Residences. Single family dwellings and other dwellings, as provided in the sections relating to specific zoning districts, are permitted as principal uses. (For conversions, see section 17-145.)

Community residences for the developmentally disabled, community shelters for victims of domestic violence, community residences for the terminally ill and community residences for persons with head injuries shall be a permitted use in all residential districts of the township, and the requirements shall be the same as for single-family dwelling units located within such districts.

Cemeteries; golf courses with accessory club house, eating facilities, tennis courts, swimming pools and similar usual accessory structures; public library, public parks and playgrounds; municipal buildings including school bus shelters; fire houses.

Farm and agricultural uses including, as accessory uses, horse riding lessons and a farm stand offering facilities for seasonal sale of products or produce in accordance with the township's Right-to-Farm Ordinance. (Chapter 22 of the Township Code).

Model homes are permitted to be used as a sales office within a residential development only during the period necessary for the sale of new homes within that development. In addition to the model homes, the developer of a property with more than 10 dwelling units may be permitted to use one trailer, or manufactured home, or modular building, or similar structure as a sales office. Where a development contains a mix of dwelling unit types (dwelling unit types are defined as single family homes, and/or townhouses, and/or apartments), the developer may be permitted one sales office, as described above, for each housing type as defined above provided there are more than 10 dwelling units of each housing type, but in any event no more than three such sales offices shall be permitted in any one development regardless of how many dwelling unit types are in the development. Site plan review and approval shall be required for the sales operation area(s) in order to review parking, access, landscaping, the placement of the structures, and plans and guarantees to remove any temporary structures and/or pavement or parking areas upon completion of the sales operation.

Private garages, swimming pools, parking areas, tennis courts, trellises, fences, walls, lamp posts, storage structures and animal shelters and similar facilities, which in total occupy less than 10% of the lot, are permitted provided they are accessory and subordinate to the principal use of the lot.

One earth terminal antenna with an associated reflector (or dish) is permitted on a residential lot only if located either in the rear yard, or on the roof of a residence positioned below the ridge of the roof, both locations to be such as to have the antenna and reflector screened from view from the street. The dishes shall be an appropriate color to match the background. The setbacks shall conform to the setbacks for principal buildings for the zone in which it is located. If necessary to screen the antenna and reflector from the street, additional planting of shrubs, trees or other plants shall be required. Said plantings shall be of a type and be located so as to provide sufficient year-round foliage to provide the year-round screen. Servicing wires and cables shall be installed underground. The main reflector shall not exceed a diameter of eight feet and the overall height of the reflector, the base, and other associated installation equipment shall not exceed 10 feet.

Home Occupation. Structures in which not more than 25% of the net floor area of the structure is used in the conduct of the home occupation; there is no change in the exterior appearance of the structure or premises as a dwelling and no external visible evidence of the conduct of the occupation; no sales may be made at the premises; no part of the home occupation may be conducted in any accessory building; no person may be employed who is not both a member of the family of the person conducting the occupation and an actual resident of the dwelling; no traffic may be generated by the occupation beyond that normally generated by the use of the premises as a single family dwelling; no machinery, equipment or process may be used which creates noise, vibration, glare, fumes, odors or electrical interference detectable at the property lines or which causes any interference with radio or television reception by neighboring residences or fluctuation in line voltages beyond the premises.

Tennis Courts. One tennis court is permitted as an accessory use on a single family dwelling subject to the following restrictions:

Family day care homes providing child care services to no less than three and no more than five children at any one time, exclusive of family members, for no less than 15 hours a week, and registered as a family day care home pursuant to the "Family Day Care Provider Registration Act," shall be permitted as an accessory use to a single family dwelling unit. The zoning requirements shall be the same as for a single family dwelling unit.

Low and Moderate Income Housing Project. In addition, in any R-5 or R-100 District, a low and moderate income housing development approved prior to the effective date of this section[1] erected by a nonprofit, limited-profit, or for-profit sponsor is permitted in accordance with, but not limited to programs administered by State, Federal, and/or other governmental programs conditioned on the following: The project shall comply with all applicable building design, construction, and other requirements and guidelines of the sponsoring governmental agency or, if the sponsoring agency has no building design and construction requirements or guidelines, then the project shall follow those in effect at the New Jersey Housing and Mortgage Finance Agency ("NJ HMFA") as certified to the approving authority by the project architect; no project contains more than 150 units; all the units are dedicated to occupancy by qualifying low and moderate income households, except one on-site manager's or superintendent's apartment unit is permitted; the minimum period of affordability shall be 40 years instead of 30 years set forth in section 17-92c2; public water supply and public sanitary sewer service are required; the density shall not exceed 16 units per gross acre for developments exclusively for residents age 62 and over, or for developments exclusively for residents age 62 and over, but where not more than 20% of the units may be for non-age restricted, handicapped persons as "handicapped" is defined under State and/or Federal programs; and the density shall not exceed 10 units per gross acre for other, non-age restricted developments. Other design criteria shall meet the bulk and design requirements of section 17-92d.

Pumping stations, transformers and similar utility facilities which are needed in order to provide utility services directly to the consumer, but not repair facilities, offices, open storage, work areas or other aspects of utility operations. Such facilities shall be landscaped and screened to be appropriately integrated into a residential neighborhood in accordance with section 17-89 and, where safety dictates, shall be enclosed with landscaped fencing. Communications and wireless telecommunications towers, antennas, facilities and equipment are not included as a conditional use herein, and are specifically governed by section 17-148 of this chapter.

Conversion of Existing Accessory Buildings to Residences. In an effort to preserve the existing character of these rural areas and to pre serve old farm buildings and old materials, accessory buildings existing as of July 1, 1986 in the MRC, VRC, and R-150 Districts may be converted to a residence, with or without subdividing the lot so as to create a separate lot for each dwelling provided the following conditions are met:

A nursery outlet offering facilities for the sale of farm products from trees and ornamental shrubs provided the nursery is on a parcel used for agricultural purposes and meets the minimum requirements of subsection 17-159g (standards for an agricultural lot).

Public and private nonprofit schools and churches shall be permitted provided such uses have access from a primary local, collector, secondary arterial, or primary arterial road as identified on the adopted circulation plan or, if constructed on a new street system not shown on the circulation plan, shall have access from a road having design standards meeting one of these road classifications. Such uses shall be permitted only when the site can be designed so the recreational facilities, parking areas, and other yard spaces which would be used for groups of people or cars shall be buffered from adjoining residences via environmental conditions, topography, densely landscaped areas, distance, or similar design criteria to protect adjoining residential neighborhoods, meeting at least the minimum requirements of subsection 17-159g and section 17-89. Primary access to these uses shall not be through local streets in residential neighborhoods.

Resident professional offices in which not more than 25% of the net floor area of the structure is used for office purposes and there is no alteration visible from the street or adjacent property lines, and not more than one person may be employed at one time in addition to residents of the dwelling and members of the family of the resident professional.

Nonresidential Services in the R-6 District. In the R-6 District, the development of nonresidential uses shall be conditioned on: (a) a conceptual plan being prepared and submitted for the entire development, including all business, market housing, affordable housing, and other uses, including accessory uses; (b) all subsequent preliminary and final plans being consistent with the approved concept plan, as it may be amended, whether or not the development will be constructed at one time or in phases; (c) the business portion of the site abutting a primary arterial or secondary arterial road as set forth in the Circulation Plan of the Master Plan but being designed so that no driveway serving any individual use (residential or nonresidential) shall directly access the abutting arterial road(s); (d) any nursery school or day care center being located adjacent to, and with access to, an on-site service road that provides access to the abutting arterial road; (e) having not more than 30% of the overall development tract acreage (residential and nonresidential) devoted to nonresidential uses which are limited to either a nursery school or day care center and providing a mix of the following convenience services such as, but not limited to, banking, professional offices, restaurant and retail sale of food, pharmaceuticals, and general merchandise. The provision for nonresidential uses in the development shall be conditioned on receiving subdivision and site plan approval, which approval(s) shall require the execution of a developer's agreement and appropriate restrictions on the nonresidential lots and all remaining land in order to reasonably guarantee the actual construction and the phasing in of the low and moderate income housing obligation in accordance with section 17-92 as an integral part of the requirements of this zoning district: and, because any permitted nonresidential use is located on property that is permitted to be used for residential density as well as the nonresidential floor area, the nonresidential development shall be conditioned on the nonresidential portion of the development being obligated to pay the required affordable housing fee as set forth in the development fee ordinance, section 10-7c. Any nursery school or day care center shall be conditioned on meeting the licensing requirements of the State of New Jersey.

The development of any nonresidential uses in the R-6 District shall conform to the following zoning standards which shall be considered general bulk standards for the R-6 District, not specific standards or "conditions" for a conditional use:

Airport Hazard Area. In recognition of the existing airports located adjacent to the Pennington-Lawrenceville Road in the VRC District and the Mercer County Airport off Scotch Road in Ewing Township, these existing airports shall be considered a permitted use in accordance with N.J.A.C. 16:62-2.1(e). Additional buildings, additions to existing buildings, runway extensions, additions to parking areas and other improvements serving to increase the capacity of these airports with respect to the number of aircraft able to be parked at the airports, or the number of takeoffs and landings resulting from the increased number of aircraft, shall be permitted as a conditional use. The conditions for approval of any airport operations located in Hopewell Township shall be as follows:

Child Care Centers. Child care centers serving six or more children at any one time shall be permitted as a conditional use in the MRC, VRC, R-150, R-100, R-75, R-50, and R-5 residential districts conditioned on the facility being licensed by the State Department of Human Services, Division of Youth and Family Services; the use being a principal use on the lot and not part of a residential property; the use having no more than 100 children at any one time; the minimum lot area being the smaller of either six acres or two times the minimum lot size required in the zoning district in which the property is located; and the property shall have access from either an arterial or collector street. The matters in paragraphs (a) and (b) below shall be normal zoning and design issues and are not conditions for the conditional use.

