Township of Cranford, NJ Zoning

The intent of this article is to establish a precise and detailed plan for the use of land and buildings in the Township of Cranford based upon the Township Master Plan and any amendments thereto and other studies and findings enacted in order to promote and protect the public health, safety, morals, comfort, convenience and the general welfare of the people.

This Zoning Article shall be viewed as permissive. After the adoption of this chapter, no use or structure shall be permitted in the Township which is not listed as a permitted, accessory or conditional use or unless permitted by the Zoning Board of Adjustment.

The Township of Cranford and all of its owned and operated buildings, structures and uses are specifically exempt from the provisions of this article.[1]

[1]

Editor's Note: Ordinance No. 91-11, which originally added this subsection, also provided that nothing in the ordinance would exempt the Township of Cranford from meeting all federal and state regulations and that before the development of any property or structures, the Township of Cranford shall apply to the Cranford Planning Board for its nonbinding recommendation and that notice of hearing with respect to the application shall be given to property owners within 200 feet of the subject property.

§ 255-33 Zone districts.

Designation of zoning districts. For the purpose of this article, the Township of Cranford is hereby divided into districts or zones, to be designated as follows:

[Amended 3-30-2021 by Ord. No. 2021-03]

	R-1	One-Family Detached Residence District
	R-2	One-Family Detached Residence District
	R-3	One-Family Detached Residence District
	R-4	One-Family Detached Residence District
	R-5	One- and Two-Family Residence District
	R-6	Townhouse Residence District
	R-7	Garden Apartment Residence District
	R-8	Apartment Residence District
	R-SC-1	Senior Citizen Apartment Residence District
	IMR	Inclusionary Multifamily Residence District
	D-C	Downtown Core District and Downtown Core Overlay District
	D-B	Downtown Business District and Downtown Business Overlay District
	D-T	Downtown Transition District and Downtown Transition Overlay District
	VC	Village Commercial District
	NC	Neighborhood Commercial District
	O-1	Low-Density Office Building District
	O-2	Medium-Density Office Building District
	ORC	Office Residential Character District
	C-1	Commercial - 1 District
	C-2	Commercial - 2 District
	C-3	Commercial - 3 District
	E-1	Education District
	P-1	Public Use District
	R-CC	Cranford Crossing Redevelopment District
	R-WG	Western Gateway Rehabilitation District
	R-R	Riverfront Redevelopment District
	R-ARR	Age-Restricted Redevelopment District
	FO	Floodplain Overlay District
	PO	Park Street Overlay District

Zoning Map. The location and boundaries of the above districts are hereby established on the Zoning Maps of the Township of Cranford in Union County, dated October 2014, including the revised section of the Zoning Map which is attached hereto and made a part of this article. Said map or maps and all notations, references and designations shown thereon shall be a part of this article as if the same were all fully described and set forth herein.[1]

[1]

Editor's Note: The Zoning Map is included as an attachment to this chapter and can also be viewed on the Township's website.

Designation of district boundaries.

(1)

Unless otherwise noted, the district boundary lines are intended generally to follow the center lines of streets; the center lines of railroad rights-of-way; existing lot lines; the center lines of rivers, streams and other waterways; and municipal boundary lines. However, where a district boundary line does not follow such a line, its position shall be shown on the Zoning Map by a specific dimension expressing its distance in feet from a street line or other boundary line as indicated.

(2)

In the event that a district boundary line divides one or more lots, then the zone boundary line shall be considered the lot limit for computing all area, bulk, yard, buffer and any other dimension requirements specified in this article, unless a zone district boundary line falls within 20 feet of a lot line existing at the time of passage of this chapter, then the lot line shall be considered the zone boundary line.

(3)

In cases of uncertainty or disagreement as to the true location of any district boundary line, the determination shall be made by the Board of Adjustment.

§ 255-34 Schedule of Area, Yard and Building Requirements. [1]

The Schedule of Area, Yard and Building Requirements is contained in Schedule 1 at the end of this chapter and is a part hereof.

[1]

Editor's Note: See Schedule 1 included as an attachment to this chapter.

§ 255-35 Supplementary zone district regulations.

General.

(1)

No building or structure shall be erected and no existing building or structure shall be moved, altered, added to or enlarged, nor shall any land or building be designed, used or intended to be used, for any purpose or in any manner other than as specified among the uses listed as permitted, accessory or conditional in the district in which such building or land is located.

(2)

No building or structure shall be erected, reconstructed or structurally altered to exceed in height the limit designated for the district in which such building or structure is located.

(3)

No building or structure shall be erected, no existing buildings or structures shall be altered, enlarged or rebuilt, nor shall any open space surrounding any building be encroached upon or reduced in any manner, except in conformity with the yard, lot area and building location regulations hereinafter designated for the district in which such building or open space is located.

(4)

No yard or other open space provided for any building for the purpose of complying with the provisions of this article shall be considered as providing a yard or other open space for any other building on any other lot.

(5)

No land in a residential zone shall be used to fulfill open space, minimum area, minimum yard and setback requirements, parking or other similar requirements for uses in nonresidential zones.

(6)

The area or dimension of any lot, yard, parking area or other space shall not be reduced to less than the minimum required by this article, and, if already less than the minimum required by this article, said area or dimension shall not be further reduced.

(7)

The maximum floor area ratio or impervious surface coverage set forth in Schedule 1 shall not be exceeded or, if already more than the maximum, shall not be further increased.

Lot regulations.

(1)

Nonconforming lot. Notwithstanding any other provisions of this article, any existing nonconforming lot in the R-1, R-2, R-3, R-4 or R-5 Zone which is in single ownership, is not adjoining any vacant land and is nonconforming due to shape, width or area may be improved with a new structure or building as otherwise permitted by this chapter, provided that:

(a)

The minimum setback shall be as required in Schedule 1, except as noted below.

(b)

Required side street setbacks on corner lots may be reduced one foot for each three feet the lot is under the minimum width required in the zone district but shall not be reduced below 1/2 the minimum required setback. (See definition of "yard, street side.")

(2)

Lot width. The minimum lot width shall be maintained from the front lot line for a distance of not less than 40 feet to the rear of the required front yard setback line. Where lots front on culs-de-sac or curved streets, the minimum lot width shall be 65% of the required minimum or 50 feet, whichever is greater, measured on the arc of the right-of-way line. Notwithstanding, the minimum lot width shall be maintained at the front yard setback line and for a distance of not less than 40 feet to the rear thereof.

(3)

Corner lots.

(a)

All portions of a corner lot that adjoin streets shall be considered to be front yards and shall be subject to the front yard setback requirements of this article, except as permitted in Subsection B(1)(b) of this section. On a corner lot, the owner or developer shall designate the yard which is to be the rear yard. All yards not designated as a front or rear yard shall be considered to be side yards and shall meet the side yard requirements of this article.

(b)

The lot width shall be measured along each required front yard setback line between the side property line and the most nearly opposite street right-of-way line.

(c)

Corner lots in new subdivisions shall be a minimum of 15% larger than the minimum lot area for the zone.

(d)

Maintenance of adequate intersection sight distances shall be considered in designing structures, grading and plantings.

(4)

Through lots. A through lot shall be considered as having two street frontages, both of which shall be subject to the front yard requirements of this article. Where a lot is bounded on three or more sides by roads, the side opposite the front yard shall be considered the rear yard, and the minimum rear yard setback shall be maintained. The remaining frontage shall be considered a side yard, but the front yard setback shall be maintained for the side street.

(5)

Frontage upon a street. Every principal building shall be built upon a lot with the minimum required frontage upon an approved street which shall be improved in accordance with the street standards established by the Township of Cranford.

(6)

Number of buildings restricted. There shall not be more than one principal structure on each lot in the R-1 through R-5 Districts.

(7)

The Township of Cranford is exempt from the applicability of this chapter for Township properties and public rights-of-way.

Height regulations.

(1)

General application. No building or structure shall have a greater number of stories or greater height than permitted in the zone where such building or structure is located.

(2)

Permitted exceptions.

(a)

Height limitations stipulated elsewhere in this chapter shall not apply to the following when attached to the principal structure: spires, belfries, cupolas and domes, monuments, chimneys, flagpoles, private radio and telephone antennas, fire towers, tanks, water towers and standpipes. All freestanding structures shall be considered as accessory structures and shall meet the height requirements as set forth in Schedule 1, except that freestanding light structures shall not exceed 16 feet in height in any zone.

(b)

Mechanical appurtenances such as condensers, elevator penthouses, exhaust fans, air-conditioning equipment and other similar equipment are exempt from height restrictions, provided that they do not extend more than 12 feet above the maximum height limitations, cover no more than 20% of the roof area and are properly shielded by a parapet wall.

(c)

In the R-8, D-C, D-B, D-T, O-2, C-1 and C-2 Zone Districts, penthouses are exempt from height restrictions, provided that they cover not more than 20% of the main roof area and are not more than 12 feet above the maximum height limitations, and further provided that all building service equipment and appurtenances are enclosed in the penthouse in addition to any use permitted in the zone where located.

Yard regulations.

(1)

Required yards shall be open to the sky and unobstructed, except that parapets, windowsills, door posts, rainwater leaders and similar ornamental or structural fixtures may project up to one foot into such yards.

(2)

Cornices, eaves, bay windows and chimneys may project up to two feet into any minimum required front, side or rear yard as set forth in the Schedule of Zone District Area, Yard and Building Requirements, as annotated, or, in the case of an accessory structure, as provided at § 255-38.

(3)

Uncovered steps only may project up to five feet into a required front or rear yard. If the existing front yard setback is nonconforming, uncovered steps may be reconstructed in their existing locations and footprints, but not increased further in size or encroach further into the required front yard area.

[Amended 8-16-2016 by Ord. No. 2016-21; 9-11-2018 by Ord. No. 2018-13; 11-23-2021 by Ord. No. 2021-17]

(a)

For properties located within the Floodplain Overlay District, uncovered steps only may project up to seven feet into a required front or rear yard and may be located no closer to the front or rear property line than 15 feet.

(4)

Room air-conditioning equipment, ground-mounted generators, barbecues or patios may be located only within any side or rear yard, so long as the furthest extending side is not less than five feet from any property line. Outside central air-conditioning equipment may be located only in any side or rear yard, provided that the closest face of the unit is not less than five feet from the property line.

[Amended 9-27-2016 by Ord. No. 2016-23; 11-23-2021 by Ord. No. 2021-17]

(a)

For properties located within the Floodplain Overlay District, building-mounted platforms to accommodate air-conditioning equipment or generators may be placed within a side or rear yard setback, so long as the further extending side is not less than five feet from any property line and subject to the following:

[1]

Platforms shall not be placed within any area of the side yard designated as a required parking area.

[2]

The height of the platform shall not be greater than four feet higher than the height required for the base flood elevation or advisory base flood elevation of the flood hazard area.

(5)

Where any lot abuts a street right-of-way which is proposed to be widened as indicated on the Master Plan or Official Map of the Township of Cranford or Master Plan of Union County or by the State of New Jersey, setbacks shall be measured from such proposed right-of-way.

(6)

In the R-1, R-2, R-3, R-4 and R-5 Zones, a roof with unenclosed sides over an entrance platform of a dwelling may project into the required or existing nonconforming front yard setback, provided that the roof over an entrance platform shall not extend into the required or existing nonconforming front yard setback more than five feet, nor beyond the platform and steps, nor shall the total area of the extensions in the required or existing nonconforming front yard setback exceed 25 square feet.

[Amended 8-16-2016 by Ord. No. 2016-21; 11-23-2021 by Ord. No. 2021-17]

(a)

For properties located within the Floodplain Overlay District, a roof with unenclosed sides over an entrance platform shall not extend into the required or existing nonconforming front yard setback more than seven feet, nor beyond the platform. Nor shall the width of the extension in the required or existing nonconforming front yard setback exceed one-third of the width of the front facade wall of the dwelling. Steps accessing the entrance platform may be covered by a roof and project no further than four feet from the entrance platform into the required or existing nonconforming front yard setback.

Attics and attic stories.

(1)

Attic space may be improved in accordance with the requirements of the New Jersey Uniform Construction Code if it does not meet the definition of a story or if, in the course of such improvement, it is modified in such a way that it does not become a story in excess of the number of stories permitted in this article.

(2)

Attic space, which meets the definition of "attic story," may be improved as habitable living space when the building exceeds the number of stories permitted in this article if there is no increase to the square footage or volume associated with the attic which may be associated with, but not limited to, enlarged windows, new dormers or altered rooflines.

§ 255-36 Use regulations.

The use regulations applicable to each zone district within the Township of Cranford are as follows. (Note that "PPU" is permitted principal use; "CU" is conditional use.)

Residential districts.

(1)

Principal permitted and conditional uses.

Uses	Districts Where Permitted
Uses	R-1	R-2	R-3	R-4	R-5	R-6	R-7	R-8	R-SC-1
Community residences for developmentally disabled¹	PPU	PPU	PPU	PPU	PPU	—	—	—	—
Community shelters for victims of domestic violence²	Permitted in all zones
Family day-care homes³	Permitted in all zones
Detached 1-family dwellings	PPU	PPU	PPU	PPU	PPU	—	—	—	—
Detached 2-family dwellings	—	—	—	—	PPU	—	—	—	—
Semidetached 1-family dwellings	—	—	—	—	CU	PPU	CU	—	—
Attached 1-family dwellings	—	—	—	—	CU	PPU	CU	—	—
Garden apartment dwellings	—	—	—	—	—	—	PPU	CU	—
Apartment dwellings	—	—	—	—	—	—	—	PPU	—
Farms	PPU	PPU	PPU	PPU	PPU	PPU	PPU	PPU	PPU
Farm stands	CU	CU	CU	CU	CU	CU	CU	CU	CU
Country clubs and private swimming clubs	PPU	—	—	—	—	—	—	—	—
Institutional and public uses	CU	CU	CU	CU	CU	CU	CU	—	—
Essential services	PPU	PPU	PPU	PPU	PPU	PPU	PPU	PPU	PPU

NOTES:
¹	One through six residents, excluding staff.
²	One to five residents. Each such facility shall register its street address with the Cranford Township Police Department prior to commencement or continuation of operations, for the purpose of expediting emergency services response.
³	Three to five children. Each such facility shall register its street address with the Cranford Township Police Department prior to commencement or continuation of operations, for the purpose of expediting emergency services response.

(2)

Accessory uses.

Uses	Districts Where Permitted
Uses	R-1	R-2	R-3	R-4	R-5	R-6	R-7	R-8	R-SC-1
Customary accessory uses	Permitted in all zones
Signs	Permitted in all zones
Parking facilities to serve a principal permitted use	Permitted in all zones
Personal recreational facilities	Permitted in all zones

(3)

Inclusionary Multifamily Residence District.[1]

(a)

Purpose. The purpose of the Inclusionary Multifamily Residence (IMR) District is to provide an opportunity for the construction of up to 360 multifamily residential units on Block 291, Lot 15.01, and Block 292, Lot 2 (215 to 235 Birchwood Avenue), of which not less than 15% shall be reserved for low- and moderate-income households in accordance with applicable affordable housing regulations.

(b)

Permitted principal uses.

[1]

Multifamily dwellings.

[2]

Parking garages (other than podium parking) serving multifamily residential dwellings subject to the following requirement: the parking garage structure must be wrapped by a building containing multifamily residential dwellings on at least three sides of the four-sided parking structure.

(c)

Accessory uses.

[1]

Trash and garbage collection areas which are fully screened.

[2]

Maintenance, leasing and administration offices and storage buildings, swimming pools and other community recreational facilities (noncommercial) associated with multifamily residential uses are allowed in all yards but the front yard.

[3]

Podium parking in multifamily residential structures.

[4]

Ground-level parking.

(d)

Minimum tract area: 15 acres.

(e)

Yard and bulk regulations.

[1]

Lot frontage: minimum of 750 feet.

[2]

Front yard setback: The average front yard setback of the buildings from Birchwood Avenue shall be 30 feet, with a minimum front yard setback requirement of 25 feet.

[3]

Side yard setback: minimum of 55 feet.

[4]

Rear yard setback: minimum of 175 feet.

[5]

Impervious coverage. Impervious coverage, as defined in N.J.A.C. 7:8-1.2 (definition of "impervious surface"), or such successor stormwater management regulations as may be promulgated by the State of New Jersey, shall not exceed the impervious coverage in existence as of the December 9, 2011, date of filing of the Order Granting Relief in Exclusionary Zoning Litigation (Docket Nos. UNN-L-0140-08 and UNN-L-003759-08).

[6]

Building height. The maximum height of Building A shall be three stories of residential units above a maximum of one level of parking, and the maximum height of Building B shall be four stories of residential units or three stories of residential units above a maximum of one level of parking. For purposes of this subsection, a story shall mean a "story" as defined in §§ 202 and 505.1 of the 2009 International Building Code, New Jersey Edition. The maximum height of all buildings shall be 55 feet to the mid-point of the roof.

[7]

Multifamily residential building to multifamily residential building distance requirements: minimum of 25 feet.

(f)

Site perimeter requirements.

[1]

Buffer requirements.

[a]

A minimum of 10 feet of landscape buffer shall be provided along the eastern lot line of 215 Birchwood Avenue. The landscaping shall consist of evergreen trees.

[b]

A minimum buffer area of 150 feet shall be maintained along the rear property line. Within this buffer area, additional vegetation shall be planted to create a complete stand of understory and mature trees to form a continuous visual screen along the rear perimeter of the developed area (parking lots and buildings) and shall be planted in a proper fashion to create an evergreen screen at least 10 feet in height within three growing seasons. Trees shall be planted at a minimum of 2 1/2 inches in caliper. Evergreens shall be planted at a minimum of six feet in height.

(g)

Density. A maximum residential density of up to 24 units per acre of gross tract area is permitted for the construction of up to 360 multifamily residential units, provided that a minimum of 15% of the dwelling units are deed restricted for occupancy by low- and moderate-income households in accordance with applicable affordable housing regulations.

(h)

Parking requirements. A parking ratio of a minimum of 1.85 parking spaces per residential unit shall be maintained for residential development.

(i)

Supplemental regulations.

[1]

Affordable units shall not be segregated within one building and shall be allocated throughout the development.

[2]

Buildings and site improvements shall be designed in a manner reasonably consistent with terms of the court's decision and order and the terms of required New Jersey Department of Environmental Protection (NJDEP) permits and approvals.

[1]

Editor's Note: This subsection was originally added by Ord. No. 2012-11. That ordinance was adopted under protest in order to obtain second and third round substantive certification and to comply with the outstanding December 9, 2011, order. If the December 9, 2011, order is invalidated in any subsequent legal proceeding, Ord. No. 2012-11 shall be considered null and void.

Business districts.

(1)

Principal permitted and conditional uses.

