Family day-care homes as defined in N.J.S.A. 40:55D-66.5 and they are to be licensed or registered to the extent required by the laws and regulations of the State of New Jersey.

The standards for said homes shall be the same as for single-family dwelling units located in the same district, in accordance with the New Jersey Municipal Land Use Law, N.J.S.A. 40:55D-66.5b, as amended.

Family day-care homes are to be considered as home occupations, and as such, shall not be subject to more stringent restrictions than exist or apply to all other home occupations in the particular residential district in which the family day-care home is located.

All grading shall be done in such a way as to not result in any adverse effects to adjacent properties. The plan shall not increase the amount of water which drains onto adjoining lots. For properties where a drainage problem already exists, the drainage plan shall reduce the impact on adjoining tracts to the greatest extent possible by causing the surface water to drain to nearby streets, into approved drainage facilities or into other accepted devices. All lots shall be graded to direct surface water runoff away from structures and toward the frontage road or other defined drainage paths.

Lawn areas shall be sloped away from the buildings and structures at a minimum of 5% for the first 10 feet from a foundation wall. A minimum slope of 1% should be maintained in all other lawn areas. A minimum slope of 2% shall be maintained for all swales. Swales are normally placed at the edge of both lots so that water will flow from the back of the house to the curb. Water also may be directed to flow on neighboring lots where easements are applicable to the curb or to the source where the water will be discharged.

All slopes shall be no greater than 3:1.

Driveway grades shall not exceed 10%.

No grading shall occur within five feet of a property line unless necessary to direct drainage off the site and into acceptable drainage facilities in accordance with these standards. When an applicant proposes to grade over an adjoining property line, written permission/agreement from the adjoining property owner must be obtained and a waiver from the minimum requirements must be obtained from the Township Engineer. Where an applicant proposes to grade over an adjoining property line, written permission in the form of a written agreement for easement shall be recorded in the Gloucester County Clerk's Office, from the adjoining property or developer, and a copy shall be filed with the Construction Office of the Township of Elk.

The top of any excavation of slope shall be no closer than five feet to an adjoining property and shall not provide for water runoff to the adjoining property unless an agreement shall have been provided as indicated under Subsection M(5)(e).

No driveway shall be within 10 feet of any property line unless such driveway is shared by an adjacent house.

No driveway shall be constructed in such a way as to create a drainage problem on an adjacent property or onto the Township road.

Driveways shall enter the street or road right-of-way at an angle between 75º and 105º.

The portion of the driveway between the edge of the existing road pavement of the Township street and the right-of-way line will be paved by the landowner applicant with a minimum pavement thickness of 2 1/2 inches of FABC-2 and six inches of quarry blend. The Township Engineer shall have the discretion to permit an equivalent alternative to the six inches of quarry blend.

Any curb opening shall be properly reconstructed to the satisfaction of the Township Engineer. Where curbing does not exist and conditions warrant, an adequate drainpipe shall be installed by the owner at the owner's expense as determined by the Township Engineer.

Driveways shall be constructed and maintained in adequate condition to permit access by emergency vehicles.

All entrance and exit driveways to a road shall be located to afford maximum safety to traffic on the road. Where a site occupies a corner of two intersecting roads, no driveway entrance or exit may be located within 50 feet of the tangent to the existing or proposed curb radius of that site.

The Township’s combined Planning/Zoning Board is designated to receive and review site plans for purposes of establishing drainage and other issues relating to applications for development for major or minor subdivision and/or major or minor site plan approval. Grading is a part of a site plan application. All other grading plan applications shall be submitted to the Township’s Zoning Officer. In the event any grading plan submitted under this subsection shall not be approved by the Township Engineer, the grading plan shall be submitted to the combined Planning/Zoning Board for purposes of a final determination.

The Township Engineer shall inspect the final grade, with written notice to the applicable board and to the developer. The final grade inspection shall be 14 working days preceding the issuance of any certificate of occupancy.

Following completion of all grading and drainage work, the applicant must submit two copies of an as-built survey, prepared by a New Jersey-licensed surveyor, with final grades, and request a final inspection. If any discrepancy exists between the grading plan and actual construction, the developer will be required to perform any necessary site work to correct the deficiency. All as-built site work must be done in conformity with the approved grading plans. Any significant deviations may be approved only by the relevant approving agency.

Following completion of all work and receipt of the as-built grading plan, the Township Engineer shall conduct the final inspection and notify the Construction Official, in writing, whether the final construction is in compliance with the approved grading plan and that a certificate of occupancy may be issued. The Construction Official shall issue the certificate of occupancy only if all conditions for the approved grading plan have been satisfied.

All grading work shall be completed within 180 calendar days from the issuance of the building permit. The grading permit and building permit shall be issued simultaneously. The 180 days shall commence from the issuance of the building permit.

An application fee of $100 shall be paid for each individual lot grading or as-built grading plan submitted for approval to the Construction Code Office.

