Township of Old Bridge, NJ
Middlesex County
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Table of Contents
Table of Contents
The regulations set forth in this chapter for each district shall be the minimum regulations and shall apply uniformly to each class of structure or land within the district, except as hereinafter provided.
The provisions of this chapter shall be construed and applied in accordance with the following intents and purposes:
A. 
No building or structure shall hereafter be erected and no existing building or structure shall be moved, altered, added to or enlarged, nor shall any land or building or portion of a building or structure be used, designed, or arranged to be used for any purpose, unless in conformity with all of the regulations herein specified for the district in which is it located.
B. 
No yard or lot existing on the effective date of this chapter shall be reduced in dimension or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this chapter shall meet the minimum requirements established by this chapter.
C. 
Any restrictions or requirements with respect to buildings or land, which appear in other ordinances of the Township or are otherwise established by law and which are more stringent than those set forth herein, shall take precedence over the provisions of this chapter.
D. 
The provisions of this chapter shall not apply to customary underground essential services, as defined herein.
E. 
The provisions of this chapter shall be the minimal standards, and compliance shall entail meeting or exceeding these standards.
F. 
Every principal building shall be located on a lot as defined in this chapter. Except for multifamily and nonresidential uses, no more than one principal building and its accessory buildings shall hereafter be erected on any one lot.
G. 
Every principal building shall be built upon a lot with frontage upon an improved street, or for which such improvement has been guaranteed by the posting of a performance guarantee pursuant to this chapter unless relief has been granted under the provisions of N.J.S.A. 40:55D-36.
Except as otherwise provided in this chapter, the lawful use of the land or a building or structure existing on the effective date of this chapter, or any amendment thereto, may be continued, notwithstanding the fact that such use or building does not conform to the regulations specified by this chapter for the zone in which such land or building is located; provided, however, that:
A. 
A nonconforming use may not be expanded. In determining whether a nonconforming use has been expanded, or is proposed to be expanded, consideration shall be given to the quality, character and intensity of such use viewed in its totality, prior to and after the alleged expansion, and with regard to the overall effect on the neighborhood in which the subject property is located and the zone plan for such neighborhood. By way of illustration and not limitation, the following shall be deemed to be expansions of a nonconforming use:
(1) 
Expansion of the lot area over which a use is conducted.
(2) 
Expansion of a building or structure within which a use is conducted.
(3) 
Alteration of a building or structure within which a use is conducted.
(4) 
A substantial increase in the period of time during which the use is conducted.
(5) 
A change from the seasonal operation of the use to the year-round operation of such use.
B. 
When a nonconforming use has been abandoned, such use shall not thereafter be reinstated and any structure shall not thereafter be reoccupied, except in conformance with this chapter. A nonconforming use shall be deemed to be abandoned where there is an intention to abandon and an external act, or omission to act, by which such intention is carried into effect. It shall be prima facie evidence that a nonconforming use has been abandoned when there occurs a total cessation of such use for a continuous period of at least one year.
C. 
A nonconforming lot shall not be reduced in size.
D. 
A nonconforming building or structure, whether principal or accessory, may not be enlarged, extended, increased in height, width or depth; moved or relocated; or modified in such a way so as to increase habitable or usable space, number of dwelling units or number of bedrooms; unless it is changed so as to conform to the requirements of this chapter. Notwithstanding the preceding sentence, such a nonconforming building or structure may be enlarged, extended, added to, or otherwise constructed upon, provided that:
(1) 
The owner of the lot or lots upon which such building or structure exists did not own any adjoining property at the time the ordinance making the lot nonconforming was adopted; and
(2) 
The enlargement, extension, addition, or construction conforms to all bulk requirements of this chapter.
E. 
The internal structure or the exterior facade of a nonconforming building or structure may be altered, provided that the cost of alterations does not exceed, in the aggregate, 25% of the market value of the structure. More substantial alterations are not permitted unless the building or structure is changed to conform to the requirements of this chapter.
F. 
Nothing in this chapter shall prevent the strengthening or restoring of any portion of a structure which has been declared unsafe by the Construction Official.
G. 
If any nonconforming building or structure shall be more than partially destroyed, then the structure may not be rebuilt, restored or repaired, except in conformance with this chapter. The building or structure shall be deemed to have been more than partially destroyed in the event of destruction to the extent that rebuilding, repair, or restoration requires removal or demolition of all portions of the structure, except for the foundation or exterior walls.
H. 
Nothing herein contained shall require any change in plans, construction or designated use of a building for which a construction permit has been heretofore issued and the construction of which shall have been diligently prosecuted within three months of the date of such permit, and the entire ground story framework shall have been completed within six months of the date of the permit, and which entire building shall be completed according to such plans as filed within one year from the effective date of this chapter.
I. 
Whenever the boundaries of a district shall be changed so as to transfer an area from one district to another district of a different classification, the provisions of this chapter shall also apply to any nonconforming uses existing therein or created thereby.
Where two or more lots, created by the filing of a map pursuant to the former Map Filing Law (N.J.S.A. 46:23-1 to 9.6, inclusive), have not been subsequently subdivided pursuant to the Municipal Planning Act (N.J.S.A. 40:55-1 et seq.) or the MLUL, and said lots have any contiguous lines and are in single ownership and one or more of the lots is nonconforming in any aspect, the lots involved shall be considered to be an undivided parcel for the purposes of this chapter, and no portion of said parcel shall be conveyed or divided, except through the filing of an approved subdivision in accordance with the provisions of this chapter.
The purpose of the provisions of §§ 250-33 through 250-44 is to establish restrictions and limitations on the use of land within the Township. Deviation from the standards of §§ 250-33 through 250-44 will only be permitted when a variance is granted pursuant to N.J.S.A. 40:55D-70d and § 250-9G(5) of this chapter.
The municipality is hereby divided into zones or districts, throughout which uniform regulations are established hereunder.
A. 
The official Zoning Map of the Township of Old Bridge dated January 9, 2018, is hereby amended by amended Map dated October 21, 2019, and incorporated herein by reference. Copies of the amended Zoning Map are on file in the office of the Township Clerk.
[Amended 4-12-2004 by Ord. No. 07-04; 12-20-2004 by Ord. No. 38-04; 8-19-2013 by Ord. No. 2013-14; 3-9-2015 by Ord. No. 2015-01; 8-7-2017 by Ord. No. 2017-19; 4-23-2018 by Ord. No. 2018-06; 10-21-2019 by Ord. No. 2019-15]
B. 
Revisions to the Zoning Map shall be made as follows:
(1) 
When, in accordance with the provisions of this chapter and the MLUL, revisions are adopted in the district boundaries or other matters portrayed on the Zoning Map, such revisions will be made with an entry bearing the date of adoption, ordinance number, a brief description of the revisions and the date and initials of the person recording the Zoning Map revisions. The Municipal Engineer shall draft the amendment to the map within 20 days of the adoption of the ordinance amending the map.
(a) 
Each ordinance amending the Zoning Map in any manner shall include the provision that it shall not take effect until the Zoning Map has been amended in accordance with these provisions.
(2) 
No changes of any nature shall be made to the Zoning Map, except in conformity with the above procedure. Any unauthorized change(s) to the Zoning Map or its contents by any person or persons shall be of no effect and shall constitute a violation of this chapter and subject the person responsible for such change to the fines and penalties herein provided for.
In interpreting and construing the Zoning Map, the following rules shall apply:
A. 
Zone district boundaries are intended to follow street, lot or property lines, or other natural lines such as the center line of watercourses, ditches or lagoons, unless such district or zone boundaries are fixed by dimension on the Zoning Map or by description.
B. 
Boundaries indicated as following the center lines of streets, highways or alleys or streams, rivers or other bodies of water shall be construed to follow such center lines.
C. 
Boundaries indicated as approximately following plotted lot lines shall be construed as following such lot lines.
D. 
Boundaries indicated as following railroad rights-of-way shall be construed to be midway between the right-of-way lines.
E. 
Boundaries indicated as parallel to, or extensions of features indicated above, shall be so construed. Distances not specifically indicated on the Zoning Map shall be determined by the use of the scale appearing thereon.
F. 
Where a zone boundary fixed by dimensions approximately follows and is not more than 20 feet distant from a lot line, such lot line shall be construed to be the zone boundary.
The Township is hereby divided into the following zoning districts in the manner set forth in the Zoning Map hereinabove provided for:
ER
Environmentally Sensitive/Recreation Zone
The purpose of this zone is to preserve and protect the groundwater table and water recharge areas for water supply purposes, protection of the ecological system and to protect the health and safety of the occupants of lands subject to seasonal or periodic flooding, preserve freshwater wetlands and recognize existing and proposed parklands.
R-120
Low Density/Severe Environmental Constraints Residential Zone
The purpose of this zone is to designate specific areas for suburban development at a low density (0.3 dwelling unit per gross acre) in order to avoid disturbance of extensive areas of highly sensitive and critical natural environment.
R-80
Low Density Residential Zone
The purpose of this zone is to designate specific areas for suburban development at a low density (0.5 dwelling unit per gross acre) in areas serviced by on-site wells or on-site sewerage disposal, or containing lands of an environmentally sensitive nature, but less extensive than lands in the R-120 Zone.
R-40
Low Density Residential Zone
The purpose of this zone is to designate specific areas for suburban development at a low density (1.0 dwelling unit per gross acre) on larger lots in areas serviced by existing or planned public sewer and water.
R-30
Low Density Residential Zone
The purpose of this zone is to designate specific areas for suburban development at a low density (1.5 dwelling units per gross acre) on smaller lots in areas serviced by existing or planned public sewer and water.
R-20
Low/Medium Density Residential Zone
The purpose of this zone is to designate specific areas for suburban development at a low/medium density (2.0 dwelling units gross per acre) in areas serviced by existing or planned public sewer and water.
R-15
Medium Density Residential Zone
The purpose of this zone is to designate specific areas for suburban development at a medium density (2.5 dwelling units gross per acre) in areas serviced by existing or planned public sewer and water.
R-12
Medium Density Residential Zone
The purpose of this zone is to designate specific areas for suburban development at a medium density (3.0 dwelling units gross per acre) in areas serviced by existing or planned public sewer and water.
R-9
Medium High Density Residential Zone
The purpose of this zone is to protect existing areas of intensive suburban development at a medium high density (4.0 dwelling units gross per acre).
R-7
Medium High Density Residential Zone
The purpose of this zone is to protect existing areas of intensive suburban development at a medium high density (4.5 dwelling units gross per acre).
R-6
Medium High Density Residential Zone
The purpose of this zone is to protect existing areas of intensive suburban development at a medium high density (5.5 dwelling units gross per acre).
R-5
Medium High Density Residential Zone
The purpose of this zone is to protect existing areas of intensive suburban development at a medium high density (7.5 dwelling units per gross acre).
A-F
Apartment-Family Residential Zone
The purpose of this zone is to designate specific areas to allow for the development of multiplexes in areas where this pattern has been firmly established.
A-R
Apartment Retirement Residential Zone
The purpose of this zone is to designate specific areas to allow for the development of multiplexes or townhouses specifically designed for the needs of senior citizens.
PRC
Planned Retirement Community District Zone
The purpose of this zone is to promote the planned development of an active adult community which shall offer certain recreational facilities for its residents in accordance with the general development plan approved by the Planning Board.
[Added 4-12-2004 by Ord. No. 07-04[1]]
C-N
Neighborhood Commercial Zone
The purpose of this zone is to establish areas which will provide convenient shopping for the general neighborhoods in which they are located. The lot areas and permitted uses are intended to be small in operating scale to serve the needs of the immediate neighborhood conveniently without attracting regional traffic.
C-C
Community Commercial Zone
The purpose of this zone is to establish areas which will provide a greater variety of retail business and personal services for an area embracing several neighborhoods.
C-M
Marine Commercial Zone
The purpose of this zone is to provide an opportunity for the continued development of marine and resort activities in unique areas which have direct access to navigable waterways.
C-R
Regional Commercial Shopping Zone
The purpose of this zone is to establish several locations within the Township within which major shopping centers are permitted providing the full array of retail and service uses designed to serve all residents of the Township as well as the regional population.
O-G
General Office Zone
The purpose of this zone is to provide development opportunities for establishments primarily engaged in rendering a wide variety of services to individuals and business establishments to serve residents of the entire Township as well as the regional population.
SD
Special Development Zone
The purpose of this zone is to establish areas which will provide new development opportunities for large scale service and light manufacturing uses with appropriate supporting facilities. The lot areas and permitted uses are intended to serve the needs of the Township as well as the regional population.
TCD
Town Center Design Zone
The purpose of this unique zone is to insure that the architectural appearance and site layout and design of all development in the zone conforms to the established architectural appearance, site layout and design of the Township municipal complex. A planned mixture of residential, commercial and related uses are permitted in specific areas, in order to create concentrations of land use activities which will complement and enhance the municipal complex.
EDO-1
Economic Development Opportunity Zone – 1:
The purpose of the EDO-1 zone (areas having a one-acre minimum lot size) is to permit on a small scale a mix of office, retail, and light industrial uses to allow Old Bridge Township to attain the goals of accommodating market forces, increasing the local ratable base, expanding the local and regional jobs base, providing a more diverse mix of goods and services to residents and businesses within the municipality and region, achieving an improved balance of residential and nonresidential development within the municipality, and utilizing suitable land for development in a more efficient, functional and aesthetic manner, while controlling and managing highway access and traffic congestion, minimizing impacts on adjacent and nearby residential development, and protecting environmentally sensitive areas.
[Added 3-9-2015 by Ord. No. 2015-01]
EDO-3
Economic Development Opportunity Zone – 3:
The purpose of the EDO-3 zone (areas having a three-acre minimum lot size) is to permit a mix of office, retail, and light industrial uses to allow the Township to attain the goals of accommodating market forces, increasing the local ratable base, expanding the local and regional jobs base, providing a more diverse mix of goods and services to residents and businesses within the municipality and region, achieving an improved balance of residential and nonresidential development within the municipality, and utilizing suitable land for development in a more efficient, functional and aesthetic manner, while controlling and managing highway access and traffic congestion, minimizing impacts on adjacent and nearby residential development, and protecting environmentally sensitive areas.
[Added 3-9-2015 by Ord. No. 2015-01]
IH1
Inclusionary Housing Zone 1
The purpose of this zone is to permit an inclusionary development on Block 17000, Lots 5 (formerly Lots 5 and 6.11) and 28.112, which contain approximately 101 acres along Ferry Road. The inclusionary development will consist of 252 multifamily apartments, of which 214 will be market-rate units and 38 will be affordable family rentals (15% setaside). Fifteen-percent of the affordable units will be very-low-income affordable units.
[Added 10-14-2016 by Ord. No. 2016-21]
IH2
Inclusionary Housing Zone 2
The purpose of this zone is to permit an inclusionary housing development on Block 16000, Lot 1, which contains 6.7 acres along Old Amboy Road, consisting of 150 multifamily apartments, of which 120 will be market-rate units and 30 will be affordable family rentals (20% setaside).
[Added 10-14-2016 by Ord. No. 2016-23]
H.
Hospital Zone
This zone is adjacent to the IH1 Zone and is required for part of the inclusionary development to be built on Block 17000, Lots 5 (formerly Lots 5 and 6.11) and 28.112.
[Added 10-14-2016 by Ord. No. 2016-22]
MU-IH
Mixed Use-Inclusionary Housing Zone
The purpose of this zone is to permit an inclusionary development with a mix of commercial and office uses on Block 2150, Lot 4.11, which contains approximately 94 acres along Matawan Road. The inclusionary development will consist of 529 multifamily apartments, of which 423 will be market-rate units and 106 will be affordable family rentals (20% setaside). Fifteen percent of the affordable units will be very-low-income affordable units.
[Added 10-14-2016 by Ord. No. 2016-20]
Route 9 MU-IH
Route 9 Mixed Use-Inclusionary Housing Center Zone
The purpose of this zone is to permit an inclusionary development with a mix of commercial, office and light industrial uses on Block 5001, Lots 12.12 and 14, Block 6302, Lot 9, Block 6303, Lot 6, Block 6303, portions of Lots 3.11 and 7, and Block 7000, a portion of Lot 1.13, which consist of approximately 342 acres along Route 9 southbound. The inclusionary development will consist of 2,148 dwelling units, of which 1,718 will be market-rate units and 430 will be affordable rental units (20% setaside). Of the 430 affordable units, 299 will be affordable family rentals and 131 affordable age-restricted rentals. Thirteen percent of the affordable units will be very-low-income affordable units.
[Added 11-21-2016 by Ord. No. 2016-25]
[1]
Editor's Note: Amended at time of adoption of Land Development Codification (see Ch. 1, General Provisions, Art. IV).
[Added 7-9-2001 by Ord. No. 36-01]
Regulation of uses and design are contained in the ordinance document entitled "Town Centre District Zoning and Design Standards" as revised June 21, 2001, which is incorporated into this Land Development Ordinance by this reference.
[Added 3-9-2015 by Ord. No. 2015-01; amended 3-11-2019 by Ord. No. 2019-05]
A. 
EDO-1 Zoning District.
(1) 
Purpose. The purpose of the EDO-1 Zone is to encourage a mix of office, retail and commercial uses so as to enable Township of Old Bridge to attain its goal of accommodating market forces and vision for stimulating economic growth by permitting an assortment of businesses coupled with light industrial uses within the zone. The zone aims at creating small-scale nonresidential developments along the highly traversed routes that generally cater to the needs of the neighboring residential uses and Old Bridge residents.
(2) 
Application of Land Development Ordinance. The provisions and requirements of the Old Bridge Township Land Development Ordinance shall apply to the EDO-1 Zoning District, except as otherwise modified herein. Anything not covered under this section shall be governed by applicable regulations elsewhere in the Land Development Ordinance.