[Amended 9-27-2016 by Ord. No. 2016-23; 3-30-2021 by Ord. No. 2021-03]

	Districts Where Permitted
Uses	D-C	D-B	D-T	VC
Advertising agencies and website design companies	CU	CU	PPU	CU
Antique stores	PPU	PPU	PPU	PPU
Apparel and accessory stores	PPU	PPU	PPU	PPU
Apparel embroidery and printing stores	PPU	PPU	PPU	PPU
Appliance and electronic service, supply and repair shops	CU	CU	PPU	CU
Art galleries	PPU	PPU	PPU	PPU
Artist and artisan studios and workshops	PPU	PPU	PPU	PPU
Bakeries	PPU	PPU	PPU	PPU
Banks and financial institutions	CU	PPU	PPU	PPU
Banks and financial institutions with drive-through services	—	CU	CU	—
Bars and taverns	PPU	PPU	—	—
Beauty and barber shops	PPU	PPU	PPU	PPU
Bed-and-breakfast hotel	CU	CU	—	CU
Bicycle repair and sales shops	PPU	PPU	PPU	PPU
Building supply, garden and hardware stores	PPU	PPU	PPU	PPU
Camera and photo supply stores	PPU	PPU	PPU	PPU
Candy stores	PPU	PPU	PPU	PPU
Child-care centers	PPU	PPU	PPU	PPU
Coffee shops	PPU	PPU	PPU	PPU
Convenience stores	CU	CU	CU	CU
Cooking schools	PPU	PPU	PPU	PPU
Dance and theatrical studios	PPU	PPU	PPU	PPU
Delicatessens	PPU	PPU	PPU	PPU
Educational services	PPU	PPU	PPU	PPU
Essential services	PPU	PPU	PPU	PPU
Eyeglass sales and repair	PPU	PPU	PPU	PPU
Florists	PPU	PPU	PPU	PPU
Fruit and vegetable stores	PPU	PPU	PPU	PPU
Funeral homes	—	CU	CU	CU
Furniture stores	—	PPU	PPU	—
Gasoline service stations	—	CU	CU	—
Gift, card and novelty shops	PPU	PPU	PPU	PPU
Grocery stores	PPU	PPU	PPU	PPU
Hobby and game shops	PPU	PPU	PPU	PPU
Home furnishing stores	PPU	PPU	PPU	PPU
Household appliance sales	—	PPU	PPU	—
Hotels	CU	CU	—	—
Institutional and public uses	CU	CU	CU	CU
Insurance agents and brokers	CU	CU	PPU	CU
Jewelry stores	PPU	PPU	PPU	PPU
Laundry and dry-cleaning services	PPU	PPU	PPU	PPU
Liquor and package goods stores	PPU	PPU	PPU	PPU
Luggage and leather goods stores	PPU	PPU	PPU	PPU
Museums and art galleries	PPU	PPU	PPU	PPU
Musical instrument sales, rentals and repair shops	PPU	PPU	PPU	PPU
New and used bookstores	PPU	PPU	PPU	PPU
New and used vehicle sales dealers	—	CU	—	—
Offices (professional, business, administrative)	CU	CU	PPU	PPU
Office, professional in dwellings	—	CU	PPU	PPU
Office supply and support stores	PPU	PPU	PPU	PPU
Paint and wallpaper stores	PPU	PPU	PPU	PPU
Party goods stores	PPU	PPU	PPU	PPU
Performing arts studios	CU	CU	PPU	—
Pet groomers, supply and purchase stores	PPU	PPU	PPU	PPU
Pharmacies	PPU	PPU	PPU	PPU
Photography studios	PPU	PPU	PPU	PPU
Physical fitness studios, gyms, yoga and martial arts instruction	PPU	PPU	PPU	PPU
Picture framing	PPU	PPU	PPU	PPU
Printing and publishing services	CU	CU	PPU	CU
Public and private garages (structured parking)	CU	CU	PPU	—
Religious goods stores	PPU	PPU	PPU	PPU
Residential apartments	CU PPU*	CU PPU*	CU PPU*	CU
Restaurant	PPU	PPU	—	PPU
Secondhand and consignment stores	PPU	PPU	PPU	PPU
Security brokers	CU	CU	PPU	CU
Shoe and luggage repair	PPU	PPU	PPU	PPU
Sidewalk cafes	PPU	PPU	PPU	PPU
Social service agencies	CU	CU	CU	—
Spa, nail and hair salons	PPU	PPU	PPU	PPU
Sporting goods stores	PPU	PPU	PPU	PPU
Stationary stores	PPU	PPU	PPU	PPU
Tax return preparation service	CU	CU	PPU	—
Theaters	CU	PPU	—	CU
Trophy shops	PPU	PPU	PPU	PPU
Veterinarian office	CU	CU	CU	—
Watch and clock repair	PPU	PPU	PPU	PPU
Web-based retailers	—	—	PPU	—

Notes:
*	In corresponding Overlay District.

(2)

Accessory uses.

	Uses	D-C	D-B	D-T	VC
	Customary accessory uses	Permitted in all zones
	Signs	Permitted in all zones
	Parking facilities	Permitted in all zones

Office districts.

(1)

Principal permitted and conditional uses.

[Amended 9-27-2016 by Ord. No. 2016-23; 5-11-2021 by Ord. No. 2021-07]

Uses	O-1	O-2	ORC¹	NC
Artist and artisan studios and workshops	—	—	PPU	PPU
Bakeries	—	—	—	PPU
Banks and financial institutions	—	CU	CU	CU
Beauty and barber shops	—	—	—	PPU
Business and administrative offices	PPU	PPU	PPU	CU
Child-care centers	Permitted in all zones
Coffee shops	—	—	—	PPU
Convenience stores	—	—	—	PPU
Data processing and computer firms	PPU	PPU	PPU	—
Delicatessens	—	—	—	PPU
Essential services	PPU	PPU	PPU	PPU
Existing one- and two-family residential dwellings as of 2014 subject to the R-5 Zone standards	—	—	PPU	PPU
Florists	—	—	—	PPU
Funeral homes	—	PPU	PPU	—
Gasoline service stations	—	—	—	CU
Institutional and public uses	CU	CU	CU	CU
Nursing homes, long-term care facilities and rehabilitation centers	PPU	—	—	—
Pharmacies	—	—	—	PPU
Physical fitness studios, gyms, yoga and martial arts instruction	—	—	—	PPU
Professional offices in dwellings	CU	CU	PPU	PPU
Research laboratories	PPU	PPU	—	—
Residential uses	—	—	CU	CU
Restaurants	—	—	—	PPU
Tax return services	—	—	—	PPU
Veterinarian office	—	PPU	—	PPU

	Notes:
	¹	Development in the ORC District is subject to supplemental use regulations found in § 255-37J.

(2)

Accessory uses.

	Uses	O-1	O-2	ORC	NC
	Customary accessory uses	Permitted in all zones
	Signs	Permitted in all zones
	Parking facilities	Permitted in all zones

Research-office-industrial districts.

(1)

Principal permitted and conditional uses.

	District Where Permitted
Uses	C-1	C-2	C-3
Animal hospital	—	PPU	—
Banks and financial institutions	—	PPU	—
Business, administrative, executive and professional offices	PPU	PPU	PPU
Car dealers	—	CU	—
Convenience stores with and without gasoline	CU	CU	—
Essential services	PPU	PPU	PPU
Existing one- and two-family residential dwellings as of 2014 subject to the R-5 Zone standards	—	PPU	—
Golf courses	—	—	PPU
Grocery stores	—	—	—
Industrial and manufacturing uses	PPU	PPU	—
Institutional and public uses	—	—	—
Health and fitness clubs	—	PPU	—
Health care facilities	—	—	PPU
Hotels	PPU	PPU	—
Laboratories	PPU	PPU	—
Lawn and garden equipment sales and repair	—	PPU	—
Office distribution centers	—	—	PPU
Performing arts studios	—	PPU	—
Pilot plant operation in conjunction with research lab	CU	CU	—
Professional offices in dwellings	PPU	PPU	—
Recreation facility, commercial	—	PPU	—
Research laboratories	PPU	PPU	PPU
Restaurants	—	—	—
Warehouses	PPU	PPU	—

(2)

Accessory uses.

	Districts Where Permitted
Uses	C-1	C-2	C-3
Customary accessory uses	Permitted in all zones
Parking	Permitted in all zones
Signs	Permitted in all zones

Education District.

(1)

Principal permitted uses: public and private institutions of higher learning licensed by the State Department of Education. Permitted uses: child-care centers.[2]

[2]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

(2)

Conditional uses: none.

(3)

Accessory uses: customary accessory uses; signs; parking.

Public Use District.

(1)

Principal permitted uses: public facilities and uses on lands owned and occupied by the Township of Cranford.

(2)

Conditional uses: none.

(3)

Accessory uses: customary accessory uses, signs and parking facilities.

(4)

Zoning for private use. No premises not owned by the Township of Cranford, located in this zone, shall be developed or used for any purpose until such premises shall be zoned for some other use after referral to the Planning Board in accordance with the Municipal Land Use Law.

Floodplain Overlay District.

(1)

Purpose. The purposes of these provisions are to supplement the land use rules and regulations promulgated by the New Jersey Department of Environmental Protection for floodways and the flood-fringe portion of flood hazard areas regulated in Chapter 225, Flood Damage Prevention, of this Code to implement the land use regulations of the Federal Emergency Management Agency, United States Department of Housing and Urban Development, to discourage construction and regrading in flood hazard areas, to prevent encroachments into flood hazard areas which would obstruct the area through which water must pass, to prevent pollution of watercourses during low- or high-water periods by preventing the placing or storing of unsanitary or dangerous substances in the flood hazard areas, and to prevent the loss of property and life, the creation of health and safety hazards, the disruption of commercial and governmental services, the extraordinary and unnecessary expenditure of public funds for flood protection and relief and the impairment of the tax base by:

(a)

Regulating uses, activities and developments which, acting alone or in combination with other existing or future uses, activities and developments, will cause increases in flood heights, velocities and frequencies.

(b)

Restricting or prohibiting certain uses, activities and developments from locating within areas subject to flooding.

(c)

Protecting individuals from buying lands and structures which are unsuitable for intended purposes because of flood hazards.

(2)

Compliance. Any lot containing a floodway portion of a drainage course and on which it is proposed to regrade and/or construct an improvement shall not be permitted unless the proposed use is permitted by this chapter, site plan approval has been granted (or subdivision approval in the case of a subdivision) and a permit has been issued by the New Jersey Department of Environmental Protection, Division of Water Resources, where required by state regulations. Any lot containing a flood-fringe portion of the flood hazard area and on which it is proposed to regrade and/or construct an improvement shall not be permitted unless the proposed use is permitted by this chapter and until site plan approval has been granted. Any regrading or improvement must be in full compliance with the terms of this Subsection G and Chapter 225 and any other applicable ordinances and regulations which apply to structures and uses with the jurisdiction of this Subsection G.

(3)

Establishment of the Floodplain Zoning District.

(a)

Basis of district. The Floodplain District shall include areas subject to inundation by water of the one-hundred-year flood. The basis for the delineation of this district shall be the flood hazard area identified by Flood Insurance Rate Maps and Flood Boundary – Floodway Maps identified in § 225-7 of Chapter 225, Flood Damage Prevention, of this Code, which are hereby adopted by reference and declared to be a part of this subsection. For the purposes of this subsection, the following nomenclature is used in referring to the various kinds of floodplain areas:

[1]

The floodway area (FW) is delineated for purposes of this subsection using the criteria that a certain area within the floodplain must be capable of carrying the waters of the one-hundred-year flood without increasing the water surface elevation of that flood more than 0.2 foot at any point.

[2]

The flood-fringe area (FF) shall be that area of the one-hundred-year floodplain not included in the floodway. The basis for the outermost boundary of this district shall be the one-hundred-year flood elevations.

(b)

Overlay concept.

[1]

The Floodplain District described above shall be an overlay to the existing underlying districts, and the provisions for the Floodplain District shall serve as a supplement to the underlying district provisions.

[2]

Where there happens to be any conflict between the provisions or requirements of the Floodplain District and those of any underlying district, the more restrictive provisions shall apply.

[3]

In the event any provision concerning the Floodplain District is declared inapplicable as a result of any legislative or administrative actions or judicial decisions, the basic underlying district provisions shall remain applicable.

(4)

District boundary changes. The delineation of the Floodplain District may be revised by the municipality where natural or man-made changes have occurred and/or more detailed studies conducted or undertaken by the United States Army Corps of Engineers, a river basin commission or other qualified agent or individual. However, prior to any such change, approval must be obtained from the Federal Emergency Management Agency.

(5)

Interpretation of district boundaries. Initial interpretations of the boundaries of the Floodplain District shall be made by the Zoning Officer. Should a dispute arise concerning the boundaries of the district, the Zoning Board of Adjustment of the municipality shall make the necessary determination. The person questioning or contesting the location of the district boundary shall be given a reasonable opportunity to present his or her case to the Zoning Board of Adjustment and to submit his or her own technical evidence if he or she so desires.

(6)

Floodplain District provisions.

(a)

General provisions.

[1]

All uses, activities and developments occurring within the Floodplain District shall be undertaken only in strict compliance with the provisions of this subsection as well as Chapter 225, Flood Damage Prevention, of this Code and with all other applicable codes and ordinances, such as the Building Code and the subdivision and site plan provisions of this chapter. In addition, all such uses, activities and developments shall be undertaken only in compliance with federal or state law.

[2]

Under no circumstances shall any use, activity and/or development lower the capacity of the channels or floodways of any watercourse, drainage ditch or any other drainage facility or system.

[3]

Prior to any proposed alteration or relocation of any stream, watercourse, etc., within the municipality, a permit shall be obtained from the New Jersey Department of Environmental Protection.

[4]

Further, notification of the proposal by the municipality shall be given to all affected adjacent municipalities. Copies of such notification shall be forwarded to the Federal Emergency Management Agency.

[5]

In the Floodplain District, no development shall be permitted except where any rise in flood height caused by the proposed development will be fully offset by accompanying improvements which have been approved by all appropriate local, state and federal authorities as required above.

[6]

The following obstructions and activities present special hazards in floodplains: hospitals, public or private, and nursing homes, public or private. No construction, enlargement or expansion of any of the obstructions or commencement of any of the activities listed above shall be undertaken in any one-hundred-year floodplain.[3]

[3]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

[7]

All new or replacement public sanitary sewer facilities shall be designed to minimize or eliminate infiltration of floodwaters into systems and discharges from the systems into the floodwaters. In addition, they should be located and constructed to minimize or eliminate flood damage and impact. All new or replacement water facilities shall be located and constructed to minimize the chance of impairment during a flood. All utilities, such as gas lines and electrical and telephone systems, being placed in the floodplain should be located, elevated (where possible) and constructed to minimize the chance of impairment during a flood. Adequate drainage shall be provided to reduce exposure to flood hazards.

[8]

Any structure placed in the floodplain shall be anchored firmly to prevent flotation, collapse or lateral movement. The Zoning Officer shall require the applicant to submit the written opinion of a licensed engineer that the proposed structural design meets this criterion.

[9]

No part of any private sewage treatment and/or disposal system related to the treatment and renovation of sewage effluent shall be constructed within the floodplain.

[10]

No materials that can float, that are explosive or that are toxic to humans, animals or vegetation shall be stored in the floodplain. Any new or substantially improved structure which will be used for the production or storage of any of the following dangerous materials or any dangerous materials or substances, including but not limited to the following, on the premises shall not be permitted in the floodplain:

Acetone.

Ammonia.

Benzene.

Calcium carbide.

Carbon disulfide.

Celluloid.

Chlorine.

Hydrochloric acid.

Hydrocyanic acid.

Magnesium.

Nitric acid and oxides of nitrogen.

[l]

Pesticides, including insecticides, fungicides and rodenticides.

[m]

Petroleum products (gasoline, fuel oil, etc.).

[n]

Phosphorus.

[o]

Potassium.

[p]

Radioactive substances.

[q]

Sodium.

[r]

Sulphur and sulphur products.

(b)

Permitted uses. In the Floodplain District, all uses and activities within the underlying district are permitted unless specifically prohibited by this Subsection G.

(c)

Alteration of existing buildings or structures. Any building or structure within the floodplain at the time of enactment of this chapter may be altered or extended, provided that:

[1]

The alteration or extension conforms to all applicable regulations of this chapter.

[2]

The alteration does not constitute a substantial improvement (50% or more of the structure's market value).

[3]

Any increase in volume or area shall not exceed an aggregate of more than 25% of such volume or area during the life of the structure.

[4]

For all nonresidential development applications, whenever a variance for maximum impervious coverage is granted, the property owner must mitigate the impact of the additional impervious surfaces unless the stormwater management plan for the development provides for these increases in impervious surfaces.

[5]

Alterations of existing buildings or structures that meet all requirements listed below shall be exempt from § 255-36G(6)(c)[2] and [3]:

[Added 11-23-2021 by Ord. No. 2021-17]

[a]

The lowest floor of the building is reconstructed or elevated to at least one foot above the base flood elevation.

[b]

The building footprint is not increased by more than 300 square feet.

[c]

Any space within the building below the base flood elevation shall not used as a habitable room, kitchen, bathroom, laundry nor mechanical room.

(7)

Variances.

[Amended 10-24-2017 by Ord. No. 2017-12]

(a)

In passing upon applications for variances, the applicable board shall consider all relevant factors and procedures specified in other sections of this chapter and the following:

[1]

The danger to life and property due to increased flood heights or velocities caused by encroachments. No variance shall be granted for any proposed use, activity or development that will cause any increase in flood levels in the Floodplain District.

[2]

The danger that materials may be swept onto other lands or downstream to injure others.

[3]

The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owners.

[4]

The importance of services provided by the proposed facility to the community.

[5]

The availability of alternative locations not subject to flooding for the proposed use.

[6]

The compatibility of the proposed use with existing development anticipated in the foreseeable future.

[7]

The relationship of the proposed use to the comprehensive master plan and floodplain management program for the area.

[8]

The safety of access to the property by ordinary and emergency vehicles in times of flood.

[9]

The expected heights, velocity, duration, rate of rise and sediment transport of the floodwater at the site.

(b)

The applicable board may refer any application and accompanying documentation pertaining to any request for a variance to any qualified engineer, person or agency for technical assistance in evaluating the proposed project in relation to flood heights and velocities and the adequacy of the plans for protection and other related matters.

(c)

Variances shall only be issued after the applicable board has determined that the granting of such will not result in:

[1]

Increased flood heights.

[2]

Additional threats to public safety.

[3]

Extraordinary public expense.

[4]

Creation of nuisances.

[5]

Fraud or victimization of the public.

[6]

Conflict with local laws or ordinances.

[7]

Modification greater than the minimum necessary to obtain relief.

Downtown Core Overlay District.

[Added 3-30-2021 by Ord. No. 2021-03; amended 7-13-2021 by Ord. No. 2021-12]

(1)

Purpose. The purpose of the Downtown Core Overlay District is to provide an opportunity downtown for the construction of multiple-family housing in developments where not less than 20% of the units shall be reserved for low- and moderate-income households in accordance with applicable affordable housing regulations.

(2)

Permitted principal uses.

(a)

Multifamily residential dwellings.

(b)

Mixed use incorporating any of the permitted uses in the underlying district and multifamily residential dwellings.

(3)

Accessory uses.

(a)

Parking garages which are either wrapped by nonresidential/residential uses or below grade. Parking facilities may not front upon the street except for means of ingress or egress unless said frontage is upon a side street for a distance of less than 50 feet.

(b)

Trash and garbage collection areas which are fully screened.

(c)

Maintenance, leasing and administration offices and storage buildings, swimming pools and other noncommercial community recreational facilities associated with multifamily residential uses in all yards but the front yard.

(4)

Yard and bulk regulations.

(a)

Front yard setback: five feet.

(b)

Side yard setback: none.

(c)

Rear yard setback: minimum of 10 feet.

(d)

Density. A maximum residential density of 40 dwelling units per acre of gross tract area is permitted for the construction of dwelling units, provided 20% of the units are deed restricted for occupancy by very-low-, low- and moderate-income households in accordance with applicable affordable housing regulations.

(e)

Parking requirements. As required per N.J.A.C. 5:21 Table 4.4 of the Residential Site Improvement Standards for residential development.

(f)

Building height. The maximum height shall be four stories of residential units or three stories of residential units above a maximum of one level of parking. For purposes of this subsection, a story shall mean a "story" as defined in §§ 202 and 505.1 of the 2009 International Building Code, New Jersey Edition. The maximum height of all buildings shall be 55 feet to the mid-point of the roof.

(g)

Multifamily residential building to multifamily residential building setback requirements: minimum of 25 feet.

(5)

Supplemental regulations.

(a)

Affordable units shall be allocated throughout the development and shall not be segregated within one building or portion of a building.

(b)

Affordable units shall comprise at least 20% of the units in any application for development pursuant to these regulations.

(c)

All affordable units shall be provided in accordance with the Uniform Housing Affordability Controls (UHAC), applicable rules of the Council on Affordable Housing and the Fair Housing Act.

(6)

General requirements.

(a)

Circulation.

[1]

The design shall provide for pedestrian and vehicular traffic movement within and adjacent to the site, with particular emphasis on the provision and layout of parking areas; off-street loading and unloading; and movement of people, goods and vehicles from access roads within the site, between buildings and between buildings and vehicles. All efforts should be made to limit the number of ingress/egress points in order to minimize conflicts with pedestrians and vehicles.

[2]

The Planning Board shall ensure that all parking spaces are usable and are safely and conveniently arranged. Access to the site from adjacent roadways shall be designed so as to interfere as little as possible with traffic flow and to minimize potential conflicts with pedestrian and nonmotorized traffic.

(b)

Design and building layout.

[1]

The design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection and impact on and from surrounding development and contiguous and adjacent buildings and lands.

[2]

Standards established by § 255-25, Design standards: general, and § 255-26, Design standards: specific, shall be applied.

[3]

Design shall be consistent with § 255-26H notwithstanding § 255-26H(1), Applicability.

(c)

Lighting. Adequate lighting shall be provided to ensure safe movement of persons and vehicles and for security purposes. Lighting standards shall be a type approved by the Planning Board. Lights shall be arranged so as to minimize glare and reflection on adjacent properties.

