[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II)]
Recognizing that certain uses, activities, and structures are necessary to serve the needs and convenience of the Township and at the same time recognizing that such uses may be or become inimical to the public health, safety and general welfare if located without proper consideration being given to existing conditions and the character of the surrounding area, such uses are designated as conditional uses and are enumerated in this article and Article XIII for the zones in which they are permitted and are required to meet the following special review procedures.
Applications for conditional uses shall include all forms, exhibits, checklists, plans and information as required for sketch or preliminary site plan applications as set forth in Part 2 of this chapter and any additional information necessary to show compliance with this chapter.
The Planning Board shall review and process the application in accordance with procedures established for sketch or preliminary site plans as set forth in Part 2 of this chapter and shall provide for a public hearing and notice in accordance with Article IV.
The Planning Board shall review and grant or deny the application for a conditional use and the attendant site plan within 95 days of the filing of a complete application with the administrative officer or within such further time as may be consented to by the applicant.
The following general standards shall apply to all conditional uses:
A. 
The use shall be a conditional use as set forth in Article XIII, Schedule I, Schedule of Area, Yard and Building Requirements, and shall conform to all applicable regulations and standards governing the zone in which it is permitted, except as may be modified by this chapter.
[Amended 11-18-2020 by Ord. No. 20-30; 6-5-2024 by Ord. No. 24-12]
B. 
All design standards and requirements of Article X and site plan review standards of Article XI shall apply as appropriate.
C. 
Off-street parking and loading facilities shall be provided as required in Article XVII and the design standards for site plan review and ingress and egress shall be so designed as to cause minimum interference with traffic or abutting streets.
D. 
All applicable performance standards as set forth in Article XX shall be met and documented as to compliance.
E. 
All applicable provisions of Parts 4 and 5 of this chapter and other appropriate chapters of the Township Code shall be met.
F. 
The use shall be so designed, located and proposed to be operated that the public health, safety, welfare and convenience of the public shall be protected.
[Amended by Ord. No. 01-28; Ord. No. 02-47; Ord. No. 02-58; Ord. No. 06-11; Ord. No. 08-18; 11-18-2020 by Ord. No. 20-30; 6-5-2024 by Ord. No. 24-12]
A. 
Hospitals and nursing homes.
(1) 
Such uses shall be located on lots meeting the following requirements:
Size of Facility
(number of beds)
Minimum Site Area
(acres)
30 or fewer
5
31 to 50
10
51 to 100
12
Each additional 50
2
(2) 
They shall front on roads with a minimum pavement width of 30 feet. Hospitals shall front on a state or county highway.
(3) 
The maximum height of such structures shall be not more than five stories or 75 feet for hospitals, or two stories or 30 feet for nursing homes.
(4) 
Minimum front, rear and side yards for principal and accessory structures shall be 100 feet for hospitals and 50 feet for nursing homes, except when across from, abutting or adjacent to a residence or residential zone. Then the Planning Board may require additional setbacks and yards to provide adequate buffers and safeguards to protect adjacent uses from nuisance characteristics.
(5) 
Public sewer is required.
B. 
Clubs, lodges and fraternal organizations.
(1) 
Such uses shall be on lots of not less than five acres.
(2) 
The minimum width of the lot shall be 200 feet.
(3) 
Eating and drinking facilities shall be accessible only from within the main structure, except for loading and unloading areas, kitchen and emergency exits.
(4) 
Minimum front, rear and side yards shall be 50 feet except if across from, adjacent to or abutting a residence or residential zone. Then the Planning Board may require additional setbacks to provide adequate buffers and to protect adjacent uses from nuisance characteristics. This requirement shall apply to any structure, principal or accessory, or improvement such as a tennis court, swimming pool or similar use.
(5) 
The maximum height of such structures shall be not more than 2 1/2 stories nor more than 35 feet.
(6) 
Parking shall be provided in the rear or side of the building.
(7) 
The discharge of firearms shall be prohibited.
C. 
Riding academies and boarding stables.
(1) 
The minimum lot area shall be 10 acres.
(2) 
The use shall be located on its own lot.
(3) 
Buildings used for the quartering of horses shall not be located closer than 100 feet to any property line. Other buildings shall not be located closer than 50 feet to any property line.
(4) 
Horses quartered on the lot shall be limited to a maximum of one per acre.
D. 
Animal hospitals and commercial kennels.
(1) 
Such uses shall be on minimum lots of five acres.
