[Amended 12-19-1995 by Ord No. 0 10-95-21; 4-22-1996 by Ord. No.
O-03-96-03; 3-26-2001 by Ord. No. 02-01-01; 8-30-2004 by Ord. No.
07-04-18; 11-28-2011 by Ord. No. 10-11-19; 12-14-2020 by Ord. No.
11-20-11]
The Township of Cranbury is hereby divided into a number of zones differentiated according to use, area and bulk requirements, as indicated in
Schedule A and Schedule B in §
150-28, to be designated as follows:
A-100 Zone
|
Agricultural Preservation
|
R-LI Zone
|
Residential - Light Impact
|
RLD-1 Zone
|
Residential - Low Density (1)
|
RLD-3 Zone
|
Residential - Low Density (3)
|
R-ML Zone
|
Residential - Mt. Laurel
|
R-ML II
|
Residential - Mt. Laurel II
|
R-ML III
|
Residential - Mt. Laurel III
|
R-AH Zone
|
Residential - Affordable Housing
|
V/HR Zone
|
Village/Hamlet Residential
|
VC Zone
|
Village Commercial
|
HC Zone
|
Highway Commercial
|
GC Zone
|
General Commercial
|
CM Zone
|
Community Mixed Use
|
HM Zone
|
Highway Mixed Use
|
RO/LI Zone
|
Research Office and Light Industrial
|
I-LI Zone
|
Light Impact Industrial
|
I-LIS Zone
|
Industrial - Light Impact Sewered
|
R-AR Zone
|
Residential-Age Restricted
|
SCO Zone
|
Scenic Corridor Overlay Zone
|
A. Zoning Map. The boundaries of said zones are established on the
Zoning Map, Township of Cranbury, dated October 1995, as prepared by Moskowitz, Heyer & Gruel and amended through August 2004 by Hatch Mott MacDonald (formerly Killam Associates), which is hereby adopted and made a part of this chapter.
B. Interpretation of boundaries. In determining the boundaries
of zones shown on the map, the following rules shall apply:
(1) Along transportation routes. Where zone boundaries
are indicated as approximately following the center lines for streets,
highways, waterways or railroad rights-of-way or such lines extended,
such center lines shall be construed to be such boundaries.
(2) District lines parallel to streets. Where zone boundaries are indicated as running parallel to the center lines of right-of-way lines of streets, such zone boundaries shall be construed as being parallel thereto and at such distances therefrom as indicated on the
Zoning Map.
(3) Vacation of streets. Whenever any public street or
other public way is vacated by official action, the zone boundaries
adjoining the side of such public way shall be automatically extended
to include the right-of-way just vacated. In general, where the vacated
right-of-way is bounded on either side by more than one zone, the
former center line of such right-of-way shall determine the limits
of each zone. The land formerly within the vacated right-of-way shall
thenceforth be subject to all regulations of the extended zone or
zones.
(4) Map dimensions. In all cases where map dimensions
are not shown on the map, the location of zone boundaries shall be
determined by the Board of Adjustment.
(5) Determination of doubtful lines. In cases of uncertainty
or disagreement, the location of zone boundary lines shall be determined
by the Board of Adjustment.
(6) Division of a lot in single ownership. Where a zoning
district boundary line divides a lot other than by following a stream
or other clearly marked natural or artificial features, the district
boundary line and the lot line shall be considered coterminous at
the lot line if the zone boundary line is within 20 feet of the lot
line.
All uses not expressly permitted in this article
are prohibited, including, but not limited to, the following:
A. Carnivals and similar open air commercial amusements,
except those in place for one week or less for which a permit has
been issued by the Township Committee.
B. Airports, heliports and helistops.
C. Quarrying or mining of soil, soil aggregate, rock
or minerals.
D. Trucking terminals and truck stops.
F. The dumping of garbage, trash, waste or scrap material
of any kind, except clean fill by permit from the construction official.
G. Outdoor storage of deicing material, except as provided in Article
VII of Chapter
130 of this Code.
[Added 7-12-2021 by Ord. No. 05-21-07; amended 5-13-2024 by Ord. No. 04-24-10]
[Amended 10-23-1995 by Ord. No. O-09-95-19; 12-28-1998 by Ord. No.
O-11-98-25; 4-23-2001 by Ord. No. 04-01-12; 12-22-2008 by Ord. No.
12-08-23; 11-28-2011 by Ord. No. 10-11-19]
The following uses are permitted in all zones
of Cranbury Township.
A. Agricultural uses. Except in the VC and V/HR Zones, commercial and home agriculture, as defined in §
150-7 of this chapter and in Chapter
81 of the Cranbury Code, shall be permitted in all zones, in accordance with the following requirements:
(1) Commercial agriculture.
(a)
All uses and structures customarily incidental
to commercial agriculture shall be permitted accessory uses, including,
but not limited to, the use of irrigation pumps and equipment, aerial
and ground spraying and seeding, large tractors and other mechanical
equipment, farm laborers and the application of chemical fertilizers
and products for the control and elimination of insects, pests, weeds,
fungus and other substances for the purpose of producing from the
land agricultural products such as vegetables, grains, hay, fruits,
fibers, potatoes, wood, trees, plants, shrubs, flowers and seeds.
(b)
All commercial agriculture uses shall be conducted
in conformance with generally accepted agricultural practices as determined
and promulgated, from time to time, by Cook College, Rutgers University
or the United States Department of Agriculture Soil Conservation District.
(c)
All commercial agriculture uses shall be subject
to the following requirements:
[1]
Lot area. Minimum lot area shall be five acres,
provided that such area shall be increased to six acres if a single-family
dwelling is located on the lot.
[2]
Setbacks. Farm buildings, including agricultural
stands, shall be located not less than 50 feet from a property line.
In any zone other than the A-100 Zone, any building or structure housing
livestock, whether principal or accessory, shall be located not closer
than 200 feet to any residence not located on the same property.
(d)
Commercial agricultural uses may sell agricultural
products on a year-round basis from a permanent agricultural stand
subject to the following standards:
[1]
Site plan approval shall be required prior to
construction.
[2]
Building height. Maximum building height shall
be one story, not exceeding 20 feet.
[3]
Building area. Maximum area shall be 1,000 square
feet.
[4]
Parking. Off-street parking spaces shall be
provided as set forth in this chapter.
[5]
Buffer. The Board may require the provision
of a buffer or screen between the agricultural stand and adjacent
properties.
[6]
Hours of operation. Hours of operation of agricultural
stands shall be limited to daylight hours.
(e)
Commercial dog kennels are permitted as a commercial
agriculture use only in the A-100, R-LI, HC, RO/LI, and I-LI Zones
and subject to the following standards:
[1]
Site plan approval shall be required.
[2]
All dogs shall be kept indoors between dusk
and dawn.
[3]
All structures housing dogs shall be located
not closer than 200 feet from any residence not located on the same
property.
(2) Home agriculture.
(a)
All uses and structures customarily incidental
to home agriculture shall be permitted accessory uses, including,
but not limited to, the use of irrigation pumps and equipment, aerial
and ground spraying and seeding, tractors and other mechanical equipment,
farm laborers and the application of chemical fertilizers and products
for the control and elimination of insects, pests, weeds, fungus and
other substances for the purpose of producing from the land agricultural
products such as vegetables, grains, hay, fruits, fibers, potatoes,
wood, trees, plants, shrubs, flowers and seeds.
(b)
All home agricultural uses shall be conducted
in conformance with generally accepted agricultural practices as determined
and promulgated, from time to time, by Cook College, Rutgers University
or the United States Department of Agriculture Soil Conservation District.
(c)
The agricultural stand on the premises shall
be subject to the following requirements:
[1]
Only products produced on-site shall be sold.
[2]
The agricultural stand shall be of a temporary
nature not to exceed 100 square feet in floor area.
[3]
Building height. Maximum building height shall
be one story, not exceeding 20 feet.
[4]
The agricultural stand shall not be open for
more than 150 calendar days in any year.
[5]
The agricultural stand shall not require site
plan approval.
[6]
All agricultural stands shall be set back a
minimum of 35 feet from the public right-of-way or any property line.
[7]
The agricultural stand shall be located so as
to provide safe vehicular and pedestrian access and adequate off-street
parking as determined by the Township Zoning Officer.
B. Houses of worship. Houses of worship are permitted in all zones except
the A-100, R-LI, HC and GC Zones in accordance with the following
requirements:
[Amended 10-24-2016 by Ord. No. 10-16-22]
(1) Such use shall be subject to site plan review and
approval.
(2) Such use shall meet the area and bulk requirements
of the zone where located.
(3) Parking. All parking shall be located in the rear
or side yards, at a minimum of 25 feet from any property line, and
shall be screened from view from adjacent properties.
(4) Residences for clergy shall be permitted on the same
lot as the house of worship and shall meet all bulk requirements of
the zone where located.
C. Public utility and service structures. Public utility and service
structures, including utility boxes, are permitted in all zones in
accordance with the following requirements:
[Amended 4-8-2019 by Ord.
No. 03-19-05]
(1) Such structures or boxes, unless exempt as set forth in Subsection
C(5) below, shall be subject to site plan review and approval.
(2) The structure shall comply with the area and bulk requirements of
the zone in which it is located.
(3) For all utility structures other than utility boxes, the Board may
impose reasonable requirements on the use, including, but not limited
to, off-street parking, landscaping, screening and buffering, depending
on the nature of the use and surrounding uses.
(4) Utility boxes shall be subject to the following requirements:
(a)
They shall meet the same setback requirements as principal permitted
uses for the zone in which they are located.
(b)
The size of the utility boxes, and in particular their height,
shall be reduced to the smallest size and lowest height permissible
by the utility provider.
(c)
The exterior material of the utility box shall be such that
it allows the utility box to be painted, and the utility box shall
be painted forest green (Pantone 17-0230 TPG). Stainless steel utility
boxes are prohibited.
(d)
A solid screen of evergreen shrubs, hedges and/or trees shall
be provided in front of and on the sides of the utility box, and shall
be of a sufficient height at planting to fully screen the utility
box.
(5) Utility boxes that meet the following requirements may be placed
within a required setback without obtaining a variance:
(a)
The height of the box is less than 30 inches.
(b)
The width of the box is less than 42 inches.
(c)
The length of the box is less than 42 inches.
(d)
The box is set back at least five feet from the property line.
(e)
The box is located at least six feet from another utility box.
(f)
If the box exceeds 24 inches in height, width or length, a solid
screen of evergreen shrubs with a minimum height of three feet at
planting shall be provided in front and to the sides of the box.
