Township of Robbinsville, NJ
Mercer County
By using eCode360 you agree to be legally bound by the Terms of Use. If you do not agree to the Terms of Use, please do not use eCode360.
Table of Contents
Table of Contents
Any areas deemed to be subject to special flood hazard, as defined in Chapter 126, Flood Hazard Control, of the Township of Robbinsville Code, shall be further subject to the standards and procedures set forth in that Chapter 126.
A. 
Authority and purpose. Pursuant to the provisions of the Third Round Substantive Rules promulgated and adopted by the New Jersey Council on Affordable Housing, N.J.A.C. 5:94 et seq. and N.J.A.C. 5:95 et seq., it is hereby declared that the purpose of this section is to help the Township fulfill its affirmative obligation to facilitate the provision of affordable housing.
B. 
Definitions. As used in this section, words and phrases shall have the same meanings they have pursuant to N.J.A.C. 5:94-1.4, as said provision may from time to time be amended.
C. 
Uniform affordable housing production obligation based upon growth share.
(1) 
Residential development requirements.
(a) 
All new residential development in any zoning district shall be required to provide affordable housing at the ratio of at least one affordable housing unit for every eight new market-rate residential units proposed. The provision of the affordable housing unit(s) required shall be through on-site construction or through the creation of affordable units off site.
(b) 
Residential development in any zoning district in the Township shall be required to pay an affordable housing development fee pursuant to the Township's Development Fee Ordinance, Article XI, Developer Contributions, § 142-100 et seq., as amended, of this Code.[1]
[1]
Editor's Note: See now Art. XI, Development Fees, § 142-96, Affordable housing development fees.
(c) 
For the purposes of this section, "residential development" shall include new market-rate residential units created from the conversion of a nonresidential building to residential unit(s) requiring the issuance of a certificate of occupancy.
(2) 
Nonresidential development requirements. Nonresidential development shall be required to pay an affordable housing development fee pursuant to the Township's Development Fee Ordinance, Article XI, Developer Contributions, § 142-100 et seq., as amended, of this Code.[2]
[2]
Editor's Note: See now Art. XI, Development Fees, § 142-96, Affordable housing development fees.
D. 
Compliance mechanisms.
(1) 
Construction of affordable housing on site.
(a) 
As to affordable housing units constructed on site within a residential development:
[1] 
The affordable housing units may be provided within single-family dwellings, duplex buildings, triplex buildings or quadriplex buildings, mixed in with market-rate units as well as designed to resemble as nearly as possible the single-family homes otherwise being constructed within the development to accommodate the market units. Such buildings shall be deemed to be permitted uses in the underlying zone when created for the purpose of meeting the growth share obligation.
[2] 
No density bonus shall be granted for the construction of the affordable housing units on site.
[3] 
The lots within the development may be reduced in area and width to 50% of the area and width otherwise required in the applicable zone in order to accommodate the construction of the affordable housing units on one or more lots on the same tract. All required setback, building height and coverage limits for the zone shall be met on all lots.
[4] 
All affordable units shall comply with COAH's rules pertaining to the phasing, integration, low/moderate income split, controls on affordability, bedroom distribution, affirmative marketing, heating source and administration of the affordable units, as set forth in N.J.A.C. 5:94-4.4 and elsewhere in the rules.
[5] 
All required setbacks, building height, open space requirements and coverage limits for the zone shall be met on all lots.
[6] 
All applicable Board of Health and NJDEP regulations for water supply and sewage treatment shall be met.
(b) 
As to affordable housing units constructed on site within a nonresidential development:
[1] 
Affordable housing units may be constructed within or converted from space above the first floor level in nonresidential buildings or may be constructed in a separate building or buildings on the same site as a permitted nonresidential use or development, subject to site plan review by the Planning Board. Mixed-use buildings containing up to eight affordable units each shall be considered to be permitted uses in all nonresidential zoning districts, with the exception of warehouse districts, in Robbinsville Township, notwithstanding any other provisions of this chapter to the contrary.
[2] 
All required setbacks, building heights and coverage limits for the zone shall be met on nonresidential lots containing affordable housing units.
[3] 
In computing the required parking for any mixed-use development containing affordable housing units, consideration shall be given to shared parking opportunities.
[4] 
All affordable units shall comply with COAH's rules pertaining to the phasing, integration, low/moderate income split, controls on affordability, bedroom distribution, affirmative marketing, heating source and administration of the affordable units, as set forth in N.J.A.C. 5:94-4.4 and elsewhere in the rules.
