Permitted principal uses in the C-2 Zone shall be as follows:
A.
Agricultural uses.
B.
Restaurants, fast-food restaurants and drive-in restaurants.
[Amended 6-12-2000 by Ord. No. 00-10]
C.
Banks and financial institutions.
E.
Retail sales and services.
F.
Hotels, motels, each with a minimum of 100 rental rooms, and conference
centers.
[Amended 6-12-2000 by Ord. No. 00-10]
G.
Business and professional offices.
H.
Shopping center.
I.
Child-care centers.
[Added 4-27-1995 by Ord. No. 95-5]
Permitted accessory uses in the C-2 Zone shall be as follows:
Conditional uses in the C-2 Zone shall be as follows:
A.
Adult entertainment.
B.
Truck stops.
C.
Essential services.
D.
Cellular antennas and cellular towers (see Article 41.1).
[Added 9-11-2000 by Ord. No. 00-12]
E.
Planned development retail campus.
[Added 6-14-2004 by Ord. No. 04-6]
F.
Planned development business park.
[Added 6-14-2004 by Ord. No. 04-6]
G.
Major solar or photovoltaic energy facility or structure. [See Article 35.2, § 11-283.2B(2).]
[Added 6-11-2012 by Ord. No. 12-04]
H.
Medical
cannabis facilities. Unless specified herein, all terms used herein
shall have the same meanings as those used in the New Jersey Jake
Honig Compassionate Use Medical Cannabis Act, P.L. 2009, c. 307 (approved
January 18, 2010), amended by P.L. 2019, c. 153 (approved July 2,
2019), codified at N.J.S.A. 24:6I-1 et seq. (CUMA).The operation of
medical cannabis facilities, which include alternative treatment centers,
medical cannabis dispensaries , medical cannabis cultivation facilities,
medical cannabis products manufacturing facilities, and medical cannabis
testing facilities, is permitted within the C-2 Zone of the Township
of Knowlton, subject to the following conditions. The operation of
medical cannabis facilities shall be prohibited in all other zones
of the Township of Knowlton.
[Added 8-11-2021 by Ord. No. 21-11]
(1)
Compliance with all applicable land use regulations set forth in Chapter 11 of the Code of the Township of Knowlton and all restrictions set forth in CUMMA or other applicable state legislation affecting the operation of medical marijuana facilities.
(2)
Security. All medical cannabis facilities shall comply with the security
requirements set forth in N.J.A.C. 8:64-9.7 et seq. and any amendments
thereto. At a minimum, each medical marijuana facility shall:
(a)
Install, maintain in good working order and operate a safety
and security alarm system that will provide suitable protection 24
hours a day, seven days a week, against theft and diversion and that
provides, at a minimum, immediate automatic or electronic notification
to alert state or local police agencies to an unauthorized breach
of security at the alternative treatment center; and a backup system
that activates immediately and automatically upon a loss of electrical
support and that immediately issues either automatically or electronic
notification to state or local police agencies of the loss of electrical
support;
(b)
Implement appropriate security and safety measures to deter
and prevent the unauthorized entrance into areas containing marijuana
and the theft of marijuana and marijuana products;
(c)
Implement security measures that protect the premises, registered
qualifying patients, registered primary caregivers and principal officers,
directors, board members and employees of the medical marijuana facility;
(d)
Establish a protocol for testing and maintenance of the security
alarm system;
(e)
Conduct maintenance inspections and tests of the security alarm
system at the medical marijuana facility at intervals not to exceed
30 days from the previous inspection and test and promptly implement
all necessary repairs to ensure the proper operation of the alarm
system;
(f)
In the event of a failure of the security alarm system due to
a loss of electrical support or mechanical malfunction that is expected
to last longer than eight hours, notify the New Jersey Department
of Health pursuant to N.J.A.C. 8:64-9.8, and provide alternative security
measures approved by the New Jersey Department of Health or close
the medical marijuana facility impacted by the failure or malfunction
until the security alarm system is restored to full operation;
(g)
Keep access from outside the premises to a minimum and ensure
that access is well controlled;
(h)
Keep the outside areas of the premises and its perimeter well
lighted. Exterior lighting must be sufficient to deter nuisance and
criminal activity and facilitate surveillance, but must not disturb
surrounding businesses or neighbors;
(i)
Provide law enforcement and neighbors within 100 feet of the
medical marijuana facility with the name and phone number of a staff
person to notify during and after operating hours to whom they can
report problems with the establishment;
(j)
Equip interior and exterior premises with electronic monitoring,
video cameras and panic buttons. A video surveillance system shall
be installed and operated to clearly monitor all critical control
activities of the medical marijuana facility and shall be in working
order and operating at all times. The medical marijuana facility shall
provide two monitors for remote viewing via telephone lines in state
offices. This system shall be approved by the New Jersey Medical Marijuana
Program prior to permit issuance. The original tapes or digital pictures
produced by this system shall be stored in a safe place with a thirty-day
archive;
(k)
Limit entry into areas where marijuana and marijuana products
are held to authorized personnel;
(l)
Consistently and systematically prevent loitering, that is,
the presence of persons who are not on-duty personnel of the medical
marijuana facility and who are not medical marijuana facility registrants
engaging in authorized dispensary activity.
(3)
Parking. Provide on-site parking consistent with § 11-241. Parking for medical dispensaries and alternative treatment centers shall be provided consistent with retail uses. Parking for all other classifications of medical marijuana facilities shall be provided consistent with industrial uses.
