For purposes of this chapter, the term "public utility uses" shall include such uses as telephone dial equipment centers, power substations and other utilities serving the public, such as sewage treatment plants, but shall exclude dumps and sanitary landfills.

The proposed installation in a specified location must be reasonably necessary for the satisfactory provision of service by the utility to the neighborhood or area in which the particular use is located.

The design of any building in connection with such facilities must not adversely affect the safe, comfortable enjoyment of property rights in the surrounding area.

Adequate fences and other safety devices must be provided as may be required. Fences, when used to enclose public utility facilities such as electrical power substations, shall be built in accordance with the applicable requirements of the New Jersey Board of Public Utility Commissioners and the National Electrical Code in effect at the time of the construction.

Landscaping, including shrubs, trees and lawns, shall be provided and maintained.

Off-street parking shall be provided as determined by the Planning Board during site plan review.

All mechanical activities must be conducted within a totally enclosed building.

Off-street parking shall be provided in accordance with the following schedule: Three access lanes for each mechanized car wash entrance with each lane having a minimum capacity for 12 vehicles; one separate space for each waxing, upholstery cleaning or similar specialized service area; and one space for each employee. All vehicle entrances shall be from the rear of the building and all parked and waiting vehicles shall be accommodated on the lot.

One sign shall be permitted, either free-standing or attached, not exceeding an area equivalent to 5% of the first floor portion of the front facade or 75 square feet, whichever is smaller. Freestanding signs shall be set back at least 25 feet from all street and lot lines.

All of the other area, yard, building coverage, height, and general requirements of the respective zone and other applicable requirements of this chapter must be met.

Nondomestic wastes from car washes shall be pretreated in accordance with a plan approved by the Township Engineer prior to their discharge into a public sewer.

The minimum lot size for a hotel shall be 10 acres and the minimum frontage shall be 400 feet. Any hotel that may be constructed on a lot or parcel of land must contain a minimum of at least 100 units of accommodation in addition to a permanent on-site superintendent's living quarters. Hotels also may contain ancillary retail, service, restaurant and convention facilities, provided said facilities are provided primarily for the use of the hotel occupants.

Each unit of accommodation shall contain a minimum floor area of 250 square feet. Ceilings shall be a minimum of eight feet in height.

Each unit of accommodation shall include a minimum of two rooms; a bedroom and a separate bathroom. No units shall include any cooking facilities within said unit, except that this provision shall not apply to the living quarters of the permanent on-site superintendent.

There shall be a residency limitation on all guests of 30 days maximum, except that the residency limitation shall not apply to the superintendent living on the premises.

Off-street parking shall be provided at the ratio of 1.25 spaces per room, plus one parking space for every 10 seats provided in ancillary restaurant and convention facilities.

No building shall exceed four stories and 40 feet in height.

Two signs shall be permitted, one free-standing and one attached, each not exceeding an area equivalent to 5% of the first floor portion of the front facade or 100 square feet, whichever is smaller. Freestanding signs shall be set back at least 25 feet from all street and lot lines.

All of the other area, yard, building coverage, height, and general requirements of the respective zone and other applicable requirements of this chapter must be met.

The minimum lot size for a motel shall be six acres and the minimum frontage shall be 350 feet. Any motel that may be constructed on a lot or parcel of land must contain a minimum of at least 20 units of accommodation, in addition to a permanent on-site superintendent's living quarters. The minimum number of units of accommodation in any single building shall be 10.

Each unit of accommodation shall contain a minimum floor are of 250 square feet. Ceilings shall be a minimum of eight feet in height.

Each unit of accommodation shall include a minimum of two rooms; a bedroom and a separate bathroom. No units shall include any cooking facilities within said unit, except that this provision shall not apply to the living quarters of the permanent on-site superintendent.

There shall be a residency limitation on all guests of 30 days maximum, except that the residency limitation shall not apply to the superintendent living on the premises.

Off-street parking shall be provided at the ratio of 1.25 spaces per room.

One sign shall be permitted, either freestanding or attached, not exceeding an area equivalent to 5% of the first floor portion of the front facade or 75 square feet, whichever is smaller. Freestanding signs shall be set back at least 25 feet from all street and lot lines.

All of the other area, yard, building coverage, height, and general requirements of the respective zone and other applicable requirements of this chapter must be met.

No site shall contain less than 10 acres.

The maximum residential density shall not exceed 15 dwelling units per gross acre.

No dwelling unit shall contain more than two bedrooms.

The maximum building height shall not exceed 35 feet and 2 1/2 stories.

A minimum of 1 1/4 parking spaces shall be provided for each dwelling unit.

Individual dwelling units shall meet or exceed minimum design requirements specified by the New Jersey Housing Finance and Mortgage Agency.

A land area or areas equal in aggregate to at least 250 square feet per dwelling unit shall be designated on the site plan for the recreational use of the residents of the project.

