Frelinghuysen Township
City Zoning Code
City Zoning Code
SECTION 400
District Regulations
§ LDO-401 GENERAL DISTRICT REGULATIONS.
No building shall hereafter be used, erected, altered, converted, enlarged, added to, moved or reduced, wholly or in part, nor shall any lands be designed, used or physically altered for any purpose or in any manner except in conformity with this ordinance. Where a lot is formed from a part of a lot already occupied by a building, such subdivision shall be effected in such a manner as not to impair any of the requirements of this ordinance with respect to the existing building and all yards and other open space in connection therewith and so that all resulting lots have adequate dimensions consistent with the requirements of the zoning district in which it is located.
§ LDO-402 "AR-6" AGRICULTURAL RESIDENTIAL.
[Ord. #94-09 §§ 9, 10; Ord. #95-04 § 1; Ord. #98-01 §§ 4—10; Ord. #98-01A §§ 6—13; Ord. #98-06 § 1; Ord. #98-07 § 1; Ord. #2001-01 § 1; Ord. #2004-01 § 2; Ord. #2005-13 § 3; Ord. #2010-06 § 1; Ord. #2011-06 § 1; Ord. #2011-07 § 1; Ord. No. 2017-03 § 1]
A.
Principal Permitted Uses on Land and in Buildings.
[Ord. No. 2017-03 § 1]
1.
Farms.
2.
Freestanding single-family homes.
3.
Public playgrounds, public conservation areas, public parks, golf courses and public purpose uses.
4.
Public and private day schools of elementary and/or high school grade licensed by the State of New Jersey as Conditional Uses under N.J.S.A. 40:55D-67 (see Section 601 for standards).
5.
Churches as Conditional Uses under N.J.S.A. 40:55D-67 (see Section 601 for standards).
6.
Public Utilities as Conditional Uses under N.J.S.A. 40:55D-67 (see Section 601 for standards).
7.
Accessory apartments in single-family detached dwellings or its accessory building on a residential lot, as Conditional Uses under N.J.S.A. 40:55D-67 (see Section 601 for standards).
B.
Accessory Uses Permitted.
1.
Private residential swimming pools (see Section 515 for standards) and other usual recreational facilities.
2.
Private residential sheds for the storage of objects owned by the residents of the property, each not exceeding eighteen feet (18') in height, and altogether not exceeding twenty-five percent (25%) of the rear yard area.
3.
Boats on trailers and campers owned by the owner or resident of the premises to be parked or stored only, and located in rear and side yards only. Their dimensions shall not be counted in determining total building coverage and they shall not be used for temporary or permanent living quarters while situated on the lot.
4.
Off-street parking and private garages (see Section 402 E. hereinbelow and Section 508).
5.
Fences and walls (see Section 503).
6.
Home occupations (see Section 200 for definition and requirements).
7.
Signs (see Section 402 F. hereinbelow and Section 513).
8.
Satellite dish antennas (see Section 520 for standards).
9.
a.
A temporary construction trailer may be utilized for sales, office and/or storage purposes associated with the construction project in all zones. A zoning permit shall be required prior to the placement of the temporary construction trailer. No zoning permit for the temporary construction trailer shall be issued until a building permit to commence construction has been issued. Temporary construction trailers shall be permitted only in connection with construction projects involving structures greater than two thousand (2,000) square feet in size.
b.
A zoning permit for a temporary construction trailer shall expire three (3) months from the date of issuance thereof. On application the permit may be renewed for additional periods of three (3) months each for just cause.
c.
The fee for a zoning permit for a temporary construction trailer shall be fifteen ($15.00) dollars. A renewal fee of fifteen ($15.00) dollars shall be paid in connection with each renewal of the zoning permit for a temporary construction trailer.
d.
Temporary construction trailers shall not be connected to electrical service unless written permission from the appropriate utility company is first obtained.
e.
Overnight occupancy is prohibited in a temporary construction trailer. Such overnight occupancy may result in revocation of the zoning permit.
f.
Temporary construction trailers shall be placed only in the side or rear yard. Such trailers shall be set back at least thirty feet (30') from all street and lot lines.
g.
Lighting shall not be more than permitted by ordinance.
10.
Family day care, as permitted under N.J.S.A. 40:55D-66.4 through 40:55D-66.5b.
C.
Conditional Uses Permitted.
1.
Public and private day schools of elementary and/or high school grade licensed by the State of New Jersey under N.J.S.A. 40:55D-67 (see Section 601 for standards).
2.
Churches under N.J.S.A. 40:55D-67 (see Section 601 for standards).
3.
Public utilities under N.J.S.A. 40:55D-67 (see Section 601 for standards).
4.
Accessory apartments in a single-family detached dwelling or accessory building on a residential lot under N.J.S.A. 40:55D-67 (see Section 601 for standards).
5.
Residential retirement homes.
6.
Lot size averaging.
7.
Accessory farm residences.
8.
Accessory residences for agricultural education facilities.
9.
Accessory Solar Energy Systems (see Section 601 for standards).
10.