(4)
Transportation. All transportation of cannabis and cannabis products
shall be done securely and in compliance with N.J.A.C. 8:64-10.11
and shall comply with the following conditions:
(a)
Done only in accordance with a delivery plan submitted to and
approved by the New Jersey Department of Health.
(b)
Each transport vehicle shall be staffed with a delivery team
consisting of at least two registered employees. At least one delivery
team member shall remain with the vehicle at all times that the vehicle
contains medicinal cannabis or medical cannabis products. Each delivery
team member shall have access to a secure form of communication with
the medical cannabis facility, such as a cellular telephone, at all
times that the vehicle contains medicinal cannabis and/or medical
cannabis products. Each delivery team member shall possess his or
her employee identification card at all times and shall produce it
to Department of Health staff or law enforcement officials upon demand.
(c)
Each transport vehicle shall be equipped with a secure lockbox
or locking cargo area, which shall be used for the sanitary and secure
transport of medicinal cannabis and medical cannabis products.
(d)
Maintain current commercial automobile liability insurance on
each vehicle used for transport of medicinal marijuana in the amount
of $1,000,000 per incident.
(e)
Vehicles used to transport medicinal cannabis and/or medical
cannabis products shall not bear markings that would either identify
or indicate that the vehicle is used to transport medicinal cannabis.
(f)
Transports shall be completed in a timely and efficient manner.
A transport vehicle shall proceed from the departure point where the
medicinal marijuana is loaded directly to the destination point where
the medicinal marijuana is unloaded without intervening stops or delays.
(g)
Maintain a record of each transport of medicinal cannabis in
a transport logbook. For each transport, the logbook shall record
the date and time that the transport began and ended; the names of
the employees comprising the delivery team; the weight of the medicinal
cannabis transported; the lot number of the medicinal marijuana, the
name of the strain and whether it is high, medium or low potency;
and the signatures of the employees comprising the delivery team.
(5)
Signage and exterior displays. Signage and exterior displays on a medical cannabis facility shall comply with all regulations and restrictions set forth in Chapter 11 of the Code of the Township of Knowlton (as applicable to the C-2 Zone) and N.J.A.C. 8:64-12.1 et seq. Specifically:
(a)
Exterior signage shall be restricted to black text on white.
(b)
Exterior signage shall not be illuminated at any time.
(c)
Medical cannabis facilities shall not display on the exterior
of the facility advertisements for medicinal marijuana or a brand
name except for purposes of identifying the building by the permitted
name.
(d)
Cannabis and paraphernalia shall not be displayed or clearly
visible to a person from the exterior of a medical marijuana facility.
[Amended 9-8-1997 by Ord. No. 97-11; 6-12-2000 by Ord. No. 00-10; 6-14-2004 by Ord. No. 04-6]
Bulk requirements for this zone shall be as follows:
Table VI-8
| ||
---|---|---|
Bulk Requirements in C-2 Zone
| ||
Regulation
|
All Other Permitted Uses
|
Hotels, Motels, Conference Centers
|
Minimum lot area (acres)
|
2.0
|
10
|
Minimum lot width (feet)
|
200
|
400
|
Minimum lot width on cul-de-sac (feet)
|
150
|
135
|
Minimum front yard (feet)
|
75
|
100
|
Minimum rear yard (feet)
|
50
|
100
|
Minimum side yards (feet)
|
50
|
100
|
Maximum impervious coverage (percent)
|
60
|
50
|
Maximum floor area ratio
|
0.20
|
0.15
|
Accessory structure setback from any rear or side lot line (feet)
|
15
|
100
|
Maximum height (feet)
|
45
|
45
|
Maximum stories
|
3
|
4
|
[Amended 4-23-1998 by Ord. No. 98-3]
A.
Agricultural uses. Agricultural uses, as defined in this chapter,
including customary farm occupations or lands which qualify as farmland,
as defined herein, shall be permitted in this zone subject to the
following conditions:
(1)
Buildings may be utilized for horticulture, nurseries, greenhouses,
dairy farms and for growing, raising, harvesting and sale of agricultural
crops.
(2)
The display for sale of products grown or raised by the owner, tenant
or lessee shall only be permitted where:
(a)
The products sold are in their natural state.
(b)
The sale of such products is within the confines of the property
upon which they have been grown or raised.
(c)
The place of sale or storage of any such products, whether of
a permanent or temporary nature, shall not be closer than 100 feet
to any side or rear lot line. One farm stand not to exceed 150 square
feet shall be permitted on the property.
(d)
The sale of any such products shall not have a deleterious effect
on adjoining properties by reason of nuisance or health hazard or
other factors as specified herein.
(e)
The sale of any such products shall also require that a suitable
amount of off-street parking and loading space be required as provided
herein.
B.
Restrictions on residential lots for nonhousehold animals. The following
restrictions shall be met where nonhousehold animals are kept on residential
lots:
[Amended 2-7-2011 by Ord. No. 11-05]
(1)
A minimum lot area of 1/2 acre shall be required for the keeping
of six fowl and/or rabbits, total and may be increased at the rate
of three fowl and/or rabbits for each additional 1/2 acre of land.
The keeping of roosters shall be prohibited on lots less than two
acres.
(2)
A minimum lot area of two acres shall be required for the keeping
of one pastoral animal and may be increased at the rate of one pastoral
animal for each additional 1/2 acre of land.