(d)

Landscaping.

[1]

Landscaping shall be provided as part of the overall development design to minimize headlight glare, noise, light from structures and the movement of people and vehicles and to shield activities from adjacent properties and shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative manner.

[2]

Landscaping shall be maintained and the owner shall be responsible for replacement of dead plants, trees or other landscaping items.

[3]

A landscape plan prepared by a certified or licensed landscape architect, building elevations and lighting and architectural plans shall be submitted as part of all applications for development in the D-C Zone.

[4]

In any D-C Zone District, it shall be the intent of the design guidelines to encourage streetscapes of the highest quality. For any such zone which abuts a residential zone, the D-C Zone development shall be designed to be compatible with the character of the adjacent residential area.

(7)

Utilities.

(a)

Adequate provision shall be made for stormwater drainage, water supply and sewage treatment and disposal.

(b)

All telephone, electric and CATV service, including outdoor lighting on the property, shall be by underground conduit.

(c)

Fire hydrants. Fire hydrants shall be installed at locations specified by the Township. Such hydrants shall be provided with appropriate water pressure and otherwise adequately maintained by the owner or owners of the dwelling units. All such hydrants shall conform to the standards of the National Board of Fire Underwriters or Township requirements, whichever is more restrictive.

(d)

Solid waste, including recyclable materials. Suitable provision shall be made for the orderly deposit and pick-up of solid waste, including recyclable materials. The locations and numbers of all facilities for such purposes shall be subject to approval by the Planning Board and shall meet all regulations of the Township Board of Health and applicable provisions of Chapter 232 of the Municipal Code of the Township of Cranford as well as the following:

[1]

Each receptacle shall be located in a completely enclosed building.

[2]

Buildings used solely for the purpose of housing receptacles shall be located at least five feet from an internal roadway and shall otherwise meet the requirements for accessory buildings.

[3]

Buildings used to house receptacles shall be so located as to permit convenient vehicular access.

(8)

Developer's obligation to provide affordable housing.

(a)

Prior to the issuance of any construction permit, and as a condition precedent to the grant of any approval of a development application by the Planning Board, Board of Adjustment or Zoning Officer, as applicable, a developer shall be required to enter into an agreement with the Township Committee to construct at least 20% of all dwelling units as low- and moderate-income housing units.

(b)

At least 50% of the affordable rental units shall be available to low-income households with no less than 13% of all affordable units being affordable to very-low-income households earning no more than 30% of the median income in the housing region (i.e. 37% of the total number of affordable units available to low-income households and 13% of the total number of affordable units available to very-low-income households). The remaining 50% of the affordable units shall be available to moderate-income households. The required agreement shall make provisions for the developer's obligation to construct the affordable units and the phasing of construction of market and affordable units shall provide for the construction of affordable units in tandem with the market units according to the requirements of N.J.A.C. 5:93-5.6(d).

(c)

The required maximum residential densities and affordable housing set asides for multifamily housing, including apartments and condominiums shall be as follows:

[1]

Forty dwelling units per acre with a 20% affordable housing set-aside.

Downtown Business Overlay District.

[Added 3-30-2021 by Ord. No. 2021-03; amended 7-13-2021 by Ord. No. 2021-12]

(1)

Purpose. The purpose of the Downtown Business Overlay District is to provide an opportunity downtown for the construction of multiple-family housing in developments where not less than 20% of the units shall be reserved for low- and moderate-income households in accordance with applicable affordable housing regulations.

(2)

Permitted principal uses.

(a)

Multifamily residential dwellings.

(b)

Mixed use incorporating any of the permitted uses in the underlying district and multifamily residential dwellings.

(3)

Accessory uses.

(a)

Parking garages (other than podium parking) which are either wrapped by nonresidential/residential uses or below-grade. Parking facilities may not front upon the street and sidewalk except for means of ingress and egress.

(b)

Trash and garbage collection areas which are fully screened.

(c)

(d)

Ground-level parking.

(4)

Yard and bulk regulations.

(a)

Front yard setback: five feet.

(b)

Side yard setback: none.

(c)

Rear yard setback: minimum of 10 feet.

(d)

Impervious coverage: Impervious coverage, as defined in N.J.A.C. 7:8-1.2 (definition of "impervious surface"), or such successor stormwater management regulations as may be promulgated by the State of New Jersey, shall not exceed 85%.

(e)

Density. A maximum residential density of 30 dwelling units per acre of gross tract area is permitted for the construction of dwelling units, provided 20% of the units are deed restricted for occupancy by low- and moderate-income households in accordance with applicable affordable housing regulations.

(f)

Parking requirements. As required per N.J.A.C. 5:21 Table 4.4 of the Residential Site Improvement Standards for residential development.

(g)

(h)

Multifamily residential building to multifamily residential building setback requirements: minimum of 25 feet.

(5)

Supplemental regulations.

(a)

Affordable units shall be allocated throughout the development and shall not be segregated within one building or portion of a building.

(b)

Affordable units shall comprise at least 20% of the units in any application for development pursuant to these regulations.

(c)

All affordable units shall be provided in accordance with the Uniform Housing Affordability Controls (UHAC), applicable rules of the Council on Affordable Housing and the Fair Housing Act.

(6)

General requirements.

(a)

Circulation.

[1]

[2]

The Planning Board or Zoning Board of Adjustment shall ensure that all parking spaces are usable and are safely and conveniently arranged. Access to the site from adjacent roadways shall be designed so as to interfere as little as possible with traffic flow and to minimize potential conflicts with pedestrian and non-motorized traffic.

(b)

Design and building layout.

[1]

[2]

Standards established by § 255-25, Design standards: general, and § 255-26, Design standards: specific, shall be applied.

[3]

Design shall be consistent with § 255-26H notwithstanding § 225-26H(1), Applicability.

(c)

(d)

Landscaping. Landscaping shall be provided as part of the overall development design to minimize headlight glare, noise, light from structures and the movement of people and vehicles and to shield activities from adjacent properties and shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative manner.

[1]

Landscaping shall be maintained and the owner shall be responsible for replacement of dead plants, trees or other landscaping items.

[2]

[3]

In any D-B Zone District, it shall be the intent of the design guidelines to encourage streetscapes of the highest quality. For any such zone which abuts a residential zone, the D-B Zone development shall be designed to be compatible with the character of the adjacent residential area.

(7)

Utilities.

(a)

Adequate provision shall be made for stormwater drainage, water supply and sewage treatment and disposal.

(b)

All telephone, electric and CATV service, including outdoor lighting on the property, shall be by underground conduit.

(c)

(d)

[1]

Each receptacle shall be located in a completely enclosed building.

[2]

Buildings used solely for the purpose of housing receptacles shall be located at least five feet from an internal roadway and shall otherwise meet the requirements for accessory buildings.

[3]

Buildings used to house receptacles shall be so located as to permit convenient vehicular access.

(8)

Developer's obligation to provide affordable housing.

(a)

(b)

At least 50% of the affordable rental units shall be available to low-income households with no less than 13% of all affordable units shall be affordable to very-low-income households earning no more than 30% of the median income in the housing region (i.e. 37% of the total number of affordable units shall be available to low-income households and 13% of the total number of affordable units shall be available to very-low-income households). The remaining 50% of the affordable units shall be available to moderate-income households. The required agreement shall make provisions for the developer's obligation to construct the affordable units and the phasing of construction of market and affordable units shall provide for the construction of affordable units in tandem with the market units according to the requirements of N.J.A.C. 5:93-5.6(d).

(c)

The required maximum residential densities and affordable housing set asides for multifamily housing, including apartments and condominiums shall be as follows:

[1]

Thirty dwelling units per acre with a 20% affordable housing set-aside.

Downtown Transition Overlay District.

[Added 3-30-2021 by Ord. No. 2021-03; amended 7-13-2021 by Ord. No. 2021-12]

(1)

Purpose. The purpose of the Downtown Transition Overlay District is to provide an opportunity downtown for the construction of multiple family housing in developments where not less than 20% of the units shall be reserved for low- and moderate-income households in accordance with applicable affordable housing regulations.

(2)

Permitted principal uses.

(a)

Multifamily residential dwellings.

(3)

Accessory uses.

(a)

Parking garages (other than podium parking) which are either wrapped by nonresidential/residential uses or below grade. Parking facilities may not front upon the street and sidewalk except for means of ingress and egress.

(b)

Trash and garbage collection areas which are fully screened.

(c)

(d)

(Reserved)

(e)

Ground-level parking.

(4)

Yard and bulk regulations.

(a)

Front yard setback: five feet.

(b)

Side yard setback: none.

(c)

Rear yard setback: minimum of 10 feet.

(d)

(e)

Density. A maximum residential density of 25 dwelling units per acre of gross tract area is permitted for the construction of dwelling units, provided 20% of the units are deed restricted for occupancy by low- and moderate-income households in accordance with applicable affordable housing regulations.

(f)

Parking requirements. As required per N.J.A.C. 5:21 Table 4.4 of the Residential Site Improvement Standards for residential development.

(g)

Building height. The maximum height shall be three stories of residential units or two stories of residential units above a maximum of one level of parking. For purposes of this subsection, a story shall mean a "story" as defined in §§ 202 and 505.1 of the 2009 International Building Code, New Jersey Edition. The maximum height of all buildings shall be 55 feet to the mid-point of the roof.

(h)

Multifamily residential building to multifamily residential building setback requirements: minimum of 25 feet.

(5)

Supplemental regulations.

(a)

Affordable units shall be allocated throughout the development and shall not be segregated within one building or portion of a building.

(b)

Affordable units shall comprise at least 20% of the units in any application for development pursuant to these regulations.

(c)

All affordable units shall be provided in accordance with the Uniform Housing Affordability Controls (UHAC), applicable rules of the Council on Affordable Housing and the Fair Housing Act.

(6)

General requirements.

Circulation.

Design and building layout.

[1]

[2]

Standards established by § 255-25, Design standards: general, and § 255-26, Design standards: specific, shall be applied.

[3]

Design shall be consistent with § 255-26H notwithstanding § 225-26H(1), Applicability.

Landscaping.

Landscaping shall be maintained and the owner shall be responsible for replacement of dead plants, trees or other landscaping items.

[3]

[4]

In any D-T Zone District, it shall be the intent of the design guidelines to encourage streetscapes of the highest quality. For any such zone which abuts a residential zone, the D-T Zone development shall be designed to be compatible with the character of the adjacent residential area.

(7)

Utilities.

(a)

Adequate provision shall be made for stormwater drainage, water supply and sewage treatment and disposal.

(b)

All telephone, electric and CATV service, including outdoor lighting on the property, shall be by underground conduit.

(c)

(d)

[1]

Each receptacle shall be located in a completely enclosed building.

[2]

Buildings used solely for the purpose of housing receptacles shall be located at least five feet from an internal roadway and shall otherwise meet the requirements for accessory buildings.

[3]

Buildings used to house receptacles shall be so located as to permit convenient vehicular access.

(8)

Developer's obligation to provide affordable housing.

(a)

(b)

At least 50% of the affordable rental units shall be available to low-income households with no less than 13% of all affordable units affordable to very-low-income households earning no more than 30% of the median income in the housing region (i.e. 37% of the total number of affordable units shall be available to low-income families and 13% of the total number of affordable units shall be available to very-low-income households). The remaining 50% of the affordable units shall be available to moderate-income households. The required agreement shall make provisions for the developer's obligation to construct the affordable units and the phasing of construction of market and affordable units shall provide for the construction of affordable units in tandem with the market units according to the requirements of N.J.A.C.5:93-5.6(d).

(c)

The required maximum residential densities and affordable housing set asides for multifamily housing, including apartments and condominiums shall be as follows:

[1]

Twenty-five dwelling units per acre with a 20% affordable housing set-aside.

Park Street Overlay District.

[Added 3-30-2021 by Ord. No. 2021-03; amended 7-13-2021 by Ord. No. 2021-12]

(1)

Purpose. The Park Street Overlay District shall consist of the property identified on the Tax Map of the Township of Cranford (June 1977) as Block 555, Lots 1, 2, 3, and 7. The purpose of the Park Street Overlay District is to provide an opportunity for the construction of multiple family housing in developments where not less than 20% of the units shall be reserved for low- and moderate-income households in accordance with applicable affordable housing regulations.

(2)

Permitted principal uses.

(a)

Townhouse residential dwellings.

(3)

Townhouse development standards.

(a)

Townhouse lot area. Each dwelling unit shall be constructed on an individual lot, and there shall be a minimum of 3,630 square feet of tract area per dwelling unit.

(b)

Individual lots.

[1]

Minimum width. The required average width of all individual lots shall be not less than 20 feet, and no individual lot shall have a width of less than 18 feet, said width to be measured at the actual building setback line for each individual lot. In addition, for each individual lot with a width less than the required average, there shall be not less than one individual lot with a width greater than the required average, and the deviation from the required average of the larger lot shall be at least equal to the deviation from the required average of the smaller lot.

[2]

Minimum area. The required average area of all individual lots shall be not less than 1,600 square feet, and no individual lot shall have an area of less than 1,400 square feet.

[3]

Front and rear yards. The required average for front and rear yards on all individual lots shall be not less than 25 feet, and no individual lot shall have a front or rear yard of less than 20 feet, except that where the front or rear property line of an individual lot abuts open space and which open space shall have a minimum dimension of 50 feet measured at right angles along the full length of the abutting property line, then the required average and minimum yard requirements set forth herein may be reduced by not more than 10 feet for the abutting yard. In addition, for each individual lot with a front or rear yard less than the required average, there shall be not less than one individual lot with corresponding yard greater than the required average, and the deviation from the required average of the larger yard shall be at least equal to the deviation from the required average of the corresponding smaller yard.

[4]

Side yards. There shall be a single side yard of not less than 10 feet required only for each individual lot occupied by a semidetached dwelling unit.

[5]

Multifamily residential building to multifamily residential building setback requirements: minimum of 25 feet.

Buildings.

Design.

Each dwelling unit shall have not fewer than two means of ingress and egress.

[b]

Each dwelling unit shall have not fewer than two exposures.

[c]

There shall be no more than eight dwelling units in any single group of dwelling units.

[d]

No living space shall be permitted above the third story.

[e]

No more than two adjacent dwelling units may be constructed without providing a front wall setback of not less than four feet.

[2]

Siting.

[a]

Each group of dwelling units shall set back not less than 25 feet from all streets, roads or ways, whether public or private.

[b]

Each group of dwelling units within a tract shall be set back not less than 30 feet from any other group of dwelling units within the same tract and shall set back not less than 15 feet from the tract boundary line.

(d)

Garages.

[1]

Design. All garages shall conform architecturally to, and be of similar materials as, the principal building in the development.

[2]

Location. Garages may be built into townhouses or may be constructed on individual lots or on common areas, all subject to the approval of the Planning Board.

[3]

Private garages. Garages constructed on individual lots under this article shall be subject to the following:

[a]

A garage need not be set back from one side line of an individual lot and may be attached to a garage on an adjacent individual lot.

[b]

No garage which is not attached to or part of a townhouse on the same individual lot shall be closer than 20 feet to said townhouse.

[c]

Common garages shall meet the setback requirements for parking areas as set forth in Article IV, § 255-26G(3), except that the rear walls of such garages may be situated as close as 25 feet to a peripheral public street subject to any greater existing setbacks and approval by the Planning Board.

(e)

Density. A maximum residential density of 12 dwelling units per acre of gross tract area is permitted for the construction of townhouse dwelling units, provided 20% of the units are deed restricted for occupancy by very-low, low- and moderate-income households in accordance with applicable affordable housing regulations.

(f)

Parking requirements. As required per N.J.A.C. 5:21 Table 4.4 of the Residential Site Improvement Standards for residential development.

(g)

Building height. The maximum height shall be three stories. For purposes of this subsection, a story shall mean a "story" as defined in §§ 202 and 505.1 of the 2009 International Building Code, New Jersey Edition. The maximum height of all buildings shall be 55 feet to the mid-point of the roof.

(h)

Ownership of common areas. Common areas of any tract utilized for a townhouse development which are not accepted by the Township shall be deeded to a corporation, association, individual or individuals or other legal entity consisting of a majority of the property owners within the development for their use, control, management and maintenance. Any agreement providing for such ownership shall be reviewed and approved by the Township Attorney to ensure that adequate safeguards are included guaranteeing the continuance of the agreement in perpetuity and protecting the Township from harm. In any event, said agreement shall give the Township the right to perform maintenance and assess the cost to the property owners in the event that said property owners fail to maintain the property in accordance with the agreement.

(4)

Accessory uses. Permitted accessory uses for the Park Street Overlay District shall be the same accessory uses permitted in the R-5 District.

(5)

Supplemental regulations.

(a)

Affordable units shall be allocated throughout the development and shall not be segregated within one building or portion of a building.

(b)

Affordable units shall comprise at least 20% of the units in any application for development pursuant to these regulations.

(c)

All affordable units shall be provided in accordance with the Uniform Housing Affordability Controls (UHAC), applicable rules of the Council on Affordable Housing and the Fair Housing Act.

(6)

General requirements.

(a)

Circulation.

[1]

[2]

The Planning Board shall ensure that all parking spaces are usable and are safely and conveniently arranged. Access to the site from adjacent roads shall be designed so as to interfere as little as possible with traffic flow on these roads and to permit vehicles a rapid and safe ingress and egress to the site.

(b)

Design and building layout. The design and layout of buildings and parking areas shall be reviewed so as to provide an aesthetically pleasing design and efficient arrangement. Particular attention shall be given to safety and fire protection and impact on and from surrounding development and contiguous and adjacent buildings and lands.

Landscaping.

Landscaping shall be maintained and the owner shall be responsible for replacement of dead plants, trees or other landscaping items.

[3]

[4]

In the P-O Zone District, it shall be the intent of the design guidelines to encourage streetscapes of the highest quality. For any such zone which abuts a residential zone, the P-O Zone development shall be designed to be compatible with the character of the adjacent residential area.

(7)

Utilities.

(a)

Adequate provision shall be made for stormwater drainage, water supply and sewage treatment and disposal.

(b)

All telephone, electric and CATV service, including outdoor lighting on the property, shall be by underground conduit.

(c)

(d)

[1]

Each receptacle shall be located in a completely enclosed building.

[2]

Buildings used solely for the purpose of housing receptacles shall be located at least five feet from an internal roadway and shall otherwise meet the requirements for accessory buildings.

[3]

Buildings used to house receptacles shall be so located as to permit convenient vehicular access.

(8)

Developer's obligation to provide affordable housing.

(a)

(b)

At least 50% of the affordable rental units shall be available to low-income households with no less than 13% of all affordable units shall be affordable to very-low-income households earning no more than 30% of the median income in the housing region (i.e. 37% of all affordable units shall be affordable to low-income households and at least 13% of all affordable units shall be affordable to very-low-income households). The remaining 50% of the affordable units shall be available to moderate-income households. The required agreement shall make provisions for the developer's obligation to construct the affordable units and the phasing of construction of market and affordable units shall provide for the construction of affordable units in tandem with the market units according to the requirements of N.J.A.C. 5:93-5.6(d).

(c)

The required maximum residential densities and affordable housing set asides for multifamily housing, including apartments and condominiums shall be as follows:

[1]

Twelve dwelling units per acre with a 20% affordable housing set-aside.

All classes of cannabis establishments or cannabis distributors or cannabis delivery services as said terms are defined in section 3 of P.L. 2021, c. 16, but not the delivery of cannabis items and related supplies by a delivery service shall be prohibited uses in all zoning districts.

[Added 7-13-2021 by Ord. No. 2021-11]

§ 255-37 Supplemental use regulations.

Agricultural uses. Agricultural uses, including customary farm occupations and lands which qualify as farmlands as defined herein, shall be subject to the following regulations:

(1)

Buildings utilized for horticulture, nurseries, greenhouses and for the growing, raising, harvesting and sale of agricultural crops or for any other farm use shall be not less than 100 feet from any side or rear lot line, except that residential buildings may be constructed and located in conformity with the standards for residences within those districts in which they are located.

(2)

No livestock, poultry, fowl or other animals shall be permitted except where incidental to the major agricultural activity.

Country clubs and private swimming clubs.

(1)

No building shall be located within 50 feet of any property line.

(2)

Retail sales shall be restricted to members and their guests only.

(3)

Unenclosed recreational facilities shall be located not less than 50 feet from any property line and shall be effectively screened from adjoining residential uses.

(4)

No public address system shall be permitted which is audible at any property line.

(5)

Such uses shall be subject to site plan review.