Only one commercial vehicle per dwelling unit may be parked in the open. Any additional commercial vehicles, or any trailers, parked at the site shall be parked in a fully enclosed, permanent garage; and

Parked commercial vehicles and trailers cannot be parked closer to a street or other lot line than the minimum setback requirements for the principal building; and

No commercial vehicle shall exceed 3/4 ton capacity;

Commercial vehicle(s) and any trailers shall be registered to or used by a resident of the premises upon which it is parked and the commercial vehicle(s) shall be the customary means of transportation to and from work. No residential property shall be used as a parking lot for commercial vehicles or trailers that are used by employees other than the resident of the lot; and

Commercial vehicles shall not create a nuisance by reason of noise, fumes, dust or otherwise; and

In the event the owner or resident of the lot constructs a garage, or extends a driveway, or adds a parking area to accommodate commercial vehicles and/or trailers, the maximum permitted lot coverage (buildings and paving, including compacted stone areas) shall not be exceeded; and

No body work or painting of commercial vehicles and trailers is permitted. If oil changes and routine maintenance work is to be performed on-site, it is only permitted if done in an enclosed garage; and

Farm vehicles may be parked on farms.

Vehicles which are 35 feet long or longer shall be considered as structures and not as recreational vehicles;

Pick-up trucks with camper-mounted bodies, vans and motor homes shall be considered as passenger vehicles and not as recreational vehicles so long as they are not more than 25 feet long or 11 feet high;

Not more than one boat, with or without trailer, and one other recreational vehicle may be stored on any lot unless the additional vehicles are stored within a totally-enclosed and roofed structure;

In R-50, R-75 and R-100 zones, recreational vehicles may be stored closer to a side or rear property line than provided above so long as the angle measured from predominant ground level at the property line to the top of the vehicle is no greater than 45°.

If there is no residence on the property, no recreational vehicle may be stored within any required yard setback area.

Single family detached dwellings are permitted in this district.

Maximum Number of Dwelling Units. The maximum number of dwelling units permitted on a lot shall be calculated as specified in the following table:

Adult Housing. Higher density single family homes, apartments, townhouses or similar forms of multi-family housing are permitted in the R-100 District conditioned on the overall development as well as each unit within the development having a deed restriction limiting the units to occupancy by at least one person 55 years of age or older per unit and prohibiting children under age 18. The development shall also be conditioned on a maximum density of six units per acre and the following zoning standards:

Only single-family detached dwellings are permitted as residential uses in these districts.

The minimum requirements shall be:

Minimum Front Yard. Whenever a pattern of existing building setbacks or front yards, within 200 feet of a lot on the side of the street, is established at less than the minimum front yard required by section 17-159k1 above, a new structure may be built no closer to the street line than the average setbacks of such existing buildings.

The purpose of this district is to create a district with reasonable access to major highways and utility services in which the density can be increased sufficiently to provide for the construction of low and moderate income housing.

The permitted uses, design standards, density and other requirements shall be as set forth in section 17-92, Lower Income Housing.

The purpose of this district is to provide for an expansion of age-restricted housing under the provisions of the Fair Housing Act limiting the units to occupancy by at least one person 55 years of age or older per unit and prohibiting children under the age of 18. The exception to the age restriction is the requirement for affordable housing units constructed after January 1998 which shall be non-age restricted rental units.

The permitted housing types are limited to higher density apartments, townhouses, quadplexes or similar forms of multi-family housing conditioned on each unit within the development, other than the low and moderate income units constructed after January 1998, having a deed restriction limiting the units to occupancy by at least one person 55 years of age or older per unit and prohibiting children under the age of 18.

The housing development shall meet the following zoning standards:

The housing development shall be required to provide at least 15% of the units as affordable housing units (half low income and half moderate income) consistent with the provisions of section 17-92. Each of these units constructed after January 1998 shall be rental units and be non-age restricted. Each of the low and moderate income units constructed before January 1998 shall remain as they were approved, i.e., owner-occupied and age-restricted as set forth in paragraph m1 above. Any rental credits permitted under NJ COAH's[2] rules and generated as a result of the construction of rental units after January 1998 shall be credited against the Township's affordable housing obligation, not the developer's obligation.

The development shall be conditioned on receiving subdivision and site plan approval, which approval(s) shall require the execution of a developer's agreement and appropriate restrictions on the entire tract in order to reasonably guarantee the actual construction and the phasing in of the low and moderate income housing obligation in accordance with section 17-92 as an integral part of the requirements of this zoning district.

Single-family dwellings and conversions (for conversions, see section 17-145), including housing for low and moderate income households.

All permitted principal uses in section 17-159b2 to 5.

The maximum density of units per gross acre of land in the VRC District shall be 0.17 unit per acre, and in the MRC District shall be 0.075 unit per acre.

Open lands subdivisions are permitted on tracts of 18 acres or more in the VRC District and 40 acres or more in the MRC District. This option is intended to promote the retention of large contiguous wooded tracts and large farm tracts, and to promote the aggregation of smaller wooded and farm parcels. It is also intended to encourage and promote flexibility, economy and environmental soundness in subdivision layout and design. The following standards shall apply to open lands subdivisions.

Cluster subdivisions on tracts of 18 acres or more in the VRC District and 40 acres or more in the MRC District are permitted in accordance with the following standards:

Lot averaging subdivisions are permitted on tracts of 18 acres or less in the VRC District and 40 acres or less in the MRC District in accordance with the following standards:

Conventional subdivisions shall comply with the standards contained in sections 17-160i2(f), (g), (h) and (i). Lots in conventional subdivisions shall front on local streets.

Purpose. The purpose of this subsection is to provide a mechanism for the transfer of development potential from properties in the MRC and VRC Districts to municipally designated hamlets in the VRC District. The intent of this provision is to provide an opportunity to create an alternative development opportunity that furthers the goals of resource conservation in the township, while also providing a development form that supports the goals and policies of the master plan.

Allocation of Standards for the Transfer of Development Potential.

Limitations on the Use of Development Transfers. The owner of the land from which development potential has been obtained shall deed restrict the use of the land in perpetuity to those resource conservation uses authorized and enumerated in the sale or conveyance of the development potential.

Hamlets in the VRC District shall be municipally designated and located in accordance with the following criteria:

The hamlet shall be designated only when contiguous and/or noncontiguous parcels are preserved from development through the transfer of development potential.

The hamlet shall be designated by the planning board upon the approval of a planned development incorporating the above features and meeting the standards of section 17-1601 below.

Tract Size. The hamlet shall have a minimum size of 60 acres and a maximum size of 85 acres.

Density. The minimum density shall be 2.5 units per acre and the maximum density shall be 3 units per acre.

Minimum Lot Size and Lot Development Standards for Residential Uses. The minimum lot size for single family residential lots shall be 7,500 square feet, with a minimum frontage and width of 50 feet, a minimum front yard of 20 feet, minimum side yards of 10 feet, minimum rear yard of 25 feet, maximum building height of 35 feet and a maximum lot coverage of 35%. Atrium homes, patio homes, townhouses, duplexes and quadplexes are permitted in accordance with the standards in section 17-92d3.

Office and Retail Commercial Development. The hamlet shall include nonresidential uses consisting of retail shops for the convenience of the residents and/or offices for professionals and telecommuters, which may include residential uses in combination with the nonresidential uses. The nonresidential development shall be provided at a maximum ratio of 75 square feet of commercial/office space per residential unit. The design of nonresidential development shall respond to the specific location and needs of the planned community. In some cases the appropriate location for nonresidential development is the interior of the hamlet, so that pedestrian linkages are increased and motor vehicle movements reduced. In other cases the nonresidential development should be located at the edge of the hamlet in order to provide services to the surrounding community. A design that integrates both functions may be the most appropriate in certain locations.

The minimum lot size for nonresidential lots, or lots with a mix of nonresidential and residential uses, shall be 20,000 square feet, with a minimum frontage and width of 90 feet, a minimum front yard of 30 feet, minimum side yards of 15 feet, minimum rear yard of 35 feet, maximum building height of 35 feet and a maximum lot coverage of 60%.

Public and Quasi-Public Uses. The hamlet shall include at least 40% of the tract in open space and parks, including a greenbelt around the hamlet, and may include public uses such as community buildings and quasi-public uses such as a house of worship.

A single family detached dwelling located in the MRC and VRC Districts, which has received a certificate of occupancy or temporary certificate of occupancy prior to September 20, 2001, may be enlarged without an appeal to the approving authority, even though the dwelling may be on a nonconforming lot, provided that:

Accessory buildings or structures may be added to single family detached dwellings on nonconforming lots located in the MRC or VRC Zoning District, without an appeal to the approving authority, provided that:

A lot located in the MRC or VRC Zoning Districts may be developed with a single-family dwelling without an appeal to the approving authority, provided that:

Retail sale of consumable products, wearing apparel, pharmaceuticals, hardware, appliances, household goods, confections and general merchandise.

