Permitted principal uses in the C-2 Zone shall be as follows:
B. Restaurants, fast-food restaurants and drive-in restaurants.
[Amended 6-12-2000 by Ord. No. 00-10]
C. Banks and financial institutions.
E. Retail sales and services.
F. Hotels, motels, each with a minimum of 100 rental rooms, and conference
centers.
[Amended 6-12-2000 by Ord. No. 00-10]
G. Business and professional offices.
I. Child-care centers.
[Added 4-27-1995 by Ord. No. 95-5]
Permitted accessory uses in the C-2 Zone shall be as follows:
A. Off-street parking and loading facilities.
Conditional uses in the C-2 Zone shall be as follows:
D. Cellular antennas and cellular towers (see Article 41.1).
[Added 9-11-2000 by Ord. No. 00-12]
E. Planned development retail campus.
[Added 6-14-2004 by Ord. No. 04-6]
F. Planned development business park.
[Added 6-14-2004 by Ord. No. 04-6]
G. Major solar or photovoltaic energy facility or structure. [See Article 35.2, §
11-283.2B(2).]
[Added 6-11-2012 by Ord. No. 12-04]
H. Medical
cannabis facilities. Unless specified herein, all terms used herein
shall have the same meanings as those used in the New Jersey Jake
Honig Compassionate Use Medical Cannabis Act, P.L. 2009, c. 307 (approved
January 18, 2010), amended by P.L. 2019, c. 153 (approved July 2,
2019), codified at N.J.S.A. 24:6I-1 et seq. (CUMA).The operation of
medical cannabis facilities, which include alternative treatment centers,
medical cannabis dispensaries , medical cannabis cultivation facilities,
medical cannabis products manufacturing facilities, and medical cannabis
testing facilities, is permitted within the C-2 Zone of the Township
of Knowlton, subject to the following conditions. The operation of
medical cannabis facilities shall be prohibited in all other zones
of the Township of Knowlton.
[Added 8-11-2021 by Ord. No. 21-11]
(1) Compliance with all applicable land use regulations set forth in Chapter
11 of the Code of the Township of Knowlton and all restrictions set forth in CUMMA or other applicable state legislation affecting the operation of medical marijuana facilities.
(2) Security. All medical cannabis facilities shall comply with the security
requirements set forth in N.J.A.C. 8:64-9.7 et seq. and any amendments
thereto. At a minimum, each medical marijuana facility shall:
(a)
Install, maintain in good working order and operate a safety
and security alarm system that will provide suitable protection 24
hours a day, seven days a week, against theft and diversion and that
provides, at a minimum, immediate automatic or electronic notification
to alert state or local police agencies to an unauthorized breach
of security at the alternative treatment center; and a backup system
that activates immediately and automatically upon a loss of electrical
support and that immediately issues either automatically or electronic
notification to state or local police agencies of the loss of electrical
support;
(b)
Implement appropriate security and safety measures to deter
and prevent the unauthorized entrance into areas containing marijuana
and the theft of marijuana and marijuana products;
(c)
Implement security measures that protect the premises, registered
qualifying patients, registered primary caregivers and principal officers,
directors, board members and employees of the medical marijuana facility;
(d)
Establish a protocol for testing and maintenance of the security
alarm system;
(e)
Conduct maintenance inspections and tests of the security alarm
system at the medical marijuana facility at intervals not to exceed
30 days from the previous inspection and test and promptly implement
all necessary repairs to ensure the proper operation of the alarm
system;
(f)
In the event of a failure of the security alarm system due to
a loss of electrical support or mechanical malfunction that is expected
to last longer than eight hours, notify the New Jersey Department
of Health pursuant to N.J.A.C. 8:64-9.8, and provide alternative security
measures approved by the New Jersey Department of Health or close
the medical marijuana facility impacted by the failure or malfunction
until the security alarm system is restored to full operation;
(g)
Keep access from outside the premises to a minimum and ensure
that access is well controlled;
(h)
Keep the outside areas of the premises and its perimeter well
lighted. Exterior lighting must be sufficient to deter nuisance and
criminal activity and facilitate surveillance, but must not disturb
surrounding businesses or neighbors;
(i)
Provide law enforcement and neighbors within 100 feet of the
medical marijuana facility with the name and phone number of a staff
person to notify during and after operating hours to whom they can
report problems with the establishment;
(j)
Equip interior and exterior premises with electronic monitoring,
video cameras and panic buttons. A video surveillance system shall
be installed and operated to clearly monitor all critical control
activities of the medical marijuana facility and shall be in working
order and operating at all times. The medical marijuana facility shall
provide two monitors for remote viewing via telephone lines in state
offices. This system shall be approved by the New Jersey Medical Marijuana
Program prior to permit issuance. The original tapes or digital pictures
produced by this system shall be stored in a safe place with a thirty-day
archive;
(k)
Limit entry into areas where marijuana and marijuana products
are held to authorized personnel;
(l)
Consistently and systematically prevent loitering, that is,
the presence of persons who are not on-duty personnel of the medical
marijuana facility and who are not medical marijuana facility registrants
engaging in authorized dispensary activity.