A lump sum lot grading review and inspection escrow fee in the amount of $1,500 shall be paid at the time of the application and submission of each lot grading plan. (This escrow will be for the review, revision, and inspections of each lot grading plan and as-built plan submitted.) This escrow will be tracked by both the Construction Office and the Township Engineer. If the escrow balance falls below $300, the Township Engineer and/or the Construction Department will notify the applicant requesting the posting of additional escrow based on the stage/phase of work completed.

Release of the lot grading review and inspection escrow will be determined, in writing, by the Township Engineer, within 30 days after final letter of approval of the as-built plans and issuance of the final certificate of occupancy by the Construction Code Official.

The building or parking setback from any property line common to a lot which is residentially zoned shall be increased by a thirty-five-foot buffer area containing plantings, fencing and land forms sufficient to visually screen the nonresidential use.

Lots existing as of September 1, 2006, of at least 12,500 square feet and meeting all bulk requirements shall be considered a conforming lot, until September 1, 2008.[1]

Minimum: 30 feet.

Average: 62 feet.

Standard: 10 feet, one.

Standard: 25 feet, both.[2]

Standard: 85 feet.[3]

Standard: 75 feet.

Standard: 30%.

Lots under 25,000 square feet (preexisting): 40%.

Standard 25,000 square feet or greater: 35%.

Maximum gross density shall be 1.5 units per acre.

Minimum required open space shall be 35%.

Minimum set-aside of affordable housing shall be 5%.

All development shall have public sewer.

Whenever a PUD includes area in more than one zone, the density in this higher density zone may apply over the entire PUD development when at least 25% of the total land area is in the higher density zone.

The building or parking setback from any property line common to a lot which is residentially zoned shall be increased by a thirty-five-foot buffer area containing plantings, fencing and land forms sufficient to visually screen the nonresidential use.

Standard: 40,000 square feet.

Cluster: 25,000 square feet.

Standard and cluster: 10 feet, one.

Standard: 50 feet, both.

Cluster: 35 feet, both.

Standard: 150 feet.

Cluster: 90 feet.

Standard: 135 feet.

Cluster: 80 feet.

Standard: 20%.

Cluster: 30%.

Standard: 25%.

Cluster: 35%.

Up to two units per acre if a major recreation facility such as a golf course is included and the design maximizes visual access to the golf course/open space vistas to the residents and general public; and

Up to 2.5 units per acre if in addition to the above a clubhouse including locker/changing facilities, pro shop, restaurant and maintenance operations space is included in Elk Township.

Maximum gross density shall be one unit per acre.

Minimum required open space shall be 35%.

Minimum set-aside of affordable housing shall be 3%.

All development shall have public sewer.

Whenever a PUD includes area in more than one zone, the density in this higher density zone may apply over the entire PUD development when at least 25% of the total land area is in the higher density zone.

The building or parking setback from any property line common to a lot which is residentially zoned shall be increased by a thirty-five-foot buffer area containing plantings, fencing and land forms sufficient to visually screen the nonresidential use.

Standard: 80,000 square feet.

Cluster: 25,000 square feet.

Standard: 50 feet.

Cluster: 50 feet.

Standard and cluster: 20 feet, one.

Standard: 50 feet, both.

Cluster: 35 feet, both.

Standard: 150 feet.

Cluster: 90 feet.

Standard: 135 feet.

Cluster: 80 feet.

Standard: 15%.

Cluster: 30%.

Standard: 20%.

Cluster: 35%.

Standard: 80,000 square feet.

Cluster: 40,000 square feet.

Standard: 50 feet.

Cluster: 50 feet.

Standard and cluster: 20 feet, one.

Standard and cluster: 50 feet, both.

Standard: 150 feet.

Cluster: 100 feet.

Standard: 135 feet.

Cluster: 80 feet.

Standard: 15%.

Cluster: 20%.

Standard: 20%.

Cluster: 25%.

Where possible, open space parcels should be large enough to accommodate active recreation facilities. Lands offered for recreational purposes shall be improved by the developer in a manner consistent with the recreational purpose intended for that particular area of the development in order to qualify the lands for acceptance by the Township. In order to provide continuous jogging and bicycle paths, parcels of open space should be interconnected using the regular sidewalks and/or separate path systems.

Any land offered to the Township shall be optimally related to the overall plan and design of the development and improved to best suit the purpose(s) for which it is intended. Open space shall be so planned within the development that a close visual and physical relationship between the open space and as many dwelling units as is reasonably possible is created. Open space areas should weave between dwelling units generally respecting a minimum width of 50 feet and periodically widening out into significant and usable recreation areas.

The lands proposed as open space shall be subject to review by the Planning Board, which, in its review and evaluation of the suitability of such land, shall be guided by the Master Plan of the Township, by the ability to assemble and relate such lands to an overall plan and by the accessibility and potential utility of such lands. The Planning Board may request an opinion from other public agencies or individuals as to the advisability of the Township's accepting any lands to be offered to the Township.

