Monroe City Zoning Code

Stables housing horses shall not be located closer than 100 feet to any property line.

The number of horses on the site shall be limited to a ratio of one horse for each 40,000 square feet of the site or major fraction thereof in excess of the first acre of lot area.

Proper screening and buffering around the perimeter of the area and along surrounding roads;

Adequate building setbacks from surrounding roads;

Well-landscaped interior spaces for residential and nonresidential land uses;

Open space for active and passive recreational amenities for residential land uses;

Public amenities including, but not limited to, pedestrian plazas and sitting areas;

Opportunities for shared off-street parking and stormwater management facilities;

Off-street parking that is well screened from public view;

Controlled and coordinated internal circulation system for pedestrians and vehicles; and

Coordinated design themes, i.e., buildings, streetscapes, parking areas, landscaping, lighting and signage.

Nonresidential uses located along Spotswood-Englishtown Road and Mounts Mills Road beginning at the intersection of these two roads and extending away from the intersection:

Residential dwellings. Townhouse and multifamily dwellings in individual complexes; affordable housing units over nonresidential uses that are on the ground floor within mixed-use buildings located in the "downtown" area; and affordable housing units in 100% affordable housing buildings. A set aside of at least 12.5% of all residential dwellings shall be provided as affordable housing as defined by the State of New Jersey in order for residential dwellings to be part of any development;

Parks, open space, and playgrounds; and

Multiple residential and nonresidential uses and buildings on one lot, with nonresidential uses as restricted above in this section.

Off-street parking areas and loading spaces;

Signs;

Fences and walls;

Seasonal outdoor dining associated with a permitted restaurant, cafe, luncheonette or delicatessen utilized and operated from May to October in accordance with a plan submitted to the Township Planning Administrator for review and approval by the Township Zoning Officer, Township Fire Code Official and Township Engineer to protect the health, safety and general welfare of the public. The plan shall clearly depict the layout and arrangement of dining areas, including, but not limited to, tables with and without umbrellas, chairs, furniture, appurtenances, canopies, if any, which must be removed in the off-season, and landscaping in planters and pots;

Outdoor swimming pools and active recreational facilities and community centers that are part of permitted residential complex and buildings;

Leasing offices and model units which shall not count as a housing unit.

Satellite antennas.

Customary and accessory uses and buildings which are clearly incidental to permitted principal uses and buildings.

Maximum residential density of four dwelling units per acre, with a requirement of at least a 12.5% set aside for affordable housing as defined by New Jersey State law.

100% affordable housing with at least 100 affordable dwelling units shall be on a lot containing at least five acres.

Maximum nonresidential gross floor area ratio of 0.025 and a maximum net floor area ratio of 0.35 shall be permitted.

Maximum building coverage for residential and nonresidential uses of 30% shall be permitted.

Maximum impervious coverage for residential uses of 60% shall be permitted.

Maximum impervious coverage for nonresidential uses of 80% shall be permitted.

At least 35% of the tract shall be set aside as open space.

Construction phasing for maximum market rate residential dwelling units completed and minimum total square footage of nonresidential space completed shall be provided as follows:

Completed dwelling units and completed nonresidential space mean certificates of occupancy (COs) have been issued for the dwelling units and nonresidential space. Building permits and COs shall be issued for the first 200 market rate dwelling units, but no additional COs shall be issued for market rate dwelling units until a CO has been issued for 25,000 square feet of nonresidential space (shell only, fit-out when tenants are identified). Upon receipt of a CO for the first 25,000 square feet of nonresidential space, the applicant shall be permitted to apply for COs for up to an additional 142 market rate dwelling unit. Upon receipt of the CO for the 142nd market rate dwelling unit, the applicant shall not obtain further COs for additional market rate dwelling units until it has received a CO for an additional 15,000 square feet of nonresidential space (shell only, fit-out when tenants are identified). After receipt of COs for a total of 40,000 square feet of nonresidential space there shall be no further restriction on the completion of market rate dwelling units related to the completion of nonresidential space.

Nonresidential uses:

Residential uses:

Minimum width of buffer area along existing public roads shall be 20 feet, except for any existing condition, such as the eight-foot buffer area due to a county right of way dedication. A six-foot wide meandering path is permitted in the buffer areas and along existing public roads. Street trees may be provided within the landscape buffer area along the paths. Fencing, masonry walls and/or hedges, all of which shall not exceed six feet in height, may be required within the landscape buffer area along the street right-of-way line by the approving Board.

