Conditional uses, as enumerated in Article V, (§ 112-34 et seq.), shall be permitted upon authorization by the Planning Board, provided that such uses are found by the Planning Board to comply with the following requirements and other applicable requirements as set forth in this section:
A.
The use is a conditional use as set forth in Schedule
1.
B.
The use is so designed, located and proposed to be
operated that the public health, safety, welfare and convenience of
the citizens will be protected.
C.
Adequate landscaping and screening is provided.
D.
Adequate off-street parking and loading is provided,
and ingress and egress is so designed as to cause minimum interference
with traffic on abutting streets.
E.
The use conforms to all applicable regulations governing
the district in which it is located.
A.
The Planning Board shall grant or deny an application
for a conditional use within 95 days of submission of a complete application
by an applicant to the Secretary of the Planning Board, or within
such further time as may be consented to by the applicant.
B.
The review by the Planning Board of a conditional use shall include site plan review pursuant to § 112-185B. The time period for action by the Planning Board on conditional uses pursuant to § 112-35A shall apply to such site plan review. Failure of the Planning Board to act within the period prescribed shall constitute approval of the application and a certificate of the Township Clerk as to the failure of the Planning Board to act shall be issued on request of the applicant, and it shall be sufficient in lieu of the written endorsement or other evidence of approval herein required, and shall be so accepted by the county recording officer for purposes of filing subdivision plats.
C.
Whenever review or approval of the application by
the County Planning Board is required by Section 5 of P.L. 1968, c.
285 (N.J.S.A. 40:27-6.3), or Section 8 of P.L. 1968, c. 285 (N.J.S.A.
40:27-6.6), in the case of a site plan, the Franklin Township Planning
Board shall condition any approval that it grants upon timely receipt
of a favorable report on the application by the County Planning Board
or approval by the County Planning Board by its failure to report
thereon within the required time period.
Such uses may be permitted upon authorization
by the Planning Board in accordance with the following standards and
site plan review:
A.
Plans shall show the exact location of buildings,
the number of gasoline tanks to be installed, the dimensions and capacity
of each tank, the depth at which the tanks will be placed below ground,
the number of pumps to be installed, the type of structure and accessory
buildings to be constructed, the number of service bays and a description
of the nature and extent of the proposed use.
B.
Said proposed use or structure shall not be located
on any highway or street within 1,500 feet of any other automobile
service station situated on the said highway or street, or on any
other street as measured along the center line of the street or streets.
C.
It is further provided that said use or structure
shall not be located on a lot whose lot lines are located within 1,000
feet from any public or private school, hospital, church, library,
theater, club, place of assembly seating more than 50 persons, or
public building housing offices and records of this municipality.
D.
It shall be further provided that vehicular entrances
and exits shall be clearly visible from the highway or street upon
which such use is located and shall not be located within 50 feet
of a street intersection and further provided that all filling pumps
shall be located at least 35 feet from the street line and side and
rear property lines of the lot on which such use is to be located.
E.
No more than three service stations shall be permitted
within a linear mile.
F.
No part of any automobile service station may be used
for residence or sleeping purposes except by a watchman.
G.
No part of any building used as an automobile service
station nor filling pumps, car lifts, greasing equipment, nor other
service equipment used to service or supply motor vehicles shall be
erected within 50 feet of any residential zone boundary line.
H.
All lifts and greasing equipment shall be located
within an enclosed building.
I.
No gasoline or oil pump or other service appliances
installed for use in connection with any automobile service station
shall be so installed or located within 35 feet of any lot line.
J.
No automobile service station shall store out of doors
in a side or front yard, wrecked, damaged or disassembled (either
whole or in part) vehicles, boats, used automotive or marine parts
or used supplies or materials thereof. Any such storage location in
a rear yard shall be screened so that no stored vehicle or article
shall be visible from the front of the premises nor to any adjacent
premises.
K.
All other regulations for the district in which the
use is to be located shall be met except that the minimum lot area
for a service station shall not be less than 40,000 square feet.
L.
Car wash facilities may be permitted as an accessory
use.
[Amended 12-11-2007 by Ord. No. 3729; 8-12-2008 by Ord. No.
3772; 6-22-2010 by Ord. No. 3881]
A house of worship may be permitted upon authorization
by the Planning Board in accordance with the following standards and
site plan review:
A.
Permitted zones. Places of worship shall be permitted
as conditional uses as specified in Schedule 1, Permitted Uses.[1]
[1]
Editor's Note: Schedule 1 is attached to this chapter.
B.
Permitted uses. All proposed principal and accessory
uses, including anticipated or future uses, and all principal and
accessory structures greater than 100 square feet in area shall:
C.
Roadway location. No place of worship having a gross
floor area over 5,000 square feet shall front or have direct vehicular
access to a street classified in the Township Master Plan as a scenic
roadway (with the exception of those roadways under state or county
jurisdiction) nor shall a place of worship having a gross floor area
over 5,000 square feet be located on any roadway with an improved
cartway width of 18 feet or less.
