Township of Monroe, NJ Article VI Zoning District Regulations

[Amended in entirety 7-2-12 by Ord. No. O-7-2012-014. Prior ordinance history includes portions of Ordinance Nos. O-2-92-002; O-2-92-003; O-2-93-005; O-12-95-058; O-4-96-010; O-7-96-021; O-11-97-034; O-2-98-001; O-3-98-004; O-4-99-015; O-12-99-015; O-12-99-037; O-7-2000-021; O-10-2000-031; O-5-2001-016; O-5-2001-017; O-7-2001-028; O-4-2002-010; O-5-2002-026; O-5-2002-027; O-7-2002-033; O-7-2002-034; O-9-2002-043; O-12-2002-053; O-2-2003-004; O-4-2003-006; O-8-2003-030; O-8-2003-031; O-9-2003-036; O-9-2004-032; O-6-2005-025; O-8-2005-043; O-1-2006-001; O-6-2006-019; O-10-2006-035; O-8-2010-014.]

§ 108-6.1 Zoning districts.

[Amended 9-7-16 by Ord. No. O-7-2016-026]

A. For the purpose of this chapter, the Township of Monroe is divided into the following zoning districts:

R-3A	Rural Residential
VC-1	Village Center Overlay
R-60	Residential
R-30	Residential
R-20	Residential
R-10	Residential
R-7.5	Residential
R-5	Residential
RR-FLP	Rural Residential-Farmland Preservation District
PD-AH/NC	Planned Development-Affordable Housing/Neighborhood Community
PRD-AH	Planned Residential Development-Affordable Housing
PD-SH	Planned Development-Senior Housing
PRGC	Planned Residential Golf Community
PRC	Planned Retirement Community
PRC-2	Planned Retirement Community-Two
PRC-3	Planned Retirement Community-Three
PO/CD	Planned Office Commercial Development
OP	Office Professional
NC	Neighborhood Commercial
CC	Community Commercial District
HD	Highway Development
AHMUD/HD	Affordable Housing Mixed Use Development Overlay
VC-2	Village Center Overlay
LI	Light Impact Industrial
FHC	Flood Hazard Conservation
ASOZ	Airport Safety Overlay Zone
R-ARAF	Residential-Age Restricted Affordable Housing [Ord. No. O-7-2016-026]
HD-R-AH	Highway Development-Residential-Affordable Housing [Ord. No. O-7-2016-026]
POCD-AR-AH	Planned Office Commercial Development-Age Restricted-Affordable Housing [Ord. No. O-7-2016-026]
MU-HD-R-AH	Mixed Use-Highway Development-Residential-Affordable Housing [Ord. No. O-7-2016-026]

§ 108-6.2 Official Zoning Map.

A. The "Official Zoning Map" of Monroe Township, New Jersey dated September 7, 2016, is attached hereto and made a part hereof. (The Zoning Map referred to herein is located on file in the office of the Township Clerk.)

[Amended 12-30-13 by Ord. No. O-12-2013-025; 7-7-14 by Ord. No. O-7-2014-009; 9-7-16 by Ord. No. O-7-2016-026; 12-5-16 by Ord. No. O-11-2016-036]

(1) Ord. No. O-7-2016-026 added the R-ARAF, HD-R-AH, POCD-AR-AH and MU-HD-R-AH districts and repealed the PRD-AH-AR district.

[Added 9-7-16 by Ord. No. O-7-2016-026]

(2) Section 108-6.2 of the Code entitled Official Zoning Map of Monroe Township, New Jersey, dated September 7, 2016, and as amended from time to time thereafter, is hereby amended for the purpose of re-zoning Block 26, Lot 18 from R-30 Residential to NC Neighborhood Commercial. Amended Map dated January 6, 2017 is attached hereto as Exhibit A. (The Zoning Map referred to herein is located on file in the office of the Township Clerk.)

[Added 6-7-17 by Ord. No. O-5-2017-011]

B. Maintenance. Said original tracing of the Official Zoning Map shall be maintained in the office of the Township Clerk and shall be made available for public reference. Copies of the Official Zoning Map shall be reproduced for public distribution with the complete Zoning Ordinance. However, the original tracing of the Official Zoning Map maintained in the office of the Township Clerk shall be used as the final authority as to the current status of zoning districts in Monroe Township.

C. Changes. When in accordance with the provisions of this chapter and of the State Law, changes are made in district boundaries or other matters portrayed in the Official Zoning Map, such changes will not become effective until the Official Zoning Map has been amended.

D. In the event that the Official Zoning Map becomes damaged, destroyed, lost or difficult to interpret because of the nature or number of changes and additions, the Municipal Council may, by resolution, adopt a new Official Zoning Map which shall supersede the prior Official Zoning Map. The new Official Zoning Map may contain corrected drafting or other errors or omissions in the prior Official Zoning Map, but no such corrections shall have the effect of amending the original Zoning Map or any amendment thereof.

E. Unless the prior Zoning Map has been lost or totally destroyed, the prior map or any significant parts thereof remaining shall be preserved, together with all available records pertaining to its adoption or amendment.

§ 108-6.3 Interpretation of zoning district boundaries.

A. In determining the boundaries of districts shown on the Zoning Map, the following rules shall apply:

(1) The zone 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 or municipal boundary lines, all as shown on the Zoning Map; but where a zone boundary line does not follow such a line, its position is shown on said Zoning Map by a specific dimension expressing its distance in feet from a street line or other boundary line as indicated.

B. Where such boundary lines are indicated as approximately following the property lines of parks or other publicly owned lands, such lines shall be construed to be such boundaries.

C. In all cases where a district boundary line divides a lot in one ownership and more than 50% of the area of such lot lines is in the less restricted district, the regulations prescribed by this chapter for the less restricted district shall apply to such portion of the more restricted portion of said lot.

D. In all cases where a district boundary line is located not farther than 15 feet away from a lot line of record, such boundary line shall be construed to coincide with such lot line.

E. In all other cases where dimensions are not shown on the map, the location of district boundary lines shown on the map shall be determined by the use of the scale appearing thereon.

F. In cases of uncertainty or disagreement as to the true location of any zone boundary line, the determination thereof shall lie with the Board of Adjustment as hereinafter provided.

G. Vacation of streets or other public ways. Where a vacated right-of-way is bounded on either side by more than one district, the former center line of such right-of-way becomes the new district line.

§ 108-6.4 Schedule of Area, Yard and Building Requirements.

The schedule of area, yard and building requirements is shown on the schedule listed as Schedule of Area, Yard and Building Requirements. (The Schedule of Area, Yard and Building Requirements is included as an attachment to this chapter.)

§ 108-6.5 Effect of establishment of zoning districts.

Following the effective date of this chapter:

A. No building shall be erected, moved, altered, rebuilt or enlarged except as specified elsewhere in this chapter, nor shall any land or building be used, designed or arranged to be used for any purpose or in any manner except in conformity with all regulations, requirements and/or restrictions specified in this chapter for the district in which such building or land is located.

B. No yard or open space required in connection with any building or use shall be considered as providing a required open space for any other building on the same or any other lot.

C. No lot shall be formed from part of a lot already occupied by a building unless such building, all yards and open spaces connected therewith and the remaining lot comply with all requirements prescribed by this chapter for the district in which said lot is located. No permit shall be issued for the construction of a building on any new lot thus created unless such building and lot comply with all the provisions of this chapter.

D. The omission of any use or type of use from said schedule shall be deemed to be an exclusion thereof from all districts.

§ 108-6.6 Description of zoning districts.

The following zoning districts and regulations as enumerated herein shall apply to the development of all land and as further defined in Article VI of this chapter.

§ 108-6.7 R-3A Residential-Agricultural District.

[Added 12-5-16 by Ord. No. O-11-2016-036]

The overlay Zone PRD-AH-AR Planned Residential Development-Affordable Housing-Age Restricted District in the R-3A Residential-Agricultural District is removed from Lots 2, 4, 5, 10, 11.05, 13, 14, 15, 16.01 and 32 in Block 36 and Lot 1 in Block 36.02 and said lots shall be zoned strictly R-3A Residential Agricultural District. The following regulations shall apply in the R-3A Residential Agricultural District.

A. Permitted uses.

(1) Single-family dwellings.

(2) Farms, truck gardens, and other agricultural activities subject to the following:

(a) Stables housing horses shall not be located closer than 100 feet to any property line.

(b) The number of horses on the site shall be limited to a ratio of one horse for each 40,000 square feet of the site or major fraction thereof in excess of the first acre of lot area.

(3) Parks, playground and other recreation facilities operated by Monroe Township.

(4) Township municipal offices, library, fire, first aid, municipal utilities, police stations, schools and other buildings.

B. Permitted accessory uses.

(1) Private garages for the storage of vehicles used by the residents on the premises.

(2) Private swimming pools for use by the residents on the premises as per the requirements of Article XII of this chapter.

C. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

D. Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter.

[Amended 7-6-16 by Ord. No. O-6-2016-019; 5-7-2018 by Ord. No. O-4-2018-014]

(1) Farm stand or market.

(2) Parks, playgrounds and other public recreation facilities not operated by Monroe Township.

(3) Home occupations.

(4) Nursery, landscaping and horticulture.

(5) Public utility installations.

(6) Community residences for the developmentally disabled.

(7) Satellite antennas.

(8) Mulch processing facilities.

E. Cluster development. For the purpose of facilitating sound planning, encouraging coordinated community development and preserving open space, certain deviations from the above requirements may be permitted if appropriate conditions prevail and the standards and regulations are met for the R-3A Residential-Agricultural District and the cluster provision of § 108-6.8I and § 108-6.4. A cluster of noncontiguous properties may be permitted between the R3-A, R-60, R-30 and the R-20 zone. The Planning Board may approve the development of a noncontiguous cluster, provided it serves municipal purposes and is suitably located to preserve open space, farmland or parks, consistent with the Monroe Township Open Space and Recreation Plan.

F. Signs are permitted as per Article X of this chapter.

G. Parking is required as per Article IX of this chapter.

H. Fences are permitted as per Article VIII of this chapter.

I. Landscape buffer requirements. A buffer area 60 feet in width shall be provided along any road frontage, and along any side or rear lot line that abuts a nonresidential zone. The buffer shall consist of a minimum six foot high sculptured, undulating berm that has a top of berm width ranging from 10 to 20 feet. The top of the berm will be planted with a mass of evergreen trees with an average height of eight feet. This evergreen stand shall be planted in a natural pattern which achieves a full screening effect. The Planning Board or Board of Adjustment shall have the right to require a continuous six foot berm as a particular case may warrant. The sides of the berm shall be established with shrubs and ground cover. The landscaping and plant material shall conform to § 108-8.1J. The landscaped berm shall be installed and established prior to the commencement of construction. No structures, fences, walls or accessory buildings shall be located within the buffer area. If the frontage contains woodland, the Planning Board or Board of Adjustment shall determine the extent of any supplemental planting.

J. VC-1 Village Center Overlay.

(1) Purpose. The purpose for the VC-1 Overlay is to promote a range of commercial, office and residential land uses within a newly created, pedestrian-friendly, mixed-use environment that will serve local and community-wide needs and create new business and employment opportunities. Pedestrian movement is encouraged to flow throughout the overlay zone area by generally permitting stores and shops and personal service establishments on the ground floor of buildings and promoting the use of upper floors for office and, in certain circumstances, residential dwelling units. Land uses within the overlay zone should be arranged to provide for commercial and office uses with and without residential uses on upper floors in the vicinity of the crossroads. The balance of the residential uses should be developed in areas extending outward in a grid-like pattern from the commercial and office uses.

(2) General goals.

(a) Proper screening and buffering around the perimeter of the area and along surrounding roads;

(b) Adequate building setbacks from surrounding roads;

(c) Well-landscaped interior spaces for residential and nonresidential land uses;

(d) Open space for active and passive recreational amenities for residential land uses;

(e) Public amenities including, but not limited to, pedestrian plazas and sitting areas;

(f) Opportunities for shared off-street parking and stormwater management facilities;

(g) Off-street parking that is well screened from public view;

(h) Controlled and coordinated internal circulation system for pedestrians and vehicles; and

(i) Coordinated design themes, i.e., buildings, streetscapes, parking areas, landscaping, lighting and signage.

(3) Minimum tract size. 50 acres.

(4) Permitted principal uses.

(a) Nonresidential uses located along Spotswood-Englishtown Road and Mounts Mills Road beginning at the intersection of these two roads and extending away from the intersection:

[1] Retail stores and shops that are permitted in the NC Neighborhood Commercial zone;

[2] Personal service establishments permitted in the NC Neighborhood Commercial zone;

[3] General and administrative offices;

[4] Professional offices;

[5] Restaurants, cafes, luncheonettes and delicatessens, excluding curb service and drive-through facilities for all eating and drinking establishments;

[6] Instructional studios and fitness centers;

[7] Banks and similar financial institutions, excluding check-cashing businesses, and drive-through facilities should be permitted only in locations where such a facility is not a dominant visual element and not located adjacent to residential dwellings;

[8] Retail dry cleaning and laundry services;

[9] Art galleries and similar facilities;

[10] Childcare centers.

(b) Residential dwellings. Townhouse and multifamily dwellings in individual complexes separate from nonresidential land uses; affordable housing units over nonresidential uses that are on the ground floor within mixed-use buildings located in the "downtown" area; and affordable housing units in 100% affordable housing buildings. A set aside of at least twelve and one-half percent (12.5%) of all residential dwellings shall be provided as affordable housing as defined by the State of New Jersey in order for residential dwellings to be part of any development;

[Amended 9-3-14 by Ord. No. O-9-2014-020]

(c) Parks and playgrounds; and

(d) Multiple residential and nonresidential uses and buildings on one lot, with nonresidential uses as restricted above in this section.

(5) Permitted accessory uses.

(a) Off-street parking areas and loading spaces;

(b) Signs;

(c) Fences and walls;

(d) Seasonal outdoor dining associated with a permitted restaurant, cafe, luncheonette or delicatessen utilized and operated from May to October in accordance with a plan submitted to the Township Planning Administrator for review and approval by the Township Zoning Officer, Township Fire Code Official and Township Engineer to protect the health, safety and general welfare of the public. The plan shall clearly depict the layout and arrangement of dining areas including, but not limited to, tables with and without umbrellas, chairs, furniture, appurtenances, canopies, if any, which must be removed in the off-season, and landscaping in planters and pots;

(e) Outdoor swimming pools and active recreational facilities and community centers that are part of permitted residential complexes and buildings; and

(f) Satellite antennas.

(6) Permitted intensities of development.

(a) Maximum residential density of four dwelling units per acre, with a requirement of at least a twelve and one-half percent (12.5%) set aside for affordable housing as defined by New Jersey State law.

[Amended 9-3-14 by Ord. No. O-9-2014-020]

(b) 100% affordable housing with at least 100 affordable dwelling units shall be on a lot containing at least five acres.

(c) Maximum nonresidential gross floor area ratio of 0.025 and a maximum net floor area ratio of 0.35 shall be permitted.

(d) Maximum building coverage for residential and nonresidential uses of 30% shall be permitted.

(e) Maximum impervious coverage for residential uses of 60% shall be permitted.

(f) Maximum impervious coverage for nonresidential uses of 80% shall be permitted.

(g) At least 35% of the tract shall be set aside as open space.

(h) Construction phasing for maximum market rate residential dwelling units completed and minimum total square footage of nonresidential space completed shall be provided as follows:

Maximum Market Rate Dwelling Units Completed	Minimum Total Square Footage of Nonresidential Space Completed
200	25,000
142 additional/	15,000 additional/
342 cumulative	40,000 cumulative

Completed dwelling units and completed nonresidential space mean certificates of occupancy (COs) have been issued for the dwelling units and nonresidential space. Building permits and COs shall be issued for the first two hundred market rate dwelling units, but no additional COs shall be issued for market rate dwelling units until a CO has been issued for 25,000 square feet of nonresidential space (shell only, fit-out when tenants are identified). Upon receipt of a CO for the first 25,000 square feet of nonresidential space, the applicant shall be permitted to apply for COs for up to an additional 142 market rate dwelling unit. Upon receipt of the CO for the one hundred forty second (142nd) market rate dwelling unit, the applicant shall not obtain further COs for additional market rate dwelling units until it has received a CO for an additional 15,000 square feet of nonresidential space (shell only, fit-out when tenants are identified). After receipt of COs for a total of 40,000 square feet of nonresidential space there shall be no further restriction on the completion of market rate dwelling units related to the completion of nonresidential space.

[Added 9-3-14 by Ord. No. O-9-2014-020]

(7) Bulk standards.

(a) Nonresidential uses:

[1] Minimum lot area:

Perimeter lots along existing municipal roads shall be at least 30,000 square feet. Internal lots shall be at least 20,000 square feet.

[2] Minimum lot dimensions:

Description	Perimeter Lots	Internal Lots
Frontage	150 feet	100 feet
Width	150 feet	100 feet
Depth	200 feet	200 feet

[3] Yard requirements for principal buildings and structures for lots along perimeter of tract along existing municipal roads:

Description	Requirement
Minimum front yard	25 feet
Minimum side yard	15 feet
Minimum rear yard	40 feet

[4] Yard requirements for principal buildings and structures for internal lots within tract:

Description	To Internal Lot Property Line	To Curb Line of Internal Road
Front yard minimum	0 feet	10 feet
Front yard maximum	10 feet	20 feet
Side yard minimum for nonresidential use to residential use	15 feet
Side yard minimum for nonresidential use to residential use within development	25 feet
Rear yard minimum	40 feet

Note: Internal road applies to either a road dedicated to the municipality or a private road.

[5] Maximum building height:

Description	Requirement
Principal building, including 100 percent nonresidential and mixed nonresidential and residential	3 stories of occupied space 50 feet
Accessory building	1 story 25 feet

[6] Minimum separation between buildings on lot with multiple buildings:

Description	Requirement
Side of building to side of building	30 feet
Rear of building to rear of building	50 feet
Rear of building to side of building	35 feet

(b) Residential uses:

[1] Minimum lot area: 5 acres

[2] Minimum lot dimensions:

Description	Requirement
Frontage	300 feet
Width	300 feet
Depth	300 feet

[3] Yard requirements for principal buildings and structures:

Description	Tract Boundary	Internal Lots	To Curb Line of Internal Road
Minimum front yard	50 feet	20 feet	25 feet for front yard with driveway to front of dwelling unit
Minimum side yard	50 feet	10 feet
Minimum rear yard	50 feet	20 feet

[4] Maximum building height:

Description	Requirement
Principal Building, Townhouse	3 stories, 36 feet
100 percent affordable and Multifamily	3 stories of occupied space, 45 feet [Amended 12-5-16 by Ord. No. O-10-2016-035]

[5] Minimum separation between buildings on lot with multiple buildings:

Description	Requirement
Side of building to side of building	20 feet
Rear of building to rear of building	50 feet
Rear of building to side of building	40 feet

(8) Landscape buffer requirements for nonresidential uses.

(a) Minimum width of buffer area along existing municipal roads shall be 20 feet. A six-foot wide concrete sidewalk that is parallel to existing municipal roads and offset three feet from the curbline of the existing roads shall be provided. Street trees shall be provided within the landscape buffer area along the sidewalks. Street furniture, such as benches, trash receptacles and other amenities, may be required along the sidewalks by the approving Board. Fencing, masonry walls and/or hedges, all of which shall not exceed three feet in height, may be required within the landscape buffer area along the street right-of-way line by the approving Board.

(b) Minimum width of buffer area along tract boundary other than along roadways shall be 40 feet.

(c) Minimum width of buffer area for side and rear yards when nonresidential uses abut nonresidential uses shall be 10 feet.

(d) Minimum width of buffer area for side yards when nonresidential uses abut residential uses within development shall be 20 feet.

(9) Landscape buffer requirements for residential uses.

(a) Minimum width of buffer area along existing municipal roads and tract boundary shall be 50 feet.

(b) Landscape buffer areas shall comply with § 108-6.7I, except for minimum width requirements as indicated in previous paragraphs of this subsection, and with § 108-8.1J and any other sections of this chapter. Brick walls for enhancement are encouraged.

(c) An all-purpose meandering path having a width of six feet shall be provided within the landscape buffer along Mounts Mills Road and Spotswood-Englishtown Road, and shall transition in width and location to join the concrete sidewalk required for nonresidential uses. The specification of material and design of the path shall be determined by the Township Engineer.

(10) Traffic and circulation.

(a) A detailed traffic study analyzing the development's impact on the existing road system including, but not limited to, Mounts Mills Road, Spotswood-Englishtown Road, the full intersection of the two aforementioned roads, and proposed road intersections with any of the surrounding roads shall be filed with the development application.

(b) A primary access road in the form of a boulevard with a treed center median that interconnects Mounts Mills Road and Spotswood-Englishtown Road through the VC-1 Village Center Overlay zone shall be provided.

(c) No curb cuts for residential driveways shall be permitted along Mounts Mills Road and Spotswood-Englishtown Road. In order to create an internal road system with limited access to existing municipal roads, all access from the two aforementioned roads shall be achieved by a primary access road with driveways and roads intersecting the primary access road within the internal areas of the development, and from secondary access roads that intersect Mounts Mills Road, Spotswood-Englishtown Road and the primary access road with driveways and roads intersecting the secondary roads within the internal areas of the development.

(d) Street trees shall be provided in accordance with the provisions of this chapter.

(e) Multipurpose sidewalks and paths linking all sections of development within the overlay zone shall be provided.

(11) Open space.

(a) Conservation areas that include wetlands, wetland buffers and one-hundred-year floodplains should be preserved and monumented.

(b) Walking trails through open space areas shall be provided.

(c) Formal public spaces, i.e., sitting areas, within the "downtown" commercial areas shall be provided.

(12) Signage.

(a) All signage shall comply with the provisions of this chapter except as set forth below.

(b) Freestanding identification signs shall be monument signs restricted to a size and scale that are appropriate for the type of road from which the signs are viewed as set forth below:

[1] Signage along Mounts Mills Road and Spotswood-Englishtown Road:

[a] One monument sign shall be permitted at each intersection of the primary access road and Mounts Mills Road and Spotswood-Englishtown Road into each nonresidential section of the development.

[b] The monument sign shall be set back at least 10 feet from the right-of-way line for existing municipal roads and 20 feet from the curbline of the main access road into the site.

[c] The maximum height of the monument sign shall be 20 feet.

[d] The maximum area of each face of the monument sign shall be 100 square feet.

[2] Façade signage for nonresidential buildings facing Mounts Mills Road and Spotswood-Englishtown Road shall comply with the provisions for NC Neighborhood Commercial Zone set forth in this chapter. No individual freestanding signs for individual nonresidential uses are permitted.

[3] Signage within the development along internal roads shall comply with the provisions for NC Neighborhood Commercial Zone set forth in this chapter.

(13) Parking and loading.

(a) All provisions of this chapter regarding parking and loading shall apply to the VC-1 Village Center Overlay Zone.

(14) Lighting. Site and streetlighting shall comply with the provisions of this chapter.

(15) Fences and walls. Fences and walls shall comply with the provisions of this chapter.

(16) Design standards.

(a) General standards:

[1] A planned village center development shall be conceived, designed, subdivided, site planned and approved by the Township Board having jurisdiction as a single development with a comprehensive site development plan. The developer shall establish site landscaping, building design and common area maintenance guidelines and control standards.

[2] The entirety of a planned village center development shall be developed with a common architectural theme which shall be subject to site plan approval by the Township Board having jurisdiction. The architectural theme shall include buildings, signing, fencing, lighting, curbing, landscaping and other similar and related physical features and improvements.

[3] Building design:

[a] The treatment of side and rear walls of any building in terms of building materials and colors shall be similar to the treatment of the front façade.

[b] All buildings shall be designed to convey a small-scale village character. Buildings included in the VC-1 Village Center Overlay Zone shall contain the following design elements:

(i) Building exteriors shall have vertical and/or horizontal offsets to create visual breaks on the exterior.

(ii) The exterior of all buildings in the development, including any permitted accessory buildings, shall be architecturally compatible and be constructed of complementary materials. Design guidelines for future building improvements shall be prepared by the applicant to ensure the ongoing design integrity of the development.

(iii) Architectural detail, style, color, proportion and massing shall reflect the features of a traditional village center neighborhood.

(iv) Provide for an orderly relationship among windows, doors, porches and roof forms.

[4] The scale and massing of buildings on any given street shall be harmonious.

[5] The design of all internal streets shall comply with State of New Jersey Residential Site Improvement Standards. Main streets through developments shall be designed to have divided landscape medians so as to create a boulevard that has street trees, sidewalks, curbing and ornamental streetlighting along both sides of the boulevard, pedestrian crosswalks constructed of material differing from the street pavement, street signage that announces sharing the street with bicyclists, and street furniture such as benches and trash receptacles.

[6] Special ground texture treatment shall be required for pedestrian crossings in streets and elsewhere to include bricks, stone, cobbles and/or other suitable material.

[7] Street furniture such as benches, street lamps, bicycle racks, trash receptacles, tree grates, bus stops, landscape planters and other amenities shall be provided.

[8] All streets, sidewalks and pathways shall connect to other streets within the village center development and connect to existing streets outside the village center development, as appropriate. Dead-end streets are generally not permitted within the village center developments unless such condition is unavoidable, as determined by the Board having jurisdiction.

[9] Adequate internal buffering between residential and nonresidential uses, particularly for screening parking lots, loading areas and refuse enclosures shall be provided.

[10] All utilities shall be installed underground.

[11] To the extent practical and reasonable "green" building and site design techniques and technology, i.e., solar panels on roofs and in parking areas, "green" roofs for lowering energy consumption and improving stormwater management, rain gardens for improving water quality and reducing quantity from stormwater runoff, and other innovations shall be incorporated in the development plan.

(b) Nonresidential uses:

[1] The location of nonresidential and mixed-use building entrances and orientation of buildings shall minimize distance to walk from one building to another. Buildings with more than one façade facing a public street, internal road, parking lot or open space shall be required to provide multiple front façade treatments.

[2] All uses shall be conducted within completely enclosed buildings unless otherwise specified herein.

[3] Nonresidential and mixed-use buildings shall be provided with off-street loading and service areas separate from parking spaces and shall be situated as much as possible to the rear of the building and out of the general traffic flow.

[4] Street-level store fronts and building entrances shall be open and inviting to pedestrians.

[5] Air-conditioning units, heating, ventilating and air-conditioning (HVAC) systems, exhaust pipes or stacks, satellite dishes and other telecommunication receiving devices shall be screened or otherwise specially treated to be, as much as possible, inconspicuous as viewed from the public view and adjacent properties.

(c) Residential uses.

[1] Townhouse buildings shall consist of no more than eight townhouse dwelling units in order to prevent the development of long and monotonous buildings. No more than two adjacent townhouse units shall have the same building offset, which shall vary by at least four feet.

[2] The front façade of a townhouse unit shall reflect a traditional village character. Awnings, open and usable porches, stoops, bay windows and/or balconies and other decorative entries may encroach into building setback lines.