(3) 
Regulation of uses. Any use not specifically listed as a permitted use, an accessory use or a conditional use shall be deemed a prohibited use. This provision shall be liberally construed as protective of the Township's zoning scheme and the public health, safety, morals and general welfare. Any doubt as to the permitted nature of any use shall be resolved in interpreting the doubtful use as prohibited.
(4) 
Permitted uses. The land uses permitted in the EDO-1 District are set forth herein below, except as otherwise indicated:
(a) 
Retail sales and services.
(b) 
Retail food establishment.
(c) 
Bank and financial institutions.
(d) 
Studio of a teacher of art, music and dance.
(e) 
Art galleries.
(f) 
Professional photography studio.
(g) 
Health and fitness center under 10,000 square feet.
[Amended 10-21-2019 by Ord. No. 2019-15]
(h) 
Business offices.
(i) 
Medical offices.
(j) 
Professional offices.
(k) 
Personal services.
(l) 
Public and private parking areas.
(m) 
Restaurants: full-service restaurants, limited-service eating places.
(n) 
Fast-food restaurants.
(o) 
Cafe and taverns.
(p) 
Day-care facilities: child-care and adult-care facilities.
(q) 
Animal day cares, kennels, hospitals and clinics, but not including the outdoor keeping of animals or outdoor play areas.
(r) 
Educational services: tutoring classes, training facilities, cosmetology and barber schools, fine arts schools, language schools, exam preparation and tutoring and similar uses limited to 10,000 square feet.
(s) 
Mini-warehousing, including self-storage and flex warehousing limited to 15,000 square feet.
(t) 
Mini-warehouse and office for electricians, carpenters, plumbers, woodworking and cabinet makers and similar trades limited to 15,000 square feet.
(u) 
Wellness center and spa.
(5) 
Conditionally permitted uses. The land uses that are conditionally permitted in the EDO-1 District are listed below:
(a) 
Gasoline station with mini mart or convenience store.
(b) 
Retail convenience with fueling services.
(c) 
Drive-through facilities related to banks and/or financial institutions, pharmacy or fast-food restaurants.
(d) 
Other services (except public administration):
[1] 
Automotive repair and maintenance.
[2] 
Religious organizations, grant making and giving services, social advocacy organizations, civic and social organizations and business, professional, labor, political and similar organizations.
(6) 
Required conditions.
(a) 
Yard area and bulk requirements: With regard to bulk and yard requirements for principal and accessory buildings associated with principal permitted and conditional uses in the EDO-1 District, the following requirements shall apply. Anything not covered under this section shall be governed by applicable regulations elsewhere in the Land Development Ordinance.
Table 1
Yard and Bulk Requirements for Principal Buildings
Requirement
Size
Minimum lot area
1 acre
Minimum lot width
125 feet
Minimum front yard setback
Along state highways
30 feet
Along Route 34 and Englishtown Road
15 feet
Along all other streets
15 feet
Maximum front yard setback
Along state highways
50 feet
Along Route 34 and Englishtown Road
50 feet
Along all other streets
50 feet
Minimum side yard setback
25 feet
Minimum total two-side yard setbacks
50 feet
Minimum rear yard setback
50 feet
Maximum height
2 stories, 30 feet
Minimum floor area ratio (FAR)
0.30
Minimum landscape area ratio (LAR)
0.40
Table 2
Yard and Bulk Requirements for Accessory Buildings
Requirement
Size
Minimum side yard setback
25 feet
Minimum rear yard setback
25 feet
Maximum height
2 stories, 30 feet
(b) 
Accessory uses: Shall include accessory uses customarily incidental and ancillary to a permitted or conditional use.
(c) 
Outdoor storage and trash enclosure: Outdoor storage and trash enclosures shall be permitted in any of the yards except for the front yard. Such areas shall be screened by landscaping and a six-foot high fence.
(d) 
Signage: Signage shall comply with all sections of the Land Development Ordinance related to signage.
(e) 
Buffers:
[1] 
There shall be a fifteen-foot-wide landscape buffer between any property that abuts residential uses or zone.
[2] 
The requirements of § 250-54 of the LDO related to buffers shall be met, except for § 250-54B, C and D.
[3] 
There shall be a fifteen-foot wide buffer along any street right-of-way.
(f) 
Parking:
[1] 
Off-street parking shall be provided as regulated in § 250-55 and Schedule F and G of the Land Development Ordinance.
[2] 
Parking areas and commercial buildings shall be separated by a minimum five-foot-wide sidewalk.
(7) 
Design standards. In addition to the design standards otherwise set forth in Article X of the Land Development Ordinance, the following design standards shall apply to all developments in the EDO-1 Zoning District. Where standards contained herein conflict with the standards otherwise set forth in Article X, the standards herein shall govern.
(a) 
Orientation and spacing of buildings:
[1] 
All buildings shall be oriented toward adjoining public rights-of-way of highways and roads.
[2] 
The front facades of commercial buildings shall be aligned, as reasonably as possible, to one another.
[3] 
Buildings shall be designed with architectural treatments (fenestration, porticos, recesses, porches, colonnades, brick/stone/masonry accents, etc.) so that every facade that can be easily seen from any street, public parking lot or public area will not contain a blank wall space greater than 40 feet in length.
(b) 
Street furniture:
[1] 
Benches, trash receptacles and planters shall be provided in common sitting areas and, when provided, at bus stops.
[2] 
Bicycle parking spaces for bicycle racks shall be provided at the following rates: minimum one space per 7,500 square feet of gross floor area for nonresidential uses.
(c) 
Site lighting:
[1] 
Site lighting shall comply with § 250-75 of the Land Development Ordinance.
[2] 
Light fixtures attached to the exterior of the building shall be architecturally compatible with the style, materials, colors and details of the building.
[3] 
Streetlights shall be decorative and blend with the overall characteristics of the development. Box-type and cobra- head-type shall be prohibited.
(d) 
Landscaping: Landscaping shall comply with § 250-74 of the Land Development Ordinance.
(e) 
Sidewalks:
[1] 
Sidewalks which are at least five feet wide shall be integrated connecting all parking areas throughout the site.
[2] 
Sidewalks which are at least five feet wide shall be provided along both sides of all other streets.
[3] 
Sidewalks which are at least five feet wide shall be provided along the frontage of the site.
[4] 
Where buildings are set back at 15 feet, outdoor dining may occupy the yard space between the front facade and property line. If outdoor dining is proposed on a building that is set back at more than 15 feet and less than 50 feet, there shall be a sidewalk of a minimum 10 feet and maximum 15 feet. In any instance, there shall be a minimum five-foot-wide sidewalk abutting a commercial building.
[5] 
The requirements contained herein enumerate general sidewalk requirements. Sidewalks and bikeways along county roads or state highways shall be held to Middlesex County and NJDOT requirements, respectively.
B. 
Economic Development Opportunity Zone-3 (EDO-3).
(1) 
Purpose. The purpose of the EDO-3 Zone (areas having a three-acre minimum lot size) is to permit a mix of office, retail, and light industrial uses to allow the Township to attain the goals of accommodating market forces, increasing the local ratable base, expanding the local and regional jobs base, providing a more diverse mix of goods and services to residents and businesses within the municipality and region, and utilizing suitable land for development in a more efficient, functional and aesthetic manner, while controlling and managing highway access and traffic congestion, minimizing impacts on adjacent and nearby residential development, and protecting environmentally sensitive areas.
(2) 
Application of Land Development Ordinance. The provisions and requirements of the Old Bridge Township Land Development Ordinance shall apply to the EDO-3 Zoning District, except as otherwise modified herein. Anything not covered under this section shall be governed by applicable regulations elsewhere in the Land Development Ordinance.
(3) 
Regulation of uses. Any use not specifically listed as a permitted use, an accessory use or a conditional use shall be deemed a prohibited use. This provision shall be liberally construed as protective of the Township's zoning scheme and the public health, safety, morals and general welfare. Any doubt as to the permitted nature of any use shall be resolved in interpreting the doubtful use as prohibited.
(4) 
Permitted uses. The land uses permitted in the EDO-3 District are set forth herein below, except as otherwise indicated:
(a) 
Retail sales and services.
(b) 
Retail food establishment.
(c) 
Banquet facilities.
(d) 
Bank and financial institutions.
(e) 
Studio of a teacher of art, music and dance.
(f) 
Art galleries.
(g) 
Professional photography studio.
(h) 
Business offices.
(i) 
Medical offices.
(j) 
Personal services.
(k) 
Recreational facilities.
(l) 
Public and private parking areas/structured parking.
(m) 
Educational services: tutoring classes, training facilities, cosmetology and barber schools, fine arts schools, language schools, exam preparation and tutoring limited to 10,000 square feet.
(n) 
Restaurants: full-service restaurants, limited-service eating places.
(o) 
Cafes.
(p) 
Taverns and micro-breweries.
(q) 
Wholesale trade including:
[1] 
Wholesale stores and showrooms involving sale in bulk or quantity to retailers or others for resale to the ultimate consumer;
[2] 
Wholesale distribution centers;
[3] 
Warehouse clubs and supercenters.
(r) 
Light industrial use.
(s) 
Services/recreation/entertainment:
[1] 
Printing and duplicating;
[2] 
Postal, parcel and courier mailing, shipping and delivery services;
[3] 
Health and fitness centers, indoor tennis, racquetball, swimming, skating, bowling and similar uses;
[Amended 10-21-2019 by Ord. No. 2019-15]
[4] 
Theaters for the performing arts, sports, etc.; movie theaters and similar events (excluding adult entertainment);
[5] 
Amusement parks;
[6] 
Funeral homes;
[7] 
Day-care facilities, including child-care and adult-care centers;
[8] 
Animal day cares, kennels, hospitals and clinics, but not including the outdoor keeping of animals or outdoor play areas;
[9] 
Catering facilities.
(t) 
Warehousing:
[1] 
Mini-warehousing/self-storage facilities;
[2] 
Building and construction contractor equipment storage buildings;
[3] 
Warehouse and office for electricians, carpenters, plumbers, woodworking and cabinet makers and similar trades.
(5) 
Conditional uses. The land uses that are conditionally permitted in the EDO-3 District are listed below. For conditions related to each use, refer to § 250-41:
(a) 
Retail gasoline stations, including gasoline station with convenience store or mini mart.
(b) 
Retail convenience with fueling services.
(c) 
Drive-through facilities related to banks or financial institutions, pharmacy or fast-food restaurants.
(d) 
Banks and restaurants on pad sites with or without drive-through.
(e) 
New car dealers, used car dealers and recreational vehicle dealers.
(f) 
Educational services greater than 10,000 square feet.
[Amended 10-21-2019 by Ord. No. 2019-15]
(g) 
Accommodations and food services: hotels (except casino hotels) lodging facilities and motels.
(h) 
Other services:
[1] 
Automotive repair and maintenance.
[2] 
Religious organizations, grantmaking and giving services, social advocacy organizations, civic and social organizations and business, professional, labor, political and similar organizations.
(6) 
Required conditions.
(a) 
Yard area and bulk requirements. With regard to bulk and yard requirements for principal and accessory buildings associated with principal permitted and conditional uses in the EDO-3 District, the following requirements shall apply. Anything not covered under this section shall be governed by applicable regulations elsewhere in the Land Development Ordinance.
Table 3
Bulk Requirements for Principal Buildings
Requirement
Size
Minimum lot area
3 acres
Minimum lot width
150 feet
Minimum front yard setback
Along state highways
35 feet
Along all other streets
25 feet
Maximum front yard setback
Along state highways
75 feet
Along all other streets
50 feet
Minimum side yard setback
25 feet
Minimum total two-side yard setbacks
50 feet
Minimum rear yard setback
100 feet
Maximum height
4 stories and 48 feet
Minimum floor area ratio (FAR)
0.35
Minimum landscape area ratio (LAR)
0.40
Table 4
Yard and Bulk Requirements for Accessory Buildings
Requirement
Size
Minimum side yard setback
25 feet
Minimum rear yard setback
25 feet
Maximum height
2 stories and 30 feet
(b) 
Accessory uses: Shall include accessory uses customarily incidental and ancillary to a permitted or conditional use.
(c) 
Outdoor storage and trash enclosure: Outdoor storage and trash enclosures shall be permitted in any of the yards except for the front yard. Such areas shall be screened by landscaping and a six-foot-high fence.
(d) 
Signage: Signage shall comply with all sections of the Land Development Ordinance related to signage.
(e) 
Buffers:
[1] 
A twenty-five-foot landscaped buffer shall be required to shield adjacent roadways from parking lot illumination headlight glare and fumes.
[2] 
The requirements of § 250-54 of the LDO related to buffers shall be met, except for § 250-54B and C.
[3] 
Where the parking lot abuts a residential property or zone, the parking setback shall be increased by additional 25 feet which shall comprise of a planted buffer area containing evergreen trees.
(f) 
Parking:
[1] 
No parking area or off street loading space shall be located closer than 25 feet to any rear and side lot line.
[2] 
Off-street parking shall be provided as regulated in § 250-55 and Schedule F and G of the Land Development Ordinance.
[3] 
Parking areas and commercial buildings shall be separated by a minimum distance of 15 feet.
(7) 
Design standards. In addition to the design standards otherwise set forth in Article X of the Land Development Ordinance, the following design standards shall apply to all developments in the EDO-3 Zoning District. Where standards contained herein conflict with the standards otherwise set forth in Article X, the standards herein shall govern.
(a) 
Orientation and spacing of buildings:
[1] 
The longer of the front facades of commercial buildings shall be oriented, as reasonably as possible, to be parallel to adjoining highways, roads and commercial streets.
[2] 
The front facades of commercial buildings shall be aligned, as reasonably as possible, to one another.
[3] 
Commercial buildings shall be oriented toward adjoining public rights-of-way of highways and roads.
(b) 
Street furniture:
[1] 
Benches, trash receptacles and planters shall be provided in common sitting areas and, when provided, at bus stops.
[2] 
Bicycle parking spaces for bicycle racks shall be provided at the following rates: minimum one space per 7,500 square feet of gross floor area for nonresidential uses.
(c) 
Site lighting: Site lighting shall comply with § 250-75 of the Land Development Ordinance.
(d) 
Landscaping: Landscaping shall comply with § 250-74 of the Land Development Ordinance.
(e) 
Sidewalks:*
[Amended 10-21-2019 by Ord. No. 2019-15]
[1] 
Sidewalks which are at least five feet wide shall be integrated connecting all parking areas throughout the site.
[2] 
Sidewalks which are at least five feet wide shall be provided along both sides of all commercial streets.
[3] 
Sidewalks which are at least five feet wide shall be provided along the frontage of the site.
[4] 
Sidewalks which are at least 12 feet wide shall be provided along the front access areas to commercial buildings.
*NOTE: The requirements contained herein enumerate general sidewalk requirements. Sidewalks and bikeways along county roads or state highways shall be held to Middlesex County and NJDOT requirements, respectively.
Any use not specifically listed as a permitted use, an accessory use or a conditional use shall be deemed a prohibited use. This provision shall be liberally construed as protective of the Township's zoning scheme and the public health, safety, morals and general welfare. Any doubt as to the permitted nature of any use shall be resolved in interpreting the doubtful use as prohibited.
A. 
The land uses permitted in the various zones are set forth in the Schedule of Permitted Uses attached hereto as Appendix C.[1] The said Schedule of Permitted Uses is hereby declared to be expressly incorporated herein and made part of this chapter. The code numbers set forth in the Schedule of Permitted Uses with respect to some of the uses set forth therein refer to descriptions of such uses contained in the "Classification of Land Use Manual," copies of which are available for inspection at the office of the Township Clerk and the Department of Community Development. In the event of a conflict between the description of a use in said manual and the definitional section of this chapter, the definitional section of this chapter shall control.
[1]
Editor's Note: Appendix C, Schedule of Permitted Uses, is included at the end of this chapter.
B. 
Notwithstanding any contrary provision set forth in the Schedule of Permitted Uses, any shopping center, retail service or retail sales use or uses within the C-C or C-N Zones and consisting of three or more such uses, or 4,000 or more square feet shall constitute conditional uses subject to the provisions of § 250-41C.
C. 
In all zones where the growing of field and seed crops, orchards and horticultural activities are permitted, customary farm buildings for the processing and storage of products or equipment are permitted as accessory uses, if located on the same parcel as the principal use.
D. 
Farm products may be displayed and sold at a roadside stand as part of the permitted agricultural use.
E. 
The keeping of livestock and the raising and/or production of livestock are permitted as accessory uses to a farm and the limitations, if any, otherwise specified in the Code of the Township of Old Bridge.
F. 
In any zone in which any type of dwelling unit is a permitted use, such permitted dwelling unit or units may be manufactured homes.
The land uses shown on the Schedule of Permitted Uses[1] as being permitted as conditional uses in the various zones are set forth below, and the conditions which must be demonstrated to the Planning Board in order to support the approval of a conditional use permit in connection therewith are specifically enumerated for each use.
A. 
Day-care centers and nursery schools. Day-care centers and nursery schools are permitted in the R-30, R-20, R-15, R-12, R-9, R-7, R-6, R-5 and A-F Zones, provided that:
(1) 
The center meets the requirements set forth in Subchapter 5, Physical Facility Requirements of the Manual of Standards for Childcare Facilities, issued by the State of New Jersey, Department of Human Services, Division of Youth and Family Services.
(2) 
The minimum lot size is one acre or more.
(3) 
Parking areas, driveways and dropoff areas must be screened and buffered from adjoining properties which are zoned or used as residential. This shall be a landscaped or natural buffer, and shall be a minimum of 35 feet wide.
(4) 
On-site traffic circulation must be adequate to allow children to be dropped off safely and to not cause grid-locking, stacking, or otherwise impede the flow of traffic on the street which services the site.
(5) 
Signage shall not be of a type normally associated with commercial use such as mobile, flashing or neon. Signage shall be limited to one freestanding sign with a surface area not exceeding eight square feet. Facade signs shall not be permitted.
(6) 
The building exterior shall be finished with materials and in a manner which is harmonious with the neighborhood. As an example, the use of a metal shed or concrete and steel building in a neighborhood of wood frame homes would not be considered compatible.