Prior to any Township approval, the following prerequisites shall have been accomplished:

All other applicable requirements of this chapter must be met.

The minimum lot size for service stations shall be one acre and the minimum frontage shall be 200 feet.

No new land area devoted to a service station shall be located within any designated historic district and/or within any designated Well Head Protection Area.

Gasoline pumps and pump islands shall be set back at least 50 feet from any street right-of-way or other property line.

Canopies and permitted, but only over the pumps, pump islands, kiosks and associated aisles, and the canopy shall be considered a principal building and shall be set back at least 40 feet from any street right-of-way or other property line.

Service stations may include a second principal building, in addition to a canopy, either for the servicing of vehicles by the service station, for an ancillary office area where the sale of lubricants and automotive accessories occurs, or for an area for the retail sale of goods, such as prepackaged food products, household items, newspapers and magazines, and sandwiches and other freshly prepared foods for the convenience of motorists, provided and in accordance with the following:

All required setback areas shall be landscaped with a mixture of shrubs and trees in addition to lawn area and ground cover, and the plantings shall buffer any adjacent residential areas and shall break up the view of the paved area(s) of the site.

Other than gasoline filling pumps and/or air pumps, any and all appliances, lifts, pits, storage areas, and tires shall be within a fully enclosed building.

Any and all lubrication, repair or similar activities shall be performed in a fully enclosed building, and no motor vehicle parts or partially dismantled vehicles shall be displayed or stored elsewhere on the property.

Service stations shall provide one public rest room facility for male use and one public rest room facility for female use.

Service stations shall provide off-street parking in accordance with the following provisions:

Service stations may be permitted the following signage:

No damaged, wrecked or dismantled vehicle, junk or trailer shall be permitted on the property. Moreover, no more than six motor vehicles awaiting repair may be located upon any service station property outside of a fully enclosed building for a period of time more than seven days.

The exterior display and parking of motor vehicles, trailers, boats or other similar equipment for sale, rent or other purposes shall not be permitted as part of a service station.

All of the other area, yard and general requirements of the respective zoning district and all other applicable requirements of this chapter must be met.

The minimum tract size shall be 50 acres.

The maximum gross density of apartment and/or townhouse residential units on the tract shall not exceed 5.5 units per acre of "non-critical lands", plus a transfer of 1/5 dwelling unit per acre of any "critical" lands on the tract to the "non-critical" acreage; provided in any case that not more than 300 such residential units shall be permitted as a part of any residential care facility for the elderly. Additionally, no "critical" acreage shall be developed.

Residential care facilities for the elderly shall provide skilled nursing and assisted residential care facilities for not more than 20% of the apartments and/or townhouse residential living units. Such nursing and care facilities shall be for the primary use of the residents of the residential care facility and may include medical care facilities and physical therapy facilities.

Residential care facilities for the elderly also may provide the following ancillary facilities for the primary use of the residents of the residential care facility: Dining facilities, recreational facilities, retail and service uses and such other ancillary facilities as may be approved by the Board.

The age limitations in the definition of "residential care facilities for the elderly" shall not apply to any resident manager on the premises. Additionally, a guest house consisting of not more than 12 bedrooms in aggregate, each for the temporary accommodation of guests of the residents of the residential life care facility, shall be permitted and shall not be included as part of the maximum density calculation.

All dwelling units and related facilities shall be connected to approved and functioning water and sanitary sewer systems prior to issuance of a certificate of occupancy.

All residential care facilities for the elderly shall be limited to direct vehicular access to State Route 206 and/or a non-local road intersecting directly with State Route 206. Moreover, the applicant shall be required to submit traffic impact data which clearly indicates that no significant negative traffic impact upon local residential streets and existing residential neighborhoods will result from the residential care facility and that the traffic impact emanating from the residential care facilities for the elderly will be significantly less than the potential traffic impact emanating from the affirmatively permitted office/research type uses.

The floor area ratio of all buildings other than the buildings containing the residential apartments and/or townhouses shall not exceed 0.1. Additionally, the total lot coverage, including all buildings and impervious surfaces, shall not exceed 40%.

No building shall exceed 40 feet and three stories in height. Additionally, all buildings shall be designed with a pitched roof and no half-story shall be used for any purpose other than the containment of mechanical equipment. For purposes of this section, the provisions of Subsection 16-6.2 of this chapter shall not apply; i.e., no building shall exceed 40 feet in height at its highest point.

The minimum distance between buildings shall be measured horizontally in feet and shall be measured away from the front, side and rear of each building. The total minimum separation between buildings shall be the sum of the two abutting distances. The minimum distances shall be 20 feet for the front of a building; 15 feet for the side of a building; and 25 feet for the rear of a building. No portion of any building shall be closer to any portion of any other building than the combined distances of the abutting requirements for each building, provided that the corner of a building offset more than a 20° angle from a line drawn parallel to another building shall be considered a side of the building. In addition, no building shall be located closer than 150 feet from the right-of-way line of State Route 206 and any arterial street, 75 feet from the right-of-way line of any category of collector street, 50 feet from the right-of-way line of any local street, or 15 feet from any internal private road or parking area. Additionally, all buildings shall be set back a minimum 100 feet from any property line other than a street line.