[3] Garages for townhouse buildings may be front-, side- or rear-entry types. Sufficient storage area to accommodate automobiles, automotive accessories, tools, trash/recycle materials and other items typically found in garages shall be provided.

[4] Townhouse dwelling units shall have private outdoor space, which may include a deck, patio and/or terrace. Such outdoor space shall be screened with landscaping and/or fencing that shall not exceed five feet in height.

[5] Multifamily dwelling units shall have access provided by an outside entrance or stairway serving the residential units exclusively.

§ 108-6.8 R-60 Residential District.

The following regulations shall apply in the R-60 Residential District.

A. Permitted uses.

(1) Single-family dwellings.

(2) Farms, truck gardens, and other agricultural activities subject to the following:

(a) Stables housing horses shall not be located closer than 100 feet to any property line.

(b) The number of horses on the site shall be limited to a ratio of one horse for each 40,000 square feet of the site or major fraction thereof in excess of the first acre of lot area.

(3) Parks, playground and other recreation facilities operated by Monroe Township.

(4) Township municipal offices, library, fire, first aid, municipal utilities, police stations, schools and other buildings.

B. Permitted accessory uses.

(1) Private garages for the storage of vehicles used by the residents on the premises.

(2) Private swimming pools for use by the residents on the premises as per the requirements of Article XII of this chapter.

C. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

D. Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter:

(1) Farm stand or market.

(2) Parks, playgrounds and other public recreation facilities not operated by Monroe Township.

(3) Home occupations.

(4) Public utility installations.

(5) Community residences for the developmentally disabled.

(6) Satellite antennas.

E. Cluster development. In order to facilitate sound planning and to encourage coordinated community development and to preserve open space, certain deviations from the above requirements may be permitted where appropriate conditions prevail and the standards and regulations are met relative to the R-60 Residential Zone, as well as the cluster provisions of § 108-6.8-I and § 108-6.4 of this article.

A cluster of noncontiguous properties may be permitted between the R3-A, R-60, R-30 and R-20 Zone. The Planning Board may approve the development of a noncontiguous cluster, provided it serves municipal purposes and is suitably located to preserve open space, farmland or parks, consistent with the Monroe Township Open Space and Recreation Plan.

F. Signs are permitted as per Article X of this chapter.

G. Parking is required as per Article IX of this chapter.

H. Fences are permitted as per Article VIII of this chapter.

I. Cluster provisions.

(1) Cluster provisions.

(a) Definition. A "cluster development" is defined as a development of single-family detached dwellings which will preserve desirable open spaces, conserve floodplains, wetlands, and farmlands, provide open space recreational parks and lands for other public or quasi-public purposes compatible with residential uses by permitting a reduction of lot size and the application of certain other regulations hereinafter stated without increasing the number of lots, i.e., the gross density, in the total areas to be developed.

(b) Cluster development may be permitted in the R-3A Residential-Agricultural Zone, R-60 Single-Family Residential Zone, R-30 Single-Family Residential Zone, R-20 Single-Family Residential Zone and any single-family residential zones to be created with a lower permitted gross density than the R-3A Zone.

(c) Schedule of minimum requirements. The lot area, minimum lot width and lot frontage required for the R-3A, the R-60 and the R-30 standards, or standards applicable to any newly created single-family residential zone in which clustered development may be permitted under this section, may be reduced to the R-20 standards, as set forth in § 108-6.4 of this article. In order to obtain this cluster option, the approval of the Planning Board is required and all the requirements set forth herein must be met.

[1] A cluster development must consist of at least one tract of land without any intervening roads, with each tract containing not less than 15 acres. When a tract of land less than 15 acres in area is contiguous to existing open space and would contribute to the fulfillment of the Township's Open Space and Recreation Plan, the Board may consider a variance to this provision.

[2] Any tract of land to be utilized for a cluster option with a proposed lot size of less than 60,000 square feet must be serviced by municipal water supply and municipal sanitary sewer system.

[3] Density. The permitted gross density of a cluster development shall not exceed the permitted gross density set forth in the Schedule of Area, Yard and Building Requirements, § 108-6.4 of this article, for a zone where the tract is located. Applicants shall be required to submit a lot yield plan showing the development of the tract(s) using the conventional zone district requirements. Applicants shall demonstrate that all lots are usable as set forth herein. The number of building lots shown on the lot yield plan shall be the maximum number of lots permitted under the cluster subdivision option. For a lot to be usable it must comply with all of the standards set forth below.

[a] The lot yield plan shall clearly show all state-regulated fresh-water wetlands and associated buffers, floodplains, state open waters and waterways.

[b] The lot yield plan shall demonstrate that each usable lot contains a minimum of 10,000 square feet for building and yard areas unencumbered by electric and gas transmission rights-of-way, freshwater wetlands and associated buffers, floodplains, buffers required under this chapter, state open waters, waterways or other environmental constraints.

[c] A minimum rear yard area of 3,000 square feet, contiguous to the proposed building footprint and unencumbered by freshwater wetlands and associated buffers, floodplains, state open waters, waterways or other environmental constraints shall be shown for each usable building lot depicted on the yield plan. The ratio width to depth for each rear yard area shall not exceed two and one-half to one (2.5 to 1).

[d] Building footprint dimensions, for the purposes of the yield map, shall be a minimum of 60 feet in width and 40 feet in depth.

[e] Stormwater management facilities, including, but not limited to, detention and retention basins, shall be included on the yield plan. In no case, shall the total area and volume for stormwater management facilities shown on the yield plan be less than that shown on the cluster plan.

[f] All required setbacks and buffers shall be shown on the yield map.

(d) Open space standard.

[1] Of the required open space in the cluster development, no more than 40% thereof may be lands from one or more of the following categories:

[a] Floodway and flood hazard areas as defined or established in the floodways and floodplain provisions.

[b] Existing watercourses, ponds, bogs and swamps.

[c] Lands classified as flood hazard area or state-regulated fresh-water wetlands and buffers.

[2] Each open space shall contain a minimum of five acres and meet the requirements of paragraph [1] above.

[3] Open space areas shall not be less than 20 feet in width at any location.

[4] Open space areas should weave between and periodically widen out significant and usable recreation areas.

[5] Open space lands shall be so located as to meet the needs, as shown on the Master Plan or Official Map of the Township, for open space, parks, playgrounds, school sites, rights-of-way required for the health and safety of the public while minimizing impacts on environmentally sensitive lands, protection of major streams or open drainage ways, buffer areas or to provide additional neighborhood area for recreational purposes or for any other lawful purpose, consistent with the definition of Open Space, as determined by the governing body. Not only shall municipal requirements be satisfied, but "open space" shall be located so as to meet any potential needs of the neighborhood.

[6] The configuration of open space should be so arranged that connections can be made to existing or future adjacent open spaces.

[7] Land so reserved for open spaces shall include, wherever feasible, natural features such as streams, brooks, wooded areas, steep slopes and other natural features of scenic or conservation value. The developer may be required to plant trees or other similar landscaping improvements in order to qualify for approval by the Planning Board.

[8] Where it is considered appropriate by the Planning Board, portions of the open space may be designated for passive and/or active recreational activities consistent with the Monroe Township Open Space and Recreation Plan. Recreational activities may include, but not be limited to, swimming pools, tennis courts and ball fields.

[9] Within open space areas the Planning Board may, upon review by the Environmental Commission and the Shade Tree Commission, require the developer to make certain site preparation improvements which may include, but are not limited to, the following:

[a] Removal of dead or diseased trees.

[b] Thinning of trees or other growth to encourage more desirable growth.

[c] Removal of trees in areas planned for ponds, lakes or active recreational facilities.

[d] Grading and seeding.

[e] Improvement or protection of the natural drainage system through the use of protective structures, stabilization measures and similar improvements.

[f] Any removal of trees and replacement of same shall also be subject to the Township's Tree Removal Ordinance, where applicable. (See Volume I, Chapter 97, Tree Preservation.)

[10] Stormwater management facilities, including, but not limited to, detention and retention basins and electric and gas transmission rights-of-way shall not be included in the open space calculation.

(e) Open space ownership.

[1] The type of ownership of land dedicated for open space purposes shall be subject to approval of the Planning Board, and where dedication to the Township is recommended, the Township Council.

[2] Any lands reserved or dedicated for open space purposes shall contain appropriate covenants and deed restrictions approved by the Planning Board and Township Council which ensure that:

[a] The open space area will not be subdivided in the future.

[b] The use of the open space areas will continue in perpetuity of the open space.

[3] When the Planning Board determines that it is in the best interests of Monroe Township for open space to remain as farmland under private ownership, deed restrictions consistent with and approved by the State of New Jersey Farmland Preservation Program shall be required.

[4] Subject to approval by the Township Council, where required, the transfer or deed restriction of open space shall take place simultaneously with the filing of the final subdivision plats.

[5] The developer shall also provide such covenants, agreements and/or means to provide adequate maintenance facilities necessary to control soil erosion and sedimentation on the subject property, which may include, but not be limited to retention ponds, both intermittent and permanent, siltation basins, floodways, excessive slopes and other similar conditions.

(f) Other regulations. The owner, developer or applicant shall provide all on- and off-site improvements in the cluster provisions or as determined by the Monroe Township Planning Board. The on- and off-site improvements shall be installed in conformance with the land subdivision provisions and upon review and approval of all improvement design standards by the Township Engineer.

(g) If required, the developer shall provide for an open space organization in accordance with and under the standards described in N.J.S.A. 40:55D-43.

J. Landscape buffer requirements. A buffer area 60 feet in width shall be provided along any road frontage, and along any side or rear lot line that abuts a nonresidential zone. The buffer shall consist of a minimum six foot high sculptured, undulating berm that has a top of berm width ranging from 10 to 20 feet. The top of the berm will be planted with a mass of evergreen trees with an average height of eight feet. This evergreen stand shall be planted in a natural pattern which achieves a full screening effect. The Planning Board or Board of Adjustment shall have the right to require a continuous six foot berm as a particular case may warrant. The sides of the berm shall be established with shrubs and ground cover. The landscaping and plant material shall conform to § 108-8.1J. The landscaped berm shall be installed and established prior to the commencement of construction. No structures, fences, walls or accessory buildings shall be located within the buffer area. If the frontage contains woodland, the Planning Board or Board of Adjustment shall determine the extent of any supplemental planting.

§ 108-6.9 R-30 Residential District.

The following regulations shall apply in the R-30 Residential District.

A. Permitted uses.

(1) Single-family dwellings.

(2) Farms, truck gardens, and other agricultural activities subject to the following:

(a) Stables housing horses shall not be located closer than 100 feet to any property line.

(b) The number of horses on the site shall be limited to a ratio of one horse for each 40,000 square feet of the site or major fraction thereof in excess of the first acre of lot area.

(3) Parks, playground and other recreation facilities operated by Monroe Township.

(4) Township municipal offices, library, fire, first aid, municipal utilities, police stations, schools and other buildings.

B. Permitted accessory uses.

(1) Private garages for the storage of vehicles used by the residents on the premises.

(2) Private swimming pools for use by the residents on the premises as per the requirements of Article XII of this chapter.

C. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

D. Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter.

(1) Farm stand or market.

(2) Parks, playgrounds and other public or private recreation facilities not operated by Monroe Township.

(3) Annual membership clubs, including country, golf, tennis and swim clubs.

(4) Quasi-public uses.

(5) Home occupations.

(6) Community residences for the developmentally disabled.

(7)

[Repealed 4-7-14 by Ord. No. O-4-2014-004]

(8) Satellite antennas.

(9) Public utility installations.

E. Cluster development. For the purpose of facilitating sound planning, encouraging coordinated community development and preserving open space, certain deviations from the above requirements may be permitted if appropriate conditions prevail and the standards and regulations are met for the R-30 Residential Zone, and the cluster provisions of § 108-6.8I and § 108-6.4.

A cluster of noncontiguous properties may be permitted between the R3-A, R-60, R-30 and the R-20 Zones. The Planning Board may approve the development of a noncontiguous cluster, provided it serves municipal purposes and is suitably located to preserve open space, farmland or parks, consistent with the Monroe Township Open Space and Recreation Plan.

F. Signs are permitted as per Article X of this chapter.

G. Parking is required as per Article IX of this chapter.

H. Fences are permitted as per Article VIII of this chapter.

I. Landscape buffer requirements. A buffer area 60 feet in width shall be provided along any road frontage, and along any side or rear lot line that abuts a nonresidential zone. The buffer shall consist of a minimum six foot high sculptured, undulating berm that has a top of berm width ranging from 10 to 20 feet. The top of the berm will be planted with a mass of evergreen trees with an average height of eight feet. This evergreen stand shall be planted in a natural pattern which achieves a full screening effect. The Planning Board or Board of Adjustment shall have the right to require a continuous six foot berm as a particular case may warrant. The sides of the berm shall be established with shrubs and ground cover. The landscaping and plant material shall conform to § 108-8.1J. The landscaped berm shall be installed and established prior to the commencement of construction. No structures, fences, walls or accessory buildings shall be located within the buffer area. If the frontage contains woodland, the Planning Board or Board of Adjustment shall determine the extent of any supplemental planting.

§ 108-6.10 R-20 Residential District.

The following regulations shall apply in the R-20 Residential District.

A. Permitted uses.

(1) Single-family dwellings.

(2) Farms, truck gardens, and other agricultural activities subject to the following:

(a) Stables housing horses shall not be located closer than 100 feet to any property line.

(b) The number of horses on the site shall be limited to a ratio of one horse for each 40,000 square feet of the site or major fraction thereof in excess of the first acre of lot area.

(3) Parks, playground and other recreation facilities operated by Monroe Township.

(4) Township municipal offices, library, fire, first aid, municipal utilities, police stations, schools and other buildings.

B. Permitted accessory uses.

(1) Private garages for the storage of vehicles used by the residents on the premises.

(2) Private swimming pools for use by the residents on the premises as per the requirements of Article XII of this chapter.

C. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

D. Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter.

(1) Farm stand or market.

(2) Parks, playgrounds and other public or private recreation facilities not operated by Monroe Township.

(3) Annual membership clubs, including country, golf, tennis and swim clubs.

(4) Quasi-public uses.

(5) Home occupations.

(6) Community residences for the developmentally disabled.

(7)

[Repealed 4-7-14 by Ord. No. O-4-2014-004]

(8) Satellite antennas.

(9) Public utility installations.

E. Signs are permitted as per Article X of this chapter.

F. Parking is required as per Article IX of this chapter.

G. Fences are permitted as per Article VIII of this chapter.

H. Landscape buffer requirements. A buffer area 60 feet in width shall be provided along any road frontage, and along any side or rear lot line that abuts a nonresidential zone. The buffer shall consist of a minimum six foot high sculptured, undulating berm that has a top of berm width ranging from 10 to 20 feet. The top of the berm will be planted with a mass of evergreen trees with an average height of eight feet. This evergreen stand shall be planted in a natural pattern which achieves a full screening effect. The Planning Board or Board of Adjustment shall have the right to require a continuous six foot berm as a particular case may warrant. The sides of the berm shall be established with shrubs and ground cover. The landscaping and plant material shall conform to § 108-8.1J. The landscaped berm shall be installed and established prior to the commencement of construction. No structures, fences, walls or accessory buildings shall be located within the buffer area. Minor subdivisions on existing roadways are exempt from landscape buffer requirements; however, they are still subject to Shade Tree Commission requirements and approval. If the frontage contains woodland, the Planning Board or Board of Adjustment shall determine the extent of any supplemental planting.

§ 108-6.11 R-10, R-7.5 Residential District.

The following regulations shall apply in the R-10, R-7.5 Residential District.

A. Permitted uses.

(1) Single-family dwellings.

(2) Parks, playgrounds and other recreation facilities operated by Monroe Township.

(3) Township municipal offices, library, fire, first aid, municipal utilities, police stations, schools and other buildings.

B. Permitted accessory uses.

(1) Private garages for the storage of vehicles used by the residents on the premises.

(2) Private swimming pools for use by the residents on the premises as per the requirements of Article XII of this chapter.

C. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

D. Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter.

(1) Parks, playgrounds and other public recreation facilities not operated by Monroe Township.

(2) Home occupations.

(3) Satellite antennas.

(4) Public utility installations.

E. Signs are permitted as per Article X of this chapter.

F. Parking is required as per Article IX of this chapter.

G. Fences are permitted as per Article VIII of this chapter.

§ 108-6.12 R-5 Residential District.

The following regulations shall apply in the R-5 Residential District.

A. Permitted uses.

(1) Single-family dwellings.

(2) Parks, playgrounds and other recreation facilities operated by Monroe Township.

(3) Township municipal offices, library, fire, first aid, municipal utilities, police stations, schools and other buildings.

(4) Zero lot line dwelling units subject to the following side yard regulations: The minimum side yard for zero lot line dwelling units shall be 15 feet on one side and zero feet on the zero lot line side, provided the adjoining unit is also a zero lot line with a minimum of 15 feet side yard.

B. Permitted accessory uses.

(1) Private garages for the storage of vehicles used by the residents on the premises.

(2) Private swimming pools for use by the residents on the premises as per the requirements of Article XII of this chapter.

C. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article with the exception of the zero lot line unit as specified in subsection A(4) above.

D. Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter.

(1) Parks, playgrounds and other public recreation facilities not operated by Monroe Township.

(2) Home Occupations.

(3) Satellite antennas.

(4) Public utility installations.

E. Signs are permitted as per Article X of this chapter.

F. Parking is required as per Article IX of this chapter.

G. Fences are permitted as per Article VIII of this chapter.

§ 108-6.13 PD-AH/NC Planned Development Affordable Housing/Neighborhood Commercial District.

A. The purpose of this section is to establish the standards and requirements for planned developments that include a mix of market-priced housing and housing affordable to low and moderate-income households, as well as neighborhood commercial facilities. The affordable housing will assist the Township in meeting its constitutional and statutory obligations to provide a realistic opportunity for the construction of its fair share of its region's needed low and moderate-income housing.

B. The following shall be requirements of the PD-AH/NC District, in addition to other provisions, not inconsistent with this article. In case of conflict with the provisions of other ordinances, the provisions of this section shall govern.

C. Permitted uses.

(1) Single-family detached dwellings.

(2) Zero lot line dwelling units.

(3) Townhouses.

(4) Flats.

(5) Open space and recreation facilities.

(6) Neighborhood shopping center on a maximum of 6% of the tract area, with the following permitted uses in a center:

(a) Retail sale of goods.

(b) Personal service establishments.

(c) Business and professional offices.

(d) Banks and other fiduciary institutions.

(e) Restaurants, lunch rooms, bars and other eating and drinking establishments, including drive-in restaurants.

D. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

E. 

Permitted accessory uses.

(a) Private swimming pools for use by the residents on the premises as per the requirements of Article XII of this chapter.

(b) Sheds for use by the residents on the premises, located in the rear yard within the building envelope. No shed shall be larger than 10 feet by 10 feet.

(c) Decks for use by the residents on the premises, located in the rear yard within the building envelope. No deck shall be larger than twenty (20) feet by 30 feet; in no case shall the deck extend beyond the exterior side walls of the principal structure.

F. Establishment of open space organization required.

(1) The developer shall provide for an organization or organizations for the ownership and maintenance of any common open space and recreation facilities, landscaped areas and internal roadways for the benefit of owners and residents of the development.

(2) The establishment and operation of the open space organization(s) shall be governed by applicable law N.J.S.A. 40:55D-43.

G. Recreation facilities.

(1) The areas within the common open space reserved for recreation shall be developed with appropriate recreation facilities for all age groups.

(2) The common open space and recreation facilities of the tract shall be available on an equal basis to residents of all parts of the tract.

(3) The recreation facilities shall include a central recreation complex with one swimming pool (including a separate wading pool for children), two tennis courts, one basketball court, a picnic area and a tot lot. If feasible within the natural environmental constraints of the site, this central recreation complex shall also include multi-purpose fields for soccer and baseball. In addition, at least 15% of the developed open space of the tract shall include equipped playgrounds and tot lots within the open space system.

(4) The recreation facilities shall include a meandering open space and trails system linking residential clusters with the tract's principal recreation complex.

H. Sidewalks and walkways.

(1) A system of continuous walkways not less than four feet in width shall be provided throughout the development, including its common open space, for safe pedestrian movement. Such walkways shall link the primary entrance(s) of the development with off-site Township, county or state roads. Such walkways need not be parallel to local streets.

(2) Paved sidewalks shall be provided adjacent to subcollector and local residential service streets on one side of the roadway.

(3) Walkways shall connect sidewalks along streets with the walkways of the common open space system such that the common open system is physically accessible from all streets and their associated sidewalks within 700 feet of every residential lot.

I. Buffers.

(1) To the maximum extent possible, lots bordering on perimeter roadways of the development shall have reverse frontage.

(2) Buildings shall be set back a minimum of 50 feet from the property lines of the tract. At least 30 feet of this setback area shall either be preserved with its natural vegetation or landscaped to provide a reasonable visual buffer from adjacent property.

(3) Buffering shall provide a year-round visual screen in order to minimize adverse impacts on a site from adjacent areas. Buffering shall also ensure privacy for dwelling units and minimize adverse impacts from traffic, noise and glaring light.

(4) Buffering shall consist of a berm and either fencing or evergreens, retention and detention ponds or combinations of materials, to achieve the stated buffering objectives.

J. Landscaping, shade trees and tree preservation.

(1) Existing mature trees and wooded areas shall be preserved to the maximum extent practicable.

(2) Street trees shall be planted on both sides of all streets, either massed at critical points or spaced evenly no more than 50 feet apart along the street, or both, to create a street canopy effect. This spacing standard may be modified as reasonably necessary to accommodate driveway cuts and road intersections or to preserve existing mature trees, provided that the average spacing standard of at least one tree for every 50 feet of street frontage is maintained. All trees shall have a caliper of two inches and shall be nursery grown, of substantially uniform size and shape and have straight trunks. Trees shall be properly planted and staked. The developer shall make provisions for regular watering and maintenance of the street trees until they are established. Dead or dying trees shall be replaced by the developer during the next planting season.

(3) At least 5% of the interior parking area of common parking areas shall be landscaped with plantings, which shall be in protected areas, such as along walkways, in center islands, at the end of bays or in diamonds between parking stalls. At least one tree for each 10 parking spaces shall be planted or preserved. A mixture of hardy flowering and/or decorative evergreen and deciduous trees may be planted. The areas between trees shall be planted with shrubs or ground cover.

(4) Ground cover grass shall be planted over all disturbed land areas.

(5) All plant material shall be of nursery stock, healthy and free of disease.

(6) All plantings shall be watered regularly and in a manner appropriate for the specific plant species through the first growing season, and dead or dying plants shall be replaced by the developer during the next planting season.

K. Low and moderate-income housing.

(1) Required percentage of affordable units built on-site. The developer shall designate and set aside 17.1% of the dwelling units to be built on-site to be sold or rented at prices or rents that are affordable to low and moderate-income households.

(2) Required bedroom mix.

(a) At a minimum, 35% of all low and moderate-income units shall have two bedrooms.

(b) At a minimum, 15% of all low and moderate-income units shall have three bedrooms.

(c) No more than 20% of all low and moderate-income units may be efficiency units [i.e. a unit with not more than one habitable room with kitchen and sanitary facilities].

(3) Low and moderate income split.

(a) At least 50% of all units designated for low and moderate-income households shall be affordable to low-income households.

(b) At least 50% of all units in each bedroom mix shall be available for low-income households.

(c) At least 50% of all rental units designated for low and moderate-income households shall be available for low-income households.

(4) Construction phasing of market-priced and low and moderate-income units.

(a) Low and moderate-income units shall be built in accordance with the following schedule:

Minimum Percentage of Low and Moderate Units Completed	Percentage of Market-Priced Units Completed
0	25
10	25, plus 1 unit
50	50
75	75
100	90

(b) A unit is deemed complete when its certificate of occupancy has been issued. This schedule shall apply unless an accelerated schedule has been agreed to by the Township and the developer.

(5) Age restrictions. There shall be no age restrictions on the occupants of the designated low and moderate-income units.

(6) Location and design of low and moderate-income housing within the tract.

(a) The low and moderate-income units shall be sited on the tract in locations at least as accessible to common open space and community facilities as market-priced dwelling units.

(b) The exterior design of the low and moderate-income units shall be harmonious in scale, texture and materials with the market priced units on the tract.

(7) Compliance with Affordable Housing Ordinance. The developer shall comply with the controls on affordability, pricing, rent level and purchaser and tenant screening provisions of the Township's Affordable Housing Ordinance (Chapter 131 of the Code of the Township of Monroe).

(8) Flats, apartments and townhouses in other zones. Any development for which any variance or approval is granted after the effective date of this chapter permitting the construction of flats, apartments or townhouses at a gross density greater than four units per acre in any zone other than the PD-AH/NC Zone shall, at the discretion of the Planning Board, be subject to a mandatory set aside requirement of 20% low and moderate-income housing and compliance with all of the other pertinent standards of the Planned Development-Affordable Housing/Neighborhood Commercial District if the Board finds that the development of additional affordable housing through a mandatory set aside will assist the Township in continuing to comply with the constitutional obligation to provide a realistic opportunity for the construction of its fair share of the region's need for low and moderate-income housing.

L. Application procedure.

(1) Procedure for review and decision on a proposed planned development.

(a) The Planning Board shall review applications for approval of a planned development.

(b) Public notice of a hearing(s) on an application for a planned development shall be given as required by statute, N.J.S.A. 40:55D-12.

(c) Upon submission to the administrative officer of a complete application, the Planning Board shall grant or deny approval to the planned development within 95 days of the date of submission or within such further time as may be consented to by the applicant. Failure of the Board to act within the prescribed time shall constitute approval.

(2) Subdivision/site development plan. The developer shall submit a subdivision/site development plan that meets the subdivision and site plan requirements of this chapter.

(3) Developer's affordable housing plan. The developer shall submit 10 copies of a developer's affordable housing plan that demonstrate compliance with the low and moderate-income housing requirements of this chapter and the controls on affordability requirements of the Affordable Housing Ordinance (Chapter 131 of the Code of the Township of Monroe).

(4) Expedited hearings before the Planning Board. Upon submission of a complete application, the Planning Board shall hold biweekly hearings, as necessary, for a thorough but expedited decision on the application for a planned development in the PD-AH/NC District.

(5) Waiver of application fees for low and moderate-income units. Notwithstanding the provisions of any ordinance to the contrary, including fees, no application fees shall be required for designated low and moderate-income units.

§ 108-6.14 Planned Retirement Community District (PRC).

A. Establishment authorized. Any other provisions of this chapter to the contrary notwithstanding, there is hereby permitted and authorized the establishment of a planned retirement community within the PRC district as shown on the Official Zoning Map of the Township of Monroe, County of Middlesex, State of New Jersey and as herein defined, in accordance with the provisions and requirements of this chapter. This provision shall only apply to existing planned retirement communities as shown on the Official Zoning Map of Monroe Township or planned retirement communities having an existing valid site development plan approved prior to the enactment of this chapter.