Accessory Wind Energy Systems (see Section 601 for standards).
D.
Maximum Building Height.
No building height shall exceed thirty-five feet (35') in height and two and one-half (2.5) stories except that churches, schools and barns shall not exceed fifty-five feet (55') and except further as allowed in Section 602.
E.
Area and Yard Requirements for All Residential Zones.
"AR-6"* Freestanding Dwellings | Schools and Churches | Accessory Apartment | |
|---|---|---|---|
Principal Building Minimum | |||
Lot Area | 6 ac. | (5) | See Section 601 for requirements |
Lot frontage | 40' | 300' | |
Minimum lot circle | 350' | ||
Lot width | 200' | ||
Lot depth | 300' | ||
Side yard (each) | 40' | 100' | See Section 601 for requirements |
Front yard | 80' | 100' | |
Rear yard | 75' | 100' | |
Accessory Building Minimum | |||
Distance to side line | 30' | 50' | |
Distance to rear line | 30' | 50' | See Section 601 for requirements |
Distance to other building | 10' | 50' | |
Maximum | |||
Building coverage of principal building | 4% | 5% | See Section 601 for requirements |
Building coverage of accessory building(s) (4) | 2% | 1% | |
*Editor's Note: Ordinance No. 2005-13 repealed the AR-4 Zone and replaced it with the AR-6 Zone. Pursuant to Ordinance No. 2006-14, the amendments to the area and yard requirements pursuant to Ordinance No. 2005-05 shall not apply to those properties for which complete land use applications (as that term is defined in the Code of the Township of Frelinghuysen and by the Municipal Land Use Act of the State of New Jersey, N.J.S.A. 40:55S-1 et seq.) have been filed with the Planning Board or Zoning Board of Adjustment, and which have been deemed complete as of the effective date of Ordinance No. 2005-13. (Ordinance No. 2005-13 was adopted December 19, 2005) |
F.
Minimum Off-Street Parking.
Each individual use shall provide parking spaces according to the following minimum provisions. No parking area shall be located within fifteen feet (15') of any property line. No driveway shall be located within fifteen feet (15') of any property line unless otherwise determined by the approving authority based on specific site conditions.
H.
Development in Critical Areas.
Development in critical areas shall not be permitted. See Section 603.
§ LDO-403 "VN-1" and "VN-2" VILLAGE NEIGHBORHOOD.
[Ord. #95-04 § 2; Ord. #98-01 §§ 11, 12; Ord. #98-01A §§ 14, 15; Ord. #2001-01 § 2; Ord. #2010-06 § 1; Ord. #2011-07 § 1; Ord. No. 2017-03 § 3; amended 9-17-2025 by Ord. No. 2025-06]
A.
Principal Permitted Uses on the Land and in Buildings.
1.
Farms.
2.
Detached one-family dwelling units.
3.
Restaurants.
4.
Local retail activities such as grocery stores, meat markets, seafood markets, delicatessens, bakeries, drug stores, furniture stores, sporting goods shops, gift shops, hobby shops, book stores, clothing stores, shoe stores, hardware stores, packaged liquor stores, pet shops, stationery stores, fabric stores and florists.
5.
Local service activities such as barber and beauty shops, tailors, dry cleaning and laundering operations, appliance repair shops, shoe repair shops and upholsterers.
6.
Banks, including drive-in facilities.
7.
Professional offices limited to doctors, dentists, architects, engineers, lawyers, real estate agents, insurance brokers or similar professional uses.
8.
Mixed uses of any of the above, with no more than three (3) non-residential uses per building.
9.
Churches as Conditional Uses under N.J.S.A. 40:55D-67 (see Section 601 for standards).
10.
Apartments in mixed-use buildings, and only if the second floor is limited to the permitted apartment residential use(s). Such apartment(s) shall be no less than seven hundred fifty (750) square feet each in floor area for a one-bedroom apartment or nine hundred (900) square feet each for a two-bedroom apartment.
B.
Accessory Uses Permitted.
1.
Private residential swimming pools (see Section 515 for standards) and other usual recreational facilities.
2.
Private residential sheds for the storage of objects owned by the residents of the property, each not exceeding eighteen feet (18') in height, and altogether not exceeding twenty-five percent (25%) of the rear yard area.
3.
Boats on trailers and campers to be parked or stored only, and located in rear and side yards only. Their dimensions shall not be counted in determining total building coverage and they shall not be used for temporary or permanent living quarters while situated on the lot.
4.
Off-street parking and private garages (see Section 403 F. hereinbelow and Section 508).
5.
Fences and walls (see Section 503).
6.
Home occupations (see Section 200 for definition and requirements).
7.
Signs (see Section 403 H. hereinbelow and Section 513).
8.
Satellite dish antennas (see Section 520 for standards).
9.
Not more than two (2) temporary construction trailers to be utilized for sales and/or storage purposes within a development of four (4) or more units or lots for the period of construction beginning with the issuance of the first construction permit and concluding with the certificate of occupancy or one (1) year, whichever is less. Said trailers must be located on the site where the construction is taking place and set back at least thirty feet (30') from all street and lot lines.