If any parking area, road, building or structure is located within 250 feet of a common property line with a residential district, the minimum setback area shall include a planted buffer of 50 feet along said property line (see Subsection 16-8.4b20 for additional standards).

For each townhouse and/or apartment residential unit, in addition to any storage area contained inside individual dwelling units, there shall be provided 150 cubic feet of storage area in a convenient, centrally located area in the cellar, basement or ground floor of the building where personal belongings and effects may be stored without constituting a fire hazard and where said belongings and effects may be kept locked and separated from the belongings of other residents.

A minimum of one parking space shall be provided for each townhouse and/or apartment residential unit and each bed in any skilled nursing and assisted residential care facility. A minimum 1 1/2 parking spaces shall be provided for each bed in the permitted guest house. Additional off-street parking shall be provided for uses other than the apartment and/or townhouse residential units, the nursing care facility and the guest house at the ratio of one space per 1,000 square feet of net habitable floor area. In any case, sufficient parking shall be provided as determined by the Board, taking into consideration the number of dwelling units, the anticipated number of employees, and the nature and extent of the ancillary facilities within the development.

Adequate trash and garbage pick-up stations shall be provided within totally enclosed containers located in a manner so as to be obscured from view from parking areas, streets, and property lines by a fence, wall, planting or combination of the three.

A residential care facility for the elderly may have one sign along any non-local road which the tract abuts provided there exists at least 200 feet of unbroken frontage. The sign shall not exceed 10 feet in height, shall be set back from the street right-of-way and driveways a minimum of 30 feet, shall be set back from any property line a minimum of 50 feet and shall not exceed an area of 25 square feet.

All other applicable provisions of this chapter not contrary to the specific provisions herein shall apply.

In reviewing a proposal for a residential care facility for the elderly, and in determining pertinent design elements for the development, the Board shall consider the following criteria:

The minimum tract size shall be 20 acres.

Only efficiency and one bedroom apartments shall be permitted and the provisions within Subsection 16-6.3, Townhouses And Apartments, of this chapter regarding apartments shall be met.

The maximum number of apartment units permitted, including any apartment units used for members of the staff, shall not exceed a density of eight units per gross acre of land.

Nursing care shall be provided, and such care shall be only for the elderly residents on-site and shall not include medical care facilities or physical therapy facilities.

Dining facilities and recreational facilities shall be provided, and such facilities shall be only for the elderly residents on-site and the staff.

A residential limited care facility for the elderly shall be connected to an approved and functioning water and sanitary sewer system prior to the issuance of a Certificate of Occupancy.

The floor area ratio (F.A.R.) of all buildings shall not exceed 0.105, and the total lot coverage shall not exceed 25%.

No building shall exceed 35 feet and 2 1/2 stories in height.

A minimum of 3/4 parking space shall be provided for each apartment unit used by an elderly resident or household, and a minimum of two parking spaces shall be provided for each apartment unit used by a staff member. All additional net habitable floor area shall be provided parking at the ratio of one parking space per 1,000 square feet or fraction thereof.

A residential limited life care facility for the elderly shall be permitted one sign. The sign may be located along any arterial or collector category of road which the tract abuts, provided there exists at least 200 feet of unbroken frontage.

The sign shall not exceed eight feet in height, shall be set back from the street right-of-way and any driveways into the site a minimum of 30 feet, shall be set back from any property line a minimum of 50 feet, and shall not exceed an area of 25 square feet.

All other applicable provisions of this chapter not contrary to the specific conditions included herein shall apply.

In reviewing a proposal for a residential limited care facility for the elderly, and in determining pertinent design elements for the development, the Board shall consider the following criteria:

For purposes of this chapter, the term "satellite dish antennas" shall mean any apparatus or structure constructed or installed out of doors with the purpose of receiving television, radio or similar waves.

These provisions are based upon the following findings of the Township of Montgomery:

The installation and construction of satellite dish antennas shall be subject to the following minimum requirements:

Any community residence for the developmentally disabled or community shelter for victims of domestic violence that house more than six persons, excluding resident staff, shall require a 'Conditional Use' permit for the use of a dwelling unit for such shelter or residence, including the conversion of a dwelling unit for such use.

In no case shall more than 15 persons, excluding resident staff, occupy any community residence or community shelter.

The minimum area and yard requirements applicable to the particular zoning district shall each be increased by 16.67% for each person housed in the community residence or community shelter over and above six persons, excluding resident staff.

No community residence for the developmentally disabled or community shelter for victims of domestic violence occupied by more than six persons shall be located within 1,500 feet of an existing community residence or community shelter.