(g)
The box is painted forest green (Pantone 17-230 TPG).
(h)
Where sidewalks exist, no box shall be located between the sidewalk
and the curb or edge of pavement of the roadway.
The following uses are permitted in all residential
districts in the Township.
A. Family day-care homes. Family day-care homes are permitted
in all residential zones, in accordance with the following requirements:
(1) Such uses shall meet the area and bulk requirements
of the zone where located.
(2) The Board may impose reasonable requirements on the
use, including, but not limited to, off-street parking, landscaping,
screening and buffering.
(3) The facility provides child care services for a fee
to no more than five children at any one time; and
(4) The facility is registered as a family day-care home
pursuant to the "Family Day Care Provider Registration Act" if child
care services are provided for between three and five children for
more than 15 hours per week.
B. Community residences for the developmentally disabled
and community shelters for victims of domestic violence. Community
residences for the developmentally disabled and community shelters
for victims of domestic violence are permitted in all residential
zones, in accordance with the following requirements:
(1) Such uses shall meet the area and bulk requirements
of the zone where located.
(2) The facility contains fewer than six occupants, excluding
resident staff.
(3) The facility is not located within 1,500 feet of an
existing such residence or shelter.
(4) The number of persons, other than resident staff,
within all such residences or shelters in the Township does not exceed
50 persons or 5% of the population, whichever is greater.
(5) The facility is licensed by the State of New Jersey.
C. Home occupations.
(1) Home occupations are permitted in all residential
zones, in accordance with the following requirements:
(a)
Such uses shall be subject to site plan review
and approval.
(b)
The Board may impose reasonable requirements
on the use, including, but not limited to, off-street parking, landscaping,
screening and buffering, depending on the nature of the use and surrounding
uses.
(c)
Not more than one person in addition to members
of the family residing on the premises shall be engaged in such occupation.
(d)
The home occupation shall be clearly incidental
and subordinate to the use of the dwelling for residential purposes.
The maximum area devoted to the home occupation shall be limited to
not more than 25% of the gross floor area of the principal building,
not including the cellar, or 400 square feet, whichever is smaller.
(e)
There shall be no external evidence of the home occupation other than a small sign, as regulated in §
150-37.
(f)
Goods, chattels, materials, supplies or items
of any kind delivered either to or from the premises in connection
with a home occupation shall take place in noncommercial registered
vehicles or typical delivery vans with a maximum length of 20 feet.
(g)
Any goods or merchandise for sale must be produced
on the premises.
(2) Home occupations that meet the following requirements
are exempt from site plan review and approval:
(a)
There is no external evidence of the home occupation.
(b)
There are no retail sales conducted on the site
and no clients will visit the site.
(c)
There is no sign identifying the home occupation.
D. Bed-and-breakfast establishments. Bed-and-breakfast
establishments are permitted in all residential zones, in accordance
with the following requirements:
(1) Such use shall meet the area and bulk requirements
of the zone where located.
(2) The maximum length of stay shall not exceed one month.
(3) No cooking or preparation of food for guests shall
be conducted within any bedroom made available for rent.
(4) One parking space per guest room shall be provided
on-site in addition to the minimum off-street parking required for
the residence.
(5) There shall be no external evidence of a bed-and-breakfast other than a sign as regulated in §
150-37.
(6) The bed-and-breakfast shall be accessory to the principal
use of the house as a dwelling.
The following uses are permitted in all nonresidential
zones in the Township:
A. Child care centers and adult day-care centers. Child
care centers and adult day-care centers are permitted uses in all
nonresidential zones in Cranbury Township, in accordance with the
following requirements:
[Amended 9-23-2013 by Ord. No. 09-13-24]
(1) Such use shall meet the area and bulk requirements
of the zone where located.
(2) Pertaining only to child care centers, the floor area
occupied in any building or structure as a child care center shall
be excluded in calculating the following:
(a)
Any parking requirement otherwise applicable to that number of units or amount of floor space, as appropriate, as required in §
150-43; and
(b)
The permitted density or intensity of use allowable
for that building or structure under the applicable zone requirements.
[Amended 9-11-2006 by Ord. No. 08-06-20; 11-28-2011 by Ord. No.
10-11-19; 3-26-2013 by Ord.
No. 02-13-08; 10-24-2016 by Ord. No. 10-16-22]
A. Purpose. The purpose of this district is to provide along the Route
130 Corridor, close to the Village Hamlet area, larger retail stores
providing goods and services that are unlikely or inappropriate to
locate in the Village Commercial VC district in downtown Cranbury,
and smaller, less regionally oriented uses provided for in the General
Commercial (GC) District.
B. Permitted uses. The following uses, and those which are substantially
similar to them, shall be permitted in the HC Highway Commercial District:
(1) Clothing and shoe stores.
(2) Luggage, leather goods and jewelry stores.
(3) Bookstores, news dealers and newsstands.
(4) Gift, novelty and souvenir stores.
(5) Office supply and stationery stores.
(6) Sporting goods, hobby, toy and game stores, sewing and needlework
stores, musical instruments and supply stores.
(7) Pet and pet supply stores.
(8) Retail bakeries, food and specialty food stores, including but not
limited to meat, fish, seafood, baked goods, confections, nut stores,
and other specialty foods.
(9) Beer, wine and liquor stores.
(10)
Restaurants, cafeterias, delis, caterers, coffee shops, bars
and taverns, snack and nonalcoholic beverage bars, but no fast-food
restaurants or drive-in or drive-through restaurants.
(11)
Furniture stores and home furnishings stores, including but
not limited to floor covering and window treatment stores.
(12)
Household appliance and electronics stores.
(13)
Hardware, paint and wallpaper stores, and other building material
dealers.
(14)
Photograph and portrait studios.
(15)
Florists, nurseries, garden centers and farm supply stores,
but not outdoor power equipment stores.
(16)
Automotive parts and accessory stores, including tire dealers.
(17)
Passenger car rental and leasing.
(18)
Pharmacies and drugstores.
(19)
Barbers, beauty shops and nail salons.
(20)
Health and personal care stores, including food and health supplement
stores.
(21)
Optical goods stores, cosmetics, beauty supplies and perfume
stores.
(22)
Real estate agents and brokers.
(23)
Travel agencies; tour operators.
(25)
Banks, including drive-through banks, savings institutions and
credit unions.
(26)
Loan brokers, including but not limited to mortgage brokers,
security brokers and commodity contract brokers.
(27)
Insurance agencies and brokers, including but not limited to
claims adjusting and third-party administration of insurance and pension
funds.
(28)
Management of companies and enterprises, including bank holding
companies, offices of other holding companies, and corporate subsidiary
and regional managing offices.
(29)
Accounting, payroll and tax preparation services.
(30)
Professional and business offices, including but not limited
to lawyers, notaries, public accountants, tax preparation services,
payroll and other accounting services, architects, landscape architects,
engineers, planners, surveyors, mapping, drafting and building inspection
services.
(31)
Offices for scientific and technical services, including but
not limited to market research, public opinion polling, commercial
photographs, translation and interpretation services.
(32)
Offices for medical practitioners, including but not limited
to physicians, mental health specialists and practitioners, dentists,
chiropractors, optometrists, podiatrists, and physical, occupational
and speech therapists.
(33)
Diagnostic imaging centers.
(34)
Home health-care services.
(36)
Employment services, including placement agencies, executive
search services, temporary help services and professional employer
organizations.
(37)
Business support services, including but not limited to document
preparation, telephone answering, telemarketing, contact centers,
private mail centers, collection agencies, credit bureaus, court reporting
and stenotype services, and repossession services.
(38)
Design services, including interior, industrial, graphic and
other specialized design services.
(39)
Computer programming, system design, facility management and
other computer-related services.
(40)
Management, scientific and technical consulting services, including
but not limited to administrative, general management, human resources,
marketing, environmental process, physical distribution and logistics
and other scientific consulting services.
(41)
Advertising, public relations and relating services, including
but not limited to media buying and representative direct mail advertising,
material distribution services and other services related to advertising.
(42)
Investigation and security services, including security guard
and patrol services, armored car services, security system services
and locksmiths.
(43)
Services to buildings and dwellings, including janitorial services
and carpet and upholstery cleaning.
(44)
Packaging and labeling services, convention and trade show organizing
services and other support services.
(45)
Retail shopping centers combining uses that are permitted within
the zone.
(48)
Health clubs, gyms, Pilates, yoga, dance and martial arts studios,
and uses which are substantially similar.
(49)
Assisted living facilities.
(50)
Accessory uses and accessory buildings customarily incidental
to the above uses and located on the same lot.
C. Conditionally permitted uses. In addition to the conditional use
standards set forth below for each conditional use permitted in the
HC Highway Commercial Zone, all of the conditionally permitted uses
shall be located on the east side of U.S. Route 130.
(1) Car wash establishments, subject to the following additional standards:
(a)
The car wash facility shall adhere to the area and bulk regulations for the HC Highway Commercial District as set forth in §
150-20E.
(b)
No parking area, driveway aisle, loading area or outdoor working
area shall be located within 15 feet of a front or rear property line,
or within 20 feet of a side property line. Within these setbacks to
the side or rear of the property, a landscaped buffer of at least
10 feet in width shall be provided for screening proposes.
(c)
All mechanical car wash facilities shall be located within an
enclosed building whose entry shall not face the front property line,
and shall be capable of being locked and secured during hours when
the facility is closed.
(d)
The entrance into the car wash building faces a residential
use or zone; the entrance to the car wash, including the portion where
cars are vacuumed or prepared prior to entry into the building, shall
be screened by means of an opaque fence or wall of at least six feet
in height with landscaping adjacent to the property.
(e)
All outdoor cleaning equipment, including vacuum cleaners, buffers,
steam cleaners, compressor air hoses and the like, shall be located
in the side or rear yard, and, if provided, the applicant shall provide
evidence that the state noise standards shall be adhered to.
(f)
Only hand-drying of vehicles shall be permitted in the front
yard. A maximum of four spaces per mechanical car wash lane may be
provided in the front yard for this purpose.
(g)
A double row of vehicular stacking spaces shall be provided
behind the entrance to the car wash building with space for no fewer
than eight vehicles per lane. No part of the stacking lane shall be
permitted in the front yard.
(h)
Additional off-street parking spaces shall be provided for employees
on maximum shift, as well as for the storage of vehicles that are
undergoing treatment of a longer duration, such as detailing. Additionally,
two parking spaces shall be provided for each self-service vacuum
position.