(7) 
Day-care centers and nursery schools shall be restricted to local and collector roadways.
B. 
Telephone and telegraph communications and all utilities. Telephone and telegraph communications and all utilities are permitted in the zones indicated on the Schedule of Permitted Uses as permitting them as conditional uses only if:
(1) 
The proposed installation in a specific location must be reasonably necessary for the satisfactory provision of service by the utility to the neighborhood or area in which the particular use is to be located;
(2) 
The design of any building in connection with such facilities must conform to the general character of the area and not adversely affect the safe and comfortable enjoyment of property rights in the zone in which it is located;
(3) 
Adequate fences and other safety devices must be provided as may be required. Fences, when used to enclose public utility facilities such as electrical power substations, shall be built in accordance with the applicable requirements of the New Jersey Board of Public Utilities National Electrical Safety Code in effect at the time of construction;
(4) 
Sufficient landscaping, including shrubs, trees and lawns, shall be provided and maintained;
(5) 
Off-street parking shall be provided as determined by the Planning Board during site plan review; and
(6) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
[Added 1-24-2000 by Ord. No. 04-00]
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
C. 
[2]Clinics, health care facilities, centers for drug, methadone, alcoholic treatment, and halfway houses. The structure or building for any clinic, health care facility or center for the treatment and/or counseling of former and present drug addicts and/or alcoholics or halfway houses shall be permitted in the SD Zone, provided that said structure or building is:
(1) 
At least 500 feet from the nearest property line of any land in any residential zone;
(2) 
At least 1,000 feet from the nearest property line of any public, private or parochial school, library, park, playground, or other recreational facility, whether commercial or nonprofit, any church, convent, monastery, synagogue or similar place of worship;
(3) 
At least 1,000 feet from any bar, tavern or other facility licensed for the consumption or sale of alcoholic beverages; and
(4) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
[Added 1-24-2000 by Ord. No. 04-00]
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
[2]
51. Editor's Note: Former Subsection C, Retail sales and services and shopping centers, as amended, was repealed 3-11-2019 by Ord. No. 2019-05. This ordinance also provided for the redesignation of former Subsections D through AA as Subsections C through Z, respectively.
D. 
Adult stores and bookstores, adult motion-picture theaters, adult mini motion-picture theaters and adult cabarets. Adult bookstores, adult motion-picture theaters, adult mini motion-picture theaters and adult cabarets are permitted in the C-C Zone, provided that:
(1) 
Adult bookstores, adult cabarets, adult motion-picture theaters or adult mini motion-picture theaters shall be located in a building or structure:
(a) 
At least 2,000 feet from the nearest property line of any land in any residential zone;
(b) 
At least 2,000 feet from the nearest property line of any public, private or parochial school, hospital, clinic, private or public or semipublic institutions, library, park, playground or other recreational facility, whether commercial or nonprofit, in any other zone;
(c) 
At least 2,000 feet from the nearest property line of any church, convent, monastery, synagogue or similar place of worship; and
(d) 
At least 2,000 feet from any (other) bar, tavern, or similar facility licensed for the consumption or sale of alcoholic beverages;
(2) 
The proposed use will not be within 1,000 feet of any other adult store or bookstore, adult motion-picture theater, adult mini motion-picture theater or adult cabaret;
(3) 
Advertisements, displays or other promotional materials shall not be shown or exhibited so as to be visible to the public from pedestrian sidewalks, or from other areas public or semipublic; and such displays shall be considered as signs and, therefore, subject to the Township sign regulations;
(4) 
All building openings, including, without limitation, entries and windows, shall be located, covered, or screened in such a manner so as to prevent a view into the interior of the building from any public or semipublic area; and
(5) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
[Added 1-24-2000 by Ord. No. 04-00]
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
E. 
Sanitariums, convalescent, rest homes and hospitals. Sanitariums, convalescent and rest homes are permitted in any residential zone and the O-G Zone; hospitals are permitted in the R-120, O-G and SD zones, provided that:
(1) 
The property proposed to be occupied by the use shall have a minimum lot area of five acres, except hospital uses must have a minimum lot area of 25 acres;
(2) 
Minimum front, rear, and side yard areas shall be 100 feet;
(3) 
The maximum lot coverage shall not exceed 25%;
(4) 
The height of structures may exceed the maximum height requirements of this chapter; provided, however, that the front, rear and side yard requirements set forth above shall be increased by one foot for each foot by which the height of the structure exceeds the maximum height which would be otherwise permitted by this chapter, and further provided that in no case shall any proposed structure exceed 50 feet in height;
(5) 
Hospitals located in the R-120 Zone shall provide a landscaped buffer of not less than 75 feet from any property line; and
(6) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
[Added 1-24-2000 by Ord. No. 04-00]
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
F. 
Organizational facilities. Organizational facilities are permitted in any residential zone, provided that:
(1) 
A complete list of the proposed charter membership, including names and resident addresses, shall be filed with the approving board;
(2) 
The proposed use is a bona fide nonprofit organization operated solely for the recreation and enjoyment of the members of said organization;
(3) 
The property proposed to be occupied by such use shall have a minimum lot area of three acres;
(4) 
Not more than 20% of the lot area proposed for such use shall be occupied by buildings and structures;
(5) 
No building, structure or active recreation facility shall be located within 100 feet of an adjacent residential property line; and
(6) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
[Added 1-24-2000 by Ord. No. 04-00]
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
G. 
Automotive gasoline stations, automotive repair garages, and automotive service stations. Automotive gasoline stations, automotive repair garages and automotive service stations are permitted in the C-M, EDO-1, C-C and SD Zones, provided that:
[Amended 10-23-1995 by Ord. No. 61-95; 1-24-2000 by Ord. No. 04-00; 6-25-2007by Ord. No. 2007-10; 4-20-2020 by Ord. No. 2020-11]
(1) 
Specifications and plot plans, certified by a licensed professional engineer, shall be filed showing in detail the exact location of all buildings and structures, the number of gasoline tanks to be installed, the dimensions and capacity of each tank, the depth at which the tank will be placed below ground, the number of pumps to be installed, the type of structure and accessory buildings to be constructed, the number of automobiles to be garaged, and a written description of the nature and extent of the proposed use;
(2) 
The proposed use shall be located on a lot of not less than 20,000 square feet;
(3) 
All filling pumps and structures shall be located at least 25 feet from the street line and side and rear property lines, and at least 50 feet from the boundary of a residential zone or existing residential uses;
(4) 
No vehicle shall be permitted to be standing or parked on the premises other than those used by the employees in the indirect or direct operation of the establishment and customers' vehicles awaiting repair;
(5) 
Any repair of motor vehicles shall be performed in a fully enclosed building. No parts or partially dismantled motor vehicles may be stored out-of-doors;
(6) 
Driveways shall not be more than 25 feet wide at any point. Driveways must be at least 10 feet from any side lot line, and 25 feet from the intersection of street lines. No more than two driveways shall be permitted for each 100 feet of street frontage;
(7) 
All outdoor vending machines are prohibited, exclusive of two soft drinks and two newspaper vending machines which are accessory uses, provided they are located no further than three feet from the principal building;
(8) 
Accessory goods for sale may be displayed on the pump island and the building island only. The outside storage of oil cans, antifreeze and similar products may be displayed on the respective islands if provided for in a suitable metal stand or rack;
(9) 
The exterior display of new or used tires shall be restricted to single tires displayed on the pump and building islands only and shall be prohibited from the vehicular circulation area;
(10) 
Gasoline service stations shall be permitted in the C-M Zone, provided that the gasoline and other petroleum products and the mechanical services provided are related solely to marine activities; and
(11) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
(12) 
Automotive gasoline stations open 24 hours a day.
(a) 
Any such structure shall not be located within 250 feet of any residential property line or residential zoning district.
(b) 
Any such use shall not be located within 1,000 feet of another similar or same use.
H. 
Stadiums, racetracks and airports. Stadiums, racetracks and airports shall be permitted in the SD Zone, provided that:
(1) 
The site shall contain a minimum of 100 acres within which no single facility and/or combination of facilities shall accommodate more than 20,000 persons at any one time;
(2) 
In case of airports and other flying facilities, such facilities shall be duly licensed by the appropriate state and federal authorities prior to submission of an application;
(3) 
All areas which are potentially hazardous to the public shall be enclosed with a six-foot-high chain link fence.
(4) 
In addition to the parking standards otherwise set forth in this chapter, the following number of off-street parking spaces shall be provided:
(a) 
Employees, participants, or registrants at stadiums and racetrack events: one space per person.
(b) 
Airports: one space per employee plus one space per aircraft permanently berthed at the facility.
I. 
Commercial recreation activities.
(1) 
Commercial recreation uses and activities, as hereinbelow set forth, are permitted in the following zones:
[Amended 10-23-1995 by Ord. No. 61-95; 6-25-2007 by Ord. No. 2007-10; 4-20-2020 by Ord. No. 2020-11]
Miniature golf: C-C, C-M, ER, SD, R-120
Golf driving ranges: ER, SD, R-120
Tennis courts (nonresidential): O-G, C-C, SD
Gymnasiums and athletic clubs: O-G, C-M, C-C, SD, ER
Swimming pools (nonresidential): O-G, C-C, SD, C-M, ER
Go-cart tracks: SD
Dance halls and ball rooms: C-C
Billiard and pool rooms: C-C
Outdoor firearms and archery: ER
(2) 
Provided that, if proposed the use is proposed to take place in freestanding structures on site, the following minimum bulk regulations shall apply:
(a) 
Minimum lot size: one acre.
(b) 
Front yard: 75 feet.
(c) 
One side yard: 75 feet.
(d) 
Total two side yards: 150 feet.
(e) 
Rear yard: 50 feet.
(f) 
Maximum percent of lot coverage: 20%.
(3) 
Disturbance of land to provide for ingress and egress for the parking areas shall be limited to the minimum required to properly handle the volume of traffic anticipated to be attracted by the use.
(4) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
[Added 1-24-2000 by Ord. No. 04-00]
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
J. 
Miniwarehouses. Miniwarehouses are permitted in the C-C or SD Zones, provided that they comply with the following standards:
(1) 
Area, yard, height and setback requirements:
(a) 
Minimum lot size: three acres.
(b) 
Front yard setback: 75 feet.
(c) 
Rear yard: 75 feet.
(d) 
One side yard: 50 feet.
(e) 
Total two side yards: 100 feet.
(f) 
Maximum lot coverage: 30%.
(g) 
Maximum height: 15 feet.
(2) 
Required number of off-street parking spaces provided:
(a) 
One space for each 10 storage cubicles equally distributed throughout the storage area.
(b) 
Two spaces for the managers' quarters.[3]
[3]
Editor's Note: Original Sec. 7-2B2k(2)(c), regarding off-street parking spaces for prospective clients, which previously followed this subsection, was repealed at time of adoption of Land Development Codification (see Ch. 1, General Provisions, Art. IV).
(3) 
All one-way driveways shall provide for one ten-foot parking lane and one fifteen-foot travel lane. Traffic direction and parking shall be designated by signing or painting. All two-way driveways shall provide for one ten-foot parking lane and two twelve-foot travel lanes. The parking lanes may be eliminated when the driveway does not serve storage cubicles.
(4) 
Vehicular ingress and egress shall be limited to one point for each side of property abutting any street lot line.
(5) 
Fencing shall be required around the perimeter of the project. Said fence shall be a minimum of six feet in height and constructed of decorative concrete block or chain link.
(6) 
All outdoor storage yards shall be screened from the view of surrounding properties.
(7) 
One freestanding sign identifying the nature of the miniwarehouse shall be permitted in the front yard not to exceed 15 feet in height and 40 square feet in area.
(8) 
Miniwarehouse developments shall be limited to dead storage use only.
(9) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
[Added 1-24-2000 by Ord. No. 04-00]
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
K. 
Pharmacies. Pharmacies and the sale of convalescent equipment and supplies is permitted in the O-G Zone, provided that:
(1) 
The use may only include the preparation and dispensing of medicines and drugs and the sale or rental of bandages, wheelchairs, related medical equipment and supplies, in conjunction with the operation of a medical arts building and offices for at least 12 doctors, dentists and other medical professions.
L. 
Automobile agencies. Automotive sales and service facilities are permitted in the, SD, C-C and C-R Zones, provided that:
(1) 
The use shall be housed in a building having a floor area of not less than 10,000 square feet.
(2) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
[Added 1-24-2000 by Ord. No. 04-00]
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
M. 
Beauty and barber shops. In the O-G Zone, beauty and barber shops are permitted, provided that:
(1) 
The use is as an accessory use; and
(2) 
The use is operated within a building in which 75% of the building's rentable space is for occupancy by a permitted primary use.
N. 
Houses of worship are conditionally permitted in the zones indicated in Appendix C, Schedule of Permitted Uses, provided that:
[Added 1-24-2000 by Ord. No. 04-00; amended 6-25-2007 by Ord. No. 2007-10; 10-25-2010 by Ord. No. 2010-31]
(1) 
A minimum lot area of two acres shall be required.
(2) 
The total building area shall not exceed the FAR (floor area ratio) permitted in the zone.
(3) 
Where a school is an accessory use to a house of worship, the proposed school must satisfy the following:
(a) 
To be deemed an accessory use, the gross building area of the school, including all classrooms and school-related areas, may not be greater than 40% of the total building area of the church, synagogue, temple, mosque or similar facility used for prayer; and
(b) 
The school shall not be operated independently of the house of worship.
(4) 
The minimum lot area shall be increased one acre for each 2,000 square feet of school gross floor area.
(5) 
The minimum lot area shall also be increased one acre for each 2,000 square feet of gross floor area of any accessory use, whether attached or detached from the house of worship, including, but not limited to, parish/meeting halls, residences (see below), counseling offices, recreational facilities, day care, homeless shelters and kitchens.
(6) 
Accessory buildings shall be actually and exclusively used for religious worship. Accessory buildings (including residences permitted below) larger than 250 square feet shall comply with the minimum bulk yard and height requirements (as applicable) for principal buildings in the zone.
(7) 
Religious quarters are permitted as accessory residence(s) to a house of worship, provided that:
(a) 
Single-family detached or attached residences do not exceed two, actually occupied as a parsonage by the officiating clergymen of any religious corporation of the State of New Jersey. Said residence(s) shall include not more than one bedroom for each resident clergy and spouse, one bedroom for each child, plus one guest bedroom and shall function as a single housekeeping unit.
(b) 
Religious dormitories may be provided in lieu of single-family detached or attached residences, provided that the number of dormitory units does not exceed the number of permanent officiating clergymen plus one for guests; the units do not exceed 225 square feet each; and do not have individual kitchen facilities or private bathroom facilities.
(8) 
The areas allocated for each accessory residence shall be not less than the minimum lot area of the zone in which the property is located, and said area shall be in addition to the minimum lot area required in Subsection O(1), (4), and (5) above. The residential FAR shall not exceed the maximum FAR allowed in the zone based on the land area allocated to the residential use.
(9) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
O. 
Satellite antennas. Satellite antennas are permitted in the zones indicated in Appendix C, Schedule of Permitted Uses, provided that:
[Amended 6-25-2007 by Ord. No. 2007-10]
(1) 
The use is located to the rear of the front building line of the principal building, unless the approving board determines that such location will interfere with the reception of transmission intended to be received by the antenna;
(2) 
Satellite antennas shall be permitted as ground installations only, unless the approving board determines that such installation will interfere with the reception of transmission intended to be received by the antenna;
(3) 
A maximum of one satellite antenna shall be permitted per lot;
(4) 
The satellite antenna shall be constructed with a wire mesh type dish;
(5) 
The satellite antenna dish shall not exceed 12 feet at its widest point;
(6) 
The overall height of the satellite antenna assembly shall not exceed 15 feet, measured from grade with the dish facing at 0° to horizontal, unless the approving board determines that such limitation will interfere with the reception of transmissions intended to be received by the antenna;
(7) 
The pedestal base of the satellite antenna shall be located at a distance from any side or rear property line equal to the maximum overall height of the antenna plus one foot, unless the approving board determines that such limitation will interfere with the reception of transmissions intended to be received by the antenna;
(8) 
Wiring between the principal building and the antenna shall be underground and at least 18 inches below finished grade; and
(9) 
Satellite antennas shall be screened by fencing or shrubbery of a suitable height to reduce motor drive noise and to minimize the visual impact from the street and the adjacent properties.
P. 
Home business. In all zones a home business is permitted; provided that:
(1) 
The space devoted to such use does not exceed the lesser of 20% of the gross floor area of the dwelling unit or 500 square feet;
(2) 
Such use shall be conducted solely by the residents of the detached dwelling, except that no more than two persons not residents of the building may be employed;
(3) 
No display of products shall be visible from the street;
(4) 
No occupational sounds shall be audible outside the building;
(5) 
No equipment shall be used which will cause interference with radio and television reception in neighboring residences;
(6) 
The home business does not utilize, handle, or store hazardous wastes or substances;
(7) 
The home business does not reduce the parking or yard requirement compliance of the detached dwelling;
(8) 
No more than five off-street parking spaces, including residential parking, shall be required and all parking shall be screened behind hedging, landscaping or fencing from the street;
(9) 
All business-related parking must utilize the designated off-street parking facilities;
(10) 
There is no exterior evidence of the home business other than one nameplate sign identifying the home business, not exceeding one square foot in area, either attached or freestanding, and set back at least 15 feet from the street right-of-way; and
(11) 
No building with a home business shall be constructed or altered so as to be inharmonious with the residential character of adjacent structures. By way of illustration and not limitation, the types of construction not considered to be residential in character include storefront-type of construction, garage doors larger than needed for passenger vehicles or light commercial vehicles, and unfinished concrete blocks or cinder block wall surfaces.
Q. 