Minimum width of buffer area along tract boundary other than along roadways shall be 40 feet.

Minimum width of buffer area for side and rear yards when nonresidential uses abut nonresidential uses shall be 10 feet.

Minimum width of buffer area for side yards when nonresidential uses abut residential uses within development shall be 20 feet.

Minimum width of buffer area along existing public roads and tract boundary shall be 50 feet.

Landscape buffer areas shall comply with § 108-6.71, except for minimum width requirements as indicated in previous paragraphs of this subsection, and with § 108-8.1J and any other sections of this chapter. Brick walls for enhancement are encouraged.

An all-purpose meandering path having a width of six feet shall be provided within the landscape buffer along Mounts Mills Road and Spotswood-Englishtown Road, and shall transition in width and location to join the path along the nonresidential uses. The specification of material and design of the path shall be determined by the Township Engineer.

A detailed traffic study analyzing the development's impact on the existing road system including, but not limited to, Mounts Mills Road, Spotswood-Englishtown Road, the full intersection of the two aforementioned roads, and proposed road intersections with any of the surrounding roads shall be filed with the development application.

No curb cuts for residential driveways shall be permitted along Mounts Mills Road and Spotswood-Englishtown Road. In order to create an internal road system with limited access to existing public roads, all access from the two aforementioned roads shall be achieved by a primary access road with driveways and roads intersecting the primary access road within the internal areas of the development, and from secondary access roads that intersect Mounts Mills Road, Spotswood-Englishtown Road and the primary access road with driveways and roads intersecting the secondary roads within the internal areas of the development.

Street trees shall be provided in accordance with the provisions of this chapter.

Multipurpose paths linking all sections of development within the overlay zone shall be provided.

Conservation areas that include wetlands, wetland buffers and 100-year floodplains should be preserved and monumented.

Walking trails through open space areas shall be provided, where there is no conflict with other agency approvals.

All provisions of this chapter regarding parking and loading shall apply to the VC-1 Village Center Overlay Zone.

General standards:

Nonresidential uses:

Residential uses.

The minimum tract area for development shall be five acres.

The maximum impervious coverage for the entire tract shall be 50%.

The maximum building coverage for the entire tract shall be 25%.

(Reserved)

Nonresidential uses located along Spotswood-Englishtown Road and Mounts Mills Road, that are permitted in the VC-1 Village Center Zone.

Residential dwellings including the following:

Parks, recreational facilities, and playgrounds;

Open space; and

Multiple residential and nonresidential uses and buildings on one lot, with nonresidential uses as restricted above in this section.

Customary and accessory uses and buildings which are clearly incidental to permitted principal nonresidential uses and buildings.

Maximum building coverage for residential and nonresidential uses of 30% shall be permitted.

Maximum impervious coverage for residential uses of 60% shall be permitted.

Maximum impervious coverage for nonresidential uses of 80% shall be permitted.

Minimum lot area: Perimeter lots along existing public roads shall be at least 30,000 square feet. Internal lots shall be at least 20,000 square feet.

Residential uses:

Nonresidential uses:

Residential uses:

A detailed traffic study analyzing the development's impact on the existing road system including, but not limited to, Mounts Mills Road, Spotswood-Englishtown Road, the full intersection of the two aforementioned roads, and proposed road intersections with any of the surrounding roads shall be filed with the development application.

No curb cuts for residential driveways shall be permitted along Mounts Mills Road and Spotswood-Englishtown Road. In order to create an internal road system with limited access to existing public roads, all access from the two aforementioned roads shall be achieved by a primary access road with driveways and roads intersecting the primary access road within the internal areas of the development, and from secondary access roads that intersect Mounts Mills Road, Spotswood-Englishtown Road and the primary access road with driveways and roads intersecting the secondary roads within the internal areas of the development.

Street trees shall be provided in accordance with the provisions of this chapter.

Conservation areas that include wetlands, wetland buffers and 100-year floodplains should be preserved and monumented.

Walking trails through open space areas may be provided, where there is no conflict with other agency approvals.