A 'Conditional Use' permit shall not be granted if the total number of persons, other than resident staff, residing in aggregate at such community residences or community shelters throughout the Township exceeds 50 persons or 0.5% of the population of the Township, whichever is greater.

The residential character of the lot and buildings shall not be changed and there shall be no exterior evidence of the community residence or community shelter. No signs shall be permitted except information and direction signs as permitted for single-family detached dwellings.

The following design requirements shall be incorporated within the submitted plan:

All community residences or community shelters shall have 3/4 parking spaces for each resident thereof. The Planning Board shall give due consideration to provisions for visitation and the number of resident staff in order to ensure that there are ample parking facilities. Therefore, the Planning Board may, at its discretion, require more parking spaces than 3/4 spaces per resident or may, if the evidence so warrants, waive strict adherence to this standard. Moreover, sufficient off-street area is to be provided for the pick-up and discharge of occupants by vans or other vehicles servicing the residents.

All other area, yard, building coverage, height and requirements of the respective zone and other applicable requirements of this Ordinance must be met.

All child care centers shall be located on the first floor of a building and may be extended to the second floor of a building; basements and cellars may only be used for ancillary storage of equipment and materials.

A minimum of 100 square feet per child of outdoor space adjacent the center shall be provided and shall be adequately fenced or otherwise protected from hazards, traffic and driveways.

The hours of operation shall be limited to 6:00 a.m. to 7:00 p.m.

Child care centers shall provide one parking space per employee plus one additional parking space for every eight children. Adequate space shall be provided for the loading and unloading of children which shall take place on-site and not in the public right-of-way.

Location of access driveways, landscaping, signage and general site plan design shall be compatible with the neighborhood in which it is to be located. The location of any child care center shall be appropriately situated in relation to the use or area it is intended to serve.

Where a child care center is provided as an accessory use to a principal use located on the same lot, regardless of whether the child care center is situated as part of a principal building or as the entire use of an accessory building, the gross floor area devoted to the child care center shall be considered common area for purposes of determining the maximum permitted floor area ratio and lot coverage.

Where a child care center is provided as a principal use as permitted in this chapter, the following area and yard requirements shall apply:

Adequate landscape screening shall be provided along lot lines common with residential uses or districts, where applicable, in accordance with Subsection 16-84.b20.

One unlighted sign not exceeding 30 square feet in area and 10 feet in height is permitted. The sign shall be set back at least 25 feet from all street and property lines.

Each child care center shall be connected to public sewer and water facilities or alternate systems as may be approved by the Township Board of Health.

Any child care center shall comply with all State standards and licensing requirements.

All other applicable requirements of this chapter shall apply, except where the Board determines otherwise.

For purposes of this chapter, and in accordance with N.J.A.C. 16:54-1.3, the terms "aircraft" and "airport" are defined as follows:

The total land area devoted to the Airport shall not exceed 92.8 acres which is to be divided into Landside Development Acreage and Aviationside Runway and Taxiway Acreage as follows:

Airport facilities within the Landside Development Acreage shall be permitted to include the following respective principal and accessory uses as approved by the Township of Montgomery in accordance with the provisions of this chapter:

Airport facilities within the Aviationside Runway and Taxiway Acreage shall be permitted to include the following respective principal and accessory uses as approved by the Township of Montgomery in accordance with the provisions of this chapter:

All preexisting development on the subject Airport lands shall be permitted to remain and shall be deemed conforming, notwithstanding any other provision of this chapter. For purposes of this chapter, the preexisting development on the subject Airport lands shall be considered to be the existing development (not proposed) depicted on the Overall Site Location Plan Map, dated April 7, 1989 and submitted by Princeton Airport to the Montgomery Township Zoning Board of Adjustment as part of application No. BA-478/89 SPUV.

Any and all development on the subject airport lands occurring after May 16, 1996 shall conform to the following requirements for the Landside Development Acreage:

Any and all development on the subject airport lands occurring after May 16, 1996 shall conform to the following requirements for the Aviationside Runway and Taxiway Acreage:

All development on the subject airport lands shall require major site plan approval in accordance with Section 16-8 of the Land Development Ordinance of the Township of Montgomery. The Airport Layout Plan (ALP) shall form the basis for the site plan submission, provided that all other information required by the Land Development Ordinance for a preliminary major site plan submission and for a final major site plan submission is included. Moreover, in addition to the information required for preliminary and final site plan submissions within Section 16-8 of this chapter, the following information specific to the airport shall be required:

Combined preliminary and final site plan approval by the Planning Board shall provide that the zoning requirements applicable to the combined preliminary and final site plan approval shall not be changed for a period of 10 years and that the general terms and conditions on which the combined preliminary and final approval was granted shall not be changed including, but not limited to, use requirements, layout and design standards, lot size, yard dimensions, off-tract improvements and any other requirement(s) specific to the subject approval.