Townhouses. Townhouse dwellings shall comply with the following regulations:

(1)

Tract development.

(a)

Minimum tract area. The minimum tract area shall be 30,000 square feet.

(b)

Minimum tract frontage. The minimum tract frontage shall be 150 feet.

(c)

Development density. Each dwelling unit shall be constructed on an individual lot, and there shall be a minimum of 5,000 square feet of tract area per dwelling unit.

(2)

Individual lots.

(a)

(b)

Minimum area. The required average area of all individual lots shall be not less than 1,600 square feet, and no individual lot shall have an area of less than 1,400 square feet. In addition, for each individual lot with an area less than the required average, there shall be not less than one individual lot with an area greater than the required average, and the deviation from the required average of the larger lot shall be at least equal to the deviation from the required average of the smaller lot.

(c)

(d)

Side yards. There shall be a single side yard of not less than 10 feet required only for each individual lot occupied by a semidetached dwelling unit.

(3)

Buildings.

(a)

Design.

[1]

Each dwelling unit shall have not fewer than two means of ingress and egress.

[2]

Each dwelling unit shall have not fewer than two exposures.

[3]

There shall be no more than eight dwelling units in any single group of dwelling units.

[4]

No living space shall be permitted above the second story.

[5]

No more than two adjacent dwelling units may be constructed without providing a front wall setback of not less than four feet.

(b)

Siting.

[1]

Each group of dwelling units shall set back not less than 35 feet from primary or secondary arterial streets as designated in the Master Plan and not less than 25 feet from all other streets, roads or ways, whether public or private. New buildings shall not project closer to the street than the established setback, except where a prevailing setback has been established on improved lots within 200 feet of the subject lot. However, in no case need the setback from any public street exceed 50 feet.

[2]

Each group of dwelling units shall set back not less than 35 feet from a zone district boundary line, except that, where abutting an R-7 or R-8 Zone, the setback may be reduced to 20 feet.

[3]

(4)

Garages.

(a)

Design. All garages shall conform architecturally to, and be of similar materials as, the principal building in the development.

(b)

Location. Garages may be built into townhouses or may be constructed on individual lots or on common areas, all subject to the approval of the Planning Board.

(c)

Private garages. Garages constructed on individual lots under this article shall be subject to Subsection C(4)(a) and (b) above and the following:

[1]

A garage need not be set back from one side line of an individual lot and may be attached to a garage on an adjacent individual lot.

[2]

No garage which is not attached to or part of a townhouse on the same individual lot shall be closer than 20 feet to said townhouse.

(d)

(5)

Garden apartments. Garden apartment dwellings shall comply with the following regulations:

(1)

Tract development.

(a)

Minimum area. The minimum area for any tract developed under this section shall be 40,000 square feet.

(b)

Minimum frontage. The minimum frontage on a public street for any tract developed under this section shall be 150 feet.

(c)

Setbacks.

[1]

The following minimum distances shall be maintained between apartment buildings:

[a]

No apartment building shall be closer than 30 feet to any other apartment building.

[b]

No front wall shall be closer than 85 feet to any parallel wall except as specified below.

[c]

No rear wall shall be closer than 70 feet to any parallel wall except as specified below.

[d]

A side elevation which does not overlap a parallel front or rear wall by more than six feet may be located as close as 30 feet to said front or rear wall.

[2]

In addition to the usual meaning, the term "parallel" in this subsection shall apply to any facing elevations which, if extended, would intersect at an angle of less than 90°.

(d)

Open space. Not less than 30% of the total tract area shall be dedicated for green open space, either for recreation or some other suitable use, public or private, as approved by the Planning Board.

(e)

Development density. The minimum tract area per dwelling unit shall be as follows:

[1]

Efficiency and one-bedroom dwelling units: 2,500 square feet.

[2]

Two-bedroom dwelling units: 2,900 square feet.

[3]

Three-bedroom dwelling units: 3,400 square feet.

[4]

Four-bedroom dwelling units: 4,000 square feet.

(f)

Yards. No apartment building shall be closer than 50 feet to any street right-of-way line nor closer than 40 feet to any property line.

(2)

Design. Every dwelling unit shall meet the following requirements:

(a)

Each dwelling unit shall have or have immediate access to two separate entrances not on the same exterior wall.

(b)

Each dwelling unit shall have not fewer than two exposures.

(c)

In each dwelling unit there shall be access to at least one bathroom without passing through any bedroom.

(d)

No dwelling unit, or portion thereof, shall be permitted above the second floor or below the first floor of any apartment building.

(e)

A minimum storage area of not less than 500 cubic feet shall be provided for each dwelling unit within the same apartment building. Such storage areas shall be exclusive of any garage or any closet or other space within a dwelling unit.

(f)

The maximum length of the front elevation of any apartment building shall not exceed 85 feet without an offset, and such offset shall be no less than four feet.

(g)

No apartment building shall be constructed so that the angle between any two abutting exterior walls is less than 90°.

(h)

Where open balconies for individual dwelling units are provided, they shall be permitted to intrude up to six feet into any required setback. The presence of such balconies on the front elevations of any apartment building shall not be construed as usable in meeting requirements of Subsection D(2)(f) above.

Apartment dwellings. The following conditions shall be complied with in the R-8 and R-SC-1 Zone Districts:

(1)

Tract development.

(a)

Minimum area. The minimum area for any tract developed under this subsection shall be 40,000 square feet.

(b)

Minimum frontage. The minimum frontage on a public street for any tract developed under this subsection shall be 150 feet.

(c)

Open space. There shall be not less than 200 square feet of open space, other than parking areas or driveways, for each bedroom. Roof space designed for active or passive recreation and individual apartment balconies with a minimum dimension of six feet may be counted as open space at a ratio of two square feet of such space for each required square foot of open space.

	Minimum Tract Area/Dwelling Unit
Building Height (stories)	Efficiency Dwelling Unit (square feet)	1-Bedroom Dwelling Unit (square feet)	2-Bedroom Dwelling Unit (square feet)	3- or More Bedroom Unit (square feet)
2 1/2	2,500	2,500	3,400	4,000
3 1/2 and above	1,300	1,300	1,500	1,700

(d)

Green open space. At least 20% of the entire tract shall be in a green open space.

(e)

Development density and yards. The following standards shall apply in this zone district:

	Minimum Yard Size*
Building Height (feet)	Front (feet)**	Rear (feet)	Side+ (feet)
Through 35 feet	25	35	18
Over 35 through 40 feet	30	40	20
Over 40 through 50 feet	35	50	25
Over 50 through 60 feet	40	60	30

	Notes:
	*	Increased setbacks shall begin at the designated height.
	**	Where existing buildings on the same side of the street and within 200 feet of the site form an established front yard setback greater than the minimum required, the established front yard setback shall prevail.
	+	Required side yard shall be doubled adjoining zone district boundary line.

(2)

Dwelling units. Each dwelling unit shall conform to the following requirements:

(a)

There shall be access to at least one bathroom without passing through any bedroom.

(b)

No dwelling unit or any portion thereof shall be permitted below the first floor of any apartment building.

(c)

A minimum storage area of not less than 500 cubic feet shall be provided for each dwelling unit within the same apartment building. Such storage area shall be exclusive of any garage or any closet or other space within the dwelling unit.

(3)

Buildings. Each apartment building shall conform to the following requirements:

(a)

Elevators. Each apartment building over 2 1/2 stories shall have not fewer than one elevator.

(b)

Height. No apartment in the R-8 Zone District shall exceed five stories or 60 feet, whichever is lesser. No senior citizen apartment building in the R-SC-1 Zone District shall exceed five stories or 55 feet.

(c)

Courts. Courts shall be permitted subject to the following requirements:

[1]

Inner court. The minimum dimension of any inner court shall be not less than 60 feet or two times the maximum height of the boundary walls, whichever is greater.

[2]

Outer court. The minimum width of any outer court shall be not less than 45 feet, and the depth shall not exceed the width.

In addition and notwithstanding any other provisions of this chapter, no principal or accessory building on any lot shall intrude into the area enclosed by the arc of a circle with a radius of 45 feet extending 70° on each side of a line perpendicular to the center of any window in a habitable room. This limitation shall not apply to any wall of the same building in which the window is located, the plane of which intersects the plane of the wall in which the window is located at an exterior angle of 90° or more. All measurements shall be performed in horizontal projections at the sill level of the subject window.

Uses in the E-1 Zone District.

(1)

Required conditions and applications of standards. The following standards shall apply only to lands in the Township of Cranford. Land in other communities owned, leased or otherwise used by a permitted use in the E-1 Zone shall not be included in any calculations. All contiguous land in the Township of Cranford occupied by an institution of higher learning, deeded or leased to the state, county or other public agency, shall be considered part of the site for purposes of meeting minimum area requirements.

(a)

Height. No buildings shall exceed the maximum of two stories or 35 feet, whichever is lesser.

(b)

Yards and setbacks (minimum).

	Type	Buildings and Recreational Facilities
	Interior property lines	50 feet
	Street rights-of-way	3 times building height, but not less than 70 feet

(c)

Minimum lot area: 45 acres.

(d)

Floor area ratio. The maximum gross floor area ratio of all buildings shall be 16 times the total lot area. Parking decks, parking structures and ground-level recreational facilities such as tennis courts, baseball diamonds, etc., shall not be considered as floor area.

(e)

Open space ratio. A minimum of 60% of the total lot area shall be maintained as green open space.

(f)

Required screening. In addition to the required screening for off-street parking areas, all side and rear yards adjacent to a residential zone shall be screened to a depth of 15 feet from such residential zone by a solid and contiguous landscaped screen approved by the Planning Board.

(g)

Access. All pedestrian and vehicular access shall be from streets designated as primary or secondary arterials specified in the Master Plan of Cranford.

(h)

Other provisions void. All other provisions of this chapter as applied to those uses in the E-1 District which require less restrictive standards than set forth in this article shall be considered as nonapplicable.

(i)

Classroom floor area. Not more than 100,000 square feet of classroom space or 1/3 of the gross building area of all structures in the campus shall be classroom space. "Classroom space" is hereby defined as classrooms designed to accommodate students and an instructor in a formal arrangement of seating and lecturing.

Family day-care home in the R-1, R-2, R-3 and R-4 Zones.

(1)

Requirements.

(a)

Use is permitted only in a single-family detached residence as an accessory to the permitted single-family residence.

(b)

The minimum lot width, area and yard setback requirements shall be the same as required for a one-family detached dwelling.

(c)

Fencing is required in the rear yard area. Any associated recreation activity equipment shall be restricted to the fenced-in area.

(d)

No more than a total of five children under 14 years of age shall be cared for within the facility. Of the five children allowed, no more than two shall be under 30 months of age.

(e)

A minimum of 1,000 linear feet distance per three-hundred-foot radius shall be maintained between family day-care home facilities.

(f)

There shall be no other employees except the provider (either paid or unpaid).

(g)

The facility shall comply with all applicable International Code Council (ICC), State of New Jersey and Township building regulations.[1]

[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

(h)

Days of operation shall be limited to Monday through Friday.

(i)

Signage shall not be permitted.

(j)

The day-care provider shall be the owner/occupant of the residence.

(k)

Fire extinguishers shall be located on each level of the residence and within the kitchen.

(l)

Hard-wire smoke detectors shall be installed throughout the residence (at least one on every floor) and in the basement.

(m)

If the basement is to be used for child care, a second external exit shall be installed.

(2)

There shall be continuing compliance with the following requirements:

(a)

Annual sponsorship shall be obtained and maintained from either the Four C's or other Department of Children and Families approved agency.[2]

[2]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

(b)

The provider must maintain current immunization records covering the provider and all members of the household. These records shall be kept at the facility and be available for inspection.

(c)

The provider shall require the current immunization records for each child enrolled in the facility. These records shall be provided prior to the enrollment of any child. These records shall be kept at the facility and be available for inspection.

(d)

The provider shall provide a changing facility with separate changing pads or papers for all infants under 30 months of age.

(e)

The provider shall comply with all Health Code requirements established by the Township or State of New Jersey.

Telecommunications antennas and towers.

(1)

Purpose. It is the intent of this subsection to regulate cellular communications towers and antennas located within the Township of Cranford to:

(a)

Restrict the location of towers to certain nonresidential areas.

(b)

Minimize the total number of towers throughout the Township.

(c)

Encourage strongly the joint use of new and existing tower sites.

(d)

Encourage users of towers and antennas to locate them, to the extent possible, in areas where the adverse impact on the community is minimal.

(e)

Encourage users of towers and antennas to configure them in a way that minimizes the adverse visual impact of the towers and antennas.

(f)

Enhance the ability of the providers of telecommunications services to provide such services to the community quickly, effectively and efficiently.

(g)

Consider the public health and safety of communication towers.

(h)

Avoid potential damage to adjacent properties from tower failure through engineering and careful siting of tower structures.

(i)

Encourage the use of existing structures for antennas.

(j)

Encourage designs that blend into the background setting of their locations.

(k)

Applicants proposing to construct wireless telecommunications antennas and equipment shall present documentary evidence at time of site approval application regarding the need for such equipment, exact equipment layout and coverage areas within the Township of Cranford, which shall include:

[Added 11-27-2018 by Ord. No. 2018-17]

[1]

Written documentary evidence by professionals in the telecommunications industry; and

[2]

Competent testimony by telecommunications expert regarding the suitability of such tower equipment and/or antenna location(s) to be presented before the Planning Board at time application is submitted.

(2)

Definitions. The following terms used in this subsection shall have the following meanings:

ALTERNATIVE TOWER STRUCTURE

Man-made trees, clock towers, bell steeples, light poles and similar alternative-design mounting structures that camouflage or conceal the presence of antennas or towers.

ANTENNA

Any exterior apparatus designed for telephonic, radio, or television communications through the sending and/or receiving of electromagnetic waves, digital signals, analog signals, radio frequencies (excluding radar signals), wireless telecommunications signals or other communication signals. Satellite dishes shall not be included within this definition.

BACKHAUL NETWORK

The lines that connect a provider's towers/cell sites to one or more cellular telephone switching offices, and/or long distance providers, or the public switched telephone network.

CO-LOCATION

When two or more receiving and/or transmitting facilities are placed together in the same location or on the same tower or monopole.

FAA

The Federal Aviation Administration.

FCC

The Federal Communications Commission.

HEIGHT

When referring to a tower or other structure, the distance measured from ground level to the highest point on the tower or other structure, even if said highest point is an antenna.

PREEXISTING TOWERS AND ANTENNAS

Any tower or antenna for which a building permit or special use permit has been properly issued prior to the effective date of this subsection, including permitted towers or antennas that have not yet been constructed so long as such approval is current and not expired.

SATELLITE DISH

Any apparatus with a flat or parabolic surface which is designed for the purpose of receiving television, radio, microwave, satellite or similar electronic signals.

TOWER

Any structure that is designated and constructed primarily for the purpose of supporting one or more antennas, including self-supporting lattice towers, guy towers, or monopole towers. The term includes radio and television transmission towers, microwave towers, common-carrier towers, cellular telephone towers, alternative tower structures, and the like. The term includes the structure and any support thereto.

TOWNSHIP

The Township of Cranford, County of Union, State of New Jersey.

TOWNSHIP COMMITTEE

The governing authority of the Township of Cranford.

(3)

Applicability.

(a)

New towers or antennas. All new towers or antennas in the Township of Cranford shall be subject to these regulations, except as provided in Subsection I(4)(f) and (g).

(b)

Amateur radio; receive-only antennas. This subsection shall not govern any tower, or the installation of any antenna, that is under seven feet in height and is owned and operated by a federally licensed amateur radio station operator or is used exclusively for receive-only antennas.

(c)

Preexisting towers and antennas. Any tower or antenna for which a permit has been properly issued prior to the effective date of this subsection shall not be required to meet the requirements of this subsection, other than the requirements of Subsection I(4)(f) and (g). Any such towers or antennas shall be referred to in this subsection as "preexisting towers" or "preexisting antennas." This exception shall not apply to any expansion or intensification of said preexisting tower or antenna.

(d)

Government agencies. Communication towers or antennas owned, operated or used by the federal, state, county or municipal governments shall be exempt from the requirements of this subsection.

(4)

General guidelines and requirements.

(a)

Principal or accessory use. Antennas and towers shall be considered principal uses unless subservient and clearly related to an existing principal use or structure, except as may be provided under Subsection I(8)(a) below.

(b)

Lot size. For purposes of determining whether the installation of a tower or antenna complies with local zoning regulations, including but not limited to setback requirements, lot coverage requirements, and other such requirements, the dimensions of the entire lot shall control, even though the antennas or towers may be licensed parcels within such lots.

(c)

Inventory of existing sites. Each applicant for an antenna and/or tower shall provide an inventory of its existing towers that are either within the jurisdiction of the Township or within 1/4 mile of the border thereof, including specific information about the location, height, and design of each tower. The Township departments may share such information with other applicants or organizations seeking to locate antennas within the jurisdiction of the Township; provided, however, that the Township departments are not, by sharing such information, in any way representing or warranting that such sites are available or suitable or that the information is complete and accurate.

(d)

Aesthetics. The guidelines set forth in this Subsection I(4)(d) shall regulate the location of all towers, and the installation of all antennas, governed by this subsection; provided, however, that the appropriate Township body may waive these requirements if it determines that the goals of this subsection are better served thereby.

[1]

Towers shall either maintain a galvanized steel finish or, subject to any applicable standards of the FAA, be painted a neutral color, so as to reduce visual obtrusiveness.

[2]

At a tower site, the design of the buildings and accessory structures shall, to the extent possible, use materials, colors, textures, screening, and landscaping that will blend the tower facilities to the natural setting and surrounding buildings.

[3]

If an antenna is installed on a structure other than a tower, the antenna and supporting electrical and mechanical equipment must be of a neutral color that is identical to, or closely compatible with, the color of the supporting structure so as to make the antenna and related equipment as visually unobtrusive as possible.

[4]

Whenever practicable, towers and antennas shall employ RF transparent materials which appear to be architectural elements of the structure supporting the antennas or otherwise conceal or camouflage antennas to reduce the visual impact of the tower and antennas to the greatest degree.

(e)

Lighting. Towers shall not be artificially lighted, unless required by the FAA or other applicable authority. If lighting is required, the appropriate Township body may review the available lighting alternatives and approve the design that would cause the least disturbance to the surrounding views.

(f)

State or federal requirements. All towers must meet or exceed current standards and regulations of the FAA, the FCC, and any other agency of the state or federal government with the authority to regulate towers and antennas. If such standards and regulations are changed, then the owners of the towers and antennas governed by this subsection shall bring such towers and antennas into compliance with such revised standards and regulations within six months of the effective date of such standards and regulations, unless a more stringent compliance schedule is mandated by the controlling governmental or quasi-governmental agency. Failure to bring towers and antennas into compliance with such revised standards and regulations shall require the removal of the tower or antenna at the owner's expense.

(g)

Building codes; safety standards. To ensure the structural integrity of towers, the owner of a tower shall ensure that it is maintained in compliance with standards contained in applicable state or local building codes and the applicable national, state and local standards for towers as amended from time to time. If, upon inspection, the appropriate Township official concludes that a tower fails to comply with such codes and standards and constitutes a danger to persons or property, then upon notice being provided to the owner of the tower, the owner shall have 30 days to bring such tower into compliance with such standards. If the owner fails to bring such tower into compliance within said 30 days, the tower shall be removed at the owner's expense.

(h)

Measurement. For purposes of measurement, tower setbacks and separation distances shall be calculated and applied to facilities located in the Township of Cranford irrespective of municipal and county jurisdictional boundaries.

(i)

Not essential services. Towers and antennas shall be regulated and permitted pursuant to this subsection and shall not be regulated or permitted as essential services, public utilities, or private utilities.

(j)

Franchises. Owners and/or operators of towers or antennas shall certify that all franchises required by law for the construction and/or operation of a wireless communication system in the Township have been obtained and shall file a copy of all required franchises with the Clerk of the Township of Cranford who shall distribute copies of the same to the Township Construction Official and the Township Zoning Officer.

(k)

Signs. No signs or other nonessential accoutrements shall be allowed on any antenna or tower with the exception of warning signs or other signs required by federal, state or local law.

(l)

Buildings and support equipment. Buildings and support equipment associated with antennas or towers shall comply with the requirements of Subsection I(10). Buildings and support equipment clearly related to the use of antenna shall be considered accessory structures.