(i)
All wash water generated from the car wash, including that which
is generated outside the car wash building, shall be contained within
a spill containment pad to prevent run-on of stormwater from adjacent
paved areas, and shall be collected via a drain system which discharges
into the sewer system. A water recycling system to reuse the rinse
water shall be included in the facility.
(j)
No outdoor public address system, bells, or music shall be permitted.
(k)
The hours of operation shall be limited to 7:00 a.m. until 8:00
p.m. Monday through Friday and 7:00 a.m. until 6:00 p.m. Saturday
and Sunday.
(2) Coffee shops, with drive-through, subject to the following additional
standards:
(a)
Two drive-through lanes shall be provided, one for stacking
and the other as a bypass lane.
(b)
Each drive-through lane shall be a minimum of nine feet wide,
and the drive-through stacking lane shall allow for the continuous
stacking of eight vehicles (a total length of 160 feet) without blocking
or encroaching upon entry or exit driveways, or driveway aisles used
for access into or out of parking stalls.
(c)
In addition to the drive-through lanes, parking stalls be provided
at a ratio of one space per 150 square feet, and with no fewer than
20 spaces in total.
(3) Fuel stations and convenience stores, subject to the following additional
standards:
(a)
No fuel pump shall be located less than 35 feet from any public
right-of-way or property line.
(b)
At least two driveways shall be provided, at least 18 feet wide
and no more than 30 feet wide, and located not less than 20 feet from
any adjoining property or corner of an intersecting public street.
Such driveways shall be separated by a distance of at least 100 feet
measured from the center line of each driveway. No more than two curb
cuts may be permitted per street frontage, and no more than three
curb cuts on corner lots.
(c)
No servicing, repair, auto body work, automobile sales, towing
or any other automobile-related activities shall be permitted except
for the sale of automobile accessories, such as oil or window washer
fluid and the provision of one or more air pumps.
(d)
No overnight parking shall be permitted.
(e)
A canopy may be provided over the fuel service area, but such
canopy shall contain only one sign or logo.
(f)
Canopy illumination, if any, shall be limited to recessed lights
installed underneath the canopy. Any such lights shall be directed
downward and shall employ cutoff shield to minimize glare, nuisance
to adjacent property owners, and sky glow. Average light levels underneath
the canopy shall not exceed five footcandles, nor shall any light
levels at the property line exceed 0.1 footcandle.
(g)
For a fuel service station, only one freestanding sign shall
be permitted, which may include price information, and shall not exceed
60 square feet in area or 20 feet in height and shall not be located
closer than 20 feet from any public right-of-way. If the site has
frontage on a second public street, a second freestanding sign may
be provided, subject to the same dimensional limitations and setback
requirements.
(h)
One wall sign on any convenience store or accessory fuel service
station building shall be permitted per street frontage, and shall
not exceed 40 square feet in area.
(i)
No storage or display of any kind shall be permitted outdoors.
(j)
A curbed, landscaped area, at least 15 feet in width, shall
be installed and maintained and shall extend along all front, side
and rear property lines.
(k)
Off-street parking for fuel service stations shall be provided at a ratio of one space for each two pumps and a minimum of four spaces. This shall be in addition to the parking that may be required for a convenience store pursuant to Subsection
C(3)(m) below if the fuel service station is located on the same property as the convenience store.
(l)
No convenience store shall exceed one story or 24 feet or have
a floor area which exceeds 6,000 square feet.
(m)
Off-street parking for the convenience store shall be provided at a ratio of one space for each 150 square feet of floor area. This shall be in addition to the parking that may be required for a fuel service station pursuant to Subsection
C(3)(k) above if the convenience store is located on the same property as the fuel service station.
(n)
One truck-loading space at least 10 feet wide by 50 feet long
with a height clearance of 14 feet shall be provided for the convenience
store and shall be located to the rear of the store. To the extent
necessary to block views of the loading area from the street, a fence,
wall, plantings or a combination thereof shall be provided to shield
views of such loading space.
(o)
A standalone convenience store may have a freestanding sign
of the same dimensions, height and location as that permitted by a
fuel service station. However, if both uses are located on the same
property, the convenience store may have a second such freestanding
sign, provided the total area of the two signs does not exceed 100
square feet.
(4) Automotive oil change and lubrication shops, subject to the following
additional standards:
(a)
Such establishments shall meet the bulk requirements for the
HC Zone, a variance from which shall be deemed to be a d(3) variance
pursuant to N.J.S.A. 40:55D-70d(3).
(b)
All service, repair work, cleaning or other automotive-related
services shall be performed in a fully enclosed building.
(c)
No repair bay shall face a public street.
(d)
No towing or automotive sales shall be permitted on the premises.
(e)
All overnight parking of vehicles shall be confined to the rear
yard and screened from view by buildings or solid fences or landscaping.
(f)
Off-street parking in the amount of 10 spaces per service bay
shall be provided, but in no case shall fewer than 20 off-street parking
spaces be provided.
(g)
A curbed landscaped area at least 15 feet in width shall be
installed and maintained along all front, side and rear property lines.
(h)
No more than one monument sign and one wall sign shall be permitted,
the size and location of which shall adhere to the standards set forth
for signs in the HC Zone, and no other signs, sandwich boards or displays
or shall be permitted, temporarily or otherwise, on the premises.
(5) Recreational vehicle and boat dealers, subject to the following additional
standards:
(a)
Such establishments shall meet the bulk requirements for the
HC Zone, a variance from which shall be deemed to be a d(3) variance
pursuant to N.J.S.A. 40:55D-70d(3).
(b)
All service and repair work, or any other related services,
shall be performed within a fully enclosed building.
(c)
A curbed landscaped area of at least 25 feet in depth shall
be provided along the front property line, and shall not be used for
the display or storage or boats or vehicles.
D. Prohibited uses. The following uses and those uses which are substantially
similar to them are specifically prohibited in the HC Highway Commercial
District.
(1) Tattoo parlors and tanning salons.
(3) Residential uses, aside from assisted living facilities.
(4) General automotive maintenance and/or repair, including transmissions,
exhaust, mechanical and electrical systems.
(5) Automotive body maintenance and/or repair, including glass replacement
shops.
E. Area and bulk regulations.
(1) Minimum lot area: two acres.
(2) Minimum lot frontage: 150 feet.
(3) Front yard depth: 75 feet minimum and a maximum of 100 feet.
(4) Minimum side yard width: 20 feet.
(5) Minimum rear yard depth: 35 feet.
(6) Maximum permitted floor area (FAR):
(a)
For one-story buildings: 0.30.
(b)
For two- or three-story buildings: 0.40.
(7) Maximum building height: 40 feet or three stories, whichever is less;
however, one-story buildings may not exceed 24 feet in height.
(8) Maximum impervious coverage.
(a)
The maximum impervious lot coverage shall be 60% utilizing standard
impervious paving techniques for all paved surfaces. However, alternative
porous paving systems that provided stormwater infiltration and storage
may be used to attain a total lot coverage of 75% with no more than
60% of the lot coverage being impervious surfaces and up to a maximum
of an additional 15% of the lot coverage being pervious paving surfaces.
(b)
Only pavers over a pervious base or turf blocks, both of which
are suitable for lesser-used areas, such as overflow parking areas
and emergency or maintenance access roads, shall be counted as pervious
surfaces towards the allowable additional 15% of lot coverage above
the maximum sixty-percent standard impervious paving. An approved
maintenance plan incorporating best management practices shall be
required upon approval.
[Amended 8-26-1996 by Ord. No. O-06-96-10; 11-28-2011 by Ord. No.
10-11-19; 3-26-2013 by Ord.
No. 02-13-08; 4-8-2013 by Ord. No. 03-13-10; 10-24-2016 by Ord. No. 10-16-22]
A. Purpose. The purpose of this district is to encourage regionally
oriented retail and automotive-related services and sales. This district
is envisioned for larger, modern, suburban-style shopping centers
that will allow Cranbury to provide retail goods and services that
are not appropriate for the Historic Village downtown area, and to
make Cranbury's retail sector more competitive with retail offerings
in adjacent communities.
B. Permitted uses. The following uses, and those which are substantially
similar to them, shall be permitted in the GC General Commercial District:
(1) All uses which are permitted in the HC Highway Commercial District (§
150-20B).
(2) New and used car dealers.
(3) Motorcycle, ATV and other motor vehicle dealers.
(4) Outdoor power equipment stores.
C. Conditionally permitted uses.
(1) The same uses permitted conditionally in the HC Highway Commercial District (§
150-20C) shall be permitted conditional uses in the GC District, and subject to the same conditional use standards.
D. Prohibited uses. The following uses, and those substantially similar
to them, shall be prohibited in the GC General Commercial District.
(1) The same uses which are prohibited in the HC Highway Commercial District (§
150-20D).
E. Area and bulk regulations.
(1) Minimum lot area: three acres.
(2) Minimum lot frontage: 200 feet.
(3) Minimum front yard depth: 75 feet minimum.
(4) Minimum side yard width: 20 feet minimum.
(5) Minimum rear yard depth: 35 feet minimum.
(7) Maximum building height: 40 feet or three stories, whichever is less;
however, one-story buildings shall not exceed 24 feet in height.
(8) Maximum lot coverage:
(a)
The maximum impervious lot coverage shall be 60% utilizing standard
impervious paving techniques for all paved surfaces. However, alternative
porous paving systems that provided stormwater infiltration and storage
may be used to attain a total lot coverage of 75%, with no more than
60% of the lot coverage being pervious paving surfaces.
(b)
Only pavers over a pervious base or turf blocks, both of which
are suitable for lesser-used areas, such as overflow parking areas
and emergency or maintenance access roads, shall be counted as pervious
surfaces towards the allowable additional 15% of lot coverage above
the maximum sixty-percent standard impervious paving. An approved
maintenance plan incorporating best management practices shall be
required upon approval.
[Added 11-28-2011 by Ord. No. 10-11-19]
A. Purpose. The purpose of the district is to allow for the development
of a comprehensive mixed-use project, consisting of a row of convenience-related
retail stores with residential apartments on the second floor along
Old Trenton Road, and lower-density attached single-family or apartment
or professional office development on the remainder, all of which
is of a traditional scale and design so as to blend in with the predominantly
residential neighborhood in which this district is an integral part.
B. Permitted uses.
(1) For tract sizes equal to or greater than two acres but less than
10 acres, the following uses shall be permitted:
(a)
Single-family attached dwellings, including townhouses and duplexes,
but restricted to one- and two-bedroom units only.
(b)
Apartments, restricted to one- and two-bedroom units only.