(3)
No owner of any nonhousehold animal shall suffer or permit such animal
to be upon any private property, other than the premises of the owner,
without the consent of the owner or tenant of said private property.
(4)
All nonhousehold animals shall be kept in the rear yard only and
may be contained in a fenced area, in which case, the fence shall
be kept four feet from the property line.
(5)
Further provided that any such animal must be provided with a stable
or coop and further provided that said stable or coop shall conform
to the setback requirements for the zone wherein it is located.
(6)
In addition to the requirements hereinabove for all nonhousehold
animals, the stable or coop required to be constructed hereinabove
must be built and maintained so as not to create offensive odors,
fly breeding, attraction of vermin or other nuisances; and manure
must be collected and maintained in a sanitary manner so as to prevent
offensive odors, fly breeding or other nuisances.
C.
Motels and hotels. In addition to meeting the minimum requirements
of the zone, the following additional standards shall apply:
(1)
Minimum habitable room area. Such uses shall have a minimum area
for each unit of occupancy of 200 square feet and shall include a
minimum of one bedroom with a shower or bath, a sink and a toilet.
(2)
Shops and services. Shops and services accessory to motel, hotel
or motor hotel operations shall be permitted on the ground level floor;
provided, however, that access to such shops and services shall be
only from the interior of the motel, hotel or motor hotel.
D.
Buffer requirements.
(1)
When required.
(a)
All uses, other than single-family detached dwelling when used
exclusively for residential purposes, which abut a single-family residential
zone shall be required to install, plant and maintain a buffer zone
in accordance with the provisions of this section.
(b)
All developments abutting active agricultural uses shall provide
buffering or increased lot depths to reduce the impact of agricultural
nuisance factors and to reduce the impact of the development on the
agricultural use.
(2)
Restrictions on buffer zone.
(a)
No principal or accessory structure, other than as may be provided
herein, nor any off-street parking or loading areas or other use shall
be permitted within the buffer zone.
(b)
No access or driveways, other than as may be permitted by the
Approving Board, shall be permitted within the buffer zone.
(c)
Buffer zones shall be maintained in their natural state when
wooded, and when natural vegetation is sparse, plant material or fencing
may be required, as determined by the Approving Board.
(d)
Underground utility easements shall be permitted, when deemed
necessary or desirable by the Approving Board.
(e)
Unless otherwise specified in this chapter, all buffer zones
shall be a minimum of 10% of the minimum lot width or lot depth in
the zone in which they are located; provided, however, that no buffer
zone need be greater than 100 feet.
(f)
The area encompassed in the buffer zone may be utilized for
the purpose of computing lot coverage and yard setbacks.
A.
For off-street parking: see Article 31.
B.
For off-street loading: see Article 31.
C.
For joint facilities for off-street parking and loading areas: see
Article 31.
D.
Maintenance of off-street parking and loading areas: see Article
31.
E.
General regulations applying to signs. The following regulations
shall apply to all permitted and preexisting nonconforming signs:
(1)
Whenever the Construction Official shall determine that a sign has
become structurally unsafe or endangers the safety of the building
or the public, the Construction Official shall order that such sign
be made safe or removed. Such order shall be complied with within
10 days of the receipt thereof by the person owning or using the sign
or the owner of the building or premises on which such unsafe sign
is affixed or erected.
(2)
Location.
(a)
Unless otherwise provided in this chapter, signs shall not be
located closer than the following distances to street rights-of-way:
Area of Sign
(square feet)
|
Minimum Distance
(feet)
|
---|---|
Less than 25
|
20
|
26 to 75
|
25
|
76 or more
|
30
|
(b)
The Approving Board shall be authorized to waive the strict
application of this section if, because of local site conditions,
strict adherence would cause inconvenience to the public or constitute
a hazard. Unless otherwise specified in this chapter or indicated
on an approved site plan, the Construction Official shall approve
the location of all signs.
(3)
The area surrounding ground signs shall be kept neat, clean and landscaped.
The tenant, owner or occupant to which the sign applies shall be responsible
for maintaining the condition of the area.
(4)
Directional signs having areas of less than three square feet are
exempt from area and location regulations but shall be shown on an
approved site plan and shall not constitute a hazard to the traveling
public.
(5)
No sign shall be permitted which is not accessory to the business
conducted on the property. Such signs may be erected on an exterior
wall in accordance with the following requirements:
(a)
Number and size of signs. No business establishment shall be
permitted a total of more than two signs; provided, however, that
no single exterior wall of any one establishment shall contain more
than one of the two permitted signs. The total sign area for the sign
permitted on the face of any wall shall not exceed 5% of the face
of the wall area or 24 square feet, whichever is less.
(b)
Rear wall and side yard signs. No signs will be permitted on
rear walls or side walls when said wall abuts a residential use or
zone or any public or institutional use.
(c)
Freestanding signs. There shall be permitted a maximum of one
freestanding sign advertising the business establishments and or services
located on the lot therein, provided that:
[1]
The maximum height of the freestanding sign shall not exceed
15 feet.
[2]
The area of said sign shall not exceed 24 square feet on each
side or surface.
[3]
The location of said sign shall not be nearer than 1/2 the setback
from any abutting road right-of-way line or property line.
[4]
The base of said sign shall be an improved area in harmony with
the overall internal road system and off-street parking layout and
shall be appropriately landscaped.