The sale of personal services such as the repair of appliances, furniture and shoes; cleaners; tailors; barber shops; and beauty salons.

Offices, banks, medical clinics and veterinary hospitals.

Restaurants and bars.

Commercial recreational establishments.

All uses permitted under paragraphs b1 through b5 above and b7 below shall be required to participate in the township's efforts to produce lower income housing as set forth in section 17-92.

Child Care Centers:

The residence of the proprietor of the commercial use, provided the lot size is 50% larger than required for the commercial use and the residence is in the same structure as the commercial use.

One earth terminal antenna and one associated reflector (or dish) are permitted on a lot provided they are located within the setback lines required for the principal use and are located to be screened from view from residences and public streets by plantings providing a year-round screen, parapet walls, building facades, walls, or similar effective device. The antenna and dish may be located on a roof, or attached to a building, or on the ground. Servicing wires and cables shall be installed underground. The highest point of the antenna and dish facility shall be 15 feet above the height of a building, or 10 feet above the maximum building height permitted, whichever is less.

Pumping stations, transformers and similar utility facilities which are needed in order to provide utility services directly to the consumer, but not repair facilities, offices, open storage, work areas or other aspects of utility operations. Such facilities shall meet the minimum requirements of subsection 17-159g and shall be landscaped or otherwise appropriately integrated into the site design by special architectural treatment in accordance with section 17-89 and, where safety dictates, shall be enclosed with fencing.

Cannabis retail establishments, in accordance with Section 17-151 of this Code.

The retail sale of consumable products, wearing apparel, pharmaceuticals, hardware, appliances, household goods, confections and general merchandise.

The sale of personal services such as appliance and shoe repair shops, cleaners, tailors, barber shops and beauty salons.

Offices, medical clinics and banks.

Theater, bowling alleys, gymnasiums, library, night club, bar, restaurant.

Motel.

In the SC District, all uses permitted under paragraphs b1 through b5 above and b7 below shall be required to participate in the township's efforts to produce lower income housing as set forth in section 17-92.

Child care centers shall be a permitted use and shall meet all the criteria set forth in subsection 17-161b7.

Cannabis retail establishments, in accordance with Section 17-151 of this Code.

Pumping stations, transformers and similar utility facilities which are needed in order to provide utility services directly to the consumer, but not repair facilities, offices, open storage, work areas or other aspects of utility operations. Such facilities shall meet the minimum requirements of section 17-159g and shall be landscaped or otherwise appropriately integrated into the site design by special architectural treatment in accordance with section 17-89 and, where safety dictates, shall be enclosed with fencing.

Nursery and garden center outlets.

(Reserved)

Shopping centers with uses permitted in the SC District and motels, provided the lot area exceeds 10 acres and the development meets all other standards of the SC District.

Offices, medical clinics and banks.

(Reserved)

Mortuary.

Veterinary hospital.

All uses permitted under paragraphs b1 through b7 above and b9 below shall be required to participate in the township's efforts to produce lower income housing as set forth in section 17-92.

Child care centers shall be a permitted use and shall meet all the criteria set forth in subsection 17-161b7.

Cannabis retail establishments, in accordance with Section 17-151 of this Code.

(Reserved)

Pumping stations, transformers and similar utility facilities which are needed in order to provide utility services directly to the consumer, but not repair facilities, offices, open storage, work areas or other aspects of utility operations. Such facilities shall meet the minimum requirements of section 17-159g and shall be landscaped or otherwise appropriately integrated into the site design by special architectural treatment in accordance with section 17-89 and, where safety dictates, shall be enclosed with fencing.

Offices and banks.

Medical clinic.

Single-family home and conversions (section 17-145).

Farms and agriculture in accordance with the standards for the VRC District.

Business/residence meeting the standards of subsection 17-159c3, except that sales may be made from the premises; no more than two persons may be employed at one time from the property who are not members of the family conducting the occupation and not an actual resident of the dwelling; traffic other than that normally generated by a single-family dwelling is permitted; and the equivalent of the first floor area of the structure may be used to conduct the home occupation.

Child care centers shall be a permitted use and shall meet all the criteria set forth in subsection 17-161b7.

All uses permitted under paragraphs b1 through b3, b5 and b6 shall be required to participate in the township's efforts to produce lower income housing as set forth in section 17-92.

Home occupations in accordance with subsection 17-159c3.

Parking and loading.

Storage buildings.

One earth terminal antenna and one associated reflector (or dish) are permitted on a lot provided they are located within the setback lines required for the principal use and are located to be screened from view from residences and public streets by plantings providing a year-round screen, parapet walls, building facades, walls, or similar effective device. The antenna and dish may be located on a roof, or attached to a building, or on the ground. Servicing wires and cables shall be installed underground. The highest point of the antenna and dish facility shall be 15 feet above the height of a building, or 10 feet above the maximum building height permitted, whichever is less.

Farms and agriculture.

Single-family homes and conversions (section 17-145). However, any single family home development on a lot of sufficient size to meet the minimum number of units required in section 17-92 shall also be required to participate in meeting the lower income housing obligation of the township.

Business/residence meeting the conditions of subsection 17-159c3, as modified by subsection 17-164b5.

Offices.

Industrial/office park.

Research facility.

Manufacturing and assembly.

Packaging; printing; warehousing.

Hospitals; veterinary hospital.

Restaurant.

All principal uses permitted in the RO (Research/Office) District.

Child care centers meeting the requirements of subsection 17-161b7.

All uses permitted under paragraphs b2 through b12 above shall be required to participate in the township's efforts to produce lower income housing as set forth in section 17-92.

Parking and loading; supply and equipment storage; cafeteria.

Accessory uses permitted in the RO District.

Automobile service stations provided access is either from Route 31 at an intersecting secondary arterial road as shown on the adopted circulation plan, or is on an interior road designed as part of an industrial/office park, except that no new automobile service station shall be located along Route 31 if it is within 1,000 feet in either direction of an existing station. A service station shall comply with the minimum requirements for new car/truck dealers in subsection 17-163e, and with the standards of section 17-102.

Gymnasiums, indoor tennis courts, similar court games, and recreation centers shall be permitted provided they have access from either a primary arterial or secondary arterial road as shown on the adopted circulation plan or from an interior road in an industrial/office park and which meet the minimum requirements of subsection 17-163e.

Pumping stations, transformers and similar utility facilities which are needed in order to provide utility services directly to the consumer, but not repair facilities, offices, open storage, work areas or other aspects of utility operations. Such facilities shall meet the minimum requirements of subsection 17-159g and shall be landscaped or otherwise appropriately integrated into the site design by special architectural treatment in accordance with section 17-89 and, where safety dictates, shall be enclosed with fencing.

Cannabis manufacturing, subject to the conditional use and additional development standards in subsection 17-165g.

The lot, yard, height and coverage requirements for single-family homes, conversions and business/residence within the SI District shall be the same as those which govern development of single-family homes in the R-100 District.

The lot, yard, height and coverage requirements for an office within the SI District shall be the same as those which govern development of an office in the OCC District.

The lot, yard, height and coverage requirements for all other permitted uses within the SI District shall be as follows:

The average lot size shall not be less than 2.5 acres.

The minimum lot size shall be two acres.

No lots of less than 2.5 acres may be subdivided until a sufficient number of lots in excess of 2.5 acres have been subdivided in order to maintain the minimum average lot size of 2.5 acres over the entire tract, except that in any event, no more than half the total number of resulting lots may be less than 2.5 acres.

The minimum lot width and depth for parcels less than three acres shall be 250 feet; the minimum yards shall be: front yard 100 feet; each side yard 50 feet; and rear yard 50 feet, except the side and rear yards shall be 100 feet if abutting a residential zone. The minimum lot width, depth and minimum yards for parcels three acres or more shall be as set forth in subsection 17-165e3.

All other coverage, parking, building height, and other provisions of this district shall be as set forth in other provisions of this chapter.

Conditional Use Requirements.

Additional Development Standards.

Farms and agriculture.

Offices.

Office park.

Research facility.

Hospital; veterinary hospital.

Restaurant.

Child care centers shall be a permitted use and shall meet all the criteria set forth in subsection 17-161b7.

Principal uses permitted in the RO District.

In the OP District, all uses permitted under paragraphs b2 through b8 above shall be required to participate in the township's efforts to produce lower income housing, as set forth in section 17-92. In addition, developers in the OP District may exercise an additional option of dedicating land outside the OP District, but south of Washington Crossing-Pennington Road and south of Pennington-Lawrenceville Road, provided the land would be suited to lower income housing development. This additional land shall be of equal size as the parcel being considered in the OP District with suitable highway access and utility services.

Parking; supply and equipment storage; cafeteria.

Conference centers for uses on tracts of 100 or more acres.

One earth terminal antenna and one associated reflector (or dish) are permitted on a lot provided they are located within the setback lines required for the principal use and are located to be screened from view from residences and public streets by plantings providing a year-round screen, parapet walls, building facades, walls, or similar effective device. The antenna and dish may be located on a roof, or attached to a building, or on the ground. Servicing wires and cables shall be installed underground. The highest point of the antenna and dish facility shall be 15 feet above the height of a building, or 10 feet above the maximum building height permitted, whichever is less.

Accessory uses permitted in the RO District.

Automobile service station provided access is from an interior road designed as part of an office park. A service station shall comply with the minimum requirements for new car/truck dealers in subsection 17-163e, and with the standards of Section 17-102.