(m)

Wireless telecommunications antennas and equipment shall be located and approved in accordance with the following prioritization locations:

[Added 11-27-2018 by Ord. No. 2018-17]

[1]

The first priority shall be either existing wireless telecom towers owned by the Township within any nonresidential district in the municipality; or an existing building or structure located within a nonresidential district in the Township;

[2]

The second priority shall be any other wireless telecom tower located in the Township;

[3]

The third priority shall be a new tower located within a nonresidential district in the Township.

(5)

Permitted uses.

(a)

Antennas shall be permitted uses in the following zones, provided that they comply with Subsection I(5)(b) below:

[1]

O-1 Office Building District.

[2]

O-2 Medium-Density Office Building District.

[3]

C-1 Commercial District.

[4]

C-2 Commercial District.

[5]

C-3 Commercial District.

(b)

No antennas shall be permitted in the Special Improvement District created pursuant to Chapter 355 of the Township Code.

(6)

Conditional uses.

(a)

Towers shall be conditional uses in the following zones, provided that they comply with Subsection I(6)(b) below, and with Subsection I(10) below:

[1]

O-1 Office Building District.

[2]

O-2 Medium-Density Office Building District.

[3]

C-1 Commercial District.

[4]

C-2 Commercial District.

[5]

C-3 Commercial District.

(b)

No towers shall be permitted in the Special Improvement District created pursuant to Chapter 355 of this Code.

(7)

Exemption for property owned, controlled or leased by the Township. All applications for antennas or towers to be placed on property owned, controlled or leased by the Township are exempt from Planning Board or Board of Adjustment review but are subject to review and approval by the Township governing body, which may require a license or lease for such antenna and/or tower.

(8)

Regulations and standards for antennas.

(a)

Antennas on existing structures. Any antenna to be installed on an existing structure shall be a permitted accessory use, subject to site plan approval, on any permitted use in the zone. The antennas shall:

[1]

Not extend more than three feet above the highest point of the structure;

[2]

Comply with all applicable FCC and FAA regulations; and

[3]

Comply with all applicable construction codes.

(b)

Antennas on existing towers. An antenna to be attached to an existing tower shall be subject to site plan approval. Site plan review shall not be required for applications that meet the requirements of N.J.S.A. 40:55D-46.2 for co-location of wireless equipment.

[Amended 10-24-2017 by Ord. No. 2017-12]

(9)

Site plan approval.

(a)

General. No person shall construct or erect, or cause to be constructed or erected, a tower or antenna unless site plan approval is obtained from the appropriate approving authority. The following provisions shall also apply:

[1]

In granting site plan approval, the approving authority may impose conditions to the extent such approving authority concludes such conditions are necessary to minimize any adverse effect of the proposed tower on adjoining properties or the community at large.

[2]

Any information of an engineering nature that the applicant submits, whether civil, mechanical, or electrical, shall be certified by a licensed professional engineer.

[3]

Any applicant for site plan approval shall submit the information described in this subsection and shall also pay all applicable application fees and escrow deposits.

(b)

Information required for site plan approval for towers. In addition to any information required for applications for site plan approval pursuant to § 255-17 et seq. of this chapter, applicants for site plan approval for a tower should submit the following information:

[1]

A scaled site plan clearly indicating the location, type and height of the proposed tower, on-site land uses and zoning, adjacent land uses and zoning (including when adjacent to other municipalities), adjacent roadways, proposed means of access, setbacks from property lines, elevation drawings and materials of the proposed tower and any other structures, topography, parking, and other information as required by this chapter and other Township ordinances to enable comprehensive review of the application.

[2]

Survey of the property, signed and sealed by a surveyor licensed in the State of New Jersey, dated no earlier than 12 months prior to the date of the application.

[3]

The distance between the proposed tower and the nearest residential unit.

[4]

The separation distance from other towers described in the inventory of existing sites submitted pursuant to this subsection shall be shown on an updated site plan or map certified by a licensed engineer or licensed land surveyor. The applicant shall also identify the type of construction of the existing tower(s) and the owner/operator of the existing tower(s).

[5]

A landscape plan showing specific landscape materials and precise locations of existing and proposed landscaping improvements certified by a licensed engineer or certified landscape architect.

[6]

Method of fencing, material and finished color and, if applicable, the method of camouflage and illumination.

[7]

A statement by the applicant as to whether construction of the tower will accommodate co-location of additional antennas for future users.

[8]

Identification of the entities providing the backhaul network for the tower(s) described in the application and other cellular sites owned or operated by the applicant in the municipality.

[9]

A description of the suitability of the use of existing towers, other structures or alternative technology not requiring the use of towers or structures to provide the services to be provided through the use of the proposed new tower.

[10]

A description of the feasible location(s) of future towers or antennas, which may be erected by the applicant, within the Township based upon existing physical, engineering, technological or geographical limitations in the event the proposed tower is erected.

[11]

Line-of-sight analysis detailing the view of the proposed tower from various directions and angles from adjacent public and residential areas. The analysis shall be utilized to determine buffer requirements.

[12]

Applicants proposing to erect a new wireless telecommunications tower shall provide documentary evidence that a legitimate attempt has been made to locate the antennas on existing buildings or structures. Such evidence shall include a radio frequency engineering analysis of the potential suitability of existing buildings or structures in the search for such antennas. Efforts to secure such locations shall be documented through correspondence between wireless telecom providers and the property owners of any suitable existing buildings or structures. The Township reserves the right to engage such professionals as it may be required at the applicant’s expense.

[Added 11-27-2018 by Ord. No. 2018-17]

(10)

Conditional use standards for towers. An applicant shall satisfy the specific conditions enumerated below to obtain site plan approval for towers:

(a)

Maximum tower height. The maximum height of any tower shall not exceed 70 feet. For purposes of measurement, the maximum tower height shall include any structures supported by the tower and any antenna.

(b)

Setbacks. The following setback requirements shall apply to all towers for which site plan approval is required:

[1]

Towers must be set back a distance equal to at least 125% of the height of the tower from any adjoining lot line, provided that distance is no closer than the building setback applicable to the zone.

[2]

Guys and accessory facilities must satisfy the minimum zoning district setback requirements.

(c)

Separation. The following separation requirements shall apply to all towers and antennas for which site plan approval is required:

[1]

Separation from off-site uses/designated areas. Tower separation shall be measured from the base of the tower to the lot line of the off-site uses and/or designated areas as specified in Table 1, except as otherwise provided in Table 1.

[2]

Separation requirements for the towers shall comply with the minimum standards established in Table 1.

Table 1
Off-Site Use/Designated Line	Separation Distance Measured From the Nearest Point of the Tower to the Structure of the Off-Site Use or Designated Off-Site Use/Designated Lot Line
Any zoning district in which residential use is a permitted or conditional use; any lot on which any residential use exists	300 feet or 300% of height of tower, whichever is greater, measured to the residential unit
Lands which are neither zoned for residential use nor in residential use	Setbacks apply pursuant to Subsection I(10)(b)

(d)

Availability of suitable existing towers or other structures or alternative technology. No new tower shall be permitted unless the applicant demonstrates to the reasonable satisfaction of the appropriate Township board, and said board makes specific and separate written findings thereon, that no existing tower, structure or alternative technology can accommodate the applicant's proposed antenna. An applicant shall submit information requested by the appropriate Township board related to the availability of suitable existing towers, other structures or alternative technology. Evidence submitted to demonstrate that no existing tower, structure or alternative technology can accommodate the applicant's proposed antenna may consist of any of the following:

[1]

No existing towers or structures are located within the geographic area required to meet the applicant's engineering requirements.

[2]

Existing towers or structures are not of sufficient height to meet the applicant's engineering requirements.

[3]

Existing towers or structures do not have sufficient structural strength to support the applicant's proposed antenna and related equipment.

[4]

The applicant's proposed antenna would cause electromagnetic interference with the antenna on the existing towers or structures, or the antenna on the existing towers or structures would cause interference with the applicant's proposed antenna.

[5]

The fees, costs, or contractual provisions required by the owner in order to share an existing tower or structure or to adapt an existing tower or structure for sharing are unreasonable. Costs exceeding new tower development are presumed to be unreasonable.

[6]

The applicant demonstrates that there are other limiting factors that render existing towers and structures unsuitable.

[7]

The applicant demonstrates that an alternative technology that does not require the use of towers or structures, such as a cable microcell network using multiple low-powered transmitters/receivers attached to a wireline system, is unsuitable. Costs of alternative technology that exceed new tower or antenna development shall not be presumed to render the technology unsuitable.

(11)

Design standards for towers. Applicants shall satisfy the design standards enumerated below to obtain site plan approval for towers in addition to other standards that may be required pursuant to this chapter:

(a)

Security fencing. Towers shall be enclosed by security fencing not less than six feet in height and shall also be equipped with an appropriate anticlimbing device; provided, however, that the appropriate approving authority may waive such requirements.

(b)

Landscaping. The following requirements shall govern the landscaping surrounding towers for which site plan approval is required; provided, however, that the appropriate approving authority may waive such requirements if the goals of this subsection would be better served thereby.

[1]

Tower facilities shall be landscaped with a buffer of plant materials that effectively screens the view of the tower compound from property used for residences. The standard buffer shall be consistent with § 255-25B(4).

[2]

In locations where the visual impact of the tower would be minimal, the landscaping requirement may be reduced or waived.

[3]

Existing mature tree growth and natural land forms on the site shall be preserved to the maximum extent possible. In some cases, such as towers sited on large, wooded lots, natural growth around the property perimeter may be sufficient buffer.

(c)

A report from a qualified expert shall be submitted, at the expense of the applicant, which contains the following:

[Added 11-27-2018 by Ord. No. 2018-17]

[1]

A description of the tower and the technical specifications for the tower design and height.

[2]

Documentation to establish that the tower has sufficient structural integrity for the proposed uses at the proposed location and meets the minimum safety requirements and margins according to the FCC requirements in their current adopted revision.

[3]

General capacity of the tower, including number and type of antenna it is designed to accommodate.

[4]

Elevations of the proposed tower and accessory building shall be submitted which generally depicts all of the proposed antennas, platforms, finish materials and all other accessory equipment.

(12)

Building or other equipment storage.

(a)

The equipment cabinet or structure used in association with antennas shall comply with the following:

[1]

The cabinet or structure shall not contain more than 200 square feet of gross floor area or be more than 12 feet in height. In addition, for buildings and structures which are less than 65 feet in height, the related unmanned equipment structure shall not be located on the roof of the structure.

[2]

If the equipment structure is located on the roof of a building, the area of the equipment structure and other equipment and structures shall not occupy more than 10% of the roof area.

[3]

If the equipment structure is located on the roof of a building, it shall be camouflaged.

[4]

Equipment storage buildings or cabinets shall comply with all applicable building codes.

[5]

The equipment cabinet or structure shall be screened from view of all residential properties which abut or are directly across the street from the structure or cabinet.

(b)

Modification of building size requirements. The requirements of this subsection may be modified by the appropriate approving authority to encourage co-location.

(13)

Removal of abandoned antennas and towers. Any antenna or tower that is not operated for a continuous period of 12 months shall be presumed abandoned, and the owner of such antenna or tower shall remove the same within 30 days of being notified of such abandonment.

Office Residential Character District requirements.

(1)

Buffer. A five-foot landscaped buffer shall be required along each side yard and a seven-foot landscaped buffer shall be required along the rear property line.

(2)

Parking.

(a)

No parking shall be permitted in the required front yard or between any part of the front building facade and the street right-of-way line.

(b)

Parking areas shall be screened from view of adjacent residential zones, existing residential uses and public roads by landscaping, fencing or a combination of these to create a buffer at least five feet in height. Landscaping shall contain a mix of deciduous and evergreen plantings sufficient to screen the view of vehicles in all seasons.

(3)

Design standards.[3]

(a)

All uses in the ORC Zone shall maintain the character and architecture of the existing structure and shall also meet the standards of this section and design standards in § 255-26.

(b)

There shall be one principal building per lot and no building shall contain more than 6,500 square feet of building area per lot.

(c)

All new buildings and any existing buildings that are expanded shall contain at least two stories above grade.

(d)

The roof pitch on all new buildings and on existing buildings where a second floor is added or created shall be a minimum of 4:12.

(e)

Use of shared driveways shall be encouraged.

(f)

Trash disposal areas shall be located as far from residential zone boundaries or uses as possible, but in no case shall they be located within seven feet of any adjacent residential zone or use. Trash disposal areas are prohibited between the front facade and the street right-of-way and shall be screened from view from the street right-of-way.

(g)

Lighting shall be located no closer than eight feet to adjoining residential districts or uses and shall not exceed eight feet in height. Lighting shall be designed to avoid up-lighting or halo effect with fixtures incorporating shielding/cutoffs to prevent spillage off site and on adjacent residential properties.

(h)

Rooftop mechanical equipment shall be screened from public view by architecturally compatible materials. Ground-level mechanical equipment, such as air-conditioning equipment, utility boxes and meters, shall be screened by landscaping, walls or fencing.

(i)

A minimum of one primary building entrance shall be incorporated into the front facade. Sidewalks shall be provided within the front yard area for access from the existing sidewalk system.

(j)

The visual character of building along street frontages and entryways shall encourage pedestrian access.

(k)

Existing open porches that are visible from the right-of-way shall not be enclosed and shall not be included in the calculations of building square footage or floor area ratio. Any porch that is enclosed will be included in the calculation of building square footage and floor area ratio.

(l)

All provisions and facilities for storage, other than pickup of refuse and recyclables, shall be contained within a principal building.

[3]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

§ 255-38 Permitted accessory uses and structures.

Accessory structures in all zones. Accessory structures may be erected only in accordance with the following regulations:

(1)

No accessory structure shall be located in the front yard or the required side yard.

(2)

Except where specifically required to be otherwise by this chapter, in the R-1 through R-5 Zones, accessory structures may be erected in the rear yard not closer than five feet to the side lot line and three feet to the rear lot line.

(3)

Except where otherwise specifically permitted by this chapter, accessory structures in multifamily and nonresidential zones shall meet the setback requirements of the principal building.

(4)

No portion of any accessory structure shall be used for living quarters for people.

(5)

When an accessory structure is attached to the principal building, it shall be considered as a part of the principal building, and it shall comply in all respects with the requirements of this chapter applicable to the principal structure.

(6)

Accessory structures shall be included in meeting the maximum impervious surface requirements in Schedule 1.[1]

[1]

Editor's Note: Schedule 1, Schedule of Zone District Area, Yard and Building Requirements, is included as an attachment to this chapter.

(7)

In the R-1 through R-5 Zones, accessory structures for one- and two-family residences shall be set back from any principal building not less than 10 feet. In the R-6, R-7 and R-8 Zones and in all nonresidential zones, the distance accessory structures shall be located from any principal structure shall be determined as part of site plan review.

(8)

In any flood-fringe area, the construction of an accessory structure which otherwise conforms to all zoning requirements shall be subject to administrative approval by the Township Engineer in lieu of application to the Planning Board.

Personal recreational facilities in residential zones. Except for portable swimming pools less than three feet in height and less than 10 feet in length or diameter as well as hot tubs that are less than 64 square feet, the following regulations shall apply to permanent and portable swimming pools, tennis courts and similar personal recreation facilities:

(1)

Said use shall be erected on the same lot as the principal structure not less than 10 feet therefrom and shall require a construction permit.

(2)

Said use may be erected in the side and/or rear yard and shall be not less than 15 feet from any lot line.

(3)

Said use shall be appropriately screened and fenced so as not to adversely affect adjoining properties.

(4)

Lighting which extends the hours of operation, other than in-pool lights, shall be prohibited.

(5)

In the case of swimming pools, all measurements shall be from the water's edge, and provision for drainage shall be approved as part of the construction permit.

(6)

Pool equipment must be located a minimum of five feet from any side or rear lot line.

(7)

Pools must be located a minimum of five feet from any shed, garage, or swing set located on the subject property.

Parabolic satellite antennas in the residential zones.

(1)

In all residence zones, parabolic or satellite antennas shall be erected only after the issuance of a permit by the Zoning Officer and upon meeting the following conditions:

(a)

The antenna shall be located and screened to minimize visibility from the street and adjacent properties.

(b)

It shall be located in the rear yard only and shall meet the setback requirements for a principal structure.

(c)

The overall height from the mean ground level to the highest point of the antenna shall not be more than 15 feet.

(d)

The surface area of the reflective dish shall not exceed a maximum diameter of 12 feet.

(e)

The antenna shall be designed for use by the residents of the principal structure only.

(2)

In considering such uses, the Zoning Officer may require additional buffering, screening or berming so as to accomplish the intent and objective of this section.

(3)

No such antenna shall be permitted above the roofline of the principal structure.

(4)

Only receiving parabolic or satellite dish antennas shall be permitted in residence zones.

(5)

All restrictions as to location, screening and permit review are waived if the parabolic satellite antenna is 18 inches or less in diameter. Parabolic antennas are banned from the front yard unless the front yard is the only practical location, as determined by the Board of Adjustment.

Special accessory uses in the C-3 Zone.

(1)

The following special accessory uses are permitted in the C-3 Zone:

(a)

Restaurant or cafeteria supplying meals only to employees and guests of the principal permitted uses on site.

(b)

Automated banking facilities, excluding drive-in facilities.

(c)

Day-care facilities for service to the employees of the principal permitted uses on site.

(d)

Health clubs and physical fitness facilities for the use only by employees of the principal permitted uses on site.

(2)

Special accessory uses are intended to complement the principal permitted uses provided on the site and shall be designed and provided for the use of only the employees, visitors and guests of the principal permitted uses on site. All special accessory uses shall be planned as an integral part of the principal permitted development, with no external evidence of such use, and shall be subject to the following conditions:

(a)

Special accessory uses shall not occupy more than 10% of the gross floor area of all principal structures developed on site.[2]

[2]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

(b)

No exterior signage, except as part of the overall building identification directory, shall be permitted.

Exempt home occupations.

[Amended 6-14-2016 by Ord. No. 2016-15]

(1)

Requirements. Exempt home occupations shall be permitted as accessory uses in all residential zones and shall be exempt from approval by the Planning Board or Zoning Board of Adjustment if the following standards are satisfied:

(a)

The practitioner shall be the owner or lessee of the residence in which the home occupation is located.

(b)

The practitioner must live in the residence in which the home occupation is located.

(c)

There shall be no external evidence of the home occupation except commercial vehicles which shall be parked and stored as per § 255-44 of this chapter.

(d)

Only persons residing at the subject residence shall be employed or engaged in the home occupation.

(e)

No goods shall be sold to the public at the residence; however, Internet sales shall be permitted so long as the goods sold are shipped to the buyer.

(f)

No sign identifying the home occupation shall be permitted.

(g)

No more than five vehicle stops per day or six vehicle trips per day shall be permitted.

[1]

Vehicle stops are defined as stops for deliveries for the exempt home occupation use.

[2]

Vehicle trips are defined as the arrival at and departure from the home occupation. Arrival and departure by the same vehicle shall constitute two trips.

(h)

The home occupation shall be clearly incidental and subordinate to the residential use of the premises. The maximum area devoted to the home occupation shall be limited to not more than 25% or 400 square feet, whichever is smaller, of the total gross floor area of the principal structure on the subject lot.

(i)

No equipment or processes shall be used in such home occupation which create noise, glare, fumes, odors, electrical interference, medical waste or other nuisance factors detectable to the normal senses or to radio or television equipment from the property line.

(j)

The home occupation shall not use chemicals or materials which must be registered with the State of New Jersey.

(k)

The home occupation cannot occupy or use any accessory building or structure.

(l)

A zoning permit must be issued prior to the commencement of any home occupation.

Decks in residential zones. In all residence zones, decks shall be permitted to encroach into the minimum rear and side yard setback only in accordance with the following requirements:

(1)

Decks no greater than four feet in height shall be permitted to encroach into the minimum required rear yard a maximum of 25%, but not closer than Subsection F(2) below. Height shall be measured from the average grade to the floor of the deck.

(a)

Decks located in the Floodplain Overlay District, no higher than the level of the first floor above the base flood elevation, shall be permitted to encroach into the minimum required rear yard a maximum of 25% but not closer than Subsection F(2) below.

[Added 11-23-2021 by Ord. No. 2021-17]

(2)

The minimum rear yard setback for any deck shall be 20 feet.

(3)

The minimum side yard setback for any deck shall be seven feet or the side yard setback otherwise allowed by this chapter, whichever is less.

(4)

In any flood-fringe area, the construction of a deck which otherwise conforms to all zoning requirements shall be subject to administrative approval by the Township Engineer in lieu of application to the Planning Board.

Signs shall be permitted only in compliance with the following regulations, which are intended to provide attractive, coordinated, informative and efficient signing in the Township.