The parcels of land, whether to be offered to and accepted by the Township or to a homeowners' association or similar organization, shall be conveyed by deed on a pro rata basis as actual development commences in accordance with the following schedule:

A husband or wife under the age of 55 years who is residing with his or her spouse, who is of the age of 55 years or over.

Children residing with their parent or parents if the child is 19 years of age or over, and if one of the parents with whom the child or children is residing is 55 years of age or over.

Occupancy other than in accord with the terms of this section shall constitute a violation of the section, and the use, in the event of such violation, shall not be a permitted use so long as the violation continues.

Single-family detached: single-family residence. A single-family residence is situated on an individual lot with private yards on all four sides of the house.

Single-family detached: zero lot line. A single-family residence on an individual lot; the building is set on one of the side property lines. An easement for maintenance on the adjoining lot is one of the requirements for this type of construction. Windows on the lot line side of a dwelling are prohibited.

Single-family detached: patio houses. A single-family detached unit, with one dwelling unit from ground to roof, having individual outside access. The lot may be fully enclosed by a wall four to six feet high. All living spaces, i.e., living rooms, dens and bedrooms, shall open onto a major open area or patio.

Single-family detached: single-family residence.

Single-family detached: zero lot line.

Single family detached: patio house.

General.

Area restriction and regulations: single-family detached accessory uses.

All garages shall conform architecturally to, and be of similar materials as, the principal building.

A garage need not be set back from one side line of an individual lot and may be attached to a garage on an adjacent individual lot.

No garage which is not attached to or part of a dwelling unit on the same individual lot should be closer than 20 feet to said unit.

Where common garage structures are considered, they shall be provided in clusters housing no more than four cars. They should be located so as to provide a short a walk as practicable to the principal residence.

Alleyways with rear-loaded garages shall be permitted. Alleyways may be in a twenty-foot easement, with 15 feet of pavement, no curbs, and limited to one-way traffic.

Private garages may be counted as 1/2 of an off-street parking space.

A landscape plan shall be provided for preliminary approval of an age-restricted community (ARC) development. Landscaping shall be integrated into building arrangement, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative and aesthetic manner.

Corner lots. Any structure located on a corner lot shall be set back from both streets the minimum distance required for the front yard setback.

Local retail activities, including grocery stores, meat markets, seafood markets, delicatessens, bakeries, drugstores, furniture stores, sporting good shops, gift shops, hobby shops, bookstores, clothing stores, shoe stores, hardware stores, pet shops, stationery stores, fabric stores and florists.

Local service activities, including barber and beauty shops, tailors, dry-cleaning and laundry operations, appliance repair shops, shoe repair shops, and upholsterers.

Banks, including drive-in facilities.

Professional offices are permitted, but shall be limited to dentists, doctors, engineers, lawyers, real estate agents and insurance agents.

Off-street parking.

Garages to house delivery trucks or other commercial vehicles.

Temporary construction trailers and one sign not exceeding 50 square feet for advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction, beginning with the issuance of a building permit or one year, whichever is less, provided that said trailer and sign are on the site where construction is taking place and set back at least 15 feet from the street to the lot lines.

Principal building. Minimum requirements shall be as follows:

Accessory building.

One building may contain more than one use, provided that the total building coverage of the combined uses does not exceed the maximum building coverage specified for the building, and further that each use occupies a minimum gross floor area of 400 square feet.

At least the first 20 feet adjacent to any street line shall not be used for parking and shall be planted and maintained in the lawn area or ground cover or landscaped with evergreen shrubbery and separated from the parking area by poured concrete, Belgian block curbing or concrete bumper blocks.

No merchandise, products, waste, equipment or similar material or objects shall be displayed or stored outside.

All buildings shall be compatibly designed, whether constructed all at one time or in stages over a period of time. All building walls facing any street or residential use or district line shall be suitably finished for aesthetic purposes, which shall not include unpainted or painted cinder block or concrete block walls.

All areas not utilized for buildings, parking, loading access aisles and driveways or pedestrian walkways shall be suitably landscaped with shrubs, ground cover, seedlings or similar plantings and maintained in good condition.

A minimum buffer area of 50 feet in width shall be provided along any common property line with a residential use or district.

Minimum off-street parking for commercial uses in an ARC development shall be provided as follows:

Parking areas for individual uses shall be designed to be interconnected with adjacent properties and shall utilize access points to the street.

Where more than one use occupies one building or where there is an attached group of buildings, the total parking spaces shall be an accumulation of the various standards appropriate to the uses noted above, except that where more than five separate uses are grouped into one area using common parking facilities and controlled access points to the parking area(s), the total parking need may be computed on the basis of providing at least 5.5 spaces per 1,000 square feet of gross floor area or fraction thereof to serve the total complex.

Each activity shall provide for off-street loading and unloading with adequate ingress and egress from streets and shall provide such area(s) at the side or rear of the building. Each space shall be at least 15 feet by 30 feet, and one space shall be provided for every 4,000 square feet of gross floor area or fraction thereof in each building. There shall be no loading or unloading from the street.