(3) Parking. Provide on-site parking consistent with §
11-241. Parking for medical dispensaries and alternative treatment centers shall be provided consistent with retail uses. Parking for all other classifications of medical marijuana facilities shall be provided consistent with industrial uses.
(4) Transportation. All transportation of cannabis and cannabis products
shall be done securely and in compliance with N.J.A.C. 8:64-10.11
and shall comply with the following conditions:
(a)
Done only in accordance with a delivery plan submitted to and
approved by the New Jersey Department of Health.
(b)
Each transport vehicle shall be staffed with a delivery team
consisting of at least two registered employees. At least one delivery
team member shall remain with the vehicle at all times that the vehicle
contains medicinal cannabis or medical cannabis products. Each delivery
team member shall have access to a secure form of communication with
the medical cannabis facility, such as a cellular telephone, at all
times that the vehicle contains medicinal cannabis and/or medical
cannabis products. Each delivery team member shall possess his or
her employee identification card at all times and shall produce it
to Department of Health staff or law enforcement officials upon demand.
(c)
Each transport vehicle shall be equipped with a secure lockbox
or locking cargo area, which shall be used for the sanitary and secure
transport of medicinal cannabis and medical cannabis products.
(d)
Maintain current commercial automobile liability insurance on
each vehicle used for transport of medicinal marijuana in the amount
of $1,000,000 per incident.
(e)
Vehicles used to transport medicinal cannabis and/or medical
cannabis products shall not bear markings that would either identify
or indicate that the vehicle is used to transport medicinal cannabis.
(f)
Transports shall be completed in a timely and efficient manner.
A transport vehicle shall proceed from the departure point where the
medicinal marijuana is loaded directly to the destination point where
the medicinal marijuana is unloaded without intervening stops or delays.
(g)
Maintain a record of each transport of medicinal cannabis in
a transport logbook. For each transport, the logbook shall record
the date and time that the transport began and ended; the names of
the employees comprising the delivery team; the weight of the medicinal
cannabis transported; the lot number of the medicinal marijuana, the
name of the strain and whether it is high, medium or low potency;
and the signatures of the employees comprising the delivery team.
(5) Signage and exterior displays. Signage and exterior displays on a medical cannabis facility shall comply with all regulations and restrictions set forth in Chapter
11 of the Code of the Township of Knowlton (as applicable to the C-2 Zone) and N.J.A.C. 8:64-12.1 et seq. Specifically:
(a)
Exterior signage shall be restricted to black text on white.
(b)
Exterior signage shall not be illuminated at any time.
(c)
Medical cannabis facilities shall not display on the exterior
of the facility advertisements for medicinal marijuana or a brand
name except for purposes of identifying the building by the permitted
name.
(d)
Cannabis and paraphernalia shall not be displayed or clearly
visible to a person from the exterior of a medical marijuana facility.
[Amended 9-8-1997 by Ord. No. 97-11; 6-12-2000 by Ord. No. 00-10; 6-14-2004 by Ord. No. 04-6]
Bulk requirements for this zone shall be as follows:
Table VI-8
|
---|
Bulk Requirements in C-2 Zone
|
---|
Regulation
|
All Other Permitted Uses
|
Hotels, Motels, Conference Centers
|
---|
Minimum lot area (acres)
|
2.0
|
10
|
Minimum lot width (feet)
|
200
|
400
|
Minimum lot width on cul-de-sac (feet)
|
150
|
135
|
Minimum front yard (feet)
|
75
|
100
|
Minimum rear yard (feet)
|
50
|
100
|
Minimum side yards (feet)
|
50
|
100
|
Maximum impervious coverage (percent)
|
60
|
50
|
Maximum floor area ratio
|
0.20
|
0.15
|
Accessory structure setback from any rear or side lot line (feet)
|
15
|
100
|
Maximum height (feet)
|
45
|
45
|
Maximum stories
|
3
|
4
|
[Amended 4-23-1998 by Ord. No. 98-3]
A. Agricultural uses. Agricultural uses, as defined in this chapter,
including customary farm occupations or lands which qualify as farmland,
as defined herein, shall be permitted in this zone subject to the
following conditions:
(1) Buildings may be utilized for horticulture, nurseries, greenhouses,
dairy farms and for growing, raising, harvesting and sale of agricultural
crops.