(6)
Luminous background for all signs shall not exceed 50 footlamberts.
[Amended 5-8-2000 by Ord. No. 00-4; 9-11-2000 by Ord. No. 00-12]
(7)
Nameplate and identification signs for single-family dwellings. A
sign indicating the name or address of the occupant may be permitted,
provided that the sign shall be no larger than one square foot with
a maximum height of six feet. Only one sign per dwelling unit is permitted
in addition to a mailbox identification sign.
(8)
Sales or rental signs for existing residential dwellings. A sign
advertising the sale or rental of a dwelling or lot shall be permitted,
provided that:
(a)
The size of any curb sale or rental sign shall not exceed six
square feet for an existing residential dwelling or 20 square feet
for any commercial property or dwelling.
(b)
Not more than one sign is placed upon any property.
(c)
Such signs shall be removed within five days after execution
of contract for sale or lease.
(d)
For sale or lease signs up to 24 square feet for land with five
acres or more and 500 feet of frontage shall be permitted.
(9)
Institutional signs. Signs of schools, colleges, churches and other
institutions of a similar public or semipublic nature may be erected
and maintained, provided that:
(10)
Signs accessory to parking areas.
(a)
Signs designating entrances or exits to or from a parking area
shall be limited to one sign for each such exit or entrance, with
a maximum size of four square feet for each sign.
(b)
One sign per parking area designating the conditions of use
or identity of such parking area and limited to a maximum size of
six square feet shall be permitted.
(c)
Private driveway signs indicating the private nature of a driveway
shall be permitted, provided that the size of any such sign shall
not exceed two square feet.
(11)
All signs shall be kept in good repair, which shall include
replacement or repair of broken structural elements, casings or faces,
maintenance of legibility and all lighting elements working.
(12)
Any location where business goods are no longer sold or produced
or where services are no longer provided shall have 60 days to remove
any remaining or derelict on-premises signs following notification
by the township and at the expense of the owner of said property.
When the written notification has been given by the township and compliance
has not been made within the required sixty-day period, the township
may cause removal of such sign with the cost for such removal to be
attached to the property.
(13)
The applicant shall also comply with all applicable county,
state and federal sign regulations.
(14)
Should a nonconforming sign be destroyed, it cannot be replaced
except in a conforming manner.
(15)
Where a sign for a nonresidential use is directly adjacent to
or across from a residential zone, the Approving Board may, in its
discretion, reduce the area of the sign by not more than 10%, and
the Approving Board may further require additional screening, light
control and buffering so as to minimize any adverse impacts such sign
will have on the adjacent or abutting residential zone.
(16)
No signs which have moving parts or which provide the illusion
of movement shall be permitted. No variation in luminous intensity
shall be permitted.
(17)
Temporary portable signs are prohibited.
(18)
When more than one sign is proposed on a property, a coordinated
theme for all signs is required.
[Added 6-12-2000 by Ord. No. 00-10]
F.
Signs for multi-use developments, as defined in § 11-3, Definitions, shall be governed by the following regulations:
[Amended 6-12-2000 by Ord. No. 00-10]
(1)
Each such development shall submit a signing plan to the Approving
Board for approval. Such signing plan shall include details on:
(2)
The signing plan shall be based on an integrated design theme to include all of the elements in Subsection F(1)(a) through (i) above. All of the above elements shall be designed to be in harmony and consistent with each other, the architecture and materials of principal structure and the landscaping plan. The Approving Board, in its sole discretion, shall determine if a proposed signing plan meets the goals and objectives of this section.
(3)
The total area of all signs affixed to a structure shall not exceed
3% of the building facade of the structure. The Approving Board may
permit in total sign area up to 5% of the building facade if, in the
Approving Board's judgment, such additional area shall assist in developing
a harmonious and integrated sign plan in accordance with the goals
and objectives of this subsection.
(4)
Freestanding signs.
(a)
Freestanding signs to be located on poles, kiosks, stanchions
or similar supports shall not project more than six feet above the
support. Such signs shall have an area not in excess of 5% of the
building face fronting on the street, but in no event greater than
80 square feet.
(b)
Only one such freestanding sign shall be permitted on any single
property regardless of the number of establishments on the property,
except that the Approving Board may authorize an additional freestanding
sign if the property has access from more than one public street and
does not abut a residential use or zone. The freestanding sign shall
be located a minimum of 40 feet from the right-of-way line or 1/2
the required minimum front or rear yard setbacks and comply with the
side yard requirements of the zone.
G.
Outdoor storage areas.
(1)
Outdoor storage is prohibited on all residential lots other than
that storage customarily placed in courtyards and yards, which are
incidental to authorized residential use and occupancy.
(2)
On residential lots, boats not exceeding 25 feet in length and recreational
vehicles shall be permitted in side or rear yards only and shall conform
to accessory structure setbacks.
(3)
On all nonresidential lots, outdoor storage shall be permitted in
rear yards only. Not more than 50% of the rear yard shall be devoted
to outdoor storage or display, with the exception of outdoor storage
of live plants.
(4)
No flammable or explosive liquids, solids or gases shall be stored
aboveground, except for the following conditions:
(a)
Tanks or drums of petroleum or petroleum products directly connected
with heating devices or appliances located on the same premises as
the tanks or drums.