[Added 7-7-2022 by Ord. No. 2022-15]

(1)

General regulations. The following regulations shall apply to all permitted and preexisting nonconforming signs:

(a)

No signs shall be hung, erected, or placed upon any building or structure unless a written application has been made to the Zoning Officer by the owner of the property and a permit issued upon payment of the established fee.

(b)

All signs shall be kept in good repair, which shall include replacement or repair of broken structural elements, casings or faces, maintenance of legibility and all lighting elements.

(c)

Whenever the Construction Officer shall determine that a sign has become structurally unsafe or endangers the safety of the building or the public, the Construction Officer shall order such sign to be made safe or removed. Such order shall comply with the parameters set forth in N.J.A.C. 5:23-2.32.

(d)

The owner of the premises shall be responsible for keeping the area surrounding ground signs neat, clean, and landscaped.

(e)

Directional signs approved by the Boards and having areas of less than two square feet are exempt from area and location regulations, except that they shall be located a minimum of five feet from any property line, and further provided they do not constitute a hazard to the traveling public and shall comply with all applicable county, state, and federal sign regulations.

(f)

Nonconforming signs shall not be rebuilt, enlarged, changed, or altered in size, location, text, or appearance unless they shall be made to conform to these regulations.

(g)

Where an overall sign plan has been approved by the Boards for any structure or as part of any site plan, any subsequent sign for the structure or site shall conform to the approved plan in terms of location, letter style, lighting, color, construction and material, height, and dimensions.

(h)

Approval from the Downtown Business and Economic Development Office will also be required for those parcels located in the Special Improvement District prior to the issuance of a permit from the Zoning Officer related to signage.

(i)

All sign installations and placement of advertising matter must be in compliance with Chapter 367, Streets and Sidewalks.

(2)

Prohibited signs. Signs prohibited in all zones shall specifically include, but not be limited to, the following:

(a)

Any sign which does not pertain to an occupant, service or product actually occupying or provided on the premises where such sign is located.

(b)

Signs which project more than six inches from the wall to which they are attached other than projecting signs that are permitted as per Subsection G(4)(h) below.

(c)

Roof signs and signs extending above the wall to which they are attached.

(d)

Marquees and canopy signs except as permitted in Subsection G(5)(a) below.

(e)

Banners, streamers, advertising flags, twirlers and like objects except in the D-C, D-B, D-T, N-C and VC Districts.

(f)

Signs posted on fences, posts, utility poles or trees.

(g)

Signs posted on or overhanging onto municipal property without the consent of the governing body.

(h)

Signs standing, installed, or painted on sidewalks or curbs, except sidewalk and sandwich board signs in the D-C, D-B, D-T, NC, and VC Districts.

(i)

Exterior or window flashing signs except where otherwise permitted by this Subsection G.

(j)

Signs on bridges, abutments, retaining walls, embankments, standpipes, water towers or similar structures unless approved by the governing body.

(k)

Signs painted directly on structures, except in the D-C. D-B, D-T and VC Districts, which are subject to approval from the Zoning Officer.

(l)

Signs on accessory buildings.

(m)

Signs which constitute a hazard to the traveling public.

(n)

Pylon signs, except as permitted in Subsection G(5)(b) below.

(3)

Temporary signs in all zones.

(a)

Temporary signs shall be permitted identifying architects, builders, brokers, and contractors on premises where a building is being constructed, altered, or repaired. No sign shall be displayed for a period exceeding the time required for such construction, alteration, or repair or one year, whichever is less. Unless affixed to the principal building, such signs shall be set back at least 10 feet from all property lines. There shall be no more than one such sign on any property. Said sign shall not exceed six square feet in size and shall not stand more than four feet above ground level.

(b)

One temporary sign shall be permitted announcing that the property on which it is located is for sale or rent, provided that such sign shall be displayed for only so long as such property is for sale or rent. Unless such sign is attached to the principal building, it shall be no closer than 10 feet to any property line. Such sign shall not exceed six square feet in size nor stand more than four feet above grade.

(c)

Temporary signs, advertising special sales or events, shall be permitted in all nonresidential zones, subject to the following restrictions:

[1]

Temporary signs shall include banners, streamers, advertising flags, inflatable objects, "coming soon" signs, "grand opening" signs, twirlers, and like objects.

[2]

Such signs shall not be displayed for more than 30 consecutive days and not for more than 120 days per calendar year, and such signs greater than 12 square feet in size shall require issuance of a zoning permit from the Zoning Officer.

[3]

Such signs are limited in size to no more than six feet in length and four feet in height. Such signs on windows are permitted to cover the entire window space if the temporary sign design is appropriate as determined by the Zoning Officer.

[4]

Such signs shall not be included when calculating the total amount of permitted signage.

[5]

Signage is permitted on vestibule enclosures, provided that:

[a]

The vestibule enclosure is compliant with Chapter 367, Streets and Sidewalks.

[b]

Such signs are limited to dimensions of 18 inches by 24 inches and shall only be located on the entry door.

(d)

The person, agency, organization, company, or group whose name appears on such temporary sign or for whose benefit such sign was placed shall be responsible for the sign's removal.

(4)

Signs in all the D-C, D-T, VC, NC, D-B, O-1, O-2, ORC, C-1, C-2, C-3, and E-1 Zones.

(a)

The total amount of permitted signage per business may not exceed 20% of the facade or wall to which the signs will be attached. Freestanding signs shall not be included in calculating the total amount of permitted signage.

(b)

First floor businesses are permitted one sign per facade (parking lot and public facade).

(c)

Exterior wall-mounted signs shall be permitted in all nonresidential zones, provided that:

[1]

The maximum permitted area of any wall-mounted sign shall not exceed 10% of the facade area of the wall to which the sign is attached.

[2]

The wall area shall be measured from the peak of the roof of the building to which the sign is attached and the length of the facade of the space the business is occupying or the length of the entire building to which the sign is attached, whichever is less.

[3]

Only one wall-mounted sign shall be permitted per business unless the business has two frontages on a public street, public parking lot or parking lot servicing the building on which it is placed, in which case a sign is permitted on each frontage.

[4]

Wall signs shall be placed within the building sign location band and shall not extend beyond the boundaries of the sign location band. If the building does not have a sign location band, then the top of the sign shall not exceed the height of the ground floor, or 12 feet, whichever is greater.

[5]

Sign materials and design shall complement the building's architecture and shall not cover or intrude upon any specific architectural feature of the building. Multitenant buildings shall have complementary wall signage.

(d)

Signage shall be permitted on all awnings, provided that:

[1]

Awnings shall conform to the requirements of Chapter 367, Streets and Sidewalks.

[2]

Signage on awnings may not exceed 30% of the size of the awning.

[3]

No internally lit or flashing signage shall be permitted on any awning.

[4]

Lettering or logo placed on the valance is limited to maximum of 10 inches and no more than 50% of valance.

[5]

No waterfall style or bubble-type vinyl awnings are permitted.

(e)

Window signage shall be permitted in all nonresidential zones, provided that:

[1]

Window signage shall not exceed 20% of the entire business' overall window area.

[2]

No moving or flashing window signs are permitted.

[3]

Window signage is limited to the description of products, services, telephone number, address, and website when not used as the primary business sign.

[4]

Such signs shall be placed only in windows facing a street or municipal parking lot.

[5]

All windows must be transparent and may not be covered by opaque material, with the exception of the area containing the window sign.

[6]

No neon signage or lighting shall be permitted that outlines windows or architectural features such as doors, roofs, cornices, and the like unless otherwise permitted in this chapter.

(f)

Freestanding signs shall be permitted in the O-1, C-1, E-1, and C-3 Zones, provided that:

[1]

Only one freestanding sign, in addition to any directional signs, shall be permitted. On lots with more than 500 feet of street frontage on a single street and that contain more than one business, one additional freestanding sign for each business is permitted, provided that each sign is located a minimum of 75 feet from any other freestanding signs on the same lot.

[2]

The maximum height of the freestanding sign shall not exceed four feet above finished grade.

[3]

The area of said sign shall not exceed 30 square feet on each side or surface.

[4]

The location of said sign shall not be nearer than 1/2 the required setback from any abutting street right-of-way line or property line.

[5]

The principal building has a front yard setback of at least 15 feet.

[6]

The base of said sign shall be appropriately landscaped.

(g)

Freestanding signs shall be permitted in the D-C, D-T, NC, VC, D-B, O-2. ORC and C-2 Zones, in accordance with the following provisions:

[1]

One freestanding sign, in addition to any directional signs, shall be permitted. On lots with more than 300 feet of street frontage on a single street and that contain more than one business, one additional freestanding sign for each business is permitted, provided that each sign is located a minimum of 50 feet from any other freestanding signs on the same lot.

[2]

The area of the sign shall not exceed 12 square feet.

[3]

The maximum height of the sign shall be four feet above finished grade.

[4]

The minimum distance to the right-of-way line shall be 10 feet.

[5]

The principal building has a front yard setback of at least 15 feet.

[6]

The base of the sign shall be appropriately landscaped.

[7]

Only lighting exterior to the sign shall be permitted.

(h)

Projecting signs shall be permitted in all nonresidential zones, provided that:

[1]

Projecting signs must be attached to the building by an ornamental bracket.

[2]

No projecting sign may have more than two faces.

[3]

No projecting sign, including brackets, may project more than 42 inches from the building to which it is attached.

[4]

One projecting sign is permitted for each retail business per facade.

[5]

The bottommost edge of a projecting sign must not be less than eight feet from the ground.

[6]

The maximum area for a projecting sign is 12 square feet.

[7]

Projecting signs shall not interfere with any pedestrian, vehicular, utility, or municipal use of the public right-of-way.

[8]

No part of the projecting sign or the installation hardware shall extend above the height of the building wall.

[9]

Sign materials and design shall complement the building's architecture and shall not cover or intrude upon any specific architectural feature of the building.

[10]

Projecting signs, if illuminated, must be externally illuminated.

(i)

Sidewalk or sandwich board signs shall be permitted in the D-C, D-T, VC, NC, and D-B Zones only, subject to the following regulations:

[1]

All sidewalk signs must receive a zoning permit from the Zoning Officer before placement of the sign. All zoning permit applications shall be accompanied by a certificate of insurance, listing the Township as an additional insured.

[2]

All signs, including any support frames, shall be of an A-frame design and shall be no more than two feet wide and three feet high.

[3]

Signs must be professionally made and may be constructed of only the following materials: painted wood, painted metal (with professional-quality painted message), chalkboard or dry-erase board.

[4]

Sidewalk or sandwich board signs may be constructed only as follows: two sandwich boards that support each other (A-frame) or easel-type frame.

[5]

Signs may be displayed only within the side property lines, as extended, of the business advertised. No sign shall be permitted other than one which advertises such business. No more than one sign shall be permitted for each business. Only first-floor businesses may utilize such signs. Signs may be displayed only during hours when the business is actually in operation.

[6]

Signs may be displayed only in the following locations: adjacent to the building, in an entrance alcove, or adjacent to the curb. No such sign shall block pedestrian movement, access to benches, access to parking meters or access to motor vehicles, and such sign must be placed so that a five-foot-wide, unobstructed path shall be maintained at all times on the sidewalk.

[7]

The Zoning Officer may direct that any sign which, in the discretion of the Zoning Officer, violates this chapter, or creates a safety hazard, be removed, modified, or relocated.

(j)

Business Directory signs shall be permitted in the D-C, D-T, VC, NC, and D-B Zones only, subject to the following regulations:

[1]

Only one sign shall be permitted for each principal building entrance.

[2]

The maximum sign area shall be six square feet.

[3]

All listings shall be of a relatively uniform size and design.

(k)

Design standards. All signs and awnings in the D-C, D-T, NC, and D-B Zones must comply with the following design criteria:

[1]

Facade signs: wood, wood-like materials, matte-finished metal, or aluminum.

[2]

Individually applied letters: halo backlit letters, wood, wood-like materials, matte-finished metal, or aluminum.

[3]

Awnings: weather-resistant canvas-type fabric, solution-dyed acrylic, acrylic-coated polyester cotton and/or polyester cotton.

[4]

Windows: hand painted, or decal lettering applied to the inside or outside of the window.

[5]

Projecting: wood, wood-like materials, matte-finished metal, or aluminum: brackets must be metal; no internal illumination.

[6]

No neon or LED lighting or neon or LED lighting signs shall be permitted, except that "Open" signs shall be permitted. Such signs shall be permitted in the window area only on the first floor and shall not be more than 10% of the window area. Flashing, blinking, or moving lights are not permitted.

(5)

Sign regulations for specific uses.

(a)

Marquee and canopy signs. In addition to those other signs generally permitted under this article, theaters may display the following signs:

[1]

Removable lettering on the front and/or sides of a canopy or marquee, which may be backlighted, and which shall advertise current or coming attractions only.

[2]

Not more than two additional signs, each not more than 12 square feet in size, may be attached to the front wall of the theater, which shall be used to advertise coming or current attractions only.

[3]

Ticket booth signs shall be governed by regulations affecting window lettering and window signs.

(b)

Service station signs. Gasoline service stations and public garages shall be permitted to display only the following signs:

[1]

One temporary sign, located inside the property line, specifically advertising special or seasonal servicing of motor vehicles, provided that such sign does not exceed seven square feet in size to a side.

[2]

One nonmoving, freestanding or pylon sign advertising the name of the station and/or the principal products sold, including any special company or brand name, insignia, or emblem, provided that the actual sign area does not exceed 30 square feet in size to a side, and further provided that such sign shall be more than 10 feet but less than 20 feet above ground level and no closer than five feet to any property line.

[3]

Additional signs or lettering displayed over individual entrance doors or bays, bearing legends essentially the same or similar to the following: "washing," "lubrication," "repairs," or "mechanic on duty." There shall be no more than one such sign over each entrance or bay. Such signs shall not exceed six square feet in size, nor shall the lettering on such signs be greater than 12 inches high.

[4]

Customary lettering or other insignia which are an integral part of a fuel pump and consisting only of fuel name, lead warning sign, price indicator and any other sign or signs as required by law. Such sign shall not exceed three square feet in aggregate area on each pump.

[5]

A single, nonilluminated credit card sign, not exceeding two square feet in size, may be placed on or near each pump island.

(c)

Signs accessory to parking areas. In all zones, signs designating entrance or exit, and/or street address, to or from a parking area shall be limited to one sign with a maximum area of four-square feet for each exit or entrance. One sign per parking area designating the conditions of use or identity of such parking area and limited to a maximum size of six square feet shall be permitted. Private driveway signs indicating the private nature of a driveway shall be permitted, provided that the size of any such signs shall not exceed two square feet. All such signs shall be located five feet from a property line.

(6)

Signs in residential districts. Only the following types of signs shall be permitted in residential districts:

(a)

Signs accessory to parking areas for institutional uses. Signs designating entrances or exits to or from a parking area shall be limited to one sign for each such exit or entrance, with a maximum size of two square feet for each sign. One sign per parking area designating the conditions of use or identity of such parking area and limited to a maximum size of six square feet shall be permitted. Private driveway signs indicating the private nature of a driveway shall be permitted, provided that the size of any such signs shall not exceed two square feet.

(b)

Nameplate and identification signs for single-family dwellings. A sign indicating the name or address of the occupant may be permitted, provided that the sign shall be no larger than one square foot.

(c)

Institutional signs. Signs of schools, colleges, churches and other institutions of a similar public or semipublic nature may be erected and maintained, provided that:

[1]

The size of any freestanding sign shall not exceed 10 square feet, and not more than one such sign shall be placed on a property, unless such property fronts upon more than one street, in which instance a sign may be erected on each frontage.

[2]

Signs may be affixed to a maximum of two walls of a structure. The total sign area on each wall shall not exceed 20 square feet or 2% of the wall, whichever is less. The wall area shall be measured from ground level to the bottom of the roof eaves and from the side of the building to the other side.

(7)

Signs for professional offices in detached single-family residences in residential and nonresidential districts. Not more than one nonilluminated sign not to exceed two square feet in area shall be permitted.

§ 255-39 Conditional uses.

General. All conditional uses shall be subject to site plan review. A conditional use shall not be approved unless it is found that it meets all the requirements of this chapter, does not substantially impair the use and enjoyment of surrounding properties and does not substantially impair the character of the surrounding area.

Specific conditions for conditional uses.

(1)

Advertising agencies.

(a)

Shall be permitted on the second floor or above without limit as to size.

(b)

Shall be permitted on the first floor in existing space measuring 1,000 square feet or less.

(c)

The space shall be measured from the interior wall surface of the walls encompassing the use.

(d)

First-floor uses shall be required to provide on-site parking.

(2)

Appliance and electronic service supply and repair shops.

[Amended 9-27-2016 by Ord. No. 2016-23]

(a)

Shall be permitted on the first floor in existing space measuring 1,000 square feet or less.

(b)

Shall be permitted on the second floor or above without limit as to size.

(c)

The space shall be measured from the interior wall surface of the walls encompassing the use.

(d)

First-floor uses shall be required to provide on-site parking.

(3)

(Reserved)[1]

[1]

Editor's Note: Original § 136-35B(3), Automobile dealers, was repealed 9-27-2016 by Ord. No. 2016-23.

(4)

Auto repair garages.

(a)

Such uses shall be located a minimum distance of 200 feet from other such uses, theaters and public recreation uses and drive-in uses, as measured from the perimeter of the lot line.

(b)

Repairs and services shall take place within a principal structure. All minor repairs and services are permitted to take place outdoors.

(c)

The minimum lot area shall be 15,000 square feet, with a minimum street frontage of at least 100 feet.

(d)

The walls of the principal structure shall be at least 25 feet from the side and rear property lines and at least 40 feet from a street right-of-way line.

(e)

All exit and entrance drives shall be at least 10 feet from any adjoining property line and 20 feet from the corner of an intersecting public street.

(f)

Any fuel or air pump and filler pipe shall be located 25 feet from any property line.

(g)

No sale, leasing or rental of any vehicles shall be permitted.

(h)

Permitted outdoor storage shall be limited to valid registered light vehicles awaiting repairs; permitted outdoor parking shall be limited to vehicles awaiting repairs, provided that those vehicles shall be parked or stored on surfaced areas, including concrete, asphalt or stone, and shall not hinder or obstruct access to dispensers, bays and other service areas and shall be in accordance with an approved site plan. No vehicle shall be kept overnight on jacks, stands or lifts.

(i)

Such uses that are located less than 100 feet from a residential zone, as measured from the perimeter of the lot line, shall be closed between the hours of 10:00 p.m. and 6:00 a.m.

(j)

No other use shall be permitted on the same lot.

(k)

Such uses shall not be located in any special improvement district.

(5)

Banks and financial institutions. Such uses shall be located a minimum distance of 200 feet from other such uses as measured from the perimeter of the lot line.

(6)

Banks and financial institutions with drive-through.

(a)

Such uses shall be located a minimum distance of 200 feet from other such uses, theaters and public recreation uses and repair garages and gasoline service stations, as measured from the perimeter of the lot line.

(b)

Ingress to the site shall not be from the same street as egress.

(c)

The minimum lot area shall be 15,000 square feet, with a minimum street frontage of at least 100 feet.

(d)

A bypass lane shall be provided.

(7)

Bed-and-breakfast.

(a)

The owner or operator of the bed-and-breakfast establishment shall live on the premises.

(b)

The total number of guest rooms shall not exceed 10.

(c)

The establishment shall be located within a one-thousand-foot walking distance of a parking lot or an enclosed parking facility in which space is leased for tenant use or within a one-thousand-foot walking distance of Cranford Station.

(d)

New off-street parking facilities shall not be created for the establishment unless the establishment is located in a base zone district which allows accessory off-street parking.

(e)

Off-street parking spaces that were in existence as of the date of adoption of this section may be utilized for the establishment.

(f)

The establishment may serve meals, but such meals shall be served only to overnight guests of the facility.

(g)

Kitchen facilities other than a microwave oven and compact refrigerator shall not be provided in individual guest rooms.

(8)

Community residences for the developmentally disabled and community shelters for victims of domestic violence. Such uses containing more than six persons, excluding resident staff, shall meet the following conditions:

(a)

They shall house not more than 15 persons, excluding resident staff.

(b)

The minimum lot area shall be 12,000 square feet for residences or shelters with a capacity of seven persons, and for each additional person up to 15, additional lot area of 1,000 square feet shall be required.

(c)

They shall not be located less than 1,500 feet from an existing such residence or shelter.

(d)

Before a certificate of occupancy is issued, the Planning Board shall review and approve a site plan.