(2) The display for sale of products grown or raised by the owner, tenant
or lessee shall only be permitted where:
(a)
The products sold are in their natural state.
(b)
The sale of such products is within the confines of the property
upon which they have been grown or raised.
(c)
The place of sale or storage of any such products, whether of
a permanent or temporary nature, shall not be closer than 100 feet
to any side or rear lot line. One farm stand not to exceed 150 square
feet shall be permitted on the property.
(d)
The sale of any such products shall not have a deleterious effect
on adjoining properties by reason of nuisance or health hazard or
other factors as specified herein.
(e)
The sale of any such products shall also require that a suitable
amount of off-street parking and loading space be required as provided
herein.
B. Restrictions on residential lots for nonhousehold animals. The following
restrictions shall be met where nonhousehold animals are kept on residential
lots:
[Amended 2-7-2011 by Ord. No. 11-05]
(1) A minimum lot area of 1/2 acre shall be required for the keeping
of six fowl and/or rabbits, total and may be increased at the rate
of three fowl and/or rabbits for each additional 1/2 acre of land.
The keeping of roosters shall be prohibited on lots less than two
acres.
(2) A minimum lot area of two acres shall be required for the keeping
of one pastoral animal and may be increased at the rate of one pastoral
animal for each additional 1/2 acre of land.
(3) No owner of any nonhousehold animal shall suffer or permit such animal
to be upon any private property, other than the premises of the owner,
without the consent of the owner or tenant of said private property.
(4) All nonhousehold animals shall be kept in the rear yard only and
may be contained in a fenced area, in which case, the fence shall
be kept four feet from the property line.
(5) Further provided that any such animal must be provided with a stable
or coop and further provided that said stable or coop shall conform
to the setback requirements for the zone wherein it is located.
(6) In addition to the requirements hereinabove for all nonhousehold
animals, the stable or coop required to be constructed hereinabove
must be built and maintained so as not to create offensive odors,
fly breeding, attraction of vermin or other nuisances; and manure
must be collected and maintained in a sanitary manner so as to prevent
offensive odors, fly breeding or other nuisances.
C. Motels and hotels. In addition to meeting the minimum requirements
of the zone, the following additional standards shall apply:
(1) Minimum habitable room area. Such uses shall have a minimum area
for each unit of occupancy of 200 square feet and shall include a
minimum of one bedroom with a shower or bath, a sink and a toilet.
(2) Shops and services. Shops and services accessory to motel, hotel
or motor hotel operations shall be permitted on the ground level floor;
provided, however, that access to such shops and services shall be
only from the interior of the motel, hotel or motor hotel.
D. Buffer requirements.
(1) When required.
(a)
All uses, other than single-family detached dwelling when used
exclusively for residential purposes, which abut a single-family residential
zone shall be required to install, plant and maintain a buffer zone
in accordance with the provisions of this section.
(b)
All developments abutting active agricultural uses shall provide
buffering or increased lot depths to reduce the impact of agricultural
nuisance factors and to reduce the impact of the development on the
agricultural use.
(2) Restrictions on buffer zone.
(a)
No principal or accessory structure, other than as may be provided
herein, nor any off-street parking or loading areas or other use shall
be permitted within the buffer zone.
(b)
No access or driveways, other than as may be permitted by the
Approving Board, shall be permitted within the buffer zone.
(c)
Buffer zones shall be maintained in their natural state when
wooded, and when natural vegetation is sparse, plant material or fencing
may be required, as determined by the Approving Board.
(d)
Underground utility easements shall be permitted, when deemed
necessary or desirable by the Approving Board.
(e)
Unless otherwise specified in this chapter, all buffer zones
shall be a minimum of 10% of the minimum lot width or lot depth in
the zone in which they are located; provided, however, that no buffer
zone need be greater than 100 feet.
(f)
The area encompassed in the buffer zone may be utilized for
the purpose of computing lot coverage and yard setbacks.