D.
Parking requirements.
(1)
One parking space per every three seats. One seat
shall be considered 22 inches in calculating the capacity of pews
or benches. In the event there is no seating provided, parking shall
be provided at one parking space for every three persons at the largest
anticipated gathering or a minimum of one parking space for every
15 square feet of worship area.
(2)
Depending on the number of special occasions, the
Planning Board may require overflow parking to be constructed of pervious
pavement materials. Parking may be banked upon approval of the Planning
Board in anticipation of future growth, but it shall be delineated
on the plan and included in all coverage calculations and drainage
calculations.
E.
Parking location. The majority of the parking shall
be located to the rear of the main structure, with no more than 10%
of the total parking located at the front entrance for handicapped
accessibility, weddings and funeral services.
F.
Parking setbacks and standards. Unless modified herein, the parking setbacks and standards contained in Article XI (§ 112-81 et seq.) for the applicable zone shall apply, provided that no parking or access driveways shall be permitted within any required buffer area identified in Subsection K below.
G.
Building setbacks. The walls of the main building
or of any accessory building or structure greater than 100 square
feet shall be set back in compliance with the zone district requirements,
but in no case less than 50 feet from the abutting street right-of-way
line or lines (front yard setback) or less than 25 feet from every
adjoining property line.
H.
Building height. The building shall not exceed the height restrictions for the zoning district in which it is to be located unless in accordance with § 112-28.
I.
Impervious cover.
(1)
Impervious cover shall be permitted to be two times
the allowable percent in the applicable residential zone, and shall
comply with the applicable percent in nonresidential zones and the
HBD zone.
J.
Lot cover. Lot or building cover maximums shall not
exceed the allowable percent in the applicable zone.
K.
Buffers and lighting. Buffering, landscaping and/or fencing shall be required pursuant to either of the following standards in Subsection K(1) or (2) below where any yard is adjacent to a residential zone or residence:
(1)
Fifteen feet of heavily landscaped buffer containing,
at a minimum, a double, staggered row of evergreen trees planted at
a maximum of 10 feet on center with a minimum planting height of six
to eight feet, or approved equivalent; a mix of evergreen and deciduous
shrubs; and a six-foot high, solid, board-on-board fence; or
(2)
Twenty-five feet of heavily landscaped buffer containing,
at a minimum, a triple, staggered row of evergreen trees planted at
a maximum of 10 feet on center with a minimum planting height of six
to eight feet, or approved equivalent; and a mix of evergreen and
deciduous shrubs.
(3)
Lighting shall be designed to minimize glare and spill-over onto
adjacent property or into the sky. This shall be accomplished through
the use of cutoff fixtures and/or reflectors so that light is directed,
as much as possible, to the area intended to be illuminated. The light
source shall be fully concealed. Where located adjacent to a residential
zone or residence, lighting fixtures shall be limited to 15 feet in
height and 250 watts in power and shall not exceed 0.0 footcandles
beyond the property line zoned or used for residential purposes;
L.
Minimum Lot Area.
(1)
In the A, CP, RR-5 and RR-3 Districts: two times the
minimum lot area required of a single-family home.
(2)
In the R-40, R-20, R-15, R-10, R-10A, R-10B, C-R and
R-7 Districts: three times the lot area required of a single-family
home or one acre, whichever is greater.
(3)
In the GB, NB, OP and HBD Districts: the minimum lot
area requirement applicable to nonresidential uses.
Community residences for developmentally disabled
and community shelters for victims of domestic violence which house
six or more individuals except for residential staff may be permitted
upon authorization by the Planning Board in accordance with the following
standards and site plan review:
A.
Minimum lot size by zoning districts shall be as follows:
|
Zone
|
Minimum Lot Size
| |
|---|---|---|
|
RR3, RR5 and R-40
|
5 acres
| |
|
R-20 and R-15
|
1 acre
| |
|
R-7 and R-10
|
20,000 sq. ft.
| |
|
C-R
|
20,000 sq. ft.
|
B.
Minimum of 250 square feet of gross floor area shall
be required for each site occupant inclusive of resident staff personnel.
C.
Such community residences must be at least 1,500 feet
apart from each other.
A.
No garden apartment structure shall be located within
200 feet of a single-family dwelling which is not located on the same
lot.
B.
No garden apartment building shall be closer than
30 feet to any other garden apartment.
C.
No more than 24 dwelling units in the R-10B Zone or
16 dwelling units in any other zone shall be contained in any one
garden apartment structure.
D.
A planting screen having a minimum width of 10 feet
shall be provided along all side and rear property lines that do not
abut an open space area. This screen shall consist primarily of evergreen
trees and earth contouring so as to provide visual screen. Planting
material shall be at least three feet high at the time of planting,
and it shall be the responsibility of the owner to carry out this
program and to promote such maintenance and care as is required to
obtain the effect intended by the original plan.