B. Definitions. As used in this article, the following terms shall have the meanings indicated:

PLANNED RETIREMENT COMMUNITY

A residential community provided for permanent residents, in which the residential property and related open space are owned by a mutual nonprofit corporation, condominium association or other homeowners' association or entity, where 100% of the dwellings are occupied by at least one person age 55 or over and no other permanent occupant is under the age of 48, except that if a legal occupant over 48 but under 55 is widowed, legally separated or divorced from an over 55 legal occupant, prior to attaining age 55, his or her occupancy status shall be protected, provided such entity, corporation or association is established in accordance with the laws of the State of New Jersey and qualifies for a Housing for Older Persons ("HOPA") exemption under the Fair Housing Act, 42 U.S.C. 3601, et seq.

SENIOR HOUSING COMMUNITY

See "Planned retirement community."

C. Purpose. The purpose and intent of the PRC District is to enable the planned development of a residential retirement community which shall also contain recreational, medical and shopping facilities and similar services required by the residents thereof in accordance with comprehensive site development plan approved by the Planning Board of the Township of Monroe.

D. Permitted and required uses.

(1) In a planned retirement community, no building, structure or land shall be used and no building or structure shall hereafter be erected, structurally altered, enlarged or maintained except for the following planned retirement community uses on a reasonable basis essentially for the residents of the community, their guests and reasonable use by others designated by those holding title:

(a) Dwellings for owner-occupancy.

(b) The following required recreational uses, at least one of each:

[1] Golf course. One nine-hole golf course having an area of at least 75 acres shall be provided for each 3,200 dwelling units. If an eighteen-hole golf course is provided, it shall be at least 150 acres in size, and a thirty-six hole golf course shall be at least 225 acres in size.

[2] Clubhouse. Each clubhouse shall provide at least 600 square feet of multipurpose space, not including indoor swimming pools, for each 50 dwelling units. In addition, fully equipped facilities such as game rooms, art and crafts rooms, a kitchen, office space and service facilities shall also be provided in the clubhouse. One off-street parking space shall be provided for each four dwelling units, except that this requirement may be reduced to the extent that other conveniently accessible and available off-street parking facilities could feasibly be substituted.

[3] Swimming pool. A minimum of one swimming pool shall be provided for each 600 dwelling units at a ratio of 1.7 square feet of water surface area for each dwelling unit which the pool will serve. There shall also be provided an improved sitting area, contiguous to all sides of the pool, having an area two times the water surface area of the pool. A 25 meter pool shall have a minimum width of 45 feet, and a 50 meter pool shall have a minimum width of 60 feet.

[4] Lake.

[5] Shuffleboard court.

(2) The following other required accessory uses shall also be provided:

(a) Medical facilities. There shall be sufficient building space to adequately allow for the provision of all medical facilities for retirement communities as required by any applicable federal, state or local regulations. There shall also be provided conveniently located on-site loading space and accessways for use by emergency vehicles.

(b) Site for place of worship. For each place of worship contained in the overall site development plan there shall be a site of at least one acre. Off-street parking facilities shall be provided as required in this article.

(3) In addition to the above required uses, a planned retirement community may also include the following:

(a) Motels shall not exceed 100 units of occupancy.

(b) Retail commercial center, designed as a neighborhood type which does not use more than 5% of the gross area of the overall PRC site.

(c) Riding stables and bridle paths subject to any conditions required by the Township of Monroe.

(d) Fire station or fire protection facilities.

(e) Administration, maintenance and security buildings.

E. Development standards. No building permit shall be issued for construction or other improvement for a planned retirement community except in accordance with a site development plan for the overall site and an engineering and improvement plan for each section that has been approved by the Planning Board of the Township of Monroe, as prescribed in this chapter. Such site development and engineering and improvement plans and each subsection thereof shall meet the following minimum requirements:

(1) Minimum area. The minimum site area for a planned retirement community shall be at least 400 acres contained in one or more adjoining parcels of land bisected by a public roadway or railroad right-of-way; however, where a contiguous parcel of land is proposed to be added to an approved PRC of 400 acres or more, said addition may be less than 400 acres. There is no minimum land area requirement for a subsection.

(2) Residential density.

(a) In each residential section of a planned retirement community there shall be not more than seven dwelling units for each gross acre of said residential section which includes, in addition to the land covered by buildings, landscaped open space, parking and circulation aisles and interior roads not dedicated for public use.

(b) Notwithstanding the provisions of subsection (2)(a) above, any planned retirement community which has received a site development plan approval prior to the effective date hereof shall be permitted to have a density of not greater than 14 dwelling units for each gross acre of said residential section which includes, in addition to the land covered by buildings, landscaped open space, parking and circulation aisles and interior roads not dedicated for public use. For the purposes hereof, any lands which shall be incorporated hereafter in any amendment to any such approved site development plan shall be permitted a density not greater than seven dwelling units for each gross acre of said residential section which includes, in addition to the land covered by buildings, landscaped open space, parking and circulation aisles and interior roads not dedicated for public use. However, that part of any amended site development plan which has theretofore been part of an approved site development plan shall be permitted to have a density not greater than 14 dwelling units for each gross acre for said residential section, which includes, in addition to the land covered by buildings, landscaped open space, parking and circulation aisles and interior roads not dedicated for public use.

(3) Lot coverage by buildings. Not more than 20% of the gross area of each residential section shall be covered by all buildings.

(4) Landscaped open space. Each residential section in a PRC Development shall contain at least 60% of said section as landscaped open space or green area, which shall not include paved streets and parking areas. However, where a PRC contains an improved golf course, with an area of at least 75 acres that is provided for the residents of said PRC then at least 50% of any residential section thereof shall be landscaped open space as described in this chapter. The percentage of landscaped open space shall not be cumulative and shall be applicable to each individual section of the PRC development.

(5) Building height. No buildings shall exceed a height of two stories or 35 feet, except that the height of water tanks, towers and church spires shall be permitted up to 55 feet. For sections of a PRC whose site development plan was approved prior to the adoption of the Zoning regulations, at least 80% of the total number of dwelling units shall be contained in buildings not more than 35 feet in height. The remaining 20% of the total number of dwelling units may be contained in buildings having a maximum height of 55 feet.

(6) Setbacks. There shall be a setback of 40 feet from any exterior boundary of the overall site of a PRC development. No building or structure other than entrance gatehouses, fences, freestanding walls or detached carports shall be located within said setback area.

(7) Off-street parking.

(a) Off-street parking spaces shall be provided in accordance with the following schedule for each type of land use contained in a site development plan:

[1] One and one-half (1 1/2) spaces for each dwelling unit, one of which shall be enclosed in a garage or carport.

[2] One space for each 200 square feet of floor area in use for retail commercial purposes.

[3] One space for each eight persons for whom seating is provided in an auditorium or place of worship, except that this number may be reduced to the extent that combined use of parking lots makes it feasible.

[4] One space for each 1,000 square feet of floor space in a medical facility, plus additional space for each resident doctor.

[5] One space for each guest room or suite of a motel or hotel, plus one space for each full-time employee.

(b) In addition, the following general controls apply to all parking facilities:

[1] All parking spaces in existing PRCs shall be at least nine feet wide and 20 feet long and clearly marked at those dimensions. In future PRCs, parking spaces shall be at least ten by twenty (10 x 20) feet. All circulation aisles for said parking facilities shall be at least 24 feet wide.

[2] On-site parking facilities shall be of a design and location that will not interfere with the efficient flow of traffic in the area and with the access of emergency and service vehicles, nor cause a safety or nuisance hazard to residents on the site or to adjoining properties. All assigned spaces shall be located within 200 feet of the dwelling units they serve.

[3] In conforming to the off-street parking requirements of this chapter, curb parking spaces shall not be included.

[4] A landscaped separator between parking lanes, having a landscaped width of at least five feet, shall be provided in the commercial areas of a PRC development.

[5] No parking shall be permitted in the residential setback area.

[6] Lighting standards for outdoor parking areas shall be of a height and shall be reflected away from windows of the dwelling units in order to minimize the impact of such lighting on the residents in the dwelling units.

(8) On-site loading facilities. For each establishment in a PRC shopping center there shall be provided at least one paved and marked on-site loading facility having minimum dimensions of 12 feet in width, 35 feet in depth and a clear headroom of 14 feet. Said loading facilities shall be provided at the rear of the commercial structure.

(9) Roads. Interior roads not dedicated to public use shall have a paved roadway width of at least 30 feet. Road improvements shall be made and maintenance shall be ongoing in accordance with the standards of the Township of Monroe. Provision shall be made for the permanent ownership, to the end that the same shall not thereafter be required for dedication to the Township of Monroe for public use.

(10) Signs. The following signs are permitted within the PRC District.

(a) Community identification sign, one per entrance, either freestanding or wall-mounted.

[1] If a freestanding sign, its surface area shall not exceed 40 square feet for both sides, and its height shall not exceed six feet. Sign supports and decorative bases, which are excluded from the sign surface area, shall not exceed six feet in height or 18 inches in width.

[2] If a wall mounted sign, its sign surface shall not exceed 40 square feet, with letters not to exceed two feet six inches in height.

[3] Lighting shall be indirect ground located lighting.

[4] All signs shall be set back at least 10 feet from right-of-way and located outside any sight triangle.

[5] If a sign is located in the center divider of the entrance, it must be set back at least five feet from the curbline, notwithstanding any provision to the contrary.

(b) Real estate signs.

[1] As per § 108-10.1F(11).

(c) Directional signs.

[1] Directional signs identifying parking areas, entrances, exits and similar locations.

[2] Directional signs shall not exceed three square feet in area.

(11) All new PRCs shall provide a buffer of 100 feet when adjacent to a major collector road.

F. Application procedure. No building permit or certificate of occupancy shall be issued for the construction of any building or other use of land in a planned retirement community except in accordance with a site development plan for the overall tract on which such buildings are to be located that has been approved by the Planning Board and then, for each section to be delayed, in accordance with an engineering and improvement plan for said section that has also been approved by the Planning Board according to the following procedure:

(1) Applications for site development approval shall be made to the Planning Board and shall be accompanied by a site development plan containing the information set forth hereafter. Upon approval of the application and the site development plan by the Planning Board, it shall be forwarded to the Township Council for its approval within 60 days after receipt of the same. Once the site development plan is approved by the Township Council, no other use shall be permitted of the land designated in the site plan other than uses permitted in a PRC. After approval of the site development plan by the Township Council and the Planning Board, application may be made for approval of separate sections in the PRC by filing an engineering and improvement plan. No approval shall be granted if it is anticipated that each section shall be separately owned without a subdivision being granted by the Planning Board.

(2) The site development plan shall contain the following information:

(a) The outline of the tract proposed for use as a PRC, including the dimensions.

(b) Name and title of person preparing map.

(c) Date, scale and north arrow.

(d) Tax Map, block number and zone district on which the property is located.

(e) The location of all watercourses, wooded areas, easements, rights-of-way, streets, roads, highways, freeways, railways, canals, rivers, buildings, structures or any feature directly on the property or beyond the property if such feature has an effect upon the use of said property.

(f) General topography of the tract showing 10 foot interval contours.

(g) The general location of the proposed collector streets in the PRC and their connections to existing public roadways.

(h) The proposed land uses for the entire site showing the locations of the required and permitted uses as set forth in this section. The land use categories shown on the map shall differentiate between the locations of multifamily structures, if any, from the locations of single-family structures. The map shall also show golf courses, clubhouses, maintenance buildings and the sites for all required facilities.

(i) A schedule of land uses by estimated acreage and a breakdown of the number of dwelling units by type of structure, e.g., single-family or multifamily, that will be contained in the residential uses areas and the estimated floor area of the commercial use areas.

(j) Such other features as the applicant may want to consider to be relevant in the evaluation of the site development plan or details as the applicant or the Planning Board may consider.

(3) Engineering and improvement plan. No building permit or certificate of occupancy shall be issued for the construction or use of any building in a PRC except in accordance with the approved engineering and improvement plans for the tract to be covered by one master deed on which such buildings are to be located. Application for approval of engineering and improvement plans shall be made to the Planning Board and shall contain a map for the development of the tract, specifically setting forth the following:

(a) Topography of existing and proposed contours at one foot intervals and the elevations of all components of the facilities and utilities.

(b) Location of all dwelling units intended to be contained in one master deed, garages, parking areas, roads and sidewalks drawn to scale with sufficient control elevations and profiles for construction layout and supervision.

(c) Locations, profiles and widths of all proposed roads with complete horizontal and vertical controls.

(d) The locations, profiles, sizes of all water mains, sanitary sewers and storm drains, together with drainage calculations. Identification of the system to be used for storage and removal of trash and garbage.

(e) Those buildings, structures and uses, other than dwellings, permitted and required in this article.

(f) Architectural plans indicating typical floor plans; front, side and rear elevations; general design or architectural style; and information on the types of materials to be used.

(g) The location, design, size and type of signs and a description of their lighting mechanisms required essentially for the nonresidential land uses and for the entrance to the entire development.

(h) Where a nonresidential principal use such as a shopping center involves machinery and equipment (e.g., a dry-cleaning plant, bakery, etc.), a description of the operation, types of machinery and equipment to be used is required to enable the Planning Board to determine the impact these might have on the adjacent residential properties in and outside the PRC development.

(i) Changes, if any, from the approved site development plan, together with the reasons for such changes. Changes will be permitted as long as the applicable percentages and size of each use are not varied from the site development plan previously approved by the Planning Board. Other major changes shall be subject to a resubmission of the site development plan and approval by the Planning Board.

G. Consideration by Planning Board. The Planning Board shall consider the proposed site development plan from the point of view of the standards and purposes of the regulations governing retirement communities so as to achieve a maximum of compatibility between the proposed development and the surrounding uses of land, the conservation of woodland and the protection of watercourses from erosion and silting and a maximum of safety, convenience and amenity for the residents of the community. To these ends the Planning Board shall consider:

(1) That the proposed use of any of the component parts of the site development plan will not be detrimental to the general character of the neighborhood.

(2) That the proposed site development plan will not be incompatible with nor adversely affected by any conforming existing uses of land.

(3) That the proposed site development plan will not adversely affect any plans for the physical development of the Township as contained in this chapter or in any Master Plan or portion thereof.

(4) That the proposed site development plan will provide adequate and logically arranged facilities for on-site circulation and access and egress for the estimated vehicular and pedestrian traffic generated by such use.

(5) That the proposed site development plan has been drawn to protect and retain existing natural features such as trees, streams, etc.

(6) That the provision of required landscaped open space or green areas shall be so located and of such dimensions that their maximum use can be achieved by the residents of the PRC.

(7) That no outdoor lighting shall be permitted to shine directly on or cause a nuisance to any abutting property.

(8) That the proposed land use and the intensity of use is reasonable in terms of the logical, efficient and economical provision of services and utilities, such as water, sewer, police and fire protection, transportation and recreation facilities.

(9) That each proposed use contained in the site development plan, on an individual case basis, shall be further subject to the other specific conditions for such use as set forth in this chapter.

(10) That the proposals for maintenance and conservation of the common open space and the amount, location and purpose of the common open space are adequate.

(11) That in the case of a proposed development which contemplates construction over a period of years, that the terms and conditions intended to protect the interest of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.

H. Planning Board report. If after a public hearing the Planning Board finds that a proposed site development plan meets the purposes of these regulations, it shall approve the plan. The Board shall notify the applicant and the Township Council, in writing, of its approval or disapproval promptly, but in no case later than 30 days after the filing of the application unless the applicant consents to the extension of this time limit. In the case of disapproval, the reasons shall be given and the changes necessary for approval shall be stated.

I. Departures from site development plan. Building permits for sections of the overall development plan shall be issued only in accordance with the approved site development plan. Any departure from the plan shall be cause for revocation of a building permit or denial of a use and occupancy permit. Any proposed changes in the plan shall be resubmitted for approval according to the procedure contained in this chapter.

J. Duration of approval. A site development plan approved in accordance with these regulations shall remain valid for a period of two years following the classification of the property as a planned retirement community. If, at the end of that time, no application for a building permit for one or more buildings has been filed, then the plan shall be considered as having lapsed and shall be of no effect unless resubmitted as a new application to the Planning Board.

K. Record plat. A record plat showing the boundaries of the area zoned under the provisions of this section shall be recorded in the Middlesex County Clerk's Office within 90 days of approval unless the Planning Board extends the time for filing for an additional period not to exceed 90 days. No building permit shall be issued for construction until the plat has been filed. The plat shall state thereon that the property has been classified as a planned retirement community and shall be duly signed and dated by the Mayor of the Township and attested by the Township Clerk, with the date of the Township Council's action noted thereon.

L. Development.

(1) Development of all the uses and facilities approved on the site development plan shall proceed at the same rate as the dwelling units. To assure compliance with this section, the Construction Official shall, from time to time, following the approval of a planned retirement community, review all of the building permits issued for said PRC and examine the construction which has taken place on the site. If he shall find that the percentage of the total acreage set aside on the site development plan for such facilities which has been developed is less than the percentage of the total acreage set aside for dwelling units which has been developed, he shall report such fact to the Planning Board, which shall take such action as it shall deem appropriate.

(2) Prior to the issuance of the certificates of occupancy for the last 12 dwelling units of any residential section, the applicant shall furnish the Construction Official with three copies of an as-built system indicating specific elevations of the storm drainage system and site grading. Only after review and approval of the Township Engineer will the remaining certificates of occupancy be issued.

§ 108-6.15 PRGC Planned Residential Golf Community.

A. The purpose of this section is to provide a procedure governing the review of any proposed planned developments within the Planned Residential Golf Community (PRGC) District of the Township of Monroe. This section is designed to encourage:

(1) The design and development of innovative residential uses, where distinct residential land uses are combined into a single unified development plan.

(2) The creation of a planned development providing for the development of residential units, the creation and preservation of golf courses, and the preservation of the natural landscape and open space.

(3) Careful planning of traffic circulation and off-street parking to avoid traffic congestion and inadequate parking.

(4) The planning and utilization of land and the harmonious design, erection and use of buildings in a diversified community to contribute to the economic base of the Township of Monroe.

B. For purposes of interpretation of this subsection, planned development within the PRGC District shall be regarded as planned unit residential development, as those terms are used and defined in the Municipal Land Use Law, N.J.S.A. 40:55D-1, et seq.

C. Definitions. As used in this subsection, the following terms shall have the meanings indicated:

(1) COLLECTOR STREET — A street which is proposed on the overall development plan as a collector street which meets the standards set forth and the procedures for dedication in Subsection F(4) of this section for collector streets.

(2) DENSITY AVERAGING — The measure permitting the development of portions of the residential area of the planned development at densities greater than the overall permitted residential density provided the development of the entire residential area of the planned development does not exceed the overall permitted residential density.

(3) DWELLING, DUPLEX — one building containing two attached dwelling units located adjacent to one another in a side-by-side configuration and separated by a vertical party wall located on one lot.

(4) DWELLING, PATIO HOME — A single-family dwelling attached to one other single-family dwelling by a common vertical wall, with each dwelling located on a separate lot.

(5) DWELLING, SINGLE-FAMILY DETACHED — A dwelling designed for and occupied by not more than one family and surrounded by open space or yards which is unattached to any other dwelling.

(6) DWELLING, TOWNHOME — one building containing three or more attached dwelling units located adjacent to one another in a side-to-side configuration and separated by a vertical party wall and located on its individual lot.

(7) GREEN SPACE — An area of open space consisting predominantly of pervious surface, trees, grass or other vegetation, including golf courses, and intended to remain permanently as open space through deed restriction or other legally binding mechanism.

(8) GENERAL DEVELOPMENT PLAN — A plan containing the elements set forth in Subsection G(1)(a) of this section.

(9) GROSS RESIDENTIAL DENSITY — The total number of dwellings in the residential area(s) of a planned development divided by the total number of acres constituting the residential area(s) of a planned development.

(10) PLANNED UNIT RESIDENTIAL DEVELOPMENT — An area with a specified minimum contiguous acreage of five acres or more to be developed as a single entity according to a plan containing one or more residential clusters, or public or quasi-public uses all primarily for the benefit of the residential development.

(11) RESIDENTIAL AREA(S) — Those areas designated by the applicant on the general development plan for residential development.

(12) TRACT AREA — An area of land consisting of lots having one or more common boundaries. The intent of this subsection is that separation of lots or portions of the tract by dedicated streets shall not be deemed to destroy the continuity of the acreage which is the subject of any application for planned development.

D. General provisions.

(1) Within those areas specifically designated on the Zoning Map of Monroe Township as a Planned Residential Golf Community (PRGC), application may be made in accordance with the regulations of this chapter, provided that the proposal meets the following minimum criteria:

(a) The planned development tract area consists of at least 400 acres.

(b) At least 60% of the planned development tract area will be preserved as green space.

(c) The planned development tract area will be developed according to a general development plan as a single entity to accommodate the residential uses permitted in subsection G of this article, provided no more than 37% of the tract area is devoted to residential uses.

E. Permitted uses. Only the following building types or uses shall be permitted in a planned development.

(1) Principal uses shall be permitted as follows:

(a) Golf course(s), clubhouse facilities, meeting facilities and banquet facilities, pro shop, maintenance building and parking areas.

(b) Residential dwellings, including single-family detached, patio homes, town homes and duplex dwellings, any or all of which may be limited to occupancy by individuals over a specified age limit, to the extent permitted by law.

(2) Accessory uses shall be permitted as follows:

(a) All accessory uses incidental to and supporting a golf course, clubhouse facilities, meeting facilities, banquet facilities, pro shop, maintenance building and parking areas.

(b) Signs and directors.

(c) Accessory uses, except for parking areas, shall not occupy a floor area greater than 30% of the floor area dedicated to the principal use or combined accessory use to which such accessory use relates. Accessory uses may be located within the same building as the principal use or in a separate accessory structure.

F. Development standards. Notwithstanding any provision to the contrary, planned developments within this subsection are subject only to the standards and provisions contained in this subsection.

(1) Residential uses.

(a) Density, maximum permitted. Overall residential density: 3.7 units per acre for 37% of the tract area. Density averaging shall be permitted.

(b) Height of buildings: maximum permitted. Stories: two or 35 feet.

(c) Setbacks, residential. Principal buildings and structures from any exterior boundary line of the tract area of the planned development shall be 40 feet measured from the right-of-way line. No townhome dwelling shall be located within 200 feet of the Forsgate Drive right-of-way existing as of the date of the adoption of this section. Accessory structures shall be permitted within said setback areas. The front of any principal residential structure shall be set back at least 22 feet from the edge of the pavement of an internal road within the planned development. Sidewalks are permitted in the front yard setback area. Principal residential structures shall be located a minimum distance of 100 feet from any adjacent commercial building. A landscape buffer shall be provided within the setback. The 100 foot requirement may include road rights-of-way. All setback areas specified herein may be utilized as part of, and counted toward, the buffer requirements of this section.

(d) Access. No residential unit shall have its driveway on a street having a right-of-way width of 60 feet or more, unless said street is developed as a major collector including divided cartways, each of which cartway has a width of at least 23 feet.

(2) Buffer requirements, general.

(a) A 40 foot wide perimeter landscape buffer, measured from the right-of-way line of any municipal or county street which adjoins the outer boundary of the tract area of a planned development shall be provided in connection with an application proposed within the PRGC zone. The 40 foot buffer shall be attractively landscaped, provided, however, that signage, lighting, sidewalks, irrigation facilities, golf cart paths and other accessory structures shall be permitted within the 40 foot perimeter buffer.

(b) A 40 foot wide perimeter buffer shall be maintained between residential and nonresidential areas contained within the planned development tract area, excepting golf course facilities, provided, however, that signage, lighting, sidewalks, driveways, irrigation facilities, golf cart paths shall be permitted within the 40 foot perimeter buffer.

(3) Minimum off-street parking and loading requirements.

(a) As per Article IX of this chapter.

(b) No street side parking shall be permitted on internal roads.

(4) Streets. Collector streets may, when appropriate, be designed to accommodate through traffic in a planned development to and from surrounding areas.

(a) In conformance with § 108-12.26E(1)(a) - (c), local streets and minor streets shall be planned and identified in such manner as to discourage through traffic.

(b) The right-of-way width on all streets shall be measured from lot line to lot line and shall meet the following minimum widths. Collector streets: 50 feet. Streets other than collector streets: 36 feet. Right-of-way widths for internal roads and alleys in a planned development may be proposed at less than 32 feet, but shall be of sufficient width and design to safely accommodate reasonably anticipated traffic, parking and loading needs and provide access for firefighting vehicles and equipment. The minimum width requirements set forth herein shall not apply to roads which are intended to be maintained as private roadways, provided, however, that such private roadways shall have a minimum width of 25 feet.

(c) All streets which are not both proposed for dedication and accepted by Monroe Township shall be regarded as private streets. The maintenance or improvement of private streets shall be the responsibility of the developer or its successors in interest. Private roadways may be transferred to a not-for-profit homeowners' association, or other appropriate entity, for long-term maintenance and ownership.

(d) Street intersections shall be at right angles as much as feasible but shall not be at an angle less than 60 degrees.

(e) A tangent of at least 100 feet shall be provided between reverse curves on collector street(s).

(f) A cul-de-sac shall be no more than 2,000 feet in length.

(g) T-type intersections shall be set off a minimum of 125 feet.

(h) Sidewalks shall be required where necessary and appropriate to provide adequate pedestrian access from parking facilities to proposed buildings, and curbing shall be required where necessary and appropriate to control the projected street-side runoff.

(5) Drainage. Storm drainage standards shall be governed by § 108-12.24 of this chapter.

(6) Fire Department and first aid station location. The applicant shall consult with the Monroe Township Police Department, Office of Emergency Management, the Monroe Township First Aid Squad and the appropriate Monroe Township Fire District for the purpose of considering an appropriate location on or off the tract area for a one acre site to be dedicated for fire safety and first aid uses.

(7) Performance standards. Permitted uses within a planned development herein shall comply with the performance standards set forth in § 108-5.21.

(8) Other requirements.

(a) Provisions shall be made for safe traffic ingress/egress and traffic flow on major roads.

(b) A landscape buffer of 40 feet shall be created on the property where it fronts major roads or is adjacent to a residential zone. The buffer shall contain deciduous and evergreen trees and/or shrubbery.

(c) Fencing shall be erected where necessary, as required by the Planning Board.

(d) The entire project shall complement and be harmonious to the surrounding area but shall not be restricted to one architectural motif.

(e) The entire project shall be designed as a planned development with controlled ingress and egress as opposed to individual buildings fronting on a road with their own driveways.

(f) The site shall be served by public water and sewer.