All other applicable requirements of this chapter and all other applicable laws of Montgomery Township shall apply.

A drive-through window for a restaurant shall be permitted only if the subject restaurant is part of a shopping center or is otherwise associated with a shopping center with direct vehicular access thereto;

A drive-through window for a restaurant shall be permitted only if the subject restaurant does not have direct driveway vehicular access to a public street;

A drive-through window for a restaurant, accompanying driveway, and associated signage shall be set back a minimum distance of 500 feet from any lands zoned for residential development; and

A drive-through window for a restaurant and associated signage shall be provided landscaping to visually screen the window, signage and driveway from adjacent properties.

No more than an aggregate total of two such commercially licensed vehicles and/or pieces of equipment shall be permitted;

No commercially licensed vehicle shall exceed a rated capacity of one ton on six wheels with two axles;

No piece of equipment shall exceed a gross vehicle weight of four tons; and

All pieces of equipment and all commercially licensed vehicles shall be garaged on-site when not in use.

The lot used for the location of a restaurant shall directly abut State Route 206, although vehicular access to the lot may be via Route 206 and/or an intersecting roadway, providing that the intersecting roadway is classified as a type of collector on the adopted Traffic Circulation Plan Element portion of the Township Master Plan.

The lot shall be used solely for a restaurant and its appurtenances, and no other additional use of the property shall be permitted.

No building other than the principal restaurant building shall be permitted; no accessory building shall be permitted and any existing accessory building(s) shall be removed as a condition of site plan approval.

The minimum area and yard requirements for a restaurant in the REO-1 District shall be as follows:

Restaurants shall provide parking at the ratio of one parking space per every three seats, and a floor plan of the restaurant and the proposed seating shall be provided the Board for review and approval as part of the site plan application.

No parking shall be located within the front yard area established for an existing or proposed building or within 50 feet of any rear lot line or within 25 feet of any side lot line.

One major sign, either freestanding or attached to the building, shall be permitted for each 250 feet of unbroken frontage along Route 206 and any intersecting collector roadway. Each sign shall not exceed 50 square feet in area and shall be set back from all street and property lines a distance equivalent to one linear foot for each 1 1/2 square feet of sign area.

Each restaurant shall provide for off-street loading and unloading with adequate ingress and egress from streets and with adequate space for maneuvering, and shall provide such area(s) at the side or rear of the building.

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

There shall be at least one trash and garbage pick-up facility provided for each restaurant which shall include provisions for recycling. The location may be either within the restaurant building or outside. If outside, the facility shall include a steel-like totally enclosed container, situated on a cement floor and screened from view by a fence or wall with appropriate plantings.

All areas not utilized for buildings, parking, loading, access aisles, pedestrian walkways and driveways shall be suitably landscaped with a combination of deciduous trees, evergreen trees, shrubs, ground cover and lawn area.

Where existing vegetation is not sufficient to provide a year-round visual screen between the development on the lot and abutting residential zoning districts, and where no existing and previously approved parking areas and access drives or roadways exist, additional vegetation shall be planted to provide such a year-round visual screen.

No building shall exceed 35 feet and 2 1/2 stories in height.

All other provisions of this chapter which are not to the contrary and which may be applicable to a submitted application for development shall apply.

Definitions. As used in this paragraph, the following terms shall have the meanings indicated:

Overall and Specific Purposes. The overall and specific purposes of these provisions are as follows:

Specific Goals. The specific goals of these provisions are as follows:

Exemptions of Applicability. This paragraph p shall not apply to any tower or the installation of any antenna that is under 70 feet high and is owned and operated only by a federally licensed amateur radio station operator or is used exclusively to receive transmissions, nor shall it apply to any parabolic satellite antennas or non-wireless telephone services.

Locations Where Wireless Communication Antennas May Be Sited. Wireless communication antennas may be located only at the following two prioritized locations and shall not be permitted elsewhere:

Requirements for First Priority Locations.

Submission Requirements For Second Priority Locations.

Overall Comprehensive Plan for Second Priority Locations.

Area and Setback Requirements for Second Priority Locations.

Design Conditions for Second Priority Locations.

Additional Conditions for Second Priority Locations.

Location Preferences for New Towers. The following are not conditions, standards and limitations for the location of wireless communication towers, but are preferences of the Township:

Other Requirements for Second Priority Locations.

Technical Review for Second Priority Locations. In addition to its normal professional staff, given the technical and specialized nature of the testimony by the applicant's radio frequency expert(s), the Planning Board or the Zoning Board of Adjustment, as the case may be, at the applicant's expense, hire its own radio frequency expert to review and comment upon the testimony presented by the applicant. Additionally, based upon other testimony presented by the applicant, the Planning Board or the Zoning Board of Adjustment, as the case may be, may hire other experts with specialized areas of expertise if deemed necessary, also at the applicant's expense.