(2) 
Structures housing animals and exercise areas for animals shall be at least 300 feet from any property line.
(3) 
Minimum front and side yards shall be at least 50 feet each, except if abutting a residence or a residential zone, then minimum setbacks shall be 100 feet.
(4) 
The maximum height of such uses shall be 2 1/2 stories or 35 feet.
E. 
New motor vehicle agencies.
(1) 
Such uses shall have a minimum lot area of five usable acres per lot.
(2) 
Used cars, machinery or equipment shall not be sold, except as an accessory use to a new car, machinery or equipment dealer operating for such purpose from a principal or main building which shall contain not less than 10,000 square feet of usable floor area.
(3) 
Said uses may be located on separate lots within Raritan Township pursuant to the provisions contained in this subsection.
(4) 
The area devoted to outside display of new and used cars, machinery or equipment shall not exceed the area of the principal or main building or 50% of the total lot area, whichever is greater. All driveways, customer parking areas, display areas and vehicle storage areas shall be paved with asphalt or similar surfaces. Farm machinery and construction equipment agencies shall have all driveways and customer parking areas paved with asphalt or similar surfaces. Outdoor farm or construction equipment display, service and temporary storage areas shall be paved, graveled or mowed turfed surfaces as approved by the Planning Board. Cars, machinery and construction equipment shall be kept at least 20 feet from the right-of-way and property lines and shall be neatly arranged in specified areas.
(5) 
Display lighting shall be shielded and shall be so located and maintained as not to constitute a hazard or nuisance to the traveling public or to neighbors. In particular, so-called "string lights" shall not be permitted.
(6) 
Where the use is situated adjacent to residentially used property, adequate screening shall be provided along the property line as provided by the Planning Board in individual cases.
(7) 
Repair of motor vehicles shall be performed in a fully enclosed building, and no motor vehicle parts or inoperative motor vehicles shall be stored outside. Farm and construction equipment agencies may temporarily store inoperative vehicles outside when being repaired in the agency's service facility, provided that the storage area is screened and located as approved by the Planning Board.
F. 
Shopping centers.
(1) 
Such uses shall have a minimum lot area of 10 acres with primary access to a state highway and secondary access to arterial or connector streets as defined by the Township Master Plan.
(2) 
Existing and proposed roads shall be capable of handling the traffic in terms of access, capacity and safety.
(3) 
All structures shall be set back at least 100 feet from all perimeter tract lines and street rights-of-way, except if abutting a residential district the minimum setback shall be 200 feet from the zone line.
(4) 
No structure may be built higher than 45 feet, except that office buildings may be constructed to a height of 60 feet, provided that they are set back from the perimeter lot lines 200 feet plus one foot for each foot in excess of 45 feet.
(5) 
Parking shall be provided at the ratio of 4.5 vehicles per 1,000 square feet of gross building area for commercial usage and as required by Article XVII.
(6) 
No more than 30% of the total tract area shall be occupied by structures.
(7) 
Permitted uses may include retail and service establishments, office structures, movie theaters, auto service centers, commercial recreation facilities, motels and restaurants located within the main shopping center structures.
(8) 
Shopping centers may be in multi-ownership, except that the applicant must present evidence that the entire tract is under the control and management of a single corporation or condominium association.
(9) 
Design of the shopping center shall be in keeping with a high level of center design. If construction is undertaken in stages, each stage must relate to each other functionally, architecturally and aesthetically.
(10) 
Such uses shall have at least 500 feet of continuous frontage on a road with a pavement width of at least 36 feet or upgraded to 36 feet.
(11) 
Public water and sewer shall be required.
G. 
Public and private schools, child-care centers, houses of worship, public uses and essential services.
(1) 
Public and private schools and child-care centers in the R-1, R-2, R-3, R-4, R-5, R-6, R-7, R-8 and R-9 Zoning Districts shall be permitted upon compliance with the following standards:
(a) 
Consideration shall be given to minimize any adverse nuisance characteristics resulting from recreation uses or utilization of buildings for recreation, social or cultural activities.
(b) 
For enrollments of one to 25 pupils, there shall be a minimum lot area of 50,000 square feet for the first six pupils plus 3,500 square feet per pupil for the seventh succeeding pupil up to and including the 25th pupil. For enrollments of more than 26 pupils, there shall be a minimum lot area of two acres for the first 26 pupils plus 2,000 feet per pupil for the 27th and succeeding pupil up to and including the 600th pupil plus 1,000 square feet of lot area for each pupil beyond 600.
