All uses and structures customarily incidental to commercial agriculture shall be permitted accessory uses, including, but not limited to, the use of irrigation pumps and equipment, aerial and ground spraying and seeding, large tractors and other mechanical equipment, farm laborers and the application of chemical fertilizers and products for the control and elimination of insects, pests, weeds, fungus and other substances for the purpose of producing from the land agricultural products such as vegetables, grains, hay, fruits, fibers, potatoes, wood, trees, plants, shrubs, flowers and seeds.

All commercial agriculture uses shall be conducted in conformance with generally accepted agricultural practices as determined and promulgated, from time to time, by Cook College, Rutgers University or the United States Department of Agriculture Soil Conservation District.

All commercial agriculture uses shall be subject to the following requirements:

Commercial agricultural uses may sell agricultural products on a year-round basis from a permanent agricultural stand subject to the following standards:

Commercial dog kennels are permitted as a commercial agriculture use only in the A-100, R-LI, HC, RO/LI, and I-LI Zones and subject to the following standards:

All uses and structures customarily incidental to home agriculture shall be permitted accessory uses, including, but not limited to, the use of irrigation pumps and equipment, aerial and ground spraying and seeding, tractors and other mechanical equipment, farm laborers and the application of chemical fertilizers and products for the control and elimination of insects, pests, weeds, fungus and other substances for the purpose of producing from the land agricultural products such as vegetables, grains, hay, fruits, fibers, potatoes, wood, trees, plants, shrubs, flowers and seeds.

All home agricultural uses shall be conducted in conformance with generally accepted agricultural practices as determined and promulgated, from time to time, by Cook College, Rutgers University or the United States Department of Agriculture Soil Conservation District.

The agricultural stand on the premises shall be subject to the following requirements:

They shall meet the same setback requirements as principal permitted uses for the zone in which they are located.

The size of the utility boxes, and in particular their height, shall be reduced to the smallest size and lowest height permissible by the utility provider.

The exterior material of the utility box shall be such that it allows the utility box to be painted, and the utility box shall be painted forest green (Pantone 17-0230 TPG). Stainless steel utility boxes are prohibited.

A solid screen of evergreen shrubs, hedges and/or trees shall be provided in front of and on the sides of the utility box, and shall be of a sufficient height at planting to fully screen the utility box.

The height of the box is less than 30 inches.

The width of the box is less than 42 inches.

The length of the box is less than 42 inches.

The box is set back at least five feet from the property line.

The box is located at least six feet from another utility box.

If the box exceeds 24 inches in height, width or length, a solid screen of evergreen shrubs with a minimum height of three feet at planting shall be provided in front and to the sides of the box.

The box is painted forest green (Pantone 17-230 TPG).

Where sidewalks exist, no box shall be located between the sidewalk and the curb or edge of pavement of the roadway.

Such uses shall be subject to site plan review and approval.

The Board may impose reasonable requirements on the use, including, but not limited to, off-street parking, landscaping, screening and buffering, depending on the nature of the use and surrounding uses.

Not more than one person in addition to members of the family residing on the premises shall be engaged in such occupation.

The home occupation shall be clearly incidental and subordinate to the use of the dwelling for residential purposes. The maximum area devoted to the home occupation shall be limited to not more than 25% of the gross floor area of the principal building, not including the cellar, or 400 square feet, whichever is smaller.

There shall be no external evidence of the home occupation other than a small sign, as regulated in § 150-37.

Goods, chattels, materials, supplies or items of any kind delivered either to or from the premises in connection with a home occupation shall take place in noncommercial registered vehicles or typical delivery vans with a maximum length of 20 feet.

Any goods or merchandise for sale must be produced on the premises.

There is no external evidence of the home occupation.

There are no retail sales conducted on the site and no clients will visit the site.

There is no sign identifying the home occupation.

Any parking requirement otherwise applicable to that number of units or amount of floor space, as appropriate, as required in § 150-43; and

The permitted density or intensity of use allowable for that building or structure under the applicable zone requirements.

Minimum lot area: 6 acres.

Minimum lot width: 400 feet.

Minimum lot depth: 250 feet.

Minimum front and rear yard setback: 150 feet.

Minimum side yard setback (each): 100 feet.

Maximum building height, exclusive of farm buildings, steeples or domes: 35 feet.

Minimum distance between lot lines and places of outdoor activity such as recreation areas and areas of assembly: 150 feet.

Minimum parking: as specified in § 150-43.

Maximum floor area ratio (FAR): .06.

Maximum impervious coverage: 20%.

On any tract of 20 acres or more in size, lot-averaged development as defined in Article II is permitted. The minimum lot size may be reduced to 40,000 square feet, provided that not less than 70% of the total tract area is devoted to open space.

Lot averaging may take place on contiguous or noncontiguous tracts in the same ownership. Lots that could be developed on one tract can be transferred to the other tract, provided that all tracts are in the A-100 Zone or R-LI Zone.

Maximum density: 25% more than the number of lots that could be developed as shown in a sketch plat of a conventional detached single-family subdivision.