(b)
Tanks of liquid petroleum or liquid petroleum products totaling
no more than 6,000 gallons on the lot and not connected directly to
a heating device or appliance. Such tanks must be protected with a
secondary impervious containment dike with a capacity of 100% of all
tanks within the dike, plus six inches of rainfall, and have adequate
fire protection.
(5)
The height of material stored shall not exceed six feet except for
individual articles which have a height of more than six feet. No
article or material shall be stored in any required parking area or
be so located as to interfere with vehicular or pedestrian traffic
movement or safety. In addition, no article or material shall be stored
or displayed on a sidewalk or parking lot aisle.
(6)
Fencing and setbacks. When so permitted, all outdoor storage facilities
shall be enclosed by a fence or wall or appropriate screening as determined
by the Approving Board adequate to conceal such facilities and the
contents thereof from adjacent properties and shall meet all required
setbacks for accessory buildings for the zone in which located.
(7)
Outdoor storage of any kind is prohibited in the front yard. This
provision shall not apply to outdoor storage of new or used cars,
trailers, boats or recreation vehicles on the premises of a dealer,
licensed by the Division of Motor Vehicles or an authorized boat dealer.
(8)
Disabled and/or nonregistered vehicles may not be stored in any zone
except in an enclosed garage unless the same are awaiting repair at
a licensed public garage or unless the same are new vehicles being
stored or displayed at a licensed motor vehicle dealership. For the
purposes of this chapter, the term "disabled" shall refer to a motor
vehicle which is in such a state of disrepair that it cannot readily
be made operable and which does not conform to all requirements of
the New Jersey Division of Motor Vehicles.
(9)
The outdoor storage of live plants being displayed for sale on the
premises may be located within 10 feet of a street right-of-way line
and up to a property line, provided that the height of such material
does not exceed 2.5 feet within 25 feet of the curbline or within
10 feet of a property line.
A.
General.
(1)
The Approving Board shall not approve a conditional use unless it
finds that the use meets all the requirements of this chapter, does
not substantially impair the use and enjoyment of surrounding properties
and does not substantially impair the character of the surrounding
area.
(2)
In addition to meeting the minimum requirements of the zone in which
it is located, the Planning Board may authorize conditional uses only
after determining that the proposed use meets the specifications and
standards set forth in this chapter for the use and that it will comply,
now and in the future, with the conditions and standards both as to
location and operation for said use.
B.
Adult entertainment.
(1)
The devotion of lands and buildings to certain defined and regulated
adult entertainment activities and facilities, and limited to the
following, shall be permitted: adult bookstores, adult motion-picture
theaters, massage parlors, tattoo parlors, head shops and cabarets,
but only if found appropriate, as a conditional use, by the Approving
Board when acting upon the standards and conditions set forth for
such use.
(2)
Adult entertainment conditions:
(a)
Minimum lot size shall be two acres.
(b)
No adult entertainment shall occupy a site occupied by other
uses.
(c)
A minimum distance from churches, schools and day-care facilities
shall be 1,000 feet.
(d)
Total sign area shall be limited to six square feet.
(e)
Parking shall be provided at six spaces per 1,000 square feet
of floor area.
(f)
Adult entertainment uses shall be conditionally permitted in
the C-2 Zone only.
(g)
No merchandise shall be visible from the outside of the structure.
C.
Truckstops. In addition to meeting the other requirements in the
zone, the following additional conditions apply:
(1)
Minimum tract size: 15 acres.
(2)
Maximum coverage: 70%.
(3)
Maximum number of semitrailer stalls: 225.
(4)
Requires central wastewater facility.
(5)
No major vehicle repairs, such as engine, transmission and drive
train rebuilding and replacement, body work and painting.
(7)
No outside storage of detached trailers.
(8)
Minimum building coverage: 3.0%.
(9)
Minimum restaurant size: 150 seats.
[Amended 6-12-2000 by Ord. No. 00-10]
(10)
Separation of truck and passenger vehicle building operations.
(11)
All permissible repairs in an enclosed building.
[Amended 12-22-2005 by Ord. No. 05-22]
D.
Essential services.
(1)
In addition to meeting the minimum requirement of the zone where
located, essential services, as defined in this chapter, shall be
subject to the following regulations:
(a)
Such facility shall not be located on a residential street unless
no other site is available and shall be so located as to draw the
minimum of vehicular traffic to and through such streets.
(b)
The location, design and operation of such facilities may not,
to the extent possible, adversely affect the character of the surrounding
area.
(c)
Adequate fences, barriers and other safety devices shall be
provided.
(d)
Buffers, landscaping, berms and similar measures shall be required
by the Approving Board as part of site plan review.
(2)
Such facilities shall be reasonably necessary for the furnishing
of adequate service by such public utilities, the township, other
governmental agencies or private or semiprivate entities if approved
by a municipal agency in furtherance of the public health, safety
and general welfare.
E.
Planned development retail campus.
[Added 6-14-2004 by Ord. No. 04-6]
(1)
A planned development retail campus shall be a permitted conditional
use in the C-2 Zone under the following conditions:
(a)
A minimum tract area of 10 acres.
(b)
A development plan providing for a tract area and individual
lots, unified access and internal drives, shared parking, pedestrian
and vehicular access between uses secured by cross-access easements,
common stormwater management, common landscaping design and an organization
acceptable to the Planning Board that is capable of maintaining common
facilities.
(c)
Public sewer service.
(3)
Minimum lot area and bulk requirements for a planned development
retail campus:
(a)
Minimum lot area: 1.25 acres.