Home professional office. In all zones a home professional office is permitted, provided that:
(1) 
The space devoted to such use does not exceed the lesser of 40% of the gross floor area of the dwelling unit or 800 square feet;
(2) 
Such use shall be conducted solely by the residents of the detached dwelling, except that no more than two persons not residents of the building may be employed;
(3) 
No display of products shall be visible from the street;
(4) 
No occupational sounds shall be audible outside the building;
(5) 
No equipment shall be used which will cause interference with radio and television reception in neighboring residences;
(6) 
The home professional office does not utilize, handle, or store hazardous waste or substances;
(7) 
The home professional office does not reduce the parking or yard requirement compliance of the detached dwelling;
(8) 
No more than 10 parking spaces, including residential parking, shall be required and all parking shall be screened behind hedging, landscaping or fencing from the street;
(9) 
All business-related parking must utilize the designated off-street parking facilities;
(10) 
There is no exterior evidence of the home professional office other than one nameplate sign identifying the home professional office, not exceeding one square foot in area, either attached or freestanding and set back at least 15 feet from the street right-of-way; and
(11) 
No building with a home professional office shall be constructed or altered so as to be inharmonious with the residential character of adjacent structures. By way of illustration and not limitation, the types of construction not considered to be residential in character include storefront-type of construction, garage doors larger than needed for passenger vehicles or light commercial vehicles, and unfinished concrete blocks or cinder block wall surfaces.
R. 
Community residences for developmentally disabled and community shelters for victims of domestic violence. Community residences for developmentally disabled and community shelters for victims of domestic violence housing more than six persons shall be permitted in all residential zones, provided that:
(1) 
Such use is not located within 1,500 feet of an existing such use; and
(2) 
The aggregate number of persons, other than resident staff, residing at existing such residences within the Township does not exceed 0.5% of the Township's population.
S. 
Townhouse dwellings and patio home dwellings. Townhouse dwellings and patio home dwellings shall be permitted in the R-15, R-12, and R-6 Zones, provided that:
(1) 
The minimum number of dwelling units for a contiguous area to be developed shall not be less than 25 units, based upon the density allowed in the zone within which the development is proposed;
(2) 
The tract to be developed shall be adjacent to an existing townhouse dwelling or patio home dwelling development; and
(3) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
[Added 1-24-2000 by Ord. No. 04-00]
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
T. 
Propane tanks. The retail sale of propane is permitted in the zones indicated on the Schedule of Permitted Uses as a conditional use if the applicant satisfies the following conditions:
[Added 3-14-1994 by Ord. No. 9-94]
(1) 
Propane tanks used in conjunction with the retail sale of propane gas shall not be greater than 500 gallons.
(2) 
Propane tanks used in conjunction with the retail sale of propane gas shall not be located any closer than 1,500 feet to a residential zone line.
(3) 
Propane tanks shall be fenced and shall meet the requirements of NFPA Section 58 as interpreted by the Fire Subcode Official and the Fire Official of the appropriate district.
(4) 
No propane tank shall be located within the front yard of any lot and shall be a minimum distance of 50 feet from any street right-of-way line.
U. 
Museums. Museums shall be permitted in all residential zones, provided they are in conjunction with a historic site duly recognized on the County, State or Federal Registry of historical sites.[4]
[Added 3-14-1994 by Ord. No. 9-94; amended 10-23-1995 by Ord. No. 61-95]
[4]
Editor's Note: Original Sec. 7-2B2w, Microwave dishes and antennas, added 9-29-1994 by Ord. No. 62-94 and amended 10-23-1995 by Ord. No. 61-95, which previously followed this subsection, was repealed at time of adoption of Land Development Codification (see Ch. 1, General Provisions, Art. IV).
V. 
Long-term storage of autos, boats, trailers etc., marine craft and accessories sales.
[Added 10-23-1995 by Ord. No. 61-95]
(1) 
Long-term storage of boats and boat trailers shall be permitted in the C-M Zone only as an accessory use to a marina. Long-term storage of autos shall not be permitted in the C-M Zone.
(2) 
No derelict, discarded or junked boats, no parts, scrap, partially dismantled boats, boat motors, or trailers shall be stored out-of-doors, displayed or offered for sale in the C-M Zone.
(3) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
[Added 1-24-2000 by Ord. No. 04-00]
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
W. 
Variety stores, sporting goods, bicycles and toy sales, general retail merchandise, drinking places, and drug proprietary stores.
[Added 10-23-1995 by Ord. No. 61-95]
(1) 
Variety stores, sporting goods, bicycles and toy sales, sales of general retail merchandise, drinking places, and drug and proprietary stores are permitted in the C-M Zone as indicated in the Schedule of Permitted Uses,[5] provided that each individual use does not exceed 6,000 square feet of gross floor area.
[5]
Editor's Note: Appendix C, Schedule of Permitted Uses, is included at the end of this chapter.
(2) 
The traffic impact for the immediate area as well as the increased traffic volume being created by the proposed use shall be analyzed in written form by a qualified traffic engineer and shall conclude that the proposed use satisfies the following standards:
[Added 1-24-2000 by Ord. No. 04-00]
(a) 
The additional traffic resulting from the proposed use will not exceed a volume/capacity ratio of 0.8 on the adjacent streets;
(b) 
The additional traffic resulting from the proposed use will not increase the peak volume by 10% or more; and
(c) 
The additional traffic resulting from the proposed use will not reduce the level of service at significantly impacted intersection to "F" or below.
X. 
Helistops. Helistops, as defined in the Licensing of Aeronautical and Aerospace Facilities, NJDOT, shall be permitted as an accessory to an office, industrial, commercial or hospital building in the O-G and SD Zones, provided that:
[Added 11-23-1998 by Ord. No. 84-98]
(1) 
The site acts strictly as a helistop with minimal or no support facilities provided.
(2) 
The helistops may be located on a building or rooftop, providing it is secured from public trespass, and providing the building is certified by a structural engineer to be constructed to accommodate the load. The building minimum height shall be at least 40 feet.
(3) 
The site shall be duly approved and licensed by the appropriate state and federal authorities.
(4) 
The helistops shall be located not less than 1,500 feet from another helistop or heliport.
(5) 
The center of the helistop shall not be located less than 500 feet measured horizontally from the nearest principal wall (excluding chimneys, porches and other appurtenances) of any residence in existence at the time of approval of the helistops.
Y. 
Mausoleums and columbaria shall be permitted in existing cemeteries, provided they meet the following conditions:
[Added 11-20-2006 by Ord. No. 54-2006]
(1) 
Definitions. As used in this subsection, the following terms shall have the meanings indicated:
COLUMBARIUM
A building or structure containing niches for placement of cremated human remains.
FAMILY MAUSOLEUM
A building or structure for the interment of the dead having less than 20 interments.
MAUSOLEUM
A building or structure for the interment of the dead having a minimum of 20 interments.
(2) 
Restrictions on numbers.
(a) 
There shall be only one mausoleum and one columbarium per cemetery permitted.
(b) 
Family mausoleums shall be unlimited in number.
(c) 
All mausoleums must be constructed in accordance with the requirements of federal, state and local building codes, including fire prevention and health codes.
(3) 
Height and location restrictions.
(a) 
Any mausoleum or columbarium shall not exceed an overall height of 20 feet above ground level exclusive of any ornamental spires, cupolas or the like which shall not exceed 10 feet in height.
(b) 
Any mausoleum or columbarium shall be built in conformity with area and bulk restrictions as follows:
[1] 
Minimum front yard setback: 150 feet.
[2] 
Minimum side yard setback: 150 feet.
[3] 
Minimum rear yard setback: 150 feet.
(c) 
A landscape buffer of a minimum 25 feet in width shall be provided along all property lines and shall include a combination of the following: fences, walls, shrubbery, hedges and trees. Where permitted, fences and walls as part of a landscape buffer are to be no more than six feet in height.
(d) 
No mausoleum or columbarium shall be constructed without written approval from the New Jersey Department of Community Affairs of plans and specifications and without a building permit from the Township Construction Official.
(4) 
Landscaping plan required. No building permit shall be issued by the Building Subcode Official for any new building, structure or addition nor shall a certificate of occupancy be issued unless the applicant provides the parking area required by this chapter.
(5) 
Parking area requirement.
(a) 
No building permit shall be issued by the Building Subcode Official for any new building, structure or addition nor shall a certificate of occupancy be issued unless the applicant provides the parking area required by this chapter.
(b) 
The Building Subcode Official may reduce the number of parking spaces by 10% if, in his judgment, it will facilitate and improve traffic safety and fire safety.
(6) 
Administration. The Building Subcode Official shall have exclusive control over the administration of cemetery sites and issuance of permits and certificates of occupancy required by this Subsection Z.
(7) 
Minimum design elements. The applicant must comply with the required standard minimum design elements set forth in this chapter.
Z. 
Billboards. Billboards are permitted in the corridors of State Routes 18 and 9 in the C-C Community Commercial, SD1 Special Development, and O-G General Office Zones, provided that:
[Added 11-22-2010 by Ord. No. 2010-32]
(1) 
No part of an advertising structure (billboard) shall be less than 10 feet nor more than 100 feet from the right-of-way line.
(2) 
The maximum area of the advertising surface shall be 1,000 square feet on each side; the maximum height shall be 25 feet; and the maximum length shall be 60 feet. All dimensions include border, trim, cutouts, and extensions but exclude decorative bases and supports.
(3) 
The overall height, including sign area and supports, shall not exceed 45 feet from finished grade. For billboards which exceed the building height permitted in the zone, the side and rear setbacks shall be increased two feet for each foot above the building height in conformance with § 250-51B(1).
(4) 
The billboard support shall not be located closer than 15 feet from a parking lot, driveway, sidewalk, patio, pedestrian plaza, pedestrian-way, bikeway and the like. Billboards shall not interfere with or obscure driver sight distances.
(5) 
The location and design of an advertising structure shall comply with N.J.S.A. 27:5-5 et seq. (P.L. 1991, c. 413) entitled "Roadside Sign Control and Outdoor Advertising Act" and N.J.A.C. 16:41C-1.1 et seq. entitled "Chapter 41C, Roadside Sign Control and Outdoor Advertising Act," and any other regulations adopted there under.
(6) 
Billboards shall not be located closer than 500 feet from a residential zone line.
(7) 
Words used in the sign's message shall be of such size and brevity as to be readable to the average driver at a minimum distance of 550 feet so its message can be read safely at highway speeds.
(8) 
Any billboard greater than 30 feet from the edge of the main travel way of the highway shall be angled toward the driver's view.
(9) 
Billboards shall not be located closer than 2,000 feet from another billboard to minimize highway sign clutter and allow time for driver recognition with minimum distraction.
(10) 
No part of an advertising structure shall be located closer than 25 feet from any building. Billboards shall not be attached to, wrapped around, painted, or projected on any building face or roof. Billboards shall be located so as not to obscure existing signs or building facades.
(11) 
Billboards shall be expressly prohibited from the Town Centre District.
(12) 
Billboards which flash, blink, move, simulate or create the illusion of motion, or contain an animated display or full motion video shall be prohibited.
(13) 
Billboards with digital, electronic, LED, or changeable copy, and multiple message signs, shall be permitted, provided that the dwell time for each message or message board is not less than 30 seconds. A message change shall be accomplished completely within two seconds.
(14) 
The billboard advertising surface may be internally or externally lighted from dusk until 11:00 p.m. Lighting fixtures shall be directed so as not to cause glare on any street or building.
AA. 
Drive-through facilities related to banks or financial institutions, pharmacy or fast-food restaurants are permitted in the EDO-1 and EDO-3 Zone, provided that the following conditions are met:
[Added 3-11-2019 by Ord. No. 2019-05]
(1) 
Lot size. A minimum lot size of 1.5 acres is required for any drive-through facility in an EDO-1 Zone. The minimum lot size requirements for EDO-3 Zone shall apply to such uses.
(2) 
Other requirements.
(a) 
A separate delineated drive-through lane shall be provided.
(b) 
A drive-through window shall not be located along the front facade.
(c) 
There shall be a minimum queuing space of six cars for any facility with a drive-through.
(d) 
There shall be a bail-out lane for every such facility where cars can safely leave the queue.
(e) 
No loudspeaker shall be permitted at such facilities.
(f) 
A canopy shall be provided over the drive-through window.
(g) 
Drive-through facility should operate only when the remainder facility is open for business.
BB. 
Automotive gasoline stations and retail gasoline stations with mini mart or convenience store are permitted in the EDO-1 and EDO-3 Zones, provided that the following conditions are met:
[Added 3-11-2019 by Ord. No. 2019-05; amended 4-20-2020 by Ord. No. 2020-11]
(1) 
Lot size. For gasoline stations with convenience store or convenience store serving gasoline, a minimum lot size of three acres is required. For gasoline stations with mini mart, a minimum lot size of one acre is required.
(2) 
Yard requirements.
(a) 
Any building shall have a minimum rear yard setback of 25 from the property line.
(b) 
All filling pumps and structures shall be located at least 25 feet from the street line and side and rear property lines, and at least 50 feet from the boundary of a residential zone or existing residential uses.
(c) 
The gas station canopy shall be located at a minimum setback of 25 feet from street right-of-way line.
(3) 
Parking.
(a) 
With respect to gasoline stations having a mini mart and mini mart serving gasoline, the parking requirements of Chapter 250, Attachment 6, Appendix F, Schedule of Required Parking Spaces, Category: Office and Commercial; Use or Occupancy; Retail and Services (5 or less stores) are to be met, except that areas designated for automobile parking at gasoline islands shall not be included in number of parking spaces provided.
(b) 
For purposes of determining the total number of parking spaces provided, areas designated as garage bays or areas where automobiles are parked on site awaiting repair or having been repaired, shall not be included as part of the calculation.
(4) 
Buffer. Buffer shall comply with individual zone requirements.
(5) 
Other requirements.
(a) 
All outdoor vending machines are prohibited.
(b) 
Accessory goods for sale may be displayed on the pump island and the building island only.
(c) 
Gas pump islands are to serve both sides of an island simultaneously.
(6) 
Automotive gasoline stations and retail gasoline stations with mini mart or convenience store open 24 hours a day.
(a) 
Any such structure shall not be located within 250 feet of any residential property line or residential zone.
(b) 
Any such use shall not be located within 1,000 feet of another similar or same use.
CC. 
Retail convenience with fueling services is permitted in the EDO-1 and EDO-3 Zone, Provided that the following conditions are met:
(1) 
Lot and building size. A minimum lot size of three acres is required. The retail convenience store shall not exceed 5,500 square feet.
(2) 
Other requirements. All other requirements from § 250-41BB, except for § 250-41BB(1) shall apply.
[Amended 4-20-2020 by Ord. No. 2020-11]
DD. 
Banks and restaurants on pad sites with or without drive-through are permitted in the EDO-3 Zone, provided that:
(1) 
Access. Banks and restaurants with or without drive-through are permitted where the exclusive means of vehicular access to the premises is through an interior mall, corridor or passageway shared as the common shops, book and stationery stores, grocery stores, department stores and similar uses.
(2) 
Area. The square footage for such a use shall not be included in the maximum floor area calculations.
(3) 
Parking. The site shall meet any parking requirements for the principal and pad site use. A shared parking analysis might enable the Board to grant up to 20% reduction in the total parking requirement.
(4) 
Drive-through requirements.
(a) 
A separate delineated drive-through lane shall be provided.
(b) 
There shall be a bail-out lane for every such facility where cars can safely leave the queue.
(c) 
No loudspeaker shall be permitted at such facilities.
(d) 
A canopy shall be provided over the drive-through window.
(e) 
Drive-through facility should operate only when the remainder facility is open for business.
EE. 
New car dealers, used car dealers and recreational vehicle dealers are permitted in the EDO-3 Zone, provided that the following conditions are met:
(1) 
Lot and building size. The minimum lot size shall be 4.5 acres for such type of a use. The use shall be housed in a building having a floor area of not less than 10,000 square feet.
(2) 
Height. No building shall exceed a height of 48 feet.
(3) 
Access. The property should have direct access from State Route 9 and Highway 18.
(4) 
Yards. Minimum yards shall be as follows:
(a) 
Front: 75 feet along State Highway Route 9 and 18:50 feet along any other street.
(b) 
Rear: 100 feet.
(c) 
Side: 50 feet.
(d) 
Corner lot: front yard required on each street shall apply.
(5) 
Parking. Front yard parking is permitted, provided there is a front yard parking setback of 25 feet from the street right-of-way. Landscaping and/or other site treatment shall be provided along the front of the display/parking area in order to minimize the visual impact from Route 9 and Highway 18 without completely concealing the displayed vehicles.
(6) 
Buffer.
(a) 
There shall be a twenty-five-foot-wide landscape buffer along the street right-of-way. No vehicles shall be displayed within the required landscape buffer area.
(b) 
Where a lot abuts a residential zone or use, there shall be a fifty-foot-wide landscape buffer.
(7) 
Signage. All signs shall comply with all sections of Chapter 250.
FF. 
Educational services are permitted in the EDO-3 Zone, provided that the following conditions are met: junior colleges, colleges, universities and professional schools, business schools and computer and management training, technical and trade schools, other schools and instruction, and educational support services, provided that:
(1) 
Lot size. Educational services with a total floor area of 10,001 to 45,700 square feet shall have a minimum lot size of three acres. Any such uses with a total floor area of more than 45,700 square feet shall have a minimum lot size of five acres.
(2) 
Buffer. Where a lot abuts a residential zone or use, there shall be a fifty-foot-wide landscape buffer.
GG. 
Accommodations and food services: hotels (except casino hotels) lodging facilities and motels are permitted in the EDO-3 Zone, provided that the following conditions are met:
(1) 
Lot size. Minimum lot size of three acres.
(2) 
Height. Maximum building height of five stories and 65 feet.
(3) 
Yards. Minimum yards shall be as follows:
(a) 
Front: 75 feet along State Highway Route 9 and 18; 50 feet along any other street.
(b) 
Rear: 100 feet.
(c) 
Side: 50 feet.
(d) 
Corner lot: front yard required on each street shall apply.
