Borough Of North Plainfield • Master Plan Upda1e Study

PART IV

PROPOSED LAND USE - DISTRICT AMENDMENTS

The 1974 Master PIan recognized that the existing pauern of development was largely established but envisioned a

redevelopment of the downtown on a grand scale. including large office redevelopment. apartment buildings and

multiple use projects. "Thechanges that have occurred over the last 20 years, however, have been incremental in

nature, building on the existing Jotting pa~ and structural fabric of the downtown. Redevelopment on a large

scale has not taken place nor is it likely in the near future. Therefore, plan recommendations do not anticipate

sweeping changes. but focus on guiding incremental ~velopmen[ and reMbilitation and the attraction of high quality

commercial uses in the business disaicts. It is anticipated that these initiatives will be strengthened by the

Borough's and Main Street Nonh Plainfield's continuing efforts to upgrade and revitalize the downtown area and

maintain e(;OO()micvitality (or the Route 22 business districts.

SUGGESTED GOALS/POLICIES

The goals o( the last master plan regarding the business areas are generally compatible with the proposed

recommendations but may be in need of modification and addition. Suggestions for major goals/poJicies in the

downtown are as (ollows:

• Preserve and enhance the character of the downtown business area.

• Encourage the development and redevelopment of vacant and underutilized propenies at a scale and o( acharacter appropriate to the downtown.

• Encourage ground level retail activity along Somerset Street

• Maintain and promote service oriented office activities such as finance, medical, real estate, etc., in the Band B-2 districts and above the ground floor in the B-1 districts.

• Discourage drive-through restaurants and auto-related activities in the downlO\Vl'larea.

• Encourage the upgrading of appearance through greater reguJatay control. design review, maintenance codesand greater buildinglzoning code enfcrcement

• Identify and protect sites and areas of historic or architectural significance in the downtown.

• Enhance the identity of the downtown through the implementation of the downtown design plan.

• Permit by zoning a limited residential presence in the downtown to augment commercial use. provide addedsecurity and increase activity.

• Strengthen the pedestrian environment in the downtown.

• Increase pedestrian safety and minimize the intrusion or pass-through traffic in the downlOwn.

• Increase public and private off-street parting where possible and increase the disaibution of such parking.

• Increase aa.ention to doVt!t1towndesign and appearance in the downtown.

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Borough Of North Plainfield • Muter PlUl Update Study

• Maintain an environment where people feel safe to shop and live, day and night through appropriate urbandesign,.maintenance and code enforr...e..m~.nt

For highway business areas:

• Maintain and enhance the highway business districts for retail, office and large scale regionally orientedcommercial use.

• Enhance regional development and redevelopment potential and the value of retail property by maintainingand increasing the size of parcels through lot mergers where possible.

• Provide minimum lot sizes for highway business zones to maintain or create greater opponunities forupscale retail redevelopment

• Encourage the development and redevelopment of vacant and underutilized properties.

• Permit drive-through businesses and au~reIated businesses in selected highway business districts.

• Increase traffic safety by reducing the number of curb cuts on the highway and encouraging shared parting,access and cross-easements between uses.

• Improve the appearance of highway business districts through greater regulatory control, design review,maintenance codes and greater build.ing/zoningcode enforcement

• Increase landscaping along the right-of-way and in parking lots and encourage the proper placement, size andtype of signage to promote an appealing visual environment

Following are recommended changes to the business district land use plan, zoning boundaries and uses within the

district which incorporate, where applicable, recommendations given in Pans I-llI. Other recommendations are

discussed in Part V-VI of this study. These suggestions offer one alternative treatment to the varied issues brought

up during the course of this study and are provided as a starting point for funher review by the Borough. It is

anticipated that these policies may be changed or altered by the Borough after appropriate review and discussion by

the Planning Board, Borough COWlciland/or designated subcommittees. In addition to the land use recommendations

provided, potential changes to bulk provisions for each district are provided.

B (General) Business District

It is proposed that the intent of the B districts be to continue to support existing and new local retail sales and

service and the conversion of former residential structures to professional or business offices or retail use.

Residential uses are proposed to continue to be prohibited with the exception of conditional accessory apartments on

second or third floors of retail or office uses only. It is proposed that automobile oriented retail use (e.g. auto

service (gas) and auto repair, car sales, car washes, body and painting shops) not be included in the definition of

general retail sales. These uses are more appropriate along the highway. An exception to this restriction would be

retail stores which sell auto pans and supplies but which do nO(service automobiles a require automobile storage or

maintenance on site (not including junkyards).