Open space. At least 70% of the tract area shall be permanently deed restricted for open space, as defined in § 150-7. The minimum open space requirement may be located on more than one tract, however, only one residential unit shall be permitted on the deed restricted land regardless of the number of tracts of deed restricted land created. While farmland preservation is the primary goal, a maximum of 25% of the deed restricted preservation area, or 20 acres, whichever is less, may be owned by a homeowner's association and used for common open space as defined in § 150-7, provided that the Planning Board approves the use of the common open space.

Development shall be designed in accordance with the standards of § 150-41E (Site Plan and Subdivision Standards).

Maximum building height: 35 feet or 2.5 stories, whichever is less.

Maximum building envelope size: 40% of the lot area or 20,000 square feet, whichever is less.

Minimum distance between building envelopes: 60 feet.

Minimum distance between a building envelope and a tract boundary or off-site public street: 50 feet.

Minimum distance between a building envelope and any lot line: 10 feet.

Minimum distance between a building envelope and any on-site street: 35 feet.

Minimum distance between a building envelope from the edge of a stream or pond: 100 feet, unless a greater distance is required by flood zone, stream encroachment or wetlands regulations.

Minimum lot area: four acres.

Minimum lot width: 200 feet.

Minimum lot depth: 250 feet.

Minimum front yard depth: 50 feet.

Minimum side yard width: 30 feet.

Minimum rear yard depth: 50 feet.

Maximum building height: 35 feet or 2 1/2 stories, whichever is less.

On any tract of 10 acres or more in size in the R-LI Zone, lot averaged development as defined in § 150-7 is permitted. The minimum lot size may be reduced to 30,000 square feet, provided that not less than 50% of the total tract area is devoted to open space.

Lot averaging may take place on contiguous or noncontiguous lots in the same ownership. Lots that could be developed on one tract can be transferred to the other tract, provided that all tracts are in the A-100 Zone or R-LI Zone.

Maximum gross density: 25% more than the number of lots that could be developed as shown in a sketch plat of a conventional detached single-family subdivision.

Open space. At least 50% of the tract area shall be permanently deed-restricted for open space, as defined in § 150-7. The minimum open space requirement may be located on more than one tract; however, only one residential unit shall be permitted on the deed-restricted land regardless of the number of tracts of deed-restricted land created. While farmland preservation is the primary goal, a maximum of 25% of the deed-restricted preservation area, or 20 acres, whichever is less, may be owned by a homeowners' association and used for common open space as defined in § 150-7, provided that the Planning Board approves the use of the common open space.

Development shall be designed in accordance with the standards of § 150-41E (Site Plan and Subdivision Standards).

Maximum building height: 35 feet or 2.5 stories, whichever is less.

Maximum building envelope size: 40% of the lot area or 15,000 square feet, whichever is less.

Minimum distance between building envelopes: 60 feet.

Minimum distance between a building envelope and a tract boundary or off-site public street: 50 feet.

Minimum distance between a building envelope and any lot line: 10 feet.

Minimum distance between a building envelope and any on-site street: 35 feet.

Minimum distance between a building envelope from the edge of a stream or pond: 100 feet, unless a greater distance is required by flood zone, stream encroachment or wetlands regulations.

Minimum lot area: four acres.

Minimum lot width: 200 feet.

Minimum lot depth: 250 feet.

Minimum front yard depth: 50 feet.

Minimum side yard width: 30 feet.

Minimum rear yard depth: 50 feet.

Maximum building height: 35 feet or 2 1/2 stories, whichever is less.

On any tract of 10 acres or more in size, lot-averaged development as defined in Article II is permitted. The minimum lot size may be reduced to 20,000 square feet, provided that not less than 70% of the total tract area is devoted to open space.

Lot averaging may take place on contiguous or noncontiguous lots in the same ownership. Lots that could be developed on one tract can be transferred to the other tract, provided that the developed tract is located in the RLD-3 Zone and the other tract(s) are located in either the A-100, RLD-3 or R-LI Zone. The maximum number of lots that can be transferred shall not exceed the number of lots that could be developed under the zoning requirements in the sending zone.

Maximum gross density: one unit per three acres.

Development location. Residential lots should be located within the potential development area shown on Map IV-l of the Cranbury Township Master Plan. See § 150-41E (Site Plan and Subdivision Standards).

Open space. At least 70% of the tract area shall be permanently deed restricted for open space, as defined in § 150-7. The minimum open space requirement may be located on more than one tract, however, only one residential unit shall be permitted on the deed restricted land regardless of the number of tracts of deed restricted land created. While farmland preservation is the primary goal, a maximum of 25% of the deed restricted preservation area, or 20 acres, whichever is less, may be owned by a homeowner's association and used for common open space as defined in § 150-7, provided that the Planning Board approves the use of the common open space.

Minimum lot width: 100 feet.

Minimum lot depth: 150 feet.

Minimum front yard: 40 feet.

Minimum side yard width: 20 feet.

Minimum rear yard depth: 40 feet.

Maximum building height: 35 feet or 2.5 stories, whichever is less.

Clothing, personal furnishings and accessories, and shoe stores.

Music and book stores.

Stationery stores.

Antiques stores.

Camera and photographic supply stores.

Gift, novelty and souvenir stores.

Jewelry and watch stores.

Luggage and leather goods stores.