Gymnasiums, indoor tennis courts, similar court games, and recreation centers shall be permitted provided they have access from either a primary arterial or secondary arterial road as shown on the adopted circulation plan or from an interior road in an office park and which meet the minimum requirements of subsection 17-163e.

Pumping stations, transformers and similar utility facilities which are needed in order to provide utility services directly to the consumer, but not repair facilities, offices, open storage, work areas or other aspects of utility operations. Such facilities shall meet the minimum requirements of subsection 17-159g and shall be landscaped or otherwise appropriately integrated into the site design by special architectural treatment in accordance with section 17-89 and, where safety dictates, shall be enclosed with fencing.

The average lot size shall not be less than 3.5 acres;

The minimum lot size shall be two acres;

No lots of less than 3.5 acres may be subdivided until a sufficient number of lots in excess of 3.5 acres have been subdivided in order to maintain the minimum average lot size of 3.5 acres over the entire tract, except that in any event no more than half the total number of resulting lots may be less than 3.5 acres.

The minimum lot width and depth for parcels less than five acres shall be 250 feet; the minimum yards shall be: front yard 100 feet; each side yard 50 feet; and rear yard 50 feet, except the side and rear yards shall be 100 feet if abutting a residential zone. The minimum lot width, depth and minimum yards for parcels five acres or more shall be as set forth in subsection 17-166e. In the case of a general development plan submitted pursuant to subsection 17-166g, the setbacks from the perimeter of the tract shall be met, but the following minimum yard requirements shall apply to any lot or portion thereof internal to the tract: front yard — 75 feet for a principal building and 15 feet for accessory buildings and structures; each side yard — 25 feet for a principal building, and 15 feet for accessory buildings or structures except parking garages, including associated uses contained in or attached to such garages, may overlap lot lines to serve abutting properties; and rear yard — 25 feet for a principal building and 15 feet for accessory buildings and structures.

All other coverage, parking, building height, and other provisions of this district shall be as set forth in other provisions of this chapter; provided, however, in the case of a general development plan submitted pursuant to subsection 17-166g, the maximum floor area ratio, maximum lot coverage and maximum nonresidential building height requirements shall be as set forth in subsection 17-166g. The maximum floor area ratio and lot coverage requirements set forth in subsection 17-166g4 shall be applied to the tract as a whole and not to individual lots therein. The parking requirements and other provisions of this district not otherwise provided for in this subsection 17-166e or subsection 17-166g shall be set forth in other provisions of this chapter.

Purpose. The opportunity to submit a general development plan is intended to provide opportunities for long range public and private planning in conjunction with the protection that an approved general development plan gives to developers under the Municipal Land Use Law in return for commitments by that developer to making various improvements and/or contributions toward infrastructure and other community services.

For general development plans, in addition to the principal and accessory uses permitted under subsections 17-166b and c above, the principal and accessory uses permitted in the RO District shall be permitted, and the plan shall contain the elements required in section 17-126 to address related housing, if applicable, and services to the businesses, the employees, and any residents in the proposed development.

A housing component shall be provided in compliance with the applicable portions of section 17-92. Where the applicant chooses to make the monetary contributions, the payments shall be made for each building in the development in accordance with the Hopewell Township Development Fee Ordinance.

The principal nonresidential permitted uses shall be oriented to employment centers consisting of offices and research facilities. Service uses to the offices and research uses shall be limited to no more than 20% of the gross floor area of the nonresidential uses in the development and shall be limited to the sale of supplies, furniture, and equipment to support the office and research uses, together with related equipment repair and service uses. Other retail and service uses permitted in the plan shall be limited to 5% of the gross floor area of the nonresidential uses in the development and shall be limited to such uses as restaurants, delicatessens, banks, pharmacies, and such retail uses as individual clothing and shoe stores, gift shops, flower shops, and personal services such as barber shops, beauty salons, cleaners, tailors, and shoe repair. Where there is more than 500,000 square feet of office and/or research uses in the development, one conference center and one hotel shall also be permitted. The maximum floor area ratio of nonresidential uses shall be 0.18 throughout the tract, subject to an increase in floor area as provided by section 17-92. Certain uses noted below shall not be counted in the floor area ratio of the total tract. The development may be shifted from one portion of the tract to another in order to maximize open space, or to add flexibility in designing the site. The maximum lot coverage in the nonresidential portion of the plan shall be 50%, including buildings, driveways, parking and loading areas, and sidewalks, but excluding streets and sidewalks in public or private rights-of-way and also excluding the building and pavement coverage of freestanding buildings which are specifically excluded from the floor area ratio as set forth herein.

As part of a general development plan, temporary uses limited to serving on-site construction during the period of development may be permitted provided site plan review and approval of the temporary uses have been granted. The purpose of these uses is to minimize the volume of traffic going to the site by vehicles such as construction vehicles, lumber, brick, and other supply and maintenance vehicles. These temporary uses shall be located at least 400 feet from the perimeter of the site and be shielded from view by such things as evergreen plantings, berms or natural contours, or existing wooded areas. The design and location of these temporary facilities shall be such as to minimize the potential nuisances to any nearby residents. The temporary uses to be permitted shall include such uses as brick, stone and lumber yards; construction offices; vehicle maintenance and vehicle storage areas; and warehousing and supply storage buildings. These temporary uses serving each category of use shall be phased out as the development nears completion and shall all be removed from the site prior to the certificate of occupancy being issued for any part of the last 5% of each category of use.

The overall plan shall include provisions for nursery school and/or child/day care in conjunction with the employment uses. If located on the site, the floor area devoted to this use under a general development plan shall not be counted in the floor area ratio. The design standards shall meet the requirements set forth in subsection 17-161b7.

The overall plan shall include at least 15% of the area of the tract in open space and provide recreation uses. These recreation uses shall contain improvements for active recreation uses as delineated on a plan (such as but not limited to ball fields, court games, pool, or buildings housing exercise rooms). The plan shall contain provisions for park settings and passive areas as well (such as but not limited to a park with benches located to have a scenic view, or directed toward views of statues or other works of art, or directed toward views of flower gardens or similar areas.) The requirement for open space and recreation uses in the overall plan may be satisfied by including any land dedicated by the applicant to the township for open space and recreation purposes, provided such land is adjacent to the planned development site. The land dedicated by the applicant need not be in the OP Zone.

A plan resulting in more than one million square feet of nonresidential floor area on-site shall require a specific community facilities plan as part of the agreement. In the event the community facilities are to be of site, then said agreement shall set forth the developer's participation and the manner of satisfying same. If the community facilities are on-site, then the floor area devoted to this use shall not be counted in the floor area ratio.

Nonresidential uses may have building heights of: (1) not more than 45 feet and three stories when located at least 75 feet from the perimeter of the tract; (2) not more than 60 feet and four stories when located at least 150 feet from the perimeter of the tract, or 75 feet and five stories when located at least 150 feet from the perimeter of the tract and within 1,400 feet of an interstate highway and 1,400 feet of a railroad right-of-way; (3) not more than 70 feet and five stories when located (a) at least 500 feet from an interstate highway or railroad right-of-way, or (b) at least 800 feet from any other perimeter boundary of the tract; and, (4) not more than 110 feet and seven stories when located at least 500 feet from an interstate highway or railroad right-of-way and within 1,400 feet of an interstate highway and 1,400 feet of a railroad right-of-way.

Sloping roofs which enclose or screen uninhabitable space or equipment shall not be included in the foregoing building height limitations and shall not be higher than an additional 30 feet above the maximum allowable building height as defined above. Any other rooftop structures shall not exceed more than 25% of the maximum allowable building height set forth above. In no instance shall the total height of the building plus uninhabitable space and equipment exceed 110 feet. All rooftop mechanical equipment shall be screened from view. If the design of the development includes one or more buildings higher than 35 feet, the applicant shall include in the development schedule some provision for a proportionate share of future emergency services able to serve taller buildings.

Adequate provision shall be made for water storage, but the location of any elevated storage tank shall be at least 1,000 feet from the perimeter of the tract.

The perimeter of the tract along existing streets and property lines shall be designed to provide a buffer area which averages 100 feet in width but is not less than 75 feet in width in any one location. The buffer area shall have various shaped berms averaging at least five feet in height where the adjacent street or property is at grade with or higher than the site in order to enhance visual buffer intended. These berms and the entire buffer area shall be planted with a mixture of evergreens, deciduous trees and shrubbery of different species to assure that off-street parking and loading areas within 400 feet of the perimeter property lines are screened from view. Elsewhere, the buffer area shall be planted to lessen the visual impact of development through combinations of densities, color, and different plant materials. The other buffer requirements of the ordinance shall be met. The approving authority may grant waivers from these berming and planting standards if, in the opinion of the approving authority, the existing contours or the wooded nature of the existing conditions within the buffer area meet the objectives of the ordinance.

The minimum spacing between nonresidential buildings shall be at least equal to the height, excluding sloped roofs and penthouse structures, of the tallest adjacent building. Where roads, but not driveways, pass between buildings that are closer than 100 feet to one another, the space between the buildings shall be increased up to another 25 feet, but the space between buildings need not be increased beyond 100 feet. Unless modified by approval of the planning board, buildings shall be set back from any interior road, but not driveways, at least 50 feet and shall be set back at least 25 feet from any parking spaces. Truck loading docks are specifically excluded from this requirement. If a parking garage is constructed as part of a building complex, the garage may be as close to any other building as the height of the garage and if the parking garage has more than two stories, an elevated walkway from the garage into the building(s) in addition to the ground floor entrance(s) should be considered.