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Borough Of North Plainfield - Master Plan Upda!e Study

The proposed B district is located in the same general location as the current B district with the exception that some

prope:rties located south of Jackson Avenue have bw1 redesignated 10 the B-] district A few periphetaI residential

properties located along Grandview, Fairview and Jackson Avenues have been eliminated from the diStrict as

inappropriate for retail development Two other properties fronting on Steiner Road have been changed from B-l to

be included in B district

A new B district is proposed along Watchung Avenue in an area formerly designated as B-1. This area is different in

scale and character from the B-l area located along Pearl. Chatham and Harmony Streets and of the high intensity

area loCated in the B-] Somerset Street area. The scale of development and existing uses are similar to those found

along the B district on Somerset Street and is subsequently proposed for similar type development and bulk

standards. Proposed district boundary lines for this area include retail and office uses between Race and Manning

Avenue. fonnerly in the R-3 district. Other boundary changes adjust for several single family homes in the district,

placing them back into adja:ent R-3 areas.

Prqpose4 Principal Uses:

Retail sales and personal service establishments (e.g .• tailor, barber shop, beauty salon, bakery, book. card andstationery stores, pharmacies, dry goods and variety stores, dry cleaners without processing, jewelers, florists,food stores and markets, funeral homes, hardware stores, locksmiths, package IiquCl' stores, radio, 1V,electricalappliance sales and service, shoe sales and repairs, tailors. wearing apparel stores. sporting goods, printers,furniture sales. (For the purposes of this ordinance, retail sales does not include auto service (gas) stations, autorepair or other automotive maintenance, car sales and car wash establishments.

Repair and servicing, indoor only, of any article for sale which is permined in the district.

Offices for business. executive and professional purposes. e.g., medical. dental offices. legal, architectural,engineering, real eswe, travel agency. insurance.

Banks and fmancial institutions.

Non-profit clubs, lodges, and fraternal. civic. service or charirable organizations.

Eating and drinking places including restaurants, taverns, bars, but excluding drive-in or drive-up facilities orrefreshment sWlds where food, drink and confections are served outside buildings ex- where food is intended 10 beconsumed in cars parked on the premises.

Vocational schools CI'studios fer the instruction of arts. dancing, language, photography, hairstyling.

Public buildings and uses.

Child care centers as governed by C40:S5D-66.6 of the Municipal Land Use Law.

Public utilities. telephone exchanges and other essential services.

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Borough Of North Plainfield . MaslCr Plan UpdalC Study

Prowsc.d Accessory Uses

Off-street parking in accordance with Section 22-117.

Signs subject to the provisions of Section 22-119.

Fences in accordance with (the provision of this ordinance).

Customary accessory uses and buildings which are clearly incidental to the principal use and building.

Prowsed Conditional Use"

AcresSOl')'apartment:

PrQDOse.dLot size

Conditions:

• No more than one accessory apanment per structure• Units must be a minimum of 900 square feel• 2 off-streel sparking spaces mUSlbe provided each dwelling unil• No exterior alteration other than separate entrance/exit from primary use• None localed on ground floor, basements or altic areas• Musl be a complete and independenlliving unit with kitchen, bedroom and bathroom• May only be developed in combination with a permitted nonresidential use which

mUSlbe the primary use of the structure• Parcel must meet minimum 10lsize requirements

Min. Lot Size - 7,500 square feet, excepl for single family residential for which the minimum lot size is 6,000

square feeL

B-1 (Retail) Business District

It is proposed that in the new B-1 district, the firsl floor be restricted to retail use only to maintain and strengthen the

retail cohesiveness of the area and provide the retail activity level necessary to sustain a successful downtown

shopping district Like the B business district, auto-related uses are not proposed for this area. Offices above the

ground floor would be permitted as would upper floor accessory apartments as conditional uses. Townhouses,

apartment buildings and motels would no longer be permitted uses in this districL

The current B-1 business district is proposed to be divided into three separate areas in recognition of the distinct

character of different locations in the district and to support appropriately scaled development and compatible uses in

each area. Formerly designaLCdas an area for major tear down and redevelopment, proposed policy conCenlraleS on

more limited new construclion, rehabilitalion and revitalization of existing structures, although redevelopment

potential exists and should be pursued where practical and appropriate.