[5] 
All applicable Board of Health and NJDEP regulations for water supply and sewage treatment shall be met.
(2) 
Creation of affordable housing units off site but within the Township.
(a) 
Developers electing to create affordable units elsewhere within Robbinsville Township may do so with the prior written consent of the Township Council on vacant or underutilized land or within existing buildings, whether converted, reconstructed or purchased for buy down, in any residential zone of Robbinsville Township, as set forth and regulated herein. Prior to granting its consent, the Township Council shall first refer the developer's request to the Planning Board, which shall, within 30 days after referral, provide written comment to the Township Council as to whether any undeveloped land in question would be suitable for construction of affordable units.
(b) 
Within the zones in Robbinsville Township containing existing buildings, the reconstruction and conversion of any dwelling from a single- or two-family dwelling into a building containing up to three dwellings in which all such dwelling units are deed restricted for affordability to and occupancy by low- and moderate-income households shall be permitted as of right, subject to meeting all other requirements of this subsection, notwithstanding any other provisions of this chapter to the contrary.
(c) 
The minimum square footage of each individual dwelling shall be as determined by the Planning Board on a case-by-case basis.
(d) 
All affordable units shall comply with COAH's rules pertaining to the phasing, integration, low/moderate income split, controls on affordability, bedroom distribution, affirmative marketing, heating source and administration of the affordable units, as set forth in N.J.A.C. 5:94-4.4 and elsewhere in the rules.
(e) 
All required setbacks, buildings height and coverage limits for the zone shall be met on lots containing affordable housing units.
(f) 
All such units shall meet or shall be improved to meet UCC requirements and shall be certified to be in standard condition prior to their conveyance or occupancy.
(3) 
Payments in lieu of construction.
(a) 
Payments in lieu of construction of affordable housing shall be based upon a proportionate share of the total project cost embodied in one or more pro-forma statements ["pro-forma(s)"] for the construction of an affordable housing development elsewhere within Robbinsville Township, which proforma(s) shall be on file in the office of the Municipal Clerk. The actual payment in lieu of construction to be made by the developer shall be subject to negotiation with the Township based upon the following considerations: the actual land costs of the site(s) identified for affordable housing construction elsewhere in Robbinsville Township or reasonable and acceptable offers to substitute land, site preparation and/or construction services for all or a portion of the monetary payment otherwise required, the actual cost of buying down or subsidizing one or more existing or planned market-priced dwelling units to achieve a cost affordable to a qualified household.
(b) 
Regardless of the mechanism selected by the developer for satisfying the required number of affordable housing units, any development or portion thereof that generates a fraction of an affordable housing unit as all or a portion of the obligation shall under any circumstances be required to make a payment in lieu of construction of or that fraction of a unit based on the pro rata cost of constructing an affordable housing unit in Robbinsville Township.
(4) 
Other requirements. (Reserved)
(5) 
Exemptions. The Township exempts the following types of development from satisfying a growth share obligation under the terms of this section:
(a) 
Development by the Township or any of its instrumentalities; and
(b) 
Houses of worship, excluding any buildings or structures associated therewith that are deemed by COAH to trigger a growth share obligation.
A. 
Purpose. The purpose of this section is to create the administrative mechanisms needed for the execution of Robbinsville Township's responsibility to assist in the provision of affordable housing pursuant to the Fair Housing Act of 1985.
B. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
ADMINISTRATIVE AGENT
The entity responsible for administering the affordability controls of some or all units in the affordable housing program for Robbinsville Township to ensure that the restricted units under administration are affirmatively marketed and sold or rented, as applicable, only to low- and moderate-income households.
MUNICIPAL HOUSING LIAISON
The employee charged by the governing body with the responsibility for oversight and administration of the affordable housing program for Robbinsville Township.
C. 
Establishment of Municipal Housing Liaison position and compensation; powers and duties.
(1) 
Establishment of position of Municipal Housing Liaison. There is hereby established the position of Municipal Housing Liaison for Robbinsville Township.
(2) 
Subject to the approval of the Council on Affordable Housing (COAH), the Municipal Housing Liaison shall be appointed by the governing body and may be a full- or part-time municipal employee.