E.
All private streets shall be paved to a minimum width
of 30 feet.
F.
No off-street parking area shall be located within
the required front yard area of the development tract.
G.
No on-street, parallel parking shall be permitted
on any street, road, thoroughfare, accessway or driveway, whether
public or private.
H.
On-site parking shall be proved in accordance with
the Residential Site Improvement Standards.
I.
Each parking area shall contain no more than 50 vehicle
spaces and shall be adequately lighted either with wall-mounted or
post-mounted ornamental fixtures.
J.
No off-street parking spaces, including detached garages,
shall be located closer than seven feet to the principal building,
and no principal building shall have off-street parking areas on all
sides of the building.
K.
No off-street parking area shall be located closer
than 10 feet to a side or rear property line.
L.
If garages are provided, they shall have an unobstructed
clear floor space area of not less than 240 square feet and such a
garage may be built into the dwelling structure or separately constructed
as herein provided.
M.
Each group of attached garages shall be no more than
one story in height. The architectural design and materials used in
the construction thereof shall conform to the design and building
materials used in the construction of other buildings and structures.
No part of any garage or other accessory building shall be used for
living purposes.
N.
The following recreational requirements shall be met
and developed with facilities suitable to serve the residents of the
dwelling units; said facilities shall be located so as not to be detrimental
to adjacent property owners by virtue of noise, light, glare and any
other objectionable features emanating therefrom. A minimum of 400
square feet of recreational area shall be provided for each dwelling
unit.
O.
Other requirements.
(1)
All projects shall be serviced by public water and
sewer utilities.
(2)
Minimum lot size shall be one hundred acres in the
R-10B Zone and 10 acres in all other zones.
(3)
Minimum frontage shall be 300 feet.
(4)
Minimum front yard shall be 75 feet.
(5)
Minimum side yard shall be 40 feet.
(6)
Maximum density shall be 3.25 units in the R-10B Zone
and six units per gross acre in all other zones.
(7)
Maximum lot coverage shall be 20%.
(8)
Minimum rear yard shall be 40 feet.
(9)
The total height of the building shall not exceed
three stories nor 42 feet in height in the R-10B Zone and 2 1/2
stories nor 30 feet in height in all other zones. (No basement units
are permitted.)
P.
Permitted accessory uses. Accessory uses which are
customarily incidental to said use, such as but not limited to the
following, shall be permitted on the same lot:
Q.
Required use: low- and moderate-income dwelling units. Every garden apartment development shall provide dwelling units for families of low and moderate income pursuant to Article X (§ 112-74 et seq.) of this chapter except for garden apartments in the R-10B Zone which shall pay a development fee pursuant to Article XXXIII (§ 112-252 et seq.).
R.
Garden apartment developments existing within the General Business
(GB) Zone as of the effective date of this ordinance[1] shall be considered permitted uses, subject to the requirements of § 112-39.
[Added 7-16-2013 by Ord. No. 4021-13]
[1]
Editor's Note: "This ordinance" refers to Ord. No. 4021-13,
adopted 7-16-2013.
[1]
Editor's Note: Former § 112-40, Apartments, townhouses
and independent senior living facilities in HBD, was repealed 8-11-2015
by Ord. No. 4115-15.
[Added 9-22-2009 by Ord. No. 3843]
A.
A small wind energy system shall be permitted in the Agricultural
(A), Canal Preservation (CP), Rural Residential 3 (RR3) and Rural
Residential 5 (RR5) Zoning Districts subject to the following requirements:
(1)
Minimum lot size. The minimum lot size for a small wind energy system
shall be five acres.
(2)
Setbacks. The minimum setback distance shall be 150% of the height
of the wind tower. Such distance shall be doubled along a property
line adjoining a scenic roadway. The setback distance is the horizontal
distance from the center of the supporting structure to the nearest
property line or to the nearest overhead utility easement or underground
petroleum product pipeline easement.
(3)
Height.
(a)
A small wind energy system shall not exceed 120 feet in total
height. The height of the structure is the vertical distance from
the ground surface to the highest point of a rotor blade when in an
upright position.
(b)
The bottom of the rotor blade sweep shall be no closer than
35 feet above the ground surface.
(4)
Number. No more than one wind tower for a small wind energy system
shall be located on any one property.
(5)
Visual impacts.
(a)
The applicant shall demonstrate through project site planning
and proposed mitigation that the small wind energy system's visual
impacts will be minimized for surrounding neighbors and the community.
This may include, but not be limited to, information regarding site
selection, turbine design or appearance, buffering, and screening
of ground-mounted electrical and control equipment. All electrical
conduits shall be underground.
(b)
The color of the small wind energy system shall either be the
stock color from the manufacturer or painted with a nonreflective,
unobtrusive color that blends in with the surrounding environment.