Thc newly proposed B-1 district is smaller. extending along Somcrset StrCClfrom the border of Plainficld to jusl

north of Jackson Avenue in the area of concentraled retail development surrounding Somersel Street This area is the

Page 30

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Borough Of North Plainfield - Master Plan UpdaLC Studv

heart of the older downtown, cont.ains most public uses and represents the core of pedestrian ret.ail activity. The

Watchung Avenue area and the residential area located along Pearl, Chatham and Harmony Streets are proposed for

inclusion in the B and B-2 districts.

Proposed Permined l'se'

All uses permiued in the B business district except that offices, vocational schools or studios are permitted asprincipal uses only above the ground floor.

Proposed accessol')' and conditional uses to be the same as in the proposed B districL

Prowse<l Lot Size:

!\fin Lot Size - i,5oo square feet, except for single family residential for which the minimum lot size is 6,000 square

feeL

Other SlJ ggested cham;es

• Reduce the building height to 3 stories or 40 feet• Eliminate the currently permiued re<luction in required parking.

Band B·l - Other Issues

Parl::iJlg areas

In examination of the B and B·l areas, several potential public parking areas were identified and are indicated on B-1

area enlargement exhibiL These may be considere<l for municipal lot expansion through purchase of fee simple

property or through the purchase of easements to expand existing parking areas or develop new parking areas as need

increases and funding and/or opportunity become a\'ailable.

\'est Pocket Parts

The pr~sed "to',l,'Tlsquare- addition to the Borough Hall municipal parking 10l has been identified as a possible vest

pocket park. AlIeY\l.ay treatment areas have also been identified. Main Street Nonh Plainfield has identified a

structure which was once used as a carriage house as potentially suitable for conversion to a local martet plaza (Item

G). This building is located between Somerset Place and Lincoln Avenue, behind Somerset Street Pizza. Present

a~ess is from an alle)' off of Lincoln Avenue and there is no site visibility from any public right-of-way. The site

requires further study regarding its historic significance and the feasibility for creation of a market area. If this

building is not designated for preservation, the site may be used to pro\'ide additional parking area.

Page 31

Borough Of North Plainfield • MuLer Plan Update Studv

Brook. AllefWt' • Silk Factory

Another location identified is the old silk factory building located on Brook Avenue (Item D). This is the largest

nonresidential structure and lot in the downtown. however its location makes it an unlikely candidate for retail use.

Industrial uses are no longer permiu.ed or encouraged in the downtown. nor is the structure suitable for modem

industrial needs. It is currently occupied by a few small business offices. While this building may be rehabilitated

for office use, the Borough may consider this sit..efor senior citizen housing. Senior housing is ideally located

within walking distance of shopping. public services. public transportation, and other community facilities

associated with the do"''Tlto''''Tl.Seniors generaLesignificantly fewer can and traffic and use fewer public services and

utilities than other segments of the population. limiting potential conflicts with other permitted uses. Such

development would also help to stimulate increased office conversion in the surrounding area, panicularly for medical

and professional services. Senior housing would also provide a new customer base for the downtown. This may be

considered for conditional use status on pa.rcelsof two acres or more.

B·2 (Proressional) Orrice District

The B·2 ar-...a5are proposed for continued small office development which is expected to be accomplished primarily

through the conversion of residential structures. Retail use and auto-related retail use would continue to be

prohibited in this area. Retail expansion would result in conflicts particularly between professional offices and

existing residential uses and would also redirect existing retail demand from the downtown retail core where

redevelopment of pedestrian shopping is being encouraged. It is proposed that limited residential use be permitted in

recognition of existing conditions. but under controlled circumstances.

There are currently three B·2 areas. Zoning boundary modifications are suggested which generally eliminate

peripheral residential uses from the existing zoned areas. At the B·2 disaict located along Somerset Street and Green

Brook Road, it is recommended that several properties to the north. including the Volvo dealership and KFe

restaurant, be placed in the B-6 (retail business) district where such uses are proposed to be permitted. A small area

at the intersection of Duer Street and Green Brook Road is recommended for change from B·2 to a B disaict in

recognition of existing uses at this location: however, expansion of the B disaict or any business district in this area

is not recommended. particularly west of this area along Green Brook Road. Other changes include removal of

several peripheral residential properties from the districL

The Steiner B·2 disaict is recommended 10 be modified to remove several residential properties along Linden Avenue.