(e)

The maximum impervious surface requirement of the zone in which such use is located shall be adhered to.

(f)

The proposed use shall maintain a residential appearance and shall be substantially similar to the existing surrounding residential development.

(g)

Off-street parking shall be required and located in accordance with the requirements of this chapter on the basis of one additional off-street parking space for each two persons, excluding residence staff.

(h)

The Planning Board may deny the conditional use if the number of persons resident at existing community residences or community shelters exceeds 0.5% of the population of the municipality based on population estimates published annually by the New Jersey Department of Labor and Workforce Development.

[Amended 10-24-2017 by Ord. No. 2017-12]

(9)

Convenience stores.

[Amended 11-5-2018 by Ord. No. 2018-16]

(a)

Shall be located at least 100 feet from any residential district.

(b)

Shall provide on-site parking.

(10)

Convenience stores with gasoline sales.

[Amended 11-5-2018 by Ord. No. 2018-16]

(a)

The minimum lot size shall be 60,000 square feet.

(b)

The lot shall have a minimum of 200 feet of frontage along a state or county roadway.

(c)

Any overhead canopy serving the gas fueling positions shall be set back a minimum of 30 feet from a public right-of-way.

(d)

The maximum impervious coverage shall be 80%.

(e)

The maximum height shall be 35 feet for principal buildings and 30 feet for the canopy.

(f)

An average fifteen-foot landscaped buffer shall be provided along any residential zone boundary line; however, in no event shall said buffer area be less than 10 feet at any such location.

(g)

No auto repair or service, other than gasoline sales, shall be permitted.

(h)

No tractor trailer diesel fuel sales shall be permitted.

(i)

Canopies shall have a pitched roof with a change in elevation of at least seven feet from the bottom to the top most point of the roofline.

(j)

The subject property shall be located a minimum of 100 feet from any residential district as measured from the perimeter of the lot line.

(k)

Shall provide off-street parking in accordance with § 255-44.

(l)

No sale, leasing, or rental of any vehicles shall be permitted.

(m)

The walls of the principal structure shall be at least 25 feet from the side and rear lot lines and at least 40 feet from a street right-of-way line.

(n)

All exit and entrance drives shall be at least 10 feet from any adjoining property line and 20 feet from the corner of an intersecting public street.

(o)

Any fuel or air pump and filler pipe shall be located 25 feet from any property line.

(11)

(Reserved)[2]

[2]

Editor's Note: Original § 136-35B(11), Dwellings, was repealed 9-27-2016 by Ord. No. 2016-23.

(12)

Farm stands. Farm stands shall only be permitted where:

(a)

The products sold are in their natural state.

(b)

The stands are located on a farm.

(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.

(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 in this chapter.

(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 in this chapter.

(13)

Gasoline service stations.

(a)

Such uses shall be located a minimum distance of 100 feet from any residential zone as measured from the perimeter of the lot line.

(b)

All repairs and services shall take place within a principal structure. All minor repairs and services are permitted to take place outdoors.

(c)

The minimum lot area shall be 15,000 square feet, with a minimum street frontage of not less than 100 feet on a single street.

(d)

The walls of the principal structure shall be at least 25 feet from the side and rear lot lines and at least 40 feet from a street right-of-way line.

(e)

All exit and entrance drives shall be at least 10 feet from any adjoining property line and 20 feet from the corner of an intersecting public street.

(f)

Any fuel or air pump and filler pipe shall be located 25 feet from any property line.

(g)

No sale, leasing, or rental of any vehicles shall be permitted.

(14)

Golf courses.

(a)

The minimum site area shall be 80 acres, all of which need not be in the Township of Cranford.

(b)

There shall be not fewer than nine regulation holes.

(c)

Accessory uses shall be limited to dining and refreshment facilities, driving ranges, equipment sales and rentals (pro shop), parking, practice greens and tees.

(d)

Golf course holes and tees shall set back not less than 50 feet from any district boundary line or property line.

(e)

All accessory buildings, structures and uses shall meet the setback requirements of the C-3 District.

(f)

All other C-3 District standards shall apply.

(15)

Hotels.

(a)

Such uses shall be required to provide adequate on-site parking in accordance with the provisions of this chapter.

(b)

Hotel and motel units shall not contain kitchen facilities of any nature, shall not be used as apartments for nontransient tenants, shall not contain more than two rooms and shall not be connected by interior doors in groups of more than two. There shall be no more than one hotel or motel unit for each 1,000 square feet of site area, exclusive of required yards.

(c)

Each hotel or motel room shall have an area of at least 300 square feet. Each hotel or motel unit shall have a bath facility with shower or bath, one toilet facility and sink.

(d)

The following accessory uses shall be permitted:

[1]

One coffee shop for hotels or motels with no more than 100 rooms. For hotels or motels of over 100 rooms, a restaurant and a coffee shop are permitted. Such facilities shall be located within the hotel building.

[2]

Amusements and sports facilities for the exclusive use of hotel guests, including:

[a]

Swimming pool.

[b]

Children's playground.

[c]

Tennis and other game courts.

[d]

Game or recreation rooms.

[3]

Office and lobby, provision of which shall be mandatory for each hotel.

[4]

Meeting and/or conference rooms.

(e)

All hotels shall be equipped with sprinkler and fire alarm systems in accordance with the Township of Cranford Fire Prevention Code.[3]

[3]

Editor's Note: See Ch. 223, Art. I, Fire Prevention.

(16)

Institutional and public uses.

(a)

Such uses shall be permitted in residential zones only if located on a primary or secondary arterial street.

(b)

A minimum lot area of one acre shall be provided.

(c)

All or part of the required off-street parking may be located on a separate lot in accordance with Article IV of this chapter and such separate lot area may be counted as part of the minimum required lot area.

(d)

The maximum impervious surface shall not exceed that permitted in the zone where located.

(e)

The minimum side yard shall be equal to the height of the principal structure or 20 feet, whichever is greater.

(f)

The front and rear yards shall be the same as required for principal permitted uses in the zone where located or 20 feet, whichever is greater.

(g)

A ten-foot landscaped buffer shall be required along the rear property line.

(h)

Parking areas shall be screened from view from residential zones or uses by landscaping, fencing, or a combination thereof to create a buffer at least five feet wide and at least five feet tall and shall provide screening of vehicles in all seasons.

(i)

Trash disposal areas shall be located as far from residential zone boundaries as possible.

(j)

Lighting shall be located no closer than eight feet to an adjoining residential district and shall not exceed eight feet in height. Lighting shall be designed to avoid up-lighting or halo effect with fixtures incorporating shielding/cutoffs to prevent spillage off site and on adjacent residential properties.

(17)

New and used vehicle sales dealers.

[Amended 9-27-2016 by Ord. No. 2016-23]

(a)

The minimum lot area shall be 40,000 square feet.

(b)

They shall be located on primary or secondary arterial streets.

(c)

All sales and repair activities shall take place within a principal structure.

(18)

Offices, professional, business and administrative uses.

[Amended 9-27-2016 by Ord. No. 2016-23]

(a)

Offices shall be permitted on the second floor or above without any limit as to size.

(b)

Offices (not accessory to any other permitted use) shall only be permitted on the first floor in existing space measuring less than 1,000 square feet or in an existing office-style building that does not have storefront-type windows on the first floor.

(c)

Space shall be measured from the interior wall surface of the walls encompassing the office.

(d)

First-floor offices shall be required to provide off-street parking.

(e)

No first-floor space for a single occupant may be divided to create an occupant space of less than 1,000 square feet.

(19)

Office, professional, in dwellings.

(a)

Such uses shall be allowed in all residential zones and all nonresidential zones in one-family detached dwellings in accordance with the following requirements:

[1]

The minimum lot size shall be 10,000 square feet.

[2]

The professional must reside on the premises.

[3]

A maximum of two nonresident employees shall be permitted.

[4]

Not more than 25% of the gross floor area of the principal building, excluding cellar areas, shall be permitted to be used for the professional office.

[5]

The professional office shall meet all performance standards as set forth in Article IV.

[6]

No retail sale of products shall be permitted.

[7]

Only one practitioner at any time may be allowed on the premises.

[8]

Professional offices in the R-1 through R-5 Zones shall be permitted only on those streets designated as major or minor arterials in the 1979 Cranford Master Plan.

[9]

Professional offices in all zones shall be subject to the provisions of Chapter 225, Flood Damage Prevention, and Chapter 364, Stormwater Management, of this Code.

(b)

The Planning Board shall approve a site plan of the professional office, which shall meet site plan review standards and requirements set forth in this chapter.

(20)

Printing and publishing services.

(a)

Shall be permitted on the second floor or above without limit as to size.

(b)

Shall be permitted on the first floor in existing space measuring 1,000 square feet or less.

(c)

The space shall be measured from the interior wall surface of the walls encompassing the use.

(d)

First-floor uses shall be required to provide on-site parking.

(21)

Public and private garages.

(a)

Lot area.

[1]

Minimum lot area: 10,000 square feet.

[2]

Maximum lot area: 25,000 square feet for a parking garage serving private uses; 125,000 square feet for a parking garage serving public uses and located within 100 feet of the public building it is intended to serve.

(b)

Lot width.

[1]

Minimum lot width: 100 feet.

[2]

Maximum lot width: 250 feet for a parking garage serving private uses; 500 feet for a parking garage serving public uses and located within 100 feet of the public building it is intended to serve.

(c)

Maximum height.

[1]

The maximum height for a parking garage serving private uses shall be the same as for the district in which it is located.

[2]

Maximum lot coverage. The maximum lot coverage for a parking garage serving public uses and located within 100 feet of the public building it is intended to serve shall be 95%. For other parking garages, the lot coverage requirements for the district in which the garage is located shall apply.

(d)

Principal uses permitted in parking garages. In addition to off-street parking, the following uses shall be permitted on ground level facing the street in a parking garage:

[1]

Business and professional offices.

[2]

Retail sales and personal services and restaurants.

[3]

Accessory uses shall be those permitted for the above uses, subject to all applicable requirements of this chapter.

(22)

Residential uses.

[Amended 9-27-2016 by Ord. No. 2016-23]

(a)

Each apartment shall have its own entrance to a hallway, staircase or to the exterior.

(b)

The ground floor entrance to the apartment unit or units shall be separate from the entrance to the ground floor use.

(c)

An applicant or developer shall provide credible evidence to the satisfaction of the reviewing board that sufficient parking spaces are available and/or reserved in either public or private off-street parking lots for the overnight parking of vehicles of the prospective tenants of the apartment or apartments.

(d)

Such apartments shall be a minimum of 700 square feet for one-room studio or efficiency apartments and 150 square feet for each additional bedroom, but in no case contain more than two bedrooms.

(e)

No boarders shall be permitted to occupy such apartments, nor shall any portion of the space within the apartment be sublet or rented out for any period of time.

(f)

A minimum lot size of 5,000 square feet is required.

(g)

The gross density shall not exceed 10 units per acre.

[Amended 11-26-2019 by Ord. No. 2019-12]

(h)

A principal nonresidential use must be located on the ground floor of the building.

(23)

(Reserved)[4]

[4]

Editor's Note: Original § 136-35B(23), Retail services in the D-B Zone, was repealed 9-27-2016 by Ord. No. 2016-23.

(24)

(Reserved)[5]

[5]

Editor's Note: Original § 136-35B(24), Retail services on upper floors, was repealed 9-27-2016 by Ord. No. 2016-23.

(25)

Security brokers.

(a)

Shall be permitted on the second floor or above without limit as to size.

(b)

Shall be permitted on the first floor in existing space measuring 1,000 square feet or less.

(c)

The space shall be measured from the interior wall surface of the walls encompassing the use.

(d)

First-floor uses shall be required to provide on-site parking.

(26)

Semidetached one-family dwellings in the R-5 Zone.

(a)

Except as part of a townhouse development, the minimum lot width and area shall be the same as required for a one-family detached dwelling.

(b)

Such uses shall be constructed in attached pairs simultaneously on contiguous lots.

(c)

The minimum remaining side yard shall be not less than 30% of the lot width.

(27)

Social service agencies.

(a)

Shall be permitted on the second floor or above without limit as to size.

(b)

Shall be permitted on the first floor in existing space measuring 1,000 square feet or less.

(c)

The space shall be measured from the interior wall surface of the walls encompassing the use.

(d)

First-floor uses shall be required to provide on-site parking.

(28)

Tax preparation services.

(a)

Shall be permitted on the second floor or above without limit as to size.

(b)

Shall be permitted on the first floor in existing space measuring 1,000 square feet or less.

(c)

The space shall be measured from the interior wall surface of the walls encompassing the use.

(d)

First-floor uses shall be required to provide on-site parking.[6]

[6]

Editor's Note: Original § 136-35B(29), Vending machines, which immediately followed this subsection, was repealed 9-27-2016 by Ord. No. 2016-23.

(29)

Theaters. Such uses shall be located a minimum distance of 200 feet from other such uses, drive-in uses, auto repair garages and gasoline service stations, as measured from the perimeter of the lot line.

(30)

Veterinarian office.

(a)

Shall be permitted on the second floor or above without limit as to size.

(b)

Shall be permitted on the first floor in existing space measuring 1,000 square feet or less.

(c)

The space shall be measured from the interior wall surface of the walls encompassing the use.

(d)

First-floor uses shall be required to provide on-site parking.

§ 255-40 Existing buildings in fire zones.

Existing buildings solely in residential use. Any existing building located in a fire zone, as designated by the Township, which is solely in residential use shall not be changed or converted to any nonresidential use unless the construction of such building meets the requirements of the fire zone in all respects. Any such building, the construction of which does meet the requirements of the fire zone in all respects, may be changed or converted to nonresidential use as permitted by this article.

Planning Board approval. Before the change or conversion of any existing building in a fire zone, as permitted in this article, the Planning Board shall review and approve a site plan.

§ 255-41 Outdoor storage.

No outdoor storage of merchandise, articles, material or vehicles shall be permitted in any zone except for used cars as part of a new car dealer. The provisions of this section shall not be construed to prohibit customary accessory uses in residential zones such as patios, picnic tables, outdoor fireplaces and similar uses, nor shall it be construed to prohibit outdoor storage or parking which may be specifically permitted elsewhere in this chapter.

Portable home storage units.[1]

(1)

Definition. As used in this subsection, the following term shall have the meaning indicated:

PORTABLE HOME STORAGE UNIT

A portable shed or storage container, storage unit, shed-like container or other portable structure that can or may be used for the storage of personal property of any kind and which is located for such purposes outside an enclosed building other than an accessory structure. The term "portable home storage unit" includes but is not limited to PODS®.

(2)

A portable home storage unit may be placed upon any property only upon the issuance of a permit by the Zoning Officer. The application fee is $25.

(3)

Permission will be granted for a period of 30 days. At the expiration of the thirty-day period, the permittee may seek one extension of the permit for 30 days for an additional fee of $25.

(4)

Portable home storage units are prohibited from being placed in streets or in front yards of a property. Portable home storage units must be kept in the driveway of the property at the furthest accessible point from the street, or in the rear yard. All locations must be paved off-street surfaces. The applicant must obtain pre-approval from the Zoning Officer in the following situations:

(a)

If the property does not have a driveway.

(b)

If the location of the unit in the driveway is in the front yard of the property.

(c)

If the property is a corner lot.

(5)

This subsection shall be enforced by the Police Department and the Zoning Officer.

[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

§ 255-42 Nonconforming uses and structures.

Continuation of use. A use, building or structure lawfully in existence at the effective date of this chapter which shall be made nonconforming at the passage of this chapter or by an amendment to this chapter may be continued except as otherwise provided in this section.[1]

[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

Nonconforming setbacks. Where a lot exists in single ownership and is improved with a building which is nonconforming due to location, said building may be expanded, provided that existing nonconforming yards or setbacks are only extended and not further encroached upon, and further provided that where yards or setbacks are required, no such yard or setback shall be less than five feet.

Regulation of nonconforming uses.

(1)

No existing building or premises devoted entirely or in part to a nonconforming use shall be enlarged, extended, reconstructed, substituted or structurally altered except to enlarge or allow a conforming use, or as follows:

(a)

Restoration. Except as in Subsection C(1)(b) below, any nonconforming use or structure damaged by fire, casualty or act of God may be repaired but not further enlarged.

(b)

Destruction. If, in the opinion of the Construction Official, a structure is damaged beyond repair, any new structure and the use thereof shall be in compliance with this chapter.

(c)

Repairs. Normal maintenance and repair of a structure containing a nonconforming use is permitted, provided that it does not extend the area or volume of space occupied by the nonconforming use and does not increase the number of dwelling units.

(d)

Residential garages. A single-family residence constructed with less than the required private garage parking may be enlarged, extended, substituted or structurally altered if otherwise in conformity, provided that the minimum number of off-street parking spaces as required under § 255-44 are constructed, but such spaces need not be garages.

(2)

Nothing in this section shall prevent the strengthening or restoring to a safe or lawful condition of any part of any building or structure declared unsafe or unlawful by the Construction Official or other authorized state or Township official.

(3)

Subdivision of land. No land upon which a nonconforming use is located may be subdivided except by action of the Zoning Board of Adjustment in accordance with Article II, § 255-3C(4).

§ 255-43 C-3 Commercial District.

Intent. The intent of the C-3 Commercial District is to permit the development of office, research, limited assembly and warehouse distribution uses in a comprehensively planned and aesthetically designed setting. Because of its location adjacent to existing residential areas in the Township, only those uses and operations which can be compatible with and which will not adversely impact adjacent residential areas are to be permitted in this zone. As such, it is the intent of this zone to permit only development of high aesthetic quality and proper site design. Bulk and yard requirements for this zone are set forth in the Schedule of Zone District Area, Yard and Building Requirements found at the end of this chapter.

Planned development option in the C-3 Zone.

(1)

Purpose. The intent of the C-3 planned development option is to provide for the development of uses permitted in the C-3 Zone in accordance with a comprehensive plan and in balance with available infrastructure systems, including roads and transportation facilities, of sound design and sufficient capacity to protect the health, safety and welfare of the residents of Cranford. In addition, the purpose of this section is to provide an orderly procedure for the review, consideration and approval of planned developments within the C-3 Zone of the Township of Cranford. This section is designed to encourage:

(a)

The innovative design and development of those uses permitted in the C-3 District in accordance with a comprehensive general development plan for the tract.

(b)

The creation of a planned development that protects and preserves the existing character and continued viability of adjacent residential areas and preserves existing landscape features and setbacks to provide a good transition between the permitted nonresidential uses and the existing residences along Walnut Avenue.

(c)

Careful planning of traffic circulation and off-street parking in order to avoid traffic congestion and inadequate parking and to ensure the continued functioning of Walnut Avenue and the intersection of Walnut Avenue and Raritan Road as an effective and attractive gateway into Cranford Township.

(d)

The planning and utilization of land and buildings in a manner that will contribute to the economic base of the Township of Cranford.

(2)

For the purposes of interpretation of this subsection, planned development within the C-3 Zone shall be regarded as "planned development," as that term is used and defined in the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.

(3)

General provisions.

(a)

Within those areas specifically designated on the Zoning Map of Cranford Township as C-3 Commercial District, an application may be made in accordance with the regulations and procedures described in this section pertaining to a planned development, provided that the proposal meets with all of the following minimum criteria:

[1]

The tract area to be developed has a minimum of 20 acres.

[2]

The tract area is to be developed according to a comprehensive general development plan as a single entity to accommodate those uses as permitted.

[3]

A traffic reduction plan shall be provided in compliance with the requirements of Article VI of this chapter.

[4]

Improvements to the intersection of Walnut Avenue and Raritan Road are sufficient to ensure that this intersection continues to function at an acceptable level of service in accordance with the standards of intersection operation established by the Institute of Transportation Engineers (ITE) and as further defined in Subsection B(3)(a)[4][a] through [c].

[a]

To enable the intersection to function at an acceptable level of service, planned developments with the principal vehicular access point on Walnut Avenue shall, at a minimum, include improvements to Walnut Avenue to provide a dedicated left-hand-turn lane, a through-movement lane and a right-hand-turn lane at both the northbound and southbound approaches at its intersection with Raritan Road, with appropriate signal timing.

[b]

Planned developments which have their principal access point on Raritan Road shall, at a minimum, include improvements to Raritan Road to provide a dedicated left-hand-turn lane, a through-movement lane and a right-hand-turn lane in the eastbound and westbound approaches at its intersection with Walnut Avenue, with appropriate signal timing.