(4) 
Buffer. Where a lot abuts a residential zone or use, there shall be a fifty-foot-wide landscape buffer.
(5) 
Parking. Front yard parking is permitted, provided there is a front yard parking setback of 25 feet from the street right-of-way. Appropriate landscaping shall be provided along the front in order to minimize the visual impacts of a parking area from Route 9 and Highway 18.
HH. 
Automotive repair and maintenance is permitted in the EDO-1 and EDO-3 Zone, provided that the following conditions are met:
(1) 
Lot size. The minimum lot size shall be consistent with the zone in which the parcel lies.
(2) 
Location. Any automotive repair and maintenance use in the EDO-1 Zone shall not be located within 1,000 feet of another such use.
(3) 
Parking. For purposes of determining the total number of parking spaces provided, areas designated as garage bays or areas where automobiles are parked on site awaiting repair or having been repaired shall not be included as part of the calculation.
(4) 
Yards. All structures shall be located at least 25 feet from the street line and side and rear property lines, and at least 50 feet from the boundary of a residential zone or existing residential uses.
(5) 
Buffer. Buffer shall comply with individual zone requirements.
(6) 
Fence. Fences shall not be erected or enlarged provided:
(a) 
There shall be no outdoor display, storage or sale of autos, any products, equipment and materials within the front yard unless such areas are screened by landscaping and a six-foot-high fence. Such uses shall not be permitted within the required front yard.
(b) 
The proposed placement is not within 25 feet of the intersection of streets or roadway right-of-way lines.
(c) 
Is in such a manner so as to interfere with traffic visibility and lines of sight across a street corner or site easement.
(7) 
Other requirements.
(a) 
No vehicle shall be permitted to be standing or parked on the premises other than those used by the employees in the indirect or direct operation of the establishment and customers' vehicles awaiting repair;
(b) 
Any repair of motor vehicles shall be performed in a fully enclosed building. No parts or partially dismantled motor vehicles may be stored out-of-doors:
(c) 
The exterior display of new or used tires shall be restricted to single tires displayed on the pump and building islands only and shall be prohibited from the vehicular circulation area.
II. 
Religious organizations, grant-making and giving services, social advocacy organizations, civic and social organizations and business, professional, labor, political and similar organizations are permitted in the EDO-1 and EDO-3 Zone, provided that:
(1) 
A minimum lot size of two acres is provided; and
(2) 
All conditions set forth in the Land Development Ordinance, § 250-41N are met.
JJ. 
Any use permitted within any nonresidential zoning district, except for medical uses, health and fitness centers, including gyms, funeral homes, proposing to operate 24 hours a day are permitted, provided that the following conditions are met:
[Added 4-20-2020 by Ord. No. 2020-11]
(1) 
Any such structure shall not be located within 250 feet of any residential property line or residential zone.
(2) 
Any such use shall not be located within 1,000 feet of another similar use.
[1]
Editor's Note: Appendix C, Schedule of Permitted Uses, is included at the end of this chapter.
[Amended 3-11-2019 by Ord. No. 2019-05]
A. 
The uses which are enumerated in this section are prohibited throughout the Township. This proscription may not be altered, modified or varied, except through amendment of this chapter. No deviation may be authorized pursuant to N.J.S.A. 40:55D-70d or § 250-9G(5) of this chapter.
B. 
The following uses are prohibited in all zones:
(1) 
Refineries.
(2) 
Heavy industrial uses;
(3) 
Slaughterhouses and solid or liquid waste processing, storage or disposal;
(4) 
No accessory building shall be used for residential purposes by any person or persons, including members of the family of the occupants of the principal building; except by domestic servants or others employed on the premises by the occupant of the principal building.
(5) 
Individual rooftop antennas on multifamily dwellings are specifically prohibited. Multifamily dwellings shall be served by a master antenna system, individual attic antennas, or cable system.
(6) 
Developments composed of multifamily dwellings served by rural postal service shall have clustered roadside mailboxes as part of appropriate street furniture. Individual freestanding mailboxes are specifically prohibited.
(7) 
Businesses selling, distributing, cultivating, growing and/or facilitating the sale and/or use of either recreational and/or medicinal marijuana, including any ancillary or related paraphernalia.
(8) 
Adult entertainment:
(9) 
Group quarters; room board houses.
(10) 
Mobile home parks or other trailer courts.
(11) 
Transportation services and arrangements, limousine depots, taxi services and similar uses.
(12) 
Flea markets.
(13) 
Second hand auto parts:
(14) 
Junkyards.
(15) 
Escort services.
(16) 
Tattooing and body piercing.
(17) 
Massage parlors.
(18) 
Auction services.
All uses shall maintain a continuing conformance with the following safety and environmental performance standards. Regardless of any other provisions of this chapter, deviations from these standards shall establish the otherwise permitted use to which they relate as not permitted. Violations of these standards shall constitute a change in the use of the property and shall be abated in order for legal occupancy of the premises to continue. All uses must hold and comply with all applicable state and/or federal licenses and permits.
A. 
Noise standards.[1]
(1) 
The definitions contained in the Noise Control Regulations of the New Jersey Department of Environmental Protection (N.J.A.C. 7:29-1.1 et seq.) are hereby incorporated by reference without being set forth in full with regard to this section.
(2) 
No person shall cause, suffer, allow or permit, nor shall any application for development be approved which produces sound in excess of the standards listed below when measured at any location outside of the lot on which the use or source of sound is located:
(a) 
Continuous airborne sound which has a sound level in excess of 50 dBA.
(b) 
Continuous airborne sound which has an octave band sound-pressure level in decibels which exceeds the values listed below in one or more octave bands:
Octave Band Center Frequency
(Hz)
Octave Band Sound-Pressure Level
(Db)
31.5
86
63
71
125
61
250
53
500
48
1,000
45
2,000
42
4,000
40
8,000
38
(c) 
Impulsive sound in air which has an impulsive sound level in excess of 80 decibels.
(3) 
The provisions of this section shall not apply to:
(a) 
Agricultural uses;
(b) 
Bells, chimes or carillons while being used in conjunction with religious services;
(c) 
Commercial motor vehicle operations;
(d) 
Emergency energy release devices;
(e) 
Emergency work to provide electricity, water, or other public utilities when necessitated by public health or safety concerns;
(f) 
National Warning System (NAWAS) signals or devices used to warn the community of attack or imminent public danger such as flooding or explosion;
(g) 
Noise of aircraft flight operations;
(h) 
Public celebrations;
(i) 
Public roadways;
(j) 
Stationary emergency signaling devices;
(k) 
The unamplified human voice; and
(l) 
Use of explosive devices, regulated by the NJ Department of Labor and Industry under the 1960 Explosive Act (N.J.S.A. 21:1A-1-27).
[1]
Editor's Note: See also Ch. 300, Noise.
B. 
Air pollution.[2] No substance shall be emitted into the atmosphere in quantities, which are injurious to human, plant or animal life or to property, or which will interfere unreasonably with the comfortable enjoyment of life and property anywhere in the Township. All provisions of the New Jersey Air Pollution Control Code, as amended and as augmented, and all of the following provisions stated, whichever shall be more stringent, shall be complied with:
(1) 
Smoke. In any zone, no smoke, the shade or appearance of which is darker than No. 1 on the Ringelmann Smoke Chart, shall be emitted into the open air from any incinerator or fuel-burning equipment; provided, however, that smoke emitted during the cleaning of a fire box or the building of a new fire, the shade or appearance of which is no darker than No. 2 on the Ringelmann Smoke Chart, may be permitted for a period or periods aggregating no more than three minutes in any 30 consecutive minutes.
(2) 
Solid particles.
(a) 
In any residential zone, no discharge of solid particles through a stack, duct or vent shall be permitted that is greater than 50% of the allowable emission in pounds per hour established by Chapters 7 and 8 of the New Jersey Air Pollution Control Code.
(b) 
In any other zone, except industrial zones, the allowable discharge shall be 75% of the allowable emission permitted by the New Jersey Air Pollution Control Code.
(c) 
In the industrial zone, the allowable discharge shall be the allowable emission permitted by the New Jersey Air Pollution Control Code.
(d) 
No open burning shall be permitted in any zone.
(e) 
All incinerators shall be approved by the DEP.
(f) 
Any road, parking area, driveway, truck loading or unloading station, or any other exterior area having a substantial movement of vehicles or equipment shall be paved or otherwise stabilized during construction sufficient to prevent the generation of dust from the movement of such vehicles or equipment.
(3) 
Odors. In all zones, no odorous material may be admitted into the atmosphere in quantities sufficient to be detected without instruments. Any process which may involve the creation or emission of any odors shall be provided with a secondary safeguard system, so that control will be maintained. Table 1 (Odor Thresholds in Air) in Part 1 (Odor Thresholds for 53 Commercial Chemicals) of "Research on Chemical Odors," copyrighted October 1968, by the Manufacturing Chemists Association, Inc., Washington, D.C., shall be used as a guide in determining quantities of offensive odors.
[2]
Editor's Note: See also Ch. 21, Air Pollution.
C. 
Liquid waste. No liquid waste shall be discharged into any watercourse, storm drain or sewage collection and disposal system, nor into any ground sump, any well or percolation area, except in accordance with plans approved by the Municipal Engineer, and where required by the DEP.
D. 
Solid waste.[3] All uses in the municipality shall:
(1) 
Assume full responsibility for adequate and regular collection and removal of all refuse, except in cases where the municipality assumes the responsibility.
(2) 
Comply with all applicable provisions of the New Jersey Air Pollution Control Code.
(3) 
Comply with all provisions of the New Jersey Sanitary Code, Chapter 8, "Refuse Disposal," Public Health Council of the DEP.
(4) 
Permit no accumulation on the property of any solid waste, junk, or other objectionable materials.
(5) 
Not engage in any sanitary landfill operation on the property, except as may be permitted by other municipal codes and ordinances.
[3]
Editor's Note: See also Ch. 429, Solid Waste.
E. 
Radiation. All use of materials, equipment or facilities, which are or may be sources of radiation, shall comply with all controls, standards and requirements of the US Atomic Energy Act of 1965, as amended, and any codes, rules or regulations promulgated under such Act, as well as the NJ Radiation Protection Law, N.J.S.A. 26:2D-1 et seq., as amended, whichever is more stringent.
F. 
Fire and explosion hazards. All activities shall be carried on only in buildings classified as fireproof by the building code of the Township and as determined by the Fire District in which the property is located. The operation shall be conducted in such a manner and with such precautions against fire and explosion hazards as to produce no explosion hazard as determined by the New Jersey Inspection Bureau of Fire Prevention to a use on an adjacent property and must conform to the rules and regulations of the most recently adopted edition of the Fire Prevention Code of the National Board of Fire Underwriters and the Fire Department.
G. 
Vibration. There shall be no vibration which shall be discernible to the human sense of feeling beyond the boundaries of the lot on which the source is located. At no point on or beyond the boundary of any lot shall the maximum ground transmitted steady state or impact vibration caused by any use or activity (except those not directly under the control of the property user) exceed a particle velocity of 0.10 inch per second for impact vibrations. Particle velocity is to be determined by the formula 6.28F(A), where F is the frequency of the vibration in cycles per second and A is the maximum single amplitude displacement of the vibration in inches. For the purpose of measuring vibrations, a three-component measuring system shall be used. For the purpose of this chapter, "steady state vibrations" are vibrations which are continuous, or vibrations in discrete impulses more frequent than 100 per minute. Discrete impulses which do not exceed 100 per minute shall be considered impact vibrations.
H. 
Electromagnetic interference. There shall be no electromagnetic interference that:
(1) 
Adversely affects, at any point, the operation of any equipment other than that belonging to the creator of such interference; or
(2) 
Is not in conformance with the regulations of the Federal Communications Commission.
I. 
Heat. Every use and activity shall be operated so that it does not raise the ambient temperature more than 2° C. at or beyond the boundary of any lot line.
J. 
Lighting and illumination.
(1) 
The illumination provided by artificial lighting on the property shall not exceed 0.5 footcandle beyond any property line as measured on the ground.
(2) 
Spotlights or other types of artificial lighting, that provide a concentrated beam of light, shall be so directed that the beam of light does not extend beyond any property lines.
(3) 
Spotlights or other types of artificial lighting used to illuminate signs or building faces shall not emit beams of light that extend beyond the vertical plane of the sign or building face that they illuminate and shall not be located in such a manner as to cause the beams of light to be reflected upon any adjoining property, public street or vehicular circulation area.
(4) 
There shall be no direct or sky-reflected glare exceeding 1/2 of a footcandle measured at the boundaries of the lot on which the source is located. This regulation shall not apply to lights which are used solely for the illumination of entrances or exits or driveways leading to a parking lot.
K. 
Outdoor storage and display. The following regulations shall apply to the storage or display of materials when not within an enclosed building:
(1) 
Solid wastes and recyclables from single- and two-family homes, if stored outdoors, shall be placed in metal or plastic receptacles with tight-fitting covers. Such receptacles shall not be stored or placed within any front yard area prior to the time at which materials are permitted to be placed at the curblines for collection. Such receptacles may be stored in either rear or side yard areas, but if stored within a side yard area, they shall be screened from view of adjoining properties and street areas with planting or fencing.
(2) 
No nonresidential use shall store materials of any kind outdoors in any district, except in connection with the construction of a structure to be erected on the premises unless specifically permitted elsewhere in this chapter.
(3) 
Outdoor storage or display of goods shall be restricted as follows:
(a) 
The permanent outdoor display of goods shall be limited to display areas delineated on an approved site plan and shall be limited to one sample good produced on premises and to sales of motor vehicles, recreational vehicles or boats.
(b) 
Temporary sales and outdoor display of goods may be permitted not more than 10 days each year, provided that:
[1] 
All sidewalk areas shall remain unobstructed for not less than four feet of their width;
[2] 
All goods shall be placed at least five feet from any driveway or street; and
[3] 
All driveways within 60 feet of any street or leading to any fire zone shall remain unobstructed.
(c) 
Coin-operated vending machines shall be located within two feet of a building.
(4) 
Temporary sales of Christmas trees may be permitted beginning the day after Thanksgiving in November through the month of December as an accessory to commercially zoned uses and as an on-site accessory to charitable service uses. Adequate off-street stopping space or maneuvering space for vehicles of customers shall be provided, and the temporary sales shall not interfere with other uses on the site. One freestanding sign, not larger than 12 square feet in area and not exceeding eight feet in height, may be erected at least 10 feet from any property line. Such signs shall be removed not later than December 31.[4]
[4]
Editor's Note: See also Ch. 394, Sales, Holiday; Christmas Tree Sales.
(5) 
Areas for the outdoor storage of vehicles other than passenger automobiles and motorcycles may be established in residential zones as follows:
(a) 
Said storage areas may be established as follows:
[1] 
Common storage facilities may be established for the use of neighborhood residents as a principal use within any zone;
[2] 
Individual storage areas may be established in side and rear yards in all residential zones; and
[3] 
Individual storage areas may be established in a front yard in R-5 residential zones where access to the side or rear yard is obstructed by a building.
(b) 
Said storage in residential zones shall be limited as follows:
[1] 
Items shall be limited to not more than one recreational vehicle, motor home, travel trailer, or camper, one small boat and one commercial vehicle with not more than two axles and not more than 5,000 pounds gross vehicle weight for each household;
[2] 
Items shall be limited to a length not exceeding 28 feet, a roofline height not exceeding 10 feet, and a width not exceeding nine feet;
[3] 
Vehicles shall not be occupied and shall not be provided with site utilities.
L. 
Off-street parking. All off-street parking shall be limited to designated off-street parking spaces.
M. 
Historic sites and structures. The exterior design, arrangement and materials used in connection with the use, development, or repair of an historic site or structure shall be compatible with the design, arrangement, materials and other historical, architectural, and aesthetic factors giving rise to the site or structure's historical significance, including without limitation the description of the details of design for the period of architecture involved in the historic site or structure and its surrounding neighborhood.
(1) 
Only exterior features of the historic structure or development on historic sites shall be considered and not interior layout or arrangements.
(2) 
Demolition of historic structures and structures built before 1900 is prohibited, unless due to the condition of the structure or the unavailability of an alternative and suitable site it is impractical to move the structure to another site. The owner of the site shall use its best efforts to locate an alternative and suitable site within the Township to relocate the structure, including without limitation investigating the availability of public open space and public use lands and lands owned, leased or otherwise controlled by local historical societies and civic groups.
N. 
Each residential development of 25 or more dwelling units shall have two or more points of access. Nothing in this section shall preclude the approving board from requiring a second point of access in developments containing less than 25 residential units if the Township Engineer determines that a second point of access is required in the interest of health, safety and welfare of the public.
[Added 4-23-2001 by Ord. No. 17-01; amended 12-17-2001 by Ord. No. 51-01]
The intensity of individual land uses shall be limited in the manner set forth herein and shall constitute an aspect of the use itself, the deviation from which shall require the granting of a variance pursuant to N.J.S.A. 40:55D-70d and § 250-9G(5) of this chapter.
A. 
Residential density. Residential land use intensity shall be limited through compliance with standards regulating lot area, density, and floor area.
(1) 
Minimum lot area.
(a) 
Except with respect to a lot or lots for detached single- or two-family dwellings which lot or lots are either an isolated undersized lot or lots resulting from a minor subdivision, each residential lot shall have the minimum area specified on the Schedule of Development Intensity Limitations set forth in Appendix D.[1]
[1]
Editor's Note: Appendix D, Schedule of Development Intensity Limitations, is included at the end of this chapter.
(b) 
Regardless of the densities set forth in the Schedule of Development Intensity Limitations, no residential lot shall be created with a lot area of less than 80,000 square feet unless public sewer and water are available. No residential lot smaller than 80,000 square feet shall be developed, excepted where public water and sewer are provided.
(c) 
The minimum lot area for duplexes (two-family) shall be increased to 15,000 square feet and its minimum frontage to 150 feet in the R-7 Zone.