An additional adjustment would place an existing retail use in the adjacent B district. Expansion of current

automotive and warehouse oriented activities is not recommended in this districL

Page 32

Borough Of North PlAinfield - Mast.er Plan UpdaLe Study

The B-2 disuict located north of Route 22 is proposed to be expanded to include several properties currently in the B-

6 aTP-2 whie; are inappropriate fer high\.\'ay commercia! use. These areas .'QuId be more ap}JIupriate for con~ersioii

to office use which would provide a suitable transition from highway criented uses to residential uses.

A new B-2 ar"...3is proposed in the former B-1 are2 located betv.'een Somerset Street and Watchung Avenue. B-2

policy should encourage professional and business office uses compatible with remaining residential uses which

make up the majority of this area. Retail use is not appropriate or practical in this area for a variety of reasons. It is

outside high acti,;ty retail areas; buildings and lots are inappropriate for bulk storage; truck. deliveries and retail

signage and conversions and retail activity would increase incompatibility with existing structures, desired office

conversions and surrounding land uses. Office conversions need less visibility. signage. storage and can be developed

in a manner compatible with existing structures and surrounding residential uses.

Two new small B-2 areas are proposed in areas adjacent to the B-3 and B-6 districts. These areas provide a suitable

transition from highway commercial use to adjacent residential uses.

Residential Use in the B-2 District

In recognition of many single family structures located in the existing and proposed B-2 zones and the character of

these areas, it is proposed that single-family residential use be included in the list of permitted uses. While many

single family structures have been convened to 2 or more units, these were generally done prior to current zoning

policies. A significant increase in multi-family unit conversions is not generally recommended as this would

contribute to the postpOnement of professional office conversions which is the prime intent in the B-2 disuict.

Alternatively, since most structures already have more than one dwelling unit, the Borough may consider permitting

single family homes for conversion to two-family dwellings as a conditional use. It is recommended that rio more

than 1 additional unit (for a total of tv.'o units) should be allowed in such instance, conditioned upon the pro\'ision of

adequate off-screet parking, meeting minimum lot size, no exterior enlargement. minimum unit size and other

guidelines as appropriate. This would not grant validity to ilIegalJ)' developed units or units which do not meet the

required conditions. Such conversions may also be considered when they meet the rehabilitation requirements for a

substandard unit to be used to meet the Borough's low and mcxlerate housing need as defined by the ~ew Jersey

Council on Affordable Housing.s

5North PlAinfield has a calculated need of 76 low and moderaLe income units. Prior certification was for 20 units. Assumingthe old plan for 20 units remains valid, when certification is up. new housing element will be needed 10 shOll; ho ••• 56 ne .••'units will be delivered. Present COAH rules allow North PlAinfield to address all of these uniu through rehabilitation ofe~isting deteriorated units. Rehabilitation of current multi-unit pre.eJ.isting nonconforming housing. for COAH purposesmay also be considered ~,here no additional square footage is proposed.

Page 33

Borough Of Nonh Plainfield . Master Plan Update Study

Second floor accessory apartments may also be permitted as a conditional use above ground floor nonresidential uSCS

where the conditions of the ~essor)' apartment use an: met

Prowsed Perm j ned Uses;

Offices for business, executive and professional purposcs (e.g. medical. dental. legal. architectural. engineering. realestate, insurance. travel, accounting).

Banks and financial instiOJtions.

Funeral homes.

l'or.-profit clubs. lodges and fraternal, civil service or charitable organiL1uoos.

Public buildings and uses, public utilities. telephone exchanges and other essential services.

Churches, synagogues and other religious buildings and uses.

Child care center as governed by c.40:550-66.6 of the Municipal Land Use Law.

Proposed AccessQry Uses

Same as in the B district.

PrQpose(! Conditional Uses

Accessoryaparonents: Conditions as gi,,·en in the B district

-Conversion of single family to 2 famil)· dwelling. Conditions:

• No more than two total units per structure• Units must be a minimum of 900 square f~t .• 2 off-street sparking spaces must be provided for each dwelling unit• No exterior alteration other than separate entrance/exit from primary use• None 10000edin basements or attic areas

• Must be a complete and independent living unit with kitchen, bedroom and bathroom• Parcel must m~t minimum lot size requirements• Completed additional unit must be eligible for credit as COAH approved 10\!'· and

moderate income housing (optional)

Prowse(! Minimum Lot Size

Min Lot Size - 7,500 square f~t, except for single family residential for which the minimum lot size is 6,(XX)square

feeL

Page 34

Borough Of North Plainfield • Ma.s1eT Plll11 Update Study

B-3 Highway Bu~iness District

(E·3 East)

Maintaining and increa>ing development opponunities for regionally scaled retail use and reducing traffic conllicLS an.'

proposed as primary goals for the highway business districts. No major changes are proposed for the B-3 districLS

with the exception of modified bulk lUjuirements. including minimum lot size. These are proposed to maintain

larger lots and encourage lot mergers LO provide for larger scale regional development opponunities along the Route

2: corridor, reduce curtl cuts and mitigate asscx::iat.edtraffic conflicts.