There shall be at least one trash and garbage pickup location provided by each building, which shall be separated from the parking spaces by either a location within the building or in a pickup location outside of the building, which shall be a steel-like, totally enclosed container located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence, wall, planting or combination of the three. If located within the building, the doorway may serve both the loading and trash/garbage functions, and if located outside of the building, it may be located adjacent to or within the general loading area(s), provided that the container in no way interferes with or restricts loading and unloading functions.

All off-street loading areas shall be lighted.

Local retail and service activities, banks and professional offices may have one lighted or unlighted sign displaying the name of the use, attached flat against the front of the building and not exceeding an area equivalent to 5% of the front of the building or 50 square feet, whichever is smaller. Where the building(s) is (are) designed for rear or side entrances, one unlighted sign may be attached flat against the building at the rear and side entrances, such sign not to exceed an area equivalent to 1/2 that of the sign on the front of the building.

A shopping center consisting of more than five separate uses grouped together may have one lighted freestanding, but nonmoving, sign along each arterial or collector road which the tract in question abuts, provided that there exists at least 200 feet of unbroken frontage. Such sign shall not exceed 12 feet in height, shall be set back from any property line a minimum of 50 feet and shall not exceed an area of 100 square feet.

No chain link fences shall be permitted within the ARC development;

All fences shall be maintained at a minimum 35% transparency except fences specifically intended for screening; and

Fences shall not exceed four feet in height unless utilized for security or screening purposes, in which case said fence may not exceed seven feet in height within the buildable area of the lot.

No sign shall be placed or maintained within an ARC development except as herein provided.

For commercial use in an ARC development, signs shall be in accordance with Subsection G(12) of this section. For residential use in an ARC development, no sign shall be permitted, except an unlighted sign for lease, sale or rent of property and not exceeding 12 square feet in area.

Traffic and other regulatory signs, legal notices and the like shall be placed without review and permit.

A sign or structure which directs attention to a business commodity, service, activity or entertainment not conducted or principally sold or offered upon the premises on which the sign is located.

Signs attached to the vertical face of the building which extend above the juncture of the facade and roof of the building.

Signs attached to any portion of the roof.

Signs employing flashing, rotating or blinking lights.

Revolving signs or beacons, streamers, pennants and/or whirling devices.

Portable signs of any type.

Signs of duly constituted governmental bodies, including traffic or similar regulatory signs, legal notices or other signs required to be maintained or posted by law or other regulation.

Utility signs not over four square feet in area identifying parking area entrances and exits, off-street loading areas and the like.

Memorial plaques, cornerstones, historical markers and the like.

Nameplates or address signs not to exceed two square feet.

Temporary announcement signs, including contractor's signs on construction site not to exceed 32 square feet in area indicating the names of persons associated with or events conducted upon the premises.

Sale or rent signs. Sign(s) advertising that the premises are for lease, sale or rent are permitted, provided that each real estate firm shall be limited to one such sign not to exceed 12 square feet in area on each lot or parcel of property for which such firm has a bona fide listing and that such sign shall be removed from the premises within 10 days subsequent to the leasing, sale or rental of such premises.

Development signs. One company sign not to exceed 50 square feet in area may be affixed to each lot or parcel of property to designate that such property is to be occupied at a future date by the business or use designated.

The maximum number of seasonal resort cottages allowed per gross acre owned by the community, including land and water, shall be one.

The maximum number of dwelling units allowed per structure shall be one.

The minimum habitable floor area per cottage unit shall be 600 square feet.

The minimum area set aside for recreational facilities shall be 40% of the total tract area.

The minimum distance between principle structures shall be as follows:

Each cottage must have a minimum of two parking spaces available to it that will not interfere with circulation along the private roadways within the site. The parking spaces may be in a driveway or in a common parking area.

Cottages with frontage on the lake must be set back a minimum distance of 50 feet from the lake or the minimum required by the Flood Hazard Area Control Act rules (N.J.A.C. 7:13), and for replacement within 150 feet of the lake edge, cottages may not be any closer to the lake than the existing building footprint.

All accessory structures must be set back a minimum of 50 feet from perimeter property lines.

Accessory structures must be a minimum of 15 feet away from dwelling units.

Accessory structures for individual cottages may not exceed 200 square feet, and no more than one accessory structure is permitted for each cottage dwelling.

Accessory structures intended to serve the general membership and located in common areas (for storage, restrooms, snack stands, etc.) may be larger, but accessory structures over 600 square feet in area require submission of a grading plan in accordance with § 96-66M.

Front yard (each front): 50 feet.

Side yard (each): 50 feet.

Rear yard: 50 feet.

Minimum distance between common area buildings: 20 feet.

Principal building: 25 feet.

Detached accessory building for individual cottages: 15 feet.

Detached accessory buildings to serve the general membership in common areas: 25 feet.

Groceries and foodstuffs.