(2) 
Residential floor area.
(a) 
Residential development on any lot shall not exceed the maximum floor area ratio specified on the Schedule of Development Intensity Limitations set forth in Appendix D.
(b) 
Every residential dwelling unit must contain at least the number of square feet listed in the schedule set forth below on the line entitled "Minimum Total Floor Area" for the particular type of dwelling unit as indicated by the number of bedrooms. Square footage is to be measured by interior dimensions of usable rooms. Figures for room sizes are inclusive of closets.
Minimum Room Sizes
(square feet)
Type of Room
Type of Dwelling Unit
(by number of bedrooms)
0
1
2
3
4
5
Master bedroom
150
150
150
150
150
Bedroom 2
130
130
130
130
Bedroom 3
130
130
130
Bedroom 4
120
130
Bedroom 5
120
Living room
285
210
245
270
290
310
Kitchen
70
70
70
75
85
Bath, full
35
40
40
40
40
40
Bath, half
25
Bath, full
35
35
Utility storage
8
10
12
14
16
18
Minimum total floor area
328
480
647
829
986
1,148
[1] 
Dining rooms or dining areas may be included in the required living room space.
[2] 
Required utility storage space need not be within the dwelling unit, provided it is within the same structure as the dwelling unit.
[3] 
The presence of a number on the line of a particular type of room indicates that a room of that type must be included in that type of dwelling unit.
(c) 
The area of any room may be as much as 15% smaller than the figure shown for that room, provided the aggregate area requirement for the total number of rooms is complied with.
[1] 
Access to any bedroom shall not be through any other bedroom.
[2] 
The minimum room sizes set forth in the above schedule do not apply to those units proposed for construction as affordable housing as provided in this chapter. The approving board may approve smaller minimum room sizes as deemed appropriate for the particular type housing units being proposed.
(3) 
Maximum number of dwellings. Residential development shall conform to the maximum number of dwellings per gross acre contained in the Schedule of Development Intensity Limitations set forth in Appendix D.
B. 
Nonresidential floor area ratios. Nonresidential development on any lot shall not exceed the maximum floor area ratio specified on the Schedule of Development Intensity Limitations set forth in Appendix D.
The purpose of these provisions is to establish the minimum development requirements and restrictions within the Township's zoning districts. Deviation from the standards of this section will only be permitted when a variance is granted pursuant to N.J.S.A. 40:55D-70c and § 250-9G(3) and (4) of this chapter.
Any building altered or constructed after the effective date of this chapter shall comply with the minimum lot size [with respect to those lots not otherwise subject to the provisions of § 250-44A(1)(a)], minimum yard dimensions, maximum lot coverage, maximum height, minimum landscape area ratio, and minimum gross floor area requirements and all other requirements as enumerated on the Schedule of Area, Height and Yard Requirements set forth in Appendix E.[1]
[1]
Editor's Note: Appendix E, Schedule of Area, Height and Yard Requirements, is included at the end of this chapter.
Except when more stringent standards are otherwise required by this chapter, the minimum spacing between residential structures of similar types, including without limitation townhouse dwellings, three-family dwellings and multilevel dwellings, shall be as follows:
A. 
End wall to end wall: 1/2 the height of highest wall (minimum 15 feet).
B. 
Any building face to street curb: height of highest wall (minimum 20 feet).
C. 
Any building face without garages or driveways to parking area: 1/2 height of highest wall (minimum 12 feet).
D. 
Any building face with garages or driveways: height of highest wall (minimum 20 feet).
E. 
End wall to window wall: 1 1/2 height of highest wall (minimum 30 feet).
F. 
Window wall to window wall: three times height of highest wall (minimum 75 feet).
A. 
Separate exterior front entrances shall be provided to townhouse dwellings, duplexes, three-family dwellings and multilevel dwellings, except in the case of three-story multilevel dwellings, which may have interior access.
B. 
Buildings shall be designed to avoid long straight, unbroken lines. No principal building when viewed from any elevation shall be greater than 175 feet in length. Buildings shall have no more than two dwelling units in a line without setbacks or breaks in building elevations of at least six feet. Attached single-family dwelling units and townhouses shall have not less than four and no more than eight dwelling units in a continuous building. No exterior wall segment shall exceed a length of 50 feet, and adjacent wall segments shall be offset by either four feet or 45°.
C. 
Courtyards bounded on three or more sides by wings of the same building shall have a minimum court width of two feet for each one foot in height of the tallest building or building wing.
D. 
Garages and/or carports, when not attached to a principal building, shall be located no closer than 25 feet to a facing wall of a building containing windows, nor closer than 15 feet to a facing wall of a principal building which does not contain windows.
A. 
Every part of a required minimum yard shall be open and unobstructed from its lowest level to the sky, except for the ordinary projections allowed by the State Uniform Construction Code, including, but not limited to, sills, chimneys, flues, buttresses, ornamental features, and eaves; provided, however, that none of the aforesaid projections shall project into the minimum required yards more than 24 inches, unless otherwise permitted by this chapter.
B. 
No yard or other open space provided for one building shall be considered as providing a yard or open space for any other building.
C. 
For single-family detached dwellings, the front yard setbacks may be reduced to the average setback of existing dwellings on the subject block, provided that in no case shall the principal building setback be less than 20 feet.
[Amended 3-15-2010 by Ord. No. 2010-03]
D. 
Where a portion of an existing single-family residence is in violation of any setback or yard requirement by 7 1/2 feet or less, the remaining portion of the residence may be extended up to the existing building line.
E. 
Chimneys are specifically permitted to encroach into the minimum yard setback by not more than two feet in depth or side and total side yard requirements may be reduced in equal proportion to the reduction of the required lot width for the zone in which it is located, provided that the minimum of one side yard shall be no less than seven feet and the combined side yards no less than 21 feet.
F. 
Aboveground and in-ground pools on single-family lots are specifically permitted to encroach into the minimum required rear yard or side yard accessory structure setback area, provided that a minimum distance of six feet is provided between the pool wall and the affected property line.
[Added 4-11-2005 by Ord. No. 08-2005; amended 3-15-2010 by Ord. No. 2010-03]
A. 
An accessory building attached to the principal building shall comply in all respects with the yard requirements of the principal building. Detached accessory buildings shall be located to the rear of the front building line of the principal building, and if located in a side yard area, shall conform to the side yard requirements that would otherwise apply to the principal building.
B. 
No accessory building or structure in conjunction with a residential dwelling shall exceed 600 square feet in gross floor area.
[Amended 7-24-2000 by Ord. No. 28-00]
C. 
For all accessory buildings 150 square feet, or less, in gross floor area, except those buildings intended to house animals, the side yard and rear yard requirements may be reduced to three feet.
D. 
No detached accessory building, in any residential zone, shall be less than three feet from the principal building.
E. 
Wood decks shall be deemed to be an accessory structure in conjunction with a residential unit whether attached or detached from the house itself. The minimum side and rear yard setback for a wooden deck in the R-5, R-6, R-7 and R-9 Zones shall be seven feet, providing the height of the deck does not exceed two feet. For wood decks higher than two feet, the side and rear yards shall be increased two feet for each additional vertical foot or fractional part of a vertical foot above the initial two-foot provisional height. For the purpose of this section, the height of the deck shall be deemed to be the vertical distance measured from the average elevation of the proposed finished grade along the perimeter of the deck to the elevation of the floor of the deck. Wood decks in the R-12, R-15, R-20, R-30, R-40, R-80 and R-120 Zones shall conform to the side and rear year requirements set forth for accessory buildings. For the purpose of this section, wood platforms which are less than or equal to one foot in height shall be considered to be raised patios rather than decks, and shall be subject to all necessary building permits, but not to the accessory yard requirements of wood decks.
[Added 7-24-2000 by Ord. No. 28-00]
[Amended 10-25-2010 by Ord. No. 2010-31]
A. 
No structure shall extend higher than the limit provided in each zone created hereunder for building height.
B. 
No building or structure shall exceed the height set forth in Appendix E,[1] provided that the height limitations may be exceeded if:
(1) 
The front, rear and side yards are increased two feet for each foot by which the building exceeds the height limitation for the zone; and
(2) 
In no case shall any building exceed 125% of the footage limitation otherwise applicable in the zone.
[1]
Editor's Note: Appendix E, Schedule of Area, Height and Yard Requirements, is included at the end of this chapter.
C. 
In all districts except the O-G Zone, television and radio antennas may extend above the height limit by not more than 25 feet.
D. 
Chimneys, ventilators, skylights, water tanks, bulkheads, belfries, cupolas, elevator penthouses, and similar features and necessary mechanical appurtenances usually carried above the roof level may exceed the height limitation by not more than 15 feet. Elevator penthouses, water tanks, mechanical appurtenances and similar features shall be fully screened or otherwise hidden from view from any street, property line, or public area.
E. 
A parapet wall or cornice for ornament may extend above the height limit by not more than five feet.
F. 
Public and quasi-public buildings, schools and houses of worship may exceed the height limitations; provided that the front, rear, and side yards shall be increased two feet for each foot by which such building exceeds the height limitation for the zone, and further provided that in no case shall any building, including church spires, belfries, cupolas, penthouses, domes and the like, have a height which exceeds 50 feet.
G. 
No accessory building or structure, except residences or schools accessory to a house of worship, shall exceed a height of 15 feet or be taller than one story.
In all zoning districts, signs may be erected, altered, maintained, used and removed only when in compliance with the provisions of this section.
A. 
Permitted signs in all zones. In all zoning districts the following signs are permitted:
(1) 
Signs advertising produce or nursery products on roadside stands in accordance with the special regulations hereinbelow set forth.
(2) 
Two freestanding signs or bulletin boards identifying churches, clubs, lodges, hospitals, schools, libraries, museums, parks and playgrounds and public utility installations on each public street abutting same. Such signs shall not exceed 20 square feet in area and six feet in height.
(3) 
One freestanding sign on each public street adjoining a permitted golf course which advertises same.
(4) 
Temporary project signs.
(a) 
Temporary project signs not exceeding 15 feet in height or width or 150 square feet in area, including border, trim, cutouts, and extensions, but excluding supports. Signs may be double-faced, back-to-back or V-type, and may be illuminated. Not more than one sign will be allowed on any one street frontage.
(b) 
Temporary project signs may be erected after final approval has been granted by the approving board and shall be removed within seven days after the final certificate of use and occupancy has been issued.
B. 
Permitted signs in residential and apartment zones. The following signs are authorized in conjunction with permitted and prior nonconforming residential and apartment uses:
(1) 
Personal signs which are exempt from the requirements of obtaining a sign permit under Article XI.
(2) 
Signs for a permitted home occupation, home business or home professional office.
(3) 
All multifamily conditions which meet the requirements hereinbelow set forth.
C. 
Permitted signs in office districts. The following signs are authorized in conjunction with permitted and prior nonconforming office uses:
[Amended 6-14-2004 by Ord. No. 14-04]
(1) 
One facia sign placed or inscribed upon the front wall of a building containing only the name of the building and/or the type of use therein and the street address and not other advertising material. Such sign shall not exceed an area equal to 10% of the facade of the building.
(2) 
Office buildings with a maximum of three occupants may have one freestanding sign not to exceed the height of the principal building in the complex or 18 feet, whichever is the lesser, and not to exceed 50 square feet in area and subject to the following criteria:
(a) 
Each occupant may be permitted a maximum of 10 square feet of sign space.
(b) 
The masthead portion of the sign shall not exceed 20 square feet.
(c) 
Company logotypes must fit within the allowed square footage of sign space.
(3) 
Office buildings with a single occupant may use the signage permitted.
(4) 
Office buildings with more than three up to a maximum of 10 occupants may have one freestanding sign not to exceed the height of the principal building in the complex or 20 feet, whichever is the lesser, and not to exceed 120 square feet in area and subject to the following criteria:
(a) 
Each occupant shall have not less than 10 square feet nor more than 15 square feet of sign space.
(b) 
The masthead portion of the sign shall not exceed 20 square feet.
(c) 
Company logotypes must fit within the allowed square footage of sign space.
(d) 
Masthead portion of sign may include time and temperature displays.
(e) 
Masthead portion of sign may include the name of the building and street address.
(5) 
If the building is located on a corner lot a second freestanding sign, indirectly illuminated, may be erected, provided that the area of the second sign does not exceed 1/2 of the area and 1/2 of the height of the primary sign erected on the major street.
(6) 
At each entrance to the building, one directory sign attached to the building and listing the occupants therein. Such sign shall not exceed eight square feet in area.
D. 
Permitted signs in commercial zoning districts. The following signs are authorized in conjunction with permitted and prior nonconforming commercial uses:
(1) 
One facia sign, which may be internally illuminated, placed or inscribed upon the front wall of a building or on each storefront in the case of a shopping center, containing only the name of the store and/or the type of use therein and not other advertising material. Such sign shall not exceed an area equal to 15% of the facade of the storefront, except for end stores or corner stores, which may have an additional facade sign on the end elevation which shall not exceed an area equal to 15% of the secondary store front. All such signs must be of the same area and dimension for similar stores, but the content or color may vary. Such sign may incorporate a time and temperature display.
[Amended 10-25-2010 by Ord. No. 2010-28]
(2) 
Three or more stores: one freestanding sign, which may be internally illuminated and which may state the name of the shopping center or commercial activity, the street address, occupants and not other advertising material. Such sign shall not exceed a total area of 10 square feet for each store in the complex or 125 square feet, whichever is less. However, if the building or complex is located on a corner lot, a second freestanding sign, which may be illuminated, may be erected, provided that the area of the second sign does not exceed 1/2 of the area and 1/2 of the height of the primary sign erected on the major street. Such sign may incorporate a time and temperature display.
[Amended 10-25-2010 by Ord. No. 2010-28]
(3) 
Two stores or less: one freestanding sign, which may be internally illuminated, and which may state the name of the shopping center and/or commercial activity, the street address, the name and primary business of each of the occupants and no other advertising material. Such sign shall not exceed 40 square feet, and shall not exceed the height of the principal building in the complex or 18 feet, whichever is less. However, if the building or complex is located on a corner lot, a second freestanding sign, which may be illuminated, may be erected, provided that the area of the second sign does not exceed 1/2 of the height of the primary sign erected on the major street. Such sign may incorporate a time and temperature display.
(4) 
One canopy sign. In the case of a shopping center, wherein walkways are roofed over with a permanently installed rigid canopy or other structural device, a sign may be hung vertically from the underside of said canopy for each storefront in the center. Such sign shall not be less than eight feet above the walkway and may not exceed eight square feet.
(5) 
One sign in the valance of an awning containing only the name of the store and no other advertising material. The area of such sign shall not exceed eight square feet.
(6) 
One freestanding directory sign for every 10,000 square feet of gross floor area, which may state the name of the occupants of the building or complex and other advertising material at the discretion of the approving board. Such signs shall not exceed four square feet in area and six feet in height.
(7) 
Freestanding signs within the parking areas to identify particular areas or sections of said parking lot, provided that not more than one such sign shall be permitted for each parking area and further provided that such signs shall not exceed three square feet in area on any one side nor exceed a height of 20 feet. In addition, freestanding signs may be erected at each end of a parking aisle for identification purposes, provided that such signs shall not exceed one square foot in area nor exceed a height of four feet.
(8) 
A projecting wall sign which shall be no more than four square feet and at least eight feet off the sidewalk with a maximum projection of three feet.
[Amended 10-25-2010 by Ord. No. 2010-28]
E. 
Permitted signs in industrial zoning districts. The following signs are authorized in conjunction with permitted or prior nonconforming industrial uses:
(1) 
One facia sign placed or inscribed upon the front wall of the building containing only the name of the company or division and the type of product manufactured or produced and not other advertising material. Such sign shall not exceed an area equal to 5% of the facade of the building.
(2) 
One freestanding sign, which may state the name of the company or division and the type of product manufactured or produced, the street address and no other advertising material. Such sign shall not exceed an area equal to 5% of the facade of the building.
(3) 
One freestanding sign, which may state the name of the company or division and the type of product manufactured or produced, the street address and no other advertising material. Such sign shall not exceed an area of 24 square feet, and the height shall not exceed 1/2 of the building height measured at its highest point on the frontage street of the property.
F. 
Special regulations. The following types of signs shall meet the criteria set forth below:
(1) 
Gas stations.
(a) 
One freestanding sign which may be internally illuminated and not to exceed 18 feet in height or 60 square feet in area on any one side. Rotating units are permitted.
[Amended 10-25-2010 by Ord. No. 2010-28]
(b) 
Two add-on signs pertaining to the products or services offered by the gasoline service station may be displayed on the freestanding sign. Each add-on sign shall not exceed four square feet.
(c) 
One freestanding A-frame or add-on sign indicating prices, goods or services, not illuminated and not to exceed six feet in height or three feet in width.
(d) 
The use of all flags, windmills, banners and any flashing or animated signs shall be prohibited. However, the use of pennants may be utilized for the purpose of advertising the opening of a new station, but shall be restricted to a thirty-day period.
(e) 
All signs or parts thereof, the supporting structures or parts thereof, shall be within the owner's property line and at no time project into or over the public right-of-way.
(2) 
Sales and rental signs. Signs advertising the sale or rental of the premises upon which they are located in all zoning districts in accordance with the following schedule:
(a) 
The sign may be double-faced, and the maximum size shall be in accordance with the following schedule:
[1] 
Single-family homes, regardless of the zoning district: one sign per lot which shall not exceed six square feet in area nor six feet in height.
[2] 
Commercial and industrial uses and offices regardless of the zoning district:
[a] 
Lot area smaller than one acre: only one sign per lot, not more than 32 square feet in area and not more than 10 feet in height.
[b] 
Lot area larger than one acre: only one sign per lot, not more than 64 square feet in area and not more than 12 feet in height.
[3] 
Vacant land regardless of the zoning district, including preconstruction signs of an approved project.