(2) For tract sizes equal to or greater than 10 acres, and having at
least 400 feet of frontage on Old Trenton Road, the following additional
land uses are also permitted:
(a)
Retail and service establishments, including personal service
businesses and specialized and convenience retail, including but not
limited to drugstores, banks and financial services, bakeries, delis,
beauty shops, nail salons, tanning salons, laundries, dropoff-only
dry cleaners, gift stores, florists, takeout food, and clothing and
shoe repair; but only on the ground floor of buildings located on
that portion of the parcel within 200 feet of the right-of-way of
Old Trenton Road.
(b)
Residential apartments restricted to one- and two-bedroom units only, located on the second floor over the retail and service uses as set forth in §
150-22B(2)(a) above.
(3) Public parks, playgrounds, buildings, structures and uses owned and
operated by the Township of Cranbury.
(4) Accessory uses and accessory buildings customarily incidental to
the above uses and located on the same lot.
C. Prohibited uses. The following use is specifically prohibited:
D. Area and bulk regulations.
(1) For single-family attached dwellings, apartments and professional
offices:
(a)
Minimum lot area: two acres.
(b)
Minimum street frontage: 200 feet.
(c)
Minimum lot depth: 250 feet.
(d)
Minimum setback from a public street: 25 feet.
(e)
Minimum setback from other buildings on the same lot:
[2]
Front-to-side, front-to-rear: 40 feet.
[4]
Rear-to-rear, rear-to-side: 40 feet.
(f)
Minimum setback from internal driveways: 15 feet.
(g)
Minimum setback to parking: 10 feet.
(h)
Maximum building coverage: 10%.
(i)
Maximum impervious coverage: 50%.
(j)
Maximum building height: two stories and 25 feet for residential
buildings; 28 feet for offices.
(k)
Maximum residential density: four dwelling units per acre.
(l)
Maximum floor area ratio (FAR): 0.15.
(m)
Maximum number of residential units per structure: four for
single-family attached units, eight for apartments.
(n)
Accessory buildings shall have the same setbacks as principal
buildings but shall not exceed one story or 15 feet in height, whichever
is the lesser.
(2) For mixed-use, retail ground floor and second-floor apartments as permitted in §
150-22B(2)(b):
(a)
Minimum lot area: 10 acres for entire tract.
(b)
Maximum lot area devoted to mixed use (retail ground floor,
apartment above): three acres.
(c)
Minimum street frontage for mixed use: 400 feet along Old Trenton
Road.
(d)
Minimum lot depth for mixed use: 250 feet.
(e)
Minimum setback from Old Trenton Road for mixed use: 15 feet.
(f)
Maximum setback from Old Trenton Road for mixed use: 30 feet.
(g)
Minimum side yard setback for mixed use: 25 feet.
(h)
Minimum setback from internal streets for mixed use: 15 feet.
(i)
Maximum building coverage for mixed use: 25%.
(j)
Maximum impervious coverage for mixed use: 65%.
(k)
Maximum building height for mixed use: two stories, 28 feet.
(l)
Maximum density, for residential portion of the mixed use only:
seven units per acre, but not more than 20 units.
(m)
Maximum floor area ratio (FAR) for retail portion of the mixed
use only: 0.25, but not more than 30,000 square feet of retail floor
area in total.
(n)
For the remaining part of the site not utilized for the mixed use, development per §
150-22D(1) shall apply.
E. Additional requirements. Where the requirements of this subsection conflict with design standards within this chapter (§
150-41), the standards herein shall apply.
(1) Affordable set-aside. Residential development shall be required to
satisfy any affordable housing requirements generated by such development,
or as mandated by the New Jersey Fair Housing Act as amended. For example, if the new affordability requirements require
10% of all additional units to be affordable units, 10% of the total
number of units in the development within the M-C zone shall be set
aside as affordable units.
(2) Public open space. For mixed-use developments with a minimum of 10
acres, a central pocket park/green space of at least 30,000 contiguous
square feet shall be provided within the site, preferably as a transition
between the mixed-use building and residential development on the
remainder of the tract. The park shall be framed on at least two sides
and at least 50% of its perimeter by vehicular streets. Pedestrian
entries to adjoining residential development should overlook the park.
[Added 11-28-2011 by Ord. No. 10-11-19]
A. Purpose. To provide the opportunity for a variety of office and retail
development to serve an automobile-oriented regional market, with
a more modern design orientation.
B. Permitted uses.
(1)
Permitted uses:
(a)
Stores providing retail goods and services including the following
types of uses:
[1] Agricultural supplies and accessories.
[2] Home and garden centers, such as hardware stores,
paint supply, plumbing supply, electrical supply, tile and granite
sales, carpet and floor covering, home decor and furnishings, and
appliance stores.
[3] Sporting and hobby stores, such as sporting goods,
scuba supplies and service, pool supply, pet shops, party rental,
hobby and craft shops, and supply stores.
[4] Automobile parts and supplies, car rental and automobile
service-only establishments.
(b)
General, professional and medical office, including offices
on the second floor over retail uses.
(c)
Retail shopping centers, combining a number of retail establishments
permitted in the zone, with or without second floor offices.
(d)
Commercial recreation uses such as gyms, health clubs, driving
ranges, outdoor playing fields, hockey rinks or bowling alleys.
(g)
Wholesale, storage and contractors.
(h)
Accessory uses and accessory buildings customarily incidental
to the above uses and located on the same lot.
(2)
All residential uses are prohibited.
C. Prohibited uses. The following uses are specifically prohibited:
(1)
Automobile sales or camper, trailer, boat, truck or motorcycle
sales.
(2)
Residential uses of any kind.
(3)
Restaurants or eating and drinking establishments.
D. Area and bulk regulations.
(1)
Minimum lot area: two acres.
(2)
Minimum lot frontage: 200 feet.
(3)
Minimum front yard depth: 50 feet.
(4)
Minimum side yard width: 30 feet.
(5)
Minimum rear yard depth: 50 feet.
(6)
Maximum permitted floor area (FAR): for office development alone:
0.15; for retail development alone, and for mixed-use development
combining retail and office: 0.35.
(7)
Maximum building height: two stories or 28 feet, whichever is
lesser.
(8)
Lot coverage.
(a)
For office development: maximum thirty-five-percent lot coverage.
No additional coverage shall be granted for pervious paving.
(b)
For retail development and for mixed-use developments combining
office and retail, maximum impervious lot coverage is 60% with standard,
impervious paving techniques, as follows:
[1] The maximum impervious lot coverage shall be 60%
utilizing standard, impervious paving techniques for all paved surfaces.
However, alternative porous paving systems that provide stormwater
infiltration and storage may be used to attain a total lot coverage
of 75%, with no more than 60% of the lot coverage being impervious
surfaces and up to a maximum of an additional 15% of the lot coverage
being pervious paving surfaces.
[2] Only pavers over a pervious base or turf blocks,
both of which are suitable for lesser-used areas, such as overflow
parking areas and emergency or maintenance access roads, shall be
counted as pervious surfaces towards the allowable additional 15%
of lot coverage above the maximum sixty-percent standard impervious
paving. An approved, maintenance plan incorporating best management
practices shall be required upon approval.
[Added 12-19-1995 by Ord. No. O-10-95-21; amended 12-28-1998 by Ord. No. O-11-98-25]
A. Permitted uses. In the RO/LI Zone, no land shall be
used and no structure shall be erected, altered or occupied for any
purposes except the following:
(1) Light industry, provided that any manufacturing or
fabricating activities shall be contained within enclosed structures.
(2) Offices for professional services, commercial, business
and government.
(3) Planned industrial parks, subject to the requirements of §
150-27 and which may include the following additional uses:
[Amended 9-11-2006 by Ord. No. 08-06-20; 5-13-2013 by Ord. No. 04-13-13]
(a)
Conference hotel/motel centers.
(b)
Restaurants, including outdoor dining areas as an accessory use to the restaurant, subject to the requirements of §
150-39.
(c)
Wholesale and warehouse storage facilities.
(4) Commercial recreation facilities within enclosed structures,
including but not limited to indoor tennis or racquetball courts,
health spas and similar facilities.
(5) Scientific or research laboratories.
(6) Commercial and home agriculture, subject to the requirements of §
150-11A.
(7) Places of worship, subject to the requirements of §
150-11B.
(8) Public utility and service structures, subject to the requirements of §
150-11C.
(9) Child care centers, subject to the requirements of §
150-13A.
(10)
Public parks, playgrounds, buildings, structures
and uses owned and operated by the Township of Cranbury.
B. Accessory uses. Accessory uses which are customarily
incidental to and located on the same lot as the principal use, and
which, unless otherwise specified, shall be located within a principal
building and shall show no external evidence of such use. These may
include but shall not be limited to:
(1) Restaurant or cafeteria primarily for supplying meals only to employees and conference center guests, except as permitted in §
150-24A(3).
(2) Newsstands and post office facilities.
(3) Training facilities for employees.
(4) Custodial living quarters.
(5) Overnight lodging accommodations for visitors to any permitted principal use on the lot, provided that such facilities are not open to the general public, except as permitted in§
150-24A(3).
(6) Assembly halls for meetings incidental to any principal
use.
(7) Maintenance, utility and storage facilities incidental
to any principal use.
(9) Other uses customarily incidental to a principal use
and located on the same lot.
C. Area and bulk regulations.
(1) All permitted uses except offices and planned industrial
parks.
(a)
Minimum lot area: 10 acres.
(b)
Maximum floor area ratio:
[1]
.22 for one-story buildings.
[2]
.30 for multistoried buildings.
(c)
Minimum street frontage: 400 feet.
(d)
Minimum front yard depth: 75 feet.
(e)
Minimum side yard width: 50 feet.
(f)
Minimum rear yard depth: 50 feet.
(g)
Parking. Not more than 25% of all required parking facilities shall be located in the minimum required front yard. Parking in excess of 25% of the required parking facilities may be located between the required minimum front yard setback line and the building, provided the building is set back further than the required minimum front yard setback line. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of §
150-57.
(h)
Impervious surfaces in the aggregate shall not
cover more than 50% of the lot.
(i)
Maximum building height: 40 feet.
(2) Office uses.
(a)
Minimum lot area: three acres.
(b)
Maximum floor area ratio (FAR): 0.18 for a one-story
building and 0.25 for a multistoried building.
(c)
Impervious surfaces in the aggregate shall not
cover more than 50% of the lot.
(d)
Minimum street frontage: 300 feet.
(e)
Minimum front, side and rear yards: 50 feet.