[c]

To enable the intersection to function at an acceptable level of service, planned developments which have more than 150 feet of frontage on both Walnut Avenue and Raritan Road shall, at a minimum, include improvements to Walnut Avenue to provide a dedicated left-hand-turn lane, a through-movement lane and a right-hand-turn lane in the eastbound and westbound approaches at its intersection with Raritan Road, with appropriate signal timing, and improvements to Raritan Road to provide a dedicated left-hand-turn lane, a through-movement lane and a right-hand-turn lane in the eastbound and westbound approaches at its intersection with Walnut Avenue, with appropriate signal timing. At least one major vehicular access point to the site shall be provided on both Walnut Avenue and Raritan Road.

(b)

Maximum floor area ratio (FAR) for planned developments in the C-3 Zone shall be 0.60, and a maximum of 65% of the gross floor area of the entire development may be developed as office. For the purpose of calculating this percentage, executive and administrative offices developed as ancillary to any office distribution center, as defined in § 255-1 of this chapter, developed on site or ancillary to any limited assembly use on site shall be included in the calculation of the total square footage of office uses. Planned developments which provide, at a minimum, improvements to Walnut Avenue as specified in Subsection B(3)(a)[4][a] of this section and, in addition, provide improvements to Raritan Road to provide, at a minimum, the improvements specified in Subsection B(3)(a)[4][b] of this section, may be developed with up to 100% of the total gross floor area as office.

(4)

Permitted uses. All uses permitted in an C-3 Zone as set forth in § 255-36, Use regulations, shall be permitted in an C-3 planned development option.

(5)

Findings for planned developments. Prior to approval of any planned development option, the Planning Board shall find, as required by N.J.S.A. 40:55D-45, the following facts and conclusions:

(a)

That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the zoning standards applicable to the planned development.

(b)

That the proposals for maintenance and the amount, location and purpose of any common open space which may be provided as part of the development are adequate.

(c)

That provisions through the physical design of the proposed development for public services, control over vehicular and pedestrian traffic and the amenities of light and air, recreation and visual enjoyment are adequate.

(d)

That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established.

(e)

In the case of a proposed development which contemplates construction over a period of years, that the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.

(6)

Procedure for approval of the planned development.

(a)

Planning Board review. The Planning Board shall review applications for approval of a planned development in accordance with the provision of the Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.).

(b)

Required submissions; complete application. An application for approval of the planned development shall be deemed complete upon submission by the applicant of the following:

[1]

An application form containing the name of the developer; a signed statement of the developer affirming compliance with all of the minimum criteria for planned development contained in this section; proof that the property taxes pertaining to the subject property have been paid to date; a corporate or partnership disclosure statement where applicable, in accordance with the provisions of N.J.S.A. 40:55D-48.1 and 40:55D-48.2; and any application fees that may be established by ordinance.

[2]

A general development plan consisting of the following plans and statements:

[a]

A land use plan, indicating the tract area and general locations and approximate land areas to be devoted to the proposed land uses. The land use plan shall be prepared at a scale of not smaller than one inch equals 50 feet. The total amount of floor area and floor area ratio (FAR) for the entire planned development shall be specified, including the total amount of floor area and FAR for each type of use to be developed in the planned development.

[b]

A traffic circulation plan indicating the location of all internal roadway parking and loading areas and the locations of ingress and egress, as well as all planned improvements to local and county streets, roads and intersections. A traffic impact analysis shall also be submitted. The traffic impact analysis shall indicate the impact of the proposed development on the surrounding road network, including the impact on the level of service of the Walnut Avenue and Raritan Road intersection. The traffic report shall specify sufficient intersection improvements which may be provided by the applicant or the county to mitigate any adverse impacts identified in this traffic report and ensure that the Walnut Avenue/Raritan Road intersection functions at an acceptable level of service in accordance with the standards for intersection operation accepted by the Institute of Traffic Engineers (ITE). The plan shall indicate how the overall collector and arterial road network relates to the overall design of the planned development and the county and municipal road network. The traffic circulation plan shall conform to the plan adopted by Cranford Township in connection with any off-tract improvements.

[c]

A drainage and stormwater management plan, indicating the general size and location of on-site and off-site drainage areas and the direction of runoff flow, the approximate size of major existing conduits and pipes, existing watercourses and floodplains and the existing and proposed methods of controlling and draining surface water on and from the site. The drainage plan shall be in accordance with the provisions of Chapter 225, Flood Damage Prevention, and Chapter 364, Stormwater Management, of this Code.

[d]

An open space and buffering plan, indicating the approximate major land areas to be open space and buffer areas, a description of the intended improvements within said areas and the allocation of responsibility for maintenance of the open space and buffers. This plan shall be prepared in accordance with the buffering and landscape guidelines specified in § 255-25B(4) of this chapter.

[e]

A fiscal report describing the anticipated demands on municipal services to be generated by the planned development and any other financial impacts to be faced by the municipality as a result of the completion of the planned development. The fiscal report shall also include a detailed projection of property tax revenues which will accrue to the county, municipality and school district according to the time schedule for development of the planned development and following the completion of the planned development in its entirety.

[f]

In the case of a planned development whose construction is contemplated over a period of years, the general development plan shall include a proposed timing schedule, including any terms or conditions which are intended to protect the interests of the public and the occupants of any section or phase of the planned development prior to the completion of the development in its entirety.

(c)

Technical analysis. Upon submission of an application for planned development to the Planning Board, the applicant shall submit a copy of the application to the Development Coordinator. Within 15 days of receipt of the copy of the application by the Development Review Committee, the Committee shall meet with the developer's experts for the purpose of reviewing the general development plan.

(d)

Technical report submitted to Planning Board. The Development Review Committee shall submit a report of its technical analysis to the full Planning Board within 45 days of submission of a complete application by the applicant. The review of the Development Review Committee shall be based upon the design standards set forth in this section and Article IV, Development Requirements and Standards, of this chapter and any other applicable recognized professional engineering standards.

(e)

Planning Board review. The Planning Board shall schedule hearings on the application for the planned development at the time the application is deemed complete by the Development Coordinator.

(f)

Action by the Planning Board. The Planning Board shall approve the application for the planned development if it finds that the application conforms to and complies with the requirements of this section.

(7)

Effect of planned development option approval.

(a)

The term of effect of the general development plan approval shall be determined by the Planning Board, except that the term of the effect of the approval shall not exceed 20 years from the date upon which the developer receives final approval of the first section or phase of the planned development. In making its determination regarding the duration of the effect of approval of the development plan, the Planning Board shall consider the amount of nonresidential floor area to be constructed, prevailing economic conditions, the timing schedule to be followed in completing the development and the likelihood of its fulfillment, the developer's capacity for completing the proposed development and the contents of the general development plan and any conditions which the Planning Board attaches to the approval thereof.

(b)

Approval of preliminary and final site plan and/or subdivision applications which may be submitted from time to time for portions of a planned development shall be granted upon proof of compliance with the approved general development plan and with the permitted uses, densities and development standards set forth in this chapter and, in the case of a planned development with an approved traffic reduction plan, Article VI of this chapter as of the date of approval of the planned development option. Notwithstanding the above, the applicant may be required by the Planning Board to post any performance or maintenance guaranties and pay any inspection fees permitted by statute in accordance with N.J.S.A. 40:55D-53 and required by ordinance.

(8)

Planned development approval revisions. Any revisions to the general development plan shall be in accordance with the provisions of the Municipal Land Use Law (N.J.S.A. 40:55D-45.4 to 55D-45.6).

§ 255-44 Off-street parking.

[Amended 9-27-2016 by Ord. No. 2016-23]

In all zones off-street parking shall be provided for all uses in accordance with the following schedule. All ground floor nonresidential principal permitted uses in the D-C and D-T Zones, except offices, shall not be required to provide off-street parking spaces. These are Central Business District blocks for which public parking shall be provided by the Township.

Minimum required off-street parking schedule for nonresidential uses. The number of off-street parking spaces required for any nonresidential use shall be determined by reference to Parking Schedule I below.

(1)

Unscheduled uses. Off-street parking requirements for uses not listed in Parking Schedule I shall be established by the Board, based upon accepted industry standards.

(2)

Combined uses. In the case of a combination of uses, the off-street parking requirement shall consist of the sum of the spaces required for each individual use unless it can be demonstrated that staggered hours would permit modification in accordance with shared parking rules identified in Subsection C.

(3)

Fractional spaces. Whenever the application of Parking Schedule I standards results in the requirement of a major fraction of a space in excess of 50%, a full space shall be required.

(4)

On-street parking directly in front of a business shall count towards meeting off-street parking requirements. A length of 23 feet per on-street parking space shall be used in calculating the number of available on-street parking spaces.[1]

Parking Schedule I Parking Requirements for Nonresidential Uses
Use		Required Parking Spaces
Advertising agency		1 for each 300 square feet of net floor area
Air-conditioning and heating service and repair shop		1 for each 500 square feet of net floor area
Assisted living facility		0.5 per dwelling unit
Auto repair garage (without gasoline)		3 for each bay, plus not fewer than 1 per each service vehicle
Bank and financial institution		1 for each 200 square feet of net floor area
Bank and financial institution with drive-through services		1 for each 200 square feet of net floor area
Bowling establishment		1 for each 180 square feet
Building supply store		1 for each 500 square feet of net floor area
Child-care center		None as per N.J.S.A. 40:55D-66.6; however 1 per 270 square feet is encouraged in accordance with ITE parking generation standards
Colleges		2 for each 3 full-time day students and 1 for each 5 part-time day students
Community care retirement community		1.3 per dwelling unit
Convenience store (without gasoline)		1 for each 200 square feet of net floor area
Convenience store with gasoline sales		1 for each 150 square feet of net floor area
Dance and theatrical studio		1 for each 3 seats or 1 per 200 square feet whichever is greater
Dwelling (not subject to Residential Site Improvement Standards)		1.5 per dwelling unit
Educational services		1 for each 200 square feet of net floor area
Electronic and computer repair and supply store		1 for each 200 square feet of net floor area
Essential services		1 for each 400 square feet of net floor area
Farm stand		A minimum of 3 for the first 250 square feet of retail display area and 1 per every 50 additional square feet of retail display area
Financial institution		1 for each 250 square feet of net floor area
Funeral home		10, plus 1 for each 50 square feet of net floor area
Gasoline service station (without convenience store and/or auto repair)		1 per 200 square feet of net floor area
Health care facility or clinic		1 for each 200 square feet of net floor area
Home improvement superstore		1 per 350 square feet of gross floor area
Hotel and motel		1 for each rental unit
Industrial use (general)		1 for each 400 square feet of net floor area
Institutional and public use		1 for each 3 seats or 1 per each 25 square feet of assemblage area, whichever is greater
Laboratory and research use		1 for each 300 square feet of net floor area
Light industrial		1 for each 1,000 square feet of net floor area
Limited assembly		1 for each 650 square feet of net floor area
Liquor store		1 for each 333 square feet of net floor area
Museum and art gallery		1 for each 500 square feet of net floor area
New and used automobile dealer		1 for each 200 square feet of net floor area plus 1 per each 1,000 square feet of lot area
Nursing home		1 for each 2 beds
Office, administrative and executive not listed elsewhere		1 for each 250 square feet of net floor area
Office, dentist or physician		4 for each dentist or physician, plus 1 for each 250 square feet of net floor area
Office, distribution center		1 for each 4,000 square feet of net floor area devoted to a warehouse and storage and 1 for every 250 square feet of net floor area devoted to office space
Office, other		1 for each 250 square feet of net floor area, except in the D-C, D-B and D-T Zones, where 1 for each 325 square feet of net floor area
Office, professional (except dentist or physician)		1 for each accountant, architect, attorney, or engineer and 250 square feet of net floor area
Office, supply and support store		1 for each 250 square feet of net floor area
Physical fitness studio and gym		1 for each 150 square feet of net floor area
Place of worship, community building, social hall and place of public assembly		1 for each 3 seats, or 1 for each 72 inches of seating space when benches rather than seats are used; where the specific amount of seating is undetermined, then 1 parking space shall be required for each 25 square feet of assemblage area
Recreation use
	Bowling alley	5.5 per lane
	Court games	4 for each court
	Golf course	8 for each tee
	Golf driving range	1.25 for each tee
	Other	1 for each 150 square feet of floor area
Religious goods store		1 for each 250 square feet of net floor area
Restaurant (with seats)		1 for each 2.5 seats
Restaurant (without seats)		1 per 75 square feet of customer service area
Retail service		1 for each 250 square feet of net floor area
Retail trade		1 for each 250 square feet of net floor area
School
	Grades K-10	1 1/2 for each classroom
	Grades 11 and 12	10 for each classroom
Self-storage facility		1 for each 5,000 square feet of gross floor area
Social service agency		1 for each 200 square feet of net floor area
Swim club		1 for each family membership unit
Theater		1 for each 3 seats or 1 per each 25 square feet of assemblage area, whichever is greater
Veterinarian office		1 for each veterinarian and 200 square feet of net floor area
Warehouse		1 per each 4,000 square feet
Website designer		1 for each 250 square feet of net floor area
Wholesale establishment or warehouse; furniture store		1 for each 800 square feet of net floor area
Yoga studio		1 for each 150 square feet of net floor area

[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).

Minimum required off-street parking schedule for residential uses. The number of off-street parking spaces required for residential uses shall be determined pursuant to N.J.A.C. 5:21, as amended, and by reference to Parking Schedule II below. Alternative parking standards to those shown in the schedule below shall be accepted if the applicant demonstrates these standards better reflect local conditions. Factors affecting minimum number of parking spaces include household characteristics, availability of mass transit, urban versus suburban location and available off-site parking sources.

Parking Schedule II^a Parking Requirements for Residential Land Uses
Housing Unit Type/Size		Parking Requirement
Single-family detached and two-family
	2 bedroom	1.5
	3 bedroom	2.0
	4 bedroom	2.5^c
	5 bedroom	3.0
Garden apartment^b
	1 bedroom	1.8
	2 bedroom	2.0^c
	3 bedroom	2.1
Townhouse^b
	1 bedroom	1.8
	2 bedroom	2.3^c
	3 bedroom	2.4
Retirement community		Values shall be commensurate with the most appropriate housing type and size noted above that the retirement community resembles
Assisted living		0.5

	Notes:
	a	As amended from time to time.
	b	Requirements for attached units (apartment/condominium/townhouse) include provisions for guest parking (0.5 space per dwelling unit). Guest parking must be provided for either on street or in common parking areas.
	c	If the applicant does not specify the number of bedrooms per unit, this parking requirement shall apply.

(1)

Garage and driveway combinations shall be counted as follows:

(a)

Each garage car space shall be counted as 1.0 off-street parking space, provided the driveway measures a minimum of 18 feet in length between the face of the garage door and the right-of-way.

(b)

A one-car garage and driveway combination shall count as 2.0 off-street parking spaces, provided the driveway measures a minimum of 18 feet in length between the face of the garage door and the right-of-way.

(c)

A two-car garage and driveway combination shall count as 3.5 off-street parking spaces, provided a minimum parking area width of 20 feet is provided for a minimum length of 18 feet as specified for a one-car garage and driveway combination.

(d)

When housing is included in mixed-use development in accordance with Subsection C below, a shared parking approach to the provision of parking shall be permitted.

(e)

When, in the judgment of the Board, on-street parking is available, then only that proportion of the parking requirement which is not available on the street shall be provided in off-street parking facilities. A length of 23 feet per on-street parking space shall be used in calculating the number of available on-street parking spaces.

(f)

For projects containing dwelling units required by the New Jersey Uniform Construction Code's Barrier Free Subcode (N.J.A.C. 5:23-7) to be accessible, parking spaces for people with disabilities shall be provided in accordance with the requirements of the Barrier Free Subcode and shall be considered part of the total number of required spaces.

Shared parking.

(1)

In the D-C, D-B, D-T, VC and ORC Districts, shared parking may be applied when land uses have different parking demand patterns and are able to use the same parking spaces/areas throughout the day. Applicants for new developments or significant redevelopment of site(s) should examine the feasibility of using shared parking arrangements.

(2)

A use for which an application for shared parking is made shall be located within 800 feet of the parking facility which is being shared.

(3)

An agreement providing for the shared use of parking, executed by all the parties involved, shall be approved by the approving board's attorney and filed with the Township Clerk. Shared parking privileges shall continue in effect so long as the agreement, binding on all parties, remains in force. If the agreement is no longer in force, parking shall be provided as otherwise required in this chapter.

(4)

The approving board may require that an applicant for shared parking provide testimony and/or a shared parking feasibility study in support of the application from a licensed engineer in the State of New Jersey with expertise in parking operations.

(5)

Shared parking for uses with different hours of operation. Shared parking shall be permitted between two uses with differing hours of operation, provided that the approving board shall have discretion in determining which uses are daytime uses and which are nighttime or Sunday uses. The following shall serve as general guidelines:

(a)

The following uses may be generally considered daytime uses:

[1]

Offices.

[2]

Retail sales and services except restaurants, bars and entertainment uses.

[3]

Wholesale, storage and distribution uses.

[4]

Manufacturing uses.

[5]

Other similar primarily daytime uses as determined by the approving board.

(b)

The following uses may be generally considered nighttime or Sunday uses:

[1]

Places of worship, clubhouses, and theaters.

[2]

Bars.

[3]

Other similar primarily nighttime or Sunday uses as determined by the approving board.

(c)

The approving board may authorize the use of up to 90% of the required off-street parking for a daytime use to serve as the required off-street parking for a nighttime or Sunday use and vice versa. The applicant shall demonstrate that the hours of operation of the two uses will not conflict, and the approving board shall place conditions limiting the hours of operation to ensure that adequate parking is available to all users at the appropriate times.

General parking requirements.

(1)

Off-street parking requirements for a combination of uses shall be computed separately and then added together to compute the total number of required parking spaces, except for places of worship, community buildings, social halls and places of public ownership where the facility or use requiring the maximum number of spaces shall prevail. In all questionable or doubtful cases, or for uses not enumerated, the Planning Board shall determine the required number of spaces.

(2)

If the Construction Official orders the demolition of a dilapidated, detached garage, no replacement garage need be erected for residential uses, subject to the following conditions:

(a)

The garage shall have been constructed prior to July 1, 1959.

(b)

Only operational, noncommercial, light vehicles shall be kept on the premises.

(c)

If deemed necessary by the Construction Official, the garage slab and footing shall also be removed.

(d)

On-site parking shall be provided in accordance with the applicable provisions of this chapter.

(3)

Parking in residential zones. Only currently registered, operational, noncommercial light vehicles may be parked on any property in a residential zone, except that the following are also permitted:

(a)

One commercial light vehicle used by the occupant, if garaged.

(b)

Unregistered or nonoperational light vehicles owned by the occupant, if garaged or stored in a rear yard.

(c)

Two items of recreation equipment belonging to the occupant, if garaged or stored in the rear yard. Any recreation item or items affixed on a recreation trailer as for travel shall, together with the trailer, be considered as one item of recreation equipment.

(d)

Vehicles other than light vehicles used by an occupant in connection with a conditional use, if garaged.

(e)

Vehicles being used in connection with a service, pickup or delivery being provided at the property.

(4)

The provisions of Subsection D(3) shall be enforced by the Cranford Police Department and the Zoning Officer.

(5)

All new one- and two-family homes are required to provide a garage for at least one on-site parking space. All existing one- and two-family homes constructed without a driveway may construct a driveway on site without erecting a garage.

(6)

Off-street parking facilities as accessory to any use permitted in a residential zone shall be provided on the same lot with the permitted principal building.

(7)

Off-street parking facilities as required by this article in nonresidential zones shall be provided on the same lot as the principal building or use or on other property or properties owned by the applicant in the same or other nonresidential zone, provided that all such property so used is within 600 feet, measured in a straight line, of any entranceway to the principal building or use. This provision shall apply only to those properties which are entirely in the Township of Cranford.

§ 255-45 Pipelines.

[Added 1-26-2016 by Ord. No. 2016-01]

No person shall install and/or operate a pipeline carrying crude or other petroleum oil within 100 feet of any building intended for human occupancy which is in existence prior to, or under construction at the date of, execution of the right-of-way agreement, or at the date of filing with the Clerk of the Superior Court of a complaint in a condemnation action, unless such person has obtained prior Board of Adjustment ("Board") approval of a permit for the installation and/or operation of the pipeline.[1]

[1]

Editor's Note: Original Art. VI, Stormwater Control, and Art. VIA, Flood Damage Prevention, which immediately followed this article, are now included in the Borough Code as Ch. 364, Stormwater Management, and Ch. 225, Flood Damage Prevention, respectively.