(c) 
Any property so used shall front on an arterial or collector street.
(d) 
Off-street parking and loading facilities shall be provided as required in this chapter. All parking areas shall be located at least 25 feet from a street or property line and at least 10 feet from a building. Design for ingress and egress shall be sufficient to ensure maximum safety of pupils and other persons on the site.
(e) 
Outdoor areas located near or adjacent to hazardous areas determined by the Planning Board to be unsafe (such as, but not limited to, streets, roads, driveways, parking lots, railroad tracks, swimming pools, rivers, streams, steep grades, cliffs, open pits, high-voltage boosters or propane gas tanks) shall be fenced or otherwise protected by a natural or man-made barrier or enclosure as required by the Planning Board.
(f) 
All buildings shall be located at least 50 feet from a street and at least 25 feet from a side property line and 40 feet from a rear property line.
(2) 
Minimum lot size shall be 50,000 square feet, with 150 feet of frontage.
(3) 
Public, institutional and civic uses shall include all facilities of the Township of Raritan, or franchise thereof, County of Hunterdon, State of New Jersey, and federal government or official agencies of these jurisdictions. These facilities shall be encouraged to locate facilities in areas suitable for these uses and to develop suitable site design standards to minimize any adverse impact on adjacent surroundings by reason of nuisance characteristics (noise, glare and pollution) or by traffic or aesthetic considerations.
(4) 
Essential services not specifically set forth in § 296-131B shall require a conditional use permit. Essential services shall be permitted in all zones on land with sufficient area appropriate for the facility or service to be provided. Consideration for existing or future adjacent abutting or surrounding development shall be a key determinant in the Planning Board's establishment of reasonable development standards.
H. 
Farm stands.
(1) 
A farm stand is only permitted as an accessory use to a permitted agricultural use. Sale of farm products shall be limited to seasonal products of which at least 50% shall be grown on the premises and/or other farm parcel owned or cultivated by the farm stand operator.
(2) 
Farm stand structures shall not exceed 1,000 square feet in total floor area.
(3) 
The location of farm stands with relation to the public right-of-way shall give due consideration to the safety of vehicles entering and leaving the farm stand area.
I. 
Category C home occupations.
(1) 
A home occupation shall be carried on entirely within the principal building, or accessory building, by the inhabitants thereof and shall not exceed 25% of the total gross floor area of the principal building or 25 % of the total square footage of principal and accessory buildings on the property.
(2) 
No home occupation shall require exterior structural alterations of an existing structure. The exterior design of new structures shall reflect the principal residential use of the structure.
(3) 
No home occupation shall permit the employment of more than two employees who are not permanent residents of the principal structure.
(4) 
No commodity shall be sold on the premises in connection with such use, and no display of products shall be visible from the street.
(5) 
Only one home occupation shall be conducted upon the premises.
(6) 
The minimum lot size shall be 80,000 square feet.
J. 
Home businesses. Home businesses shall be permitted upon compliance with the following standards:
(1) 
The property shall meet existing lot requirements of Schedule I attached to this chapter.
(2) 
A separate parking area for the business shall be provided in accordance with Article XVII.
(3) 
A ground sign shall be limited to 25 square feet in area.
(4) 
The business shall constitute either entirely, or partly, the means of livelihood of the members of the household occupying the dwelling.
K. 
Camps.
(1) 
Camps shall have a minimum lot area of 25 acres, and the physical characteristics of the lot (topography, vegetation and water area) shall be appropriate for the proposed use.
(2) 
All camp structures and campsites shall be set back at least 200 feet from all lot lines.
(3) 
The discharge of firearms shall be prohibited.
(4) 
Indoor showers and toilet facilities shall be provided.
L. 
Agricultural research facilities.
(1) 
The minimum lot size shall be 150 acres.
(2) 
All structures shall be set back at least 300 feet from all lot lines.
(3) 
Not more than 5% of the lot shall be occupied by structures.
(4) 
Such uses shall be permitted only in conjunction with an existing agricultural use.
M. 
Helistops.
(1) 
The helistop shall be set back at least 100 feet from any sidewalk, street or other public area. The landing area shall not be closer than 800 feet to any residential zone.
(2) 
The minimum length of the landing area shall be 1 1/2 times the length of the largest helicopter using the facility. The width shall be equal to the length of the landing area or sufficient to create a minimum area of 1,500 square feet, whichever is greater.