All provisions of this chapter regarding parking and loading shall apply to this zone.

General:

Nonresidential uses:

Residential uses:

The minimum tract area for development shall be five acres.

The maximum impervious coverage for the entire tract shall be 50%.

The maximum building coverage for the entire tract shall be 25%.

The intent of this provision is to permit individual buildings to exist as separate lots. However, each subdivided lot and any proposed improvement on that lot shall be subject to and may only be improved in accordance with this Zoning District and shall not cause the overall development to exceed the standards set forth herein.

Affordable housing shall comply with UHAC. 13% of affordable units in each bedroom distribution shall be very low income units.

Stables housing horses shall not be located closer than 100 feet to any property line.

The number of horses on the site shall be limited to a ratio of one horse for each 40,000 square feet of the site or major fraction thereof in excess of the first acre of lot area.

Definition. A "cluster development" is defined as a development of single-family detached dwellings which will preserve desirable open spaces, conserve floodplains, wetlands, and farmlands, provide open space recreational parks and lands for other public or quasi-public purposes compatible with residential uses by permitting a reduction of lot size and the application of certain other regulations hereinafter stated without increasing the number of lots, i.e., the gross density, in the total areas to be developed.

Cluster development may be permitted in the R-3A Residential-Agricultural Zone, R-60 Single-Family Residential Zone, R-30 Single-Family Residential Zone, R-20 Single-Family Residential Zone and any single-family residential zones to be created with a lower permitted gross density than the R-3A Zone.

Schedule of minimum requirements. The lot area, minimum lot width and lot frontage required for the R-3A, the R-60 and the R-30 standards, or standards applicable to any newly created single-family residential zone in which clustered development may be permitted under this section, may be reduced to the R-20 standards, as set forth in § 108-6.4 of this article. In order to obtain this cluster option, the approval of the Planning Board is required and all the requirements set forth herein must be met.

Open space standard.

Open space ownership.

Other regulations. The owner, developer or applicant shall provide all on- and off-site improvements in the cluster provisions or as determined by the Monroe Township Planning Board. The on- and off-site improvements shall be installed in conformance with the land subdivision provisions and upon review and approval of all improvement design standards by the Township Engineer.

If required, the developer shall provide for an open space organization in accordance with and under the standards described in N.J.S.A. 40:55D-43.

Stables housing horses shall not be located closer than 100 feet to any property line.

The number of horses on the site shall be limited to a ratio of one horse for each 40,000 square feet of the site or major fraction thereof in excess of the first acre of lot area.

Stables housing horses shall not be located closer than 100 feet to any property line.

The number of horses on the site shall be limited to a ratio of one horse for each 40,000 square feet of the site or major fraction thereof in excess of the first acre of lot area.

Retail sale of goods.

Personal service establishments.

Business and professional offices.

Banks and other fiduciary institutions.

Restaurants, lunch rooms, bars and other eating and drinking establishments, including drive-in restaurants.

At a minimum, 35% of all low and moderate-income units shall have two bedrooms.

At a minimum, 15% of all low and moderate-income units shall have three bedrooms.

No more than 20% of all low and moderate-income units may be efficiency units [i.e. a unit with not more than one habitable room with kitchen and sanitary facilities].

At least 50% of all units designated for low and moderate-income households shall be affordable to low-income households.

At least 50% of all units in each bedroom mix shall be available for low-income households.

At least 50% of all rental units designated for low and moderate-income households shall be available for low-income households.

Low and moderate-income units shall be built in accordance with the following schedule:

A unit is deemed complete when its certificate of occupancy has been issued. This schedule shall apply unless an accelerated schedule has been agreed to by the Township and the developer.

The low and moderate-income units shall be sited on the tract in locations at least as accessible to common open space and community facilities as market-priced dwelling units.

The exterior design of the low and moderate-income units shall be harmonious in scale, texture and materials with the market priced units on the tract.

The Planning Board shall review applications for approval of a planned development.

Public notice of a hearing(s) on an application for a planned development shall be given as required by statute, N.J.S.A. 40:55D-12.

Upon submission to the administrative officer of a complete application, the Planning Board shall grant or deny approval to the planned development within 95 days of the date of submission or within such further time as may be consented to by the applicant. Failure of the Board to act within the prescribed time shall constitute approval.