Proposed changes in permitted use in the B-3 district include the specific inclusion of auto-related uses and drive­

through restaurants and the elimination of motels as a permitted use. These changes help to off-set the restriction

against auto-related uses and drive-through restaurants in the downtown and pro\ide appropriate space for them in an

area which is more suitable for their use. Minor district boundary adjustments are proposed for the B-3 district east

of Somerset StreeL

As indicated on the land use map, an additional B-2 district is proposed at the intersection of Hudson and Watchung

Avenues. This change is proposed in recognition of activit)· levels, existing land use, the impact of Route 22 and

the desire to provide an appropriate transitional use from the highway to residentially zoned areas.

(E-3 Wes:)

The second B-3 area is located along Route 22 west of Somerset Street. Again, only minor changes arc

recommended in this area. A few properties south of Ridge Road are included in the B-3 district based on existing

use and suitability for merger with other B-3 properties. District boundaries were amended to follow existing lot

lines.

A new B·2 area is propose-d at the intersection of Cedar Street, Harrison and Wilson Avenues. This area has

significant e,,]X)sure to the highway but is composed of residential structures and adjacent LO a residential area. B·2

zoning would permit the conversion of these structures to small office uses which would be compatible with

residential structures south of the area.

Page 35

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Borough of North PlainfieldSomerset County, New Jersey

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Borough Of North Plainfield - MasleT Plan Upda~ StudY

Prooosed Penn itIed LJ ses;

Any use principally permitled in the B DistricL

Auto repair garages. car washes and new car sales.

Restaurants. including fast food with drive-through window.

Prowsed Accessory Uses

Same as in the B-District

Proposed Conditional Use

Auto service i.e. gas stations as currently conditionally permitted.

Prooosed Chan~e~ to Bulk Conditions

Consider a minimum lot size in the B-3 district of between .5 and 1.0 acres. Over half the lots in this area are over

.5 acres; however a larger minimum lot size would encourage lot mergers.

Provide a maximum building coverage or floor area ratio for the district A coverage of 20% or an FAR of .20 maybe considered

The maximum height in the B-3 district is presently 2 stories or 35 feet. 2.5 stories should be considered. Further,no parking is presently permined in the from yard. It is recommended that parking be considered as permissible inthe front yard where a minimum 10 foot landscape island separates the paOOng area from the highway and where suchisland is planted with a landscape screen of shrubs and trees sufficient to mitigate the view of automobiles in theparking 10L

B-4 Highway Business District

The proposed intent of the B-4 district is to continue to support regional retail opponunities and shopping centers.

The partitioning of large lots into smaller parcels should not be encouraged in this area since this would reduce the

development potential for regionally scaled uses. An increase in the minimum lot size in this district is proposed.

Auto service and repair are not propose.d in this area except where associated with a new car dealership. The B-4 area

should be reserved fOTlarger retail OToffice uses. District boundaries are proposed to remain the same.

PrQPOSedPermine.d llses;

All retail uses permitte.d in the B business dismcL

Shopping Centers

Banks and financial instiwtions.

Offices for professional. business and e:J;ecuti"'e purposes.

Restaurants. including fast food with drive-through window.

Motels in accordance with Section 22-118.

Public buildings and uses.

New car sales.

Theaters. but not including drive-in or open area

Child care cenLCr as governed by c40:55D·66.6 of LheMunicipal Land Use Law.

Page 36

Borough Of North PI&in!ield • Master Plan Update Srudy

Proposed Chan~es to Bulk CQnditions;

Change height ~uirements from 2 stories to 2.5 stories. Foot height to remain at 35 feet.

Increase minimum lot size from 4O.<XX>sq~ feet to l00.<XX>square feeL

Increase minimum lot width from 150 feet to 300 feeL

Elimina1e maximum building co\'erage and replace with a maximum floor area ratio Qf .25 with an increase to .30fer properties of 5 acres or more.