(3) 
The Municipal Housing Liaison shall be responsible for oversight and administration of the affordable housing program for Robbinsville Township, including the following responsibilities which may not be contracted out:
(a) 
Serving as Robbinsville Township's primary point of contact for all inquiries from the state, affordable housing providers, administrative agents, and interested households;
(b) 
Monitoring the status of all restricted units in Robbinsville Township's Fair Share Plan;
(c) 
Compiling, verifying, and submitting annual reports as required by COAH;
(d) 
Coordinating meetings with affordable housing providers and administrative agents, as applicable;
(e) 
Attending continuing education opportunities on affordability controls, compliance monitoring, and affirmative marketing as offered or approved by COAH;
(f) 
If applicable, serving as the administrative agent for some or all of the restricted units in Robbinsville Township as described in Subsection C(6) below.
(4) 
Subject to approval by COAH, Robbinsville Township may contract with or authorize a consultant, authority, government or any agency charged by the governing body, which entity shall have the responsibility of administering the affordable housing program of Robbinsville Township. If Robbinsville Township contracts with another entity to administer all or any part of the affordable housing program, including the affordability controls and affirmative marketing plan, the Municipal Housing Liaison shall supervise the contracting administrative agent.
(5) 
Compensation. Compensation shall be fixed by the governing body at the time of the appointment of the Municipal Housing Liaison.
(6) 
Administrative powers and duties assigned to the Municipal Housing Liaison shall include those tasks not specifically delegated to the approved administrative agent as part of the contract period.
(7) 
The Administrative Agent shall have authority to take all actions necessary and appropriate to carry out its responsibilities.
[Amended 10-11-2012 by Ord. No. 2012-17; 3-18-2013 by Ord. No. 2013-3]
Before a building permit or certificate of occupancy shall be issued for any conditional use as permitted by this chapter, application shall be made to the Planning Board or Zoning Board of Adjustment as required by N.J.S.A. 40:55d-70(d)(3). The Planning Board or Zoning Board, as the case may be, shall grant or deny the application within 95 days of submission of a complete application by a developer to the administrative officer or within such further time as may be consented to by the applicant. The review by the Planning Board or Zoning Board, as the case may be, of a conditional use shall include any required site plan review. Public notice and a hearing shall be required as stipulated. All requests for approval of conditional uses, the burden of proof shall be on the applicant. The Planning Board or Zoning Board, as the case may be, shall give due consideration to all reasonable elements, which could affect the public health, welfare, safety, comfort and convenience, such as, but not limited to, the proposed use(s), the character of the area, vehicular travel patterns and access, pedestrianways, landscaping, lighting, signs, drainage, sewage treatment, potable water supply, utilities and building and structure location(s) and orientation(s).
A. 
Office and research uses in RR Zone.
(1) 
Permitted as conditional uses in the RR Zone.
(2) 
Minimum tract size shall be 50 acres.
(3) 
All properties must have direct access to Route 130 or the proposed loop road as shown on the Robbinsville Township Master Plan. Such access to the loop road must be to a completed section which connects to Route 130, to the interchange of Interstate 195 or to the interchange of the New Jersey Turnpike.
(4) 
Private wells and private sewage disposal systems are permitted, and there shall be no connections to public sewer, unless such areas are shown to be within the future sewer service areas as identified on the adopted Robbinsville Township Master Plan, in which case, dry sewer lines may be required by the Township of Robbinsville Utilities Department.
(5) 
That the potential for flooding, excess runoff and surface erosion have been considered and resolved to avoid adverse effects on the development and on surrounding areas. The one-hundred-year floodplain and any inland wetlands, designated by the U.S. Department of the Interior or U.S. Army Corps of Engineers are excluded from any calculations for density.
(6) 
Standards.
(a) 
Floor area ratio: 0.025.
(b) 
Open space ratio: 0.85.
(c) 
Impervious surface ratio: 0.15.
(7) 
Buffer yards shall be 200 feet.
(8) 
Maximum height for buildings shall be two stories or 30 feet.
(9) 
A two-hundred-foot minimum setback for one-story buildings is required, and a three-hundred-foot minimum setback for two-story buildings is required.
(10) 
Parking and off-street loading: see § 142-41.
(11) 
Site must be extensively landscaped, utilizing Belgian block curbing, street trees, and decorative lighting standards.
(12) 
All parking must be screened.
B. 
Nursery schools and day-care centers as defined in § 142-7.
(1) 
Permitted as conditional uses in the RR Rural Residential, RR-T2 Rural Residential-Transition District, RR-T1 Rural Residential-Transition and TC Town Center Districts.