(g) Nonresidential parking areas shall be set back a minimum of 10 feet from all external roads and shall have a 10 foot setback from the front of the building. Where a nonresidential parking area is situated in a front yard adjoining the right-of-way line of any municipal or county street along the outer boundary of the tract area of a planned development, such parking shall have a 40 foot setback from such right-of-way line, and adequate landscaping shall be provided in the 40 foot front yard setback area in accordance with Subsection F2(a) of this section.

(h) Stormwater and retention facilities shall be required as set forth in other provisions.

(i) Site plan approval shall be obtained in accordance with this chapter.

(j) A full landscaping plan shall be submitted for any project.

(k) Underground sprinklers shall be required for lawn and landscaped areas.

(l) The height limitations of Subsection F(1)(b) of this section shall not apply to mechanical or elevator equipment rooms.

(m) Signs shall be erected pursuant to § 108-10.1.

G. Procedure for approval of a planned development herein:

(1) General development plan. A general development plan shall be submitted to the Planning Board in accordance with the following requirements:

(a) A general development plan shall consist of the following plans and statements:

[1] A land use plan describing the tract area and approximate area to be devoted to the proposed land uses. Commercial areas shall be documented as to approximate acreage and types of uses. Where residential uses are intended, the land use plan shall document the general locations and approximate size of the residential area(s); types of residential dwellings proposed; and the overall residential density. The land use plan shall be prepared at a scale of not smaller than one inch equals 200 feet.

[2] A traffic circulation plan describing the location of all existing collector streets and the general location of any proposed collector streets, typical road cross sections and key intersections and access points. The plan shall demonstrate how the overall collector road network relates to the terrain and serve the overall design of the planned development and the road network of the municipality.

[3] A drainage plan describing the general size and location of on-site and off-site drainage areas and direction of run-off flow, the approximate size of major existing conduits and pipes, existing watercourses and floodplains and the existing and proposed methods of controlling and draining superficial water on and from the site.

[4] A green space plan describing the approximate major land areas to become green space, the intended improvements within said areas and the allocation of responsibility for maintenance of the green space.

[5] An environmental impact statement shall be included pursuant to § 108-5.25.

(b) The items listed required in this subsection shall be enumerated on a checklist supplied to the applicant pursuant to N.J.S.A. 40:55D-10.3.

§ 108-6.16 PO/CD Planned Office Commercial District.

The following regulations shall apply in the PO/CD Planned Office Commercial District.

A. Permitted uses.

(1) Professional office and related uses such as:

(a) Corporate offices and executive centers.

(b) Data processing facilities.

(c) Computer centers.

(d) Medical offices and clinical laboratories.

(e) Retail pharmacies.

(f) Banks and other fiduciary institutions.

(g) Law and accounting offices.

(h) Office-type research.

(i) Municipal utilities and services.

(2) Restaurants, excluding fast-food take-out facilities and drive-up service windows.

(3) Sports and health facilities as listed below, provided that they are incorporated into other buildings or are built in the general architectural style of the PO/CD District.

(a) Tennis centers.

(b) Racquetball centers.

(c) Health spas.

Inflatable "bubble" or corrugated frame buildings for sports facilities are prohibited.

B. Permitted accessory uses.

(1) Customary accessory uses and buildings which are clearly incidental to the principal building.

(2) Parking and loading facilities.

C. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and as further specified in Subsection I of this section.

D. Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter.

(1) Satellite antennas.

E. Signs are permitted as per Article X of this chapter.

F. Parking is required as per Article IX of this chapter.

G. Fences are permitted as per Article VIII of this chapter.

H. A buffer area 100 feet in width shall be provided along any front, side or rear lot line that abuts a residential zone. Passenger car parking is prohibited within said buffer area. The buffer shall consist of a minimum six foot high sculptured, undulating berm that has a top of berm width ranging from 10 to 20 feet. The top of the berm will be planted with a mass of evergreen trees with an average height of eight feet. This evergreen stand shall be planted in a natural pattern which achieves a full screening effect. The Planning Board or Board of Adjustment shall have the right to require a continuous six foot berm as a particular case may warrant. The sides of the berm shall be established with shrubs and ground cover. The landscaping and plant material shall conform to § 108-8.1J. The landscaped berm shall be installed and established prior to the commencement of construction. No structures, fences, walls or accessory buildings shall be located within the buffer area. If the frontage contains woodland, the Planning Board or Board of Adjustment shall determine the extent of any supplemental planting.

I. Minimum site requirements for a Planned Office Park in 40 acres.

J. Internal lot size and setbacks as per the following schedule:

Dimensional Requirements for Internal Lots Within PO/CD Planned Office Park
Lot Dimensions				Setbacks
Area (acres)	Width (ft.)	Depth (ft.)	Front Yard (ft.)	Side Yard (ft.)	Rear Yard (ft.)	From External Boundary (ft.)
1*	150	200	40	30	20	80**

*Not more than 10% of the lots may be 1 acre lots.

**Except when 100 foot buffer is required in Subsection H above.

Building Size (Minimum requirement) (sq. ft.)
Professional Bldgs.	Medical & Pharmacy Bldgs.	Sports and Health Facilities	Restaurant Bldgs.	Minimum Distance Bldgs. (feet)
10,000	2,000	4,000	2,000	20

§ 108-6.17 N-C Neighborhood Commercial District.

The following regulations shall apply in the N-C Neighborhood Commercial District.

A. Permitted uses.

(1) Retail stores of a neighborhood or daily-needs type.

(2) Personal service establishments, including but not limited to barber and beauty shops, tailors, minor repair operations for electrical, television, shoes and similar consumer goods.

(3) Outlets and pickup stations for laundry or dry cleaners.

(4) Fully enclosed eating and drinking establishments.

(5) Banks.

(6) Business and professional offices.

(7) Municipal utilities.

B. Permitted accessory uses:

(1) Customary accessory uses and buildings which are clearly incidental to the principal building.

(2) Parking and loading facilities.

C. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

D. Conditional uses requiring a conditional use permit subject to the provisions of Article VII of this chapter:

(1) Automotive gasoline stations, automotive repair garages or automotive service stations.

(2) Quasi-public uses.

(3) Cabinet making shops including retail sale of cabinets manufactured on premises.

(4) Neighborhood shopping centers.

(5) Satellite antennas.

(6) Public utility installations, other than municipal.

E. Signs are permitted as per Article X of this chapter.

F. Parking is required as per Article IX of this chapter.

G. Fences are permitted as per Article VIII of this chapter.

H. Landscape buffer requirements.

(1) A buffer area 60 feet in width shall be provided along any road frontage, and along any front, side or rear lot line that abuts a residential zone. The buffer shall consist of a minimum six foot high sculptured, undulating berm that has a top of berm width ranging from 10 to 20 feet. The top of the berm will be planted with a mass of evergreen trees with an average height of eight feet. This evergreen stand shall be planted in a natural pattern which achieves a full screening effect. The Planning Board or Board of Adjustment shall have the right to require a continuous six foot berm as a particular case may warrant. The sides of the berm shall be established with shrubs and ground cover. The landscaping and plant material shall conform to § 108-8.1J. The landscaped berm shall be installed and established prior to the commencement of construction. No structures, fences, walls or accessory buildings shall be located within the buffer area. If the frontage contains woodland, the Planning Board or Board of Adjustment shall determine the extent of any supplemental planting.

I. Design requirements.

(1) All sites within the NC Neighborhood Commercial District Zone shall be designed as a unified commercial village with a single architectural motif, which shall be in character with the surrounding residential area. A strip design shopping area or center is prohibited.

(2) All buildings shall be designed to convey a small-scale village character. Buildings included in the planned retail village center shall contain the following design elements:

(a) The center shall have a consistent architectural theme and traditional village scale.

(b) Buildings shall be topped with pitched roofs with overhanging eaves or with flat roofs with architectural parapets and cornices. Materials on pitched roofs shall be slate (either natural or man-made), shingle (either wood or asphalt composition), or metal formed to resemble standing seams. Roof color shall be traditional and compatible with retail and residential buildings in the area. Fascias, dormers and gables shall be used to provide visual interest and pedestrian scale.

(c) Exterior wall materials shall be predominantly brick with limited use of stucco, clapboard, stone or decorative split face block, of a shape, color or texture compatible with retail and residential buildings in this area. Painted brick concrete block, T-111 plywood and metal buildings shall be prohibited.

(d) Service areas shall be screened and visually separated from customer parking and pedestrian walkways.

(e) Buildings shall be located as close as possible to encourage pedestrian circulation and arranged to face each other where possible.

(f) An internal pathway system shall be created to provide access to public walkways directly linking the planned retail village center to any existing adjacent residential neighborhood(s). The internal pathway shall provide clearly defined crosswalks across driveways within the planned retail village center.

(g) Exterior freestanding lighting fixtures shall not exceed the height of proposed structures and in no case shall be greater than 14 feet in height. The source of illumination shall be recessed and shielded within the fixture itself and shall be consistent in character with the design of the planned retail village center.

(h) The applicant shall provide a comprehensive signage plan that covers overall project identification, individual building/tenant identification, traffic regulation, pedestrian crossings, street identification and parking and directional instructions. No pylon signs shall be permitted. Freestanding signage for the center shall be a monument sign under eight feet in height with a sign area of no more than 100 square feet.

§ 108-6.18 H-D Highway Development District.

[9-3-14 by Ord. No. O-9-2014-020; amended 10-6-2025 by Ord. No. O-8-2025-021]

The following regulations shall apply in the H-D Highway Development District.

A. Permitted uses.

(1) Business and professional offices, corporate centers including facilities used for business, professional and corporate training, education or other similar services.

(2) Theaters and other fully enclosed commercial entertainment establishments.

(3) Regional shopping centers, subject to yard, bulk and buffer requirements contained in Article VII of this chapter.

(4) New auto sales and showroom establishments, but not including used car lots or auto body repair shops exclusively as principal uses.

(5) Fully enclosed establishments for the sale and repair of machinery and equipment.

(6) Data processing and computer centers.

(7) Fully enclosed restaurants.

(8) Medical offices and clinical laboratories.

(9) Banks and other "fiduciary institutions."

(10) Law and accounting offices.

(11) Hotels, motels, convention centers.

B. Permitted accessory uses.

(1) Parking and loading facilities for principal uses.

(2) Customary accessory uses and buildings which are clearly incidental to the main use.

C. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

D. Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter.

(1) Funeral homes.

(2) Public transportation terminal facilities.

(3) Car washes.

(4) Hospitals, clinics and medical centers.

(5) Shopping centers.

(6) Commercial recreation facilities.

(7) Automotive gasoline stations, automotive repair garages, automotive service stations, automotive sales and service facilities.

(8) Satellite antennas.

(9) Wireless communication antennas and wireless communication towers in accordance with the conditions, standards and limitations specified in § 108-7.3 of this chapter.

(10) Public utility installations.

(11) Wholesale. distributive and storage establishments in the Highway Development zone must have frontage and direct driveway access to Route 33 for ingress and egress of all vehicles.

E. Signs are permitted as per Article X of this chapter.

F. Parking is required as per Article IX of this chapter.

G. Fences are permitted as per Article VIII of this chapter.

H. Landscape buffer requirements.

(1) A buffer area 100 feet in width shall be provided along any road frontage, and along any front, side or rear lot line that abuts a residential zone. The buffer shall consist of a minimum six foot high sculptured, undulating berm that has a top of berm width ranging from 10 to 20 feet. The top of the berm will be planted with a mass of evergreen trees with an average height of eight feet. This evergreen stand shall be planted in a natural pattern which achieves a full screening effect. The Planning Board or Board of Adjustment shall have the right to require a continuous six foot berm as a particular case may warrant. The sides of the berm shall be established with shrubs and ground cover. The landscaping and plant material shall conform to § 108-8.1J. The landscaped berm shall be installed and established prior to the commencement of construction. No structures, fences, walls or accessory buildings shall be located within the buffer area. If the frontage contains woodland, the Planning Board or Board of Adjustment shall determine the extent of any supplemental planting.

(2) All side and rear yards shall be suitably landscaped with shrubs and ground cover in accordance with Article VIII of this chapter.

I. Design requirements.

(1) All sites within the H-D Highway Development District Zone shall be designed as a unified commercial village with a single architectural motif, which shall be in character with the surrounding residential area. A strip design shopping area or center is prohibited.

J. AHMUD/HD Affordable Housing Mixed Use Development/Highway Development Overlay Zone.

(1) The purpose of this subsection is to establish the standards and requirements for mixed use development that includes a mix of market-rate housing and housing that is affordable to low and moderate-income households and nonresidential commercial and office facilities. The affordable housing will assist Monroe Township in meeting its constitutional and statutory obligations to provide a realistic opportunity for the construction of its fair share of its region's needed low and moderate-income housing.

(2) The AHMUD/HD Affordable Housing Mixed Use Development/Highway Development Overlay Zone shall apply to the following parcels of land only:

Block 6, Lots 12.05, 12.06, 13.01, 14.01, 15.01, 16.01, 17.01, 18.01, 19.03, 19.04, 20.01, 21.03, 21.04, 22.01, 23.01, 24.01, 25.01, 26.01, 27.01 28.01 and 29.02

(3) The minimum tract size for development in the AFMUD/HD Affordable Housing Mixed Use Development/Highway Development Overlay Zone shall be three (300) acres.

(4) 

Permitted uses.

(1) All principal uses permitted in the HD Highway Development District § 108-6.18A except for the following uses: new auto sales and showroom establishments; fully enclosed establishments for the sale and repair of machinery and equipment; whole-sale, distributive and storage establishments; and highway development parks.

(2) Inclusionary housing development consisting of affordable housing as defined by the current rules of the New Jersey Council of Affordable Housing and market rate housing. All housing shall comply with the provisions set forth in this section.

(3) Regional shopping centers provided they comply with the following requirements:

[1] A minimum lot area of 25 acres.

[2] All the area, yard and building requirements of § 108-6.4.

[3] Not more than 20% of the required parking shall be permitted in a front yard.

[4] All buildings shall have a break in façade at least every 40 feet.

[5] Landscaping and buffering shall be provided in accordance with the requirements of this chapter.

[6] Storm drainage and utilities shall be provided in accordance with the requirements of this chapter.

[7] Signage shall be provided in accordance with the requirements of this chapter.

[8] Lighting shall be provided in accordance with the requirements of this chapter.

(5) Permitted accessory uses as set forth in § 108-6.18B.

(6) The area, yard and building requirements shall be applied in the following manner:

(a) All nonresidential development shall comply with § 108-6.4 of this article, except as follows:

[1] Maximum building height for hotels and offices shall be four stories and 60 feet.

[2] Maximum floor area ratio for hotels and offices shall be 0.45.

(b) Inclusionary housing development shall comply with § 108-6.4 of this article and the applicable subsections of this chapter.

(7) Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter.

(a) Satellite antennas.

(b) Wireless communications antennas and wireless communications towers in accordance with the conditions, standards and limitations specified in § 108-7.3.

(c) Public utility installations.

(8) Signage as permitted in § 108-10.1.

(9) Parking as required in § 108-9.1.

(10) Landscaping and buffering as required in § 108-6.18 and § 108-8.1.

(11) Fences as permitted in § 108-8.2.

(12) Design requirements as required in § 108-6.18.

(13) Inclusionary housing development.

(a) The following residential dwellings shall be provided:

[1] Market rate condominium flats and townhouses.

[2] Affordable age restricted rental flats, which may be developed as multifamily dwellings and/or over commercial and office uses that are on the first floor on the condition that separate entrances to the affordable housing dwelling units are provided.

(b) The following number and percentage of market rate and affordable housing dwelling units permitted in this zone shall be:

Description	Number of Dwelling Units	Percentage (%)
Market Rate Units	618	82.5
Affordable Units	131	17.5
Total	749	100.0

(c) Market rate and affordable housing dwelling units shall be developed on at least 25 acres of contiguous developable land exclusive of freshwater wetlands, one-hundred-year floodplains, steep slopes and other environmental constraints within the tract of land.

(d) Given the fact that the overlay zone provides for a greater degree of flexibility for a mix of uses on the tract that improve the economic viability of the development of the tract, a lot that contains at least 10 acres of land that is not encumbered by freshwater wetlands, one-hundred-year floodplains, steep slopes and other environmental constraints shall be deeded to Monroe Township for the purpose of developing it as municipally-sponsored, 100% affordable housing. Title of the lot shall be transferred to Monroe Township within 30 days of filing the final subdivision plat with the Middlesex County Clerk.

(e) An open space organization shall be established pursuant to § 108-6.13F.

(f) Sidewalks and walkways shall be provided pursuant to § 108-6.13H.

(g) Buffers shall be provided pursuant to § 108-6.13I.

(h) Landscaping, shade trees and tree preservation shall comply with § 108-6.13J.

(i) (Reserved)

(j) The low and moderate income split for affordable housing shall comply with § 108-6.13K(3).

(k) The construction phasing of market-priced and low and moderate-income units shall comply with § 108-6.13K(4).

(l) (Reserved)

(m) The location and design of affordable housing shall comply with § 108-6.13K(6).

(n) Affordable housing shall comply with § 108-6.13K(7), the Monroe Township Affordable Housing Ordinance and current New Jersey Council on Affordable Housing rules.

(o) Application procedures for inclusionary housing development shall comply with § 108-6.13L.

K. VC-2 Village Center Overlay.

(1) Purpose: The purpose of the VC-2 Overlay is to promote a full range of commercial, office and residential land uses within a newly created, pedestrian-friendly, mixed-use environment that will serve local, community-wide and regional needs and create new employment opportunities. Pedestrian movement is encouraged to flow throughout the overlay zone area by generally permitting stores and shops and personal service establishments on the ground floor of buildings and promoting the use of upper floors for office and, in certain circumstances, residential dwelling units. Land uses within the overlay zone should be arranged to provide for highway-oriented commercial and office uses along Route 33. In order to create a neo-traditional downtown, less-intensive commercial and office uses mixed with residential uses on upper floors should be oriented toward the interior of the area along a primary access road that extends in a general north to northeast direction from Route 33 to Applegarth Road. The bulk of the residential uses should be developed in areas that are in the vicinity of the less intensive "downtown" and extend north from Route 33 toward the edge of woods along the Millstone River.

(2) General goals:

(a) Proper screening and buffering around the perimeter of the area and along surrounding roads;

(b) Adequate building setbacks from surrounding roads;

(c) Well-landscaped interior spaces for residential and nonresidential land uses;

(d) Open space for active and passive recreational amenities for residential land uses;

(e) Public amenities including, but not limited to, pedestrian plazas and sitting areas;

(f) Opportunities for shared off-street parking and stormwater management facilities;

(g) Off-street parking that is well screened from public view;

(h) Controlled and coordinated internal circulation system for pedestrians and vehicles; and

(i) Coordinated design themes, i.e., buildings, streetscapes, parking areas, landscaping, lighting and signage.

(3) Minimum tract size: 75 acres.

(4) Permitted principal uses:

(a) Retail stores and shops that are permitted in the HD Highway Development and NC Neighborhood Commercial Zones;

(b) Personal service establishments permitted in the HD Highway Development and NC Neighborhood Commercial Zones;

(c) General and administrative offices;

(d) Professional offices;

(e) Restaurants, cafes, luncheonettes and delicatessens, excluding curb service and drive-in and drive-through facilities for all eating and drinking establishments;

(f) Instructional studios and fitness centers;

(g) Banks and similar financial institutions, excluding check-cashing businesses, and drive-through facilities should be permitted only in locations where such a facility is not a dominant visual element and not located adjacent to residential dwellings;

(h) Retail dry-cleaning and laundry services;

(i) Art galleries and similar facilities;

(j) Shopping centers and office complexes;

(k) Childcare centers;

(l) Parks and playgrounds: and

(m) Residential dwellings: townhouse and multifamily dwellings in individual complexes separate from nonresidential land uses that must be located at least 500 feet from Route 33; affordable housing units over nonresidential uses that are on the ground floor within mixed-use buildings located in the "downtown" area; and affordable housing units in 100% affordable housing buildings that must be located at least 500 feet from Route 33. A setaside of at least 20% of all residential dwellings shall be provided as affordable housing as defined by the State of New Jersey in order for residential dwellings to be part of any development.

(n) Multiple residential and nonresidential uses and buildings on one lot.

(5) Permitted accessory uses:

(a) Off-street parking areas and loading spaces;

(b) Signs;

(c) Fences and walls;

(d) Seasonal outdoor dining associated with a permitted restaurant, cafe, luncheonette or delicatessen utilized and operated from May to October in accordance with a plan submitted to the Township Planning Administrator for review and approval by the Township Zoning Officer, Township Fire Code Official and Township Engineer to protect the health, safety and general welfare of the public. The plan shall clearly depict the layout and arrangement of dining areas including, but not limited to, tables with and without umbrellas, chairs, furniture, appurtenances, canopies, if any, which must be removed in the off-season, and landscaping in planters and pots.

(e) Outdoor swimming pools and active recreational facilities and community centers that are part of permitted residential complexes and buildings.

(f) Satellite antennas.

(g) Public utility installations.

(6) Conditional uses requiring a conditional use permit subject to the provisions of Article VII of this chapter:

(a) Automotive gasoline stations, automotive repair garages, automotive service stations, automotive sales and service facilities.

(7) Permitted intensities of development:

(a) Maximum residential density of six dwelling units per acre of the portion of the tract of land that is located between the Millstone River and the internal boundary that is 500 feet from Route 33 with a requirement of at least a 20% setaside for affordable housing as defined by New Jersey State law shall be permitted.

(b) Maximum nonresidential floor area ratio of 0.35 shall be permitted.

(c) Maximum building coverage for residential and nonresidential uses of 30% shall be permitted.

(d) Maximum impervious coverage for residential uses of 40% shall be permitted.

(e) Maximum impervious coverage for nonresidential uses of 50% shall be permitted.

(8) Bulk standards:

(a) Nonresidential uses:

[1] Minimum lot area: Lots along Route 33 shall be at least three acres. Internal lots within tract shall be at least 20,000 square feet.

[2] Minimum lot dimensions:

Description	Lots along Route 33	Internal Lots
Frontage	300 feet	100 feet
Width	300 feet	100 feet
Depth	300 feet	200 feet

[3] Yard requirements for principal buildings and structures for lots along Route 33:

Description	Requirement
Minimum front yard	100 feet
Minimum side yard	40 feet
Minimum rear yard	40 feet

[4] Yard requirements for principal buildings and structures for internal lots within tract:

Description	To Internal Lot Property Line	To Curb Line of Internal Road
Front yard minimum	0 feet	10 feet
Front yard maximum	10 feet	20 feet
Side yard minimum	15 feet
Rear yard minimum	40 feet

Note: Internal road applies to either a road dedicated to the municipality or a private road.

[5] Maximum building height:

Description	Requirement
Principal building, including 100 percent nonresidential and mixed nonresidential and residential	3 stories of occupied space 50 feet
Accessory building	1 story 25 feet

[6] Minimum separation between buildings on lot with multiple buildings:

Description	Requirement
Side of building to side of building	30 feet
Rear of building to rear of building	80 feet
Rear of building to side of building	55 feet

(b) Residential uses:

[1] Minimum lot area: 5 acres

[2] Minimum lot dimensions:

Description	Requirement
Frontage	400 feet
Width	400 feet
Depth	500 feet

[3] Yard requirements for principal buildings and structures:

Description	Tract Boundary	Internal Lots	To Curb Line of Internal Road
Minimum front yard	50 feet	20 feet	30 feet; 25 feet for front yard with driveway to front of dwelling unit
Minimum side yard	50 feet	10 feet
Minimum rear yard	50 feet	20 feet

[4] Maximum building height:

Description	Requirement
Principal building, townhouse and multifamily	2-1/2 stories 35 feet
100 percent affordable multifamily	3 stories of occupied space 50 feet
Accessory building	1 story 25 feet

[5] Minimum separation between buildings on lot with multiple buildings:

Description	Requirement
Side of building to side of building	20 feet
Rear of building to rear of building	50 feet
Rear of building to side of building	40 feet

(9) Landscape buffer requirements:

(a) Minimum width of buffer area along Route 33 shall be 100 feet.

(b) Minimum width of buffer area along Applegarth Road and existing municipal roads shall be 50 feet.

(c) Minimum width of buffer area along tract boundary other than along roadways shall be 100 feet for nonresidential uses abutting residential zones and 50 feet for residential uses abutting residential zones.

(d) Landscape buffer areas shall comply with § 108-6.18H, except for minimum width requirements as indicated in previous paragraphs of this subsection, and with § 108-8.1J and any other sections of this chapter. Brick walls for enhancement are encouraged.

(e) A meandering all-purpose path having a width of 10 feet shall be provided within the landscape buffer along Route 33 and Applegarth Road. The specification of material and design of the path shall be determined by the Township Engineer.

(10) Traffic and circulation:

(a) A detailed traffic study analyzing the development's impact on the existing road system including, but not limited to, Applegarth Road, Route 33, the full intersection of Applegarth Road and Route 33, Bentley Road and proposed road intersections with any of the surrounding roads shall be filed with the development application.

(b) A primary access road in the form of a boulevard with a treed center median that interconnects Applegarth Road through the VC-2 Village Center Overlay Zone with Route 33 at a signalized intersection at the main entrance of the existing Renaissance age-restricted development located on the southern side of Route 33.

(c) No curb cuts for driveways shall be permitted along Route 33 and Applegarth Road. All access from Route 33 and Applegarth Road shall be achieved by a primary access road with driveways and roads intersecting the primary access road within the internal areas of the development so as to create an internal road system.

(d) On-street parking along the "downtown" commercial section of the treed boulevard shall be provided.

(e) Street trees shall be provided in accordance with the provisions of this chapter.

(f) Multi-purpose sidewalks and paths linking all sections of the development within the overlay zone shall be provided.

(11) Open space:

(a) Conservation areas having a width of at least 100 feet along the Millstone River shall be preserved and monumented. The width of the conservation areas shall increase following freshwater wetland buffers as defined by the State of New Jersey and one-hundred-year floodplains.

(b) Walking trails through open space areas, particularly along the Millstone River shall be provided.

(c) Formal public spaces, i.e., sitting areas and pocket parks, within the "downtown" commercial areas shall be provided.

(12) Signage:

(a) All signage shall comply with the provisions of this chapter except as set forth below.

(b) Freestanding identification signs shall be monument signs restricted to a size and scale that are appropriate for the type of road from which the signs are viewed as set forth below:

[1] Signage along Route 33:

[a] One monument sign shall be permitted at the intersection of Route 33 and the primary access road into the development.

[b] The monument sign shall be set back at least 10 feet from the right-of-way line for Route 33 and 20 feet from the curbline of the main access road into the site.

[c] The maximum height of the monument sign shall be 15 feet.

[d] The maximum area of each face of the monument sign shall be 100 square feet.

[2] Signage within the development along internal roads shall comply with the provisions for the NC Neighborhood Commercial zone set forth in this chapter.

(13) Parking and loading:

(a) Parking and loading areas for smaller commercial, office and mixed-use land uses shall be restricted to the rear and sides of buildings to provide for pedestrian-friendly front yards and small front yard setbacks to create a downtown village feel.