Stores selling sporting and recreational goods and supplies.

Furniture and home furnishing stores.

Drapery and curtain stores.

Florists.

Retail bakery store.

Grocery stores, fruit and vegetable markets, candy, nut and confectionery stores, meat and fish stores.

Beauty shops or barbershops, and nail salons.

Laundry and dry cleaning pickup or dropoff centers.

Travel agencies.

Art galleries.

Pharmacies.

Tailors.

Establishments selling and servicing electronic goods and appliances.

The car wash facility shall adhere to the area and bulk regulations for the HC Highway Commercial District as set forth in § 150-20E.

No parking area, driveway aisle, loading area or outdoor working area shall be located within 15 feet of a front or rear property line, or within 20 feet of a side property line. Within these setbacks to the side or rear of the property, a landscaped buffer of at least 10 feet in width shall be provided for screening proposes.

All mechanical car wash facilities shall be located within an enclosed building whose entry shall not face the front property line, and shall be capable of being locked and secured during hours when the facility is closed.

The entrance into the car wash building faces a residential use or zone; the entrance to the car wash, including the portion where cars are vacuumed or prepared prior to entry into the building, shall be screened by means of an opaque fence or wall of at least six feet in height with landscaping adjacent to the property.

All outdoor cleaning equipment, including vacuum cleaners, buffers, steam cleaners, compressor air hoses and the like, shall be located in the side or rear yard, and, if provided, the applicant shall provide evidence that the state noise standards shall be adhered to.

Only hand-drying of vehicles shall be permitted in the front yard. A maximum of four spaces per mechanical car wash lane may be provided in the front yard for this purpose.

A double row of vehicular stacking spaces shall be provided behind the entrance to the car wash building with space for no fewer than eight vehicles per lane. No part of the stacking lane shall be permitted in the front yard.

Additional off-street parking spaces shall be provided for employees on maximum shift, as well as for the storage of vehicles that are undergoing treatment of a longer duration, such as detailing. Additionally, two parking spaces shall be provided for each self-service vacuum position.

All wash water generated from the car wash, including that which is generated outside the car wash building, shall be contained within a spill containment pad to prevent run-on of stormwater from adjacent paved areas, and shall be collected via a drain system which discharges into the sewer system. A water recycling system to reuse the rinse water shall be included in the facility.

No outdoor public address system, bells, or music shall be permitted.

The hours of operation shall be limited to 7:00 a.m. until 8:00 p.m. Monday through Friday and 7:00 a.m. until 6:00 p.m. Saturday and Sunday.

Two drive-through lanes shall be provided, one for stacking and the other as a bypass lane.

Each drive-through lane shall be a minimum of nine feet wide, and the drive-through stacking lane shall allow for the continuous stacking of eight vehicles (a total length of 160 feet) without blocking or encroaching upon entry or exit driveways, or driveway aisles used for access into or out of parking stalls.

In addition to the drive-through lanes, parking stalls be provided at a ratio of one space per 150 square feet, and with no fewer than 20 spaces in total.

No fuel pump shall be located less than 35 feet from any public right-of-way or property line.

At least two driveways shall be provided, at least 18 feet wide and no more than 30 feet wide, and located not less than 20 feet from any adjoining property or corner of an intersecting public street. Such driveways shall be separated by a distance of at least 100 feet measured from the center line of each driveway. No more than two curb cuts may be permitted per street frontage, and no more than three curb cuts on corner lots.

No servicing, repair, auto body work, automobile sales, towing or any other automobile-related activities shall be permitted except for the sale of automobile accessories, such as oil or window washer fluid and the provision of one or more air pumps.

No overnight parking shall be permitted.

A canopy may be provided over the fuel service area, but such canopy shall contain only one sign or logo.

Canopy illumination, if any, shall be limited to recessed lights installed underneath the canopy. Any such lights shall be directed downward and shall employ cutoff shield to minimize glare, nuisance to adjacent property owners, and sky glow. Average light levels underneath the canopy shall not exceed five footcandles, nor shall any light levels at the property line exceed 0.1 footcandle.

For a fuel service station, only one freestanding sign shall be permitted, which may include price information, and shall not exceed 60 square feet in area or 20 feet in height and shall not be located closer than 20 feet from any public right-of-way. If the site has frontage on a second public street, a second freestanding sign may be provided, subject to the same dimensional limitations and setback requirements.

One wall sign on any convenience store or accessory fuel service station building shall be permitted per street frontage, and shall not exceed 40 square feet in area.

No storage or display of any kind shall be permitted outdoors.

A curbed, landscaped area, at least 15 feet in width, shall be installed and maintained and shall extend along all front, side and rear property lines.

Off-street parking for fuel service stations shall be provided at a ratio of one space for each two pumps and a minimum of four spaces. This shall be in addition to the parking that may be required for a convenience store pursuant to Subsection C(3)(m) below if the fuel service station is located on the same property as the convenience store.

No convenience store shall exceed one story or 24 feet or have a floor area which exceeds 6,000 square feet.

Off-street parking for the convenience store shall be provided at a ratio of one space for each 150 square feet of floor area. This shall be in addition to the parking that may be required for a fuel service station pursuant to Subsection C(3)(k) above if the convenience store is located on the same property as the fuel service station.