10.
Accessory Solar Energy Systems (see Section 601 for standards).
C.
Maximum Building Height.
No building height shall exceed thirty-five feet (35') in height and two and one-half (2.5) stories except that churches shall not exceed fifty-five feet (55') and except further as allowed in Section 602.
D.
Area and Yard Requirements.
"VN-1" Detached Dwelling Units | "VN-2" Detached Dwelling Unit | "VN-1" Building with Non-Residential Use(s) | "VN-2" Building with Non-Residential Use(s) | |
|---|---|---|---|---|
Principal Building Minimum | ||||
Lot area (1) | 1 ac. | 2 ac. | 1 ac. | 2 ac. |
Lot frontage | 150' | 150' | 150' | 200' |
Lot width | 150' | 150' | 150' | 200' |
Lot depth | 200' | 200' | 200' | 250' |
Side yard (each) | 30' | 30' | 30' | 30' |
Front yard | 12'* | 12'* | 12'* | 50' |
Rear yard | 50' | 50' | 50' | 50' |
* From legally defined ROW. | ||||
Accessory Building Minimum | ||||
Distance to side line | 15' | 15' | 15' | 15' |
Distance to rear line | 15' | 15' | 15' | 15' |
Distance to other bldg. | 10' | 10' | 10' | 10' |
Maximum | ||||
Building coverage of principal building | 25% | 25% | N.A. | N.A. |
Floor Area Ratio | N.A. | N.A. | 0.25 | 0.25 |
Lot coverage | 50% | 50% | 60% | 60% |
E.
General Requirements for Non-Residential and Mixed Uses.
(1) At least three-fourths (3/4) of required minimum acreage must be situated within non-critical acreage. Non-critical acreage requirement shall be contiguous non-critical acreage. No critical acreage shall be developed. |
1.
One building may contain up to three (3) non-residential uses provided that the total floor area ratio and lot coverage of the combined uses does not exceed the maximums specified for this district.
2.
At least the first five feet (5') in the "VN-1" zone and twenty feet (20') in the "VN-2" zone adjacent to the street line shall not be used for parking and shall be planted and maintained in lawn area, ground cover or landscaped with evergreen shrubbery with sidewalks where appropriate.
3.
No merchandise, products, waste, equipment or similar material or objects shall be displayed or stored outside.
4.
All areas not utilized for buildings, parking, loading, access aisles and driveways or pedestrian walkways shall be suitably landscaped with shrubs, ground cover, seeding or plantings and maintained in good condition.
5.
Where permitted non-residential uses occupy any portion of a building or lot, a minimum buffer area of fifteen feet (15') in width shall be provided along any common property line with a residential district (see subsection 804B20 of this ordinance).
F.
Minimum Off-Street Parking.
Each individual use shall provide parking spaces according to the following minimum provisions. No parking area or driveway shall be located within six feet (6') of any property line. Where a permitted use of land includes different activities with different specific parking requirements, the total number of required parking spaces shall be obtained by computing the parking requirements for each individual activity and adding the resulting numbers together.
1.
Detached dwelling units and second floor apartments shall each provide two (2) spaces per dwelling unit.
2.
Local retail and service activities, banks and professional offices shall provide parking at the ratio of one (1) parking space per two hundred (200) square feet of net habitable floor area or part thereof.
3.
Restaurants shall provide one (1) parking space for every three (3) seats.
4.
Any use having access only from a collector or arterial street shall provide a paved or graveled turn-around area on the site.
5.
Parking spaces for individual uses shall be designed to be interconnected with adjacent properties and shall utilize common entrance(s) and exit(s), where feasible, to minimize access points to the street.
6.
See Section 508 for additional standards.
G.
Minimum Off-Street Loading for Non-Residential Uses.
H.
Permitted Signs.
1.
Detached dwellings: Information and direction signs as defined in subsection 513A5.
2.
Each building containing any permitted non-residential activity may have one sign, either free-standing or attached in the "VN-2" zone and attached in the "VN-1" zone, not exceeding an area equivalent to five percent (5%) of the first floor portion of the front facade of the building or twenty-five (25) square feet, whichever is smaller. Permitted free-standing signs shall be set back at least fifteen feet (15') from all street and lot lines with a maximum height of twelve feet (12'). Where an individual activity has direct access from the outside, a sign not exceeding four (4) square feet identifying the name of the activity may also be attached to the building at the entrance to the activity.
3.
See Section 513 for additional standards.
§ LDO-404 "NC" NEIGHBORHOOD COMMERCIAL.
[Ord. #95-04, § 3; Ord. #98-01A § 14; Ord. #2010-06 § 1; Ord. #2011-06 § 1; Ord. #2011-07 § 1; Ord. #2013-09; Ord. #2013-12]
A.
Principal Permitted Uses.
1.
Offices and office buildings.
2.
Banks, including drive up facilities.
3.
Retails sales of goods and services, except as otherwise restricted herein.
4.
Restaurants and taverns, except as otherwise restricted herein.
5.