(b) All provisions of this chapter regarding parking and loading shall apply to the VC-2 Village Center Overlay Zone.

(14) Lighting: Site and streetlighting shall comply with the provisions of this chapter.

(15) Fences and walls: Fences and walls shall comply with the provisions of this chapter.

(16) Design standards:

(a) General standards:

[1] A planned village center development shall be conceived, designed, subdivided, site planned and approved by the Township Board having jurisdiction as a single development a comprehensive site development plan. The developer shall establish site landscaping, building design and common area maintenance guidelines and control standards.

[2] The entirety of a planned village center development shall be developed with a common architectural theme which shall be subject to site plan approval by the Township Board having jurisdiction. The architectural theme shall include buildings, signing, fencing, lighting, curbing, landscaping and other similar and related physical features and improvements.

[3] Building design:

[a] The treatment of side and rear walls of any building in terms of building materials and colors shall be similar to the treatment of the front façade.

[b] All buildings shall be designed to convey a small-scale village character. Buildings included in the VC-2 Village Center Overlay Zone shall contain the following design elements:

(i) Building exteriors shall have vertical and/or horizontal offsets to create visual breaks on the exterior. The exterior of all buildings in the development, including any permitted accessory buildings, shall be architecturally compatible and be constructed of complementary materials. Design guidelines for future building improvements shall be prepared by the applicant to ensure the ongoing design integrity of the development.

(ii) Architectural detail, style, color, proportion and massing shall reflect the features of a traditional village center neighborhood. Provide for an orderly relationship among windows, doors, porches and roof forms.

[4] The scale and massing of buildings on any given street shall be harmonious.

[5] The design of all internal streets shall comply with State of New Jersey Residential Site Improvement Standards. Main streets through developments shall be designed to have divided landscape medians so as to create a boulevard that has street trees, sidewalks, curbing and ornamental streetlighting along both sides of the boulevard, pedestrian crosswalks constructed of material differing from the street pavement, street signage that announces sharing the street with bicyclists, and street furniture such as benches and trash receptacles.

[6] Special ground texture treatment shall be required for pedestrian crossings in streets and elsewhere to include bricks, stone, cobbles and/or other suitable material.

[7] Street furniture such as benches, street lamps, bicycle racks, trash receptacles, tree grates, bus stops, landscape planters and other amenities shall be provided.

[8] All streets, sidewalks and pathways shall connect to other streets within the village center development and connect to existing streets outside the village center development, as appropriate. Dead-end streets are generally not permitted within the village center developments unless such condition is unavoidable, as determined by the Board having jurisdiction.

[9] Adequate internal buffering between residential and nonresidential uses, particularly for screening parking lots, loading areas and refuse enclosures shall be provided.

[10] All utilities shall be installed underground.

[11] To the extent practical and reasonable incorporate "green" building and site design techniques and technology, i.e., solar panels on roofs and in parking areas, "green" roofs for lowering energy consumption and improving stormwater management, rain gardens for improving water quality and reducing quantity from stormwater runoff, and other innovations shall be incorporated in the development plan.

(b) Nonresidential uses:

[1] The location of nonresidential and mixed-use building entrances and orientation of buildings shall minimize distance to walk from one building to another. Buildings with more than one façade facing a public street, internal road, parking lot or open space shall be required to provide multiple front façade treatments.

[2] All uses shall be conducted within completely enclosed buildings unless otherwise specified herein.

[3] Nonresidential and mixed-use buildings shall be provided with off-street loading and service areas separate from parking spaces and shall be situated as much as possible to the rear of the building and out of the general traffic flow.

[4] Street-level storefronts and building entrances shall be open and inviting to pedestrians.

[5] Air-conditioning units, heating, ventilating and air-conditioning (HVAC) systems, exhaust pipes or stacks, satellite dishes and other telecommunication receiving devices shall be screened or otherwise specially treated to be, as much as possible, inconspicuous as viewed from the public view and adjacent properties.

(c) Residential uses:

[1] Townhouse buildings shall consist of no more than eight townhouse dwelling units in order to prevent the development of long and monotonous buildings. No more than two adjacent townhouse units shall have the same building offset, which shall vary by at least four feet.

[2] The front façade of a townhouse unit shall reflect a traditional village character. Awnings, open and usable porches, stoops, bay windows and/or balconies and other decorative entries may encroach into building setback lines.

[3] Garages for townhouse buildings may be front-, side- or rear-entry types. Sufficient storage area to accommodate automobiles, automotive accessories, tools, trash/recycle materials and other items typically found in garages shall be provided.

[4] Townhouse dwelling units shall have private outdoor space, which may include a deck, patio and/or terrace. Such outdoor space shall be screened with landscaping and/or fencing that shall not exceed five feet in height.

[5] Multifamily dwelling units shall have access provided by an outside entrance or stairway serving the residential units exclusively.

§ 108-6.19 L-I Light Industrial District.

The following regulations shall apply in the L-I Light Industrial District.

A. Permitted uses.

(1) Assembly and finishing of materials or products subject to the performance standards of Article V of this chapter.

(2) Fully enclosed wholesale, distributive or storage establishments, but excluding retail sales subject to the performance standards of Article V of this chapter.

(3) Research laboratories subject to the performance standards of Article V of this chapter.

(4) Data processing and computer centers.

(5) Business and professional offices including facilities used for business, professional and corporate training, education or other similar services. Said uses may be integrated with existing hotel operations to form a permitted hotel/conference use.

(6) Agricultural activities.

B. Permitted accessory uses.

(1) Parking and loading facilities for principal uses.

(2) Customary accessory uses and buildings which are clearly incidental to the main use.

C. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

D. Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter.

(1) Light manufacturing, converting, processing, printing or other handling of materials or products. Subject to the performance standards in Article V of this chapter.

(2) Metal welding and machine shops.

(3) Clinics and medical centers.

(4) Hotels and motor inns.

(5) Satellite antennas.

(6) Advertising structures.

(7) Wireless communication antennas and wireless communication towers in accordance with the conditions, standards and limitations specified in Article VII of this chapter.

(8) Public utility installations.

E. Signs are permitted as per Article X of this chapter.

F. Parking is required as per Article IX of this chapter.

G. Fences are permitted as per Article VIII of this chapter.

H. Landscape buffer requirements.

(1) A buffer area 100 feet in width shall be provided along any road frontage, and along any front, side or rear lot line that abuts a residential zone. The buffer shall consist of a minimum six foot high sculptured, undulating berm that has a top of berm width ranging from 10 to 20 feet. The top of the berm will be planted with a mass of evergreen trees with an average height of eight feet. This evergreen stand shall be planted in a natural pattern which achieves a full screening effect. The Planning Board or Board of Adjustment shall have the right to require a continuous six foot berm as a particular case may warrant. The sides of the berm shall be established with shrubs and ground cover. The landscaping and plant material shall conform to § 108-8.1J. The landscaped berm shall be installed and established prior to the commencement of construction. No structures, fences, walls or accessory buildings shall be located within the buffer area. If the frontage contains woodland, the Planning Board or Board of Adjustment shall determine the extent of any supplemental planting.

I. Prohibited uses: Truck terminals.

§ 108-6.20 FHC Flood Hazard/Conservation District.

A. The Flood Hazard/Conservation District boundaries shown on the accompanying Zoning Map[1] are the flood hazard areas that were delineated by the Federal Department of Housing and Urban Development for the National Flood Insurance Program which was enacted in 1968 to protect house buyers who qualify for insurance. The limits of the Flood Hazard/Conservation District were determined through consideration of areas of stream flooding and proximity to environmentally sensitive areas. The exact boundaries of the flood hazard areas are set forth in current maps prepared by the Federal Emergency Management Agency (FEMA) and the New Jersey Department of Environmental Protection. Areas not detailed shall be established according to the procedure as set forth in succeeding paragraph (3).

(1) No principal or accessory building shall be permitted in the flood hazard area as determined by maps prepared by the Federal Emergency Management Agency (FEMA) and/or the New Jersey Department of Environmental Protection.

(2) Realignment, channelization or piping of the waterway within this district shall be a conditional use subject to the approval of the New Jersey Department of Environmental Protection.

(3) In the absence of detailed maps delineating the flood hazard areas by elevation, an applicant shall apply to the State of New Jersey Department of Environmental Protection for establishment of a stream encroachment line.

[1] Editor's Note: The Zoning Map is located on file in the office of the Township Clerk.

§ 108-6.21 PRD-AH Planned Residential Development Affordable Housing District.

A. The purpose of this section is to establish the standards and requirements for planned developments that include a mix of market-priced housing and housing affordable to low and moderate-income households. The affordable housing will assist the Township in meeting its constitutional and statutory obligations to provide a realistic opportunity for the construction of its fair share of its region's needed low and moderate-income housing.

B. The following shall be requirements of the PRD-AH District, in addition to other provisions, not inconsistent with this article. In case of conflict with the provisions of other ordinances, this section shall govern.

C. Permitted uses:

(1) Single-family detached dwellings.

(2) Townhouses.

(3) Garden apartments, for purchase or for rental.

(4) Senior housing.

(5) Open space and recreation facilities.

D. Permitted accessory uses:

(1) Private swimming pools for use by the residents on the premises as per the requirements of Article XII of this chapter.

(2) Sheds for use by the residents on the premises, located in the rear yard within the building envelope. No shed shall be larger than 10 feet by 10 feet.

(3) Decks for use by the residents on the premises, located in the rear yard within the building envelope. No deck shall be larger than 20 feet by 30 feet; in no case shall the deck extend beyond the exterior side walls of the principal structure.

E. Conditional uses requiring conditional use permit subject to the provisions of Article VII of this chapter.

(1) Quasi-public uses.

(2) Satellite antennas.

(3) Public utility installations.

F. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

G. Establishment of open space organization required.

(1) The developer shall provide for an organization or organizations for the ownership and maintenance of any common open space and recreation facilities, landscaped areas and internal roadways for the benefit of owners and residents of the development.

(2) A minimum of 20% of the gross tract area shall be dedicated to preserved open space.

(3) A minimum of 5% of the gross tract area shall be dedicated for active and passive recreation facilities.

(4) The establishment and operation of the open space organization(s) shall be governed by applicable law N.J.S.A. 40:5D-43.

H. Recreation facilities.

(1) The areas within the common open spaces reserved for recreation shall be developed with appropriate recreational facilities for all age groups. The recreational facilities planned for this development shall be submitted for the review and recommendation of the Township Recreation Advisory Board.

(2) The common open space and recreation facilities for the tract shall be available on an equal basis to residents of all parts of the tract.

(3) The recreation facilities shall include a central recreation complex with one swimming pool (including a separate wading pool for children), two tennis courts, one basketball court, a picnic area and a tot lot. In addition, at least 15% of the developed open space of the tract shall include equipped playgrounds and tot lots within the open space system, including but not limited to at least one 10,000 square foot playground facility situated in each non-senior residential neighborhood area, with a minimum of not less than five such neighborhood playgrounds integrated into the design of the project.

(4) The recreation facilities shall include a meandering open space and trails system linking residential clusters with the tract's principal recreation complex.

I. Sidewalks and walkways.

(1) A system of continuous walkways not less than four feet in width shall be provided throughout the development, including its common open space, for safe pedestrian movements. Such walkways shall link the primary entrance(s) of the development with off-site Township, county or state roads. Such walkways need not be parallel to local streets.

(2) Paved sidewalks shall be provided adjacent to subcollector and local residential service streets on at least one side of the roadway.

(3) Walkways shall connect sidewalks along streets with the walkways of the common open space system such that the common open system is physically accessible from all streets and their associated sidewalks.

J. Buffers.

(1) To the maximum extent possible, lots bordering on perimeter roadways of the development shall have reverse frontage.

(2) Buildings shall be set back a minimum of 50 feet from the property lines of the street. At least 30 feet of this setback area shall either be preserved with its natural vegetation or landscaped to provide a reasonable visual buffer from adjacent property and be included in a conservation easement.

(3) Buffering shall provide a year-round visual screen in order to minimize adverse impacts on a site from adjacent areas. Buffering shall also ensure privacy for dwelling units and minimize adverse impacts from traffic, noise and glaring light.

(4) Buffering shall consist of a berm and fencing or evergreen trees, retention and detention ponds, or combination of materials, to achieve the stated buffering objectives.

K. Landscaping, shade trees and tree preservation.

(1) Existing mature trees and wooded areas shall be preserved to the maximum extent practicable.

(2) Street trees shall be planted on both sides of all streets, either massed at critical points or spaced evenly no more than 50 feet apart along the street, to create a street canopy effect. This spacing standard may be modified as reasonably necessary to accommodate driveway cuts and road intersections or to preserve existing mature trees, provided that the average spacing standard of at least one tree for every 50 feet of street frontage is maintained. All trees shall have a caliper of two inches and shall be nursery grown, of substantially uniform size and shape and have straight trunks. Trees shall be properly planted and staked. The developer shall make provisions for regular watering and maintenance of the street trees until they are established. Dead or dying trees shall be replaced by the developer during the next planting season.

(3) At least 5% of the interior parking area of common parking areas shall be landscaped with plantings, which shall be in protected areas, such as along the walkways, in center islands, at the end of bays or in diamonds between parking stalls. At least one tree for each 10 parking spaces shall be planted or preserved. A mixture of hardy flowering and/or decorative evergreen and deciduous trees may be planted. The areas between trees shall be planted with shrubs or ground cover.

(4) Ground cover grass shall be planted over all disturbed land areas.

(5) All plant materials shall be of nursery stock, healthy and free of disease.

(6) All plantings shall be watered regularly and in a manner appropriate for the specific plant species through the first growing season, and dead or dying plants shall be replaced by the developer during the next planting season.

L. Low and moderate-income housing.

(1) Required percentage of affordable units built on-site. The developer shall designate and set aside 23.03% of the dwelling units to be built on-site to be sold or rented at prices or rents that are affordable to low and moderate-income households.

(2) Required bedroom distribution for non-senior citizen affordable units.

(a) At a minimum, 30% of all low and moderate-income units shall have two bedrooms.

(b) At a minimum, 20% of all low and moderate-income units shall have three bedrooms.

(c) The combination of efficiency and one bedroom units shall be at least 10% and no greater than 20% of the total low and moderate-income units.

(d) Low and moderate-income units restricted to senior citizens may utilize a modified bedroom distribution. At a minimum, the number of bedrooms shall equal the number of senior citizen low and moderate-income units within the inclusionary development. The standard can be met by creating all one-bedroom units or by creating a two-bedroom unit for each efficiency unit. Applications to waive this standard shall be made in accordance with N.J.A.C. 5:93 and shall be referred by the Council on Affordable Housing (COAH) to the DCA Division of Aging for review and recommendations.

(3) Low and moderate income split.

(a) At least 50% of all units designated for low and moderate-income households shall be affordable to low-income households.

(b) At least 1/3 of all units in each bedroom mix shall be available for low-income households.

(c) At least 50% of all rental units designated for low and moderate-income households shall be available for low-income households.

(4) Construction phasing of market-priced and low and moderate-income units.

(a) Construction of senior housing units shall be simultaneous with the initial construction of the market-priced units.

(b) Low and moderate-income units shall be built in accordance with the following schedule:

Minimum Percentage of Low and Moderate Units Completed	Percentage of Market-Housing Units Completed
0	25
10	25, plus 1 unit
50	50
75	75
100	90

(c) A unit is deemed complete when its certificate of occupancy has been issued. This schedule shall apply unless an accelerated schedule has been agreed to by the Township and developer.

(5) Age restrictions. There shall be no age restrictions on the occupants of the designated low and moderate-income units except within the senior housing portion of the development.

(6) Location and design of low and moderate-income housing within the tract.

(a) The low and moderate-income units shall be sited on the tract in locations at least as accessible to common open spaces and community facilities as market-priced dwellings.

(b) The exterior design of the low and moderate-income units shall be harmonious in scale, texture and materials with the market priced units on the tract.

(7) Senior housing for elderly persons.

(a) For the purposes of this section housing for elderly persons shall be deemed to mean one or more dwelling units intended and specifically designed to provide well-constructed and adequate housing for elderly persons having low or moderate income. Such housing shall be occupied by qualified elderly citizens; one unqualified person may reside in a dwelling unit with an elderly person or persons as permitted above, if the presence of such a person is essential to the physical care or economic support of the elderly person or persons. Such dwelling units may be grouped together in one or more multi-unit buildings. Each dwelling unit shall consist of complete living accommodations, including cooking facilities. Each dwelling unit shall comply with all applicable design criteria of the Americans with Disabilities Act (ADA) and the Older Americans Act.

(b) Minimum lot area 12 acres.

(c) Senior housing for the elderly shall conform to all of the following minimum standards.

[1] No building shall be located less than 50 feet from a street line.

[2] There shall be provided off-street parking of at least one and one-half (1.5) spaces for each dwelling unit and further, visitor and employee parking spaces shall be provided at the rate of one space for each 10 dwelling units.

[3] Maximum density of dwelling units - 10 per acre.

[4] Maximum percent coverage of all buildings - 20%.

[5] All dwelling units shall have a minimum of one bedroom.

[6] Said project shall be served by public water and sewer facilities.

[7] The maximum allowable height for any structure to be used totally or in part as a residential building shall be no more than two stories or 35 feet in height.

(d) There shall be a minimum of two driveways or internal access roads to any such project which shall be separated from each other by no less than 150 feet.

(8) Compliance with Affordable Housing Ordinance. The developer shall comply with the controls on affordability, pricing, rent level and purchaser and tenant screening provisions of the Township's Affordable Housing Ordinance (Chapter 131 of the Code of the Township of Monroe).

(9) Establishing rents and prices of units.

(a) The following criteria, in conjunction with realistic market information, shall be used in determining maximum rents and sale prices; pursuant to COAH regulations:

[1] Efficiency units shall be affordable to one person households.

[2] 1/2 of all one bedroom units shall be affordable to one person households; and 1/2 of all one bedroom units shall be affordable to two person households.

[3] 1/2 of all two bedroom units shall be affordable to two person households; and 1/2 of all two bedroom units shall be affordable to three person households; and

[4] 1/2 of all three bedroom units shall be affordable to four person households and 1/2 of all three bedroom units shall be affordable to five person households.

(b) Median income by household size shall be established by a regional weighted average of the uncapped Section 8 income limits published by HUD. To compute this regional income limit, the HUD determination of median county income for a family of four is multiplied by the households within the county. The resulting product for each county within the housing region is summed. The sum is divided by the estimated total households in each housing region. This quotient represents the regional weighted average of median income for a household of four. This regional weighted average is adjusted by household size based on multipliers used by HUD to adjust median income by household size. The maximum average rent and price of low and moderate-income units within each inclusionary development shall be affordable to households earning 57.5% of median income. Moderate income sales units shall be available for at least three different prices and low income sales units shall be available for at least two different prices.

(c) In averaging 57.5% under paragraph (b) above, the developers of rental units may establish one rent for a low-income unit and one rent for a moderate-income unit for each bedroom distribution.

(d) Owner-occupied and rental units of low and moderate-income units shall utilize the same heating source as market units within the Inclusionary development.

(e) It shall be required that the initial price of a low and moderate income owner-occupied single family housing unit shall be established so that after a down payment of 5%, the monthly principal, interest, insurance, property taxes (property taxes shall be based on the restricted value of low and moderate-income units) and condominium or homeowner fees do not exceed 28% of the eligible gross monthly income. It shall be required that master deeds of inclusionary developments regulate condominium or homeowner association fees or special assessments of low and moderate income purchasers at a specific percentage of those paid by market purchasers. The percentage that shall be paid by low and moderate income purchasers shall be at least 1/3 of the condominium or homeowner association fees paid by market purchasers. Once established within the master deed, the percentage shall not be amended without prior approval from the Council on Affordable Housing.

(f) It shall be required that gross rents, including an allowance for utilities, be established so as not to exceed 30% of the gross monthly income of the appropriate household size referenced in paragraph (a) above. The allowance for utilities shall be consistent with the utility allowance approved by HUD for use in New Jersey.

(g) Low-income housing units shall be reserved for households with a gross household income less than or equal to 50% of the median income approved by COAH. Moderate-income housing units shall be reserved for households with a gross household income less than 80% of the median income approved by COAH. For example, a household earning 48% of median income may be placed in any low-income unit; however, a household earning 53% may not qualify for a low-income unit. A household earning 67% of median may be placed in any moderate-income housing unit. A household earning less than 50% of median may be placed in a moderate-income housing unit. Low and moderate-income units shall not be offered to households that are not income eligible without COAH approval pursuant to N.J.A.C. 5:93-9.16.

(10) Affordability controls.

(a) To assure that newly constructed low and moderate income sales units remain affordable to low and moderate-income households for an appropriate period of not less than 20 years, the Township shall require all conveyances of newly constructed low and moderate income sales units to contain the 20 year deed restriction and mortgage lien as adopted by COAH.

(b) To assure that newly constructed low and moderate income rental units remain affordable to low and moderate-income households for a period of 30 years, the Township shall require all newly constructed low and moderate income rental units to contain a 30 year deed restriction and mortgage lien as adopted by COAH.

(11) General provisions concerning uniform deed restriction liens and enforcement through certificates of occupancy or reoccupancy on sales units.

(a) The Township shall not issue a certificate of occupancy for initial occupancy of low or moderate income sales units unless there is a written determination by the Monroe Township Affordable Housing Board that the unit is to be controlled by a deed restriction and mortgage lien as adopted by COAH. The Monroe Township Affordable Housing Board shall make such determination within 40 days of receipt of a proposed deed restriction and mortgage lien. Amendments to the deed restriction and lien shall be permitted only if they have been approved by COAH.

(b) The Township shall not permit the initial occupancy of a low or moderate income sales unit prior to issuance of a certificate of occupancy in accordance with paragraph (a) above.

(c) The Township shall require a certificate of reoccupancy for any occupancy of a low or moderate income sales unit resulting from a resale and shall not issue such certificate unless there is a written determination by the Monroe Township Affordable Housing Board that the unit is to be controlled by the deed restriction and mortgage lien prior to issuance of a certificate of occupancy, regardless of whether the seller had executed the deed restriction and mortgage lien adopted by COAH upon acquisition of the property. The Monroe Township Affordable Housing Board shall make such a determination within 40 days of receipt of a proposed deed restriction and mortgage lien. Said certification of reoccupancy shall only be issued after the delegated Township Affordable Housing Board staff member has conducted a code compliance inspection and approved the unit to be reoccupied.

(d) The certificate of reoccupancy shall not be required in sales for which controls are allowed to expire or in which a repayment option is being exercised pursuant to N.J.A.C. 5:93-9.3.

(e) The mortgage lien and the deed restriction shall be filed with the records office of the county. The lien and deed restriction shall be in the form adopted by COAH.

(f) The deed restriction, including the repayment clause, and the mortgage lien shall have priority over all mortgages on the property except for a first mortgage placed on the property by the mortgagee prior to the expiration of resale controls.

M. Application procedure.

(1) Procedure for review and decision on a proposed planned residential development with affordable housing units:

(a) The Planning Board shall review the application for approval of a planned development.

(b) Public notice of a hearing(s) on an application for a planned development shall be given as required by statute, N.J.S.A. 40:55D-12.

(c) Upon submission to the administrative officer of a complete application, the Planning Board shall grant or deny approval to the planned residential development within 95 days of the date of submission or within such further time as consented to by the applicant. Failure of the Board to act within the prescribed time shall constitute approval.

(2) Subdivision/site development plan. The developer shall submit a subdivision/site development plan that meets the subdivision and site plan requirements of this chapter.

(3) Developer's affordable housing plan. The developer shall submit 10 copies of a developer's affordable housing plan that demonstrates compliance with the low and moderate-income housing requirements of this chapter and the controls on affordability requirements of the Affordable Housing Ordinance (Chapter 131 of the Code of the Township of Monroe).

(4) Waiver of Planning Board and/or Zoning Board application fees for low and moderate-income units. Notwithstanding the provisions of any ordinance to the contrary, no application fees shall be required for designated low and moderate-income units.

§ 108-6.22 PD/SH District.

A. Establishment authorized. Any other provisions of this chapter to the contrary notwithstanding, there is hereby permitted and authorized the establishment of a senior housing community within the PD District as shown on the Official Zoning Map of the Township of Monroe, County of Middlesex, State of New Jersey and as herein defined, in accordance with the provisions and requirements of this chapter.

B. Definitions. As used in this article, the following terms shall have the meanings indicated:

PLANNED RETIREMENT COMMUNITY

A residential community provided for permanent residents, in which the residential property and related open space are owned by a mutual nonprofit corporation, condominium association or other homeowners' association or entity, where 100% of the dwellings are occupied by at least one person age 55 or over and no other permanent occupant is under the age of 48, except that if a legal occupant over 48 but under 55 is widowed, legally separated or divorced from an over 55 legal occupant, prior to attaining age 55, his or her occupancy status shall be protected, provided such entity, corporation or association is established in accordance with the laws of the State of New Jersey and qualifies for a Housing for Older Persons ("HOPA") exemption under the Fair Housing Act, 42 U.S.C. 3601, et seq.

SENIOR HOUSING COMMUNITY

See "Planned retirement community."

C. Purpose. The purpose and intent of the PD-SH District is to enable the planned development of a residential retirement community which shall also contain recreational facilities, and may also contain medical and similar services required by the residents thereof in accordance with a comprehensive site development plan approved by the Planning Board of the Township of Monroe.

D. Permitted and required uses.

(1) In a senior housing community, no building, structure or land shall be used and no building or structure shall hereafter be erected, structurally altered, enlarged or maintained except for the following senior housing community uses on a reasonable basis essentially for the residents of the community, their guests and reasonable use by others designated by those holding title:

(a) Dwellings for owner-occupancy.

(b) The following required recreational uses, at least one of each:

[1] Clubhouse. Each clubhouse shall provide at least 600 square feet of multipurpose space, not including indoor swimming pools, for each 50 dwelling units. In addition, fully equipped facilities such as game rooms, art and crafts rooms, a kitchen, office space and service facilities may also be provided in the clubhouse. One off-street parking space shall be provided for each four seats provided in the combined total seating capacity of the entire clubhouse facility.

[2] Swimming pool. A minimum of one swimming pool shall be provided for each 600 dwelling units at a ratio of 1.7 square feet of water surface area for each dwelling unit which the pool will serve. The dimensions shall conform to the following guidelines: A 25 meter pool shall have a minimum width of 45 feet, and a 50 meter pool shall have a minimum width of 60 feet. There shall also be provided an improved sitting area, contiguous to all sides of the pool, having an area two times the water surface area of the pool.

[3] Shuffleboard court and bocci courts.

[4] Tennis courts.

(c) Medical facilities. There shall be sufficient building space to adequately allow for the provision of all medical facilities for retirement communities as required by any applicable federal, state or local regulations. There shall also be provided conveniently located on-site loading space and access ways for use by emergency vehicles.