One truck-loading space at least 10 feet wide by 50 feet long with a height clearance of 14 feet shall be provided for the convenience store and shall be located to the rear of the store. To the extent necessary to block views of the loading area from the street, a fence, wall, plantings or a combination thereof shall be provided to shield views of such loading space.

A standalone convenience store may have a freestanding sign of the same dimensions, height and location as that permitted by a fuel service station. However, if both uses are located on the same property, the convenience store may have a second such freestanding sign, provided the total area of the two signs does not exceed 100 square feet.

Such establishments shall meet the bulk requirements for the HC Zone, a variance from which shall be deemed to be a d(3) variance pursuant to N.J.S.A. 40:55D-70d(3).

All service, repair work, cleaning or other automotive-related services shall be performed in a fully enclosed building.

No repair bay shall face a public street.

No towing or automotive sales shall be permitted on the premises.

All overnight parking of vehicles shall be confined to the rear yard and screened from view by buildings or solid fences or landscaping.

Off-street parking in the amount of 10 spaces per service bay shall be provided, but in no case shall fewer than 20 off-street parking spaces be provided.

A curbed landscaped area at least 15 feet in width shall be installed and maintained along all front, side and rear property lines.

No more than one monument sign and one wall sign shall be permitted, the size and location of which shall adhere to the standards set forth for signs in the HC Zone, and no other signs, sandwich boards or displays or shall be permitted, temporarily or otherwise, on the premises.

Such establishments shall meet the bulk requirements for the HC Zone, a variance from which shall be deemed to be a d(3) variance pursuant to N.J.S.A. 40:55D-70d(3).

All service and repair work, or any other related services, shall be performed within a fully enclosed building.

A curbed landscaped area of at least 25 feet in depth shall be provided along the front property line, and shall not be used for the display or storage or boats or vehicles.

For one-story buildings: 0.30.

For two- or three-story buildings: 0.40.

The maximum impervious lot coverage shall be 60% utilizing standard impervious paving techniques for all paved surfaces. However, alternative porous paving systems that provided stormwater infiltration and storage may be used to attain a total lot coverage of 75% with no more than 60% of the lot coverage being impervious surfaces and up to a maximum of an additional 15% of the lot coverage being pervious paving surfaces.

Only pavers over a pervious base or turf blocks, both of which are suitable for lesser-used areas, such as overflow parking areas and emergency or maintenance access roads, shall be counted as pervious surfaces towards the allowable additional 15% of lot coverage above the maximum sixty-percent standard impervious paving. An approved maintenance plan incorporating best management practices shall be required upon approval.

The maximum impervious lot coverage shall be 60% utilizing standard impervious paving techniques for all paved surfaces. However, alternative porous paving systems that provided stormwater infiltration and storage may be used to attain a total lot coverage of 75%, with no more than 60% of the lot coverage being pervious paving surfaces.

Only pavers over a pervious base or turf blocks, both of which are suitable for lesser-used areas, such as overflow parking areas and emergency or maintenance access roads, shall be counted as pervious surfaces towards the allowable additional 15% of lot coverage above the maximum sixty-percent standard impervious paving. An approved maintenance plan incorporating best management practices shall be required upon approval.

Single-family attached dwellings, including townhouses and duplexes, but restricted to one- and two-bedroom units only.

Apartments, restricted to one- and two-bedroom units only.

Professional offices.

Retail and service establishments, including personal service businesses and specialized and convenience retail, including but not limited to drugstores, banks and financial services, bakeries, delis, beauty shops, nail salons, tanning salons, laundries, dropoff-only dry cleaners, gift stores, florists, takeout food, and clothing and shoe repair; but only on the ground floor of buildings located on that portion of the parcel within 200 feet of the right-of-way of Old Trenton Road.

Residential apartments restricted to one- and two-bedroom units only, located on the second floor over the retail and service uses as set forth in § 150-22B(2)(a) above.

Minimum lot area: two acres.

Minimum street frontage: 200 feet.

Minimum lot depth: 250 feet.

Minimum setback from a public street: 25 feet.

Minimum setback from other buildings on the same lot:

Minimum setback from internal driveways: 15 feet.

Minimum setback to parking: 10 feet.

Maximum building coverage: 10%.

Maximum impervious coverage: 50%.

Maximum building height: two stories and 25 feet for residential buildings; 28 feet for offices.

Maximum residential density: four dwelling units per acre.

Maximum floor area ratio (FAR): 0.15.

Maximum number of residential units per structure: four for single-family attached units, eight for apartments.

Accessory buildings shall have the same setbacks as principal buildings but shall not exceed one story or 15 feet in height, whichever is the lesser.

Minimum lot area: 10 acres for entire tract.

Maximum lot area devoted to mixed use (retail ground floor, apartment above): three acres.

Minimum street frontage for mixed use: 400 feet along Old Trenton Road.

Minimum lot depth for mixed use: 250 feet.

Minimum setback from Old Trenton Road for mixed use: 15 feet.

Maximum setback from Old Trenton Road for mixed use: 30 feet.

Minimum side yard setback for mixed use: 25 feet.

