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 separate from nonresidential land uses; 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 twelve and one-half percent (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 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 complexes and buildings; and

Satellite antennas.

Maximum residential density of four dwelling units per acre, with a requirement of at least a twelve and one-half percent (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:

Nonresidential uses:

Residential uses:

Minimum width of buffer area along existing municipal roads shall be 20 feet. A six-foot wide concrete sidewalk that is parallel to existing municipal roads and offset three feet from the curbline of the existing roads shall be provided. Street trees shall be provided within the landscape buffer area along the sidewalks. Street furniture, such as benches, trash receptacles and other amenities, may be required along the sidewalks by the approving Board. Fencing, masonry walls and/or hedges, all of which shall not exceed three 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 municipal roads and tract boundary shall be 50 feet.

Landscape buffer areas shall comply with § 108-6.7I, 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 concrete sidewalk required for 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.

A primary access road in the form of a boulevard with a treed center median that interconnects Mounts Mills Road and Spotswood-Englishtown Road through the VC-1 Village Center Overlay zone shall be provided.

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

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

Walking trails through open space areas shall be provided.

Formal public spaces, i.e., sitting areas, 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:

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.

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 HD Highway Development District § 108-6.18A except for the following uses: new auto sales and showroom establishments; fully enclosed establishments for the sale and repair of machinery and equipment; whole-sale, distributive and storage establishments; and highway development parks.

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:

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

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

Satellite antennas.

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

Public utility installations.

The following residential dwellings shall be provided:

The following number and percentage 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, one-hundred-year floodplains, steep slopes and other environmental constraints within the tract of land.

Given the fact that the overlay zone provides for a greater degree of flexibility for a mix of uses on the tract that improve the economic viability of the development of the tract, a lot that contains at least 10 acres of land that is not encumbered by freshwater wetlands, one-hundred-year floodplains, steep slopes and other environmental constraints shall be deeded to Monroe Township for the purpose of developing it as municipally-sponsored, 100% affordable housing. Title of the lot shall be transferred to Monroe Township within 30 days of filing the final subdivision plat with the Middlesex County Clerk.

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 construction phasing of market-priced and low and moderate-income units shall comply with § 108-6.13K(4).

(Reserved)

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 New Jersey Council on Affordable Housing rules.

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.

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 40% 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.

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.

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 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. 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.

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.

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:

At a minimum, 30% of all low and moderate-income units shall have two bedrooms.

At a minimum, 20% of all low and moderate-income units shall have three bedrooms.

The combination of efficiency and one bedroom units shall be at least 10% and no greater than 20% of the total low and moderate-income units.

Low and moderate-income units restricted to senior citizens may utilize a modified bedroom distribution. At a minimum, the number of bedrooms shall equal the number of senior citizen low and moderate-income units within the inclusionary development. The standard can be met by creating all one-bedroom units or by creating a two-bedroom unit for each efficiency unit. Applications to waive this standard shall be made in accordance with N.J.A.C. 5:93 and shall be referred by the Council on Affordable Housing (COAH) to the DCA Division of Aging for review and recommendations.

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

At least 1/3 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.

Construction of senior housing units shall be simultaneous with the initial construction of the market-priced units.

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 developer.

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

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.

For the purposes of this section housing for elderly persons shall be deemed to mean one or more dwelling units intended and specifically designed to provide well-constructed and adequate housing for elderly persons having low or moderate income. Such housing shall be occupied by qualified elderly citizens; one unqualified person may reside in a dwelling unit with an elderly person or persons as permitted above, if the presence of such a person is essential to the physical care or economic support of the elderly person or persons. Such dwelling units may be grouped together in one or more multi-unit buildings. Each dwelling unit shall consist of complete living accommodations, including cooking facilities. Each dwelling unit shall comply with all applicable design criteria of the Americans with Disabilities Act (ADA) and the Older Americans Act.

Minimum lot area 12 acres.

Senior housing for the elderly shall conform to all of the following minimum standards.

There shall be a minimum of two driveways or internal access roads to any such project which shall be separated from each other by no less than 150 feet.

The following criteria, in conjunction with realistic market information, shall be used in determining maximum rents and sale prices; pursuant to COAH regulations:

Median income by household size shall be established by a regional weighted average of the uncapped Section 8 income limits published by HUD. To compute this regional income limit, the HUD determination of median county income for a family of four is multiplied by the households within the county. The resulting product for each county within the housing region is summed. The sum is divided by the estimated total households in each housing region. This quotient represents the regional weighted average of median income for a household of four. This regional weighted average is adjusted by household size based on multipliers used by HUD to adjust median income by household size. The maximum average rent and price of low and moderate-income units within each inclusionary development shall be affordable to households earning 57.5% of median income. Moderate income sales units shall be available for at least three different prices and low income sales units shall be available for at least two different prices.