(3) 
The minimum obstruction clearance plane shall be a slope no greater than eight to one computed on the ratio of eight horizontal to one vertical measured from the perimeter of the landing area.
(4) 
The minimum angle between approach and departure paths shall be 135° measured from the perimeter of the landing area.
(5) 
Fencing or other protection sufficient to provide for public safety must be erected.
(6) 
The helistop shall be provided with such fire protection equipment as may be deemed necessary by the Planning Board, after consultation with the Township Fire Department.
N. 
Gasoline filling stations and public and repair garages.
(1) 
Repair of motor vehicles shall be performed in a fully enclosed building. No motor vehicle shall be offered for sale on the site, and no motor vehicle parts or partially dismantled motor vehicles shall be stored outside.
(2) 
No vehicle parking shall be permitted on the site other than that for customers and employees of the establishment.
(3) 
Accessory goods for sale at gasoline filling stations may be displayed out of doors on the pump island(s) and the building island only. Such limited outdoor display may be on the above islands only if contained within a suitable metal stand or rack. Tires shall be stored only inside the principal building. Vending machines, if any, shall be located within the principal building.
(4) 
Any outdoor storage of waste materials shall be to the rear of the principal building and fenced at a height of not less than six feet. Such area shall not exceed 100 square feet and shall not be closer than 20 feet to any right-of-way or lot line.
(5) 
Floor drains shall not be connected to the sanitary sewer system. A separate grease separation unit shall be installed.
(6) 
Tanks and ancillary equipment, including fuel pumps and dispensers, shall not be located within any freshwater wetlands and their associated transition areas, as determined and/or verified by the New Jersey Department of Environmental Protection, or floodplains, or within 50 feet of any state open waters, 100 feet of the top of the bank of an existing stream carrying water on an average of six months of a year and/or shown on a United States Department of the Interior geological survey quadrangle, or within 300 feet of any Category One waterway or tributary of a Category One waterway.
(7) 
Gasoline pumps and other apparatus shall be so located as to permit safe and convenient traffic circulation. Every gasoline or oil tank, pump, other device, appliance or apparatus shall be located at least 25 feet from a street right-of-way line, at least 50 feet from a residential zone boundary and at least 50 feet from any property line.
(8) 
A landscape strip shall be provided along the front yard 20 feet wide parallel to the street line and 10 feet wide along the side and rear lines.
(9) 
A six-foot-high solid fence shall be installed along any residential zone boundary.
(10) 
Canopies over gas pumps are permitted provided that they are of a height of not less than 14 feet over the pavement to allow passage of fuel delivery trucks underneath the canopy and not exceeding a height of 20 feet.
O. 
Gasoline filling stations.
(1) 
The minimum lot size shall be one acre and the minimum frontage shall be 150 feet.
(2) 
Gasoline pumps and other apparatus shall be so located as to permit safe and convenient traffic circulation. Every gasoline or oil tank, pump, other device, appliance or apparatus shall be located at least 25 feet from a street right-of-way line, at least 50 feet from a residential zone boundary and at least 50 feet from any property line.
(3) 
A landscape strip shall be provided along the front yard 20 feet wide parallel to the street line and 10 feet wide along the side and rear lines.
(4) 
A six-foot-high solid fence shall be installed along any residential zone boundary.
(5) 
Accessory goods for sale at gasoline filling stations may be displayed outdoors on the pump island(s) and the building island only. Such limited outdoor display may be on the above islands only if contained with a suitable metal stand or rack.
(6) 
Canopies over gas pumps are permitted provided that they are of a height of not less than 14 feet over the pavement to allow passage of fuel delivery trucks underneath the canopy and not exceeding a height of 20 feet.
(7) 
Tanks and ancillary equipment, including fuel pumps and dispensers, shall not be located within any freshwater wetlands and their associated transition areas, as determined and/or verified by the New Jersey Department of Environmental Protection, or floodplains, or within 50 feet of any state open waters, 100 feet of the top of the bank of an existing stream carrying water on an average of six months of a year and/or shown on a United States Department of the Interior geological survey quadrangle, or within 300 feet of any Category One waterway or tributary of a Category One waterway.
P. 
Gasoline filling stations with convenience stores.
(1) 
The minimum lot size is three acres and the minimum frontage shall be 200 feet.
(2) 
A gasoline service station may be constructed in connection with a convenience store provided that the convenience store does not exceed 4,000 square feet in floor area.