Application for Use Variances to the Zoning Board. Any application submitted to the Montgomery Township Zoning Board of Adjustment for a use variance to construct or install wireless communication antennas and/or a new wireless communication tower in a location not permitted by these provisions or for a variance from any of the conditions, standards and limitations established for second priority locations in this subsection shall be required to submit all of the information required herein for second priority locations, and no such application shall be deemed complete unless all of the required information is provided or unless the need to provide the required information is specifically waived by the Zoning Board of Adjustment.

The veterinary clinic shall provide medical treatment to small household pets only; no boarding facilities shall be permitted except as ancillary to the medical use, and no outside dog or animal runs or the keeping of animals outside the veterinary clinic shall be permitted.

The subject lot shall be located in the R-2 District only and shall be a corner lot at least 2 1/2 acres in area with frontage on Route 206 and an intersecting Collector public road as shown on the Traffic Circulation Plan Element portion of the Township Master Plan.

The driveway access to the veterinary clinic shall be limited to the Collector road that intersects with Route 206, and the driveway shall be set back at least 200 feet from the Route 206/Collector road intersection; there shall be no driveway access to Route 206.

Only one principal building shall be permitted, and the principal building shall not exceed a floor/area ratio (F.A.R.) of 0.033, provided that no principal building shall exceed 3,600 gross square feet in area.

In addition to the one principal building, no more than one accessory building shall be permitted, which shall not exceed 150 square feet in area.

All buildings shall be set back a minimum of 100 feet and an average of 125 feet from the Route 206 right-of-way, shall be set back at least 90 feet from the Collector road right-of-way, and shall be set back at least 60 feet from any rear or side yard property line.

A continuous and uninterrupted landscaped buffer screening at least 50 feet in depth shall be provided along the entirety of all lot lines facing Route 206 and the intersecting Collector road, and the buffer shall consist of any existing vegetation supplemented with additional conifer trees, at least eight feet high at time of planting, as determined by the Planning Board to be necessary.

Except for the planting of any required landscaped buffer screening along the Route 206 frontage, no other land development or disturbance shall be permitted within 75 feet of the Route 206 right-of-way, and this non-development and non- disturbance area shall be dedicated in fee to the Township of Montgomery.

No more than one principal veterinarian and one back-up veterinarian shall be associated with the veterinary clinic, and no more than one veterinarian shall be working on the premises at any given time.

The design of the proposed buildings shall adhere to the following limitations, and architectural elevations and floor plans of the buildings shall be submitted to the Planning Board for its review and approval as part of the conditional use and site plan applications:

Off-street parking spaces shall be provided at the ratio of one parking space per each 200 square feet of gross floor area of the veterinary clinic building, and no parking area shall be located within 40 feet from the Collector road right-of-way and within 75 feet from any rear or side property line.

No sign other than a nameplate not more than three square feet in area shall be permitted, and the sign either shall be attached to a postal box located on the intersecting Collector road adjacent to the driveway or shall be hung from a typical residential lamppost located adjacent to the driveway and set back at least five feet from the Collector road right-of-way.

In addition to typical residential-type lighting fixtures at the two doorways into the veterinary clinic office building and a lamppost, additional lighting shall be permitted in the parking lot area and along the sidewalks between the office building and the parking lot area only, which shall consist of bollard-type fixtures no more than four feet in height. Lighting shall be of minimal intensity for safety purposes and shall be operated only when the veterinary clinic is open. No flood lighting shall be permitted on the property.

Any fencing provided along the perimeter of the property within 25 feet of any property line shall be a wooden, split rail fence no more than four feet in height.

All other nonconflicting and applicable requirements of this chapter for the development of single-family detached dwellings in the R-2 District shall apply.

Animal education, care and adoption facilities shall be located on tracts of land at least five acres in size within a portion of the PPE District which also is within the Landmarks Preservation Overlay Area as indicated on the Montgomery Township Zoning Map.

The essential purpose of an animal education, care and adoption facility shall be to provide shelter and care for homeless dogs and cats and reduce unnecessary euthanasia of adoptable pets.

Any historic principal building existing on a tract of land to be used for an animal education, care and adoption facility shall be maintained and rehabilitated and be used as part of the facility. There shall be no height limitation for any existing historic principal building which is being restored to its original historic condition, inclusive of any original part of the historic principal building which had been removed or damaged, provided that the height and restoration of the historic building is consistent with the original historic building and necessary for its true historic restoration, as verified by the Township Landmarks Preservation Commission.

More than one principal building shall be permitted, provided that the total size of the facility, including any rehabilitated existing historic principal building, any addition thereto, and any other principal building to be constructed, shall not exceed 20,000 gross square feet in area.

All activities shall be conducted indoors, except that a designated outdoor socialization area shall be permitted where the animals may be walked and exercised during the day and where prospective adopters of a pet may interact with the animals.