In averaging 57.5% under paragraph (b) above, the developers of rental units may establish one rent for a low-income unit and one rent for a moderate-income unit for each bedroom distribution.

Owner-occupied and rental units of low and moderate-income units shall utilize the same heating source as market units within the Inclusionary development.

It shall be required that the initial price of a low and moderate income owner-occupied single family housing unit shall be established so that after a down payment of 5%, the monthly principal, interest, insurance, property taxes (property taxes shall be based on the restricted value of low and moderate-income units) and condominium or homeowner fees do not exceed 28% of the eligible gross monthly income. It shall be required that master deeds of inclusionary developments regulate condominium or homeowner association fees or special assessments of low and moderate income purchasers at a specific percentage of those paid by market purchasers. The percentage that shall be paid by low and moderate income purchasers shall be at least 1/3 of the condominium or homeowner association fees paid by market purchasers. Once established within the master deed, the percentage shall not be amended without prior approval from the Council on Affordable Housing.

It shall be required that gross rents, including an allowance for utilities, be established so as not to exceed 30% of the gross monthly income of the appropriate household size referenced in paragraph (a) above. The allowance for utilities shall be consistent with the utility allowance approved by HUD for use in New Jersey.

Low-income housing units shall be reserved for households with a gross household income less than or equal to 50% of the median income approved by COAH. Moderate-income housing units shall be reserved for households with a gross household income less than 80% of the median income approved by COAH. For example, a household earning 48% of median income may be placed in any low-income unit; however, a household earning 53% may not qualify for a low-income unit. A household earning 67% of median may be placed in any moderate-income housing unit. A household earning less than 50% of median may be placed in a moderate-income housing unit. Low and moderate-income units shall not be offered to households that are not income eligible without COAH approval pursuant to N.J.A.C. 5:93-9.16.

To assure that newly constructed low and moderate income sales units remain affordable to low and moderate-income households for an appropriate period of not less than 20 years, the Township shall require all conveyances of newly constructed low and moderate income sales units to contain the 20 year deed restriction and mortgage lien as adopted by COAH.

To assure that newly constructed low and moderate income rental units remain affordable to low and moderate-income households for a period of 30 years, the Township shall require all newly constructed low and moderate income rental units to contain a 30 year deed restriction and mortgage lien as adopted by COAH.

The Township shall not issue a certificate of occupancy for initial occupancy of low or moderate income sales units unless there is a written determination by the Monroe Township Affordable Housing Board that the unit is to be controlled by a deed restriction and mortgage lien as adopted by COAH. The Monroe Township Affordable Housing Board shall make such determination within 40 days of receipt of a proposed deed restriction and mortgage lien. Amendments to the deed restriction and lien shall be permitted only if they have been approved by COAH.

The Township shall not permit the initial occupancy of a low or moderate income sales unit prior to issuance of a certificate of occupancy in accordance with paragraph (a) above.

The Township shall require a certificate of reoccupancy for any occupancy of a low or moderate income sales unit resulting from a resale and shall not issue such certificate unless there is a written determination by the Monroe Township Affordable Housing Board that the unit is to be controlled by the deed restriction and mortgage lien prior to issuance of a certificate of occupancy, regardless of whether the seller had executed the deed restriction and mortgage lien adopted by COAH upon acquisition of the property. The Monroe Township Affordable Housing Board shall make such a determination within 40 days of receipt of a proposed deed restriction and mortgage lien. Said certification of reoccupancy shall only be issued after the delegated Township Affordable Housing Board staff member has conducted a code compliance inspection and approved the unit to be reoccupied.

The certificate of reoccupancy shall not be required in sales for which controls are allowed to expire or in which a repayment option is being exercised pursuant to N.J.A.C. 5:93-9.3.

The mortgage lien and the deed restriction shall be filed with the records office of the county. The lien and deed restriction shall be in the form adopted by COAH.

The deed restriction, including the repayment clause, and the mortgage lien shall have priority over all mortgages on the property except for a first mortgage placed on the property by the mortgagee prior to the expiration of resale controls.

The Planning Board shall review the application 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 residential development within 95 days of the date of submission or within such further time as 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 access ways for use by emergency vehicles.

Fire station or fire protection facilities, and/or emergency medical response facilities.

Administration, maintenance and security buildings.

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 shall apply to all parking facilities:

A system of continuous walkways not less than four feet in width shall be provided throughout the development, including any common open space, for safe pedestrian movement. Such walkways shall link the primary entrance(s) of the development with off-site Township, county or state roads. Such walkways need to parallel local streets.