(2) 
Access from a public street with safe ingress and egress to the site must be provided.
(3) 
One parking space per teacher/employee on the largest shift, plus one off-street loading space per six students is required.
(4) 
On-site dropoff and pickup for children must be provided.
(5) 
Buffer yards shall be 30 feet.
(6) 
Hours of operation shall be 6:30 a.m. to 6:30 p.m.
(7) 
Operators shall be licensed by the State of New Jersey.
(8) 
Nursery schools and day-care centers shall meet all the other requirements of the zone in which they are located.
C. 
Cemeteries.
(1) 
Permitted as conditional uses.
(2) 
Minimum area is four acres.
(3) 
Site must be extensively landscaped with entrance gates. No cyclone fence or chain link fences shall be used.
D. 
All agricultural activities and farm-related uses of land, including, but not limited to, the sale of agricultural, horticultural or forestry produce or products which has been raised on the property from which it is sold and freezing lockers or other similar facilities for the sale, storage and processing of farm and livestock produce, including the sale of firewood, which has been raised on the farm from or on which it is to be sold, stored or processed.
(1) 
Permitted as a conditional use in the RR Rural Residential and R1.5 Low Density Residential District.
(2) 
Adequate lot area and yard spaces shall be provided.
(3) 
Buildings and use cannot adversely affect the residential character of the neighborhood.
(4) 
Adequate parking must be provided.
(5) 
Hours of operation shall be limited to 6:00 a.m. to 9:00 p.m.
E. 
Senior citizens housing.
(1) 
Permitted as a conditional use in that area of the R1.5 Low Density Residential District designated on the Zoning Map.[1]
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
(2) 
"Senior citizen housing" is defined as housing for residents aged 55 years or over.
(3) 
Standards (maximums).
(a) 
Minimum tract size: 50 acres.
(b) 
Maximum gross density: 3.0.
(c) 
Open space ratio: 0.35.
(d) 
Impervious surface ratio: 0.30.
(e) 
Parking: 2.0 spaces per unit.
(f) 
Height: 2.5 stories or 35 feet.
(g) 
Unit types permitted may include detached, semiattached and multifamily units, provided that there shall not be greater than 40% multifamily units.
(h) 
A minimum of 150 housing units shall be provided.
(4) 
The development shall meet the following additional conditions:
(a) 
The development shall connect to and provide for the construction of the loop road designated on the Township Master Plan.
(b) 
A minimum of 75% of all dwelling units shall have access to common open space.
(c) 
All considerations of cluster residential development option shall be satisfied.
(d) 
Phasing plan. The Planning Board shall provide for phasing of development in this zone. The phasing schedule shall ensure that development in this zone shall be consistent with the development of infrastructure and supporting services and the sound management of growth in Robbinsville Township.
F. 
Service stations.
(1) 
Permitted as a conditional use.
(2) 
Vehicular entrances and exits shall be clearly visible from the highway or street upon which such use is located and shall be in accordance with the NJDOT Access Code § 16:47-3.8[2] regarding the minimum distance from a commercial driveway to an intersection; and further provided that all gasoline filling pumps and air pumps shall be located at least 100 feet from any street right-of-way line or proposed future street right-of-way line as shown in the adopted traffic circulation plan, except from Route 130 where a thirty-five-foot setback is permitted.
[Amended 11-14-2014 by Ord. No. 2014-22]
[2]
Editor's Note: See N.J.A.C. § 16:47-3.8.
(3) 
No part of any service station may be used for residential or sleeping purposes.
(4) 
No structure used as a service station, nor filling pumps, car lifts, greasing equipment or other service equipment used to service or supply motor vehicles, shall be erected within 150 feet of any residential zone boundary.
(5) 
All lifts, appliances, pits, storage areas, trash facilities and greasing equipment other than gasoline filling pumps or air pumps shall be located within an enclosed building.
(6) 
No gasoline, air or oil pump, and no other service appliances installed for use in connection with any service station, shall be so installed or located within 35 feet of any side or rear lot line.
(7) 
No junked motor vehicle or boat or part thereof or any unlicensed or unregistered motor vehicle shall be permitted on the premises of any service station. However, any motor vehicle awaiting repair may be located on the premises, provided that the vehicle shall be located in the rear or side yard and shall be screened from view with landscaping and a fence such that no stored vehicle shall be visible from the front of the premises or from any adjacent premises or from the road providing access to the facility. Fences, berms or landscaping forming a 100% visually impervious screen shall be required.