Garden centers and nurseries.
6.
Sports facilities.
7.
Studios for the instruction of the arts, dancing, music, language or photography.
8.
Health care facilities and nursing homes.
9.
Farming and agriculture.
10.
Schools.
11.
Municipal uses.
12.
Printing and publishing establishments.
13.
Childcare centers pursuant to N.J.S.A. 40:55D-66.6.
14.
Health club.
15.
Business services.
16.
Motor vehicle service stations with alternate energy sources, as defined at Section 404P.
B.
Accessory Uses Permitted.
1.
Garages and storage buildings.
2.
Not more than two (2) temporary construction trailers to be utilized for sales and/or storage purposes on a given site for the period of construction beginning with the issuance of the first construction permit and concluding with the certificate of occupancy or one (1) year, whichever is less. Said trailers shall be located on the site where the construction is taking place and must be set back at least thirty feet (30') from all street and lot lines.
3.
Satellite dish antennas (see Section 520 for standards).
4.
Accessory Solar Energy Systems (see Section 601 for standards).
C.
Conditional Uses Permitted.
1.
Public utilities (see Section 601 for standards).
2.
Communications facilities (see Section 601 for standards).
3.
Banks, including drive up facilities.
a.
Drive up facilities shall be located to the rear or side of the building.
b.
Drive up facilities shall be designed to be integrated into the building's architecture.
c.
Banks that include drive up facilities shall provide room for at least three (3) automobiles per drive-in window for queuing purposes.
4.
Retail sales of goods and services, including drive up facilities.
a.
Drive up facilities shall be located to the rear or side of the building.
b.
Drive up facilities shall be designed to be integrated into the building's architecture.
c.
Retail sales of goods and services which include drive up facilities shall provide room for at least three (3) automobiles per drive-in window for queuing purposes.
5.
Self-storage facilities.
a.
Such facilities shall provide for the storage of customer's goods and wares only. Sales of packing materials as an accessory use are permitted. No business activity other than the aforementioned shall be conducted on the premises by either the owner of the facility, the resident manager or a tenant of storage space.
b.
No outdoor storage of goods or materials shall be permitted except for a designated storage area for boats, recreational vehicles and other motorized vehicles provided that such storage area does not exceed ten percent (10%) of the lot area. Said designated storage area shall not be visible from a public right-of-way.
c.
No self-storage space shall be used for the storage of hazardous materials.
d.
Facades facing a public street shall not contain overhead doors or storage unit doors.
e.
One operational manager's office shall be permitted as an accessory use to the principal use self-storage.
f.
Off-street parking shall include a minimum of one (1) space for an operational manager's office, two (2) visitor parking spaces and one (1) space per two thousand (2,000) square feet of self-storage space.
g.
Barbed wire fencing shall not be permitted.
D.
Prohibited Uses.
1.
Billboards and other forms of off-premises outdoor advertising.
2.
Car and truck dealerships.
3.
Service stations and repair garages.
4.
Restaurants with drive-through facilities.
5.
Strip malls.
6.
Firearm sales within four hundred feet (400') of any school or day-care facility.
7.
Liquor sales within four hundred feet (400') of any school or day-care facility.
F.
Area and Yard Requirements.
Minimum lot area | 2 ac. |
Minimum lot | |
Frontage | 200' |
Width | 200' |
Depth | 300' |
Minimum setbacks | |
Front yard | 50' (principal and accessory) |
Side yard | 40' (principal); 20' (accessory) |
Rear yard | 40' (principal); 20' (accessory) |
Minimum distance between buildings | 20' |
Maximum lot coverage | 55% |
Maximum building coverage | |
Principal | 20% |
Accessory | 5% |
G.
General Requirements.
1.
No merchandise, products, waste, equipment or similar material or objects shall be displayed or stored outside, except that garden centers are permitted the outside display of merchandise. Agricultural uses are exempted from this requirement.
H.
Minimum Off-Street Loading.
1.
Each building shall provide for off-street loading and unloading with adequate ingress and egress from streets and with adequate space for maneuvering and shall provide such area at the side or rear of the building.
2.
Each loading space shall be at least fifteen feet by forty feet (15' x 40') and a minimum of one (1) space shall be provided for each building on the site. There shall be no loading or unloading from the street. Loading spaces shall be located to the rear of the building and shall not be visible from a public street.
3.
There shall be at least one (1) trash and garbage pick-up location provided for each building on the site, which shall be separated from the parking spaces. Trash pick-up locations may be either within the building or in a pick-up location outside the building, however trash enclosures shall be located in either the side or rear yard. Trash shall be stored in a steel-like fully 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 (3). If located within the building, the doorway may serve both the loading and trash/garbage functions and if located outside the building, it may be located adjacent to or within the general loading area(s) provided the container in no way interferes with or restricts loading and unloading functions.
I.
Minimum Off-Street Parking.
Each individual use shall provide parking spaces according to the following minimum provisions. When a site contains multiple permitted uses with different parking requirements, the total number of required parking spaces shall be obtained by individually computing the parking requirements for each use and adding the resulting numbers together. See Section 508 for additional standards.