Detention basins shall be designed as part of a lawn, or part of a park or recreation area, or as an aesthetic attraction as part of a garden, or be designed in some similar fashion to be an aesthetic part of the plan, but detention basins, unless they are designed to permanently retain water as a pond, and are approved as a recreational or aesthetic amenity by the planning board at the time of site plan approval, shall not count as part of the required 15% requirement in subsection 17-166g7.

Where there is more than 1,000,000 square feet of nonresidential floor area in the development plan, the plan shall provide a site and a building for either a fire house or rescue squad as a supporting community facility for the plan. The floor area devoted to this use shall not be counted in the floor area ratio.

The plan may incorporate not more than one helistop located at least 500 feet from any street or property line and at least 2,000 feet from any residential use, located in a manner complying with the flight patterns from other airports, and located so the approach pattern is not over residential areas.

Section 12 of the Mercer County Transportation Development District Ordinance, as amended from time to time (the "TDD Ordinance") provides that developers submitting a transportation demand management plan shall be eligible for trip reduction credits, with such credits specified in a TDD Fee Binder Agreement, and with trip reduction credits accruing at specified rates with respect to flex time and staggered work hours and with respect to actual removal of single occupancy vehicles from the transportation system. Section 6G of the TDD Ordinance provides that any credits available under Section 12 of the TDD Ordinance shall be rescinded upon the alteration or termination of the activity or condition on account of which such credit was applicable. The developer shall provide to the township a copy of any submissions to Mercer County pursuant to the TDD Ordinance seeking credits for a traffic demand management plan, together with a copy of any reports thereon.

Uses permitted in the HBO District meeting the HBO regulations.

Uses permitted in the OP District meeting the OP regulations.

Warehousing, meeting the lot, yard, height, coverage and other bulk requirements of the OP District (subsection 17-166e).

Manufacturing and assembly.

Conditional uses permitted in the HBO District, including cannabis retail establishments, in accordance with Section 17-151 of this Code.

Automobile car wash provided it has access from Route 31, the vehicular entrance to the facility is at the rear of the property, the on-site stacking of vehicles waiting to enter the facility is around the periphery of the lot and at least two lanes wide, and the stacking lanes have a capacity for at least 20 vehicles.

Offices.

Uses devoted to research, experimentation, design, education, and development in medicine, pharmacology, chemistry, physics, engineering, and similar fields.

Farms and agriculture in accordance with the standards for the VRC District.

In the RO Districts, all uses permitted under paragraphs b1 and b2 above shall be required to participate in the township's efforts to produce lower income housing including the dedication of land and development of lower income housing as set forth in section 17-92.

Child care centers shall be a permitted use and shall meet all the criteria set forth in section 17-161b7.

Parking and loading.

Cafeterias, first aid and recreational facilities for employees and guests.

Helistop located at least 500 feet from any street or property line and at least 2,000 feet from any residential use, and which shall not be used between 10:00 p.m. and 7:00 a.m.

Not more than three dwellings located on the premises and occupied by full-time employees and their families only.

Maintenance facilities and centralized service facilities serving the uses on the tract.

Conference center as part of the operations of a permitted use provided it is subordinate to the principal use, has less square footage than the principal use, and is designed to accommodate fewer personnel than the principal use. In conjunction with the conference center, such activities as swimming pools, tennis courts, golf courses, and other recreational facilities are permitted provided they are available as an activity associated with the accessory conference center and not operated as a commercial facility open to the general public.

One earth terminal antenna and one associated reflector (or dish) are permitted on a lot provided they are located within the setback lines required for the principal use and are located to be screened from view from residences and public streets by plantings providing a year-round screen, parapet walls, building facades, walls, or similar effective device. The antenna and dish may be located on a roof, or attached to a building, or on the ground. Servicing wires and cables shall be installed underground. The highest point of the antenna and dish facility shall be 15 feet above the height of a building, or 10 feet above the maximum building height permitted whichever is less.

Pumping stations, transformers and similar utility facilities which are needed in order to provide utility services directly to the consumer, but not repair facilities, offices, open storage, work areas or other aspects of utility operations. Such facilities shall meet the minimum requirements of subsection 17-159g and shall be landscaped or otherwise appropriately integrated into the site design by special architectural treatment in accordance with section 17-89 and, where safety dictates, shall be enclosed with fencing.

Inclusionary affordable housing development pursuant to the requirements in § 17-168g.

Production and assembly in the RO-1 District only in the fields of medicine, pharmacology and biologics, so long as such use meets the conditional use standards set forth in § 17-168h.

Purpose. The opportunity to submit a general development plan is intended to provide opportunities for long range public and private planning in conjunction with the protection that an approved general development plan gives to developers under the Municipal Land Use Law in return for commitments by that developer to making various improvements and/or contributions towards infrastructure and other community needs and services.

In addition to the principal uses permitted under subsection 17-168b above, the plan shall contain the elements required in section 17-126 to address related housing and services to the businesses, the employees, and any residents in the proposed development.

A housing component shall be provided in compliance with the applicable portions of section 17-92. Where the applicant chooses to make the monetary contributions, the payments shall be made as building permits are issued for each phase of the development.

The principal nonresidential permitted uses shall be oriented to employment centers consisting of offices and research facilities. Service uses to the offices and research uses shall be limited to no more than 20% of the gross floor area of the nonresidential uses in the development and shall be limited to the sale of supplies, furniture, and equipment to support the office and research uses, together with related equipment repair and service uses. Other retail and service uses for employees and residents permitted in the plan shall be limited to 15% of the gross floor area of the nonresidential uses in the development and shall be limited to such uses as restaurants, banks, pharmacies, and such retail uses as individual clothing and shoe stores, gift shops, flower shops, and personal services such as barber shops, beauty salons, cleaners, tailors, and shoe repair. Where there is more than 1,000,000 square feet of office and/or research uses in the development, the plan shall provide at least one restaurant. The development may be shifted from one portion of the tract to another in order to generate acreage for the housing requirement, or to maximize open space, or to add flexibility in designing the site. The maximum lot coverage in the nonresidential portion of the plan shall be 50%, including buildings, streets, driveways, parking and loading areas, and sidewalks, but excluding the building and pavement coverage of free standing buildings used exclusively for uses excluded from the floor area ratio as set forth below.

As part of a general development plan, temporary uses limited to serving on-site construction during the period of development may be permitted provided site plan review and approval of the temporary uses has been granted. The purposes of these uses is to minimize the volume of traffic going to the site by vehicles such as construction vehicles, lumber, brick, and other supply and maintenance vehicles. These temporary uses shall be located at least 400 feet from the perimeter of the site and be shielded from view by such things as evergreen plantings, berms or natural contours, or existing wooded areas. The design and location of these temporary facilities shall be such as to minimize the potential nuisances to any nearby residents. The temporary uses to be permitted shall include such uses as brick, stone and lumber yards; construction offices; vehicle maintenance and vehicle storage areas; and warehousing and supply storage buildings. These temporary uses shall be phased out as the development nears completion and shall all be removed from the site prior to the certificate of occupancy being issued for any part of the last 5% of the dwelling units and/or the last 5% of the gross floor area of nonresidential uses in the development.

The approving authority may require that the overall plan include provisions for nursery school and/or child care/day care facilities in conjunction with the employment uses. The floor area devoted to this use under a general development plan shall not be counted in the floor area ratio. The design standards shall meet the requirements set forth in subsection 17-161b7.

The overall plan shall include at least 15% of the area of the tract in open space and recreation uses, at least half of this space shall be designed in relation to any on-site residential uses, with the other areas to be convenient to the office uses. These recreation areas shall contain improvements for active recreation uses as delineated on a plan (such as but not limited to ball fields, court games, pool, or buildings housing exercise rooms). The plan shall contain provisions for park settings and passive areas as well (such as but not limited to a park with benches located to have a scenic view, or directed toward views of statues or other works of art, or directed toward views of flower gardens or similar areas).

A plan resulting in more than 1,000,000 square feet of nonresidential floor area on-site shall require a specific community facility's plan as part of the agreement. In the event the community facilities are to be off-site, then said agreement shall set forth the developer's participation and the manner of satisfying same. If the community facilities are on-site, then the floor area devoted to this use shall not be counted in the floor area ratio.

Maximum building heights shall be as follows:

Adequate provisions shall be made for water storage, but the location of any above ground storage tank shall be at least 1,000 feet from the perimeter of the tract.

The perimeter of the tract along existing streets and property lines shall be designed to provide a buffer area at least 100 feet in width. The buffer area shall have various shaped berms at least five feet in height where the adjacent street or property is at grade with or lower than the site in order to enhance the visual buffer intended. These berms and the entire buffer area shall be planted with a mixture of indigenous vegetations including evergreens, deciduous trees and shrubbery of different species to assure that off-street parking and loading areas within 400 feet of the perimeter property lines are screened from view. Elsewhere, the buffer area shall be planted to lessen the visual impact of development through combinations of densities, color, and different plant materials. The other buffer requirements of the chapter shall be met. The approving authority may grant waivers from these berming and planting standards if, in the opinion of the approving authority, the existing contours or the wooded nature of the existing conditions within the 100 feet buffer area meet the objectives of the chapter.

