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THE TOWNSHIP OF EWING

COUNTY OF MERCER, NEW JERSEY

ORDINANCE NO. 08-20

1st Reading _________________ Date to Mayor _________________

2nd Reading &


Public Hearing _________________ Date Returned _________________

Date Adopted: Date Resubmitted to Council ___________

_______________________________ Approved as to Form of Legality

Effective Date: __________________________


Township Attorney
_______________________________

AN ORDINANCE AMENDING THE LAND DEVELOPMENT ORDINANCE, CHAPTER 15, OF THE


TOWNSHIP OF EWING TO ADD A CONDITIONAL USE FOR REGIONAL SHOPPING CENTERS AND
TO REVISE DESIGN STANDARDS IN THE IP-1 ZONING DISTRICT

First Reading

MEMBER AYE NAY ABS NV RES SEC

Cox

Murphy

Summiel

Wollert

Steinmann

Second Reading

MEMBER AYE NAY ABS NV RES SEC

Cox

Murphy

Summiel

Wollert

Steinmann

By ____________________________Date _____________Accepted ______Rejected ______


Mayor

Reconsidered
By Council _________________________________Override Vote YEA ______NAY _____

__________________________________ ________________________________
President of the Council Municipal Clerk
TOWNSHIP OF EWING
ORDINANCE NO. 08-20

AN ORDINANCE AMENDING THE LAND DEVELOPMENT ORDINANCE,


CHAPTER 15, OF THE TOWNSHIP OF EWING TO ADD A CONDITIONAL USE FOR
REGIONAL SHOPPING CENTERS AND TO REVISE DESIGN STANDARDS IN THE
IP-1 ZONING DISTRICT

WHEREAS, it is has been recommended by the Township Planner that the Township amend the
uses permitted in the OP-1 Zone to permit regional shopping centers as a conditional use and to
revise design standards in order to enhance economic development opportunities;

NOW THEREFORE, BE IT ORDAINED, by the Township Council of the Township of


Ewing that Chapter 15, LAND DEVELOPMENT, Section 15-25, IP-I INDUSTRIAL PARK
1 ZONE, of the Code of the Township of Ewing is hereby amended as follows:

Section 1. Chapter 15, LAND DEVELOPMENT, Section 15-25, IP-I INDUSTRIAL


PARK 1 ZONE of the Land Development Code of the Township of Ewing is hereby amended
to add the following NEW Section 15-25.3(c):

15-25.3 Conditional Uses

c. Regional Shopping Centers, subject to the requirements outlined within this


subsection:

1. The bulk standards shall be as follows:

(a) Minimum Lot Area. The minimum lot area shall be a minimum of 20
acres.

(b) Property Frontage. The property must abut a B-H Highway Business
Zone. The site must have access to at least 2 streets, at least one of
which shall be a public street with a minimum right-of-way of 60’ and
shall be designated a principal access street for the purpose of front
yard setback requirements.

(c) Minimum lot width – 1,000 feet

(d) Minimum tract frontage – 1,000 feet

(e) Minimum tract depth – 800 feet.

(f) Minimum front yard setback of buildings from a principal access street
shall be 50 feet.

(g) Minimum front yard setback from any street other than a principal
access street is 20 feet.

(h) Minimum side yard setback – 50 feet.

(i) Minimum rear yard setback – 50 feet.

(j) Maximum building height – 50 feet.

(k) Maximum building coverage shall be 30 percent.

(l) Maximum impervious coverage shall be 85 percent.


Section 2. Chapter 15, LAND DEVELOPMENT, Section 15-25, IP-I INDUSTRIAL
PARK 1 ZONE of the Land Development Code of the Township of Ewing is hereby amended
to add the following NEW Section 15-25.6:

15-25.6 Regional Shopping Center Design Standards

a. Minimum initial construction provision. No permit shall be issued for less than
50% of the planned total complex except as an addition to an existing shopping
center and no occupancy permit shall be issued until such minimum construction
has been completed, or reasonable assurance of completion is provided by the
developer.

b. Architectural Standards.

1. There shall be a unified architectural facade treatment and theme for the
uses contained in the center with an integrated lighting, landscaping and
graphic business sign program designed to enhance the small scale
character of the center. Architectural treatment of facades throughout the
center should be consistent and contain similar architectural elements. The
use of awnings, colonnade or similar features throughout the length of the
facade is strongly encouraged to protect customers from the elements and
add visual interest to the front of the building.

2. Architectural style of the Regional Shopping Center shall be designed to


avoid a big box commercial center appearance through facade
ornamentation, building offsets, and entry treatments and upgraded
building materials and colors.

3. In order to add architectural interest and variety and avoid the effect of a
single, long or massive wall with no relationship to human size, no wall
that faces a street or connecting walkway shall have a blank, uninterrupted
length exceeding 30 feet without including at least 2 of the following:
change in plane, change in texture or masonry pattern, windows, or
equivalent element that subdivides the wall into smaller scale proportions.