Minimum setback from internal streets for mixed use: 15 feet.

Maximum building coverage for mixed use: 25%.

Maximum impervious coverage for mixed use: 65%.

Maximum building height for mixed use: two stories, 28 feet.

Maximum density, for residential portion of the mixed use only: seven units per acre, but not more than 20 units.

Maximum floor area ratio (FAR) for retail portion of the mixed use only: 0.25, but not more than 30,000 square feet of retail floor area in total.

For the remaining part of the site not utilized for the mixed use, development per § 150-22D(1) shall apply.

Stores providing retail goods and services including the following types of uses:

General, professional and medical office, including offices on the second floor over retail uses.

Retail shopping centers, combining a number of retail establishments permitted in the zone, with or without second floor offices.

Commercial recreation uses such as gyms, health clubs, driving ranges, outdoor playing fields, hockey rinks or bowling alleys.

Business services.

Hotels and inns.

Wholesale, storage and contractors.

Accessory uses and accessory buildings customarily incidental to the above uses and located on the same lot.

For office development: maximum thirty-five-percent lot coverage. No additional coverage shall be granted for pervious paving.

For retail development and for mixed-use developments combining office and retail, maximum impervious lot coverage is 60% with standard, impervious paving techniques, as follows:

Conference hotel/motel centers.

Restaurants, including outdoor dining areas as an accessory use to the restaurant, subject to the requirements of § 150-39.

Wholesale and warehouse storage facilities.

Minimum lot area: 10 acres.

Maximum floor area ratio:

Minimum street frontage: 400 feet.

Minimum front yard depth: 75 feet.

Minimum side yard width: 50 feet.

Minimum rear yard depth: 50 feet.

Parking. Not more than 25% of all required parking facilities shall be located in the minimum required front yard. Parking in excess of 25% of the required parking facilities may be located between the required minimum front yard setback line and the building, provided the building is set back further than the required minimum front yard setback line. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of § 150-57.

Impervious surfaces in the aggregate shall not cover more than 50% of the lot.

Maximum building height: 40 feet.

Minimum lot area: three acres.

Maximum floor area ratio (FAR): 0.18 for a one-story building and 0.25 for a multistoried building.

Impervious surfaces in the aggregate shall not cover more than 50% of the lot.

Minimum street frontage: 300 feet.

Minimum front, side and rear yards: 50 feet.

Maximum building height: 40 feet.

Parking: Not more than 25% of all required parking facilities shall be located in the minimum required front yard. Parking in excess of 25% of the required parking facilities may be located between the required minimum front yard setback line and the building, provided the building is set back further than the required minimum front yard setback line. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of § 150-57.

Minimum park area: 50 acres in contiguous parcels.

Minimum lot area within a planned park: five acres.

Minimum park width: 400 feet.

Minimum lot frontage: 250 feet.

Maximum floor area ratio:

Buildings, lots, yards and setbacks shall conform to the site plan standards as provided in § 150-41I The following minimum setbacks shall be provided:

Parking: Not more than 25% of all required parking facilities shall be located in the minimum required front yard. Parking in excess of 25% of the required parking facilities may be located between the required minimum front yard setback tine and the building, provided the building is set back further than the required minimum front yard setback line. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of § 150-57.

Maximum building height: 65 feet.

Impervious surfaces in the aggregate shall not cover more than 50% of the lot.

Recreation facilities. On-site recreation facilities to service the needs of all industrial park employees and their visitors shall be provided. These facilities may include but are not limited to the following outdoor activities: basketball and tennis courts, volleyball courts, racquetball courts, bicycle paths, jogging trails and exercise equipment, picnic and sitting areas, softball fields, including backstops and benches and soccer fields.[1]

The center shall be permitted only in a planned industrial park development.

Minimum lot area: seven acres.

Minimum lot width: 300 feet.

Minimum lot frontage: 300 feet.

Front yard, side yards and rear yard. Minimum yard requirements shall conform to the yard requirements established for planned industrial park developments.

Maximum floor area ratio: 0.25.

Impervious surfaces in the aggregate shall not cover more than 50% of the lot.

Maximum building height: 65 feet.

Other conditions. Any motel or hotel conference center shall contain a minimum of 20 units of accommodations, exclusive of any permanent on-site superintendent's living quarters, and shall contain a minimum of 3,000 square feet of meeting rooms.

Restaurants shall be permitted only in a planned industrial park development.

Maximum permitted floor area ratio (FAR):

Impervious surfaces, in the aggregate, shall not cover more than 60% of the lot.

Minimum lot frontage: 150 feet.

Minimum front yard depth: 65 feet.

Minimum side yard width: 20 feet.

Minimum rear yard depth: 30 feet.

Maximum building height: 35 feet.

Outdoor dining areas provided as an accessory use to a restaurant shall be subject to the requirements of § 150-39.

Such facilities shall be within completely enclosed buildings.

No loading dock or service area may be on or visible from any street frontage. Provisions for handling all freight shall be on those sides of the any buildings which do not face on any street or proposed street.

Rear and side yards shall be landscaped so as to provide an effective screen, at time of planting, to obscure from view at ground level the permitted use from adjoining primary uses of a dissimilar nature.