Dwellings for owner-occupancy.

The following required recreational uses, at least one of each:

Medical facilities. There shall be sufficient building space to adequately allow for the provision of all medical facilities for retirement communities as required by any applicable federal, state or local regulations. There shall also be provided conveniently located on-site loading space and accessways for use by emergency vehicles.

Site for place of worship. For each place of worship contained in the overall site development plan there shall be a site of at least one acre. Off-street parking facilities shall be provided as required in this article.

Motels shall not exceed 100 units of occupancy.

Retail commercial center, designed as a neighborhood type which does not use more than 5% of the gross area of the overall PRC site.

Riding stables and bridle paths subject to any conditions required by the Township of Monroe.

Fire station or fire protection facilities.

Administration, maintenance and security buildings.

In each residential section of a planned retirement community there shall be not more than seven dwelling units for each gross acre of said residential section which includes, in addition to the land covered by buildings, landscaped open space, parking and circulation aisles and interior roads not dedicated for public use.

Notwithstanding the provisions of subsection (2)(a) above, any planned retirement community which has received a site development plan approval prior to the effective date hereof shall be permitted to have a density of not greater than 14 dwelling units for each gross acre of said residential section which includes, in addition to the land covered by buildings, landscaped open space, parking and circulation aisles and interior roads not dedicated for public use. For the purposes hereof, any lands which shall be incorporated hereafter in any amendment to any such approved site development plan shall be permitted a density not greater than seven dwelling units for each gross acre of said residential section which includes, in addition to the land covered by buildings, landscaped open space, parking and circulation aisles and interior roads not dedicated for public use. However, that part of any amended site development plan which has theretofore been part of an approved site development plan shall be permitted to have a density not greater than 14 dwelling units for each gross acre for said residential section, which includes, in addition to the land covered by buildings, landscaped open space, parking and circulation aisles and interior roads not dedicated for public use.

Off-street parking spaces shall be provided in accordance with the following schedule for each type of land use contained in a site development plan:

In addition, the following general controls apply to all parking facilities:

Community identification sign, one per entrance, either freestanding or wall-mounted.

Real estate signs.

Directional signs.

The outline of the tract proposed for use as a PRC, including the dimensions.

Name and title of person preparing map.

Date, scale and north arrow.

Tax Map, block number and zone district on which the property is located.

The location of all watercourses, wooded areas, easements, rights-of-way, streets, roads, highways, freeways, railways, canals, rivers, buildings, structures or any feature directly on the property or beyond the property if such feature has an effect upon the use of said property.

General topography of the tract showing 10 foot interval contours.

The general location of the proposed collector streets in the PRC and their connections to existing public roadways.

The proposed land uses for the entire site showing the locations of the required and permitted uses as set forth in this section. The land use categories shown on the map shall differentiate between the locations of multifamily structures, if any, from the locations of single-family structures. The map shall also show golf courses, clubhouses, maintenance buildings and the sites for all required facilities.

A schedule of land uses by estimated acreage and a breakdown of the number of dwelling units by type of structure, e.g., single-family or multifamily, that will be contained in the residential uses areas and the estimated floor area of the commercial use areas.

Such other features as the applicant may want to consider to be relevant in the evaluation of the site development plan or details as the applicant or the Planning Board may consider.

Topography of existing and proposed contours at one foot intervals and the elevations of all components of the facilities and utilities.

Location of all dwelling units intended to be contained in one master deed, garages, parking areas, roads and sidewalks drawn to scale with sufficient control elevations and profiles for construction layout and supervision.

Locations, profiles and widths of all proposed roads with complete horizontal and vertical controls.

The locations, profiles, sizes of all water mains, sanitary sewers and storm drains, together with drainage calculations. Identification of the system to be used for storage and removal of trash and garbage.

Those buildings, structures and uses, other than dwellings, permitted and required in this article.

Architectural plans indicating typical floor plans; front, side and rear elevations; general design or architectural style; and information on the types of materials to be used.

The location, design, size and type of signs and a description of their lighting mechanisms required essentially for the nonresidential land uses and for the entrance to the entire development.