4. Architectural elements such as cupolas, dormers, parapets or other


architectural features that add visual interest may exceed the maximum
height by not more than 10 feet or 10% of the total building height,
whichever is less.

5. Primary building entrances shall be clearly defined and recessed or framed


by a sheltering element such as an awning, arcade or portico in order to
provide shelter from the elements.

6. Quality finish materials shall be used in all construction which may


include, but are not limited to: brick masonry or stone; integrally tinted,
textured masonry block; stucco; wood siding. Exterior building materials
shall not include smooth-faced concrete block, tilt-up concrete panels or
prefabricated steel panels.

c. Parking/Circulation – 5 spaces per 1,000 sq. ft. of floor area enclosed within
buildings (and specifically excluding outdoor display areas whether covered or
uncovered). A pedestrian circulation plan shall be included with any development
application for major subdivision or site plan approval. Site furnishings for
pedestrian convenience including seating areas, bicycle racks, waste receptacles,
directional signage, and shelters shall be provided where deemed appropriate and
suitable by the municipal agency. Where a walkway crosses a driveway, parking
area, or loading area, the walkway shall be clearly identifiable through the use of
elevation changes, decorative paving materials, paving bricks, or other similar
method.
d. Signage.

1. Pylon Signs. Pylon sign (1) for each access driveway when at least 200
feet apart, not to exceed 15 feet in height, and 180 square feet in sign area
per side.

2. Monument Signs. Monument sign (1) per 1,000 feet of frontage, not to
exceed 5 feet in height and 50 square feet in size.

3. Business Identification Signs. Business Identification Signs- each


business shall be permitted to maintain one or more signs on its storefront,
provided that the total area does not exceed 10% of the façade.

4. Directional Signs. Directional signs- not to exceed 5 feet in height and 4


feet in sign area.

e. Overall Plan. The Center shall be designed to function as a unified development


with an integrated landscape plan and an architectural scheme prohibiting
incompatible building designs and facades. Overall development should
incorporate at least two of the following features: patio/seating area, pedestrian
plaza with benches, clock tower, or another such focal point for the center.

Multiple principal buildings shall be permitted and the tract may be subdivided
into smaller parcels for the purposes such as phasing or financing, provided that
the entire tract meets the above minimum area, width, frontage and depth
requirements, and is planned and ultimately developed to function as single entity
with appropriate easements for cross access, utility, maintenance and other
necessary items.

f. Landscaping. Where feasible, parking areas shall accommodate landscaped


curbed islands, at least 10 feet in width, at each end of every parking bay. These
islands shall be landscaped with grass lawns, shade and specimen trees. Roadside
landscaping at a minimum of 25 feet shall be provided along each street line.
Shade trees forming a "tree-line" shall be provided and spaced 40 feet apart along
all public rights-of-way. Trees shall be planted at least 10 feet behind the curbline
and/or sidewalk. All proposed shrubs and landscaping shall be located behind the
tree line along the public right of way. Screening and buffering at a minimum of
25 feet along each side and rear yards.

g. Trash and Garbage Enclosures. Trash and garbage enclosures shall be hidden
from view.

h. Traffic Control Devices. Traffic control devices shall be installed at the


discretion of the Board.

i. Fire Lanes. Fire lanes shall be clearly marked by signs, pavement markings, or
other suitable methods.

j. Loading Docks and Service Areas. Loading docks and service areas are restricted
from street frontage, and must be located in a manner that is not offensive.
Access for service and deliveries shall not obstruct overall site traffic patterns. All
service areas shall be isolated from main public circulation drives and screened
from public view by building placement, landscaping, fencing, or combination
thereof.

k. Lighting. Lighting must be oriented in a manner as to not adversely affect


adjacent properties or residences. Exterior free-standing lighting fixtures shall in
no case be greater than 25 feet in height. The source of illumination shall be
recessed and shielded within the fixture itself. To the degree possible, the fixture
design shall be consistent in character with the design of the center.

l. Drainage. Drainage shall not be permitted to flow onto adjacent properties.


m. Outdoor Display. Outdoor display of goods shall be permitted in those areas,
fenced or unfenced, covered or uncovered, that are specifically indicated on the
plans and approved by the Planning Board.

n. Outdoor Garden Area. Outdoor garden areas shall not encompass more than 25%
of the building area and shall be attached and appropriately screened.

Section 3. If any section or part of this Ordinance shall be declared invalid by the judgment
of any court or competent jurisdiction, such section or part shall be deemed to be severable from
the remainder of this Ordinance.

Section 4. This Ordinance shall take effect upon final passage and publication according to
law.

STATEMENT

This Ordinance amends the Land Development Code of the Township of Ewing to add Regional
Shopping Centers as a conditional use and to revise design standards in the IP-1 Zoning District