Buildings shall be set back at least 25 feet from any parking spaces. If a parking garage is constructed as part of a building complex, the garage may be as close to the building(s) it is serving as is permitted by all applicable building codes. If the parking garage has more than two stories, there shall be an elevated walkway from the third story into the building(s) in addition to the ground floor entrance(s).

Detention basins shall be designed as part of a lawn, or part of a park or recreation area, or as an aesthetic attraction, as part of a garden, or be designed in some similar fashion to be an aesthetic part of the plan, but detention basins shall not count as part of the required 15% requirement in subsection 17-168f7.

The plan shall provide a site and a building for either a fire house or rescue squad as a supporting community facility for the plan. The floor area devoted to this use shall not be counted in the floor area ratio.

The plan may incorporate not more than one helistop located at least 500 feet from any street or property line and at least 2,000 feet from any residential use, located in a manner complying with the flight patterns from other airports, and located so the approach pattern is not over residential areas.

The plan shall include a traffic management plan which shall provide for one or more methods of reducing peak hour traffic and which shall require all occupants to participate in the program. The traffic management plan shall include such methods as staggered work hours, flex-time, van pooling, corporate sponsored transportation, provision for locating a passenger station adjacent to the railroad when the site abuts the railroad, and such other techniques approved by the approving authority. Where the general development plan is to be implemented in phases, a condition of approval of the general development plan shall be a requirement to update the traffic data and the traffic management plan at each phase.

Principal Permitted Uses.

Permitted Accessory Uses.

Area and Yard Requirements - Relief required by this section shall be considered according to the standards in N.J.S.A. 40:55D-70(c):

Development Requirements for Inclusionary Housing in the RO-1 District:

Production and assembly uses related to the fields of medicine, pharmacology and biologics are permitted conditional uses within the RO-1 District only when such uses meet all of the conditions set forth in this section.

Location and Compliance with General Development Plan. The site shall be located within an area designated for development in an approved General Development Plan (GDP). Any proposed building square footage shall count towards the maximum square footage and floor area ratio permitted by the GDP covering the tract.

Lot, Yard, Height and Coverage Requirements.[2]

Parking and Loading. Relief required by this section shall be considered according to the standards in N.J.S.A. 40:55D-70(c):

Traffic.

Water volumes to the site and wastewater volumes from the site shall count toward the volumes approved under the GDP unless other arrangements have been approved by the New Jersey Department of Environmental Protection.

All materials shall be stored indoors. Waste materials may be stored outdoors within an enclosure at least six feet tall. Relief required by this section shall be considered according to the standards in N.J.S.A. 40:55D-70(c).

The performance standards at § 17-97 shall apply.

Quarrying, handling and processing of stone, sand and gravel extracted from the premises, including transportation and storage, crushing, grinding, pulverizing and mixing of the extracted raw materials.

Uses as permitted and regulated in the MRC District upon depletion of quarry material or cessation of operations, and upon full rehabilitation of the site pursuant to the plan on file with the township. The rehabilitation shall be approved by the township engineer prior to use for any other purpose.

All buildings, machinery and accessory facilities used to conduct permitted uses.

Mixing or batching plant for concrete.

Manufacture of bituminous concrete, concrete mixes, and other concrete products.

Buildings and facilities for the repair and storage of motor vehicles and equipment used in permitted operations.

Administrative and sales offices.

Off-street parking space for vehicles used in permitted operations and for vehicles of employees and visitors.

Warning signs wherever required and other signs as permitted for industrial uses.

One earth terminal antenna and one associated reflector (or dish) are permitted on a lot provided they are located within the setback lines required for the principal use and are located to be screened from view from residences and public streets by planting providing a year-round screen, parapet walls, building facades, walls, or similar effective device. The antenna and dish may be located on a roof, or attached to a building, or on the ground. Servicing wires and cables shall be installed underground. The highest point of the antenna and dish facility shall be 15 feet above the height of a building, or 10 feet above the maximum building height permitted, whichever is less.

Pumping stations, transformers and similar utility facilities which are needed in order to provide utility services directly to the consumer, but not repair facilities, offices, open storage, work areas or other aspects of utility operations. Such facilities shall meet the minimum requirements of subsection 17-159g and shall be landscaped or otherwise appropriately integrated into the site design by special architectural treatment in accordance with section 17-89 and, where safety dictates, shall be enclosed with fencing.

Minimum lot area - 50 contiguous acres exclusive of private right-of-way.

Minimum frontage - sufficient to enable access to a public road and to enable compliance with N.J.S.A. 40:55D-35.

Minimum lot width - not less than 500 feet of lot width as measured at the front setback line.

Minimum setbacks - no structure, use or operation, other than required fencing, shall be located closer than 200 feet from any public road or zone boundary except the actual excavation or removal of rock which shall be no closer than 150 feet from any public road or zone boundary.

Building height, percentage of lot coverage, building area. The requirements of the OP District shall apply; provided, however, that the approving authority may, as part of any required site plan application or any amendment thereto, approve accessory structures used in mining operations of greater height if no feasible alternative structure is shown to exist.

Minimum floor area - all buildings or structures other than mechanical or operational structures, such as crushers, batching plants and the like, shall contain a minimum of 10,000 square feet of floor area.

Any person engaged in quarrying and any quarry shall be subject to the provisions of Chapter 4, section 4-10, "Quarry License" of the Revised General Ordinances of the Township of Hopewell (1978).

Any lot upon which quarry material has been depleted and which shall have been fully rehabilitated shall be subject to all regulations pertaining to the district to which it reverts.

Pumping stations, transformers and similar utility facilities which are needed in order to provide utility services directly to the consumer, but not repair facilities, offices, open storage, work areas or other aspects of utility operations. Such facilities shall meet the minimum requirements of subsection 17-159g and shall be landscaped or otherwise appropriately integrated into the site design by special architectural treatment in accordance with section 17-89 and, where safety dictates, shall be enclosed with fencing.

Cannabis retail establishments, in accordance with Section 17-151 of this Code.

Farms and agriculture.

Offices.

Research facility.

Manufacturing and assembly.

Hospitals; veterinary hospital.

Restaurant.

Medical clinic.

All principal uses permitted in the RO (Research/Office District).

Industrial/Office park.

Child care centers meeting the requirements of section 171-161b7.

Parking and loading; supply and equipment storage; cafeteria.

Accessory uses permitted in the RO District.

Gymnasiums, indoor tennis courts, similar court games, and recreation centers shall be permitted provided they have access from either a primary arterial or secondary arterial road as shown on the adopted circulation plan or from an interior road in an industrial/office park and which meet the minimum requirements of section 17-163e.

Pumping stations, transformers and similar utility facilities which are needed in order to provide utility services directly to the consumer, but not repair facilities, offices, open storage, work areas or other aspects of utility operations. Such facilities shall meet the minimum requirements of section 17-159g, and shall be landscaped or otherwise appropriately integrated into the site design by special architectural treatment in accordance with section 17-89 and, where safety dictates, shall be enclosed with fencing.

Lot, yard, height and coverage requirements shall be as follows:¹

The average lot size shall not be less than 2 1/2 acres.

The minimum lot size shall be two acres.

No lots of less than 2 1/2 acres may be subdivided until a sufficient number of lots in excess of 2 1/2 acres have been subdivided in order to maintain the minimum average lot size of 2 1/2 acres over the entire tract, except that in any event no more than half the total number of resulting lots may be less than 2 1/2 acres.

The minimum lot width and depth for parcels less than three acres shall be 250 feet, the minimum yards shall be: front yard 50 feet; each side yard 25 feet; and rear yard 25 feet, except the side and rear yards shall be 100 feet if abutting a residential zone. The minimum lot width, depth and minimum yards for parcels three acres or more shall be as set forth in section 17-165e3.

All other coverage, parking, building height, and other provisions of this district shall be as set forth in other provisions of this chapter, except that the maximum building coverage in a planned park development shall be 30%.

Industrial/office park designs meeting the above requirements are permitted to include no more than 10% of the total floor area of the park floor area in convenience retail and personal service establishments. Convenience retail establishments shall include breakfast/luncheon shops, and bakery and specialty stores, excluding drive-in establishments. Personal service establishments shall include barber and beauty salon shops, copy centers, attended laundry and dry cleaning, tailors and repair and service shops.

Single family dwellings and conversions (For conversions, see section 17-145).

All permitted principal uses in section 17-159b, to 5.

Manufacturing, assembly and offices on a maximum of 40 acres, provided that the office uses shall be limited to 25% of the total floor area.

Hamlets in accordance with the standards of section 17-172k, section 17-160k1(c) and 17-160k1(g).

Planned developments in accordance with the standards of section 17-172m.

Conditional uses for residential uses permitted in section 17-159d2 through 6, 8 and 9.

Pumping stations, transformers and similar utility facilities, including solar arrays, in accordance with section 17-161d1.

The maximum density of units per gross acre of land in the VRC-HLI District shall be 0.23 unit per acre.

Open lands subdivisions are permitted on tracts of 18 acres or more in the VRC-HLI District. This option is intended to promote the retention of large contiguous wooded tracts and large farm tracts, and to promote the aggregation of smaller wooded and farm parcels. It is also intended to encourage and promote flexibility, economy and environmental soundness in subdivision layout and design. The following standards shall apply to open lands subdivision.