(8) 
The exterior display and parking of motor vehicles, trailers, boats or other similar equipment for sale purposes shall not be permitted as part of a service station.
(9) 
No parking of vehicles shall be permitted on unpaved area.
(10) 
Landscaping shall be provided in the front, side and rear yard area. The front yard shall be landscaped, within the area with a minimum depth of 25 feet from the right-of-way.
(11) 
For the purposes of this subsection, body and mechanical repair shops shall be considered as service stations except that all outside work, parking or storage areas shall be enclosed with a masonry wall and landscaped.
(12) 
The application submitted for approval of a service station as a conditional use shall show, in addition to the exact location and dimensions of all aboveground structures, including gasoline pumps, the exact locations, dimensions, capacities and depths below the surface of any tanks to be installed and the specifications for the construction of tanks for the prevention of groundwater contamination.
(13) 
Where other development is to include a service station as an accessory use, such service station shall be developed in a manner compatible with the development of the remainder of the tract and any adjacent properties. The land to be devoted to such service station shall be retained under single ownership with the remainder of the tract, and a means of access shall be provided to the service station from within the tract. The Board shall find that sufficient buffering is provided and that the design and orientation of buildings, signs and lighting are compatible with adjoining properties and with the remainder of the tract. The provisions of Article V shall also apply.
G. 
Motels.
(1) 
Permitted as a conditional use.
(2) 
Any motel that may be constructed on a lot or parcel of land must contain a minimum of at least 100 units of accommodation, exclusive of a permanent, on-site superintendent's living quarters. The minimum number of units of accommodation in any single building shall be 10.
(3) 
Each unit of accommodation shall contain a minimum floor area of 250 square feet.
(4) 
Each unit of accommodation shall include a minimum of two rooms: a bedroom and a separate bathroom which affords privacy to a person within the room and which is equipped with a toilet, a wash basin and a bathtub and shower, all properly connected to a water and sewer system, and no unit shall contain any cooking facilities whatsoever.
(5) 
There shall be a residency limitation on all guests of a maximum of 30 days. The foregoing residency limitation shall not apply to an employee living on the premises. Any party who has resided at the motel as a guest for 20 days or more who resumes residency again within 30 days of the termination of this residency and remains as a guest for more than 10 days shall be in violation of this section, as will the motel permitting said resumption of residency.
(6) 
All units shall be connected to approved and functioning public water and sanitary sewer systems prior to the issuance of a certificate of occupancy.
(7) 
The site shall be extensively landscaped.
(8) 
All other design provisions in Article V shall apply.
H. 
Car washes.
(1) 
Permitted as a conditional use in the OW District.
(2) 
All activities must be conducted within a totally enclosed building.
(3) 
Drainage from inside the building(s) shall feed into a sanitary sewer system. No dry well or septic tank will be permitted in connection with this use.
(4) 
This use shall not include a self-service or coin-operated car wash area in any form.
(5) 
The site shall be extensively landscaped.
(6) 
All other design provisions of Article V shall apply.
I. 
Public utility uses.
(1) 
Permitted as a conditional use in all districts except the VC District.
(2) 
For purposes of this chapter, the term "public utility uses" shall include such uses as telephone dial equipment centers, power substations, water, sewer, and other public utility services, but shall not include service or storage yards, landfills, storage and/or disposal of hazardous waste and similar nonessential uses.
(3) 
The proposed installation in a specific location shall be necessary for the satisfactory provision of service by the utility to the neighborhood or area in which the particular use is to be located.
(4) 
The design of any building in connection with such facilities must conform to the general character of the area and not adversely affect the safe, comfortable enjoyment of property rights in the zone in which such building is located.
(5) 
Adequate fences and other safety devices shall be provided as may be required. Fences, when used to enclose public utility facilities such as electrical power substations, shall be built in accordance with the applicable requirements of New Jersey Board of Public Utility Commissioners and the National Electrical Safety Code 74 in effect at the time of construction.
(6) 
Sufficient landscaping, including shrubs, trees and lawn, shall be provided and periodically maintained to provide a 100% visually impervious screen/buffer.
(7) 
Adequate off-street parking shall be provided.
(8) 
All of the area, yard, building coverage and height requirements of the respective zone shall be met.
J. 
Residential cluster development.
(1) 
Permitted as a conditional use in the RR-T1 District.
(2) 
A minimum tract size of 20 acres shall be required.