(2) In addition to the above uses required, a senior housing community may also include the following:

(a) Fire station or fire protection facilities, and/or emergency medical response facilities.

(b) Administration, maintenance and security buildings.

E. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

F. Development standards. No building permit shall be issued for construction or other improvement for a senior housing community except in accordance with a site development plan for the overall site and an engineering and improvement plan for each section that has been approved by the Planning Board of the Township of Monroe, as prescribed in this chapter. Such site development and engineering and improvement plans and each subsection thereof shall meet the following minimum requirements:

(1) Minimum area. The minimum site area for a planned development/senior housing community shall be at least 175 acres.

(2) Residential density. In each senior housing community there shall be not more than 3.7 dwelling units for each gross acre of said residential community which includes, in addition to the land covered by buildings, landscaped open space, parking and circulation aisles and interior roads not dedicated for public use.

(3) Lot coverage by buildings. Not more than 30% of the gross area of each residential section shall be covered by all buildings.

(4) Building height. No buildings shall exceed a height of two stories or 35 feet, except that the height of water tanks shall be permitted up to 55 feet.

(5) Perimeter setbacks. There shall be a setback of 25 feet from any exterior boundary of the overall site of a PD-SH development, except that the setback shall be 40 feet from any exterior boundary that abuts an existing right-of-way with paved cartways. No building or structure other than entrance gatehouses, fences or freestanding walls shall be located within said setback area.

(6) Off-street parking.

(a) Off-street parking spaces shall be provided in accordance with the following schedule for each type of land use contained in a site development plan:

[1] One and one-half (1-1/2) spaces for each dwelling unit, one of which shall be enclosed in a garage or carport.

[2] One space for each four seats provided in an auditorium, place of worship, and in the combined total seating capacity of the entire facility.

[3] One space for each 200 square feet of floor space in a medical facility, plus additional space for each resident doctor.

(b) In addition, the following general controls shall apply to all parking facilities:

[1] All parking spaces shall be at least 10 feet wide and 20 feet long and clearly marked at those dimensions. All circulation aisles for said parking facilities shall be at least 25 feet wide.

[2] On-site parking facilities shall be of a design and location that will not interfere with the efficient flow of traffic in the area and with the access of emergency and service vehicles, nor cause a safety or nuisance hazard to residents on the site or to adjoining properties. All assigned spaces shall be located within 200 feet of the dwelling units which they serve.

[3] In conforming to the off-street parking requirement of this chapter, curb parking spaces shall not be included.

[4] No parking shall be permitted in the residential setback area.

[5] Lighting standards for outdoor parking areas shall be of a height and shall be reflected away from windows of the dwelling units in order to minimize the impact of such lighting on the residents in the dwelling units.

(7) Roads. Interior roads not dedicated to public use shall have a paved roadway width of at least 30 feet. Road improvements shall be made and maintenance shall be ongoing in accordance with the standards of the Township of Monroe. Provision shall be made for permanent ownership, to the end that the same shall not thereafter be required for dedication to the Township of Monroe for public use.

(8) Sidewalks and walkways.

(a) A system of continuous walkways not less than four feet in width shall be provided throughout the development, including any common open space, for safe pedestrian movement. Such walkways shall link the primary entrance(s) of the development with off-site Township, county or state roads. Such walkways need to parallel local streets.

(b) Paved sidewalks shall be provided adjacent to one side of subcollector and local residential service streets.

(c) Walkways shall connect sidewalks along streets with the walkway of any common open space system such that the common open system is physically accessible from all streets and their associated sidewalks, and shall comply with all current ADA barrier-free design standards.

(9) Buffers.

(a) Buildings shall be set back a minimum of 25 feet from the property lines of the tract. At least 15 feet of this setback area shall either be preserved with its natural vegetation or landscaped to provide a reasonable visual buffer from adjacent property. Buffer areas and landscaping shall be designed in compliance with § 108-8.1 "Buffer Area and Landscaping" of the Land Development Code.

(b) Buffering shall provide a year-round visual screen in order to minimize adverse impacts on sites from adjacent areas. Buffering shall also ensure privacy for dwelling units and minimize adverse impacts from traffic, noise and glaring light.

(c) Buffering shall consist of a berm and fencing or evergreens, retention and detention ponds or combinations of materials, to achieve the stated buffering objectives.

(10) Landscaping, shade trees and tree preservation.

(a) Existing mature trees and wooded areas shall be preserved to the maximum extent possible.

(b) Street trees shall be planted on both sides of all streets, either massed at critical points or spaced evenly no more than 50 feet apart along the street, or both, to create a street canopy effect. This spacing standard may be modified as reasonably necessary to accommodate driveway cuts and road intersections or to preserve existing mature trees, provided that the average spacing standard of at least one tree for every 50 feet of street frontage is maintained. All trees shall have a caliper of two and one-half (2 1/2) inches and shall be nursery grown, of substantially uniform size and shape and have straight trunks. The developer shall make provisions for regular watering and maintenance of the street trees until they are established. Dead or dying trees shall be replaced by the developer during the next planting season, subject to the review of the Monroe Township Shade Tree Commission.

(c) At least 5% of the interior parking area of any common parking areas shall be landscaped with plantings, which shall be in protected areas, such as along walkways, in center islands, at the end of bays or in diamonds between parking stalls. At least one tree for each 10 parking spaces shall be planted or preserved. A mixture of hardy flowering and/or decorative evergreen and deciduous trees may be planted. The areas between trees shall be planted with shrubs or ground cover.

(d) Ground cover grass shall be planted over all disturbed land areas.

(e) All plant materials shall be of nursery stock, healthy and free of disease.

(f) All plantings shall be watered regularly and in a manner appropriate for the specific plant species through the first growing season, and dead or dying plants shall be replaced by the developer during the next planting season.

G. Application procedure. No building permit or certificate of occupancy shall be issued for the construction of any building or other use of land in a planned development/senior housing community except in accordance with a Planning Board approved site development plan for the overall tract on which such buildings are to be located. For each section to be developed, an engineering and improvement plan for said section shall be approved by the Planning Board according to the following procedure:

(1) Applications for site development approval shall be made to the Planning Board and shall be accompanied by a site development plan containing the information set forth hereafter. Upon approval of the application and the site development plan by the Planning Board, no other use shall be permitted of the land designated in the site plan other than was permitted in a PD-SH District. After approval of the site development plan by the Planning Board, application may be made for approval of separate sections in the PD-SH District by filing an engineering and improvement plan. No approval shall be granted if it is anticipated that each section shall be separately owned without a subdivision being granted by the Planning Board.

(2) The site development plan shall contain the following information:

(a) The outline of the tract proposed for use as a PD-SH District, including the dimensions.

(b) Name and title of person preparing map.

(c) Date, scale and north arrow.

(d) Tax Map, block number and zone districts on which the property is located.

(e) The location of all watercourses, wooded areas, easements, rights-of-way, streets, roads, highways, freeways, railways, canals, rivers, buildings, structures or any feature directly on the property or beyond the property if such feature has an effect upon the use of said property.

(f) General topography of the tract showing two foot interval contours.

(g) The general location of the proposed collector streets in the PD-SH District and their connections to existing public roadways.

(h) The proposed land uses for the entire site showing the locations of the required and permitted uses as set forth in this section. The map shall also show clubhouses, maintenance buildings and the sites for all required facilities.

(i) A schedule of land uses by estimated acreage and a breakdown of the number of dwelling units by type of structure, that will be contained in the residential use areas.

(j) Such other features relevant in the evaluation of the site development plan or details as the applicant or the Planning Board may consider.

(3) Engineering and improvement plan. No building permit or certificate of occupancy shall be issued for the construction or use of any building in a PD-SH District except in accordance with the approved engineering and improvement plans for the tract to be covered by one master deed on which such buildings are to be located. Application for approval of engineering and improvement plans shall be made to the Planning Board and shall contain a map for the development of the tract, specifically setting forth the following:

(a) Topography of existing and proposed contours at one foot intervals and the elevations of all components of the facilities and utilities.

(b) Location of all dwelling units intended to be contained in one master deed, garages, parking areas, roads and sidewalks drawn to scale with sufficient control elevations and profiles for construction layout and supervision.

(c) Locations, profiles and widths of all proposed roads with complete horizontal and vertical controls.

(d) The locations, profiles, sizes of all water mains, sanitary sewers and storm drains, together with drainage calculations. Identification of the system to be used for storage and removal of trash and garbage.

(e) Those buildings, structures and uses, other than dwellings, permitted and required in this article.

(f) Architectural plans indicating typical floor plans; front, side and rear elevations; general design or architectural style; and information on the types of materials to be used.

(g) The location, design, size and type of signs and a description of their lighting mechanisms required essentially for the entrance to the entire development.

(h) Changes, if any, from the approved site development plan, together with the reasons for such changes. Changes will be permitted as long as the applicable percentages and size of each use are not varied from the site development plan previously approved by the Planning Board. Other major changes shall be subject to a resubmission of the site development plan and approval by the Planning Board.

H. Consideration by a Planning Board. The Planning Board shall consider the proposed site development plan from the point of view of the standards and purposes of the regulations governing retirement communities so as to achieve a maximum of compatibility between the proposed development and the surrounding uses of land, the conservation of woodland and the protection of watercourses from erosion and silting and a maximum of safety, convenience and amenity for the residents of the community. To these ends the Planning Board shall consider:

(1) That the proposed use of any of the component parts of the site development plan will not be detrimental to the general character of the neighborhood.

(2) That the proposed site development plan will not be incompatible with nor adversely affected by any conforming existing uses of land.

(3) That the proposed site development plan will not adversely affect any plans for the physical development of the Township as contained in this chapter or in any master plan or portion thereof.

(4) That the proposed site development plan will provide adequate and logically arranged facilities for on-site circulation and access and egress for the estimated vehicular and pedestrian traffic generated by such use.

(5) That the proposed site development plan has been drawn to protect and retain existing natural features such as trees, streams, etc.

(6) That the provision of landscaped open space or green areas required shall be so located and of such dimensions that their maximum use can be achieved by the residents of the PD-SH District.

(7) That no outdoor lighting shall be permitted to shine directly or cause a nuisance on any abutting property.

(8) That the proposed land use and the intensity of use is reasonable in terms of the logical, efficient and economical provision of services and utilities, such as water, sewers, police and fire protection, transportation and recreation facilities.

(9) That each proposed use contained in the site development plan, on an individual case basis, shall be further subject to the other specific conditions for such use as set forth in this chapter.

(10) That the proposals for maintenance and conservation of the common open space are reliable and the amount, location and purpose of the common open space are adequate.

(11) That in the case of a proposed development which contemplates construction over a period of years, that the terms and conditions intended to protect the interest of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.

I. Planning Board report. If after a public hearing the Planning Board finds that a proposed site development plan meets the purposes of these regulations, it shall approve the plan. The Board shall memorialize by resolution, in writing, its approval or disapproval promptly, but in no case later than 45 days after the filing of the application unless the applicant consents to the extension of this time limit. In the case of disapproval, the reasons shall be given and the changes necessary for approval shall be stated.

J. Departures from site development plan. Building permits for sections of the overall development plan shall be issued only in accordance with the approved site development plan. Any departure from the plan shall be cause for revocation of a building permit or denial of a use and occupancy permit. Any proposed changes in the plan shall be resubmitted for approval according to the procedure contained in this chapter.

K. Duration of approvals. All approvals shall be consistent with the Municipal Land Use Law, as it may be amended. The duration of any Overall Site Development Plan shall comply with the language as set forth at N.J.S.A. 40:55D-45.1. The effect of any preliminary subdivision or site plan approvals shall comply with the language as set forth at N.J.S.A. 40:55D-49. The effect of any final site plan or major subdivision approval shall comply with the language as set forth at N.J.S.A. 40:55D-52.

If, at the end of those time periods no application for a building permit for one or more buildings has been filed, then the plan shall be considered as having lapsed and shall be of no effect unless resubmitted as a new application to the Planning Board.

L. Record plat. A record plat showing the boundaries of the area zoned under the provisions of this section shall be recorded in the Middlesex County Clerk's Office within 90 days of approval unless the Planning Board extends the time for filing for an additional period not to exceed 90 days. No building permit shall be issued for construction until the plat has been filed. The plat shall state thereon that the proposed use has been classified as a planned development/senior housing community and shall be duly signed and dated by the Mayor of the Township of Monroe and attested by the Township Clerk, with the date of the Township Council's action noted thereon.

M. Development.

(1) Development of all the uses and facilities approved on the site development plan shall proceed at the same rate as the dwelling units. To assure compliance with this section, the Construction Official shall, from time to time, following the approval of a planned development/senior housing community, review all of the building permits used for said PD-SH District and examine the construction which has taken place on the site. If he shall find that the percentage of the total acreage set aside on the site development plan for such facilities which has been developed is less than the percentage of the total acreage setaside of dwelling units which has been developed, he shall report such fact to the Planning Board, which shall take such action as it shall deem appropriate.

(2) Prior to the issuance of the certificates of occupancy for the last 10% of the dwelling units of any residential section, the applicant shall furnish the Construction Official with three copies of an as-built system indicating specific elevations of the storm drainage system and site grading. Only after review and approval by the Township Engineer will the remaining certificates of occupancy be issued.

§ 108-6.23 PRC-2 Planned Retirement Community, District 2.

[Amended 5-7-2025 by Ord. No. O-4-2025-010]

A. Establishment. There is hereby permitted and created a Planned Retirement Community-2 (PRC-2) shown on the Official Zoning Map of the Township of Monroe, County of Middlesex.

B. Definitions. As used in this article, the following terms shall have the meanings indicated.

PLANNED RETIREMENT COMMUNITY

A residential community provided for permanent residents, in which the residential property and related open space are owned by a mutual nonprofit corporation, condominium association or other homeowners' association or entity, where 100% of the dwellings are occupied by at least one person age 55 or over and no other permanent occupant is under the age of 48, except that if a legal occupant over 48 but under 55 is widowed, legally separated or divorced from an over 55 legal occupant, prior to attaining age 55, his or her occupancy status shall be protected, provided such entity, corporation or association is established in accordance with the laws of the State of New Jersey and qualifies for a Housing for Older Persons ("HOPA") exemption under the Fair Housing Act, 42 U.S.C. 3601, et seq.

SENIOR HOUSING COMMUNITY

See "Planned retirement community."

C. Purpose. The purpose and intent of the PRC-2 District is to promote the planned development of a residential retirement community which shall offer certain recreational facilities for its residents in accordance with the general development plan approved by the Planning Board.

D. Permitted and required uses in a planned retirement community.

(1) No building, structure or land shall be used for and no building structure shall hereafter be erected, structurally altered, enlarged or maintained except for the following planned retirement community uses by the residents of the community, their guests or other authorized users.

(a) Dwellings for owner-occupancy.

(b) The following required recreational uses, at least one of each:

[1] Clubhouse. Each clubhouse shall provide at least 600 square feet of multi-purpose space, not including indoor swimming pools, for each 50 dwelling units. In addition to the multi-purpose space, fully equipped facilities such as game rooms, arts and crafts rooms, a kitchen, office space and service facilities shall also be provided in the clubhouse. One off-street parking space shall be provided for every four dwelling units, except that this requirement may be reduced when other conveniently accessible and available off-street parking facilities are available.

[a] If the PRC-2 adjoins a planned retirement community, and if the PRC-2 shares a community association with the adjoining planned retirement community whereby the residents may access the facilities of each retirement community, this section shall be satisfied if the gross square footage of the clubhouse(s), inclusive of all uses, excepting that of indoor swimming pools, is at least 15 square feet for each dwelling unit.

[2] Swimming pool. At least one swimming pool shall be provided at a ratio of 1.7 square feet of water surface area for each dwelling unit the pool will serve. The dimensions shall conform to the following guidelines: A 25 meter pool shall have a minimum width of 45 feet, and a 50 meter pool shall have a minimum width of 60 feet. There shall also be provided an improved sitting area, contiguous to all sides of the pool, having an area two times the water surface area of the pool.

[a] If the PRC-2 adjoins a planned retirement community, and if the PRC-2 shares a community association with the adjoining planned retirement community whereby the residents may access the facilities of each retirement community, the total area of the swimming pools of the adjoining communities must meet the square footage requirements of this section.

[3] Lake.

[4] Shuffleboard court.

[5] Tennis court.

[6] Medical facility. There shall be sufficient building space to adequately allow for the provision of all medical facilities for retirement communities as required by any applicable federal, state or local regulations. There shall also be provided conveniently located on-site loading space and accessways for use by emergency vehicles.

E. Development standards. No building permit shall be issued for construction or other improvement in a planned retirement community except in accordance with a general development plan for the overall site and an engineering and improvement plan for each section that has been approved by the Planning Board. The following development standards shall apply to a PRC-2.

(1) Minimum area. The minimum site area for a PRC-2 shall be at least 100 acres contained in one parcel that is not bisected by existing streets, roads, rights-of-way or railroads.

(2) Residential density. In each residential section of a PRC-2 there shall not be more than three and one-half (3.5) dwelling units for each gross acre of that residential section.

(3) Lot coverage by buildings. Not more than 20% of the gross area of each residential section shall be covered by all buildings.

(4) Landscaped open space. At least 60% of each residential section of a PRC-2 shall be landscaped open space or green area, which shall not include paved streets and parking areas.

(5) Building height. No buildings shall exceed a height of two stories or 35 feet.

(6) Landscape buffer requirements. A buffer area 80 feet in width shall be provided along any road frontage, and a 40 foot wide buffer along any side or rear lot line. The buffer shall consist of a minimum six foot high sculptured, undulating berm that has a top of berm width ranging from 10 to 20 feet. The top of the berm will be planted with a mass of evergreen trees with an average height of eight feet. This evergreen stand shall be planted in a natural pattern, which achieves a full screening effect. The Planning Board or Board of Adjustment shall have the right to require a continuous six foot berm as a particular case may warrant. The sides of the berm shall be established with shrubs and ground cover. The landscaping and plant material shall conform to § 108-8.1J. The landscaped berm shall be installed and established prior to the commencement of construction. No structures, fences, walls or accessory buildings shall be located within the buffer area. If the frontage contains woodland, the Planning Board or Board of Adjustment shall determine the extent of any supplemental planting.

(a) If the PRC-2 adjoins a planned retirement community and a common homeowners' association is formed then no buffer is required between the property lines of the adjoining communities.

(7) Off-street parking.

(a) Off-street parking spaces shall be provided in accordance with the following schedule for the type of land use contained in a site development plan:

[1] Two spaces for each dwelling unit, one of which shall be enclosed in a garage.

[2] One space for every eight persons for whom seating is provided in an auditorium except that this number may, at the discretion of the Planning Board or Board of Adjustment, be reduced insofar that combined use of parking lots is available.

[3] 1/2 space per unit shall be provided for visitor parking.

[4] All parking spaces shall be 10 feet wide and 20 feet long.

[5] No parking shall be permitted in the residential setback area.

[6] Lighting in outdoor parking areas shall be of such height and reflected away from windows of the dwelling units or adjacent properties in order to minimize the impact of such lighting on the residents in the dwelling units.

§ 108-6.24 PRC-3 Planned Retirement Community, District 3.

A. Establishment. There is hereby permitted and created a Planned Retirement Community - 3 (PRC-3) as shown on the Official Zoning Map of the Township of Monroe, County of Middlesex.

B. Definitions. As used in this section, the following terms shall have the meanings indicated.

PLANNED RETIREMENT COMMUNITY

A residential community provided for permanent residents, in which the residential property and related open space are owned by a mutual nonprofit corporation, condominium association or other homeowners' association or entity, where 100% of the dwellings are occupied by at least one person age 55 or over and no other permanent occupant is under the age of 48, except that if a legal occupant over 48 but under 55 is widowed, legally separated or divorced from an over 55 legal occupant, prior to attaining age 55, his or her occupancy status shall be protected, provided such entity, corporation or association is established in accordance with the laws of the State of New Jersey and qualifies for a Housing for Older Persons ("HOPA") exemption under the Fair Housing Act, 42 U.S.C. 3601, et seq.

SENIOR HOUSING COMMUNITY

See "Planned retirement community."

C. Purpose. The purpose and intent of the PRC-3 District is to promote the planned development of an active adult community which shall offer certain recreational facilities for its residents in accordance with the general development plan approved by the Planning Board.

D. Permitted and required uses in a planned retirement community.

(1) No building, structure or land shall be used for and no building structure shall hereafter be erected, structurally altered, enlarged or maintained except for the following planned retirement community uses by the residents of the community, their guests or other authorized users.

(a) Dwellings for owner-occupancy.

(b) The following required recreational uses, at least one of each:

[1] Clubhouse. Each clubhouse shall provide at least 600 square feet of multipurpose space, not including indoor swimming pools, for each 50 dwelling units. In addition to the multipurpose space, fully equipped facilities such as game rooms, arts and crafts rooms, a kitchen, nurses' station, office space and service facilities shall also be provided in the clubhouse. One off-street parking space shall be provided for every eight dwelling units, except that this requirement may be reduced when other conveniently accessible and available off-street parking facilities are available.

[2] Swimming pool. At least one swimming pool shall be provided at a ratio of 1.7 square feet of water surface area for each dwelling unit the pool will serve. The dimensions shall conform to the following guidelines: A 25 meter pool shall have a minimum width of 45 feet, and a 50 meter pool shall have a minimum width of 60 feet. There shall also be provided an improved sitting area, contiguous to all sides of the pool, having an area two times the water surface area of the pool.

[3] Shuffleboard, or bocce court.

[4] Tennis court.

[5] A nurses station room.

E. Development standards. No building permit shall be issued for construction or other improvement in an active adult community except in accordance with a general development plan for the overall site and an engineering and improvement plan for each section that has been approved by the Planning Board. The following development standards shall apply to a PRC-3.

(1) Minimum area. The minimum site area for a PRC-3 shall be at least 50 acres contained in one parcel that is not bisected by existing streets, roads, rights-of-way or railroads.

(2) Residential density. In each residential section of a PRC-3 there shall not be more than three and one-half (3.5) dwelling units for each gross acre of that residential section.

(3) Lot coverage by buildings. Not more than 20% of the gross area of each residential section shall be covered by all buildings.

(4) Landscaped open space. At least 60% of each residential section of a PRC-3 shall be landscaped open space or green area, which shall not include paved streets and parking areas.

(5) Building height. No buildings shall exceed a height of two stories or 35 feet.

(6) Buffers. There shall be a buffer of 80 feet from a major collector road or railroad and a 40 foot setback from any other road or property line of the overall site of a PRC-3 development. No buildings or structure other than entrance gatehouses, fences, or freestanding walls shall be located within said setback area. The design and composition of a buffer shall comply with § 108-8.1.

(7) Off-street parking.

(a) Off-street parking spaces shall be provided in accordance with the following schedule for the type of land use contained in a site development plan:

[1] Two spaces for each dwelling unit, one of which shall be enclosed in a garage.

[2] One space for every eight persons for whom seating is provided in an auditorium except that this number may be reduced insofar that combined use of parking lots is available.

[3] 1/2 space per unit shall be provided for visitor parking.

[4] All parking spaces shall be 10 feet wide and 20 feet long.

[5] No parking shall be permitted in the residential setback area.

[6] Lighting in outdoor parking areas shall be of such height and reflected away from windows of the dwelling units or adjacent properties in order to minimize the impact of such lighting on the residents in the dwelling units.

§ 108-6.25 OP Office Professional District.

The following regulations shall apply in the OP Office Professional District.

A. Permitted uses.

(1) Professional and general offices, including but not limited to:

(a) Law and accounting.

(b) Engineering and other licensed professional.

(c) Real estate.

(d) Medical.

(e) Data processing.

(f) Banks and other fiduciary institutions.

(g) Insurance.

(h) Management and advertising.

(i) Research laboratories subject to the performance standards of Article V of this chapter.

B. Permitted accessory uses:

(1) Customary accessory uses and buildings incidental to and supporting the use of the principal building.

(2) Parking and loading facilities.

C. The area, yard and building requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter.

D. Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter.

(1) Fraternal, social, or civic associations.

(2) Satellite antennas.

(3) Public utility installations.

E. Signs are permitted as per Article X of this chapter.

F. Parking is required as per Article IX of this chapter.

G. Fences are permitted as per Article VIII of this chapter.

H. Buffers.

(1) A buffer area of 20 feet in width shall be provided alongside a rear lot line that abuts a residential use. Such buffer area shall be suitably landscaped with trees, shrubs and/or ground cover in accordance with a landscaping plan approved by the Planning Board as part of site plan approval.

(2) Parking shall be set back 10 feet from the right-of-way.

§ 108-6.26 ASOZ Airport Safety Overlay Zone.

A. The Airport Safety Overlay Zone is established in conformance with the general requirements and provisions of the Air Safety and Hazardous Zoning Act of 1983 Chapter 62 (N.J.S.A. 27:1-61 et seq.) and in accordance with N.J.A.C. 16:62 (16 N.J.R. 977-83, 17 N.J.R. November 4, 1985, 2673-2674) and N.J.A.C. 16:62 (21 N.J.R. 1378 May 15, 1989).

B. The location of the Old Bridge Airport, adjacent to Monroe Township, requires the establishment of an Airport Safety Zone, including runway subzones, runway end zones and clear zones, pursuant to N.J.A.C. 16:62 et seq.

C. Delineation of airport safety areas.

(1) Areas within the Airport Safety Zone shall include those areas of land or water, or both, where an airport hazard might be created or established if not prevented as provided by N.J.A.C. 16:62 et seq. The boundaries of the Airport Safety Zone established for the Old Bridge Airport shall be utilized as the boundaries of the Airport Safety Overlay Zone within Monroe Township.

(2) The delineation of the Airport Safety Overlay Zone is shown on the Monroe Township Zoning Map and the overlay boundaries and these regulations shall be interpreted and applied in accordance with N.J.A.C. 16:62, et seq.

D. Development activity within the Airport Safety Overlay Zone is hereby restricted in accordance with the provisions of this subsection.

E. No person shall establish an airport hazard which is constituted by either:

(1) Any use of land or water, or both, which may create a dangerous condition for persons or property in or about an airport or aircraft during landing or taking-off at an airport; or

(2) Any structure or tree which obstructs the airspace required for the flight of aircraft in landing or taking-off at an airport.

F. No person shall build, rebuild, create, or cause to be built, rebuilt or created, any object, structure, or plant, or cause to be planted or permit to grow a tree or vegetation, which will interfere with, diminish, change or obstruct the airspace or landing and take-off area available for the landing and take-off of aircraft at a public use airport except that this subsection shall not require the removal of or lowering of, or other change or alteration of any structure or tree not conforming to the rules when this subsection was adopted.

G. Minimum development standards. Within the Airport Safety Overlay Zone, the following standards are hereby established:

(1) Vertical height obstruction. No person shall create a vertical height obstruction from the use of any vertical structure or planting of a tree which would violate the provisions of N.J.A.C. 16:62-4.2.