Drugs and pharmaceuticals.

Confectionery.

Stationery and tobacco.

Hardware and paints.

Bakery.

Periodicals and newspapers.

Barber and beauty shops.

Tailoring and dressmaking.

Dry cleaning.

Shoe repairing.

Self-service laundries.

Radio and television service.

Funeral homes.

Restaurants, with or without liquor licenses, and taverns.

Retail package liquor stores.

Supermarket/grocery store.

Convenience store.

Barber shop or hair salon.

Coffee shop.

The minimum site area shall be three acres and the maximum site area shall be six acres.

The maximum building area inclusive of a manager's office and/or dwelling for any one building on the site shall be 12,000 square feet.

The maximum building length inclusive of a manager's office and/or dwelling shall be 300 feet.

The minimum front yard setback abutting a public street shall be 75 feet. The minimum setback adjacent to any residentially zoned or developed property shall be 50 feet. All other setbacks shall be a minimum of 25 feet.

The facades of all structures visible from public streets and residentially zoned or developed property shall be constructed of materials which are wood, brick, masonry, or other material finished to be compatible with the uses in the area in which the facility is located. Facades facing residentially zoned or developed property shall not contain access doors to the storage units.

No single structure shall exceed one story, 18 feet in height including all roof equipment attached thereto. Structures with roof equipment shall provide roof screening to prevent its visibility from all sides of the building. The height of a resident manager's office dwelling, whether or not it is attached to another structure, shall be permitted to a maximum of 35 feet, 2 1/2 stories.

All outdoor lighting shall be shielded to direct light and glare only onto the premises and shall be of sufficient intensity to discourage vandalism and theft. It shall be directed, shaded and focused away from all adjoining property.

A minimum of four standard parking spaces shall be located in the immediate vicinity of the administrative office for the use of prospective clients. Parking areas adjacent to or in close proximity to the storage facilities shall be provided. Two additional standard parking spaces shall be provided for a resident manager's dwelling. Fire lanes shall be designated and marked in accordance with the Fire Code.

Outdoor mini warehouse or self-storage identification advertising displays shall be in accordance with this chapter and shall not in any way exceed the maximum size, height, character and spacing allowed in the zone in which it is to be located.

Drive aisles with access on both sides to storage facilities shall provide a minimum of 30 feet of width where traffic flow is both ways. Where only one-way traffic flow is permitted, the width may be reduced to a minimum of 22 feet.

Drive aisles with access on one side to storage facilities shall provide a minimum of 25 feet of width where traffic flow is both ways. Where only one-way traffic flow is permitted, the width may be reduced to a minimum of 20 feet.

A minimum of fifteen-foot continuous planted buffer in accordance with this chapter shall be provided along all property lines adjacent to other nonresidentially zoned sites. If an adjacent site is residentially zoned or developed, the minimum planted buffer shall be 50 feet.

A minimum fifty-foot continuous planted buffer in accordance with this chapter shall be provided along all nonaccessible street frontages. Where a frontage provides access to the facility, the same buffer shall be required except for the area necessary for an ingress/egress drive, required parking, signage as permitted by this chapter and required sight triangles.

Interior lots.

Corner lots.

Principal building: 35 feet.

Detached accessory building: 15 feet.

Restaurants with or without liquor service, and taverns.

Banks, theaters (except open-air theaters), offices, hotels and motels.

Bus passenger stations, bus terminals and taxi stands.

Telephone exchanges, telegraph and express offices.

Commercial recreation uses, provided that their activity is carried out entirely within a building.

A planned shopping center consisting of a group of retail establishments developed and managed as a unit with off-street parking provided as an integral part of the unit.

Auto showrooms.

Retail package liquor stores.

Front yard: 100 feet.

Side yard: 30 feet.

Rear yard: 50 feet.

Front yard: 100 feet.

Side street side: 100 feet.

Interior side: 30 feet.

Rear yard: 50 feet.

Principal building: 35 feet.

Detached accessory building: 15 feet.

The minimum lot and building requirements of this District are met.

No more than one residential farm dwelling shall be permitted on each lot and must be associated with a qualified agricultural use. The use must be assessed for tax purposes for farming/agriculture.

No commercial activities shall be permitted other than one road-side stand selling food produce.

No seasonal or temporary residential dwellings shall be permitted.

A plot or site plan of the gross property, showing the location of all present and proposed buildings, drives, parking lots, waste disposal facilities, screening fences or walls and other constructional features on the lot as well as streets, alleys, highways, streams and other topographical features inside and outside of the lot and within 200 feet of any lot line.

Plans and specifications bearing the seal of a registered architect or engineer.

A description of the operations proposed, in sufficient detail to indicate the effects of those operations in producing traffic congestion, noise, glare, air pollution, water pollution, fire hazards or safety hazards or the emission of any potentially harmful or obnoxious matter or radiation.

Engineering and architectural plans for the treatment and disposal of sewage and industrial waste, tailings or unusable by-products.