The rehabilitation of any existing historic building on the tract and any proposed expansion of the existing historic building shall be conducted in accordance with the Guidelines for Rehabilitation contained in the Secretary of Interior's Standards for the Treatment of Historic Properties and, to the extent practicable, shall be reflective of the original architecture of the subject building.

No new building or parking area shall be situated in front of an historic building.

The architectural design of any proposed new building shall be in accordance with the applicable provisions of Section 16-13 of this Land Development chapter for development within the Landmarks Preservation Overlay Area, shall be compatible with the historic character of the site, and shall preserve the historic relationship between the buildings and the landscape. No new principal building or new addition to an existing building shall exceed 35 feet in height, except that uninhabited roof structures for the housing of stairways, tanks, ventilating fans, air conditioning or similar equipment required for the operation and maintenance of the building, skylights, spires, cupolas, flagpoles, chimneys or similar uninhabited structures associated with the building may be erected above the height limit, but in no case more than 25% more than the maximum height permitted.

Proposed architectural elevations and floor plans of all buildings on the site shall be provided to the Township for review and approval as part of the submitted conditional use and site plan applications.

In accordance with Subsection 16-13.16a of this Land Development chapter, the submitted conditional use and site plan applications, including the proposed architectural elevations and floor plans, shall be submitted to the Montgomery Township Landmarks Preservation Commission for its review.

Off-street parking, signage, lighting and landscaping shall be as specifically approved by the Planning Board in consideration of the needs of the proposed use, the physical characteristics of the subject tract of land, the need to safeguard the prevailing character of the surrounding residential neighborhood and any recommendations of the Montgomery Township Landmarks Preservation Commission.

All other applicable requirements of this Land Development chapter not contrary to the specific conditions and standards specified herein shall be met, but waivers and/or variances of such other applicable requirements of this chapter may be granted by the Planning Board.

Self service storage facilities shall be located on tracts of land at least 7 1/2 acres in size, but not more than 10 acres in size, which tract shall be located only within the designated "Airport Safety Zone" within that portion of the REO-3 District south of the Princeton Airport runway.

Each tract of land shall have vehicular access directly to State Route 206, or indirectly to State Route 206 via a public street providing access to nonresidential uses only.

Each tract of land shall have at least 500 feet of vehicular access frontage along a public street and shall have at least 500 feet of depth.

All buildings and parking areas shall be set back at least 1,000 feet from State Route 206.

All buildings and parking areas shall be set back at least 60 feet from all street lines and at least 30 feet from all other property lines, except that not more than four parking spaces shall be permitted in the front portion of the property associated with the sales office, provided that such spaces are set back at least 30 feet from the street line.

More than one building is permitted, providing that a minimum separation distance of 25 feet shall exist between all buildings on the site, and provided further that the minimum separation distance shall increase to at least 30 feet when the separation distance includes any parking of vehicles.

Each self service storage facility shall have one accessory office, no larger than 1,000 square feet in area, and one accessory apartment above the sales office for an on-site manager of the facility, which apartment shall not contain more than two bedrooms.

The storage buildings and the sales office/manager's apartment building shall not exceed the following dimensions:

The maximum permitted floor area ratio (F.A.R.) shall be 0.175 and the maximum lot coverage shall be 45%.

Any self service storage facility shall be used for storage purposes only in accordance with the following limitations and restrictions, and the rental contracts for the storage of articles on-site shall include the following language:

No outside storage shall be permitted, except that the Planning Board may permit the outside storage only of recreational vehicles, camping trailers, boats, snowmobiles and/or personal watercraft on trailers, provided that the following limitations and requirements are met:

All buildings on the site shall be designed and constructed in accordance with the following requirements:

Access to the storage units shall only be permitted when the on-site manager is present between the hours of 7:00 a.m. and 7:00 p.m. daily, except that access during other hours shall be permitted for no more than 10% of the total number of tenants who have been provided special access codes to operate the entrance gate.

A minimum of four off-street visitor parking spaces, or the number of spaces equivalent to one space for every employee plus one space for every 200 storage units, whichever is greater, shall be provided proximate to the office and outside the security enclosure.

One trash enclosure shall be provided on-site, adequate in size for the solid waste generated by the sales office and the on-site manager's apartment, and accommodating the Somerset County recycling requirements; the trash enclosure shall be adequately screened from public view.

The on-site traffic circulation shall be designed to permit the safe and convenient maneuvering of large trucks, including emergency vehicles.

One free-standing sign and one attached sign shall be permitted in accordance with the following, and additional signage may be permitted by the Planning Board for good cause shown by the applicant:

The entire perimeter of any self-service storage facility, excluding the access driveway(s), the permitted freestanding sign, the required visitor parking spaces and the sales office/manager's apartment building, but including any approved area for the outside storage of recreational vehicles, camping trailers, boats, snowmobiles and/or personal watercraft on trailers, shall be completely enclosed for security purposes by buildings augmented by either walls and/or fencing.