(3) 
A landscape strip shall be provided along the front yard 20 feet wide parallel to the street line and 10 feet wide along the side and rear lines.
(4) 
A six-foot-high solid fence shall be installed along any residential zone boundary.
(5) 
Gasoline pumps and other apparatus shall be so located as to permit safe and convenient traffic circulation. Every gasoline or oil tank, pump, other device, appliance or apparatus shall be located at least 25 feet from a street right-of-way line, at least 50 feet from a residential zone boundary and at least 50 feet from any property line.
(6) 
Canopies over gas pumps are permitted provided that they are of a height of not less than 14 feet over the pavement to allow passage of fuel delivery trucks underneath the canopy and not exceeding a height of 20 feet.
(7) 
Tanks and ancillary equipment, including fuel pumps and dispensers, shall not be located within any freshwater wetlands and their associated transition areas, as determined and/or verified by the New Jersey Department of Environmental Protection, or floodplains, or within 50 feet of any state open waters, 100 feet of the top of the bank of an existing stream carrying water on an average of six months of a year and/or shown on a United States Department of the Interior geological survey quadrangle, or within 300 feet of any Category One waterway or tributary of a Category One waterway.
Q. 
(Reserved)
R. 
Occupational, vocational and academic training center for handicapped person.
(1) 
Off-street parking and loading facilities shall be provided as required in this chapter for the appropriate activity. Design of ingress and egress shall be sufficient to ensure maximum safety of pupils and persons on the site.
(2) 
Such use shall comply with the area and bulk standards pertaining to the B-3 Zoning District.
(3) 
As part of the site utilization, consideration shall be given to minimize any adverse operational characteristics resulting from outdoor activities, such as recreation uses or utilization of buildings for educational activities.
(4) 
Such services shall be provided by a nonprofit organization, which services may also include the training of unemployed persons provided all applicable provisions and standards of this chapter are complied with.
(5) 
The Planning Board review of the activities proposed on the site shall find that such activities are directly related and necessary to the occupational, vocational and educational services of such training center.
S. 
ECHO unit.
(1) 
An ECHO unit shall only be located upon a lot upon which a single-family dwelling is located and only one ECHO unit shall be permitted per lot.
(2) 
The minimum lot size upon which an ECHO unit is to be located shall be as follows. The minimum lot size for a lot served by and connected to the sanitary sewer system upon which an ECHO unit is to be located shall be 40,000 square feet in the R-3 and R-6 Zoning Districts only. An ECHO unit to be located on a lot in the R-1, R-1A, and R-4 Districts to be served by sanitary sewer shall meet the minimum lot size for a lot served by a septic system.
District
Lot Served by Septic System
(square feet)
R-1
261,360
R-1A
80,000
R-2
75,000
R-3
50,000
R-4
40,000
R-6
40,000
(3) 
The ECHO housing unit shall comply with the required setbacks applying to the principal structure and in addition shall not be located closer than the principal structure to any front lot line and most preferably shall be located to the rear of the rear line of the principal structure. Such ECHO unit may be attached to the principal residential dwelling on the premises. If such unit is not attached to the principal dwelling on the premises it shall be separated from such dwelling by at least 30 feet.
(4) 
The ECHO housing unit shall be positioned on the lot in such a way as to minimize its visibility from other nearby and abutting lots. The Municipal Agency may require screening to accomplish this condition.
(5) 
The ECHO unit is to contain a bathroom, kitchen, living and sleeping facilities.
(6) 
If the ECHO unit is to be occupied by only one occupant who is a relative by blood, marriage or adoption of the owner/occupant of the primary residence on the site, a second occupant can only be a caregiver to the ECHO unit resident. Such caregiver must vacate the ECHO unit when the ECHO unit occupant related to the owner/occupant of the primary residence vacates the ECHO housing unit.
(7) 
Proof of approval by the Board of Health of well and septic systems must be submitted to the Municipal Agency.
(8) 
The applicant shall be responsible for preparing the site for installation of the ECHO unit.
(9) 
The exterior of the ECHO housing unit shall be covered with material and color that complements the facade of the primary residence on the lot.
(10) 
The ECHO unit shall be a unit which is self-contained, barrier free, energy efficient, and capable of being moved to another site but which is to be located on a foundation. An ECHO unit shall comply with the definition of "dwelling."[1]
[1]
Editor's Note: See § 296-3, Definitions.
