X
X
X
Sales of art and craft supplies
X
X
X
X
X
Furniture making, repair and refinishing
X
X
X
X
X
Theatersf
X
X
Bandstands
X
NOTES:
a Specialty retail outlet center compatible with the historic image of New City and specializing in outdoor apparel and providing display and sale areas for art and craft products.
b Specialty galleries for display and sale of art and craft work created on the premises.
c As a shared use with those permitted commercial uses in a specific development area.
d Common area for the display and sale of art and craft work both created on-site and brought to the site by invitation for fairs and shows.
e Cultural studio facilities for instruction in visual and performing arts.
f Theaters for performing arts.

§ 500-63 Accessory uses permitted.

An "X" in Table 2 denotes those permitted uses that are permitted in the given development area.
Table 2
Accessory Uses Permitted
Develop-
ment Area
Gazebos
Storage Shedsa
Temp-
orary Tents
Parking Areasb
Comm-
unity Gardens
Signsc
1
X
X
X
X
X
1A
X
X
X
X
X
2
X
X
X
3
X
X
X
X
4
X
X
X
X
5
X
X
X
X
X
X
NOTES:
a Not to exceed 600 square feet.
b Other than off-street parking for individual house\galleries.
c Subject to Article XIV, Signs, of the Land Development Ordinance.

§ 500-64 Yard and area requirements.

Bulk Requirementsa
Development Area
1
1A
2
3
4
5
Lot area
Entire development area
20,000 square feetb
12,500 square feet
12,500 square feet
12,500 square feet
20,000 square feetb
Lot frontage
500 feet
80 feet
80 feet
80 feet
80 feet
80 feet
Lot width
500 feet
80 feet
80 feet
80 feet
80 feet
80 feet
Lot depth
600 feet
120 feet
120 feet
120 feet
120 feet
120 feet
Side yard
50 feet
10 feet
10 feet
10 feet
10 feet
10 feet
Distances between buildings
15 feet
30 feet
60 feet
60 feet
Front yardc, d, e
50 feet
15 feet
40 feet (max)
15 feet (max)
15 feet (max)
15 feet (max)
Rear yard
100 feet
N\A
60 feet
60 feet
60 feet
60 feet
NOTES:
a Unless otherwise noted, all bulk requirements are to be considered minimum standards.
b In order to promote the continuation of the New City character in future subdivisions within this zone, in subdivisions creating five or more lots, the size of any lot may be reduced to 12,500 square feet, provided the resulting average lot size in the subdivision shall not be less than 20,000 square feet. No lot may be resubdivided that would result in the reduction of the average minimum lot size below 20,000 square feet.
c At the time of either subdivision approval or issuance of a certificate of occupancy, whichever occurs first, the applicant shall designate which frontage will be considered the front yard on those lots that are either corner lots or through lots. That designation shall then be utilized for any requests pertaining to placement of accessory structures, building additions and the like.
d Front yard setback for new buildings shall not vary more than 1/2 the distance of the average setbacks of the buildings adjacent to either side of the subject lot.
e Pertains only to buildings related to street.

§ 500-65 Special design criteria and standards.

A. 
Development Areas 1 through 5 may be developed as one comprehensive project without subdivision of land or via subdivision approval for the purposes of selling lots with or without existing structures. Prior to any redevelopment occurring or application for subdivision being filed with the Township, the property owner or applicant shall first submit a concept application as per Chapter 470, Article II, Informal Review of Concept Plan, said plan addressing the procedures for the redevelopment of New City. This submitted plan shall be reviewed by the Historic Preservation Commission with its comments forwarded to the Planning Board for its consideration prior to providing comment on the submitted plan. In addition to the requirements of Chapter 470, Article II, said plan shall set forth the following:
(1) 
The time frame for the development of the area, including a phasing plan.
(2) 
The anticipated number of buildings and/or lots.
(3) 
The percentage of building floor area to be utilized for various permitted uses within the zone.
(4) 
The economic feasibility to proceed with the proposed development.
B. 
Redevelopment of existing structures and new buildings within Development Areas 2 through 5 shall be in conformance with the following criteria:
(1) 
Renovation of existing structures and reconstruction of structures on existing foundations shall be in conformance with Article XIII, Historic Preservation Commission, of this chapter.
(2) 
New construction shall be compatible with but not identical to the historic properties in terms of building style, design and size.
(3) 
The placement of new buildings shall spatially relate to the existing structures in terms of orientation and relationship to the street.
(4) 
Conformance with Subsection F of this section.
C. 
Special criteria for Development Area No. 3.
(1) 
Within this Development Area there shall be common exhibition and fair grounds for the display of goods and conduct of activities related to the permitted uses within the zone. (A minimum of 10% of the area, excluding the retail outlet center and its associated parking, shall be devoted to a common area, and its location shall be delineated on the plans initially submitted to the Township as stated in Subsection A of this section.)
(2) 
Development shall occur so as to result in one road frontage remaining undeveloped with the exception of the rehabilitation of existing buildings or reconstruction of buildings on existing building foundations.
(3) 
For the purposes of establishing this common area, a no-building zone shall be established a distance 60 feet from and parallel to the abutting right-of-way line of the street.
(4) 
No portion of a building may be constructed so as to encroach upon this common area.
(5) 
Structures permitted to be placed upon the common area are limited to open pavilions, bandstands and gazebos. The impervious coverage from such structures shall be limited to no more than 15% of the common area.
D. 
New City road system.
(1) 
Vehicular access to New City shall be gained from Route 23 North and New City Road and terminate in an improved parking facility within New City Development Area 5 west of New City Development Area 2. This access shall be improved based upon plans submitted by the applicant to the Township for review by the staff and approved by the Township Planning Board.
(2) 
Vehicular access shall be restricted to Development Areas 1A, 2, 3, 4 and 5 except for delivery and service vehicles and emergency equipment.
(3) 
The existing New City road system shall be maintained in its current configuration and paved width and shall only be improved, except for normal maintenance, with the approval of the Township Engineer and Planning Board after review by the Township Historic Preservation Commission.
(4) 
For Development Area 1, the principal means of access to and from the site shall be provided from State Highway 23.
E. 
Parking standards shall be as follows in Table 3:
Table 3
Parking Standards
Development Areas 1A to 5
Development Area 1
Cars
Residence
1.5 spaces
N/A
Retail and office floor area
1 per 200 square feet of gross floor area
1 per 200 square feet of gross floor area
Common area
1 per 400 square feet of galleries
Bed-and-breakfast
1 per bedroom
Buses
Retail floor area
N/A
1 per 10,000 square feet of retail floor area
F. 
Historic design guidelines.
(1) 
Building materials, scale, massing, exterior building colors and the interrelationship of the historic properties shall be addressed by the applicant for review by the Historic Preservation Commission. Characteristics such as combination of clapboard and shingling as surface materials, porches, asymmetrical massing and variety in orientation should be preserved in existing development and incorporated into any new development. The above shall be reviewed by the Historic Preservation Commission with recommendation to the Planning Board.
(2) 
Street trees shall remain except as otherwise approved by the Historic Preservation Commission and Planning Board.
G. 
Other design guidelines. The general provisions and design standards of Article IX, General Provisions and Design Standards, of this chapter shall apply to the Historic New City Preservation Zone, except as may be superseded by this article.