(f)
Maximum building height: 40 feet.
(g)
Parking: Not more than 25% of all required parking facilities shall be located in the minimum required front yard. Parking in excess of 25% of the required parking facilities may be located between the required minimum front yard setback line and the building, provided the building is set back further than the required minimum front yard setback line. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of §
150-57.
(3) Planned industrial parks.
(a)
Minimum park area: 50 acres in contiguous parcels.
(b)
Minimum lot area within a planned park: five
acres.
(c)
Minimum park width: 400 feet.
(d)
Minimum lot frontage: 250 feet.
(e)
Maximum floor area ratio:
[1]
.30 for a one-story building.
[2]
.35 for a multistoried building.
(f)
Buildings, lots, yards and setbacks shall conform to the site plan standards as provided in §
150-41I The following minimum setbacks shall be provided:
[1]
From street line: 100 feet for lots located
along a planned park internal road and 125 feet for lots located along
arterial roadways, but in no event less than twice the building height
of the tallest building on the lot.
[2]
From side and rear property lines: 30 feet,
except when located on the perimeter of the planned park, where they
shall be increased to 50 feet, but in no event less than twice the
building height of the tallest building on the lot.
(g)
Parking: Not more than 25% of all required parking facilities shall be located in the minimum required front yard. Parking in excess of 25% of the required parking facilities may be located between the required minimum front yard setback tine and the building, provided the building is set back further than the required minimum front yard setback line. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of §
150-57.
(h)
Maximum building height: 65 feet.
(i)
Impervious surfaces in the aggregate shall not
cover more than 50% of the lot.
(j)
Recreation facilities. On-site recreation facilities
to service the needs of all industrial park employees and their visitors
shall be provided. These facilities may include but are not limited
to the following outdoor activities: basketball and tennis courts,
volleyball courts, racquetball courts, bicycle paths, jogging trails
and exercise equipment, picnic and sitting areas, softball fields,
including backstops and benches and soccer fields.
(4) A conference hotel/motel center.
(a)
The center shall be permitted only in a planned
industrial park development.
(b)
Minimum lot area: seven acres.
(c)
Minimum lot width: 300 feet.
(d)
Minimum lot frontage: 300 feet.
(e)
Front yard, side yards and rear yard. Minimum
yard requirements shall conform to the yard requirements established
for planned industrial park developments.
(f)
Maximum floor area ratio: 0.25.
(g)
Impervious surfaces in the aggregate shall not
cover more than 50% of the lot.
(h)
Maximum building height: 65 feet.
(i)
Other conditions. Any motel or hotel conference
center shall contain a minimum of 20 units of accommodations, exclusive
of any permanent on-site superintendent's living quarters, and shall
contain a minimum of 3,000 square feet of meeting rooms.
(5) Restaurants, excluding drive-in and fast-food establishments.
(a)
Restaurants shall be permitted only in a planned
industrial park development.
(b)
Maximum permitted floor area ratio (FAR):
[1]
.20 for a one-story building.
[2]
.25 for a two-story building.
(c)
Impervious surfaces, in the aggregate, shall
not cover more than 60% of the lot.
(d)
Minimum lot frontage: 150 feet.
(e)
Minimum front yard depth: 65 feet.
(f)
Minimum side yard width: 20 feet.
(g)
Minimum rear yard depth: 30 feet.
(h)
Maximum building height: 35 feet.
(i)
Outdoor dining areas provided as an accessory use to a restaurant shall be subject to the requirements of §
150-39.
[Added 9-11-2006 by Ord. No. 08-06-20]
(6) Wholesale and warehouse storage facilities. Wholesale
and warehouse storage facilities shall be permitted only in planned
industrial parks and subject to the following minimum standards:
(a)
Such facilities shall be within completely enclosed
buildings.
(b)
No loading dock or service area may be on or
visible from any street frontage. Provisions for handling all freight
shall be on those sides of the any buildings which do not face on
any street or proposed street.
(c)
Rear and side yards shall be landscaped so as
to provide an effective screen, at time of planting, to obscure from
view at ground level the permitted use from adjoining primary uses
of a dissimilar nature.
(d)
The exterior design of all warehouse and storage buildings shall be designed in accordance §
150-41I.
[Amended 10-21-1995 by Ord. No. O-10-95-21]
A. Permitted uses. In the LI Zone, no land shall be used
and no structure shall be erected, altered or occupied for any use
but the following:
(1)
Light industry, provided that any manufacturing
or fabricating activities shall be contained within enclosed structures.
(2)
Offices for professional services, commercial,
business and government.
(3)
Planned industrial parks, subject to the requirements of §
150-27 and which may include the following additional uses:
(a)
Conference hotel/motel centers.
(b)
Restaurants, including outdoor dining areas as an accessory use to a restaurant subject to the requirements of §
150-39.
[Amended 9-11-2006 by Ord. No. 08-06-20]
(c)
Wholesale and warehouse storage facilities.
(4)
Commercial recreation facilities within enclosed
structures, including but not limited to tennis or racquetball courts,
health spas and similar facilities.
(5)
Scientific or research laboratories.
(6)
Commercial and home agriculture, subject to the requirements of §
150-11A.
(7)
Places of worship, subject to the requirements of §
150-11B.
(8)
Public utility and service structures, subject to the requirements of §
150-11C.
(9)
Child care centers, subject to the requirements of §
150-13A.
(10)
Public parks, playgrounds, buildings, structures
and uses owned and operated by the Township of Cranbury.
B. Accessory uses. Accessory uses which are customarily
incidental to and located on the same lot as the principal use, and
which, unless otherwise specified, shall be located within a principal
building and shall show no external evidence of such use. These may
include but shall not be limited to:
(1)
Restaurants or cafeteria primarily for supplying meals only to employees and conference hotel/motel center guests, except as permitted in §
150-24A(3).
(2)
Newsstands and post office facilities.
(3)
Training facilities for employees.
(4)
Custodial living quarters.
(5)
Overnight lodging accommodations for visitors to any permitted principal use on the lot, provided that such facilities are not open to the general public, except as permitted in §
150-24A(3).
(6)
Assembly halls for meetings incidental to any
principal use.
(7)
Maintenance, utility and storage facilities
incidental to any principal use.
(9)
Other uses customarily incidental to a principal
use and located on the same lot.
C. Area and bulk regulations.
[Amended 11-28-1995 by Ord. O-11-95-28]
(1)
All permitted uses except offices and planned
industrial parks.
(a)
Minimum lot area: five acres.
[Amended 11-28-2011 by Ord. No. 10-11-19]
(b)
Maximum floor area ratio:
[1]
.22 for one-story building.
[2]
.30 for multistoried buildings.
(c)
Minimum street frontage: 250 feet.
[Amended 11-28-2011 by Ord. No. 10-11-19]
(d)
Minimum front yard depth: 75 feet.
(e)
Minimum side yard width: 50 feet.
(f)
Minimum rear yard depth: 50 feet.
(g)
Parking. Not more than 25% of all required parking facilities shall be located in the front yard. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of §
150-57.
(h)
Impervious surfaces in aggregate shall not cover
more than 50% of the lot.
(i)
Maximum building height: 60 feet.
[Amended 3-23-2015 by Ord. No. 02-15-02]
(2)
Office uses.
(a)
Minimum lot area: three acres.
(b)
Maximum floor area ratio (FAR): 0.18 for a one-story
building and 0.25 for a multistoried building.
(c)
Impervious surfaces in the aggregate shall not
cover more than 50% of the lot.
(d)
Minimum street frontage: 300 feet.
(e)
Minimum front, side and rear yards: 50 feet.
(f)
Maximum building height: 60 feet.
[Amended 3-23-2015 by Ord. No. 02-15-02]
(g)
Parking. Not more than 25% of all required parking facilities shall be located in the front yard. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of §
150-57.
(3)
Planned industrial parks.
(a)
Minimum park area: 50 acres in contiguous parcels.
(b)
Minimum lot area within a planned park: five
acres.
(c)
Minimum park width: 400 feet.
(d)
Minimum lot frontage: 250 feet.
(e)
Maximum floor area ratio:
[1]
.30 for one-story buildings.
[2]
.35 for multistoried buildings.
[3]
For single lots of 50 acres or more within the
Planned Industrial Park, a floor area ratio of .35 is permitted for
all buildings.
(f)
Buildings, lots, yards and setbacks shall conform to the site plan standards as provided in §
150-41I. The following minimum setback standards shall be provided:
[1]
From street line: 100 feet for lots located
along a planned park internal road and 125 feet for lots located along
arterial roadways, but in no event less than twice the building height
of the tallest building on the lot.
[2]
From side and rear property lines: 30 feet,
except when located on the perimeter of the planned park, where they
shall be increased to 50 feet, but in no event less than twice the
building height of the tallest building on the lot.
[3]
No building shall be constructed closer than
25 feet to an adjacent building.
(g)
Parking. Not more than 25% of all required parking facilities shall be located within the required minimum front yard depth. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of §
150-57.
(h)
Maximum building height: 65 feet.
(i)
Impervious surfaces in the aggregate shall not
cover more than 55% of the lot.
(j)
Recreation facilities. On-site recreation facilities
to service the needs of all industrial park employees and their visitors
shall be provided. These facilities may include but are not limited
to the following outdoor activities: basketball and tennis courts,
volleyball courts, racquetball courts, bicycle paths, jogging trails
and exercise equipment, picnic and sitting areas, softball fields,
including backstops and benches, and soccer fields.
(4)
A conference hotel/motel center.
(a)
The center shall be permitted only in a planned
industrial park development.
(b)
Minimum lot area: seven acres.
(c)
Minimum lot width: 300 feet.
(d)
Minimum lot frontage: 300 feet.
(e)
Front yard, side yard and rear yard. Minimum
yard requirements shall conform to the yard requirements established
for planned industrial park developments.
(f)
Maximum floor area ratio: 0.25.
(g)
Impervious surfaces in the aggregate shall not
cover more than 50% of the lot.
(h)
Maximum building height: 65 feet.
(i)
Other conditions. Any motel or hotel conference
center shall contain a minimum of 20 units of accommodations, exclusive
of any permanent on-site superintendent's living quarters, and shall
contain a minimum of 3,000 square feet of meeting rooms.
(5)
Restaurants, excluding drive-in and fast food
establishments.
(a)
Restaurants shall be permitted only in a planned
industrial park development.
(b)
Maximum permitted floor area ratio (FAR):
[1]
.20 for a one-story building.
[2]
.25 for a two-story building.
(c)
Impervious surfaces, in the aggregate, shall
not cover more than 60% of the lot.