(3) 
The maximum number of residential cluster lots permitted shall not be greater than the number of lots which would be achieved on the tract by a conforming conventional residential development on lots having a minimum area of 43,560 square feet.
(4) 
An achievable conventional lot layout prepared in accordance with the RR-T1 District requirements for conventional development on one-acre lots (see § 142-61K) without variances shall be submitted to the Planning Board in order to determine the lot yield for the tract. Upon acceptance of the conventional, or noncluster yield, by the Planning Board, the applicant shall utilize the accepted lot yield for the cluster development.
(5) 
Open space requirements. See § 142-31C to I.
(6) 
All dwelling units shall be connected to public sanitary sewer and water systems. The developer shall arrange for the necessary approvals and the extension of sewer and water service to the site at no cost to the Township.
(7) 
No dwelling unit shall front on an arterial or collector road.
(8) 
Street tree requirements. See § 142-47F.
(9) 
The maximum density for a residential cluster in the RR-T1 District shall be one unit per acre.
(10) 
Minimum off-street parking. See § 142-13G.
(11) 
Curbing and sidewalks. See § 142-13H.
(12) 
Signs. See § 142-13I.
(13) 
Minimum requirements for principal building:
(a) 
Lot area: 25,000 square feet.
[1] 
All lots shall provide a usable contiguous development area for residential uses. The minimum usable contiguous development area shall be equal to or greater than 11,000 square feet. At least 8,000 square feet shall be located within the required setbacks of the minimum yards required for locating a principal building. The usable contiguous development area within the setbacks shall be of such dimensions that a circle of not less than 60 feet in diameter can be scribed within it. The usable contiguous development area shall not include lands which are within an existing one-hundred-year floodplain, wetlands, required wetlands transition areas, or lands which have slopes of 15% or greater.
[2] 
Environmentally sensitive site features shall be conserved to the maximum practical extent by locating development and site disturbance within the usable contiguous development area.
(b) 
Lot frontage: 125 feet.
(c) 
Lot width: 125 feet.
(d) 
Lot depth: 150 feet.
(e) 
Front yard: 50 feet.
(f) 
Side yard: 25 feet.
(g) 
Rear yard: 40 feet.
(14) 
Minimum requirements for accessory buildings: (See § 142-33.1 for additional standards applicable to accessory buildings.)
(a) 
Distance to side line: 10 feet.
(b) 
Distance to rear line: 10 feet.
(c) 
Distance to other buildings: 20 feet.
(15) 
Maximum requirements:
(a) 
Building coverage of principal building: 12%.
(b) 
Building coverage of accessory building(s): 3%.
(c) 
Building height: 2 1/2 stories or 35 feet.
(d) 
Impervious surface ratio: 0.25.
(16) 
Variable lot size option.
(a) 
In order to promote flexibility, economy, and environmental soundness in the layout and design of an RR-T1 residential cluster, the Planning Board may approve a design which varies the lot sizes in the cluster based upon the average lot area. Permission to use a variable lot size design shall be at the discretion of the Planning Board. Where the Board permits a variable lot size cluster design, the maximum number of lots shall not be greater than the number of lots which would be achieved on the tract by a conforming conventional residential development as specified in Subsection J(3) above.
(b) 
The variable lot size cluster design shall meet the following requirements:
[1] 
The average area of all the residential lots within the residential cluster shall not be less than 25,000 square feet.
[2] 
At least 50% of the residential lots shall meet the minimum residential requirements of Subsection J(13), (14) and (15) above.
[3] 
Up to 50% of the lots may be less than 25,000 square feet, provided they meet the following minimum lot requirements for principal building:
[a] 
Lot area: 20,000 square feet. A lot shall include usable contiguous development area that renders the lot suitable for its intended purposes. Not less than 11,000 square feet of usable contiguous development area shall be provided. At least 6,200 square feet shall be located within the required setbacks of the minimum yards required for locating a principal building. The usable contiguous development area within the required setbacks shall be of such dimensions that a circle of not less than 60 feet in diameter can be scribed within it. All developments shall be designed to minimize disturbance of environmentally sensitive features by locating development and site disturbance within the usable contiguous development area to the greatest extent practicable. An applicant may be required to submit alternative designs to demonstrate that such disturbance has been minimized. The usable contiguous development area shall not be located on lands which are within an existing one-hundred-year floodplain, wetlands (except where filling is authorized by a general or individual permit issued by the NJDEP pursuant to the New Jersey Freshwater Wetlands Protection Act[3]), required wetlands transition areas or lands which have slopes of 15% or greater.