(b)
Maximum impervious coverage: 60%.
(c)
Maximum floor area ratio: 20%.
(d)
Variations in maximum impervious coverage and floor area ratio
are permitted on an individual lot in a planned development retail
campus. The maximum impervious coverage can be increased to 80% provided
the overall impervious coverage in the entire planned development
retail campus is maintained at 60%. The floor area ratio on an individual
lot can be increased to 30%, provided the overall floor area ratio
in the planned development retail campus is maintained at 20%.
(f)
Minimum lot width: 150 feet.
(g)
Maximum height: 45 feet.
(h)
Multiple uses and buildings are permitted on one unsubdivided
property as long as the overall required coverage, floor area ratio
design requirements, and building and parking setbacks to property
boundaries are satisfied.
(4)
Landscaping requirements as per § 11-322F(7).
(6)
Affordable housing requirements as per § 11-318E(15).
F.
Planned development business park.
[Added 6-14-2004 by Ord. No. 04-6]
(1)
A planned development business park shall be a permitted conditional
use in the C-2 Zone under the following conditions:
(a)
A minimum tract area of 20 acres.
(b)
A development plan providing for common vehicular and pedestrian
access, stormwater and soil erosion management, open space and trail
preservation, landscaping and buffers, utilities, solid waste collection,
general signage guidelines, and an organization acceptable to the
Planning Board for maintaining common facilities in a planned development
business park. The development plan shall also provide for the conceptual
layout of individual lots and common facilities with the understanding
that as business park tenants and their specific needs become known
the business park plan can change as permitted by this subsection
of the Code.
(c)
Public sewer service, which the applicant must demonstrate is
available for the property in question.
(2)
Permitted principal uses. Uses permitted in a planned development
business park may include the following:
(a)
Offices for professional and business uses, including, but not
limited to, professional (including legal, engineering and medical
offices), scientific, administrative and executive uses.
(b)
Light manufacturing and assembly uses, including but not limited
to telecommunications, telephone, television, computer hardware and
software components, parts and equipment, pharmaceutical, medical,
scientific and optical instruments, equipment and products; measuring
controlling and testing equipment and radiographic, and/or electronic
apparatus and equipment; filing and labeling fabricated machinery;
metal products; food products; lumber and wood products; plastic,
rubber, stone, clay and glass products.
(c)
Uses engaged in service industries such as the repair and maintenance
of appliances or component parts, tooling, printers, small machine
shops, and shops engaged in repair, maintenance and servicing, but
excluding automobile and truck repair.
(d)
Laboratories and research facilities.
(e)
Uses involving construction industry business such as general
contractors, electrical contractors, plumbing contractors, landscape
contractors and their accessory and incidental offices.
(f)
Hotel and conference centers.
(g)
Restaurants.
(h)
Indoor commercial recreational facilities, including, but not
limited to, tennis centers, sports training facilities, ice skating
rinks, skateboard facilities and similar game and party facilities.
(i)
Equipment and party rental centers.
(j)
Fitness and gym facilities.
(k)
Accessory uses and structures customarily and incidentally related
to a permitted use. Warehouse uses shall be permitted only in association
with the C-2 Zone planned development business park permitted uses.
(3)
Minimum lot area and bulk requirements for a planned development
business park.
(a)
Minimum lot area: two acres.
(b)
Maximum impervious coverage: 50%.
(c)
Maximum floor area ratio: 20%.
(d)
Variations in maximum impervious coverage and floor area ratio
are permitted on an individual lot in a planned development business
park (PDBP). The maximum impervious coverage can be increased to 80%
provided the overall impervious coverage in the PDBP calculated within
common open areas and individual lots equals 50% or less. The floor
area ratio on an individual lot can be increased to 50% provided the
overall total floor area ratio in the PDBP equals 20% or less.
(e)
Maximum building area under one roof: 100,000 square feet.
(f)
Minimum tract buffer setback: 50 feet from residential zone
boundaries.
(h)
Multiple uses and buildings are permitted on one unsubdivided
lot in a planned development business park as long as the overall
impervious coverage is met as provided for in this section and the
building setbacks to lot boundaries are satisfied. No individual lot
needs to front on a public street, and the use of private streets
shall be permitted. The minimum distance between individual buildings
on a lot within the planned development business park shall be 10
feet.
(i)
Minimum lot width: 200 feet.
(4)
Parking in the front shall be discouraged. Any parking located in the front yard shall be screened from any public right-of-way or private road as per Subsection F(7).
(5)
Maximum building height: three stories or 45 feet; hotel: with the
utilization of a peaked roof, building height may be increased to
four stories or 60 feet.
(6)
Hillcrest view restriction. Up to 50% of the hillcrest area identified
for protection can be disturbed in a planned development business
park if an applicant can demonstrate there is no other alternative
design arrangement that can be used to preserve the hillcrest view
area, that specimen and landmark trees are protected and that supplemental
trees can be planted in the planned development business park to soften
the view of a disturbed hillcrest view.
(7)
Landscaping requirements.
(a)
Streetscape: street trees 2 1/2 inches caliper planted
every 40 feet.
(b)
Parking areas in the front yard shall be screened using evergreen,
deciduous and flowering trees and shrubs to create a continuous landscape
strip of a ten-foot minimum width.
(c)
Buffers to residential zone districts:
[1]
The area encompassed in the buffer zone may be utilized for
the purpose of computing lot coverage and yard setbacks.