(d)
Minimum lot frontage: 150 feet.
(e)
Minimum front yard depth: 65 feet.
(f)
Minimum side yard width: 20 feet.
(g)
Minimum rear yard depth: 30 feet.
(h)
Maximum building height: 35 feet.
(6)
Wholesale and warehouse storage facilities.
Wholesale and warehouse storage facilities shall be permitted only
in planned industrial parks and subject to the following minimum standards:
(a)
Such facilities shall be within completely enclosed
buildings.
(b)
No loading dock or service area may be on or
visible from any street frontage. Provisions for handling all freight
shall be on those sides of any buildings which do not face on any
street or proposed streets.
(c)
Rear and side yards shall be landscaped so as
to provide an effective screen, at time of planting, to obscure from
view at ground level the permitted use from adjoining uses of a dissimilar
nature.
(d)
The exterior design of all warehouse and storage buildings shall be designed in accordance with §
150-41I.
[Added 6-12-2006 by Ord. No. 05-06-15]
A. Permitted uses. All those uses permitted in the R-ML
Zone.
B. Area and bulk regulations.
(1)
Minimum lot area: two acres.
(2)
Minimum lot width: 200 feet.
(3)
Minimum lot depth: 150 feet.
(4)
Minimum front yard depth: 20 feet.
(5)
Minimum side yard width: 20 feet.
(6)
Minimum rear yard depth: 40 feet.
(7)
Maximum building height: 35 feet or two stories.
(8)
Maximum gross density: 10 dwelling units per
acre.
C. Other requirements.
(1)
Infrastructure. All residential units shall
be served by public sewer and centralized water systems.
(2)
Off-street parking. All off-street parking shall
be located a minimum distance of 15 feet from any property line and
shall be screened from view from adjacent properties. No parking whatsoever
shall be permitted in the front yard of any property.
(3)
Dwelling units design features. All dwelling
units shall be designed in such a manner as to provide maximum security
and visual privacy from adjacent dwelling units, nonresidential uses
and streets.
(4)
Site plan review. During site plan review, the
following criteria shall be given consideration:
(a)
The function and visual relationship between
dwelling units and adjacent existing developments.
(b)
Orientation of buildings so as to take advantage
of passive solar heating and summer breezes while minimizing exposure
to winter winds.
(c)
Pedestrian walkways which are linked to off-site
walkway networks.
(d)
Minimization of glare, noise and visual intrusion
of parking lots to external roadways and adjacent properties through
grading, berms and/or plantings.
[Added 11-22-2010 by Ord. No. 10-10-17]
A. Permitted uses. All those uses permitted in the R-ML Zone.
B. Area and bulk requirements.
(1)
Minimum lot area: 3.5 acres.
(2)
Minimum lot width: 300 feet.
(3)
Minimum lot depth: 250 feet.
(4)
Maximum building height: two stories or 35 feet.
(5)
Maximum building coverage: 20%.
(6)
Maximum impervious coverage: 40%.
(7)
Maximum permitted density: 12 units per acre.
(8)
Minimum building setback:
(b)
Side (adjacent residential): 75 feet.
(c)
Side (adjacent nonresidential): 75 feet.
(9)
Minimum driveway and parking setbacks:
(b)
Side (adjacent residential): 60 feet.
(c)
Side (adjacent nonresidential): 15 feet.
[Amended 11-28-2011 by Ord. No. 10-11-19]
C. Other requirements.
(1)
Infrastructure. All residential units shall be served by public
sewer and central water systems.
(2)
Buffer.
(a)
Where buildings are the closest structures to the side or rear
property lines, the following minimum buffer area shall be provided:
[1] Along the rear property line: 10 feet.
[2] Along the side property lines: 10 feet.
(b)
Where parking, driveways or active recreation areas are located
closer to the property line than buildings, the following minimum
buffer areas shall be provided:
[1] Along the rear property line: 10 feet.
[2] Along the side property lines: 10 feet.
[Amended 11-28-2011 by Ord. No. 10-11-19]
(c)
Such buffer shall consist of shrubs and trees, and may be supplemented
by fencing or berms, the primary purpose of which shall be to screen
parking and driveways and active recreational areas from the adjacent
property.
(d) Minimization of glare, noise and visual intrusion of parking lots
to external roadways and adjacent properties through grading, berms
and/or plantings.
[Added 11-28-2011 by Ord. No. 10-11-19]
(3)
Unless otherwise specified, all site plan, landscaping, signage,
fencing or other standards set forth in the Residential Site Improvement
Standards (RSIS) and the Cranbury Land Development Ordinance, as applicable,
shall apply.
(4)
Site plan review. During site plan review, the following criteria
shall be given consideration:
(a)
The function and visual relationship between dwelling units
and adjacent existing developments.
(b)
Orientation of buildings so as to take advantage of passive
solar heating and summer breezes while minimizing exposure to winter
winds.
(c)
Pedestrian walkways which are linked to off-site walkway networks.
(d)
Minimization of glare, noise and visual intrusion of parking
lots to external roadways and adjacent properties through grading,
berms and/or plantings.
[Added 11-27-2000 by Ord. No. O-10-00-33]
A. Permitted uses. In the I-LIS zone, no land shall be used and no structure shall be erected, altered or occupied for any purpose except the following: Those uses allowed in the I-LI Zone (§
150-23A, Permitted Uses) but subject to the bulk standards hereinafter set forth for this zone.
B. Accessory uses. Accessory uses which are customarily
incidental to and located on the same lot as the principal use, and
which, unless otherwise specified, shall be located within a principal
building and shall show no external evidence of such use.
C. Area and bulk controls.
[Amended 3-26-2001 by Ord. No. 02-01-02]
(1) Minimum lot area: three acres.
[Amended 11-28-2011 by Ord. No. 10-11-19]
(2) Minimum lot frontage: 200 feet.
[Amended 11-28-2011 by Ord. No. 10-11-19]
(3) Minimum front yard setbacks:
(a)
Major arterial: 200 feet.
(b)
Minor arterial: 125 feet. (See note at the end
of this section for exceptions to the minimum setback in certain situations.)
(4) Minimum side yard setback: 50 feet.
(5) Minimum rear yard depth: 50 feet.
(6) Maximum floor area ratio: 30.
(7) Maximum impervious coverage: 50%.
(8) Location of parking:
(a)
Not closer than 125 feet to a major arterial.
(b)
Not closer than 25 feet to a minor arterial
except as provided in note at the end of this section.
(9) Maximum height: as permitted in the LI Zone.
|
Note: Where Liberty Road crosses a property
so as to create two building parcels on the original single parcel,
the minimum distance between buildings fronting on Liberty Road shall
be 350 feet. The minimum distance to the right-of-way may be reduced
to 100 feet for one of the buildings. No auto or truck parking shall
be permitted within a one-hundred-foot setback on either side of Liberty
Road. [Amended 11-28-2011 by Ord. No. 10-11-19]
|
[Added 3-26-2001 by Ord. No. 02-01-01]
A. Purpose. The purpose of the R-AR Zone is to permit
the construction of 136 age-restricted housing units, preservation
of open space, and dedication of land to the Township for future low
and moderate income housing on Block 20, Lots 6, 10, 14 and 20. The
R-AR Zone was created pursuant to a settlement agreement, dated September
25, 1998, involving Judson C. Hagerty and Elizabeth D. Hagerty and
the Township of Cranbury.
B. Permitted uses. In the R-AR Zone, no land shall be
used and no structure shall be erected, altered or occupied for any
purpose except the following:
(1)
Single-family detached houses, semidetached
single-family housing and zero lot line housing, all occupied by permanent
residents 55 years of age and over (senior citizens), except for the
spouse and one offspring 18 years or older of a qualifying resident.
Not more than 136 housing units are to be constructed in the R-AR
Zone.
(2)
Low and moderate income housing units to be
owned, maintained, and operated, or constructed and sold by the Township
or an agency of the Township also may be located on that part of the
zone indicated on the Concept Plan which was made part of the settlement
agreement dated September 25, 1998. The low and moderate income housing
units may be occupied by persons who do not meet senior citizen age
requirements.
(3)
Other permitted uses allowed in the RLD-3 Zone
and permitted by the bylaws of the condominium or homeowner's association
governing the use of property in the new R-AR Zone.
C. Area and bulk requirements.
(1)
Minimum and maximum lot areas: Not less than
5,000 square feet nor greater than 10,000 square feet. It is the intent
of this provision to encourage a mix of lot sizes. The minimum and
maximum percentage of lots by sizes shall be as follows:
|
Lot size
(square feet)
|
Minimum
|
Maximum
|
---|
|
5,000 to 6,000
|
25%
|
45%
|
|
6,001 to 7,500
|
20%
|
30%
|
|
7,501 to 9,000
|
10%
|
25%
|
|
9,001 to 10,000
|
10%
|
20%
|
(2)
Minimum lot width measured at the minimum setback
line: 50 feet.
(3)
Minimum (and maximum where noted) - setbacks:
|
|
Principal
Building
|
Accessory
Structure (d)
|
---|
|
Front yard
|
20 to 30 feet (a)
|
(b)
|
|
Side yard (each)
|
15% of lot width (c)
|
5 feet
|
|
Rear yard
|
20 feet
|
15 feet
|
(a)
The 20 and 30 feet are the minimum and maximum
front yard setbacks, respectively. It is the intent of this provision
to encourage a variety of setbacks throughout the development.
(b)
No accessory structure shall be located between
the front building line and the front lot line.
(c)
On lots with semidetached and zero lot line
houses, one side yard may be reduced to zero if the remaining side
yard is increased to 30% of the lot width. On lots where the garage
is attached to the garage on the neighboring lot, one side yard may
be reduced to zero and the remaining side yard shall be not less than
15% of the lot width. Bow windows, bay windows and chimneys are permitted
to intrude into the minimum side yard requirement.
(d)
Detached garages, decks and patios are treated
as accessory structures. Attached garages shall meet the setback requirements
of a principal building.
(e)
Porches that are at least five feet deep shall
not be deemed to intrude into the minimum front, side and rear yard
requirements provided that they remain at least five feet from the
nearest property line.
(4)
Maximum building height: 35 feet.
(5)
Maximum impervious coverage: The maximum impervious
coverage, including driveways and sidewalks, shall be as follows:
(a)
First 5,000 square feet lot area: 60%.
(b)
Next 1,000 square feet lot area: 30%.
(c)
Area in excess of 6,000 square feet: 20%.