1.
Retail, service uses, garden centers and nurseries shall provide parking at the ratio of one (1) space per two hundred (200) square feet of gross floor area.
2.
Banks, offices and business services shall provide parking at the ratio of one (1) space per two hundred (200) square feet of gross floor area.
3.
Restaurants and taverns shall provide a minimum of one (1) space for every two (2) seats, but in all cases a sufficient number of spaces to prevent any parking along public rights-of-way or private driveways, fire lanes and aisles.
4.
Sports facilities shall provide one (1) space per two hundred fifty (250) square feet of gross floor area.
5.
Studios shall provide one (1) space per thousand (1,000) square feet of gross floor area and one (1) space per employee during peak shift.
6.
Health care facilities and nursing homes shall provide a minimum of one (1) space per bed.
7.
Printing and publishing establishments shall provide one (1) space per employee during peak shift.
8.
Childcare centers shall provide a minimum of one (1) space for every three hundred (300) square feet.
9.
Health clubs shall provide one (1) space per one hundred seventy (170) square feet of gross floor area.
J.
Signage and Lighting.
1.
Within the NC Zone the following signs shall be permitted.
a.
Monument signage.
(1)
One (1) ground-mounted monument sign shall be permitted per parcel. A "double-sided" monument sign shall be considered as one (1) sign.
(2)
Monument signage shall be set back at least ten feet (10') from the property line.
(3)
The maximum sign area shall be forty-eight (48) square feet.
(4)
The maximum sign height, including structure and sign area, shall be eight feet (8') above existing grade.
(5)
The base of the sign shall be constructed of materials that are consistent with the building architecture and shall be landscaped with plantings.
(6)
If lighted, the sign shall be lit by direct, external light sources or back-lit raised letters.
(7)
A second monument sign shall be permitted if a property has more than five hundred feet (500') of frontage. However, the monument signs shall be at least three hundred fifty (350') linear feet apart.
b.
Wall signage.
(1)
One (1) wall sign shall be permitted per ground floor business.
(2)
The following types of wall signs shall be permitted:
(3)
The maximum sign area shall be twenty-four (24) square feet.
(4)
The uppermost limit of a wall sign shall be located no higher than sixteen feet (16') above the existing grade.
c.
Directory signage.
(1)
Directory signage shall be used to identify upper floor tenants.
(2)
One (1) directory sign shall be permitted per exterior entrance and shall be located to the side of the doorway and shall be a wall sign.
(3)
The maximum sign area shall be six (6) square feet.
(4)
The letter height shall not exceed five inches (5").
d.
Instructional signage.
2.
Sign area shall be considered to be the area graphically defined by color and/or a definitive border design. In the case of individual letters and/or logos painted on or attached to permanent buildings, the sign area shall be defined as the area of the smallest rectangle which can encompass the sign's verbiage and/or logo.
3.
Sign colors and design shall complement the principal building. Signs may not have flashing light elements, or messages changing more than once per day, or be constructed of highly reflective materials. No neon signage shall be permitted.
4.
All outdoor lighting, including signage lighting, except on agricultural lots, shall employ "cut off" or similar fixtures where the illumination source is not visible from the "viewing highway." All outdoor lighting, except on agricultural lots, shall comply with the guidelines of the International Dark-Sky Association.
5.
See Section 513 for additional standards.
K.
Sight Lines and Viewshed.
To maintain a positive visual character and quality within the NC Zone, scenic vistas and sight lines to lakes, ponds, rivers, creeks, public open space, conservancy areas, and farms shall be maintained through careful building placement and landscape development. Use of impervious surfaces shall be minimized to the greatest reasonable extent.
L.
Landscaping, Buffers and Screening.
1.
All proposed development within the NC Zone shall require a landscape development plan, with the exception of agricultural uses.
2.
Landscape development shall be consistent and blend with the adjoining landscape (i.e. meadow, upland woods, hedgerow, lowland woods, wetland, etc.).
3.
A minimum of fifteen feet (15') adjacent to any lot line and all other areas not utilized for buildings, parking, loading, access aisles, driveways or pedestrian walkways shall be maintained with existing vegetation or suitably landscaped with shrubs, ground cover, seeding or similar plantings and maintained in good condition. In any case, no less than forty-five percent (45%) of the total lot area shall be landscaped or maintained as natural open space with existing vegetation. Agricultural uses are exempted from this requirement.
4.
Significant existing vegetation within all setback areas shall be preserved (i.e. wetlands, meadow vegetation, and woodlands). Significant existing vegetation within the buildable area of any lot shall be preserved through careful and innovative site design, if feasible. Trees greater than eight inches (8") in diameter (measured four feet (4') above the ground) or special specimen trees, as identified by the Township, are considered significant vegetation.
5.
Minimum landscaping plant sizes (at time of installation) shall be as follows:
a.
Minimum size of shade and ornamental trees shall be two inch (2") caliper.
b.
Minimum size of evergreen trees shall be six feet (6') high.
c.