(2) Specifically prohibited land uses. The following land uses within the Airport Safety Overlay Zone shall be prohibited unless written approval from the New Jersey Commissioner of Transportation is obtained, provided that such uses are permitted within the underlying zoning district.

(a) Residential dwelling units not situated on a lot of at least three acres in size, except that lawful preexisting single-family structures that are permitted by the underlying zone district, but which are not situated on a lot of at least three acres, shall not be deemed to be prohibited.

(b) Planned unit developments and multifamily dwellings.

(c) Hospitals.

(d) Schools.

(e) Above-ground bulk tank storage of compressed flammable or compressed toxic gases and liquids.

(f) Within the runway end subzones only, the above-ground bulk tank storage of flammable or toxic gases and liquids.

(g) Uses that may attract massing birds including landfills.

(h) Above grade major utility transmission lines and/or mains.

H. Permitted uses.

(1) Permitted uses shall be as listed in the existing Neighborhood Commercial District and in conformance with the height regulations.

I. Permits. Creation or expansion of a prohibited land use or vertical height obstruction within the Airport Safety Overlay Zone shall require a permit as follows:

(1) An applicant for a project requiring creation or establishment of a prohibited land use, or creation or establishment of a vertical height obstruction shall first apply for approval to the appropriate municipal agency.

(2) If the municipal agency approves the application, that approval shall be conditioned on the applicant applying and receiving a permit from the New Jersey Commission of Transportation in accordance with N.J.A.C. 16:62-6.1.

(3) An application for a permit will only be considered by the N.J.D.O.T. if accompanied by a resolution of approval from the municipal agency requesting the permit.

(4) Development or creation of any prohibited land use or vertical height obstruction shall not commence until a permit has been issued by the New Jersey Commission of Transportation.

J. Conditions not conforming to the standards of this chapter.

(1) A preexisting structure or use located in a clear zone and not in conformance with the standards of the chapter shall be classified as nonconforming.

(2) Variances. No variance, subdivision or other relief from the standards promulgated by or under N.J.A.C. 16:62-2 within the Airport Safety Overlay Zone may be granted by the Township.

§ 108-6.27 RR-FLP Rural Residential-Farmland Preservation District.

The following regulations shall apply in the RR-FLP Rural Residential-Farmland District.

A. Permitted uses.

(1) Single-family dwellings.

(2) Farms, truck gardens, and other agricultural activities subject to the following:

(a) Stables housing horses shall not be located closer than 100 feet to any property line.

(b) The number of horses on the site shall be limited to a ratio of one horse for each 40,000 square feet of the site or major fraction thereof in excess of the first acre of lot area.

(3) Parks, playground and other recreation facilities operated by Monroe Township.

(4) Township municipal offices, library, fire, first aid, municipal utilities, police stations, schools and other buildings.

B. Permitted accessory uses.

(1) Private garages for the storage of vehicles used by the residents on the premises.

(2) Private swimming pools for use by the residents on the premises as per the requirements of Article XII of this chapter.

C. The area, yard and building requirements are specified for this zone in the schedule of requirements in § 108-6.4 of this article and the applicable subsections of this chapter, with the provision that individual lots containing less than ten acres that complied with the minimum six-acre lot requirement and all other area, yard and building requirements of the RR-FLP District at the time of the adoption of the ordinance for increasing minimum lot size to ten acres shall be 'grandfathered' under the prior RR-FLP area, yard and building requirements.

[Amended 6-7-17 by Ord. No. O-5-2017-011]

D. Conditional uses requiring a conditional use permit, subject to the provisions of Article VII of this chapter.

[Amended 7-6-16 by Ord. No. O-6-2016-019; 5-7-2018 by Ord. No. O-4-2018-014]

(1) Farm stand or market.

(2) Parks, playgrounds and other public or private recreation facilities not operated by Monroe Township.

(3) Annual membership clubs, including country, golf, tennis and swim clubs.

(4) Quasi-public uses.

(5)

[Repealed 4-7-14 by Ord. No. O-4-2014-004]

(6)

[Repealed 4-7-14 by Ord. No. O-4-2014-004]

(7) Nursery, landscaping and horticulture.

(8) Public utility installations.

(9) Community residences for the developmentally disabled.

(10) Satellite antennas.

(11) Mulch processing facilities.

E. Cluster development. For the purpose of facilitating sound planning, encouraging coordinated community development and preserving open space and farmland, certain deviations from the above requirements may be permitted if appropriate conditions prevail and the standards and regulations are met for the RR-FLP Residential-Agricultural District as set forth in § 108-6.4 and the cluster provisions of § 108-6.8I. A cluster of noncontiguous properties may be permitted between the RR-FLP, R3-A, R-60, R-30, and the R-20 Zone. The Planning Board may approve the development of a noncontiguous cluster, provided it serves municipal purposes and is suitably located to preserve open space, farmland or parks, consistent with the Monroe Township Open Space and Recreation Plan.

F. Signs are permitted as per Article X of this chapter.

G. Parking is required as per Article IX of this chapter.

H. Fences are permitted as per Article VIII of this chapter.

§ 108-6.28 (Reserved) [1]

[1] Editor's Note: Section 108-6.28 PRD-AH-AR Planned Residential Development-Affordable Housing-Age Restricted District was repealed in its entirety by Ord. No. O-7-2016-026; 12-5-16 by Ord. No. O-11-2016-036

§ 108-6.29 CC Community Commercial District.

A. Permitted uses.

(1) Retail stores serving local and community-wide needs.

(2) Personal service establishments, such as barber and beauty shops, tailors, minor repairs of electronics, shoes and similar consumer goods, but excluding tattoo parlors and similar establishments.

(3) Outlets and pick-up stations for laundry and dry cleaners.

(4) Fully enclosed eating and drinking establishments, excluding fast-food drive-ins and drive-throughs.

(5) Banks and lending institutions, excluding check cashing establishments.

(6) Business, professional and medical offices.

B. Permitted accessory uses.

(1) Customary accessory uses and buildings that are clearly incidental to permitted principal uses and buildings.

(2) Parking and loading facilities.

C. The area, yard and buildings requirements are as specified for this zone in the schedule of requirements in § 108-6.4 of this article. See Schedule A, Part 4.

D. Conditional uses requiring a conditional use permit subject to the provision of Article VII of this chapter.

(1) Quasi-public uses.

(2) Community shopping centers.

(3) Satellite antennas.

E. Signs are permitted as per Article X of this chapter.

F. Parking and loading are required as per Article IX of this chapter.

G. Fences are permitted in accordance with Article VIII of this chapter.

H. Landscape buffer requirements.

(1) A buffer area 50 feet in width shall be provided along any road frontage, and along any front, side or rear lot line that abuts a residential zone. The buffer shall consist of a minimum six-foot high sculptured, undulating berm that has a top of berm width ranging from 10 feet to 20 feet. The top of the berm will be planted with a mass of evergreen trees with an average height of eight feet. This evergreen stand shall be planted in a natural pattern which achieves a full screening effect. The Planning Board or Board of Adjustment shall have the right to require a continuous six-foot berm as a particular case may warrant. The side of the berm shall be established with shrubs and ground cover. The landscaping and plant material shall conform to Article VIII of this chapter. The landscaped berm shall be installed and established prior to the commencement of construction. No structures, fences, walls or accessory buildings shall be located within the buffer area. If the frontage contains woodland, the Planning Board or Board of Adjustment shall determine the extent of any supplemental planting.

I. Design requirements. Design requirements for the CC district shall conform to the design requirements for the NC district set forth in § 108-6.17I of this article.

§ 108-6.30 R-ARAF Residential-Age Restricted Affordable Housing District.

[Added 9-7-16 by Ord. No. O-7-2016-026; amended 12-5-16 by Ord. No. O-11-2016-036]

Lots 1.09, 3, 6, 9.01, 9.02 and 11.01 in Block 36, which were formerly zoned R-3A Residential-Agricultural District with an overlay PRD-AH-AR Planned Residential Development-Affordable Housing-Age Restricted District, are changed to a R-ARAF Residential-Age Restricted Affordable Housing District.

A. The purpose of this section is to establish the standards and requirements for developments that include a mix of market-priced housing and housing affordable to low- and moderate-income age-restricted households. The affordable housing will assist the Township in meeting its constitutional and statutory obligations to provide a realistic opportunity for the construction of its fair share of its region's need for low- and moderate-income housing.

B. The following shall be requirements of the R-ARAF District, in addition to other provisions, not inconsistent with this article. In case of conflict with the provisions of other ordinances, this section shall govern.

C. Permitted uses:

(1) Inclusionary housing development consisting of market rate housing and affordable age-restricted housing as defined by this article and N.J.A.C. 5:80-26.1, et seq., Uniform Housing Affordability Controls (UHAC) and the Monroe Township Affordable Housing Ordinance (Chapter 131 of the Township Code). All housing shall comply with the provisions set forth in this section. Permitted residential dwellings include:

(a) Market-rate multifamily townhouse and apartment dwelling units that are deed restricted to limit the number of bedrooms to a maximum of two per dwelling unit and to prohibit the conversion of basements, dens, offices, lofts and other non-bedroom spaces and rooms into a new bedroom. The maximum number of market-rate multifamily townhouse and apartment dwelling units provided shall not exceed 213.

(b) Affordable multifamily age-restricted rental apartment dwelling units that are provided at a minimum set-aside rate of 20% of the total number of dwelling units constructed in the development, with 13% of the affordable dwelling units to be affordable to very low-income households. The minimum number of affordable multifamily age-restricted rental apartment dwelling units provided shall be 53.

(2) No building, structure or land shall be used for and no building structure shall hereafter be erected, structurally enlarged or maintained except for the permitted affordable age-restricted and market-rate housing to be used by the residents of the inclusionary housing development, their guests or other authorized users.

D. Permitted accessory uses:

(1) Decks and patios for use by the residents on the premises, located in the rear yard within the building envelope. No deck shall be larger than 10 feet by 20 feet.

(2) Open space and recreational facilities for use by the residents on the premises.

E. Development, area, yard and building requirements. No building permit shall be issued for construction or other improvement in an R-ARAF Residential-Age Restricted Affordable Housing District development except in accordance with a general development plan for the overall site and an engineering and improvement plan for each section that has been approved by the Planning Board. The following development requirements shall apply to the R-ARAF Residential-Age Restricted Affordable Housing District:

(1) Minimum site area. The minimum site area for an inclusionary development in the R-ARAF Residential-Age Restricted Affordable Housing District shall be at least 66 acres contained in one parcel that is not bisected by existing streets, roads, rights-of-way or railroads.

(2) Gross residential density. The gross residential density shall not exceed four dwelling units per acre.

(3) 

Site bulk requirements:

[1] Minimum site frontage shall be 1,100 feet.

[2] Minimum site width shall be 1,100 feet.

[3] Minimum site depth shall be 1,000 feet.

(4) Yard and setback requirements:

Description	Tract Boundary	Internal Lots	To Curb Line of Internal Road, Townhouses	To Curb Line of Internal Road Apartments
Minimum Front Yard	50 feet		25 feet; 25 feet to front façade with driveway	15 feet; 25 feet to front façade with driveway and garage
Minimum Side Yard	50 feet	10 feet
Minimum Rear Yard	50 feet	20 feet

(5) Minimum separation between facades of residential buildings on lot with multiple residential buildings:

Description	Requirement
Side of building to side of building	20 feet
Rear of building to rear of building	50 feet
Rear of building to side of building	40 feet

(6) Building coverage. Not more than 20% of the gross area of the total property tract shall be covered by buildings.

(7) Maximum building height.

(a) Townhouses shall not exceed three stories or 45 feet.

(b) Apartment flats shall not exceed three stories or 45 feet.

(8) Sidewalks and walkways shall comply with § 108-6.21I of this article.

(9) Buffers and landscaping, shade trees and tree preservation shall comply with § 108-6.30I of this article.

F. Affordable housing.

(1) Required percentage of affordable age-restricted dwelling units built on site. The developer shall designate and set aside 20% of the total number of dwelling units to be built on site to have rents that are affordable to low- and moderate-income households, with at least 13% of these units to be affordable to very low-income households.

(2) Required bedroom distribution for age-restricted affordable dwelling units. Low- and moderate-income units that are age-restricted may utilize a modified bedroom distribution. At a minimum, the number of bedrooms shall equal the number of senior citizen low- and moderate- income units within the inclusionary development. The standard can be met by creating all one-bedroom units or by creating a two-bedroom unit for each efficiency unit.

(3) Low- and moderate-income split. At least 50% of all units designated for low- and moderate-income households shall be affordable to low-income households. 13% of the total affordable dwelling units shall be affordable to very low-income households, which very low-income units shall be counted as part of the low-income housing requirement.

(4) The construction phasing of market-priced and low- and moderate-income units shall comply with following table:

Minimum Percentage of Low and Moderate Units Completed	Percentage of Market-Housing Units Completed
0	25
10	25, plus 1 unit
50	50
75	75
100	90

A unit is deemed complete when its certificate of occupancy has been issued. This schedule shall apply unless an accelerated schedule has been agreed to by the Township and developer.

(5) Age restrictions shall be placed on the occupants of the designated affordable housing dwelling units.

(6) The location and design of affordable housing shall comply with the following requirements:

(a) The low- and moderate-income units shall be sited on the tract in locations at least as accessible to common open spaces and community facilities as market-priced dwellings.

(b) The exterior design of the low- and moderate-income units shall be harmonious in scale, texture and materials with the market priced units on the tract.

(7) Affordable housing shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(8) Establishing rents of units shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(9) Affordability controls shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(10) General provisions concerning uniform deed restriction liens and enforcement through certificates of occupancy or re-occupancy on sold units shall comply with the Monroe Township Affordable Housing Ordinance and UHACs.

(11) Application procedures for inclusionary housing development shall comply with § 108-6.21M of this article.

G. Signage as permitted in Article X of this chapter.

H. Parking as required in Article IX of this chapter.

I. 

Landscaping and buffering as required by the following standards and in Article VIII of this chapter:

(a) Buildings shall be set back a minimum of 50 feet from the property lines of the tract. At least 30 feet of this setback area shall either be preserved with its natural vegetation or landscaped to provide a reasonable visual buffer from adjacent property.

(b) Buffering shall provide a year-round visual screen in order to minimize adverse impacts on a site from adjacent areas. Buffering shall also ensure privacy for dwelling units and minimize adverse impacts from traffic, noise and glaring light.

(c) Buffering shall consist of a six-foot high, sculptured, undulating, landscaped berm that has a top width of at least 10 feet. The top and side slopes of the berm shall be planted with massing of evergreen trees with an average height of eight feet to create a natural pattern that achieves a full screening effect. Ornamental deciduous trees and large- and medium-growing evergreen and deciduous shrubs shall be added to the buffer area to improve screening at various growth heights of plant material. Fencing and walls may be added to the buffering to enhance screening and aesthetics. Natural woodlands may be retained in the buffer area. Such natural woodlands shall be evaluated by the reviewing board to determine whether additional plantings are needed to achieve the stated buffering objectives.

J. Fences are permitted in accordance with Article VIII of this chapter.

K. An eight-foot wide meandering path that consists of permanent pavement, such as concrete or bituminous concrete, shall be provided along Spotswood-Englishtown Road.

§ 108-6.31 HD-R-AH Highway Development-Residential-Affordable Housing District.

[Added 9-7-16 by Ord. No. O-7-2016-026; amended 12-5-16 by Ord. No. O-11-2016-036]

Block 1.14 consisting of Lot 13.2, which was formerly zoned as HD Highway Development District, is changed to a HD-R-AH Highway Development-Residential-Affordable Housing District.

A. The purpose of this section is to establish the standards and requirements for developments that include a mix of highway commercial uses, market-priced housing and housing affordable to low- and moderate-income households. The affordable housing will assist the Township in meeting its constitutional and statutory obligations to provide a realistic opportunity for the construction of its fair share of its region's need for low- and moderate-income housing.

B. The following shall be requirements of the HD-R-AH District, in addition to other provisions, not inconsistent with this article. In case of conflict with the provisions of other ordinances, this section shall govern.

C. Permitted uses:

(1) All nonresidential uses permitted in the HD District as provided in § 108-6.18A. Only HD permitted uses shall be developed within 400 feet from the right-of-way line of New Jersey State Highway Route 33.

(2) Inclusionary housing development consisting of affordable housing as defined by this article and UHAC and market-rate housing. All housing shall be developed beyond 400 feet from the right-of-way line of New Jersey State Highway Route 33 and shall comply with the provisions set forth herein this section. Permitted residential dwellings include:

(a) Market-rate multifamily townhouse and apartment dwelling units that are deed restricted to prohibit the conversion of basements, dens, offices, lofts and other non-bedroom spaces and rooms into a new bedroom. The maximum amount of market-rate multifamily townhouse and apartment dwelling units shall not exceed 120.

(b) Affordable multifamily family rental apartment dwelling units that are provided at the set-aside rate of at least 20% of the total dwelling units, with 13% of the total affordable dwelling units to be affordable to very low-income households. The minimum number of affordable multifamily family rental apartment dwelling units provided shall be 30.

(3) No building, structure or land shall be used for and no building structure shall hereafter be erected, structurally enlarged or maintained except for the permitted affordable and market-rate housing to be used by the residents of the inclusionary housing development, their guests or other authorized users.

D. Permitted accessory uses:

(1) Private swimming pools and clubhouses for use by the residents on the premises as per the requirements of Article XII of this chapter.

(2) Open space and recreational facilities for use by the residents on the premises.

(3) Decks and patios for use by the residents on the premises located in the rear yard within the building envelope, except for decks and patios facing Butcher Road when compliant landscape buffer and berm are provided to create an effective screen from said road. No deck shall be larger than 10 feet by 20 feet.

(4) Off-street parking areas and loading areas.

(5) Signs.

(6) Fences and walls.

(7) Satellite antennas.

(8) Public utility installations.

E. Conditional uses requiring a conditional use permit subject to the provisions of Article VII of this chapter:

Automotive gasoline stations, automotive repair garages, automotive service stations, automotive sales and service facilities.

F. Development, area, yard and building requirements. The following development requirements shall apply to the HD-R-AH Highway Development-Residential-Affordable Housing District:

(1) Minimum tract area for a mix of nonresidential and inclusionary residential uses shall be 30 acres.

(2) Permitted nonresidential uses shall comply with the development, area, yard and building requirements of the HD District as set forth in § 108-6.4 of this chapter, except for minimum lot area which shall be four acres and minimum lot depth shall be 400 feet.

(3) Inclusionary housing development shall comply with the following development, area, yard and building requirements:

(a) Minimum site area. The minimum site area for an inclusionary development in the HD-R-AH Highway Development-Residential-Affordable Housing District shall be at least 25 acres contained in one parcel that is not bisected by existing streets, roads, rights-of-way or railroads, exclusive of the area of the parcel of land that will be developed with permitted nonresidential uses.

(b) Gross residential density. The gross residential density of the entire tract shall not exceed five dwelling units per acre, and the maximum number of residential units shall not exceed 150 dwelling units of which 120 dwellings may be market-rate dwelling units and 30 dwelling units shall be affordable dwelling units.

(c) Residential sections may be subdivided into separate lots. Regardless of whether a residential section has been subdivided into a separate lot, a townhouse residential section shall not exceed a net residential density of eight dwelling units per acre and an apartment residential section shall not exceed a net residential density of 12.5 dwelling units per acre.

(d) Bulk requirements for subdivided lots containing a residential section:

[1] Minimum lot area shall be four acres.

[2] Minimum lot frontage shall be 200 feet.

[3] Minimum lot width shall be 200 feet.

[4] Minimum lot depth shall be 500 feet.

(e) Yard and setback requirements:

Description	Tract Boundary	Internal Lots	To Curb Line of Internal Road, Townhouses	To Curb Line of Internal Road Apartments
Minimum Front Yard	50 feet		25 feet; 25 feet to front façade with driveway	15 feet; 25 feet to front façade with driveway and garage
Minimum Side Yard	50 feet	10 feet
Minimum Rear Yard	50 feet	20 feet

(f) Minimum separation between facades of residential buildings on lot with multiple residential buildings:

Description	Requirement
Side of building to side of building	20 feet
Rear of building to rear of building	50 feet
Rear of building to side of building	40 feet

(g) Lot coverage by buildings. Not more than 30% of the gross area of each residential section shall be covered by buildings.

(h) Maximum building height.

[1] Townhouses shall not exceed three stories or 45 feet.

[2] Apartment flats shall not exceed three stories or 45 feet.

(i) Sidewalks and walkways shall comply with § 108-6.21I of this article.

(j) Buffers and landscaping, shade trees and tree preservation shall comply with § 108-6.31J of this article.

(4) All residential, including market-rate housing sections and affordable housing sections, and nonresidential sections shall be interconnected with free flowing, non-barricaded roads and sidewalks. Cross access easements shall be provided on all subdivided residential and nonresidential lots to ensure the free flow of pedestrian, bicycle and vehicular traffic.

G. Affordable housing.

(1) Required percentage of affordable family rental dwelling units built on site. The developer shall designate and set aside 20% of the total number of dwelling units provided on site to be affordable to low- and moderate-income households, with at least 13% of these units to be affordable to very low-income households.

(2) Required bedroom distribution for affordable family rental dwelling units.

(a) At a minimum, 30% of all low- and moderate-income units shall have two bedrooms.

(b) At a minimum, 20% of all low- and moderate-income units shall have three bedrooms.

(c) The combination of efficiency and one-bedroom units shall be at least 10% and no greater than 20% of the total low- and moderate-income units.

(3) Low- and moderate-income split. At least 50% of all units designated for low- and moderate-income households shall be affordable to low- income households. 13% of the total affordable dwelling units shall be affordable to very low-income households, which very low-income units shall be counted as part of the low-income housing requirement.

(4) The construction phasing of market-priced and low- and moderate-income units shall comply with following table:

Minimum Percentage of Low and Moderate Units Completed	Percentage of Market-Housing Units Completed
0	25
10	25, plus 1 unit
50	50
75	75
100	90

A unit is deemed complete when its certificate of occupancy has been issued. This schedule shall apply unless an accelerated schedule has been agreed to by the Township and developer.

(5) The location and design of affordable housing shall comply with the following requirements:

(a) The low- and moderate-income units shall be sited on the tract in locations at least as accessible to common open spaces and community facilities as market-priced dwellings.

(b) The exterior design of the low- and moderate-income units shall be harmonious in scale, texture and materials with the market priced units on the tract.

(6) Affordable housing shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(7) Establishing rents of units shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(8) Affordability controls shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(9) General provisions concerning uniform deed restriction liens and enforcement through certificates of occupancy or re-occupancy on sold units shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(10) Application procedures for Inclusionary housing development shall comply with § 108-6.21M of this article.

H. Signage as permitted in Article X of this chapter.

I. Parking and loading as required in Article IX of this chapter.

J. Landscaping and buffering as required by the following standards and in Article VIII of this chapter:

(1) Permitted nonresidential uses shall comply with the buffer requirements of the HD District as set forth in § 108-6.18H.

(2) Inclusionary housing development shall comply with the following buffering requirements:

(a) Minimum width of buffer area along Butcher Road and the property lines of the tract shall be 50 feet.

(b) Buildings shall be set back a minimum of 50 feet from the property lines of the tract. At least 30 feet of this setback area shall either be preserved with its natural vegetation or landscaped to provide a reasonable visual buffer from adjacent property.

(c) Minimum width of buffer area between the permitted nonresidential uses and inclusionary development shall be 20 feet. The buffer may include a berm of at least two in height as is feasible given good engineering practices.

(d) Buffering shall provide a year-round visual screen in order to minimize adverse impacts on a site from adjacent areas. Buffering shall also ensure privacy for dwelling units and minimize adverse impacts from traffic, noise and glaring light.

(e) Buffering shall consist of a six-foot high, sculptured, undulating, landscaped berm that has a top width of at least 10 feet. The top and side slopes of the berm shall be planted with massing of evergreen trees with an average height of eight feet to create a natural pattern that achieves a full screening effect. Ornamental deciduous trees and large- and medium-growing evergreen and deciduous shrubs shall be added to the buffer area to improve screening at various growth heights of plant material. Fencing and walls may be added to the buffering to enhance screening and aesthetics. Natural woodlands may be retained in the buffer area. Such natural woodlands shall be evaluated by the reviewing board to determine whether additional plantings are needed to achieve the stated buffering objectives.

K. Fences are permitted in accordance with Article VIII of this chapter.

L. A 10-foot wide meandering path that consists of permanent pavement, such as concrete or bituminous concrete, shall be provided along the frontage of the entire tract along Butcher Road and Route 33 and along the perimeter of stormwater management basins and connected to the internal pedestrian walkway system of the site.

§ 108-6.32 POCD-AR-AH Planned Office Commercial Development-Age Restricted-Affordable Housing District.

[Added 9-7-16 by Ord. No. O-7-2016-016; amended 12-5-16 by Ord. No. O-11-2016-036]

Block 25 consisting of Lots 2.10, 2.11, 2.12, 2.13 and 2.14, which was formerly zoned as PO/CD Planned Office Commercial District, is changed to a POCD-AR-AH Planned Office Commercial Development-Age Restricted-Affordable Housing District.

A. The purpose of this section is to establish the standards and requirements for developments that include a mix of office and commercial uses, market-priced age-restricted housing and affordable (to low- and moderate-income households) age-restricted housing. The affordable housing will assist the Township in meeting its constitutional and statutory obligations to provide a realistic opportunity for the construction of its fair share of its region's need for low- and moderate-income housing.

B. The following shall be requirements of the POCD-AR-AH District, in addition to other provisions, not inconsistent with this article. In case of conflict with the provisions of other ordinances, this section shall govern.

C. Required uses:

Mixed-use building that consists of nonresidential uses as permitted in this section and residential uses as required in this section. Nonresidential uses shall be required to be provided on the first floor of the mixed-use building that faces Applegarth Road. Inclusionary housing development consisting of affordable housing as defined by this article and the current rules of the UHAC and market-rate housing shall be required to be provided within the mixed-use building. All housing shall comply with the provisions set forth in this section. Permitted residential dwellings include:

(1) Market-rate multifamily age-restricted apartment dwelling units that are deed restricted to permit only senior citizen residents as regulated in this chapter and to prohibit the conversion of basements, dens, offices, lofts and other non-bedroom spaces and rooms into a new bedroom. The maximum number of market-rate multifamily age-restricted apartment dwelling units shall not exceed 109.

(2) Affordable multifamily age-restricted rental apartment dwelling units that are provided at a minimum set-aside rate of 23.24% of the total number of dwelling units constructed. Of the affordable units, 13% shall be affordable to very low-income households. The minimum number of affordable multifamily age-restricted rental apartment dwelling units provided shall be 33. The affordable rental apartments shall be deed restricted to prohibit the conversion of basements, dens, offices, lofts and other non-bedroom spaces and rooms into a new bedroom(s).

D. Permitted uses:

(1) All nonresidential uses permitted in the PO/CD District as provided in § 108-6.16A and the NC Neighborhood Commercial District as provided in § 108-6.17A.