(c)
Wind turbines may only be attached to monopole towers with or
without guy wires. Lattice towers are prohibited.
(6)
Lighting. A small wind energy system shall not be artificially lit
unless such lighting is required by the Federal Aviation Administration
(FAA). If lighting is required, the applicant shall provide a copy
of the FAA determination to establish the required markings and/or
lights for the small wind energy system.
(7)
Signs. All signs, both temporary and permanent, are prohibited on
the small wind energy system, except as follows: manufacturer's or
installer's identification on the wind turbine; and appropriate warning
signs and placards.
(8)
Code compliance. A small wind energy system including tower shall
comply with all applicable construction and electrical codes, and
the National Electrical Code.
(9)
Utility notification and interconnection. Small wind energy systems
that connect to the electric utility shall comply with the New Jersey's
net metering and interconnection standards for Class I renewable energy
systems.
(10)
Noise. The noise level of any small wind energy system shall
not exceed 60 dB(A) measured from any property line, or be in excess
of five dB(A) above the background noise, whichever is greater, as
measured at the closest inhabited dwelling on a neighboring property,
except during short-term events such as severe wind storms and utility
outages.
(11)
Clearing. Clearing of natural vegetation shall be limited to
that which is necessary for the construction, operation and maintenance
of the small wind energy system and as otherwise prescribed by applicable
laws, regulations, and ordinances.
B.
Permit requirements.
(1)
Site plan approval. Site plan approval shall be required for the
installation of a small wind energy system.
(2)
Documents. In addition to other normally required application materials
for site plan and conditional use applications, the site plan application
shall be accompanied by a plot plan which includes the following:
(a)
Property lines and physical dimensions of the property;
(b)
Location, dimensions, and types of existing structures on the
property;
(c)
Location of the proposed small wind energy system tower;
(d)
The right-of-way of any public road that is contiguous with
the property;
(e)
Any overhead utility lines;
(f)
Small wind energy system specifications, including manufacturer
and model, rotor diameter, tower height, tower type (freestanding
or guyed);
(g)
Tower and tower foundation drawings signed and sealed by a professional
engineer licensed in the State of New Jersey;
(h)
Sound level analysis prepared by the wind turbine manufacturer
or qualified engineer including noise levels of the proposed wind
energy system at all property lines and at the closest neighboring
inhabited dwelling.
(i)
A visual analysis must be submitted, including photos of the
subject property, that graphically simulates the appearance of any
proposed small wind energy system and indicating its view from at
least five locations around and within one mile of the proposed tower.
(j)
A report from a structural engineer containing the following:
a description of the tower, including a description of the design
characteristics and material; and documentation to establish that
the tower has sufficient structural integrity for the proposed uses
at the proposed location and meets the applicable minimum safety requirements.
The applicant shall provide evidence that the proposed tower height
does not exceed the height recommended by the manufacturer of the
wind turbine. Every two (2) years the owner shall submit a structural
report to the Building Department attesting to the structural integrity
of the wind generator, tower and/or support system.
(3)
Expiration. A permit issued pursuant to this section shall expire
if:
C.
Abandonment.
(1)
A small wind energy system that is out of service for a continuous
twelve-month period will be deemed to have been presumptively abandoned.
The Zoning Officer may issue a notice of abandonment to the owner
of a small wind energy system that is deemed to have been abandoned.
The owner shall have the right to respond to the notice of abandonment
within 30 days from notice receipt date. The Zoning Officer shall
withdraw the notice of abandonment and notify the owner that the notice
has been withdrawn if the owner provides information that demonstrates
the small wind energy system has not been abandoned. In the event
that the Zoning Officer, after investigation, determines that a small
wind energy system has been abandoned, the Zoning Officer may issue
a notice of abandonment during the presumptive twelve-month period
and the owner shall have the right to respond to the notice of abandonment.
(2)
If the small wind energy system is determined to be abandoned, the
owner of a small wind energy system shall remove the small wind energy
system and all related improvements at the owner's sole expense within
three months of receipt of notice of abandonment. The applicant may
provide a performance bond and/or other assurances satisfactory to
the approving Board, in a form approved by the Township Attorney,
that will cause the removal of the small wind energy system and all
related improvements at no cost to the Township. In the absence of
a performance bond and/or other assurances, if the owner fails to
remove the small wind energy system, the Zoning Officer may, at the
option of the Township Council, have the small wind energy system
and all related improvements removed at the owner's expense, and impose
a lien on the property.
D.
Violations. It is unlawful for any person to construct, install,
or operate a small wind energy system that is not in compliance with
this section or with any condition contained in a building permit
issued pursuant to this section. Small wind energy systems installed
prior to the adoption of this section are exempt.
[1]
Editor's Note: Former § 112-41,
Home occupations, was repealed 12-11-2007 by Ord. No. 3729.
Hospitals, philanthropic or eleemosynary uses
shall be permitted upon authorization by the Planning Board in accordance
with the following standards and site plan review:
A.