The exterior design of all warehouse and storage buildings shall be designed in accordance § 150-41I.

Conference hotel/motel centers.

Restaurants, including outdoor dining areas as an accessory use to a restaurant subject to the requirements of § 150-39.

Wholesale and warehouse storage facilities.

Minimum lot area: five acres.

Maximum floor area ratio:

Minimum street frontage: 250 feet.

Minimum front yard depth: 75 feet.

Minimum side yard width: 50 feet.

Minimum rear yard depth: 50 feet.

Parking. Not more than 25% of all required parking facilities shall be located in the front yard. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of § 150-57.

Impervious surfaces in aggregate shall not cover more than 50% of the lot.

Maximum building height: 60 feet.

Minimum lot area: three acres.

Maximum floor area ratio (FAR): 0.18 for a one-story building and 0.25 for a multistoried building.

Impervious surfaces in the aggregate shall not cover more than 50% of the lot.

Minimum street frontage: 300 feet.

Minimum front, side and rear yards: 50 feet.

Maximum building height: 60 feet.

Parking. Not more than 25% of all required parking facilities shall be located in the front yard. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of § 150-57.

Minimum park area: 50 acres in contiguous parcels.

Minimum lot area within a planned park: five acres.

Minimum park width: 400 feet.

Minimum lot frontage: 250 feet.

Maximum floor area ratio:

Buildings, lots, yards and setbacks shall conform to the site plan standards as provided in § 150-41I. The following minimum setback standards shall be provided:

Parking. Not more than 25% of all required parking facilities shall be located within the required minimum front yard depth. No parking shall be located nearer than 25 feet to any property line or street right-of-way line. All parking and service areas shall be screened from the view of streets in accordance with the requirements of § 150-57.

Maximum building height: 65 feet.

Impervious surfaces in the aggregate shall not cover more than 55% of the lot.

Recreation facilities. On-site recreation facilities to service the needs of all industrial park employees and their visitors shall be provided. These facilities may include but are not limited to the following outdoor activities: basketball and tennis courts, volleyball courts, racquetball courts, bicycle paths, jogging trails and exercise equipment, picnic and sitting areas, softball fields, including backstops and benches, and soccer fields.

The center shall be permitted only in a planned industrial park development.

Minimum lot area: seven acres.

Minimum lot width: 300 feet.

Minimum lot frontage: 300 feet.

Front yard, side yard and rear yard. Minimum yard requirements shall conform to the yard requirements established for planned industrial park developments.

Maximum floor area ratio: 0.25.

Impervious surfaces in the aggregate shall not cover more than 50% of the lot.

Maximum building height: 65 feet.

Other conditions. Any motel or hotel conference center shall contain a minimum of 20 units of accommodations, exclusive of any permanent on-site superintendent's living quarters, and shall contain a minimum of 3,000 square feet of meeting rooms.

Restaurants shall be permitted only in a planned industrial park development.

Maximum permitted floor area ratio (FAR):

Impervious surfaces, in the aggregate, shall not cover more than 60% of the lot.

Minimum lot frontage: 150 feet.

Minimum front yard depth: 65 feet.

Minimum side yard width: 20 feet.

Minimum rear yard depth: 30 feet.

Maximum building height: 35 feet.

Such facilities shall be within completely enclosed buildings.

No loading dock or service area may be on or visible from any street frontage. Provisions for handling all freight shall be on those sides of any buildings which do not face on any street or proposed streets.

Rear and side yards shall be landscaped so as to provide an effective screen, at time of planting, to obscure from view at ground level the permitted use from adjoining uses of a dissimilar nature.

The exterior design of all warehouse and storage buildings shall be designed in accordance with § 150-41I.

The function and visual relationship between dwelling units and adjacent existing developments.

Orientation of buildings so as to take advantage of passive solar heating and summer breezes while minimizing exposure to winter winds.

Pedestrian walkways which are linked to off-site walkway networks.

Minimization of glare, noise and visual intrusion of parking lots to external roadways and adjacent properties through grading, berms and/or plantings.

Buildings of different architectural styles shall be made compatible by such means as screens, sight breaks and materials.

Attractive landscape transition to adjoining properties shall be provided.

Harmony in texture, lines, scale, materials and masses is required. Monotony shall be avoided.

Architectural style is not restricted. Evaluation of the appearance of a project shall be based on the quality of its design and relationship to surroundings.

Colors shall be harmonious and shall use only compatible accents.

Building components such as windows, doors and eaves shall have good proportions and relationships to another.

The function and visual relationship between dwelling units and adjacent existing developments.

Orientation of buildings so as to take advantage of passive solar heating and summer breezes while minimizing exposure to winter winds.

Pedestrian walkways which are linked to off-site walkway networks.

Minimization of glare, noise and visual intrusion of parking lots to external roadways and adjacent properties through grading, berms and/or plantings.

Front: 75 feet.

Side (adjacent residential): 75 feet.

Side (adjacent nonresidential): 75 feet.

Rear: 60 feet.

Front: 40 feet.

Side (adjacent residential): 60 feet.

Side (adjacent nonresidential): 15 feet.

Rear: 15 feet.

