659 Mtn Blvd Watchung, NJ 07069-6230

Adjacent vacant land in the R-R Rural Single-Family Residential Zoning District which is under the same ownership as the land within the H-D Highway Development Zoning District proposed for the regional retail shopping complex may be consolidated with the lands in the H-D Zoning District for the purposes of floor area ratio and lot coverage calculations only, subject to the following: a. No development shall be permitted upon any lands within the R-R Zoning District except for regrading and/or the installation of any utility infrastructure as may be approved by the Board having jurisdiction during its review of the submitted site plan; and b. Any removal of existing vegetation upon any lands within the R-R Zoning District as a result of any approved regrading and/or utility infrastructure installation shall require that the applicant submit a restoration landscaping plan for review and approval by the Board having jurisdiction. 3. Except for allowances for emergency vehicular access as may be required by the Board having jurisdiction during its review of the submitted site plan, vehicular access to the site shall be restricted to United States Highway Route 22. 4. A regional retail shopping complex may include any combination of the following individual uses: any use engaged in the retail sale of goods and/or services; banks, including drive-in facilities; offices; restaurants; theaters; and any use of the land or buildings by the Borough of Watchung or any officially created authority or agency thereof. 5. The maximum floor area ratio shall be 0.30 and the maximum aggregate lot coverage of the lot by buildings, structures, parking areas, walkways and driveways shall be seventy percent (70%). 6. The minimum front yard building setback shall be seventy-five (75) feet, provided that the front yard building setback may be reduced to fifteen (15) feet where the Blue Star Drive conservation easement owned by the State of New Jersey separates the subject tract and the developable portion of the Route 22 right-of-way by a distance of at least seventy-five (75) feet and where adequate emergency vehicular access is provided. 7. The minimum front yard parking setback shall be twenty-five (25) feet, provided that the front yard parking setback may be reduced to five (5) feet where the Blue Star Drive conservation easement owned by the State of New Jersey separates the subject tract and the developable portion of the Route 22 right-of-way by a distance of at least twenty-five (25) feet. 8.