Lot Size
Number of Signs
Height
(feet)
Maximum Size of Each Sign
(square feet)
5 acres and under
2
10
32
5 to 25 acres
5
12
64
Over 25 acres
8
15
150
[4] 
Whenever the property is bordered by more than one public street, an additional freestanding sign shall be permitted on each major street.
(b) 
Such signs shall not be illuminated and shall be situated within the property lines of the premises to which it relates.
(c) 
All sales and rental signs shall be of a freestanding design and may not be erected upon or attached to any building.
(d) 
Such signs shall be removed immediately upon the signing of a lease in the event that the property involved is the subject of a lease or is of a rental nature and the closing date in the event that the property involved is the subject of a sale. No certificate of use and occupancy shall be issued until said sales or rental signs are removed.
(3) 
Single-family and multifamily developments.
(a) 
At the main entrance to the development, one freestanding sign, which may state the name of the development, the street address, the presence or lack of units for sale, rental or lease and no other advertising material. Such sign shall not exceed 20 feet in area and six feet in height.
(b) 
At each entrance, other than the main entrance, one freestanding sign, which may state the name of the development, the street address, the presence or lack of units for sale, lease or rental and no other advertising material. Such sign shall not exceed 12 square feet in area or four feet in height.
(c) 
At the sales or rental office of the development, one freestanding sign, which may be illuminated, advertising the office. Such sign shall not exceed four square feet in area or four feet in height.
(d) 
At four off-premises key intersections, one freestanding temporary nonilluminated sign directing the public to the development. Each sign shall not exceed four square feet in area or six feet in height. The sign permit shall be issued for a period of six months and shall be renewable for additional periods of six months during the period of construction.
(e) 
Nonilluminated directional signs identifying points of ingress and egress, parking areas and similar locations in such numbers as approved by the approval board. Such signs shall not exceed four square feet in area or three feet in height.
(4) 
Roadside produce and nursery product stands.
(a) 
One nonilluminated freestanding sign which may state the name of the business and the type of products sold therein and no other advertising material. Such sign shall not exceed the height of the building or six feet, whichever is greater.
(b) 
One nonilluminated facade sign placed or inscribed upon the front wall of the building containing only name of the business and the types of products sold therein and no other advertising material. Such sign shall not exceed an area equal to 5% of the facade of the building or 75 square feet, whichever is less.
(c) 
Three nonilluminated freestanding or facade signs may specify the particular types of products sold therein. Such signs shall not exceed two square feet in area and, if freestanding, shall not exceed four feet in height.
G. 
General regulations and restrictions.
(1) 
Prohibited signs and advertising devices. The following signs are specifically prohibited in all zoning districts of the Township:
(a) 
Animated display signs except where specifically permitted herein.
(b) 
Signs that flash, blink, move, simulate motion, or have a scrolling text dwell time of less than one minute.
[Amended 10-25-2010 by Ord. No. 2010-28]
(c) 
Add-on signs which do not match or are dissimilar to primary sign.
[Amended 10-25-2010 by Ord. No. 2010-28]
(d) 
Neon tubing signs that are not plexiglass encased.
[Amended 10-25-2010 by Ord. No. 2010-28]
(e) 
Signs using red, yellow/amber or green lights placed within 100 feet of any traffic signal or any intersection where sight distance is inadequate.
(f) 
Projecting wall signs of any type not meeting the criteria of a projecting wall sign as set forth in § 250-52D(8).
[Amended 10-25-2010 by Ord. No. 2010-28]
(g) 
Roof-mounted signs.
(h) 
Signs using words such as "stop," "look," "danger," etc., which are placed in such a manner or position as to constitute a traffic hazard or otherwise interfere with the free flow of traffic.
(i) 
Painted wall signs.
(j) 
Billboards, except as allowed as a conditional use pursuant to § 250-41, Conditional uses, under Subsection AA, Billboards.
[Amended 10-25-2010 by Ord. No. 2010-28]
(k) 
Mobile signs, except as specifically permitted elsewhere herein.
[Amended 10-25-2010 by Ord. No. 2010-28]
(l) 
Signs with any lighting or control mechanism which may cause radio or television interference.
(m) 
Any sign so erected, constructed or maintained as to obstruct or be attached to any fire escape, window, door, or opening used as a means of egress and ingress, or for fire-fighting purposes, or placed so as to interfere with any opening required for legal ventilation.
(n) 
Any sign which is of such form, character, or shape as to confuse or dangerously distract the attention of the operator of a motor vehicle or a pedestrian.
(o) 
Banners, spinners, flags, pennants or any moving object used for advertising purposes whether containing a message or not. This provision does not include flags or pennants attached directly to permanent poles or to such items herein announcing a “grand opening,” which may be displayed for no more than 30 consecutive days.
[Amended 10-25-2010 by Ord. No. 2010-28]
(p) 
Any advertisement which uses a series of two or more signs or units, placed in a line parallel to the highway, or in a similar fashion along any road, and carrying a single advertising message, part of which is contained on each sign.
(q) 
Signs which simulate the official signs of the State of New Jersey, County of Middlesex or Township of Old Bridge, or any railroad or public utility or similar agency concerned with the protection of the public health or safety.
(r) 
Signs bearing texts of a laudatory nature or explaining services or products furnished by any establishment or proprietor, it being the purpose of this section to limit the use of all signs to identification or directional purposes only. Identification signs allow the principal name of the establishment or proprietor and a brief description of the principal goods or services offered.
(s) 
Any sign which, applying contemporary community standards, has a dominant theme or purpose which appeals to prurient interests.
(t) 
No sign shall be erected, containing information in it which states or implies that a property may be used for any purpose not permitted under the provisions of this chapter in the zoning district in which the property to which the sign relates is located.
(u) 
Any sign or banner spanning a public street except those advertising or drawing attention to a recognized charitable fund-raising campaign or an official Township function.
(v) 
Foreign language signs. all foreign language signs, unless the proprietor shall supply a signed, sworn affidavit to the Zoning Officer verifying the English translation of the foreign language sign.
[Added 10-25-2010 by Ord. No. 2010-28]
(2) 
Prohibited location of signs.
(a) 
Signs, other than municipal, county or state, traffic or direction signs, shall not be erected within the right-of-way of any street, nor shall any sign be located so as to constitute a traffic hazard.
(b) 
Signs shall not be painted on or affixed to water towers, storage tanks, smokestacks, rooftops, trees, fences, utility poles, rocks, curbs, walks, lamps, hydrants, benches or bridges, except as otherwise permitted in this chapter.
(c) 
Signs are prohibited from sight triangle easements unless they are clear from two feet to 10 feet above the pavement.
(3) 
Layout and arrangement of special elements. All space other than typography or corporate logotype or identification marks will be considered white space and should be designed to allow optimum readability of the message. Space between lines of copy are also considered to be important and will be considered in the same way.
(4) 
Construction of signs flat against buildings. Any sign attached flat against the surface of a building shall be constructed of durable material and attached securely to the building with nonrusting metal hardware. When a sign is to be installed on a masonry building, holes shall be drilled in the masonry and proper nonrusting hardware of the expansion type shall be used. The use of wood or fiber plugs is prohibited.
(5) 
Lot line setbacks. All freestanding signs shall be placed at least 10 feet from the street right-of-way or 20 feet from the pavement, whichever is greater. Before a permit for a sign is granted, its location in relation to blocking visual access to existing signs shall also be considered.
(6) 
Height limitations. All height limitations shall be measured from ground level to the highest part of the sign or its supporting structure, whichever is higher. In no event shall any part of any sign exceed 18 feet in height.
A. 
All residential fences erected, with the exception of farm uses, shall comply with the following height restrictions:
(1) 
A solid six-foot-high fence may be installed on an interior lot in the rear and side yards and shall not extend beyond the front building line of the house; provided that, when a house which exists on an adjacent lot is less than 7 1/2 feet from the common lot line, a six-foot fence will not be permitted in the side yard.
(2) 
A solid six-foot-high fence may be installed on a corner lot in the side and rear yard, to within five feet of the lot line; provided that this fence shall not be permitted to obstruct the sight triangle at the corner.
(3) 
A maximum four-foot-high open fence may be installed in the front yard area.
B. 
All nonresidential fences shall comply with the following restrictions:
(1) 
Fences at nonresidential properties (including farm uses) shall be open and not exceed 10 feet in height.
(2) 
The height of all fences shall be measured from grade.
A. 
No building or parking area may be established in any buffer.
B. 
The width of any buffer required herein may, in the discretion of the approving board, be reduced to a minimum of 50 feet; provided that the intensity of the landscaping within the buffer is increased to minimize the visual impact of such reduction and promote the purposes of the buffer as described in § 250-6.
C. 
Buffers shall be along streets as follows:
(1) 
Major arterial frontage. A buffer measured from the road right-of-way of 125 feet wide with respect to residential lots and 75 feet wide with respect to nonresidential lots shall be established along the entire frontage of a tract abutting a major arterial.
(2) 
Minor arterial frontage. A buffer measured from the road right-of-way of 100 feet wide with respect to residential lots and 50 feet wide with respect to nonresidential lots shall be established along the entire frontage of a tract abutting a minor arterial.
(3) 
Light arterial frontage. A buffer measured from the road right-of-way of 75 feet wide with respect to a residential lot and 50 feet wide with respect to a nonresidential lot shall be established along the entire frontage of a tract abutting a light arterial.
D. 
Buffers shall be established between differing land uses as follows:
(1) 
On any property developed for a use other than a single-family detached dwelling or open space, a buffer 50 feet wide measured from the property line shall be established along any adjoining property which is either undeveloped and residentially zoned or developed for single-family detached dwellings.
(2) 
On any property developed for a use other than residential, a buffer 50 feet wide shall be established along any adjoining residential zone.
E. 
The required buffer for all open storage areas shall consist of a six-foot-high solid screen on all sides. Evergreen trees shall also be planted at fifteen-foot intervals along all adjoining properties to obscure views from upper floors of nearby buildings. Linear rows of evergreen trees shall be avoided.
F. 
All refuse storage areas shall be provided with a six-foot-high screen on all sides. A roof or evergreen tree plantings shall be provided to obscure view from upper stories of adjacent buildings.
G. 
All aboveground and rooftop utilitarian appurtenances shall be provided with a screen equal to the height of the appurtenance.
H. 
Landscaping shall be provided on all areas not committed to buildings, walks, parking areas, driveways or other accessory structures as follows:
(1) 
All open areas shall be landscaped with plant material, except where a specific function requires other materials.
(2) 
All sites shall preserve, plant or otherwise maintain deciduous and evergreen trees sufficient to provide a tree canopy encompassing an area not less than 10% of the site area, exclusive of buffer area. Tree canopy area in buffer areas shall be maintained at not less than 40% of the area of said buffers. In calculating the tree canopy area, the canopy shall be deemed to extend to the dripline of trees in existence on the date of occupancy.
(3) 
Buffers shall be landscaped to provide a visual screen and an aesthetic setting consistent with the character of the surrounding area.
(a) 
In areas previously developed, a formal setting shall be provided designed to relate to the built environment.
(b) 
In areas previously undeveloped, an informal setting replicating the natural character associated with the soil conditions shall be provided. Disturbance of grades and existing vegetation shall be limited to specific corrective measures, planting of trees and shrubs intended to accelerate the natural succession pattern and to provide access and visibility. Openings shall be limited to a cumulative distance of not more than 300 linear feet.
A. 
Parking. Except as otherwise provided in this chapter, whenever any building or structure is erected or structurally altered, or any building or structure is covered, off-street parking spaces shall be provided in accordance with the Schedule of Required Parking Spaces, which is attached hereto as Appendix F and hereby incorporated into this chapter.[1]
(1) 
The parking space requirements for a use not specifically listed in the Schedule of Required Parking Spaces shall be the same as for a listed use of similar characteristics; provided that the approving board may determine parking requirements for any use not listed in the Schedule of Required Parking Spaces.
(2) 
Where fractional spaces result, the parking spaces required shall be construed to be the next highest whole number.
(3) 
Up to 50% of parking spaces required for (a) theaters, public auditoriums, bowling alleys, dance halls, and nightclubs, and up to 100% of the parking spaces required for a church sanctuary/worship hall may be provided and used jointly by (b) banks, offices, retail stores, repair shops, service establishments and similar uses not normally open, used or operated during the same hours as those listed in (a) and up to 100% of parking spaces required for schools may be provided and used jointly by a church sanctuary/worship hall not normally open, used or operated during the same hours as the school; provided, however, that the multiple users of such facilities enter into a written agreement, properly executed and recorded, guaranteeing the perpetual availability and maintenance of such facilities.
[Amended 10-25-2010 by Ord. No. 2010-31]
(4) 
Where the required parking spaces are not located on the same lot with the building or use served, or where such spaces are collectively or jointly provided and used, the availability of such parking spaces shall be established by a recorded covenant or agreement as parking spaces to be used in conjunction with the principal use and shall be reserved as such through an encumbrance on the title of the property to be designated as required parking spaces, such encumbrance to be valid for the total period of the use or uses for which the parking is needed are in existence.
(5) 
Home business and home professional office uses shall comply with both the applicable residential and nonresidential minimum standards set forth in the Schedule of Required Parking Spaces.
(6) 
Each development shall provide for the number of accessible parking spaces for the physically handicapped that is required under N.J.A.C. 5:23-7.12 and shall comply with same in the manner set forth in N.J.A.C. 5:23-7.13.
(7) 
In calculating the number of required off-street parking spaces required hereunder, units or floor space occupied or proposed to be occupied by a day-care center shall be excluded from the total number of units or floor space upon which such calculation is based.
(8) 
A patient dropoff area shall be provided for convalescent homes, nursing homes, medical offices, clinics and the like. This may be a curbside area or a parking space reserved for this purpose.
[Added 3-15-2010 by Ord. No. 2010-03]
[1]
Editor's Note: Appendix F, Schedule of Required Parking Spaces, is included at the end of this chapter.
B. 
Loading.
(1) 
Loading and unloading areas shall be provided according to the Schedule of Minimum Loading Requirements which is set forth in Appendix G which is incorporated herein by reference,[2] and if not included, loading and unloading areas for other uses shall be provided in sufficient amount to permit the transfer of goods and products in other than a public street or public parking area and shall be adequately screened.
[2]
Editor's Note: Appendix G, Schedule of Minimum Loading Requirements, is included at the end of this chapter.
(2) 
The minimum number of spaces shown on said schedule shall prevail for uses that have not attained the gross floor where the first space is required.
(3) 
Loading spaces required under this section shall be provided as area in addition to off-street parking spaces and shall not be considered off-street parking spaces.
A. 
The Airport Hazard Area Zone is established in conformance with the general requirements and provisions of the Air Safety and Zoning Act of 1983, P.L. 1983, c. 260 (N.J.S.A. 6:1-80 et seq.) and in accordance with N.J.A.C. 16:62 (16 N.J.R. April 15, 1985, 17 N.J.R. 977-983, 17 N.J.R. November 4, 1985 2673-2674) and N.J.A.C. 16:62 (21 N.J.R. 1378 May 15, 1989). The standards contained herein are the minimum standards.
B. 
The Airport Hazard Area Zone is delineated on the Zoning Map of the Township of Old Bridge which is attached hereto as Appendix B.[1]
[1]
Editor's Note: Appendix B, Zoning Map, is on file in the Township Clerk's Office.
C. 
Development within the delineated Airport Hazard Area Zone is hereby restricted and constrained as follows:
(1) 
No person shall establish an airport hazard which is constituted by either:
(a) 
Any use of land or water, or both, which may create a dangerous condition for persons or property in or about an airport, or aircraft during landing or taking-off at an airport; or
(b) 
Any structure or tree which obstructs the airspace required for the flight of aircraft in landing or taking-off at an airport.
(2) 
No person shall build, rebuild, create or cause to be built, rebuilt or created any object or structure, or plant, or cause to be planted or permit to grow a tree or vegetation, which will interfere with, diminish, change or obstruct the airspace or landing and take-off area available for the landing and take-off of aircraft at public use airports.
D. 
Within the Airport Hazard Area Zone, the following standards are hereby established:
(1) 
No person shall establish a vertical height obstruction which shall include construction, reconstruction, creation or establishment of any vertical structure or planting of a tree as per N.J.A.C. 16:62-4.2.
(2) 
Interstate highways are considered to be a seventeen-foot vertical development; other public roads shall be considered to be a fifteen-foot vertical development; private roads shall be considered to be a ten-foot vertical development; and railroads shall be considered to be a twenty-three-foot vertical development.
(3) 
No person shall establish any of the prohibited land uses specifically enumerated in this section without the written approval of the NJ Commissioner of Transportation. Prohibited land uses may be allowed by the NJ Commissioner of Transportation on airport property when they are determined to be necessary by the Director of Aeronautics for air commerce purposes or for the operation of the airport and its vendors directly serving air commerce needs, such as a flight school.
(a) 
Permitted land uses:
[1] 
Residential: single-family dwelling units which are situated on a lot at least three acres in size and not located in a clear zone (as same is defined at N.J.A.C. 16:62-3.5). Residential zoning is permitted in the clear zone as long as all dwellings are physically located outside of the clear zone.
[2] 
Airpark (minimum lot size of at least three acres which are not located in a clear zone).
[3] 
Open space.
[4] 
Agricultural.
[5] 
Transportation.
[6] 
Airports.
[7] 
Commercial (not located in a clear zone).
[8] 
Industrial (not located in a clear zone).
(b) 
Specifically prohibited land uses are as follows:
[1] 
Dwelling units, except for new one-family dwellings situated on lots which are a minimum of three acres in size, and dwelling units which exist on the effective date of this chapter.
(c) 
Planned unit developments.
[1] 
Hospitals.
[2] 
Schools.
[3] 
Aboveground bulk tank storage of compressed flammable or compressed toxic gases and liquids.
[4] 
Within the runway end subzones only, the aboveground bulk tank storage of flammable or toxic gases and liquids.
[5] 
Uses that may attract massing birds, including landfills.