Where a nonresidential principal use such as a shopping center involves machinery and equipment (e.g., a dry-cleaning plant, bakery, etc.), a description of the operation, types of machinery and equipment to be used is required to enable the Planning Board to determine the impact these might have on the adjacent residential properties in and outside the PRC development.

Changes, if any, from the approved site development plan, together with the reasons for such changes. Changes will be permitted as long as the applicable percentages and size of each use are not varied from the site development plan previously approved by the Planning Board. Other major changes shall be subject to a resubmission of the site development plan and approval by the Planning Board.

The planned development tract area consists of at least 400 acres.

At least 60% of the planned development tract area will be preserved as green space.

The planned development tract area will be developed according to a general development plan as a single entity to accommodate the residential uses permitted in subsection G of this article, provided no more than 37% of the tract area is devoted to residential uses.

Golf course(s), clubhouse facilities, meeting facilities and banquet facilities, pro shop, maintenance building and parking areas.

Residential dwellings, including single-family detached, patio homes, town homes and duplex dwellings, any or all of which may be limited to occupancy by individuals over a specified age limit, to the extent permitted by law.

All accessory uses incidental to and supporting a golf course, clubhouse facilities, meeting facilities, banquet facilities, pro shop, maintenance building and parking areas.

Signs and directors.

Accessory uses, except for parking areas, shall not occupy a floor area greater than 30% of the floor area dedicated to the principal use or combined accessory use to which such accessory use relates. Accessory uses may be located within the same building as the principal use or in a separate accessory structure.

Density, maximum permitted. Overall residential density: 3.7 units per acre for 37% of the tract area. Density averaging shall be permitted.

Height of buildings: maximum permitted. Stories: two or 35 feet.

Setbacks, residential. Principal buildings and structures from any exterior boundary line of the tract area of the planned development shall be 40 feet measured from the right-of-way line. No townhome dwelling shall be located within 200 feet of the Forsgate Drive right-of-way existing as of the date of the adoption of this section. Accessory structures shall be permitted within said setback areas. The front of any principal residential structure shall be set back at least 22 feet from the edge of the pavement of an internal road within the planned development. Sidewalks are permitted in the front yard setback area. Principal residential structures shall be located a minimum distance of 100 feet from any adjacent commercial building. A landscape buffer shall be provided within the setback. The 100 foot requirement may include road rights-of-way. All setback areas specified herein may be utilized as part of, and counted toward, the buffer requirements of this section.

Access. No residential unit shall have its driveway on a street having a right-of-way width of 60 feet or more, unless said street is developed as a major collector including divided cartways, each of which cartway has a width of at least 23 feet.

A 40 foot wide perimeter landscape buffer, measured from the right-of-way line of any municipal or county street which adjoins the outer boundary of the tract area of a planned development shall be provided in connection with an application proposed within the PRGC zone. The 40 foot buffer shall be attractively landscaped, provided, however, that signage, lighting, sidewalks, irrigation facilities, golf cart paths and other accessory structures shall be permitted within the 40 foot perimeter buffer.

A 40 foot wide perimeter buffer shall be maintained between residential and nonresidential areas contained within the planned development tract area, excepting golf course facilities, provided, however, that signage, lighting, sidewalks, driveways, irrigation facilities, golf cart paths shall be permitted within the 40 foot perimeter buffer.

As per Article IX of this chapter.

No street side parking shall be permitted on internal roads.

In conformance with § 108-12.26E(1)(a) - (c), local streets and minor streets shall be planned and identified in such manner as to discourage through traffic.

The right-of-way width on all streets shall be measured from lot line to lot line and shall meet the following minimum widths. Collector streets: 50 feet. Streets other than collector streets: 36 feet. Right-of-way widths for internal roads and alleys in a planned development may be proposed at less than 32 feet, but shall be of sufficient width and design to safely accommodate reasonably anticipated traffic, parking and loading needs and provide access for firefighting vehicles and equipment. The minimum width requirements set forth herein shall not apply to roads which are intended to be maintained as private roadways, provided, however, that such private roadways shall have a minimum width of 25 feet.

All streets which are not both proposed for dedication and accepted by Monroe Township shall be regarded as private streets. The maintenance or improvement of private streets shall be the responsibility of the developer or its successors in interest. Private roadways may be transferred to a not-for-profit homeowners' association, or other appropriate entity, for long-term maintenance and ownership.