Where buildings are the closest structures to the side or rear property lines, the following minimum buffer area shall be provided:

Where parking, driveways or active recreation areas are located closer to the property line than buildings, the following minimum buffer areas shall be provided:

Such buffer shall consist of shrubs and trees, and may be supplemented by fencing or berms, the primary purpose of which shall be to screen parking and driveways and active recreational areas from the adjacent property.

Minimization of glare, noise and visual intrusion of parking lots to external roadways and adjacent properties through grading, berms and/or plantings.

The function and visual relationship between dwelling units and adjacent existing developments.

Orientation of buildings so as to take advantage of passive solar heating and summer breezes while minimizing exposure to winter winds.

Pedestrian walkways which are linked to off-site walkway networks.

Minimization of glare, noise and visual intrusion of parking lots to external roadways and adjacent properties through grading, berms and/or plantings.

Density. The maximum gross density for single-family detached market rate housing units shall be one unit per six acres.

If a minimum of 20% (subject to reduction to account for applicable County, State or federal regulatory constraints, but in no event less than 19% of the site area is set aside and dedicated to the Township or an agency of the Township for housing affordable to lower income households, then the remainder of the tract may be developed for single-family housing in accordance with the following standards:

The building design and setback requirements of the affordable housing shall be compatible with and complementary to the market housing on the site.

A precise description of the interest being transferred.

The obligations to be assumed by the transferee.

Abstract of any agreement entered into between the transferor and the transferee, signed by all parties.

An agreement that the transferee agrees to be bound by all of the applicable provisions of prior Planning Board approvals.

Such other information as may be required by the Planning Board.

In the event that the organization created for open space management shall, at any time after the establishment of a planned development, fail to maintain the common open space or recreation area in reasonable order and safe condition in accordance with the approved development plan, the Township may serve written notice upon such organization or upon the owners of the development setting forth the manner in which the organization has failed to maintain said areas in reasonable condition, and said notice shall include a demand that such deficiencies of maintenance or safety be cured within 35 days thereof and shall set the date and place of a hearing thereon, which shall be held within 15 days of the notice. At such hearing the Township may modify the terms of the original notice as to the deficiencies and may give an extension of time, not to exceed 65 days, within which they shall be cured.

If the deficiencies set forth in the original notice or in modifications thereof fail to be cured within said 35 days or any approved extension thereof, the Township, in order to preserve the open space, may enter upon and maintain such land for a period of one year. Said entry and said maintenance shall not vest in the public any rights to use the open space and recreation areas except when the same is voluntarily dedicated to the public by the owners.

Before the expiration of said year, the Township, on its own initiative or upon the request of the organization therefore responsible for the maintenance of said areas and upon 15 days' written notice to such organization and to the owners of the development, shall call a public hearing to be held by the Township, at which hearing such organization and owners of the development shall show cause why such maintenance by the municipality shall not, at the discretion of the Township, continue for another year. Upon determining that such organization is ready and able to maintain said open space and recreation areas in reasonable condition, the Township shall cease to maintain said open space and recreation areas at the end of said year. If the Township shall determine that such organization is not ready and able to maintain said open space and recreation areas in a reasonable and safe condition, the Township may, in its discretion, continue to maintain said open space and recreation areas during the next succeeding year and, subject to a similar hearing, make the appropriate determination in each year thereafter. The decision of the Township in any such case shall constitute a final administrative decision, subject to judicial review.

The cost of such maintenance by the Township in each instance shall be assessed pro rata against those properties within the development that have a right of enjoyment of the open space in accordance with the assessed value of such properties at the time of imposition of the lien, and such assessment shall become a lien and tax on said properties and be added to and be a part of the taxes to be levied and assessed thereon and enforced and collected with interest by the Township in the same manner as other taxes.

Not more than 25% of the certificates of occupancy shall be granted until all the common facilities, as indicated on the final plan of a development application, including recreational facilities, buildings and landscaping shall be completed.

If a development is proposed to be phased in several sections, installation or construction of common facilities shall meet the following schedule, to the extent possible:

Major arterial: 200 feet.

Minor arterial: 125 feet. (See note at the end of this section for exceptions to the minimum setback in certain situations.)

Not closer than 125 feet to a major arterial.

Not closer than 25 feet to a minor arterial except as provided in note at the end of this section.

The 20 and 30 feet are the minimum and maximum front yard setbacks, respectively. It is the intent of this provision to encourage a variety of setbacks throughout the development.

No accessory structure shall be located between the front building line and the front lot line.

On lots with semidetached and zero lot line houses, one side yard may be reduced to zero if the remaining side yard is increased to 30% of the lot width. On lots where the garage is attached to the garage on the neighboring lot, one side yard may be reduced to zero and the remaining side yard shall be not less than 15% of the lot width. Bow windows, bay windows and chimneys are permitted to intrude into the minimum side yard requirement.

Detached garages, decks and patios are treated as accessory structures. Attached garages shall meet the setback requirements of a principal building.

Porches that are at least five feet deep shall not be deemed to intrude into the minimum front, side and rear yard requirements provided that they remain at least five feet from the nearest property line.

First 5,000 square feet lot area: 60%.

Next 1,000 square feet lot area: 30%.