Said use will have direct access to an arterial or
major collector street as defined in this chapter and as designated
on the adopted Master Plan of the Township of Franklin.
C.
Minimum lot size shall be five acres.
D.
Minimum lot width shall be 200 feet.
E.
Maximum percent of lot coverage shall be 15%.
Kennels may be permitted upon authorization
by the Planning Board in accordance with the following standards and
site plan review:
A.
No structure or pen used for keeping or exercising
of animals shall be located within 75 feet of any property line.
Membership swimming pools may be permitted upon
authorization by the Planning Board in accordance with the following
standards and site plan review:
A.
Such use shall meet the following area, yard and site
requirements:
(1)
Minimum frontage shall be 300 feet.
(2)
Minimum depth shall be 600 feet.
(3)
Minimum lot area shall be 10 acres.
(4)
No building, structure, parking area, driveway or
recreational facility or use shall be within 25 feet of any boundary
of the subject property, except that a driveway providing direct ingress
and egress from a public roadway may be located within said buffer,
but not within 75 feet of a site boundary of the subject property.
B.
The seventy-five-foot buffer as required shall be
planted and maintained with adequate trees and shrubs to provide adequate
visual and noise barriers and shall meet the following specifications:
(1)
A six-foot high security fence must be provided at
the inner perimeter of the buffer area, contiguous to recreational
facilities area.
(2)
If no natural tree growth exists which forms a visual
and noise barrier within the buffer area, a screen planting consisting
of evergreen trees shall be provided.
(3)
The minimum height of the plantings at the time of
installation shall be five feet and shall be of the type to reach
a mature height of at least 10 feet.
(4)
Said evergreen trees shall be planted in four staggered
rows, and no tree shall be more than 20 feet from the next adjacent
tree.
C.
Entrance driveways and exit driveways shall have plantings,
the mature height of which shall not exceed two feet. These plantings
shall extend on either side of the driveway for a distance of 15 feet.
D.
Plans indicating the proposed planting layout must
be submitted for approval prior to planting. Plans shall be drawn
at a scale no greater than one inch equals 50 feet and shall show
the location, variety and size of proposed plantings.
F.
No parking will be permitted on internal driveways
or roadways.
G.
Each pool will be developed in accordance with at
least the minimum standards for public pools as recommended by the
National Swimming Pools Institute.
H.
A membership swimming pool facility shall have direct
access to and front on at least a collector street as shown on the
adopted Township Master Plan.
I.
No membership swimming pool shall be located within
one mile of another such facility.
J.
Outdoor public address facilities shall be specifically
prohibited.
K.
The maximum membership limit of said organization
shall be fixed at the time of application for site plan approval and
shall be commensurate with the amount of facilities to be utilized
and the exact nature of the use. No further expansion of said membership
shall be granted unless additional facilities are developed and site
plan approval and conditional use approval obtained therefor.
Licensed nursing homes may be permitted upon
authorization by the Planning Board in accordance with the following
standards and site plan review:
A.
Nursing homes shall be constructed and furnished so
as to provide facilities, lodging and care for not less than 35 patients.
B.
All nursing homes shall be constructed in such a manner
as to comply with the State of New Jersey, Department of Institutions
and Agencies, Manual of Standards for Nursing Homes, reprinted July
1967, as amended from time to time, and in compliance with the pertinent
codes of the Township of Franklin including, but not limited to, the
site plan procedure herein.[1]
C.
The lot or tract on which said nursing home is situated
fronts on a primary or secondary or collector road as designated on
the Master Plan of the Township of Franklin.
D.
No nursing home shall be situated on a site not serviced
by water and sewer utilities maintained and operated by a public utility
franchised with the Township of Franklin or by the Township of Franklin.
E.
No nursing home shall be operated in the Township
of Franklin unless duly licensed and approved by the Department of
Institutions and Agencies in the State of New Jersey.
F.
All nursing homes shall be equipped with a fire sprinkler
system and thermal alarm system connected to the Franklin Township
Police Department. The maintenance of said systems shall be the continuing
responsibility of the owner.
G.
Landscaping should be such as may be easily maintained
and contribute to the overall appearance and use of the site. Landscaping
shall be the continuing responsibility of the owner.
H.
All nursing homes shall have a minimum land area of
five acres.
I.
Minimum lot width shall be 300 feet.
J.
Minimum building setback shall be 100 feet.
K.
Such uses shall have a minimum 50 feet side yard on
each side.
L.
Maximum percent lot coverage shall be 20%.
M.
Off-street on-site parking shall include one space
per two beds and one space per employee including doctors, nurses,
orderlies and management personnel, and in no event shall include
less than 10 spaces for employees and management.
N.
Rear yards shall be 50 feet minimum.
O.
Maximum height of nursing home structures shall be
two stories, not to exceed 30 feet.
P.