All outdoor lighting shall be shielded and focused directly downward and shall be in accordance with the following:

Except for the access driveway(s) to the site and the permitted freestanding sign, there shall be no development within the required front, side and rear yard setbacks, and all existing vegetation shall be maintained and augmented as necessary in order to screen all portions of the property from public view, except that the sales office/manager's apartment building, the guest parking and the sign need not be screened from public view, but, instead, lawn area and a variety of evergreen and deciduous trees and shrubbery and trees shall be provided.

No detention basin shall be located within the required front yard setback area.

The primary purpose of this zoning ordinance provision is to permit, under certain conditions, for those car dealerships with limited land area in the HC Zoning District to develop an automobile service center in the adjacent REO-3 District. Service centers have become a typical ancillary use to dealerships to serve their customers, and the ability to provide this customer service will help the dealerships remain viable. By conditionally permitting service centers, the Township is promoting the purposes of the Municipal Land Use Law including encouraging municipal action to guide the appropriate land uses and providing sufficient space in appropriate locations for commercial uses to meet the needs of the community. This paragraph also promotes the policies of the Township Master Plan including concentrating commercial development in two commercial nodes and enacting regulations to control commercial expansion which is necessary to accommodate modern commercial activities.

Automobile service centers shall be permitted in the REO-3 Zoning District only, provided that they are affiliated with and operated by car dealership(s) in the HC Zoning District, and provided further that the automobile service center is no further than 1,500 feet from the affiliated car dealership(s).

Access must be situated to accommodate safe traffic circulation, including the provision of an easement or dedication of right-of-way to Montgomery Township for any future Master Plan Road. The developer of the automobile service center shall construct the roadway improvements in their entirety on the subject site.

A building containing an automobile service center use shall be limited to that principal use only, and the maximum FAR shall be 0.160 for non-critical acreage plus 0.032 for critical acreage.

Accessory and ancillary uses permitted for an automobile service center shall be offices, service counters, lounges and other amenities for customers waiting for their automobiles to be serviced, service bays, car washes, storage of parts and supplies, a showroom not exceeding 2,500 square feet in size, signs, and off-street parking, including parking for automobiles awaiting repair.

No automobile sales shall be permitted at the automobile service center. However, the outside storage of new cars for sales at the related car dealership(s) in the HC Zoning District shall be permitted, provided that the vehicle storage area shall not be accessible to the public and is adequately screened from view.

No merchandise, products, equipment or similar material and objects shall be displayed or stored outside, except for outside storage areas for automobiles as permitted above and in accordance with the following:

Within 50 feet of any property line common with a residential zoning district or use, no parking area, loading area, driveway or other structure, except fencing integrated with the landscape plan and as approved by the Board, shall be permitted, and a minimum buffer screening shall be required within the setback area in accordance with the following:

Off-street parking and loading areas shall be screened from public view and from adjacent properties to the maximum extent feasible.

Buildings with more than one street frontage shall be designed to have a front facade facing each frontage, and all sides of a building shall be architecturally designed to be consistent regarding style, materials, colors and details.

The mechanical equipment serving the building(s) shall be screened from public view by the design of the building and/or by landscaping features integrated with the overall design of the building(s).

All of the other area, yard and general requirements of the REO-3 Zoning District and all other applicable provisions of this chapter which are not to the contrary shall apply. However, relief, if requested from any of the REO-3 bulk zoning provisions, shall be considered under N.J.S.A. 40:55D-70c of the Municipal Land Use Law because they are not considered conditions of a conditional use.

Support group facilities shall be located on tracts of land at least three acres in size.

The principal purpose of a support group facility shall be to provide meeting space for support groups and counseling services to the general public, including residents of Montgomery Township and Somerset County.

Accessory permitted uses for a support group facility shall be social, recreational and dining uses, such as speakers, holiday gatherings, dances, plays and picnics, for the members of the recovery community and their guests of the facility.

All activities shall be conducted within the social services facility, except that a designated outdoor socialization area in the rear or side yard shall be permitted where members and guests may socialize. Temporary recreational activities within the front yard are permitted, but temporary structures such as tents, must be in the side or rear yard only. The facility shall comply with all local ordinances including noise and the close of the facility shall be by 11:00 p.m.

Where a social services facility is provided as a principal use in this chapter, the following area and yard requirements shall apply:

Signs. (See Subsection 16-4.10f and Subsection 16-5.13 for the design requirements for signs).

Lighting. (See Subsection 16-5.4 of this chapter for the design requirements for lighting).

Off-street parking. Adequate parking shall be provided to accommodate the permitted activities and the amount and location of the off-street parking shall be subject to approval by the Planning Board. (See Subsection 16-5.8 for the design requirements for off-street parking, loading areas, and driveways).

All other applicable requirements of this Land Development chapter not contrary to the specific conditions and standards specified herein shall be met, but waivers and/or variances of such other applicable requirements of this chapter may be granted by the Planning Board because they are not considered conditions of a conditional use.