Engineering and architectural plans for the handling of any excess traffic congestion, noise, glare, air pollution, water pollution, fire hazard or harmful or obnoxious matter or radiation.

Designation of the fuel to be used and any necessary architectural and engineering plans for controlling smoke.

Minimum lot area: 2 acres.

Minimum lot frontage: 200 feet.

Minimum lot depth: 200 feet.

Maximum building coverage: 20%.

Front yard: 100 feet.

Side yard, each: 50 feet.

Rear yard, each: 75 feet.

Front yard of corner lot: 75 feet.

Maximum building height.

Signs for advertising industrial activities on the premises, which shall not exceed, in aggregate, 15% of the area of the front facade of the building, and further provided that not more than 25% of the allowable sign area shall be located within the required front yard area. Such signs may be illuminated but shall not be of the flashing type.

One nonilluminated nameplate sign situated within the property lines and not exceeding 72 square inches.

One temporary sign pertaining to the lease or sale of the same lot or to the construction of the building on which it is placed. Such sign shall be nonflashing, shall be situated within the property lines of the premises to which it relates and shall not exceed 25 square feet in total area.

Type of security systems to be installed.

Installation, operation and maintenance of security camera coverings all interior and exterior parking lots, loading areas and other such areas of the establishments.

Tracking and record keeping of products and materials.

Type of lighting provided in and around the establishments.

Location on site security team and armed guard on premises.

A plot or site plan of the gross property, showing the location of all present and proposed buildings, drives, parking lots, waste disposal facilities, screening fences or walls and other constructional features on the lot as well as streets, alleys, highways, streams and other topographical features inside and outside of the lot and within 200 feet of any lot line.

Plans and specifications bearing the seal of a registered architect or engineer.

A description of the operations proposed, in sufficient detail to indicate the effects of those operations in producing traffic congestion, noise, glare, air pollution, water pollution, fire hazards or safety hazards or the emission of any potentially harmful or obnoxious matter or radiation.

Engineering and architectural plans for the treatment and disposal of sewage and industrial waste, tailings or unusable by-products.

Engineering and architectural plans for the handling of any excess traffic congestion, noise, glare, air pollution, water pollution, fire hazard or harmful or obnoxious matter or radiation.

Designation of the fuel to be used and any necessary architectural and engineering plans for controlling smoke and/or odor.

Security plan approved by the Elk Township Police Department.

Evidence of appropriate license issued by the Cannabis Regulatory Commission, Department of Treasury, State of New Jersey.

Minimum lot area: five acres.

Minimum lot frontage: 200 feet.

Minimum lot depth: 200 feet.

Maximum building coverage: 20%.

Front yard: 100 feet.

Side yard, each: 50 feet.

Rear yard, each: 75 feet.

Front yard of corner lot: 75 feet.

Maximum building height.

Perimeter buffer. All cannabis establishments shall have a 100-foot vegetated buffer provided along the perimeter of the entire the site except at site entrances/exits. The required buffer shall be vegetated by either retaining the buffer as a naturally wooded area or the planting of a double row of six-foot-tall to eight-foot-tall evergreen trees, spaced at six feet on center, or other form of vegetative buffer acceptable to the Township's Land Use Board. The required buffer strip area shall be included in measurements for establishing minimum lot areas. However, the respective buffer strip shall be excluded in measurements for establishing lot width and depth, and all setback requirements stipulated by ordinance. Building setback and all lot measurements shall start at and extend into the lot from the boundary of said buffers. Said buffer strip for each lot shall be defined by a metes and bounds description included in the lot's deed, and also restricted by deed and by final subdivision plat against construction of any buildings or structures other than fences, walls or drainage facilities and against removal of any screen of trees or hedges.

Cannabis cultivator - one per every 1,000 square feet of gross floor area or one per two employees at maximum shift, except that there shall be no fewer than four spaces.

Cannabis distributor - one per every 1,000 square feet of gross floor area, except that there shall be no fewer than four spaces.

Cannabis manufacturer - one per every 1,000 square feet of gross floor area or one per two employees at maximum shift, except that there shall be no fewer than four spaces.

Cannabis wholesaler - one per every 1,000 square feet of gross floor area, except that there shall be no fewer than four spaces.

The existence of other antenna support structures and alternative antenna support structures that can accommodate the needs of a wireless communications service provider.

The height of any proposed antenna support structure.

The proximity of any proposed antenna support structure to residential structures and residential use district boundaries.

The nature of uses on adjacent property.

The surrounding topography.

The existing or proposed tree coverage and foliage.

The design of the proposed antenna support structure, with particular reference to design characteristics that have the effect of reducing or eliminating visual obtrusiveness.

Proposed ingress and egress.

The availability of suitable existing antenna support structures for use as colocations.

The yard dimensions, setbacks and height limitations shall be the same standards as those required for a residential dwelling in the zone district.