There must be an adequate driveway for unobstructed
ambulance entrance to an exit in the building. Said driveway shall
be such that ambulances can enter and leave the premises without danger
of being blocked by other traffic or parked vehicles and with sufficient
room for turning, loading and unloading said ambulances.
Q.
A safe and convenient system of drives, walkways,
access areas, parking facilities must be provided for the employees,
doctors, management, visitors, ambulances, delivery vehicles and fire,
police or other emergency vehicles.
R.
There shall be adequate outside lighting to provide
safety for all persons at all times at said nursing home, and said
lighting shall be directed and shielded so as to cause minimum disturbance
to adjoining properties.
T.
Nursing home design shall be functional and shall
adequately provide for the health, welfare and safety of the patients,
employees, visitors and general public.
[Added 6-28-2007 by Ord. No. 3701]
A.
Professional office uses shall be permitted in the
R-20-H District upon authorization by the Planning Board in accordance
with the following standards and site plan review:
(1)
Such use is located in the R-20-H District, located
along the north side of Route 27, east of its intersection with Shaw
Drive.
(2)
Such uses shall only be located on lots that meet
or exceed the minimum lot area and frontage requirements of the R-20
District.
(3)
Such use shall only be permitted in buildings in existence
as of the adoption of this section.
(4)
No expansion or other modification to the building
exterior shall affect the residential appearance of the building.
(5)
Lot coverage shall not exceed 20%, and impervious
surface coverage shall not exceed 45%.
(6)
Parking areas shall be located to the rear of the
building and/or to the side of it. No parking area shall extend closer
to the street than the front of the building. Additionally, no off-street
parking area shall be located closer than 10 feet to a property line.
(7)
A landscaped buffer area of at 10 feet in width shall
be located around the perimeter of the parking and loading areas of
such use.
(8)
Signs for such uses shall be limited to one freestanding
sign not exceeding six square feet in area or six feet in height (including
supports) nor located closer than 10 feet from a property line. Such
signs shall be constructed of high-quality materials, such as carved
wood, architecturally treated metal or stone. Only externally lighted
signs shall be permitted. No building-mounted signage shall be permitted.
[Amended 8-12-2008 by Ord. No. 3772; 6-22-2010 by Ord. No.
3881]
Schools, including private and parochial schools
recognized by the New Jersey Department of Education, may be permitted
upon authorization by the Planning Board in accordance with the following
standards and site plan review:
A.
Such school shall have, as its prime purpose, the
general education of students in the arts and sciences and shall be
licensed by the New Jersey Department of Human Services or the Department
of Education (NJ) if a license for its operation is required by law.
B.
Any other provision contained in this chapter notwithstanding,
no school building or part thereof shall be erected nearer than a
distance equal to three times the height of such building to any property
line other than a street line.
C.
All accessory buildings shall be located on the same
lot as the principal building, and the sum of all areas covered by
all principal and accessory buildings shall not exceed 30% of the
area of the lot.
D.
No school permitted hereunder shall be a trade school,
except to the extent that instruction in a particular trade or trades
may be a part of the general education curriculum of the school in
the arts and sciences, and no correctional, health or any other institution
not primarily concerned with the general education of students in
the arts and sciences shall be permitted.
E.
Parking location. The majority of the parking shall
be located to the rear of the main structure, with no more than 10%
of the total parking located at the front entrance for handicapped
accessibility, student drop-off and other such functions.
F.
Parking setbacks and standards. Unless modified herein, the parking setbacks and standards contained in Article XI (§ 112-81 et seq.) for the applicable zone shall apply, provided that no parking or access driveways shall be permitted within any required buffer area identified in Subsection H below.
G.
Building setbacks. The walls of the main building
or of any accessory building or structure greater than 100 square
feet shall be set back in compliance with the zone district requirements,
but in no case less than 50 feet from the abutting street right-of-way
line or lines (front yard setback), or less than 25 feet from every
adjoining property line.
H.
Buffers and lighting. Buffering, landscaping and/or fencing shall be required pursuant to either of the following standards in Subsection H(1) or (2) below where any yard is adjacent to a residential zone or residence:
(1)
Fifteen feet of heavily landscaped buffer containing,
at a minimum, a double, staggered row of evergreen trees planted at
a maximum of 10 feet on center with a minimum planting height of six
to eight feet, or approved equivalent; a mix of evergreen and deciduous
shrubs; and a six-foot high, solid, board-on-board fence; or
(2)
Twenty-five feet of heavily landscaped buffer containing
at a minimum a triple, staggered row of evergreen trees planted at
a maximum of 10 feet on center with a minimum planting height of six
to eight feet, or approved equivalent; and a mix of evergreen and
deciduous shrubs.