Cluster subdivisions on tracts of 18 acres or more are permitted in accordance with the following standards:

Conventional subdivisions shall comply with the standards contained in section 17-160i2(f), (g), (h) and (i). Lots in conventional subdivisions shall front on local streets.

Purpose. The purpose of this paragraph is to provide a mechanism for the transfer of development potential from properties in the MRC and VRC Districts to a designated hamlet in the VRC-HLI District. The intent of this provision is to provide an opportunity to create an alternative development opportunity that furthers the goals of resource conservation in the township, while also providing a development form that supports the goals and policies of the master plan.

Allocation of/Standards for the Transfer of Development Potential.

Limitations on the Use of Development Transfers. The owner of the land from which development potential has been obtained shall deed restrict the use of the land in perpetuity to those resource conservation uses authorized and enumerated in the sale or conveyance of the development potential.

Tract Size. The hamlet shall have a minimum size of 60 acres and a maximum size of 85 acres.

Density. The minimum density shall be 2 1/2 units per acre and the maximum density shall be three units per acre.

Minimum Lot Size and Lot Development Standards for Residential Uses. The minimum lot size for single family residential lots shall be 7,500 square feet, with a minimum frontage and width of 50 feet, a minimum front yard of 20 feet (10 feet with rear access garages), minimum side yards of 10 feet, minimum rear yard of 25 feet and a maximum building height of 35 feet. Individual lots may have a maximum lot coverage of 50% provided the total maximum coverage within the area of the entire residential development does not exceed 35%. Where rear access from alleys to garages is provided, a five-foot setback for the detached garage is permitted. Atrium homes, patio homes, townhouses, duplexes and quadplexes are permitted in accordance with the standards in section 17-92d3.

Office and Retail Commercial Development. The hamlet shall include nonresidential uses consisting of retail shops for the convenience of the residents and/or offices for professionals and telecommuters, which may include residential uses in combination with the nonresidential uses. The nonresidential development shall be provided at a maximum ratio of 75 square feet of commercial/office space per residential unit. The design of nonresidential development shall respond to the specific location and needs of the planned community. In some cases the appropriate location for nonresidential development is the interior of the hamlet, so that pedestrian linkages are increased and motor vehicle movements reduced. In other cases the nonresidential development should be located at the edge of the hamlet in order to provide services to the surrounding community. A design that integrates both functions may be the most appropriate in certain locations.

The minimum lot size for nonresidential lots, or lots with a mix of nonresidential and residential uses, shall be 20,000 square feet, with a minimum frontage and width of 90 feet, a minimum front setback of 12 feet to 20 feet for sidewalk to curb, minimum side yards of 15 feet, minimum rear yard of 35 feet, maximum building height of 35 feet and a maximum lot coverage of 80%.

Public and Quasi-Public Uses. The hamlet shall include at least 35% of the tract in open space and parks, including a buffer or to the extent practicable a greenbelt around the hamlet, and may include public uses such as community buildings and quasi-public uses such as a house of worship.

The nonresidential tract shall consist of a maximum of 40 acres.

The bulk requirements for the nonresidential tract are as follows:

One parking space per 800 square feet of manufacturing and assembly floor area and one parking space per 250 square feet of office floor area are required.

Standards for the Hamlet Tract.

Standards for the Manufacturing, Assembly and Office Tract.

Garden apartments.

Townhouses.

Stacked flats, in a multi-family dwelling building, which may contain up to three dwelling units vertically provided each unit has its own private entrance. Stacked flats may have rear loaded driveways and garages with a rear access way of 24 feet in width (excluding driveways) for two-way traffic or 18 feet in width (excluding driveways) for one-way access.

Structures designed for recreation or community use as a part of the multi-family dwelling development.

Private garages and carports.

Tot lots.

Walking paths.

Off-street parking facilities.

Community clubhouse with fitness room, club room and furnished model.

Management and leasing offices.

Maintenance office/garage building not to exceed one story in height and 1,500 square feet in floor area. The facade design shall match the residential structures.

Solid waste facilities.

Monument signs located at entrance to be constructed of stone or brick, not to exceed 100 square feet in area and eight feet in height.

Utility structures and facilities needed to provide the direct service of gas, electricity, telephone, water, sewerage and cable television.

Temporary sales model homes within the respective home types, including related direction signage to identify the home(s) as a model.

One temporary construction and one temporary marketing/sales trailers.

Patios and decks directly adjacent to the rear of any homes, which shall also be permitted to be located within building setbacks.

Privacy fences separating the townhomes shall not exceed 10 feet in length and shall not enclose a patio.

Such other accessory uses customarily incidental to the uses permitted herein, however outdoor storage other than that which can be accommodated on a deck or patio is not permitted. Free standing or attached storage sheds outside of a patio or deck are not permitted.

Minimum Lot Area: 10 acres.

Minimum Lot Frontage: 150 feet.

Minimum Lot Width: 300 feet.

Minimum Lot Depth: 200 feet.

Minimum Building Setback.

Maximum Building Coverage: 30%.

Maximum Impervious Coverage: 60%.

Maximum Density: 8 units/acre.

Maximum Building Height: 3 stories and 45 feet.

Drive Aisle Width: 24 feet for 2 way traffic/access.

Parking (excludes driveways for the purpose of setback and distance).

Minimum landscaped buffer: 25 feet front yard 20 feet side and rear yards.

A minimum set aside of 15% of all units must be deed restricted for occupancy by very, low and moderate income households.

Very low, low and moderate-income housing shall be constructed and rented in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. and Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq. including standards for the split between very low, low and moderate income housing.

A minimum of 13% of the affordable units shall be very low income units, affordable to households earning 30% of the median income; and 37% of the affordable units shall be low income units. The balance of units (50%) shall be moderate income units.

Affordable housing units shall be affordable family rentals (not age-restricted) and shall be located in one or more buildings. A certificate of occupancy for the affordable building must be issued before the Township is obligated to issue more than 51% of the certificates of occupancy for the market rate units. The Township designated Affordable Housing Administrator shall be responsible to affirmatively market, administer and certify the occupant of each affordable unit, with all administrative costs to be paid by the developer.

Building Design. The design of the buildings shall be residential and not institutional and shall conform to the following:

Circulation.

Open Space. A minimum of 20% of the tract shall be specifically set aside for conservation, recreation and/or other open space.

Utilities/Services. All dwelling units within a structure shall be connected to approved and functioning public water and sanitary sewer systems prior to the issuance of certificates of occupancy.

Recreation. For a community less than 90 homes, recreation shall be permitted as a system of walking paths or sidewalks and a tot lot to service the subject property.

The IMF-C District provides for a mixed-use community of inclusionary, age-restricted housing and nonresidential commercial and office uses. This district responds to the terms of a Settlement Agreement between Deer Valley Reality, Inc., CF Hopewell CC&L, LLC, their respective successors or affiliate companies, Fair Share Housing Center, and Hopewell Township. This agreement requires that the subject area will include a 20% set aside of all residential units (up to 125 units) which will be deed-restricted affordable to very-low-, low- and moderate-income households. A variety of housing types are encouraged to meet the needs of a variety of potential residents. The residential uses are primarily envisioned to be located primarily toward the interior of the District with some residential uses on the southern portion of Block 93, Lot 60.

Additionally, nonresidential opportunities along the District's eastern roadway frontages are provided to capitalize on the area's adjacency to minor (Scotch Road) and primary (Interstate Route 295) arterial roadways, and the pass-by trips those roadways command. Potential customers will also be drawn from nearby major employers as well as the planned new and existing communities in the area. Neighborhood-scale uses are envisioned, rather than regionally scaled facilities.

The intent of the section is to rezone Block 93, Lots 19, 20, 32, 44, 45.01, 46, 60 and Block 93.05, Lots 1 and 2, to IMF-C.

A maximum 625 total age-restricted dwelling units are permitted in the IMF-C District; a 20% affordable unit set-aside is required, including a maximum of 125 affordable units.

Residential units are permitted on Lots 19, 20, 45.01, 46, and 60 (south of the existing pipeline easement that traverses the property) in Block 93 in accordance with the IMF-C District standards.

Single-family detached.

Single-family semiattached (duplexes).

Single-family attached (townhouses).

Multifamily buildings (stacked townhouses or stacked flats).

Hotel with a minimum 100 rooms.

Conference center, or hotel/conference center with at least 100 hotel rooms.

Pharmacy.*

Bank.*

Restaurant associated with hotel, with no drive-through.

Restaurant.*

Convenience-oriented store; general retail store; retail sales and services.

Office.

Health club; commercial recreation.

Same-day surgery center; medical clinic; veterinary clinic or hospital.

Retail sales and services or office with residential units on upper floors.

Municipal uses.

Farms and agriculture.

Financial institutions.

Indoor recreational facilities.

Motor fueling station, which shall mean an establishment offering the sale of fuels and lubricants for motor vehicles, but not repair or storage services, and which may be combined with the sale of convenience items, including food and seating for food consumption, to the general public.

Automobile service and repair within an enclosed building, not including body shops or truck rental.

Customarily accessory uses and structures.

Facilities and structures designed for recreation or community use, including solar canopies.

Patios and decks directly adjacent to the rear of any homes, which shall be no greater than 144 square feet in area.

Privacy fences separating units shall not exceed 10 feet in length or six feet in height and shall not enclose a patio or deck.

Outdoor storage other than that which can be accommodated on a deck or patio is not permitted. Freestanding or attached storage sheds outside of a patio or deck are not permitted.

Off street parking; private garages and carports.