Street intersections shall be at right angles as much as feasible but shall not be at an angle less than 60 degrees.

A tangent of at least 100 feet shall be provided between reverse curves on collector street(s).

A cul-de-sac shall be no more than 2,000 feet in length.

T-type intersections shall be set off a minimum of 125 feet.

Sidewalks shall be required where necessary and appropriate to provide adequate pedestrian access from parking facilities to proposed buildings, and curbing shall be required where necessary and appropriate to control the projected street-side runoff.

Provisions shall be made for safe traffic ingress/egress and traffic flow on major roads.

A landscape buffer of 40 feet shall be created on the property where it fronts major roads or is adjacent to a residential zone. The buffer shall contain deciduous and evergreen trees and/or shrubbery.

Fencing shall be erected where necessary, as required by the Planning Board.

The entire project shall complement and be harmonious to the surrounding area but shall not be restricted to one architectural motif.

The entire project shall be designed as a planned development with controlled ingress and egress as opposed to individual buildings fronting on a road with their own driveways.

The site shall be served by public water and sewer.

Nonresidential parking areas shall be set back a minimum of 10 feet from all external roads and shall have a 10 foot setback from the front of the building. Where a nonresidential parking area is situated in a front yard adjoining the right-of-way line of any municipal or county street along the outer boundary of the tract area of a planned development, such parking shall have a 40 foot setback from such right-of-way line, and adequate landscaping shall be provided in the 40 foot front yard setback area in accordance with Subsection F2(a) of this section.

Stormwater and retention facilities shall be required as set forth in other provisions.

Site plan approval shall be obtained in accordance with this chapter.

A full landscaping plan shall be submitted for any project.

Underground sprinklers shall be required for lawn and landscaped areas.

The height limitations of Subsection F(1)(b) of this section shall not apply to mechanical or elevator equipment rooms.

Signs shall be erected pursuant to § 108-10.1.

A general development plan shall consist of the following plans and statements:

The items listed required in this subsection shall be enumerated on a checklist supplied to the applicant pursuant to N.J.S.A. 40:55D-10.3.

Corporate offices and executive centers.

Data processing facilities.

Computer centers.

Medical offices and clinical laboratories.

Retail pharmacies.

Banks and other fiduciary institutions.

Law and accounting offices.

Office-type research.

Municipal utilities and services.

Tennis centers.

Racquetball centers.

Health spas.

The center shall have a consistent architectural theme and traditional village scale.

Buildings shall be topped with pitched roofs with overhanging eaves or with flat roofs with architectural parapets and cornices. Materials on pitched roofs shall be slate (either natural or man-made), shingle (either wood or asphalt composition), or metal formed to resemble standing seams. Roof color shall be traditional and compatible with retail and residential buildings in the area. Fascias, dormers and gables shall be used to provide visual interest and pedestrian scale.

Exterior wall materials shall be predominantly brick with limited use of stucco, clapboard, stone or decorative split face block, of a shape, color or texture compatible with retail and residential buildings in this area. Painted brick concrete block, T-111 plywood and metal buildings shall be prohibited.

Service areas shall be screened and visually separated from customer parking and pedestrian walkways.

Buildings shall be located as close as possible to encourage pedestrian circulation and arranged to face each other where possible.

An internal pathway system shall be created to provide access to public walkways directly linking the planned retail village center to any existing adjacent residential neighborhood(s). The internal pathway shall provide clearly defined crosswalks across driveways within the planned retail village center.

Exterior freestanding lighting fixtures shall not exceed the height of proposed structures and in no case shall be greater than 14 feet in height. The source of illumination shall be recessed and shielded within the fixture itself and shall be consistent in character with the design of the planned retail village center.

The applicant shall provide a comprehensive signage plan that covers overall project identification, individual building/tenant identification, traffic regulation, pedestrian crossings, street identification and parking and directional instructions. No pylon signs shall be permitted. Freestanding signage for the center shall be a monument sign under eight feet in height with a sign area of no more than 100 square feet.

All principal uses permitted in the VC-1 Village Center District Zone (§ 108-6.7J).

Inclusionary housing development consisting of affordable housing as defined by the current rules of the New Jersey Council of Affordable Housing and market rate housing. All housing shall comply with the provisions set forth in this section.