[6] 
Incineration facilities.
[7] 
Abovegrade major utility transmission lines and/or mains.
E. 
Creation or expansion of a prohibited land use or vertical height obstruction within an airport hazard area shall require a permit as follows:
(1) 
An application for a project requiring creation or establishment of a prohibited land use, or creation or establishment of a vertical height obstruction shall first apply for approval from the Zoning Board of Adjustment. The standards employed by the Zoning Board of Adjustment in acting upon such application shall be those standards governing the granting of relief under N.J.S.A. 40:55D-70d and § 250-9G(5) of this chapter.
(2) 
If the Zoning Board of Adjustment approves the application, that approval shall be conditioned on the applicant applying for and receiving a permit from the New Jersey Commissioner of Transportation in accordance with N.J.A.C. 16:62-6.1 et seq. The resolution of the Zoning Board of Adjustment approving such application shall contain a request that NJDOT approve the issuance of a permit hereunder.
(3) 
Construction, development or creation of any prohibited land use or vertical height obstruction shall not commence until a permit has been issued by the New Jersey Commissioner of Transportation.
F. 
A preexisting structure not in conformance with the standards of this chapter shall be classified as nonconforming. For such preexisting structure, a property owner may seek and the Zoning Board of Adjustment may permit expansion of such a nonconforming structure without having to obtain a permit from the New Jersey Commissioner of Transportation under the provisions of this chapter and N.J.A.C. 16:62-9.1(b); provided, however, that:
(1) 
The expansion of nonresidential uses shall be limited to 10% of the floor area in existence as of December 31, 1989;
(2) 
The expansion shall conform to the limits on floor area, coverage and other zoning controls set forth in this chapter; and
(3) 
The expansion shall not exceed a vertical height of 25 feet.
G. 
No variance, subdivision or other relief from the standards promulgated by or under N.J.A.C. 16:62-1.1 et seq. within an Airport Hazard Area Zone may be granted by any Township agency to the Township or any person, except upon the condition that the variance or relief is contingent upon the issuance of a permit allowing the variance or relief by the New Jersey Commissioner of Transportation.
H. 
The Township Clerk shall transmit, at time of adoption, amendment, or when requested, a valid copy of this § 250-56, Airport hazard area regulations, and other applicable sections of this chapter as may affect the Airport Hazard Area Zone or the operation of the Old Bridge Township Airport, and the Planning Board Secretary shall transmit, at time of adoption, amendment, or when requested, a valid copy of the Master Plan to the New Jersey Department of Transportation, Division of Aeronautics, Air Safety and Hazardous Zoning Permits.
[Added 3-27-2000 by Ord. No. 06-00]
A. 
Purpose.
(1) 
The purpose of this section is to establish general guidelines for the placement of wireless communication towers and antennas to accommodate the communication needs of residents and businesses while protecting the public health, safety, and general welfare of the community.
(2) 
The goals of this section are to:
(a) 
Protect residential areas and land uses from potential adverse impacts of the siting of towers and antennas.
(b) 
Facilitate the provision of wireless telecommunications services to the residents and businesses of the Township.
(c) 
Require the location of towers in nonresidential areas.
(d) 
Minimize the total number of towers throughout the community.
(e) 
Minimize adverse visual effects of towers through careful design and siting standards.
(f) 
Require the joint use of new and existing tower sites (including electric power towers) or predesignated tower properties as sites for new towers or existing buildings or structures as a primary option rather than construction of additional single-use towers.
(g) 
Require that such towers are properly constructed, maintained and dismantled and that appropriate security is posted to ensure same, and the safety of Township residents.
(3) 
In furtherance of these goals, Old Bridge Township shall give due consideration to the Old Bridge Township Master Plan, Zoning Map, existing land uses, inventory maps of existing towers and structures, and environmentally sensitive areas in approving sites for the location of towers and antennas.
B. 
Applicability.
(1) 
Existing structures. When planning to serve an area or to expand services in an area, providers shall utilize existing towers and structures prior to consideration of new sites, unless the Board finds that it is not feasible to do so.[1]
[1]
Editor's Note: Amended at time of adoption of Land Development Codification (see Ch. 1, General Provisions, Art. IV).
(2) 
Preexisting towers and antennas. Preexisting towers or antennas shall not be required to meet the requirements of this chapter, provided that requirements of Subsections C(2) and C(3) are met unless they are altered or additional equipment is added to same. When new masts, antennas or other structures are added to a preexisting height by more than 20 feet, the location and setback requirements of this shall not apply.[2]
[2]
Editor's Note: Amended at time of adoption of Land Development Codification (see Ch. 1, General Provisions, Art. IV).
(3) 
New towers and antennas. New telecommunications antennas shall be permitted on buildings three stories or more in height and located in nonresidential zones, provided that the antenna does not extend more than 10 feet above the roof.
C. 
General requirements.
(1) 
Collocation; additional users.
(a) 
Each applicant for a new telecommunication tower shall prove that the telecommunications equipment planned for the proposed tower cannot be accommodated on an existing or approved tower or building or other structure (e.g., water towers) within a five-mile search radius of the proposed tower.
(b) 
Any proposed commercial wireless telecommunication service tower shall be designed, structurally, electrically, and in all respects, to accommodate both the applicant's and comparable antennas. Towers must be designed to allow for future rearrangement of antennas upon the tower and to accept antennas mounted at varying heights.
(2) 
State or federal requirements. All towers must meet or exceed current standards and regulations of the FAA, FCC and other agency of the state or federal government with the authority to regulate towers and antennas. If such standards and regulations are changed, then the owners of the towers and antennas governed by this chapter shall bring such towers and antennas into compliance with such revised standards and regulations, unless not mandated by the controlling state or federal agency, in which case failure to bring towers and antennas into compliance with such revised standards and regulations shall constitute grounds for the removal of the tower or antenna at the owner's expense.
(3) 
Safety standards/building codes. To ensure the structural integrity of towers, the owner of a tower shall ensure that it is maintained in compliance with standards contained in applicable state or local building codes and property maintenance codes and the applicable standards for towers that are published by the Electronic Industries Association, as amended. If upon inspection Old Bridge Township concludes that a tower fails to comply with such codes and standards and constitutes a danger to persons or property, then, upon notice being provided to the owner of the tower, the owner shall have 30 days to bring such tower into compliance with such standards. Failure to bring tower into compliance within said 30 days shall constitute grounds for the removal of the tower or antenna at the owner's expense.
(4) 
Tower setbacks. New towers shall conform to each of the following minimum setback requirements:
(a) 
Towers shall meet the setbacks of the underlying zoning district.
(b) 
Towers located in nonresidential districts adjacent to residential districts shall be set back from all residential lot lines by a minimum distance equal to 1 1/2 times the height of the tower, including all antennas and attachments, or a five-hundred-foot minimum setback, whichever is more.
(c) 
Towers shall not be located between a principal structure and a public street. An improved driveway shall be provided for access to each tower site from the nearest open public street.
(d) 
A tower's setback may be reduced or its location in relation to the public street varied, at the sole discretion of the Board, to allow the integration of a tower into an existing or proposed structure such as a church steeple, light standard, power line support device, or similar structure.
(e) 
Towers shall meet all buffer and landscaping requirements of the underlying zone district.
(f) 
Telecommunications towers or antennas shall not be located on any dwelling.
(5) 
Lot size. For purposes of determining whether the installation of a tower or antenna complies with district development regulations, including but not limited to setback requirements, lot coverage requirements and other such requirements, the dimensions of the entire lot shall control, even though the antennas or towers may be located on leased parcels within such lots.
(6) 
Landscaping. New towers and accessory buildings shall be landscaped at the base in conformance with Township standards.
(7) 
Abandoned towers. All abandoned or unused towers and associated facilities shall be removed by the applicant or its successors and the tower and any impacted property returned to its original state, within six months of the cessation of operations at the site, unless a time extension is approved by the Board.
D. 
Additional submission requirements. Each submission and/or application for an antenna and/or tower shall include:
(1) 
Inventory of existing sites. For each application for an antenna and/or tower, the applicant shall provide to the Board an inventory of all its existing towers, antennas, sites approved for towers or antennas, and plans for future antennas and towers that are within Old Bridge Township and within five miles of the boarder thereof, including specific information about the location, height and design of each tower.
(2) 
Report. A report for a qualified and licensed engineer which includes the following:
(a) 
Description of tower height and design, including cross-section and elevation;
(b) 
Indicates the height above grade for all potential mounting positions for collocated antennas and the minimum separation distances between antennas;
(c) 
Description of the tower's capacity, including the number and type of antennas that it can accommodate;
(d) 
Indicates what steps the applicant will take to avoid interference with established public safety telecommunications.
(3) 
Letter of intent. A letter of intent committing the tower owner or lessee and its successors to allow the shared use of the tower if an additional user agrees in writing to meet reasonable terms and conditions for shared use, and that the tower owner or lessee acknowledges and agrees that its successors and/or additional users shall be bound and will conform to the requirements of this chapter as applicable.
(4) 
Cessation of use. A copy of the relevant portions of a signed lease which requires the applicant to remove the tower and associated facilities upon cessation of operations at the site shall be submitted at the time of application.
(5) 
Insurance. In the event a tower is sited on Township-owned property, the lease between the Township and the tower owner (and its successors) shall provide a certificate of insurance providing coverage of at least $1,000,000 per occurrence, including but not limited to premises and general liability naming the Township of Old Bridge as an additional insured.
(6) 
Hold harmless. In the event a tower is sited on Township-owned property, the lease between the Township and the tower owner and its successors shall indemnify and hold harmless the Township of Old Bridge, its officers, employees, agents and servants, from and against any and all claims, demands, suits, actions, recoveries, judgments, costs and expenses, including attorneys' fees, incurred or suffered on account of property damage or loss and/or personal injury, including loss of life of any person, agency, corporation or governmental entity which shall arise out of the course of or in consequence to any acts or omissions of the Township of Old Bridge, its employees, agents or servants in the performances of the work or failure of the Township of Old Bridge, its employees, agents or servants. This obligation shall not apply in the case of gross negligence or willful malfeasance.
(7) 
Bond requirement. In the event a tower is sited on Township-owned property, the applicant shall be required to post a performance and maintenance bond in a sufficient amount to be determined by the Board Engineer to ensure the proper construction and maintenance of the tower.
(8) 
Site plan conformance. In addition to the foregoing all applications shall meet the following site plan standards unless preempted by controlling state or federal law.
E. 
Design requirements. Telecommunication towers shall be of a monopole design unless the board determines that an alternative design would better blend into the surrounding environment.
(1) 
Aesthetics. Applicants shall minimize the adverse visual impact and the number of such facilities through proper design, siting, screening, material color and finish for towers, antennas, and accessory buildings. Wherever possible, competing providers shall collocate antennas and related facilities. At locations where collocation on an existing structure is impractical, the applicant shall use camouflage structures, such as artificial trees, subject to applicable FAA standards and design review by the Board. Where the required height of the tower makes an artificial tree impractical, other camouflage techniques shall be considered. Artificial trees shall be designed to resemble a woody tree with a single trunk and branches on its upper part. They shall be located near existing tree masses to the extent practical.
(2) 
Accessory utility buildings. All utility buildings and structures accessory to a tower shall be architecturally designed to blend in with the surrounding environment and shall meet the minimum setback requirements of the underlying zoning district. Ground-mounted equipment shall be screened from view by suitable vegetation, except where a design of nonvegetative screening better reflects and complements the architectural character of the surrounding neighborhood. A landscape plan shall be submitted for review of proposed screening.
(3) 
Security. All towers and accessory structures shall be required to provide fencing, landscaping and/or such other barriers as the board may require, such that the tower and accessory structures are secured and inaccessible to private residents and children. For purposes of this chapter, any and all towers shall be deemed an attractive nuisance where adequate security is not provided as requested herein pursuant to N.J.S.A. 2C:33-12.
(4) 
Lighting. Towers shall not be artificially lighted, unless required by the FAA or other applicable authority. If lighting is required, the lighting alternatives and design chosen must cause the least disturbance to the surrounding views.
(5) 
Height. The antenna and any supporting structure shall not exceed 200 feet in height.
(6) 
Lot coverage. Not more than 10% of a lot may be devoted to towers, antennas and accessory structures.
(7) 
Signs and advertising. The use of any portion of a tower for signs or any form of advertising other than warning or equipment information signs (only legible by persons maintaining the facility) is prohibited.
[Added 4-12-2004 by Ord. No. 07-04]
A. 
Establishment. There is hereby permitted and created a Planned Retirement Community (PRC) District as shown on the Official Zoning Map of the Township of Old Bridge, County of Middlesex, State of New Jersey. The Official Zoning Map of the Township of Old Bridge is hereby amended to include the PRC District, and is incorporated herein by reference.
B. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
PLANNED RETIREMENT COMMUNITY
A residential community provided for permanent residents aged 55 years or over in which the residential property and the residential-related open space, recreational facilities and property are all owned by a mutual nonprofit corporation, or corporations, established pursuant to the laws of the State of New Jersey and governed, as associates or other entities, all of which shall have rules and regulations controlling the development.
C. 
Purpose. The purpose and intent of the PRC District is to promote the planned development of an active adult community which shall offer certain recreational facilities for its residents in accordance with the general development plan approved by the Planning Board.
D. 
Permitted and required uses in a planned retirement community.
(1) 
No building, structure or land shall be used for and no building, structure shall hereafter be erected, structurally altered, enlarged or maintained except for the following planned retirement community uses by the residents of the community, their guests and other authorized users:
(a) 
Detached dwellings, townhouse dwellings, or multi-level dwellings for owner-occupancy.
(b) 
The following required recreational uses, at least one of each:
[1] 
Clubhouse. Each clubhouse shall provide at least 25 square feet of multipurpose space, not including indoor swimming pools, for each dwelling unit. In addition to the multipurpose space, such fully equipped facilities as game rooms, arts and crafts rooms, fully equipped kitchen and nurses station, office space and service facilities shall also be provided in the clubhouse. In no case shall the clubhouse building contain less than 4,000 square feet total area in the aggregate. One off-street parking space shall be provided for every eight dwelling units.
[2] 
Swimming pool. At least one swimming pool shall be provided at a ratio of 20 square feet of water surface area for each dwelling unit the pool will service. There shall also be provided an improved sitting area, contiguous to all sides of the pool, having an area two times the water surface area of the pool.
[3] 
Shuffleboard, or bocce court.
[4] 
Tennis court.
(c) 
Accessory office space associated with the operation of the homeowners' association only.
E. 
Development standards. No building permit shall be issued for construction or other improvement in an active adult community except in accordance with a general development plan for the overall site and final site plan for each section that has been approved by the Planning Board. The following development standards shall apply to a PRC:
(1) 
Minimum area. The minimum site area for a PRC shall be at least 55 acres contained in one parcel that is not bisected by existing streets, roads, rights-of-way or railroads.
(2) 
Residential density. The total tract density of a PRC shall not be more than 1.75 dwelling units for each gross acre of the tract.
(3) 
Lot coverage by buildings. Not more than 20% of the gross area of the total tract shall be covered by all buildings.
(4) 
Landscaped open space. At least 60% of the total tract of a PRC shall be landscaped open space, undeveloped conservation easements, or green area, which shall not include paved streets and parking areas.
(5) 
Building height. No detached dwelling or townhouse dwelling buildings shall exceed a height of 2 1/2 stories, nor exceed 35 feet in height. No multi-level building shall exceed three stories, nor exceed 35 feet in height. Multi-level building heights in excess of the herein stated limits shall be further modified in accordance with the provisions of § 250-51 of this chapter.
(6) 
Buffers. For areas of the tract developed as townhouse dwellings or multi-level dwellings, there shall be a landscaped buffer 50 feet in width from any road or tract boundary property line of the overall tract of a PRC development. No buildings or structure other than entrance gatehouses, fences, or freestanding walls shall be located within said buffer area. The design and composition of any buffer shall comply with § 250-54 of this chapter. Buffer requirements for detached dwellings shall comply with § 250-54D(1) regarding single-family detached dwellings.
(7) 
Accessory structures. Sheds, pools, or other accessory structures shall not be permitted on detached residential dwelling lots.
(8) 
Building separation requirements. Section 250-47 of this chapter shall be applicable to all townhouse dwelling and multi-level buildings.
(9) 
Residential building facades. Section 250-48 of this chapter shall be applicable to all townhouse and multi-level buildings.
(10) 
Minimum building setback to tract boundary. The minimum setback to any perimeter tract boundary line shall be 60 feet for townhouse dwellings and multi-level buildings.
(11) 
Off-street parking. Off-street parking spaces shall be provided in accordance with the following schedule for the type of land use contained in a site development plan:
(a) 
Two spaces for each dwelling unit, one of which may be enclosed in a garage.
(b) 
One space for every eight persons for whom seating is provided in an auditorium, except that this number may be reduced by the Planning Board insofar that combined use of parking lots is available.
(c) 
One-half space per unit shall be provided for designated visitor parking.
(d) 
All parking spaces shall be 10 feet wide and 20 feet in length.
[Amended 6-25-2007 by Ord. No. 2007-10]
(e) 
No parking shall be permitted in the residential buffer area.
(f) 
Lighting in the outdoor parking area shall be of such height as to reflect light away from windows of the dwelling units or adjacent properties in order to minimize the impact of such lighting on the residents in the dwelling units.
(12) 
Dimensional requirements.
(a) 
Detached residential dwellings:
[1] 
Minimum lot area: 5,000 square feet.
[2] 
Maximum floor area ratio: 0.50.
[3] 
Minimum landscape area ratio: 0.35.
[4] 
Minimum lot width: 50 feet.
[5] 
Minimum corner lot width: 60 feet.
[6] 
Minimum front yard: 20 feet.
[7] 
Minimum side yard: five feet.
[8] 
Minimum total two side yards: 12 feet.
[9] 
Minimum rear yard: 25 feet.
[10] 
Minimum noncritical area: 80%.