Minimum size of evergreen shrubs shall be fifteen inches (15") in width or three (3) gallons.
d.
Minimum size of flowering shrubs shall be eighteen inches (18") high.
e.
Measurement and quality of plant materials shall conform to the American Association of Nurserymen (AAN) standards.
6.
Service areas, loading docks, truck parking, outside storage (where permitted) and dumpster areas shall be screened from the viewing highway and any adjacent residential developments. Screening shall be accomplished with a minimum eight foot (8') high opaque screen. This screening may be accomplished by:
a.
Freestanding or attached wing walls or fences constructed of materials complimentary or the same as the primary construction materials found in the principal buildings.
b.
Earth berms and/or landscaping dense enough to create a year-round opaque screen. Plant material used for screening these service areas may be considered part of the general Site Landscaping & Open Space landscape requirement.
7.
Parking lots and internal roadways shall be screened from the viewing highway utilizing landscaping and/or earth berms with a side slope no greater than 4:1 (horizontal measure:vertical measure) on the viewing highway side, 4:1 on the development side and a minimum height of three feet (3') above the adjacent edge of the parking lot. Berm planting should complement the natural configuration of the berm. A twenty foot (20') wide planting island shall be included in the parking lot area at a spacing of every one hundred twenty feet (120') or every four (4) parking rows. Parking lots shall have a minimum of one (1) shade or ornamental tree for every ten (10) spaces.
M.
Architectural and Construction Requirements.
1.
Purpose. The purpose of the architecture design standards is to establish a set of principles and requirements to guide future development. These principles will enhance the NC Zone and encourage development at a scale that respects the rural and scenic character of the Township. The guidelines work to provide standards that allow for flexibility and creativity while encouraging high-quality development. High-quality development is long-lasting and has the ability to increase property values. The goal is to create buildings that are attractive, improve the Township's image and enliven the NC Zone.
2.
Architectural style.
a.
Principal structures within the NC Zone should be designed with an architectural character (e.g., barn, farmhouse, traditional log structure) that blends with the overall visual character of the rural context of its setting.
4.
Massing.
a.
Building wall offsets, including both projections and recesses, shall be provided along any street-facing building wall measuring greater than fifty feet (50') in length in order to provide architectural interest and variety to the massing of a building and relieve the negative visual effect of a single, long wall.
b.
The maximum spacing between such vertical offsets shall be thirty-three feet (33').
c.
The minimum projection or depth of any individual vertical offset shall not be less than six inches (6").
d.
Vertical offsets can include pilasters, projecting bays and/or changes in façade materials.
e.
All street-facing building walls shall have a clearly defined base, body and cap. See the example below.
 |
f.
The base of the building shall align with the kickplate, sill level or lintel level of the first story
g.
The body section of a building may be horizontally divided at floor, lintel or sill levels with belt courses.
h.
The architectural treatment of a façade shall be completely continued around all street facing façades of a building. All sides of a building shall be architecturally designed so as to be consistent with regard to style, materials, colors and details.
i.
Commercial buildings shall be clustered within a single parcel to avoid a typical suburban strip commercial center appearance.
5.
Roof.
a.
The shape, pitch and color of a roof shall be architecturally compatible with the style, materials and colors of such building.
b.
If the building has a flat roof, a parapet shall project vertically to hide any roof-mounted mechanical equipment. Additionally, a cornice shall project out horizontally from the façade and shall be ornamented with moldings, brackets or other details.
c.
Pitched roofs are encouraged to have dormers, chimneys, cupolas and other similar elements to provide architectural interest. These elements shall be compatible with the style, materials, colors and details of the building.
d.
Roofline offsets shall be provided along any gable roof measuring more than forty feet (40') in length in order to provide architectural interest and articulation to a building.
e.
Roof top heating, ventilating and air-conditioning (HVAC) systems, exhaust pipes and stacks, satellite dishes and other telecommunications receiving devices shall be screened or otherwise specially treated to be inconspicuous as viewed from the street and adjacent properties.
6.
Transparency.
a.
Ground floor uses shall have large pane display windows facing the street frontage. Such windows shall be framed by the surrounding wall and shall be a minimum of fifty percent (50%) of the total ground level façade area. A building's "ground level façade area" is the area bounded by the side edges of the building and the plane coincident with the internal floor of the building and the internal ceiling of the building.
b.
Transoms above display windows are encouraged.
c.
Windowsills shall not be more than three feet (3') above the sidewalk. Base panels or bulkheads are encouraged between the sidewalk and the windowsills.
d.
Windows shall be vertically proportioned (taller than wider) where possible.
e.
Buildings of architectural styles that normally have windows with muntins (vertical dividers) or divided lights shall utilize those types of windows.
f.
Glass blocks are not permitted on façades that face a public street.
g.
Exterior security grates are prohibited.
N.
Excavation and Site Grading.
No permanent excavation and/or site grading shall be allowed which has a slope exceeding 3:1 (horizontal measure:vertical measure), or does not have a protective vegetative cover to prevent erosion. Grading and excavation necessary for building construction shall be substantially completed within eighteen (18) months of the issuance of a building permit.