Increase minimum open area from 20% to 30%. As an alternative. the minimum open space ~uirement may beremoved and replaced with an impervious coverage limitation of 70'i.

8·5 Higbw&J 8usiness District

TOe B·5 Distri:t is the only highway oriented business disoict which does not permit retail type uses; however. this

is the only developed use in the districl. Funher, the fQrmer Lockheed EI~O'Onic site is under demolition and the

site has been rezoned to accommodate a major regional shopping center. In light of this and the failure of the area to

develQP with other permitted uses. it is proposed that this area permit retail uses in addition to already permitted

uses. In addition. warehQusing, (including mini-storage warehousing) and light manufacturing may be permitted.

Funher, it is proposed that tov.'J1hQmesbe eliminated from the list of currently permitted uses.

No changes are proposed to the boundary delineation of the B·S district which is restricted by existing land use and

municipal borders. Like other highway business zones. it is the intent in this district to preserve large lots and

encourage lot mergers.

Prwosed Permitte-dCses;

Retail sales and sen'ices.

Office buildings for business, professional and administrative purposes.

Research. experimental and testing laboratories, except those engaged in the field of explosives.

Public buildings and uses.

Child care centers as go\'erned by C40:55D-66.6 of the Municipal Land Use Law.

Proposed Accessory rsee;

Same as the B-DisoicL

PrC&?Ose4Conditiona)l1e;ee;

None

ProWse4 Chan~eto Bulk CQnditione;

Increase the permitted height from 2 to 2.5 stories.

Permit parking in the front yard area where a minimum 10 foot landscape island separates the parking area fTomthehighway and where such island is planLedwith a landscape screen of shrubs and trees sufficient 10 mitigate the viewof automobiles in the parking IOl

Page 37

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B·5 General Highway Business

__ Proposed Zone Bou.ndary

No Proposed Zone Boundary Changes

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d Land Use IPose . sJ:LQR BoundaneZone .- rth Plainfield

BOroUg~ g~~~y, New JerseySornerse .

: Prepared ~~SOciatesI Madden & Architects

~ohn s & Landscape JerseyPlan'A~mlnglon. New...

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Prepared By:John Madden & Associates

Planners & Landscape ArchitectsFlemington, New Jersey

Proposed Land Use IZone Boundaries

Borough of North Plainfieldsomerset County, New Jersey

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B·6

B·2 General Highway Commercial

General Highway Commercial!;. __ Proposed Zone Boundary

1 ® Adjust Zone Boundary

:,® Adjust Zone Boundary Extending B-2 Zone

1 © Add ~ew B-2 OffICe Transition Zone

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Borough Of North Plainfield . Mast.er Plan Update StudY

8-6 High~'a)' Business District

The B-6 District contains a large number of smaller lots fronting on the highway and. like the B-3 District, has a

use orientation for automobile related businesses, It is the intent in this district to continue to permit such uses,

but also to encourage the merger of smaller lots and upgrade the appearance of the area through new development

and redevelopment of existing uses, Except for the difference in existing lot sizes, the B-6 district could be changed

to a B-3 district. If the intent is to force consolidation of lots, this could be considered, depending on the

appropriateness of the minim urn lot size established for the B·3 district. In this study, the area is maintained as a

separate distri..:'

Boundary modifications place various residential parcels in the adjacent B-2 district on Somerset Street as previously

described and include in the district auto and fast food type uses south of CoddingtOn Avenue on Somerset Street

south of Route 22. Several residential structures along Watchung Avenue have been proposed for placement in a

new B-2 area to provide for a suitable transitional use between highway retail and adjacent residential propenies.

Pro.wsed Permitte~ Uses;

Any use principally permined in the B DistricL

Auto repair garages, car washes and new car sales.

Restaurants, including fast food with drive-through window.

Proposed AccessQry Uses

Same as in the B-District.

Proposed Conditional Cse

Auto service (gas stations) as currently conditional!)' permitle~.

Proposed Changes to Bulk Conditions:

Change height requirements from 5 stories to 2.5 stories. Change foot height from 50 feet to 35 feet.

Provide minimum lot size of 15,000 square feet.

Provide a minimum lot widthlfrontage of 100 feet.

Provide maximum floor area ratio of .20.

Provide for an impervious coverage limitation of 707i:.

. Eliminate special treaunent of parking areas that allows a reduction in the number of required parking spaces by upto 25 percent.

Page 38