(2) No building, structure or land shall be used for and no building structure shall hereafter be erected, structurally enlarged or maintained except for the permitted affordable and market-rate housing to be used by the residents of the inclusionary housing development, their guests or other authorized users.

E. Permitted accessory uses:

(1) Off-street parking areas and loading areas.

(2) Signs.

(3) Fences and walls.

(4) Satellite antennas.

(5) Public utility installations.

(6) Open space and recreational facilities for use by the residents on the premises.

(7) Customary and accessory uses and buildings which are clearly incidental to permitted principal nonresidential uses and buildings.

F. Development, area, yard and building requirements. The following development requirements shall apply to the POCD-AR-AH Planned Office Commercial Development-Age Restricted-Affordable Housing District:

(1) Minimum tract area for mixed-use inclusionary housing and nonresidential development in the POCD-AR-AH District shall be 17 acres.

(2) Permitted nonresidential uses shall comply with the development, area, yard and building requirements of the PO/CD District as set forth in § 108-6.4 of this chapter.

(3) Inclusionary housing development shall comply with the following development, area, yard and building requirements:

(a) Minimum lot area. The minimum site area for an inclusionary development in the POCD-AR-AH Planned Office Commercial Development-Age Restricted-Affordable Housing District shall be at least four acres contained in one parcel that is not bisected by existing streets, roads, rights-of-way or railroads, exclusive of the area of the parcel of land that will be developed with permitted nonresidential uses.

(b) Gross residential density. The gross residential density of the entire tract shall not exceed 8.2 dwelling units per acre, and the maximum number of residential units shall not exceed 142 of which 109 may be market-rate age-restricted dwelling units and 33 dwelling units shall be affordable age-restricted dwelling units.

(c) Bulk and yard requirements:

[1] Minimum lot frontage shall be 300 feet.

[2] Minimum lot width shall be 300 feet.

[3] Minimum lot depth shall be three (300) feet.

[4] Minimum front yard setback shall be 50 feet.

[5] Minimum side yard setback to the tract boundary shall be 50 feet.

[6] Minimum side yard setback to an internal lot shall be twenty [20] feet.

[7] Minimum rear yard setback shall be 100 feet.

(d) Maximum building height. Mixed-use building shall not exceed four stories or 58 feet.

(e) Building Separation Requirement:

Description	Requirement
Side of building to side of building	40 feet
Rear of building to rear of building	50 feet
Rear of building to side of building	50 feet

(f) Lot coverage by buildings. Not more than 30% of the gross area of each residential section shall be covered by buildings.

(g) Sidewalks and walkways shall comply with § 108-6.21I of this article.

(h) Buffers, landscaping, shade trees and tree preservation shall comply with § 108-6.32I of this article.

G. Affordable housing.

(1) Required percentage of affordable family rental dwelling units built on site. The developer shall designate a set aside of 23.24% of the dwelling units constructed on site to be affordable to low- and moderate-income households, with at least 13% of these units to be affordable to very low-income households.

(2) Required bedroom distribution for age-restricted affordable dwelling units. Low- and moderate-income units that are age-restricted may utilize a modified bedroom distribution. At a minimum, the number of bedrooms shall equal the number of senior citizen low- and moderate- income units within the Inclusionary development. The standard can be met by creating all one-bedroom units or by creating a two-bedroom unit for each efficiency unit.

(3) Low- and moderate-income split. At least 50% of all units designated for low- and moderate-income households shall be affordable to low-income households. 13% of the total affordable dwelling units shall be affordable to very low-income households, which very low-income units shall be counted as part of the low-income housing requirement.

(4) The construction phasing of market-priced and low- and moderate-income units shall comply with following table:

Minimum Percentage of Low and Moderate Units Completed	Percentage of Market-Housing Units Completed
0	25
10	25, plus 1 unit
50	50
75	75
100	90

A unit is deemed complete when its certificate of occupancy has been issued. This schedule shall apply unless an accelerated schedule has been agreed to by the Township and developer.

(5) Age restrictions shall be placed on the occupants of the designated affordable housing dwelling units.

(6) The location and design of affordable housing shall comply with the following requirements:

(a) The low- and moderate-income units shall be sited on the tract in locations at least as accessible to common open spaces and community facilities as market-priced dwellings.

(b) The exterior design of the low- and moderate-income units shall be harmonious in scale, texture and materials with the market priced units on the tract.

(7) Affordable housing shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(8) Establishing rents of units shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(9) Affordability controls shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(10) General provisions concerning uniform deed restriction liens and enforcement through certificates of occupancy or re-occupancy on sold units shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(11) Application procedures for Inclusionary housing development shall comply with § 108-6.21M of this article.

H. Signage as permitted in Article X of this chapter.

I. Parking and loading as required in Article IX of this chapter.

J. Landscaping and buffering as required by the following standards and in Article VIII of this chapter:

(1) Permitted nonresidential uses shall comply with the buffer requirements of the PO/CD District as set forth in § 108-6.16H.

(2) Inclusionary housing development shall comply with the following buffering requirements:

(a) Minimum width of buffer area 50 feet.

(b) Buildings shall be set back a minimum of 50 feet from the property lines of the tract. At least 30 feet of this setback area shall either be preserved with its natural vegetation or landscaped to provide a reasonable visual buffer from adjacent property.

(c) Minimum width of buffer area between the permitted nonresidential uses and inclusionary development shall be 30 feet.

(d) Buffering shall provide a year-round visual screen in order to minimize adverse impacts on a site from adjacent areas. Buffering shall also ensure privacy for dwelling units and minimize adverse impacts from traffic, noise and glaring light.

(e) Buffering shall consist of a six-foot high, sculptured, undulating, landscaped berm that has a top width of at least 10 feet. The top and side slopes of the berm shall be planted with massing of evergreen trees with an average height of eight feet to create a natural pattern that achieves a full screening effect. Ornamental deciduous trees and large- and medium-growing evergreen and deciduous shrubs shall be added to the buffer area to improve screening at various growth heights of plant material. Fencing and walls may be added to the buffering to enhance screening and aesthetics. Natural woodlands may be retained in the buffer area. Such natural woodlands shall be evaluated by the reviewing board to determine whether additional plantings are needed to achieve the stated buffering objectives.

K. Fences are permitted in accordance with Article VIII of this chapter.

§ 108-6.33 MU-HD-R-AH Mixed Use-Highway Development-Residential-Affordable Housing District.

[Added 9-7-16 by Ord. No. O-7-2016-026; amended 12-5-16 by Ord. No. O-11-2016-036]

Block 3 consisting of Lots 12.01, 13, 14, 26 and 27, which was formerly zoned as LI Light Industrial District, is changed to MU-HD-R-AH Mixed Use-Highway Development-Residential-Affordable Housing District.

A. The purpose of this section is to establish the standards and requirements for developments that include a mix of highway commercial uses, market-priced housing and housing affordable to low- and moderate-income family households. The affordable housing will assist the Township in meeting its constitutional and statutory obligations to provide a realistic opportunity for the construction of its fair share of its region's need for low- and moderate-income housing.

B. The following shall be requirements of the MU-HD-R-AH District, in addition to other provisions, not inconsistent with this article. In case of conflict with the provisions of other ordinances, this section shall govern.

C. Required uses:

Inclusionary housing development consisting of market rate housing and affordable housing, as defined by this article, the Monroe Township Affordable Housing Ordinance, and UHAC. The inclusionary housing development shall be provided on the eastern 2/3 of the tract of land facing Route 33. All housing shall comply with the provisions set forth herein this section. Permitted residential dwellings include:

(1) Market-rate multifamily townhouse and apartment dwelling units that are deed restricted to prohibit the conversion of basements, dens, offices, lofts and other non-bedroom spaces and rooms into a new bedroom. The maximum number of market-rate multifamily townhouse and apartment dwelling units shall not exceed 1,273.

(2) Affordable multifamily family rental apartment dwelling units that are provided at a minimum set-aside rate of 8.15% of the total number of dwelling units constructed on the site; of the affordable units provided, 13% shall be affordable to very low-income households. The minimum number of affordable multifamily family rental apartment dwelling units shall be 113. The affordable rental apartments shall be deed restricted to prohibit the conversion of basements, dens, offices, lofts and other non-bedroom spaces and rooms into new bedroom(s).

(3) Pursuant to a court settlement, the inclusionary development in the MU-HD-R-AH District shall be phased with the development of two 100% affordable family rental projects. The first of these projects shall consists of 100 dwelling units to be developed on a portion of Lot 24 in Block 53, which project shall provide for 15% of the total number of affordable family rental dwelling units to be affordable to very low-income households. The second of these projects shall consist of 171 dwelling units to be developed on Block 6, Lots 12.06, 15.01, 23.01 and 27.01, which project shall also provide for 15% of the total number of affordable family rental dwelling units to be affordable to very low-income households. When the two 100% affordable family rental projects are combined with the affordable multifamily family rental apartment dwelling units in the MU-HD-R-AH district, the total affordable housing set aside will be 23.17%, which is calculated by dividing a total of 384 affordable dwelling units by 1,657 total dwelling units consisting of all of the market-rate and affordable dwelling units in MU-HD-R-AH District and all of the 100% affordable family rental dwelling units on a portion of Lot 24 in Block 53, and on Block 6, Lots 12.06, 15.01, 23.01 and 27.01. The overall phasing of market-rate dwelling units in the MU-HD-R-AH District and affordable dwelling units in the MU-HD-R-AH District and the 271 100% affordable dwelling units identified hereinabove shall be provided as set forth in subsection G(6) below.

D. Permitted uses:

(1) All nonresidential uses permitted in the HD Highway Development District as provided in § 108-6.18A. Nonresidential development shall be provided on the western 1/3 of the site facing Route 33.

(2) No building, structure or land shall be used for and no building structure shall hereafter be erected, structurally enlarged or maintained except for the permitted affordable and market-rate housing to be used by the residents of the inclusionary housing development, their guests or other authorized user.

E. Permitted accessory uses:

(1) Off-street parking areas and loading areas.

(2) Signs.

(3) Fences and walls.

(4) Satellite antennas.

(5) Public utility installations.

(6) Open space and recreational facilities for use by the residents on the premises.

F. Development, area, yard and building requirements. The following development requirements shall apply to the MU-HD-R-AH Mixed Use-Highway Development-Residential-Affordable Housing District:

(1) Minimum tract area for mixed-use inclusionary housing and nonresidential development in the MU-HD-R-AH District shall be 230 acres.

(2) Permitted nonresidential uses shall comply with the development, area, yard and building requirements of the HD District as set forth in § 108-6.4 of this chapter.

(3) Inclusionary housing development shall comply with the following development, area, yard and building requirements:

(a) Minimum area. The minimum site area for an inclusionary development in the MU-HD-R-AH District shall be at least 100 acres contained in one parcel that is not bisected by existing streets, roads, rights-of-way or railroads, exclusive of the area of the parcel of land that will be developed with permitted nonresidential uses.

(b) Gross residential density. The gross residential density of the entire tract shall not exceed 5.6 dwelling units per acre.

(c) Bulk and yard requirements:

[1] Minimum lot frontage shall be 500 feet.

[2] Minimum lot width shall be 500 feet.

[3] Minimum lot depth shall be 700 feet.

[4] Minimum front yard setback shall be 100 feet.

[5] Minimum side yard setback shall be 100 feet.

[6] Minimum rear yard setback shall be 100 feet.

(d) Setback requirements:

Description	Tract Boundary	Internal Lots	To Curb Line of Internal Road, Townhouses	To Curb Line of Internal Road Apartments
Minimum Front Yard	50 feet		25 feet; 25 feet to front façade with driveway	15 feet; 25 feet to front façade with driveway and garage
Minimum Side Yard	50 feet	10 feet
Minimum Rear Yard	50 feet	20 feet

(e) Minimum separation between facades of residential buildings on lot with multiple residential buildings:

Description	Requirement
Side of building to side of building	20 feet
Rear of building to rear of building	50 feet
Rear of building to side of building	40 feet

(f) Maximum building height.

[1] Townhouses shall not exceed two and one-half (2-1/2) stories or 35 feet.

[2] Apartment flats shall not exceed three stories or 45 feet.

(g) Lot coverage by buildings. Not more than 30% of the gross area of each residential section shall be covered by buildings.

(h) All residential, including market-rate housing sections and affordable housing sections, and nonresidential sections shall be interconnected with free flowing, non-barricaded roads and sidewalks. Cross access easements shall be provided on all subdivided residential and nonresidential lots to ensure the free flow of pedestrian, bicycle and vehicular traffic.

(i) Sidewalks and walkways shall comply with § 108-6.21I of this article.

(j) Buffers and landscaping and shade trees and tree preservation shall comply with § 108-6.32I of this article.

(k) Establishment of an open space organization shall comply with § 108-6.32J of this article.

(l) Recreation facilities shall comply with § 108-6.32K of this article.

G. Affordable housing.

(1) Required percentage of affordable family rental dwelling units built on-site in the MU-HD-R-AH District. The developer shall set aside 8.15% set aside of the dwelling units to be built on site to have rents that are affordable to low- and moderate-income households; at least 13% of the total affordable dwelling units built on site in the MU-HD-R-AH District shall be for very low-income households, which very low-income units shall be counted as part of the low-income housing requirement.

(2) Required percentage of affordable family rental dwelling units in the 100% affordable family rental projects to be set aside for very low-income households shall be 15%, which very low-income units shall be counted as part of the low-income housing requirement.

(3) Required bedroom distribution for affordable family rental dwelling units for MU-HD-R-AH District and 100% affordable family rental projects.

(a) At a minimum, 30% of all low- and moderate-income units shall have two bedrooms.

(b) At a minimum, 20% of all low- and moderate-income units shall have three bedrooms.

(c) The combination of efficiency and one-bedroom units shall be at least 10% and no greater than 20% of the total low- and moderate-income units.

(4) Low- and moderate-income split. At least 50% of all units designated for low- and moderate-income households shall be affordable to low-income households. 13% of the total affordable dwelling units shall be affordable to very low-income households, which very low-income units shall be counted as part of the low-income housing requirement.

(5) The construction phasing of market-priced and low- and moderate-income units shall comply with following table:

Minimum Percentage of Low and Moderate Units Completed	Percentage of Market-Housing Units Completed
0	25
10	25, plus 1 unit
50	50
75	75

A unit is deemed complete when its certificate of occupancy has been issued. This schedule shall apply unless an accelerated schedule for the provision of the low- and moderate-income units has been agreed to by the Township and developer.

(6) The project phasing of the inclusionary development in the MU-HD-R-AH District and the 100% affordable family rental projects shall comply with the following table:

Market-Rate Units in MU-HD-R-AH District to be Completed	Affordable Units to Be Completed by Development
318	0
319	38 cumulative, all in MU-HD-R-AH District
637	192 cumulative (92 in MU-HD-R-AH District and 100 in 100% Affordable Project in portion of Lot 24, Block 53)
955	289 cumulative (113 in MU-HD-R-AH District, 100 in 100% Affordable Project in portion of Lot 24, Block 53, and 76 in 100% Affordable Project in Block 6, Lots 12.06, 15.01, 23.01, and 27.01
1,146	384 cumulative all projects

(7) The location and design of affordable housing shall comply with the following requirements:

(a) The low- and moderate-income units shall be sited on the tract in locations at least as accessible to common open spaces and community facilities as market-priced dwellings.

(b) The exterior design of the low- and moderate-income units shall be harmonious in scale, texture and materials with the market priced units on the tract.

(8) Affordable housing shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(9) Establishing rents of units shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(10) Affordability controls shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(11) General provisions concerning uniform deed restriction liens and enforcement through certificates of occupancy or re-occupancy on sold units shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(12) Application procedures for Inclusionary housing development shall comply with § 108-6.21M of this article.

H. Signage as permitted in Article X of this chapter.

I. Parking and loading as required in Article IX of this chapter.

J. Landscaping and buffering as required by the following standards and in Article VIII of this chapter:

(1) Permitted nonresidential uses shall comply with the buffer requirements of the HD District as set forth in § 108-6.18H.

(2) Inclusionary housing development shall comply with the following buffering requirements:

(a) Minimum width of buffer area 100 feet.

(b) Buildings shall be set back a minimum of 100 feet from the property lines of the tract.

(c) Minimum width of buffer area between the permitted nonresidential uses and inclusionary development shall be 50 feet.

(d) Buffering shall provide a year-round visual screen in order to minimize adverse impacts on a site from adjacent areas. Buffering shall also ensure privacy for dwelling units and minimize adverse impacts from traffic, noise and glaring light.

(e) Buffering shall consist of a six-foot high, sculptured, undulating, landscaped berm that has a top width of at least 10 feet. The top and side slopes of the berm shall be planted with massing of evergreen trees with an average height of eight feet to create a natural pattern that achieves a full screening effect. Ornamental deciduous trees and large- and medium-growing evergreen and deciduous shrubs shall be added to the buffer area to improve screening at various growth heights of plant material. Fencing and walls may be added to the buffering to enhance screening and aesthetics. Natural woodlands may be retained in the buffer area. Such natural woodlands shall be evaluated by the reviewing board to determine whether additional plantings are needed to achieve the stated buffering objectives.

K. Establishment of open space organization required.

(1) The developer shall provide for an organization or organizations for the ownership and maintenance of any common open space and recreation facilities, landscaped areas and internal roadways for the benefit of owners and residents of the development.

(2) The establishment and operation of the open space organization(s) shall be governed by applicable law N.J.S.A. 40:55D-43.

L. Recreation facilities.

(1) The areas within the common open space reserved for recreation shall be developed with appropriate recreation facilities for all age groups.

(2) The common open space and recreation facilities of the tract shall be available on an equal basis to residents of all parts of the tract.

(3) The recreation facilities shall include a central recreation complex with a minimum of one swimming pool, two tennis courts, one basketball court and a picnic area. If feasible within the natural environmental constraints of the site, this central recreation complex shall also include multi-purpose fields for soccer and baseball. In addition, at least 15% of the developed open space of the tract shall include equipped playgrounds within the open space system.

(4) The recreation facilities shall include a meandering open space and trails system linking residential clusters with the tract's principal recreation complex.

M. Fences are permitted in accordance with Article VIII of this chapter.

N. A 10-foot wide meandering path that consists of permanent pavement, such as concrete or bituminous concrete, shall be provided along the frontage of the entire tract along Route 33 as is permissible given environmental constraints and regulations.

§ 108-6.34 RA 2 Residential-Affordable Housing District 2.

[Added 10-6-2025 by Ord. No. O-8-2025-021]

A. The purpose of this section is to establish the standards and requirements for developments that include market-priced housing and housing affordable to low- and moderate-income households. The affordable housing will assist the Township in meeting its constitutional and statutory obligations to provide a realistic opportunity for the construction of its fair share of its region's need for low- and moderate-income housing.

B. The following shall be the requirements of the RA 2 District, in addition to other provisions, not inconsistent with this article. In case of conflict with the provisions of other ordinances, this section shall govern.

C. The RA 2 District shall consist of Block 3, Lot 31 and 32 and the official map of the Township of Monroe shall be amended to reflect same.

D. Permitted uses:

(1) Inclusionary housing development consisting of affordable housing as defined by this article and UHAC and market-rate housing. All housing shall be developed beyond 400 feet from the right-of-way line of New Jersey State Highway Route 33 and shall comply with the provisions set forth herein this section. Permitted residential dwellings include:

(a) Market-rate multifamily townhouse and apartment dwelling units that are deed restricted to prohibit the conversion of basements, dens, offices, lofts and other non-bedroom spaces and rooms into a new bedroom. The maximum amount of market-rate multifamily townhouse and apartment dwelling units shall not exceed 158.

(b) The minimum number of affordable multifamily family rental apartment dwelling units provided shall be 65 with 13% of the total affordable dwelling units to be affordable to very-low-income households.

(2) No building, structure or land shall be used for and no building structure shall hereafter be erected, structurally enlarged or maintained except for the permitted affordable and market-rate housing to be used by the residents of the inclusionary housing development, their guests or other authorized users.

(3) The developer may exercise an option to develop the affordable housing at an off site location provided same is located within Monroe Township and further that the number of affordable units provided shall not be less than the minimum required 65 units and subject to the bulk criteria in this section.

E. Permitted accessory uses:

(1) Private swimming pools and clubhouses for use by the residents on the premises as per the requirements of Article XII of this chapter. Open space and recreational facilities for use by the residents on the premises.

(2) Decks and patios for use by the residents on the premises located in the rear yard within the building envelope, except for decks and patios facing Butcher Road when compliant landscape buffer and berm are provided to create an effective screen from said road. No deck shall be larger than 10 feet by 20 feet.

(3) Off-street parking areas and loading areas.

(4) Signs.

(5) Fences and walls.

(6) Satellite antennas.

(7) Public utility installations.

F. Development, area, yard and building requirements. The following development requirements shall apply to the RA 2 Residential-Affordable Housing 2 District:

(1) Inclusionary housing development shall comply with the following development, area, yard and building requirements:

(a) Minimum site area. The minimum site area for an inclusionary development in the RA 2 Residential-Affordable Housing District 2 shall be at least 24 acres contained in one parcel that is not bisected by existing streets, roads, rights-of-way or railroads, exclusive of the area of the parcel of land that will be developed with permitted nonresidential uses.

(b) Gross residential density. The gross residential density of the entire tract shall not exceed seven dwelling units per acre, and the maximum number of residential units shall not exceed 158 dwelling units, of which 65 dwelling units shall be affordable dwelling units which may be located off-site. In the event that the 65 affordable units are built off site, the number of units shall not exceed 158.

(c) Residential sections may be subdivided into separate lots. Regardless of whether a residential section has been subdivided into a separate lot, a townhouse residential section shall not exceed a net residential density of eight dwelling units per acre and an apartment residential section shall not exceed a net residential density of 15 dwelling units per acre.

(d) Bulk requirements for subdivided lots containing a residential section:

[1] Minimum lot area shall be three acres.

[2] Minimum lot frontage shall be 200 feet.

[3] Minimum lot width shall be 200 feet.

[4] Minimum lot depth shall be 400 feet.

(e) Yard and setback requirements:

Description	Tract Boundary	Internal Lots	To Curb Line of Internal Road, Townhouses	To Curb Line of Internal Road, Apartments
Minimum Front Yard	50 Feet		25 feet; 25 feet to front facade with driveway	15 feet; 25 feet to front facade with driveway and garage
Minimum Sideyard SF	50 Feet	10 Feet
Minimum Sideyard TH	50 Feet	0 Feet
Minimum Rear Yard	50 Feet	20 Feet

(f) Minimum separation between facades of residential buildings on lot with multiple residential buildings:

Description	Requirement
Side of building to side of building	20 feet
Rear of building to rear of building	50 feet
Rear of building to side of building	35 feet

(g) Lot coverage by buildings. Not more than 30% of the gross area of each residential section shall be covered by buildings.

(h) Maximum building height.

[1] Townhouses shall not exceed three stories or 45 feet.

[2] Apartment flats shall not exceed three stories or 45 feet.

(i) Sidewalks and walkways shall comply with § 108-6.21I of this article. Curbs and sidewalks shall be provided along Butcher Road and North Disbrow Hill Road property frontages.

(j) Buffers and landscaping, shade trees and tree preservation shall be provided along the perimeter in the form of a thirty-foot landscaped perimeter buffer.

(2) All residential, including market-rate housing sections and affordable housing sections, and non-residential sections shall be interconnected with free flowing, non-barricaded roads and sidewalks. Cross access easements shall be provided on all subdivided residential and nonresidential lots to ensure the free flow of pedestrian, bicycle and vehicular traffic.

G. Affordable housing.

(1) The number of affordable family rental dwelling units to built on or off-site shall be 65 with at least 13% of these units to be affordable to very-low-income households. If all of the 65 affordable family rental dwelling units are built on-site, then an additional 93 market-rate dwelling units may also be built on-site for a maximum of 158 units on-site. In the alternative, if all of the 65 affordable family rental units are built off-site at a separate location within the Township of Monroe, then all of the units on-site may be market-rate dwelling units for a maximum total of 158 units on-site.

(2) Required bedroom distribution for affordable family rental dwelling units.

(a) At a minimum, 30% of all low- and moderate-income units shall have two bedrooms.

(b) At a minimum, 20% of all low- and moderate-income units shall have three bedrooms.

(c) The combination of efficiency and one-bedroom units shall be at least 10% and no greater than 20% of the total low- and moderate-income units.

(3) Low- and moderate-income split. At least 50% of all units designated for low- and moderate-income households shall be affordable to low-income households. 13% of the total affordable dwelling units shall be affordable to very-low-income households, which very-low-income units shall be counted as part of the low-income housing requirement.

(4) The construction phasing of market-priced and low- and moderate-income units shall comply with following table:

Minimum Percentage of Low and Moderate Units Completed	Percentage of Market-Housing Units Completed
0	25
10	25, plus 1 unit
50	50
75	75
100	90

A unit is deemed complete when its certificate of occupancy has been issued. This schedule shall apply unless an accelerated schedule has been agreed to by the Township and developer.

(5) The location and design of affordable housing shall comply with the following requirements:

(a) The low- and moderate-income units shall be sited on the tract in locations at least as accessible to common open spaces and community facilities as market-priced dwellings.

(b) The exterior design of the low- and moderate-income units shall be harmonious in scale, texture and materials.

(6) Affordable housing shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(7) Establishing rents of units shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(8) Affordability controls shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(9) General provisions concerning uniform deed restriction liens and enforcement through certificates of occupancy or re-occupancy on sold units shall comply with the Monroe Township Affordable Housing Ordinance and UHAC.

(10) Application procedures for inclusionary housing development shall comply with § 108-6.21M of this article.

H. Signage as permitted in Article X of this chapter.

I. Parking and loading as required in Article IX of this chapter.

J. Landscaping and buffering as required by the following standards and in Article VIII of this chapter:

(1) Permitted nonresidential uses shall comply with the buffer requirements of the H-D District as set forth in § 108-6.18H.

(2) Inclusionary housing development shall comply with the following buffering requirements:

(a) Minimum width of buffer area along Butcher Road and North Disbrow Hill Road and the property lines of the tract shall be 50 feet.

(b) Buildings shall be set back a minimum of 50 feet from the property lines of the tract. At least 30 feet of this setback area shall either be preserved with its natural vegetation or landscaped to provide a reasonable visual buffer from adjacent property. Minimum width of buffer area between the permitted nonresidential uses and inclusionary development shall be 20 feet. The buffer may include a berm of at least two in height as is feasible given good engineering practices.

(c) Buffering shall provide a year-round visual screen in order to minimize adverse impacts on a site from adjacent areas. Buffering shall also ensure privacy for dwelling units and minimize adverse impacts from traffic, noise and glaring light.

K. Fences are permitted in accordance with Article VIII of this chapter. Except that a six-foot privacy fence for a townhouse shall be permitted in the front yard.