O.
Natural Storm Water Systems.
Storm water drainage shall be directed into natural drainage channels and detention/retention ponds. Pond edges and drainage channels shall be protected from erosion by natural aquatic vegetation whenever possible. When storm water volumes and/or velocities indicate more substantial measures than planting are required to control erosion, limestone rip-rap may be used. Rain gardens should be used whenever practical.
P.
All motor vehicle service stations in the "NC" Neighborhood Commercial Zone that sell gasoline at retail to consumers from gasoline pumps at their stations shall be required to have an alternate energy source, such as a generator connection/hookup, that is capable of providing electrical service during an interruption of the normal electrical supply sufficient to power up the gasoline pumps so that gasoline can be sold to the consumer. The alternate energy source shall be sufficient to operate all pumps during normal business hours of the service station.
§ LDO-405 "ROM" RESEARCH, OFFICE AND MANUFACTURING.
[Ord. #95-04 § 4; Ord. #2010-06 § 1; Ord. #2011-06 § 1; Ord. #2011-07 § 1; Ord. No. 2017-03 § 4; amended 8-18-2021 by Ord. No. 2021-09]
A.
Permitted Principal Uses on the Land and in Buildings.
1.
Offices and office buildings with multi-tenant space;
2.
Manufacturing plants of a type which carry on processes within completely enclosed buildings, including the manufacture, assembly or treatment of products from previously prepared materials, and not involving the synthesis of any chemicals for sale.
3.
Laboratories of an experimental, research or testing nature which carry on processes within completely enclosed buildings and which do not produce noticeable noise, vibrations, smoke, dust, odors, heat or glare outside the building.
4.
Warehousing; provided that no merchandise or other material may be stored outside.
5.
Public utility uses as Conditional Uses under N.J.S.A. 40:55D-67 (see Section 601 for standards).
6.
Farms.
7.
Landscaping businesses.
[Ord. No. 2017-03 § 4]
8.
Cannabis cultivation and cannabis manufacturing facilities as a conditional use under N.J.S.A. 50:55D-67 (See § 601(P) for standards).
[Added 8-18-2021 by Ord. No. 2021-09]
B.
Accessory Uses Permitted.
1.
Off-street parking (see Section 508).
2.
Fences and walls (see Section 503).
3.
Signs (see Section 405 H. hereinbelow and Section 513).
4.
Garages and storage buildings.
5.
Not more than two (2) temporary construction trailers to be utilized for sales and/or storage purposes on a given site for the period of construction beginning with the issuance of the first construction permit and concluding with the certificate of occupancy or one (1) year, whichever is less. Said trailers must be located on the site where the construction is taking place and must be set back at least thirty feet (30') from all street and lot lines.
6.
Employee cafeterias as part of a principal building or as the entire use of an accessory building, provided the cafeteria is limited in service to the employees of the principal use designated on the site plan as approved by the Board.
7.
Satellite dish antennas (see Section 520 for standards).
8.
Solar Energy Systems (see Section 601 for standards).
9.
Wind Energy Systems as a conditional use (see Section 601 for standards).
10.
Storage, packaging, distribution and testing of cannabis and cannabis products by a cannabis cultivator or cannabis manufacturer incident to cultivation and manufacturing activities licensed by the State of New Jersey.
[Added 8-18-2021 by Ord. No. 2021-09]
11.
Renewable or sustainable energy equipment for use in conjunction with the licensed activities of a cannabis cultivator or cannabis manufacturer, including but not limited to roof or ground-mounted solar arrays, battery storage and associated mechanical and electrical equipment.
[Added 8-18-2021 by Ord. No. 2021-09]
C.
Maximum Building Height.
No building height shall exceed forty feet (40') in height and three (3) stories except as allowed in Section 602.
D.
Area and Yard Requirements.
Principal Building Minimum | "ROM" District |
Lot area | 3 ac. |
Lot frontage | 300' |
Lot width | 300' |
Lot depth | 300' |
Side yard (each) | 75' |
Front yard | 125' |
Rear yard | 75' |
Accessory Building Minimum | "ROM" District |
Distance to side line | 50' |
Distance to rear line | 50' |
Distance to other building | 50' |
Maximum | |
Floor area ratio | 0.25 |
Lot coverage | 60% |
E.
General Requirements.
1.
Any principal building may contain more than one use and/or organization. Any lot may contain more than one principal building, providing that all building shall be separated by a minimum of twenty-five feet (25') provided such separation is to be used solely for pedestrian circulation. All buildings shall be separated by a minimum of fifty feet (50') where any part of such separation is to be used for parking or vehicular circulation. However, the separation requirements should not be construed to prohibit covered pedestrian walkways when the roof or covering of such walkway extends between the principal buildings.
2.
At least fifty feet (50') adjacent to any street line and thirty feet (30') adjacent to any lot line shall not be used for parking and shall be planted and/or maintained in lawn area, ground cover, or landscaped with evergreen shrubbery.
3.
No merchandise, products, waste, equipment or similar material or objects shall be displayed or stored outside.