(3)
Lighting shall be designed to minimize glare and spill-over onto
adjacent property or into the sky. This shall be accomplished through
the use of cutoff fixtures and/or reflectors so that light is directed,
as much as possible, to the area intended to be illuminated. The light
source shall be fully concealed. Where located adjacent to a residential
zone or residence, lighting fixtures shall be limited to 15 feet in
height and 250 watts in power and shall not exceed 0.0 footcandles
beyond the property line zoned or used for residential purposes;
J.
No school shall front or have direct vehicular access
to a street classified in the Township Master Plan as a scenic roadway
(with the exception of those roadways under state or county jurisdiction)
nor shall a school be located on any roadway with an improved cartway
width of 18 feet or less.
The location of all public utility installations
shall be permitted upon authorization by the Planning Board in accordance
with the following standards and site plan review:
[Amended 1-23-2007 by Ord. No. 3652]
Such development shall be permitted upon authorization
of the Planning Board in accordance with the following standards and
site plan review:
A.
The minimum development tract size shall be 10 acres.
B.
The maximum permitted density shall be six dwelling
units per gross acre.
C.
The development shall provide 400 square feet of recreational
area for each dwelling unit. Such space shall not include the yard
areas of a lot(s) in fee-simple ownership.
D.
All private streets shall be paved to a minimum width
of 30 feet.
E.
In addition to yard requirements for the tract of
land set forth in Schedule 2 (Lot and Yard Requirements), no dwelling
unit shall be located less than 25 feet from the curbline or edge
of pavement of a private street or access driveway.
F.
Each individual lot shall have a front and rear yard
not less than 20 feet. There shall be a single side yard of not less
than 20 feet at the end of each row. In the instance of a development
proposal under this subsection creating a lot for each dwelling unit,
each unit shall have a rear yard of not less than 20 feet.
G.
There shall be no more than eight dwelling units in
any single group of dwelling units.
H.
No dwelling unit, or group of dwelling units, shall
exceed 2 1/2 stories or 35 feet in height, whichever is lesser.
No living space shall be permitted above the second floor.
I.
Refuse storage areas shall be so designed as to minimize
any detrimental effect on the character of the development.
J.
All utility wiring shall be underground.
K.
Common accessory buildings and facilities shall be
designed to harmonize with the overall character of the development
and shall meet the setback requirements set forth herein for groups
of dwelling units.
L.
All site facilities shall meet Township design standards.
N.
Townhouse developments existing within the General Business (GB)
Zone as of the effective date of this ordinance[1] shall be considered permitted uses, subject to the requirements of § 112-49.
[Added 7-16-2013 by Ord. No. 4021-13]
[1]
Editor's Note: “This ordinance” refers to Ord.
No. 4021-13, adopted 7-16-2013.
[1]
Editor's Note: Former § 112-50, Warehouse and distribution,
was repealed 2-14-2023 by Ord. No. 4391-22.
[1]
Editor's Note: Former § 112-51, Warehouses, was
repealed 12-8-2020 by Ord. No. 4333-20.
R-10A Zone Single-Family Development shall be
permitted in the R-10A Zone south of Bunker Hill Road in accordance
with the following standards and subdivision plan review:
A.
Permitted principal uses shall be single-family dwellings.
C.
Conditional uses shall be public utility installations,
community residences, home occupations and churches and other similar
places of worship.
D.
The minimum development tract size shall be 10 acres.
E.
The maximum permitted density shall be three dwelling
units per gross acre.
F.
The minimum lot size shall be 10,000 square feet.
G.
The minimum frontage shall be 75 feet. The minimum
frontage requirement on corner lots shall be met on all frontages
on a public street.
H.
The minimum front yard setback shall be 25 feet. Front
yard setbacks on corner lots shall comply with sight triangle distances
as established elsewhere in this chapter.
I.
The minimum side yard setback shall be eight feet
on one side.
J.
The minimum rear yard setback shall be 25 feet.
K.
The minimum setbacks for accessory structures shall
be eight feet for side and 10 feet for rear yards.
L.
The maximum lot coverage shall be 25%.
M.
The maximum impervious coverage shall be 35%.
N.
The maximum height shall be 35 feet or 2 1/2
stories, whichever is less.
O.
All streets shall have a right-of-way of 50 feet and
shall be paved to a minimum width of 30 feet.
R.
All streets shall have four-foot concrete sidewalks
on one side.
S.
All utility wiring shall be underground.
Principal uses in the Neighborhood Business
(NB) Zone shall be permitted in the CR Zone subject to the following:
A.
NB uses shall be permitted only as support uses to
an existing or approved multifamily development in the CR Zone.
B.
NB development shall conform to all development standards
for the NB Zone (Schedules 1 through 6), unless modified herein.
C.
NB development shall occupy no more than 3% of the
land area of an existing and/or approved multifamily development in
the CR Zone.
D.
NB development in the CR Zone shall not include gas
stations, restaurants, funeral homes, health clubs, or quasi-public
or private club or fraternity.
E.