[3]
Editor's Note: See N.J.S.A. 13:9B-1 et seq.
[b] 
Lot frontage: 115 feet.
[c] 
Lot width: 115 feet.
[d] 
Lot depth: 150 feet.
[e] 
Front yard: 50 feet.
[f] 
Side yard: 20 feet.
[g] 
Rear yard: 40 feet.
[4] 
Minimum requirements for accessory buildings (see § 142-33.1 for additional standards applicable to accessory buildings).
[a] 
Distance to side line: 15 feet.
[b] 
Distance to rear line: 15 feet.
[c] 
Distance to other buildings: 15 feet.
[5] 
Maximum requirements.
[a] 
Building coverage of principal building: 15%.
[b] 
Building coverage of accessory building(s): 4 1/2%.
[c] 
Building height: 2 1/2 stories or 35 feet.
[d] 
Impervious surface ratio: 0.35.
(17) 
All other applicable general provisions and design standards of Article V shall be met.
K. 
Area and yard requirements for conventional development.
(1) 
Permitted as a conditional use in the RR-T1 District.
(2) 
All dwelling units shall be connected to public sanitary sewer and water systems. The developer shall arrange for the necessary approvals and the extension of sewer and water service to the site at no cost to the Township.
(3) 
The maximum density for conventional development in the RR-T1 District shall be one unit per acre.
(4) 
No dwelling unit shall front on an arterial or collector road.
(5) 
Minimum requirements for principal buildings:
(a) 
Lot area: one acre (43,560 square feet).
[1] 
All lots shall provide a usable contiguous development area that renders the lot suitable for its intended purposes. The minimum usable contiguous development area shall be equal to or greater than 11,000 square feet and shall be located within the required setbacks of the minimum yards required for locating principal and accessory buildings. The usable contiguous development area within the setbacks shall be of such dimensions that a circle of not less than 60 feet in diameter can be scribed within it. The usable contiguous development area shall not include lands which are within an existing one-hundred-year floodplain, wetlands, wetlands transition areas, or lands which have slopes of 15% or greater.
[2] 
Environmentally sensitive site features shall be conserved to the maximum practical extent by locating development and site disturbance within usable contiguous development area.
(b) 
Lot frontage: 200 feet.
(c) 
Lot width: 200 feet.
(d) 
Lot depth: 175 feet.
(e) 
Side yard, each: 35 feet.
(f) 
Front yard: 60 feet.
(g) 
Rear yard: 50 feet.
(6) 
Minimum requirements for accessory buildings. (See § 142-33.1 for additional standards applicable to accessory buildings.)
(a) 
Distance to side line: 10 feet.
(b) 
Distance to rear yard: 10 feet.
(c) 
Distance to other buildings: 20 feet.
(7) 
Maximum requirements.
(a) 
Building coverage of principal building: 10%.
(b) 
Building coverage of accessory building(s): 3%.
(c) 
Building height: 2 1/2 stories or 35 feet.
(d) 
Impervious surface ratio: 0.20.
(8) 
Minimum off-street parking. See § 142-13G.
(9) 
Curbing and sidewalks. See § 142-13H.
(10) 
Signs. See § 142-48.
(11) 
Street tree requirements. See § 142-47F.
(12) 
All other applicable general provisions and design standards of Article V shall be met.
L. 
Single-family residences.
(1) 
Single-family residences are permitted as a conditional use in the PCD District.
(2) 
The premises was previously used as a single-family detached dwelling, which was lawfully constructed on the lot prior to November 1, 1996.
(3) 
The future expansion or replacement of a lawfully existing dwelling is permitted, provided expansion or replacement conforms to the following area requirements:
(a) 
Minimum lot area is 30,000 square feet.
(b) 
Minimum lot frontage and width is 50 feet.
(c) 
Minimum requirements for principal buildings:
[1] 
Side yard, each: 25 feet.
[2] 
Front yard: 50 feet.
[3] 
Rear yard: 40 feet.
(d) 
Minimum requirements for accessory building(s):
[1] 
Distance to side line: 20 feet.
[2] 
Distance to rear line: 20 feet.
[3] 
Distance to other buildings: 20 feet.
[4] 
As to toolsheds only, distance to rear line: 10 feet.
[5] 
As to toolsheds only, distance to side line: 10 feet.