Community amenities including the following:

Utility structures and facilities needed to provide the direct service of gas, electricity, telephone, water, sewerage and cable television.

Temporary furnished sales model homes within the respective home types, including related directional signage to identify the home(s) as a model.

One temporary construction trailer and one temporary marketing/sales trailer, each with associated parking and directional signage.

Customarily accessory uses, facilities and structures.

Outdoor areas and structures such as gazebos for outdoor events and dining.

Off-street parking.

Tot lots; dog parks.

Maximum residential density (gross, no deductions): five du/ac.

Minimum tract area (gross, no deductions): 100 acres.

Minimum tract frontage: 750 feet.

Minimum tract depth: 1,000 feet.

Minimum perimeter buffers:

All required perimeter buffers shall be contained within a conservation easement as part of any site plan or subdivision plat approval. The conservation easement shall restrict disturbance within its boundaries other than what is required to establish the vegetative screening required as a part of any approvals granted.

Minimum open space: 20%, which may include wetlands, wetland buffers, riparian zone, stormwater management basins, and outdoor recreation space. Perimeter buffers shall not be counted towards minimum open space requirements.

Minimum width of boulevard right-of-way: 80 feet.

Minimum drive aisle width for privately owned streets: 24 feet for two-way traffic/access.

Residential parking requirements shall be per RSIS.

Residential parking areas, not including driveways serving individual units, shall be set back at least 20 feet from buildings and 50 feet from streets.

Stormwater facilities, patios, first-floor decks, and fences are permitted to be located within setbacks of individual lots, but shall not encroach perimeter buffers.

Utility Plan. All dwelling units within a structure shall be connected to approved and functioning public water and sanitary sewer systems prior to the issuance of certificates of occupancy.

Phasing Plan. Phasing shall be indicated for all project elements. This shall include the phasing of construction of utilities, access roads and key service components of the development, which may occur independent and in advance of building construction.

Minimum setback to Scotch Road: 200 feet.

Minimum setback to Nursery Road: 75 feet.

Minimum lot area (gross, no deductions): 5,500 square feet.

Minimum lot width (interior lot): 50 feet.

Minimum lot width (corner lot): 60 feet.

Minimum lot depth: 110 feet.

Minimum front yard setback from back of curb if no sidewalk, or back of sidewalk: 20 feet.

Minimum side yard setback: five feet for one side yard; 15 feet combined.

Minimum rear yard setback: 20 feet; 10 feet if lot contains a tract perimeter buffer.

Maximum lot coverage: 60%.

Maximum building height: 35 feet/2.5 stories.

Minimum setback to Scotch Road: 200 feet.

Minimum setback to Nursery Road: 75 feet.

Minimum lot area (gross, no deductions): 4,675 square feet.

Minimum lot width (interior lot): 42.50 feet.

Minimum lot width (corner lot): 52.50 feet.

Minimum lot depth: 110 feet.

Minimum front yard setback from back of curb if no sidewalk, or back of sidewalk: 20 feet.

Minimum side yard setback: 10 feet; may be zero feet if units are connected horizontally.

Minimum rear yard setback: 20 feet; 10 feet if lot contains a tract perimeter buffer.

Maximum lot coverage: 60%.

Maximum building height: 35 feet/2.5 stories.

Minimum setback to Scotch Road: 200 feet.

Minimum setback to Nursery Road: 200 feet.

Minimum lot width for individual unit: 16 feet.

Minimum lot depth: 60 feet.

Minimum front yard setback from back of curb if no sidewalk, or back of sidewalk: 20 feet.

Minimum rear yard setback: 20 feet.

Minimum side yard setback: zero feet.

Minimum distance to other buildings: 25 feet.

Maximum units per townhouse building: eight.

Maximum lot coverage: 60%.

Maximum building height: 35 feet/2.5 stories.

Minimum setback to Scotch Road: 200 feet.

Minimum setback to Nursery Road: 200 feet.

Minimum width of individual unit: 16 feet.

Minimum depth of individual unit: 60 feet.

Minimum front yard setback from back of curb if no sidewalk, or back of sidewalk: 20 feet.

Minimum distance to other buildings:

Maximum units per market rate building: 18 (stacked townhomes); 24 (stacked flats).

Maximum units per affordable building: 27 (stacked townhomes); 45 (stacked flats).

Maximum lot coverage: 60%.

Maximum building height: 45 feet/three stories.

There shall be no parking between the building and Scotch Road.

Minimum lot area (gross, no deductions): six acres.

Minimum lot width: 200 feet.

Minimum lot depth: 200 feet.

Minimum front yard setback: 100 feet for buildings over 35 feet; 75 feet for buildings up to 35 feet.

Minimum side yard setback: 75 feet.

Minimum rear yard setback: 75 feet.

Maximum building height: 65 feet (35 feet within 100 feet of Scotch Road).

Maximum lot coverage: 65%.

Minimum parking requirement: one space per room.

Minimum parking setback from streets: 50 feet.

There shall be no loading or storage in a front yard.

Minimum perimeter buffer to existing off-site residential lots: 200 feet.

Minimum lot area (gross, no deductions): three acres.

Minimum lot width: 200 feet.

Minimum lot depth: 200 feet.

Minimum front yard setback: 75 feet to building; 50 feet to canopy, fueling dispensers, kiosks, air stations.

Minimum side yard setback: 50 feet.

Minimum rear yard setback: 50 feet.

Maximum building height: 30 feet.

Maximum canopy height: 20 feet.

Maximum lot coverage: 65%.

Minimum parking requirement: one space per 300 square feet convenience store/restaurant GFA plus one per employee on maximum shift; plus at least three spaces for tractor trailers.

Maximum number of fueling dispensers: eight with two fueling positions at each. There shall be no rapid-dispense diesel or other fuel stations suitable for use by tractor-trailers.

Minimum parking setback from streets: 25 feet.

There shall be no loading or storage in a front yard.

Minimum lot area (gross, no deductions): two acres.

Minimum lot width: 200 feet.

Minimum lot depth: 200 feet.

Minimum front yard setback: 50 feet.

Minimum side yard setback: 25 feet.

Minimum rear yard setback: 25 feet.

Maximum building height: 40 feet/two stories; 55 feet/four stories if residential mixed use; 35 feet if within 100 feet of Scotch Road or Nursery Road.

Maximum lot coverage: 65%.

Minimum parking requirement: three spaces per 1,000 square feet GFA plus residential parking minimums per RSIS; parking requirement may be reduced by the Board if shared parking arrangements are found acceptable.

Minimum parking setback from streets: 25 feet.

There shall be no loading or storage in a front yard.

Minimum perimeter buffer to existing off-site residential lots: 200 feet.

Very-low-, low- and moderate-income housing shall be constructed and rented in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq.[1] and Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq. including standards for the split between very-low-, low- and moderate-income housing except as more particularly specified in Subsection p3 below.

Twenty percent of the total residential units are to be set aside as affordable housing (very-low-, low- and moderate-income units) up to a maximum of 125 units.

A minimum of 13% of the affordable units shall be very-low-income units, affordable to households earning 30% of the median income; and 37% of the affordable units shall be low-income units. The balance of units (50%) shall be moderate-income units.

The affordable housing units may be located in 100% affordable buildings (multifamily stacked townhouses or stacked flats), however, the buildings shall be integrated into, and not segregated from, the market rate project to the extent feasible.

Unless the developer elects at its sole expense to act as administrative agent for the affordable units after a demonstration to the Township that it is qualified to do so, and to be overseen by the Township's Municipal Housing Liaison, the Township-designated administrative agent shall be responsible to affirmatively market, administer and certify the occupant of each affordable unit, with all administrative costs to be paid by the developer.

The production of deed-restricted affordable units and market units shall be in accordance with the following schedule:

All affordable residential units shall be subject to a control period pursuant to N.J.A.C. 5:80-26.11 of not less than 40 years.

Site design demonstrating the features of a human-scale, compact, walkable and bicycle-compatible community, which encourages the conservation of environmental features and the creation of open spaces and improved neighborhood recreation areas.

Architectural elevations of all elevations by unit type, renderings and floor plans.

For a development including any of Lots 32, 44, 60, 20, 46, 19 or 45.01, a circulation and streetscape plan, indicating the overall design with a roundabout at Nursery Road, located between 400 feet and 600 feet from the Scotch Road intersection, and a boulevard street entry into the main portion of the site. The plan shall also provide the locations and types of materials to be used, including pavement and crosswalk types, trees and other plantings and any street furniture. Pedestrian and/or bicycle-compatible circulation systems shall be designed to extend throughout the development and connect with open space and common areas.

Parking, Loading and Vehicular Access Plan. A traffic circulation analysis shall analyze traffic conditions in the project vicinity and identify existing traffic problem areas as well as the cumulative effect of traffic from the project on adjacent and affected roadways. Shared parking arrangements are permissible, subject to the demonstration of parking sufficiency.

Landscape Plan. Indigenous and noninvasive species shall be used to the greatest extent practicable. There shall also be provisions for the shading/screening of parking areas.

Stormwater Management Plan. Stormwater designs shall use as naturalized designs and shall promote water quality, minimize maintenance and provide for groundwater recharge. Low-impact development design techniques shall be used to the greatest extent practicable. Where possible, geologic formations shall be used to enhance groundwater recharge.

Building Design. An integrated architectural theme shall be utilized throughout the project, including principal and accessory buildings and structures and all signage.