Sales offices shall have adequate parking to accommodate both employees on the site and the anticipated customer base. There shall be one parking space for each salesperson plus a minimum of five additional spaces. There shall be a minimum of one handicap parking stall. Nonhandicap parking stalls shall be nine feet by 18 feet.

Driveways for the office shall be designed with a minimum width to permit one-way flow with a turnaround at the end.

Parking lots and drive isles shall be paved with two inches of top course over base.

Exterior lighting shall be provided for safety by way of a wall-mounted fixture to the front of the sales trailer or office unless the size of the parking area would necessitate a pole-mounted fixture to provide adequate lighting for safety.

Utilities shall be provided on a temporary basis unless there is access to public water and sewer. Absent public utilities, a holding tank for sewer and a portable water supply may be employed.

If a trailer is utilized for the sales office, it must be installed at grade so that there is no visible evidence of the substructure. The site shall be landscaped utilizing lawn or grass areas and shrubbery shall be installed to beautify the site. The Planning Board shall review the landscape plan with the applicant at the time of the review of the application.

Sidewalks or paved pathways shall be required for pedestrian safety.

A freestanding monument sign to identify the sales office may be installed on the lot containing the sales office. The sign must be located in a manner that will not impede traffic or sight triangles. The sign copy may include the name of the developer and development and the words "sales office." The sign may not exceed six square feet in area and the height may not exceed four feet. A placard sign not to exceed three square feet may be placed on the sales office facade to identify the entrance.

Each campsite shall consist of a minimum of 900 square feet including the parking space.

Light Manufacturing (M-1) Zone: 10 contiguous acres.

Residential zones (R and RE): 40 contiguous acres.

Commercial solar energy facilities as a principal use are not an agricultural use. Solar energy systems are permitted in conjunction with preserved and commercial farms in accordance with § 96-80.2.

It is the Township's intention to support the retention of the productive, active agricultural land base. Commercial solar energy facilities are not permitted within the Township's two farmland preservation project areas on prime soils or soils of statewide importance as shown in the Township's Farmland Preservation Plan, Maps No. 1 and No. 7. To the extent possible, it is the Township's intent to maintain this valuable farmland as an unfragmented agricultural production area.

Commercial solar energy systems shall require a minor site plan approval if the gross area of ground-mounted systems, including the aggregate area of multiple systems, consists of 5,000 square feet or less, and major site plan approval if the proposal consists of 5,000 square feet or more of disturbance. The site plan must show the location of any proposed or existing substation, inverter, transformer, or overhead transmission lines.

The solar energy system equipment may be located outside as necessary for the function of the system and is not limited by the requirements of the underlying zoning districts limiting outdoor storage.

Agricultural buffers must be maintained where required in accordance with § 96-47.1. However, for equipment and nonbuilding structures the agricultural buffer and the setbacks need not be aggregated. Rather the greater of the setbacks applies. For example, if the agricultural buffer required is 100 feet and the setback is 50 feet, the required setback is 100 feet.

Setbacks.

The maximum permitted height for ground arrays is 12 feet.

Office and storage buildings and equipment cabinets are permitted as accessory to a solar energy commercial operation in accordance with the setbacks in Subsection H(3)(d)[1] above and the requirements of the M-1 Zoning District.

To the extent practical, the solar panels must be sited to minimize the need to remove trees or other natural features from setback areas unless acceptable replacement buffering is provided. Trees within 50 feet of the property line must be maintained as a buffer. Trees proposed for removal in order to maximize the productivity and efficiency of the solar energy system must be identified on the site plan. Trees may not be removed from wetlands or required wetland buffer areas unless a tree replacement plan or buffer averaging plan is approved by the NJDEP.

Ground-mounted systems shall be screened from view with an opaque visual screen containing a combination of plantings, a fence and/or earthen berm, which must be approved at the time of site plan approval. Evergreen trees shall be a minimum of six feet at the time of planting and deciduous trees shall be a minimum caliper of 2.5 inches. The screened buffer area shall be a minimum of 30 feet in width to adjacent residential properties and 20 feet in width between nonresidential properties and public roads. In addition to the perimeter screening standards, substations shall be screened with a double row of evergreen plantings with a minimum height of eight feet. Existing vegetation shall be retained to the extent practical to provide the required opaque visual screen.

Solar energy systems equipment shall not be counted in the calculation of maximum lot coverage or maximum impervious cover, unless the area under the system (excluding the footings) consists of an impervious material, such as pavement. Nevertheless, the design of the systems and the accessory structures and other improvements (driveways, etc.) shall comply with all Township stormwater, grading, and soil disturbance regulations.

The applicant must submit a narrative with the site plan application explaining:

One off-street parking space is required for each employee anticipated during the busiest shift, plus two visitor spaces.

The installation shall conform to the National Electrical Code and the International Building Code, New Jersey edition, as adopted by the New Jersey Department of Community Affairs (DCA).