Paved sidewalks shall be provided adjacent to one side of subcollector and local residential service streets.

Walkways shall connect sidewalks along streets with the walkway of any common open space system such that the common open system is physically accessible from all streets and their associated sidewalks, and shall comply with all current ADA barrier-free design standards.

Buildings shall be set back a minimum of 25 feet from the property lines of the tract. At least 15 feet of this setback area shall either be preserved with its natural vegetation or landscaped to provide a reasonable visual buffer from adjacent property. Buffer areas and landscaping shall be designed in compliance with § 108-8.1 "Buffer Area and Landscaping" of the Land Development Code.

Buffering shall provide a year-round visual screen in order to minimize adverse impacts on sites from adjacent areas. Buffering shall also ensure privacy for dwelling units and minimize adverse impacts from traffic, noise and glaring light.

Buffering shall consist of a berm and fencing or evergreens, retention and detention ponds or combinations of materials, to achieve the stated buffering objectives.

Existing mature trees and wooded areas shall be preserved to the maximum extent possible.

Street trees shall be planted on both sides of all streets, either massed at critical points or spaced evenly no more than 50 feet apart along the street, or both, to create a street canopy effect. This spacing standard may be modified as reasonably necessary to accommodate driveway cuts and road intersections or to preserve existing mature trees, provided that the average spacing standard of at least one tree for every 50 feet of street frontage is maintained. All trees shall have a caliper of two and one-half (2 1/2) inches and shall be nursery grown, of substantially uniform size and shape and have straight trunks. The developer shall make provisions for regular watering and maintenance of the street trees until they are established. Dead or dying trees shall be replaced by the developer during the next planting season, subject to the review of the Monroe Township Shade Tree Commission.

At least 5% of the interior parking area of any common parking areas shall be landscaped with plantings, which shall be in protected areas, such as along walkways, in center islands, at the end of bays or in diamonds between parking stalls. At least one tree for each 10 parking spaces shall be planted or preserved. A mixture of hardy flowering and/or decorative evergreen and deciduous trees may be planted. The areas between trees shall be planted with shrubs or ground cover.

Ground cover grass shall be planted over all disturbed land areas.

All plant materials shall be of nursery stock, healthy and free of disease.

All plantings shall be watered regularly and in a manner appropriate for the specific plant species through the first growing season, and dead or dying plants shall be replaced by the developer during the next planting season.

The outline of the tract proposed for use as a PD-SH District, including the dimensions.

Name and title of person preparing map.

Date, scale and north arrow.

Tax Map, block number and zone districts 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 two foot interval contours.

The general location of the proposed collector streets in the PD-SH District 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 map shall also show 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, that will be contained in the residential use areas.

Such other features 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 entrance to the entire 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.

Dwellings for owner-occupancy.

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

If the PRC-2 adjoins a planned retirement community and a common homeowners' association is formed then no buffer is required between the property lines of the adjoining communities.

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

Dwellings for owner-occupancy.

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

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

Law and accounting.

Engineering and other licensed professional.

Real estate.

Medical.

Data processing.

Banks and other fiduciary institutions.

Insurance.

Management and advertising.

Research laboratories subject to the performance standards of Article V of this chapter.

Residential dwelling units not situated on a lot of at least three acres in size, except that lawful preexisting single-family structures that are permitted by the underlying zone district, but which are not situated on a lot of at least three acres, shall not be deemed to be prohibited.

Planned unit developments and multifamily dwellings.

Hospitals.

Schools.

Above-ground bulk tank storage of compressed flammable or compressed toxic gases and liquids.

Within the runway end subzones only, the above-ground bulk tank storage of flammable or toxic gases and liquids.

Uses that may attract massing birds including landfills.

Above grade major utility transmission lines and/or mains.

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.

Market-rate multifamily townhouse and apartment dwelling units that are deed restricted to limit the number of bedrooms to a maximum of two per dwelling unit and to prohibit the conversion of basements, dens, offices, lofts and other non-bedroom spaces and rooms into a new bedroom. The maximum number of market-rate multifamily townhouse and apartment dwelling units provided shall not exceed 213.

Affordable multifamily age-restricted rental apartment dwelling units that are provided at a minimum set-aside rate of 20% of the total number of dwelling units constructed in the development, with 13% of the affordable dwelling units to be affordable to very low-income households. The minimum number of affordable multifamily age-restricted rental apartment dwelling units provided shall be 53.

Minimum site frontage shall be 1,100 feet.

Minimum site width shall be 1,100 feet.

Minimum site depth shall be 1,000 feet.