Area in excess of 6,000 square feet: 20%.

The maximum floor area ratio (FAR) permitted on any lot shall be 0.40 except that no house shall be permitted to be greater than 3,000 square feet regardless of the lot size.

At least 25% of all housing units shall be 1,500 square feet or less, exclusive of garage space. Other than the required 25% 1,500 square feet or smaller, no house shall be required by the Planning Board to be less than 2,250 in gross floor area.

The maximum FAR and maximum building size shall include the floor area of garage(s) except as excluded in Subsection C(6)(b) above.

Not more than 60% of the net floor area of the first floor shall be on the second level. Net floor area of the first floor is defined as the gross floor area of the first floor minus the floor area of any attached garage(s).

The design should be based on a traditional grid plan as opposed to a curvilinear type subdivision.

Alleys, where provided, shall be used to provide rear lot service and garage access. No public utilities shall be located in the alleys. Sidewalks and curbing shall not be required along alleys by the Planning Board unless curbing is recommended by the Township Engineer for drainage purposes. Alleys shall be owned and maintained by the homeowners association or other private entity established to own and maintain the private facilities in the development.

A new collector road connection shall be constructed at the developer's expense between Old Trenton Road and Cranbury Road in approximately the location shown on the plan as part of Phase 1 and shall be completed before the first certificate of occupancy is issued for a residential unit. The new road shall be designed and constructed so as to minimize any impact from headlights on existing residences.

There shall be a pedestrian/bicycle connection between Farmstead Way and the development street system and extending to Old Trenton Road with appropriate curb cuts for bicycles. The bicycle path shall be designed in accordance with NJDOT standards.

Collector street should have thirty-four-foot pavement widths and minor access streets, twenty-eight-foot widths, both with fifty-foot rights-of-way. Alley shall have eighteen-foot pavement widths and twenty-two-foot rights-of-way.

Sidewalks and curbs shall be constructed on both sides of all streets.

To the extent possible, the pedestrian/bicycle system shall be integrated into the linear park system.

The open space system shown on the Concept Plan showing linear and large central open spaces, as well as smaller and more intimate spaces shall be retained, to the extent possible, in the design of the development.

The proposed low and moderate income housing units shall front on Cranbury Road. Their bulk and area requirements are not governed by this amendment and shall be determined separately by the Planning Board and Township Committee. The applicant shall deed to the Township, at no cost to the Township, the area designated for low and moderate income housing at the time of final approval of the PQ or at such subsequent time as determined by the Planning Board.

The site for the low and moderate income housing shall be a vacant, developable site, including curbs, sidewalks, and water and sewer service extending the length of Cranbury Road from its intersection with the "new road" to Block 20, Lot 14, and stub outs. Site stormwater drainage shall be designed to include the stormwater runoff from the low and moderate income housing site. In the event that some or all of the improvements are not installed at the time the site is to be turned over to the Township, because of the impracticality at the time of such turnover, the Township may require that the improvements be bonded in the same manner as other improvements are bonded in accordance with applicable Township ordinances or contributions made in lieu of bonding.

As shown on the Concept Plan which is part of this agreement, deeper lots and buffering treatment shall be provided for the lots along Old Trenton Road.

As part of the settlement, a variety of housing types shall be provided. These should include traditional houses with porches and architectural features extant in the Historic Village of Cranbury. The Planning Board will be looking for attractive streetscapes, appropriate housing scales and treatment of attached garages to minimize their visual impact. Where lots are served by alleys, access to garages shall be from the alleys.

Covenants, easements and deed restrictions are required, depending on the proposed type of ownership and management. These shall be reviewed and approved by the Planning Board attorney and by the Planning Board.

The homeowner's association, or whatever type of management structure is established for the maintenance of public and common open space, shall also be responsible for the maintenance of lawns, landscaping, fences and facades of all buildings, including fee simple residences.

Location, design, installation, construction, maintenance and control of fences, lighting, public and private landscaping (including street trees), community buildings and related parking, bikeways and pathways shall be addressed in the subdivision plan submitted for preliminary approval.

All engineering details shall be approved by the Township Engineer. The completed subdivision plan, consistent with the requirements of the Township Land Development Chapter, shall be submitted to the Township Planning Board for its review and action. As part of its review, the Planning Board shall determine the possible impact of the development on neighboring residences. These impacts shall include noise, light, outdoor storage, drainage, traffic, privacy and similar impacts. As part of its review and approval, the Planning Board shall require, pursuant to applicable law, steps and measures to mitigate any possible adverse impacts from the development on surrounding properties.

Street names shall be approved by the Cranbury Historical and Preservation Society.

Widening the paved cartway of the roadway, including the provision of turn lanes or acceleration or deceleration lanes.

The provision of curbs along the roadway edge.

The provision of sidewalks, street lighting fixtures or shade trees.

Requiring or undertaking the realignment of any portion of the roadway.

Increasing the posted speed limit along the roadway.

Unnecessarily requiring or undertaking the removal of mature trees and vegetation within the right-of-way.

The following improvements within the right-of-way are not discouraged: roadway striping for bike lanes, addition of bike lanes or the widening of the paved cartway to add separate bike lanes and the addition of appropriate signage related thereto.