All exterior electrical lines must be placed in a conduit pursuant to the National Electrical Code except for such portion of lines that are connecting or will connect to overhead wires for the use of electricity off site; and, except to such portion of lines that are connecting or will connect to overhead wires for use of electricity off site, exterior electrical lines shall be buried below the surface of the ground where needed in order to comply with the National Electrical Code or standards or regulations promulgated by DCA or the New Jersey Board of Public Utilities.

All electrical and control equipment shall be labeled and secured to prevent unauthorized access.

The solar energy system shall not be used for displaying advertisements for any product or service, except for the reasonable identification of the manufacturer or operator of the system.

Upon abandonment of the solar energy system and related equipment, the system and equipment shall be removed. The system and equipment shall be deemed abandoned when they are out of service for more than 12 continuous months. The abandoned system shall be removed at the owner's expense.

Property lines and physical dimensions of the property;

Location, dimensions, and types of existing structures on the property;

Location of the proposed small wind energy system tower;

The right-of-way of any public road that is contiguous with the property;

The location of overhead utility lines;

Small wind energy system specifications, including manufacturer and model, rotor diameter, tower height, tower type (freestanding or guyed);

Tower and tower foundation drawings signed and sealed by a professional engineer licensed in the State of New Jersey;

Sound level analysis prepared by the wind turbine manufacturer or qualified engineer including noise levels of the proposed wind energy system at all property lines and the closest neighboring inhabited dwelling.

A visual analysis must be submitted, including photos of the subject property, that graphically simulates the appearance of any proposed small wind energy system and indicating its view from at least five locations around and within one mile of the proposed tower.

A report from a structural engineer containing the following: a description of the tower, including a description of the design characteristics and material; and documentation to establish that the tower has sufficient structural integrity for the proposed uses at the proposed location and meets the applicable minimum safety requirements. The applicant shall provide evidence that the proposed tower height does not exceed the height recommended by the manufacturer for the wind turbine. Every two years the owner shall submit a structural report to the Construction Department attesting to the structural integrity of the tower and/or support system.

The wind and solar energy systems may not interfere significantly with the use of the land for agricultural or horticultural production.

The wind and solar energy systems must be owned by the landowner or will be owned by the landowner upon the conclusion of a term of agreement with the installer of the renewable energy system.

The wind and solar energy systems must be used to power or heat the farm, and to reduce energy costs on the farm.

The energy generation capacity must be limited to the previous calendar year's energy demand plus 10% or may be limited to occupy no more than 1% of the area of the entire farm (including the preserved and unpreserved areas). This does not include roof-mounted equipment that was already in place at the time of the adoption of this section.

Energy produced may only be sold through net metering.

The landowner must seek and obtain approval of the State Agriculture Development Committee before constructing, installing or operating the wind or solar energy generation facilities, structures and equipment. The landowner must provide Elk Township with a copy of the SADC approval.

The solar and wind energy generation systems must comply with the setbacks required in Subsections F and G below.

In addition to other activities protected by the right to farm, a commercial farm that conforms to generally accepted agricultural management practices may engage in the generation of power or heat from biomass, solar or wind energy consistent with applicable laws and the agricultural management practices adopted by the SADC.

The land used for the renewable energy system may be eligible for farmland assessment if:

The solar and wind energy generation systems must comply with the setbacks required in Subsections F and G below.

Minimum lot size: one acre provided the lot size and dimensions are sufficient to meet the Township's setback requirements below.

Minimum setbacks. All wind turbines shall be set back from all property lines a distance equal to 100% of the height of the structure, including the blades.

Wind turbines shall not be permitted in any front yard.

Maximum height. Freestanding wind turbines shall not exceed a height of 80 feet on lots between one acre and three acres. On lots of three acres or more, a maximum height of 150 feet is permitted. The maximum height shall include the height of the blades at its highest point.

No more than one wind turbine shall be permitted per property, unless the wind turbines are used to power a farm and more than one is required.

Wind turbines shall not be permitted as a rooftop installation.

Wind turbines on residential properties shall have the nameplate capacity of 100 kilowatts or less.

The maximum height for a wind turbine shall not exceed 150 feet, including the height of the blades at its highest point.

Minimum setbacks. All wind turbines shall be set back from all property lines a distance equal to 100% of the height of the structure including the blades.

Wind turbines shall not be permitted in a front yard.

No more than one wind turbine shall be permitted per property.

Wind turbines shall not be permitted as a rooftop installation.

Between a residential use or zone sound levels of the wind energy system shall not exceed 55 dBA at a common property line or 50 dBA to the closest occupied structure.

In all other cases at a common property line sound levels of the wind energy system shall not exceed 65 dBA.

These levels may be exceeded during short-term events such as utility outages and/or severe windstorms.

All ground arrays shall be set back a minimum distance of 20 feet from all property lines in a residential zoning district or in conformance with the bulk standards for accessory structures in commercial districts as provided herein. Ground arrays shall not be permitted within any required buffer area.

Ground arrays shall not be permitted in a front yard.

Ground arrays shall be located so that any glare is directed away from an adjoining property.

Ground arrays shall not exceed a height of 15 feet.