(11) 
The ECHO unit shall be removed from the premises upon the death or permanent change of address of the original occupants. This removal shall take place within 90 days of the earlier of the events. To facilitate this requirement, the unit shall be part of an ECHO housing unit program sponsored by the Township or other governmental unit or agency or the Municipal Agency shall be satisfied that adequate provisions have been made guaranteeing the removal of the ECHO unit at the term of the subject occupancy. The lot shall be restored by the owner of the premises to the status prior to the installation of the unit.
T. 
Low-intensity highway-oriented conditional uses - NJSH-12. Within the area designated as low-intensity highway-oriented conditional uses - NJSH-12 in the R-3 Zoning District as shown on the map titled "Low-Intensity Highway-Oriented Conditional Uses - NJSH-12," dated July 16, 1998, which map is made a part of this chapter by reference, the following uses may be permitted as conditional uses subject to the specific standards as set forth.
(1) 
The uses permitted in the area designated for low-intensity highway-oriented conditional uses - NJSH-12 shall be as follows:
(a) 
Nursing home; assisted living facility.
(b) 
Retail uses, medical offices and/or medical clinics which in total gross floor area of the building or buildings housing such retail uses, medical offices or medical clinics shall not exceed 16,000 square feet.
(c) 
Customary accessory uses to Subsection R(1)(a) or (b).
(2) 
Such uses shall be served by sanitary sewers and evidence of a capacity reservation shall be submitted with an application for development.
(3) 
If water supply from a well or wells is to be used as a source, a well test report indicating that an adequate supply for consumption is available, without adversely affecting other existing wells in the area, shall be submitted. Such report shall be prepared and signed by a geologist or hydrogeologist. In addition, a report shall be submitted by the applicant proving an adequacy of water for firefighting. The adequacy of water for firefighting shall be approved by the Township Fire Marshal and Fire Chief either prior to or as a condition of any development plan approval.
(4) 
No building proposed to be used as an assisted living facility and/or nursing home, retail use, medical offices or medical clinics or loading area accessory thereto shall be located within 100 feet of an adjacent property used for residential purposes, which property exists on the Tax Map of the Township last revised January 1, 1998, and no parking area, access and/or drive shall be located within 50 feet of an adjacent property used for residential purposes, which property exists on the Tax Map of the Township last revised January 1, 1998, nor shall any parking area or loading area be located within 100 feet of Route 12.
(5) 
Buffer strips. All lots or parts of lots which are to be developed with uses permitted as conditional uses in the area designated as low-intensity highway-oriented conditional uses - NJSH-12 whose side or rear lot lines abut a residential use or are adjacent to a residential zone shall be screened from said residential use or zone by landscaped buffer strips or other such screening as may be approved by the Planning Board. A buffer composed of natural material shall preferably be provided. Such buffer shall be of sufficient depth to form a year-round screen. The natural buffer may be required to be supplemented with evergreens where necessary to form a year-round screen. Where a natural buffer is considered by the Planning Board as impracticable or inappropriate a landscaped buffer may be provided and shall consist of a minimum of two staggered rows of evergreens at least six feet in height at time of planting. The Planning Board may allow a fence to supplement the evergreens.
(6) 
A nursing home and/or assisted living facility shall be located on lots meeting the following requirements:
Size of Facility
(number of beds)
Minimum Site Area
(acres)
30 or fewer
5
31 to 50
10
51 to 100
12
Each additional 50
2
(7) 
A nursing home and/or assisted living facility, retail use, medical office or medical clinic shall not have access from any residential street but shall have direct access from a collector or major collector street, county road or state highway.
(8) 
The maximum height of structures shall not exceed 2 1/2 stories. In no such case shall such 2 1/2 stories exceed a height of 35 feet.
(9) 
The minimum front, rear, and side yards for principal and accessory structures to be used for nursing home, assisted living facility, retail use, medical offices or medical clinic use shall be as follows:
(a) 
Front yard: 100 feet.
(b) 
Side yard (each): 50 feet.
(c) 
Rear yard: 100 feet.
(10) 
Signs shall be limited to one ground sign not exceeding 32 square feet in area per lot and a wall sign or signs which in total area shall not exceed 5% of the building facade which contains the main entrance to the building or 100 square feet whichever is lessor.
(11) 
Low- and moderate-income units required. Nursing homes and assisted living facilities shall be required to provide units affordable to low- and moderate-income persons and households at the rate of at least 10% of the number of bedrooms to be constructed.