[2]
Existing trees in the landscape buffer shall be preserved to
the extent practicable. All specimen and landmark trees shall be preserved.
If existing vegetation is insufficient, the landscape buffer shall
be supplemented with new understory plantings of shade-tolerant coniferous
and ornamental trees in naturalistic groupings in order to provide
a complete visual screen.
[3]
Areas void of existing vegetation shall receive landscape treatment,
including berming and planting consisting of groupings of predominantly
evergreen trees, with deciduous and ornamental trees and shrubs for
visual interest and variety.
[a]
Vertically and horizontally meandering berms shall
be incorporated to achieve a natural rolling park-like landscape.
Berms shall be two feet to eight feet in height, averaging five feet.
The width should vary with side slopes of 1 to 5 and 1 to 3, without
adversely affecting natural drainage.
[b]
Berms shall be overlapping where drainage swales
are required to pass through them. The final design must be reflected
upon the drainage plan.
[4]
Berming shall be two feet to eight feet in height and meander
in a naturalistic manner without adversely affecting natural drainage.
[5]
Planting shall consist of evergreen trees of minimum height
six feet to eight feet planted 10 feet on center, shade trees 2 1/2
inches to three inches caliper, flowering trees four feet to five
feet height and shrubs two feet height, planted in naturalistic groupings
of mixed plant varieties and sizes.
(9)
Signage requirements.
(a)
Signs shall either conform to § 11-321 of the Land Development Ordinance or a comprehensive signage manual for the entire business park shall be provided to the Planning Board for its review and approval. A comprehensive sign manual shall include, but not be limited to, standards for ground, wall-mounted, directional and information signs as to their location, design, area, material, texture, colors, height, illumination and typography.
(10)
Refuse collection areas.
(a)
All outdoor refuse containers shall be visually screened within
a durable six-foot or higher noncombustible enclosure, so as not to
be visible from adjacent lots or sites, neighboring properties or
streets. No refuse collection areas shall be permitted between a street
and the front of a building.
(b)
Refuse collection areas should be effectively designed to contain
all refuse generated on site and deposited between collections. Deposited
refuse should not be visible from outside the refuse enclosures.
(c)
Refuse collection enclosures should be designed of durable materials
with finishes and colors which are unified and harmonious with the
overall architectural theme.
(d)
Refuse collection areas should be so located upon the lot as
to provide clear and convenient access to refuse collection vehicles
and thereby minimize wear and tear on on-site and off-site developments.
(e)
Refuse collection areas should be designed and located upon
the lot so as to be convenient for the deposition of refuse generated
on site.
(11)
Screening of exterior mechanical equipment.
(a)
Exterior components of plumbing, processing, heating, cooling,
and ventilating systems (including but not limited to piping, tanks,
stacks, collectors, heating, cooling, and ventilating equipment fans,
blowers, ductwork, vents, louvers, meters, compressors, motors, incinerators,
ovens, etc.) shall not be directly visible from a height of five feet
above any ground or ground-floor elevations at a distance closer than
500 feet to the closest building on any lot.
(b)
Building parapets shall be used to screen roof-mounted mechanical
and electrical equipment. If building parapets do not provide the
required screening, mechanical equipment shall be screened by an unobtrusive
screening device that will appear as an integrated part of the overall
architectural design.
(c)
Any devices employed to screen exterior components of plumbing,
processing, heating, cooling, and ventilating systems from direct
view shall appear as integrated parts of the architectural design
and, as such, shall be constructed of complementary and durable materials
and finished in a texture and color scheme complementary to the overall
architectural design.
(d)
Any exterior components of plumbing, processing, heating, cooling,
and ventilating systems and their screening devices which will be
visible from upper floors of adjacent buildings shall be kept to a
visible minimum, shall be installed in a neat and compact fashion,
and shall be painted such a color as to allow their blending with
their visual backgrounds.
(e)
No exterior components of plumbing, processing, heating, cooling,
and ventilating systems shall be mounted on any building wall unless
they are integrated architectural design features, and in any case
shall be permitted only with the written approval of the Architectural
Review Committee.
(12)
Screening of exterior electrical equipment and transformers.
(a)
Transformers that may be visible from any primary visual exposure
area shall be screened with either plantings or a durable noncombustible
enclosure. Where possible, it is recommended that refuse containers
and transformers be integrated into the same enclosure.
(b)
Transformer enclosures should be designed of durable materials
with finishes and colors which are unified and harmonious with the
overall architectural theme.
(c)
Exterior-mounted electrical equipment shall be mounted on the
interior of a building wherever possible. When interior mounting is
not practical, electrical equipment shall be mounted in a location
where it is substantially screened from public view. In no case shall
exterior electrical equipment be mounted on the street side or primary
exposure side of any building.
(d)
Exterior-mounted electrical equipment and conduits shall be
kept to a visible minimum, where visible shall be installed in a neat
and orderly fashion, and shall be painted to blend with their mounting
backgrounds.
(13)
Stormwater management. The overall plan for drainage and erosion
control for the business park shall provide for common stormwater
control facilities based on best management practices to control drainage
and maintain water quality.
(14)
Architectural guidelines.
(a)
Building massing and form.
[1]
Where applicable, buildings are encouraged to relate the vertical,
horizontal, or nondirectional facade characteristics to the predominant
directional expression of nearby buildings. This emphasis is created
by the arrangement of the structure's door and window openings.