Regional shopping centers provided they comply with the following requirements:

Water tanks.

All nonresidential development shall comply with § 108-6.4 of this article, except as follows:

(Reserved)

Inclusionary housing development shall comply with § 108-6.4 of this article and the applicable subsections of this chapter.

Industrial uses applicable to Block 6, Lot 27:

Wireless communications antennas and wireless communications towers in accordance with the conditions, standards and limitations specified in § 108-7.3.

Public utility installations.

Warehouse.

Residential:

The following residential dwellings shall be provided:

The following number of market rate and affordable housing dwelling units permitted in this zone shall be:

Market rate and affordable housing dwelling units shall be developed on at least 25 acres of contiguous developable land exclusive of freshwater wetlands, 100-year floodplains, steep slopes and other environmental constraints within the tract of land.

The low and moderate income split for affordable housing shall comply UHAC. In both the senior and family affordable housing, 13% of affordable units in each bedroom distribution shall be very low income units.

The construction phasing of market-priced and low and moderate-income units being developed on-site shall comply with N.J.A.C. 5:93-5.6(d), except that 65 family affordable units shall be phased in with the market rate units on Block 3, Lot 31 & 32, also referred to as the "Disbrow parcel."

An open space organization shall be established pursuant to § 108-6.13F.

Sidewalks and walkways shall be provided pursuant to § 108-6.13H.

Buffers shall be provided pursuant to § 108-6.13I.

Landscaping, shade trees and tree preservation shall comply with § 108-6.13J.

(Reserved)

The low and moderate income split for affordable housing shall comply with § 108-6.13K(3).

The location and design of affordable housing shall comply with § 108-6.13K(6).

Affordable housing shall comply with § 108-6.13K(7), the Monroe Township Affordable Housing Ordinance and current Uniform Housing Affordability Controls.

Application procedures for inclusionary housing development shall comply with § 108-6.13L.

Proper screening and buffering around the perimeter of the area and along surrounding roads;

Adequate building setbacks from surrounding roads;

Well-landscaped interior spaces for residential and nonresidential land uses;

Open space for active and passive recreational amenities for residential land uses;

Public amenities including, but not limited to, pedestrian plazas and sitting areas;

Opportunities for shared off-street parking and stormwater management facilities;

Off-street parking that is well screened from public view;

Controlled and coordinated internal circulation system for pedestrians and vehicles; and

Coordinated design themes, i.e., buildings, streetscapes, parking areas, landscaping, lighting and signage.

Retail stores and shops that are permitted in the HD Highway Development and NC Neighborhood Commercial Zones;

Personal service establishments permitted in the HD Highway Development and NC Neighborhood Commercial Zones;

General and administrative offices;

Professional offices;

Restaurants, cafes, luncheonettes and delicatessens, excluding curb service and drive-in and drive-through facilities for all eating and drinking establishments;

Instructional studios and fitness centers;

Banks and similar financial institutions, excluding check-cashing businesses, and drive-through facilities should be permitted only in locations where such a facility is not a dominant visual element and not located adjacent to residential dwellings;

Retail dry-cleaning and laundry services;

Art galleries and similar facilities;

Shopping centers and office complexes;

Childcare centers;

Parks and playgrounds: and

Residential dwellings: townhouse and multifamily dwellings in individual complexes separate from nonresidential land uses that must be located at least 500 feet from Route 33; affordable housing units over nonresidential uses that are on the ground floor within mixed-use buildings located in the "downtown" area; and affordable housing units in 100% affordable housing buildings that must be located at least 500 feet from Route 33. A setaside of at least 20% of all residential dwellings shall be provided as affordable housing as defined by the State of New Jersey in order for residential dwellings to be part of any development. The requirement that residential dwellings be located at least 500 feet from Route 33 shall not apply to Block 4, Lot 14.01. All other provisions of subsection (m), including the requirement that at least twenty (20%) of residential dwellings be provided as affordable housing as defined by the State of New Jersey, shall remain applicable.

Multiple residential and nonresidential uses and buildings on one lot.