(6)
Maximum FAR and building size:
(a)
The maximum floor area ratio (FAR) permitted
on any lot shall be 0.40 except that no house shall be permitted to
be greater than 3,000 square feet regardless of the lot size.
(b)
At least 25% of all housing units shall be 1,500
square feet or less, exclusive of garage space. Other than the required
25% 1,500 square feet or smaller, no house shall be required by the
Planning Board to be less than 2,250 in gross floor area.
(c)
The maximum FAR and maximum building size shall include the floor area of garage(s) except as excluded in Subsection
C(6)(b) above.
(d)
Not more than 60% of the net floor area of the
first floor shall be on the second level. Net floor area of the first
floor is defined as the gross floor area of the first floor minus
the floor area of any attached garage(s).
(7)
Minimum public and common open space: The minimum
amount of public and common open space in the zone shall be 40%. Except
for Block 20, Lot 14, all of which shall be preserved as public open
space pursuant to the terms of a settlement agreement dated September
25, 1998, the final designation, ownership and maintenance of public
and common open space shall be determined by the Township and the
applicant at the time of preliminary approval. All public and common
open space not deeded to the Township shall be governed by covenants
and deed restrictions guaranteeing maintenance, use and ownership.
Such covenants and deed restrictions shall be approved by the Planning
Board attorney. The minimum public and common open space may include
drainage basins, environmentally sensitive lands, recreational improvements
(in public and common open space), walkways and a community building
and its associated parking. Land designated for low and moderate income
housing shall also be considered as fulfilling part of the minimum
public and common open space requirement.
D. Other requirements.
(1)
The overall design of the subdivision shall
be based on a Concept Plan prepared by Coppola and Coppola Associates,
dated March 1998. The Planning Board recognizes that some modification
to the plan may be needed after detailed engineering studies, traffic
safety studies and County requirements are considered. The following
design features are deemed essential for any plan for the property:
(a)
The design should be based on a traditional
grid plan as opposed to a curvilinear type subdivision.
(b)
Alleys, where provided, shall be used to provide
rear lot service and garage access. No public utilities shall be located
in the alleys. Sidewalks and curbing shall not be required along alleys
by the Planning Board unless curbing is recommended by the Township
Engineer for drainage purposes. Alleys shall be owned and maintained
by the homeowners association or other private entity established
to own and maintain the private facilities in the development.
(c)
A new collector road connection shall be constructed
at the developer's expense between Old Trenton Road and Cranbury Road
in approximately the location shown on the plan as part of Phase 1
and shall be completed before the first certificate of occupancy is
issued for a residential unit. The new road shall be designed and
constructed so as to minimize any impact from headlights on existing
residences.
(d)
There shall be a pedestrian/bicycle connection
between Farmstead Way and the development street system and extending
to Old Trenton Road with appropriate curb cuts for bicycles. The bicycle
path shall be designed in accordance with NJDOT standards.
(e)
Collector street should have thirty-four-foot
pavement widths and minor access streets, twenty-eight-foot widths,
both with fifty-foot rights-of-way. Alley shall have eighteen-foot
pavement widths and twenty-two-foot rights-of-way.
(f)
Sidewalks and curbs shall be constructed on
both sides of all streets.
(g)
To the extent possible, the pedestrian/bicycle
system shall be integrated into the linear park system.
(h)
The open space system shown on the Concept Plan
showing linear and large central open spaces, as well as smaller and
more intimate spaces shall be retained, to the extent possible, in
the design of the development.
(i)
The proposed low and moderate income housing
units shall front on Cranbury Road. Their bulk and area requirements
are not governed by this amendment and shall be determined separately
by the Planning Board and Township Committee. The applicant shall
deed to the Township, at no cost to the Township, the area designated
for low and moderate income housing at the time of final approval
of the PQ or at such subsequent time as determined by the Planning
Board.
(j)
The site for the low and moderate income housing
shall be a vacant, developable site, including curbs, sidewalks, and
water and sewer service extending the length of Cranbury Road from
its intersection with the "new road" to Block 20, Lot 14, and stub
outs. Site stormwater drainage shall be designed to include the stormwater
runoff from the low and moderate income housing site. In the event
that some or all of the improvements are not installed at the time
the site is to be turned over to the Township, because of the impracticality
at the time of such turnover, the Township may require that the improvements
be bonded in the same manner as other improvements are bonded in accordance
with applicable Township ordinances or contributions made in lieu
of bonding.
(k)
As shown on the Concept Plan which is part of
this agreement, deeper lots and buffering treatment shall be provided
for the lots along Old Trenton Road.
(l)
As part of the settlement, a variety of housing
types shall be provided. These should include traditional houses with
porches and architectural features extant in the Historic Village
of Cranbury. The Planning Board will be looking for attractive streetscapes,
appropriate housing scales and treatment of attached garages to minimize
their visual impact. Where lots are served by alleys, access to garages
shall be from the alleys.
(m)
Covenants, easements and deed restrictions are
required, depending on the proposed type of ownership and management.
These shall be reviewed and approved by the Planning Board attorney
and by the Planning Board.
(n)
The homeowner's association, or whatever type
of management structure is established for the maintenance of public
and common open space, shall also be responsible for the maintenance
of lawns, landscaping, fences and facades of all buildings, including
fee simple residences.
(o)
Location, design, installation, construction,
maintenance and control of fences, lighting, public and private landscaping
(including street trees), community buildings and related parking,
bikeways and pathways shall be addressed in the subdivision plan submitted
for preliminary approval.
(p)
All engineering details shall be approved by
the Township Engineer. The completed subdivision plan, consistent
with the requirements of the Township Land Development Chapter, shall
be submitted to the Township Planning Board for its review and action.
As part of its review, the Planning Board shall determine the possible
impact of the development on neighboring residences. These impacts
shall include noise, light, outdoor storage, drainage, traffic, privacy
and similar impacts. As part of its review and approval, the Planning
Board shall require, pursuant to applicable law, steps and measures
to mitigate any possible adverse impacts from the development on surrounding
properties.
(q)
Street names shall be approved by the Cranbury
Historical and Preservation Society.
(2)
Other requirements, such as look alike provisions,
landscaping, house elevations, etc., shall be included in the Resolution
of Approval, when final subdivision and site plan approval is granted.
[Added 7-25-2016 by Ord.
No. 07-16-12]
A. Purpose. In addition to the base zoning district standards that shall
continue to apply, the Planned Adult Residential (PAR) Overlay Zone
is designed to permit a planned adult, age-restricted development
consisting of single-family detached housing units and community amenities
as provided herein, subject to the following standards and requirements.
B. Permitted uses. In the PAR Overlay Zone, no land shall be used and
no structure shall be erected, altered, or occupied for any purpose
except the following:
(1)
Single-family detached houses, occupied by persons 55 years
of age or older in accordance with state and federal law, inclusive
of a prohibition that no occupant may be under the age of 18 years,
and that no occupant may be registered in the public school system
of the Township.
(2)
Other permitted uses allowed in the RLD-3 Zone.
(3)
Recreation facilities as permitted by the bylaws of the condominium
or homeowners' association governing the use of property in the PAR
community.
(4)
Pump station, lift station, maintenance building(s), and storage
building(s) appurtenant to a planned adult residential community.
C. General tract requirements.
(1)
The minimum gross tract area for a planned adult residential
community shall be 50 acres.
(2)
The maximum gross density for a tract zoned for a planned adult
residential community is three dwelling units per acre.
(3)
The development shall be served by public water and sewer facilities.
(4)
The development shall have primary access and egress in accordance
with the New Jersey Residential Site Improvement Standards (N.J.A.C.
5:21 et seq.).
(5)
Residential units shall be age-restricted in accordance with
the requirements of this section.
(6)
Not more than 35% of the entire tract shall be covered by buildings.
(7)
Not more than 60% of the entire tract shall be covered by impervious
surfaces.
(8)
All buildings shall be set back a minimum of 50 feet from the
tract perimeter.
(9)
A minimum twenty-five-foot landscaped buffer meeting the requirements
of this chapter shall be provided at the perimeter of the tract adjacent
to existing roads and where proposed lots abut existing off-tract
residential parcels. The landscaped area shall be deed restricted
as a planted buffer and shall be maintained by the homeowners association
and/or the property owner. Planted buffers may be included in open
space or on individual lots.
(10)
The internal roads may be privately owned and maintained. Private
roads shall meet New Jersey Residential Site Improvement Standards
design guidelines for residential streets. Mountable granite curbing
shall be permitted on private roads. Gatehouse structures shall be
set back a minimum of 80 feet from public roads and shall provide
for resident access as well as visitor and emergency access, to the
reasonable satisfaction of the Township.
(11)
Location, design, installation, construction, maintenance and
control of fences, lighting, public and private landscaping (including
street trees), community buildings and related parking, bikeways and
pathways, entrance structures, signage, and private roads, to the
extent that they are proposed, shall be addressed in the subdivision
and/or site plan submitted for preliminary approval.
D. Area and bulk requirements - Single-family detached lots.
(1)
Minimum lot area: 6,050 square feet.
(2)
Minimum lot width, measured at the front setback line: 55 feet.
(3)
Minimum lot depth: 110 feet.
(4)
Minimum front yard setback - principal and accessory structures:
20 feet.
(5)
Minimum side yard setback - principal and accessory structures:
seven feet; driveways shall be set back a minimum of two feet from
the side lot line.
(6)
Minimum rear yard setback - principal structures only: 20 feet.
(7)
Minimum rear yard setback - accessory structures, including
but not limited to patios and decks: 10 feet.
(8)
Minimum driveway depth from back of sidewalk to face of garage:
20 feet.
(9)
Minimum driveway width: eight feet per garage bay.
(10)
Maximum building height: 35 feet.
(11)
Patios: raised paver patios shall be permitted at a height not
to exceed two feet six inches.
E. Open space and recreation requirements. A planned adult residential
community shall provide common open space and recreational improvements
for the exclusive use of its residents, in accordance with the following
standards:
(1)
The minimum common open space in each planned adult residential
community shall be 30%. The minimum required open space area is permitted
to include drainage basins, environmentally sensitive lands, perimeter
landscape buffers, and all recreational improvements in common open
space, including community buildings and associated public parking
and walkways.
(2)
There shall be not less than 15 square feet of floor space per
dwelling unit provided in a community clubhouse building(s), which
building(s) shall have a minimum total floor area of 3,000 square
feet. The community clubhouse buildings(s) shall not exceed two stories.
(3)
The community clubhouse buildings(s) shall meet the parking
standard of one space per 350 square feet of building area.
(4)
Within the common open space, facilities shall be included for
outdoor recreational use. These facilities may include, but shall
not be limited to, tennis and other sport courts, bocce courts, and
a swimming pool. Walking, jogging, and bicycle paths may also be provided.
(5)
The community clubhouse shall be operational on or prior to
the issuance of certificates of occupancy for 50% of the approved
residential units.
(6)
A homeowners' association administrative area and sales office
shall be permitted within the community clubhouse or in a separate
building.
(7)
Community maintenance and storage facilities shall be permitted.
Such facilities shall be landscaped, fenced, and visually screened.
(8)
Sidewalks. An interconnected system of sidewalks and walking
paths shall be provided to permit access from all residential units
to the recreational facilities and to existing frontage roads. At
a minimum, sidewalks shall be provided on one side of all proposed
residential streets in the community.
(9)
Perimeter setback requirements. No buildings or structures other
than roadways, access drives, entrance signs, walking, jogging and
bicycle paths, walkways, entrance gatehouses, walls, fences, drainage
facilities, utility structures and residential decks and/or patios
with at least one wall contiguous with the principal building shall
be located within 50 feet of any exterior tract boundary. The outer
25 feet of the perimeter setback shall be designated as a landscape/conservation
easement, and may be included within the individual lot areas. Where
the outer 25 feet of the nonroadway perimeter setback is comprised
of existing preserved vegetation, such as within a wetland area, floodplain,
or wetland transition area, the landscaped buffer requirements shall
not apply.
(10)
Signs shall be permitted on and around the clubhouse and recreational
facilities for identification purposes. Such signs shall be permitted
in addition to other signs permitted within the community. Each sign
shall be limited to a maximum of 12 square feet of sign face and shall
be coordinated as part of an overall signage design for the community.
F. Signs. In addition to the signs customarily permitted in residential
zones, a planned adult residential community shall be permitted to
have the following additional signs:
(1)
One monument entrance feature sign on each side of the primary
entrance to the community, plus one entrance feature sign on each
side of a secondary entrance. Each entry monument shall be limited
to a maximum of 36 square feet of sign face and shall be coordinated
as part of an overall signage design for the community.
(2)
Way-finding signs may be located throughout the community.
(3)
Temporary flags and signs shall be permitted during sales events
during the construction phases of the development.
(4)
Entry feature monuments may include hardscape in the form of
brick or stone and may include decorative fencing at a maximum height
of 48 inches. Monument structures shall have a maximum height of 60
inches from the average grade. The sign face shall be designed to
match the scale, style, and design of the entrance monument on which
it is mounted.
(5)
Entrance features and all secondary way-finding signage may
be lighted with either ground-mounted or sign-mounted lighting meeting
the requirements of this chapter.
(6)
All signs shall be landscaped appropriately and shall be designed
as a coordinated signage plan.
G. Deed restrictions. Approval of a PAR planned adult residential community
shall be conditioned upon the placement of restrictive covenants on
the deeds to any and all portions of the tract so developed to:
(1)
Ensure that the age-restricted units qualify as 55 or over housing
within the meaning of the Federal Fair Housing Act. The age-restrictive
covenants shall be subject to review by the Township Attorney.
(2)
Ensure garages shall not be converted to habitable space.
(3)
Ensure that all public and common open space, all community
facilities, private roads, signs, lighting, parking, and all required
landscaping are maintained by a homeowners' association.
H. Affordable housing. A planned adult residential community shall provide
for affordable housing either on site or by way of a monetary payment
to fund municipally sponsored off-site housing, at a rate to be mutually
agreed upon by the developer and Cranbury Township.
I. Other provisions. In the event of any conflict between the provisions
and requirements of this section and the provisions and requirements
of any other section of this chapter, the provisions and requirements
of this section shall govern.
[Added 12-14-2020 by Ord. No. 11-20-11]
A. Boundaries. The boundaries of the SCO Scenic Corridor Overlay Zone
shall be all land within the underlying A-100 Agricultural Preservation
District and R-LI Residential Light Impact District within 400 feet
of the front property line of the right-of-way of the following roads
in Cranbury Township:
(4)
John White/George Davison Road.
B. Exceptions. All construction uses and activities which are conducted
or protected under the right-to-farm provisions of the Township Code
at Chapter 81-1 et seq. shall be exempt from the requirements of the
SCO Zone as are single-family residential uses, unless they are part
of a subdivision application. However, all property owners exempt
under right to farm within the SCO Zone and single-family residential
uses which are exempt from adherence to these requirements as noted
above are encouraged to adhere to the spirit and intent of this section
for the overall benefit of the Township.
[Amended 4-12-2021 by Ord. No. 03-21-04]
C. Purposes.
(1)
To assure maximum preservation and enhancement of the scenic
corridor's outstanding and unique scenic features and resources.
(2)
To preserve the scenic corridor roadways so as to foster a more
rural scenic driving experience.
(3)
To assure that the design and placement of buildings and other
improvements preserve, complement and/or enhance views of lands visible
from the scenic corridor roadways.
(4)
To reduce disturbance of the existing topography and vegetation
within the corridor and reduce the visual intrusion caused by excessive
lighting.
(5)
To provide a review process of all disturbance or construction
of improvements, including buildings, parking, driveways, and all
other man-made structures to assure their conformance with the purposes
and development standards set forth herein.
(6)
To ensure that the standards herein in no way interfere, inhibit or otherwise obstruct activities which are protected under right-to-farm provisions of the Township Code at §
81-1 et seq.
D. Application and conflicts. All construction or development within
the SCO - Scenic Corridor Overlay district that requires site plan
approval or subdivision approval shall adhere to the provisions of
the underlying zone and in addition to the requirements of the SCO
district as set forth herein. Where the provisions of the SCO district
conflict with those of the underlying zone, the requirements of the
SCO district shall apply.
[Amended 4-12-2021 by Ord. No. 03-21-04]
E. Corridor roadway improvements.
(1)
The regulations that are set forth in Subsection
F, below, both acknowledge and recognize that improvements that are proposed or undertaken within the right-of-way of some of the scenic corridor roadways are under the jurisdiction of Middlesex County. However, it is the intent of the Township to encourage the county, to the extent possible, not to require, endorse or otherwise encourage any improvements which undermine the purposes set forth in Subsection
C above, unless absolutely necessary for the health and safety of the public.
(2)
Such improvements would include the following:
(a)
Widening the paved cartway of the roadway, including the provision
of turn lanes or acceleration or deceleration lanes.
(b)
The provision of curbs along the roadway edge.
(c)
The provision of sidewalks, street lighting fixtures or shade
trees.
(d)
Requiring or undertaking the realignment of any portion of the
roadway.
(e)
Increasing the posted speed limit along the roadway.
(f)
Unnecessarily requiring or undertaking the removal of mature
trees and vegetation within the right-of-way.
(g)
The following improvements within the right-of-way are not discouraged:
roadway striping for bike lanes, addition of bike lanes or the widening
of the paved cartway to add separate bike lanes and the addition of
appropriate signage related thereto.
F. Scenic Corridor Overlay standards. All developments that require
site plan approval (which excludes single-family residential uses
and agricultural activities protected under the Right To Farm Act)
shall adhere to the following standards in addition to those of the
underlying district. All applications for subdivision approval, including
those which involve single-family residential uses, shall also adhere
to these requirements.
[Amended 4-12-2021 by Ord. No. 03-21-04]
(1)
Building materials, colors and styles. Buildings located within
the corridor shall use building materials, color and styles that are
muted, in earth tones or which are aesthetically compatible with the
agricultural setting or that are consistent with existing historical
styles in Cranbury. All buildings should include windows and suitable
textural treatments and pitched roofs to avoid the appearance of a
flat "box" on the landscape. Buildings shall be oriented so as to
avoid exposing rear facades to the roadway.
(2)
Siting of buildings. Within 400 feet of the roadway, buildings which do not adhere to the standards for building materials, colors, and styles set forth in §
150-29.3F(1) above should be sited in a manner which minimizes their visibility or, to the extent impractical, shall screen all elements that are incompatible with the rural and agricultural character of the corridor, by means of landscaping.
(3)
Parking. The provision of outdoor parking areas for more than
four vehicles that are directly visible from the roadway is discouraged.
To the extent possible, outdoor parking areas should be located behind
buildings, walls, fences, hedges or other natural screening to prevent
a direct view from the roadway. To the extent that views of such parking
areas are unavoidable, landscaping shall be used around the perimeter
of parking areas to screen such views from the roadway and within
the parking lots to break up the sea of asphalt.
(4)
Outdoor lighting. The height, location, and intensity of any
outdoor lighting provided within the scenic corridor shall be reduced
to that which is necessary for security and safety purposes. Lighting
fixtures which produce glare or which otherwise interfere with the
visibility of the night sky shall be avoided. The design of all light
fixtures shall be compatible with the rural and agricultural character
of the scenic corridor.
(5)
Tree and woodland conservation. The removal or destruction of
existing trees and vegetation which contribute to the scenic corridor's
rural and agricultural character, such as hedgerows, stands of mature
trees or meadows that are a part of an agricultural viewshed, shall
be avoided to the extent practical.
(6)
Landscaping and grading. Significant changes to the existing
topography shall be avoided to the extent practical, and landscaping
should be utilized to soften and buffer views of structures, buildings
and driveways, parking areas that are necessary, but which are not
compatible with the rural and agricultural character of the corridor.
Existing native vegetation shall be retained in place wherever possible.
Where native plants must be removed, the transplantation of salvaged
plants is encouraged as well as replacement by native landscaping.
Such landscaping shall include species and locations which maintain
the corridor's natural vegetative or agricultural appearance.
(7)
Billboards, telecommunication towers and utilities. Billboards
and telecommunication towers shall be prohibited within the scenic
corridor. The placement of aboveground utility structures (such as
electrical substations, water pumping facilities, etc.) within the
scenic corridor shall be avoided to the maximum extent possible. Aside
from electrical and telephone wires serving agricultural uses and
single-family homes, all utilities shall be located underground within
the corridor.
(8)
Signs, walls and fences. For those signs, walls and fences which
are subject to review for site plan approval, their location, height,
size, lighting and design of any signage within the corridor shall
be reduced to the smallest necessary to serve their intended function
and shall utilize materials, colors and designs which are consistent
with the rural and agricultural character of the scenic corridor.
Chain link fencing is discouraged within the scenic corridor. Fences
and walls should be of a location, height and design that maintain
the corridor's agricultural and rural character.
[Amended 4-12-2021 by Ord. No. 03-21-04]