[2]
Employ a variety in building forms to create entry character
and visual interest.
[3]
Building exterior walls shall be visually reduced to human scale
by:
[4]
Avoid long (over two-hundred-foot), unbroken building facades.
Facades with varied front setbacks are strongly encouraged.
[5]
Blank front wall elevations on street frontages should be avoided
through the use of building indentations and architectural details.
[6]
Entries to industrial buildings should portray a quality office
appearance while being architecturally related to the overall building
composition.
[7]
Large plate glass windows are discouraged unless they are broken
with mullions or muttons.
[8]
Mirrored glass or colored metal panels shall not be used for
windows.
[9]
Doorways shall be encased with trim.
[10]
Foundation walls shall not be exposed more than
three feet in height from grade.
(b)
Architectural design standards for large buildings. The following
standards are to be used where a proposed building exceeds 20,000
square feet of gross floor area on any single floor of the building.
[1]
Facades should be articulated to reduce the massive scale and
the monotony of long, unbroken horizontal and vertical planes of large
buildings. Detail features should be crafted to provide visual interest
and pedestrian scale.
[2]
Horizontal facades greater than 100 feet in length shall incorporate
wall plane projections or recesses having a depth of at least 3% of
the length of the facade and extending at least 20% of the length
of the facade. No uninterrupted length of any facade shall exceed
100 horizontal feet.
[3]
Ground-floor facades that face streets or public ways shall
have arcades, display windows, entry areas, foyers, awnings, or other
such features along a minimum of 40% of their horizontal length.
[4]
Vertical variations in rooflines shall be incorporated to add
visual interest and reduce the monotony and mass of large nonresidential
buildings. Roof features should complement the character of surrounding
properties. At least one of the following roof forms shall be incorporated
into the design of each large nonresidential building:
[a]
Sloping roof planes, with an average slope equal
to, or greater than six inches of vertical rise for every 12 inches
of horizontal run;
[b]
Parapets or other architectural devices shall be
incorporated to conceal flat roofs and rooftop mechanical and ventilation
equipment;
[c]
Overhanging eaves, extending no less than 18 inches
past the supporting walls.
[5]
Entryway design elements and variations should give orientation
and pleasing character to the building. Each principal building on
a site shall have clearly defined, highly visible customer entrances.
Large nonresidential buildings shall provide design elements, such
as archways or glass, that will allow for one additional entryway
for every 20,000 square feet of gross floor area on a single floor,
so that the building will have future reuse potential for multiple
commercial or industrial tenants. Entryway design shall include a
minimum of three of the following:
[a]
Canopies or porticos.
[b]
Overhangs.
[c]
Recesses and/or projections.
[d]
Arcades.
[e]
Raised corniced parapets over the door.
[f]
Peaked roof forms.
[g]
Arches.
[h]
Outdoor porticos.
[i]
Display windows.
[j]
Architectural details such as tile work and moldings
which are integrated into the building structure and design.
[k]
Integral planters or wing walls that incorporate
landscaped areas and/or places for pedestrians to sit.
(c)
Materials.
[1]
Building exterior wall materials:
[a]
One dominant material should be selected and expressed
with its own natural integrity. Materials that convey permanence,
substance, timelessness, and restraint are required.
[b]
Low maintenance should be a major consideration.
[c]
Materials shall blend with those existing in the
adjacent area of the center.
[d]
Pre-engineered metal buildings and industrial-type
structures featuring predominantly painted exteriors are prohibited.
Corrugated metal-sided "Butler" type buildings shall not be approved,
unless designed to have an exterior appearance of conventionally built
structures. Exterior surfaces must include either stucco, plaster,
glass, stone, brick, or decorative masonry. Stock, "off-the-shelf"
metal buildings are highly discouraged as primary structures. Metal
buildings should employ a variety of building forms, shapes, colors,
materials and other architectural treatments to add visual interest
and variety to the building. Such treatments should emphasize the
primary entrance to the building or buildings using "dryuit" facades.
All exterior surfaces of metal buildings, which have the potential
of being contacted by vehicles or machinery, should be protected by
the use of landscaped areas, raised concrete curbs, and traffic barriers.
(d)
Color and texture.
(e)
Loading facilities.
[1]
To alleviate the unsightly appearance of loading facilities
for industrial uses, these areas should not be located at the front
of the buildings where it is difficult to adequately screen them from
view. Such facilities are more appropriate at the rear of the site.
[2]
When it is not possible to locate loading facilities at the
rear of the building, loading docks and overhead doors should not
dominate the building frontage and should be screened.
[3]
A combination of elements should be used, including solid masonry
walls, berms, and landscaping. Walls shall be a minimum of six feet
high.
[4]
Where permanent screening is required between a use in the business
park and a residential zone, a screen wall of solid masonry or landscape
screening is preferred.
[5]
The method of screening should be architecturally integrated
with the building in terms of materials, colors, shapes and size.
(15)
Property maintenance. Prior to approval of any project subject
to review under this chapter, the applicant shall enter into an agreement
with the Township to ensure the maintenance of the property, including,
but not limited to, detention facilities and common areas. The agreement
shall be in a form satisfactory to the Township Attorney and may include
but may not necessarily be limited to personal guaranties, deed restrictions,
covenants and bonds. In cases where property is subdivided and sold
separately, a property owner's association or similar permanent entity
should be established as the responsible entity, absent an agreement
by a governmental agency to assume responsibility.