(12) 
Off-street parking shall be provided for a nursing home at the rate of one space per each bed and for an assisted living facility at the rate of 1/2 of one space for each unit.
(13) 
Off-street parking and off-street loading shall be provided at the rate required by this chapter for retail, medical office and medical clinic uses.
(14) 
The maximum hard surface coverage for any site containing a use or uses set forth as permitted conditional uses in the area designated as low-intensity highway-oriented conditional uses - NJSH-12 shall not exceed 30%.
(15) 
No lot in the area designated as low-intensity highway-oriented conditional use - NJSH-12 to be used for retail use and/or medical office and/or medical clinic shall be located within 1,500 feet of a lot in the area designated as low-intensity highway-oriented conditional uses - NJSH-12 used for retail use and/or medical office and/or medical clinic.
U. 
Seasonal sales areas.
(1) 
The seasonal sales shall be accessory to a use already conducted on the site.
(2) 
The sales shall not exceed a period of six months per calendar year.
(3) 
No additional signage is permitted.
(4) 
The area shall be designated on an approved site plan.
(5) 
If the seasonal sales area is to be located on area designed and approved for use as parking, the Planning Board may determine at any time that the area shall be converted back to its primary use as a parking area if the parking demand of the property requires it.
[Amended by Ord. No. 2017-14]
V. 
School bus depots.
(1) 
Minimum lot size of 10 acres.
(2) 
All vehicles must be parked on permanently paved and marked areas.
(3) 
Any work conducted on vehicles must be done indoors.
(4) 
Safe and efficient access and routing to and from the facility must be provided.
(5) 
No motor vehicle parts or partially dismantled motor vehicles shall be stored outside.
(6) 
Any outdoor storage of waste materials shall be to the rear of the principal building and fenced at a height of not less than six feet. Such area shall not exceed 100 square feet and shall not be closer than 20 feet to any right-of-way line or lot line. No outdoor storage of tires shall take place.
(7) 
Floor drains shall not be directly connected to the sanitary sewer system. A separate grease and oil separation unit shall be installed.
(8) 
No unregistered or immobilized vehicles may be stored, parked or otherwise maintained on the site for a period greater than six months.
(9) 
No passengers may be picked up or dropped off at the site.
W. 
Assisted living facilities.
[Added by Ord. No. 10-7]
(1) 
Such facilities shall be located on property within 1,500 feet of the Hospital Zone.
(2) 
Such facilities shall have area and bulk requirements as follows:
(a) 
Minimum lot area shall be 10 acres.
(b) 
Minimum lot width shall be 200 feet.
(c) 
Minimum front yard setback shall be 75 feet.
(d) 
Minimum side yard setback shall be 20 feet (50 feet for both).
(e) 
Minimum rear yard setback shall be 20 feet.
(f) 
Maximum building height shall be 50 feet or three stories.
(g) 
Maximum hard surface coverage shall be 55%.
(3) 
If a lot does not abut a street, the Planning Board may determine which lines are the front yard, side yard and rear yard provided that there is adequate access for firefighting equipment, ambulances and other emergency vehicles necessary to protect the health and safety and that will protect any future street layout shown on the Official Map or on a general circulation plan element of the Municipal Master Plan (N.J.S.A. 40:55D-36).
(4) 
Maximum density shall be 12 units per acre.
(5) 
Permitted number of beds shall meet the following requirements:
Size of Facility
(number of beds)
Minimum Site Area
(acres)
50 to 100
10
100 to 150
12
Each additional 50
2
(6) 
Affordable housing obligations in place at the time of adoption of this Subsection U (Ordinance No. 10-7) may be satisfied by the payment of the required fee, by the deed restriction of units or beds or a combination of payments and deed restriction of units or beds. The number of units or beds so deed restricted will be dependent upon eligible and required Medicaid units at the time of completion of any said project. It is specifically the intent of this Subsection U to require compliance with the regulations in effect at the time of adoption of this Subsection U, in terms of number of units required, unless this Subsection U (Ordinance No. 10-7) is specifically amended to change this subsection.
(7) 
Separate parking garages and/or parking beneath the structures shall be permitted, subject to height limitations.
(8) 
Public water and sewer shall be required.
(9) 
A landscaped buffer as required in Article XX, Performance Standards, shall be provided along the perimeter of each site where deemed necessary and appropriate by the Board.