4.
All portions of the property not utilized by buildings or paved surfaces shall be landscaped utilizing combinations such as landscaped fencing, shrubbery, lawn area, ground cover, rock formations, contours, existing foliage and the planting of conifers and/or deciduous trees native to the area in order to either maintain or re-establish the tone of the vegetation in the area and lessen the visual impact of the structures and paved areas. The established grades on any site shall be planned for both aesthetic and drainage purposes. The grading plan, drainage facilities and landscaping shall be coordinated to prevent erosion and silting as well as assuring that the capacity of any natural or man-made drainage system is sufficient to handle the water generated and anticipated both from the site and contributing upstream areas. In any case, no less than forty percent (40%) of the total lot area shall be landscaped.
5.
A minimum buffer area of fifty feet (50') in width shall be provided along any common property line with a residential district or residential use (see Section 804B20 for additional standards).
6.
No "critical" acreage shall be developed.
F.
Minimum Off-Street Loading.
1.
Each activity shall provide for off-street loading and unloading with adequate ingress and egress from streets and with adequate space for maneuvering and shall provide such area at the side or rear of the building. Each space shall be at least fifteen feet by forty feet (15' x 40') and a minimum of one space shall be provided for each building. Additional spaces may be necessary and required dependent upon the specific activity. There shall be no loading or unloading from the street.
2.
There shall be at least one (1) trash and garbage pick-up location provided by each building which shall be separated from the parking spaces by either a location within the building or in a pick-up location outside 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 the building, it may be located adjacent to or within the general loading area(s) provided the container in no way interferes with or restricts loading and unloading functions.
G.
Minimum Off-Street Parking.
1.
Offices and office buildings, manufacturing plants and laboratories shall each provide one (1) space for every one thousand (1,000) square feet or fraction thereof of floor space used for inside storage plus one (1) space for every seven hundred (700) square feet or fraction thereof of floor area used for manufacturing or research plus one (1) space for every two hundred (200) square feet or fraction thereof of floor area used for offices. In addition, one (1) space for every vehicle owned and/or operated by the use operating from the site shall be provided.
2.
In any event, each use shall provide a sufficient number of spaces in appropriate locations so that no driveway, aisle, fire lane or street right-of-way is used at any time for parking.
3.
See Section 508 for additional standards.
H.
Permitted Signs.
1.
Each lot may have two (2) signs, one (1) free-standing and one (1) attached, each not exceeding an area equivalent to five percent (5%) of the first floor portion of the front facade or thirty-two (32) square feet, whichever is smaller. Free-standing signs shall be set back at least thirty-five feet (35') from all street and lot lines and may not exceed twelve feet (12') in height. Where an individual activity has direct access from the outside, a sign not exceeding four (4) square feet identifying the name of the activity may also be attached to the building at the entrance to the activity.
2.
See Section 513 for additional standards.
§ LDO-405.1 (Reserved)
Former Section 405.1, "PO" Professional Office district, previously codified herein and containing portions of Ordinance Nos. 98-01, 98-01A, 2010-06, 2011-06 and 2011-07 was deleted in its entirety by Ordinance No. 2013-09.
§ LDO-406 FLAG LOTS.
A.
Flag lots may be created in Zoning District AR-6. The minimum acreage of a flag lot, in addition to the access strip, shall be one (1) acre larger than the minimum lot size required in the zone. For example, this shall be four (4) acres in the AR-3 zone and five (5) acres in the AR-4 zone.
B.
Each flag lot shall have access to an existing public road by way of a single access strip. Each access strip shall have a width of no less than forty feet (40') and no more than sixty feet (60') fronting on said public road. The access strip shall remain open and no structure shall be built upon it at any time.
C.
Only one (1) flag lot may be created on any lot in existence as of the date of passage of this ordinance.
D.
Flag lots shall not be further subdivided, except in accordance with the provisions of this ordinance.
E.
Each flag lot shall conform to all applicable zoning regulations within the zone with the exception of the minimum public road frontage requirements.
F.
The frontage is defined as the lot line parallel to the road servicing the flag lot(s).
G.
The center line of the access strip shall intersect the public road center line at an angle between seventy-five degrees (75°) and one hundred five degrees (105°).
H.
The access strip ends at the flag lot frontage.
I.
Sight distance along said public road from the access strip intersection shall be adequate for safety and traffic in accordance with Section 514.
J.
After approval of a subdivision creating a flag lot and prior to the granting of any construction permit, the access drive shall be improved and be capable of providing access to the flag lot for emergency vehicles and equipment under all weather conditions. Such improvement shall include provision for turnaround of emergency vehicles and equipment. The applicant shall demonstrate that an access drive shall be capable of providing access to the flag lot via a conforming driveway situated within the flag stem.
K.
No flag lot shall have its access from a cul-de-sac.
L.
The maximum length of the access strip shall be no greater than twice the minimum lot depth in the appropriate zone.
[Added by Ord. #91-06 § 1; Ord. #98-01A § 18; Ord. #98-07 § 3]