A 20-foot wide perimeter buffer shall be provided
where the proposed NB development is adjacent to existing or proposed
residential development. The perimeter buffer is not required adjacent
to a public right-of-way.
F.
The perimeter buffer shall be landscaped with a solid
six-foot high fence and massed evergreen and deciduous trees and shrubs.
Evergreen trees shall be eight feet in height at time of installation
and planted 10 feet on center in a double staggered row. One deciduous
tree and two shrubs shall be planted for each 10 linear feet of buffer.
G.
Pedestrian access shall be provided from the residential
development to the NB development.
H.
Driveway access from the NB development to Route 27
shall be prohibited if there is an alternative public street to provide
access to the development.
[Added 4-27-2010 by Ord. No. 3875; amended 12-8-2020 by Ord. No. 4333-20]
Billboards may be permitted upon authorization of the Planning
Board in accordance with the following standards and site plan review:
A.
Location.
(1)
Billboards shall be located in the B-I District.
(2)
Billboards shall only be located on a lot fronting on an interstate
highway (i.e., I-287) and shall be located, positioned and designed
so that the advertising surface is visible only from the interstate
highway and not local roadways or residential uses to the greatest
degree possible, and no portion of a billboard shall be more than
200 feet from the property line adjoining the Interstate Highway.
(3)
No portion of a billboard shall be within 200 feet of a right-of-way
of an improved County or local road.
(4)
Only one billboard shall be permitted on any one lot.
(5)
No portion of a billboard shall be within 1,000 feet of any
portion of another billboard or the applicable spacing requirements
of the New Jersey State Department of Transportation, whichever is
greater.
(6)
No portion of a billboard shall be located within 300 feet of
a lot containing a residential use.
B.
Bulk requirements.
(2)
Billboards may be placed zero feet from the property line adjoining
the Interstate Highway; however, no portion of the billboard shall
extend beyond such property line. No portion of a billboard shall
be less than 50 feet from any other property line.
(3)
The minimum distance from any portion of a billboard to any
portion of a nonbillboard structure shall be 100 feet.
C.
Size and design.
(1)
A billboard display area shall not exceed 50 feet in height
above the elevation of the outside stripe of the nearest portion of
the adjoining highway, nor shall it be less than 25 feet from grade.
(2)
A billboard display area shall not exceed 672 square feet.
(3)
No billboard or billboard display area or portion thereof shall
rotate, move, produce noise or smoke, give the illusion of movement,
display video or other changing imagery, automatically change, or
be animated or blinking, nor shall any billboard or portion thereof
have any electronic, digital, tri-vision or other animated characteristics
resulting in an automatically changing depiction.
(4)
A billboard shall contain no more than two billboard display
areas. A triangular (three-sided) configuration shall not be permitted.
Two-sided billboards with an angle of deflection of no greater than
35° shall be permitted.
(5)
Billboard display areas may be illuminated subject to the following
conditions:
(a)
Illuminating lights shall be arranged so as to direct illumination
only towards the billboard display area and to reduce overglow and
glare.
(b)
Illuminating lights shall be arranged so that overglow and glare
shall not be visible from any residential properties at any time of
year.
(c)
Illuminating lights shall be shielded from view of all vehicular
traffic and shall be arranged so that there exists no glare to any
vehicular traffic.
(d)
No billboard shall be illuminated by means of intermittent,
flashing, or blinking lights.
(e)
Illuminating lights shall only be permitted to be arranged on
the base margin of any billboard display area.
(6)
No billboard or billboard display area be painted with, or composed
of, any material of a fluorescent, phosphorescent, or holographic
material.
(7)
No billboard shall display pornographic or sexually indecent
and/or obscene pictures, depictions, or images, whether such images
are actual pictures, illustrations, or computer-generated. For the
purposes of this section, pornographic or sexually indecent and/or
obscene pictures, depictions, or images shall include, but not be
limited to, images of unclothed humanoid genitalia, humanoid breasts,
humanoid buttocks, and other sexually explicit imagery such as gratuitous
humanoid breast cleavage. No billboard shall display obscene, vulgar,
or profane words or symbols, which shall include, but not be limited
to, words, phrases and symbols that are commonly restricted from public
broadcast pursuant to 18 U.S.C. § 1464.
(8)
No billboard shall display and words or symbols that connotes
traffic control commands, including but not limited to "stop" or "danger,"
or which may be confused as a sign displayed by a public authority.
(9)
No billboard shall be placed on any building.
(10)
No billboard shall be erected so as to cause any visual obstruction
to traffic or impair traffic control devices.
D.
Administration.
(1)
Any application for the construction of a billboard shall require
compliance with the Road Side Sign Control and Outdoor Advertising
Act as found at N.J.S.A. 27:5-5, et seq., and such other laws and
applicable regulations related to the construction of structures and/or
billboards.
(2)
Applications for the construction of a billboard shall comply
with the requirements contained within this chapter as to site plan
and conditional use review procedures.