(e) 
Maximum requirements:
[1] 
Building coverage of principal building: 12%.
[2] 
Building coverage of accessory building(s): 3%.
[3] 
Building height: 2 1/2 stories or 35 feet.
[4] 
Impervious surface ratio: 0.25.
M. 
House of worship, Sunday school buildings and parish houses.
(1) 
When a house of worship is less than 3,000 square feet:
(a) 
The minimum lot area shall be two acres.
(b) 
All buildings shall conform to the maximum height standard for the zone.
(c) 
The applicant shall submit a list of proposed activities, anticipated participants and a timetable reflecting the hours in which each building will be in use so that parking requirements can be determined.
(d) 
No parking shall be permitted between any right-of-way line and the front yard requirement of the zone in which the structures are proposed to be located.
(2) 
When the proposed house of worship is larger than 3,000 square feet:
(a) 
The minimum lot area shall be five acres.
(b) 
The property shall have direct access to State Highway Route 33 or State Highway Route 130 or within a planned commercial park with direct access to State Highway Route 130 or State Highway Route 33.
(c) 
All buildings shall conform to the maximum height standard for the zone.
(d) 
The proposed facility shall be serviced by public sewer and public water.
(e) 
The applicant shall submit a list of proposed activities, anticipated participants and a timetable reflecting the hours in which each building will be in use so that parking requirements can be determined.
(f) 
No parking shall be permitted between any right-of-way line and the front yard requirement of the zone in which the structures are proposed to be located.
(3) 
Regardless of the size, the house of worship shall have sufficient parking for the intended use. Such structure shall be located so as to conform with the setbacks established for the district.
A. 
Zoning permit required. No temporary use shall be established unless a zoning permit evidencing the compliance of such use with the provisions of this section and other applicable provisions of this chapter shall have first been issued by the Zoning Officer.
B. 
Use limitations.
(1) 
No signs in connection with a temporary use shall be permitted except in accordance with the provisions of § 142-48.
C. 
Temporary uses permitted. The following are temporary uses which are permitted subject to the following specific regulations and standards, in addition to the other requirements specified in this chapter:
(1) 
Contractor's office and construction equipment sheds.
(a) 
Permitted in any district where use is incidental to a construction project. Office or shed shall not contain sleeping or cooking accommodations.
(b) 
Maximum length of permit shall be one year.
(c) 
Office or shed shall be removed upon completion of construction project.
(2) 
Real estate sales office.
(a) 
Permitted in any district for any new subdivision approved in accordance with Township subdivision regulations. The office may not contain sleeping or cooking accommodations. A model home may be used as a temporary sales office.
(b) 
Maximum length of permit shall be one year.
(c) 
Office shall be removed upon completion of the development of the subdivision.
(3) 
Seasonal sale of farm produce.
(a) 
Permitted in any district on parcels having a minimum area of 80,000 square feet and a minimum road frontage of 190 feet.
(b) 
Produce offered for sale must be grown on site.
(c) 
Maximum length of permit shall be for six months of each calendar year.
(4) 
Temporary shelter.
(a) 
When fire or natural disaster has rendered a single-family residence unfit for human habitation, the temporary use of a mobile home located on the single-family lot during rehabilitation of the original residence or construction of a new residence is permitted subject to the following additional regulations.
(b) 
Required water and sanitary facilities shall be provided.
(c) 
Maximum length of permit shall be six months. The permit may be renewed for a period not to exceed 60 days in the event of circumstances beyond the control of the owner. Application for the extension shall be made at least 15 days prior to expiration of the original permit.
(d) 
The mobile home shall be removed from the property upon issuance of any occupancy permit for the new or rehabilitated residence.
Any structure located on a corner lot shall be set back from both streets at least the required front yard distance(s) but in no case less than the required distance(s) formed by the sight triangles specified in § 142-36.
Roof structures for the housing of stairways, tanks, ventilating fans, air-conditioning equipment or similar equipment required to operate and maintain the building, and attached antennas, skylights, spires, belfries, domes not occupied or intended to be occupied by humans, cupolas, flagpoles, chimneys, water tanks or similar structures may be erected above the height limits prescribed by this chapter for each zone district except that in no case shall the maximum height of any structure exceed 55 feet. Farm silos shall have no height restrictions. However, nothing in this section shall be construed to obstruct the application of the Federal Aviation Regulation, Part 77, regarding height restrictions in airport runway approach and departure zones and other protective imaginary surfaces.