Off-street parking areas and loading spaces;

Signs;

Fences and walls;

Seasonal outdoor dining associated with a permitted restaurant, cafe, luncheonette or delicatessen utilized and operated from May to October in accordance with a plan submitted to the Township Planning Administrator for review and approval by the Township Zoning Officer, Township Fire Code Official and Township Engineer to protect the health, safety and general welfare of the public. The plan shall clearly depict the layout and arrangement of dining areas including, but not limited to, tables with and without umbrellas, chairs, furniture, appurtenances, canopies, if any, which must be removed in the off-season, and landscaping in planters and pots.

Outdoor swimming pools and active recreational facilities and community centers that are part of permitted residential complexes and buildings.

Satellite antennas.

Public utility installations.

Automotive gasoline stations, automotive repair garages, automotive service stations, automotive sales and service facilities.

Maximum residential density of six dwelling units per acre of the portion of the tract of land that is located between the Millstone River and the internal boundary that is 500 feet from Route 33 with a requirement of at least a 20% setaside for affordable housing as defined by New Jersey State law shall be permitted.

Maximum nonresidential floor area ratio of 0.35 shall be permitted.

Maximum building coverage for residential and nonresidential uses of 30% shall be permitted.

Maximum impervious coverage for residential uses of 50% shall be permitted.

Maximum impervious coverage for nonresidential uses of 50% shall be permitted.

Nonresidential uses:

Residential uses:

Minimum width of buffer area along Route 33 shall be 100 feet. Is hereby repealed as applied to Block 4, Lot 14.01.

Minimum width of buffer area along Applegarth Road and existing municipal roads shall be 50 feet.

Minimum width of buffer area along tract boundary other than along roadways shall be 100 feet for nonresidential uses abutting residential zones and 50 feet for residential uses abutting residential zones. Is hereby repealed as applied to Block 4, Lot 14.01.

Landscape buffer areas shall comply with § 108-6.18H, except for minimum width requirements as indicated in previous paragraphs of this subsection, and with § 108-8.1J and any other sections of this chapter. Brick walls for enhancement are encouraged.

A meandering all-purpose path having a width of 10 feet shall be provided within the landscape buffer along Route 33 and Applegarth Road. The specification of material and design of the path shall be determined by the Township Engineer.

A detailed traffic study analyzing the development's impact on the existing road system including, but not limited to, Applegarth Road, Route 33, the full intersection of Applegarth Road and Route 33, Bentley Road and proposed road intersections with any of the surrounding roads shall be filed with the development application.

A primary access road in the form of a boulevard with a treed center median that interconnects Applegarth Road through the VC-2 Village Center Overlay Zone with Route 33 at a signalized intersection, if required by and subject to approval of the New Jersey Department of Transportation, at the main entrance of the existing Renaissance age-restricted development located on the southern side of Route 33.

No curb cuts for driveways shall be permitted along Route 33 and Applegarth Road. This provision does not apply to Block 4, Lot 14.01. All access from Route 33 and Applegarth Road shall be achieved by a primary access road with driveways and roads intersecting the primary access road within the internal areas of the development so as to create an internal road system.

On-street parking along the "downtown" commercial section of the treed boulevard shall be provided. Is hereby repealed as applied to Block 4, Lot 14.01.

Street trees shall be provided in accordance with the provisions of this chapter.

Multi-purpose sidewalks and paths linking all sections of the development within the overlay zone shall be provided.

Conservation areas having a width of at least 100 feet along the Millstone River shall be preserved and monumented. The width of the conservation areas shall increase following freshwater wetland buffers as defined by the State of New Jersey and one-hundred-year floodplains.

Walking trails through open space areas, particularly along the Millstone River shall be provided.

Formal public spaces, i.e., sitting areas and pocket parks, within the "downtown" commercial areas shall be provided.

All signage shall comply with the provisions of this chapter except as set forth below.

Freestanding identification signs shall be monument signs restricted to a size and scale that are appropriate for the type of road from which the signs are viewed as set forth below:

Parking and loading areas for smaller commercial, office and mixed-use land uses shall be restricted to the rear and sides of buildings to provide for pedestrian-friendly front yards and small front yard setbacks to create a downtown village feel. Is hereby repealed as applied to Block 4, Lot 14.01.

All provisions of this chapter regarding parking and loading shall apply to the VC-2 Village Center Overlay Zone.

General standards:

Nonresidential uses:

Residential uses: