Moorestown City Zoning Code
ARTICLE XX
SRC Specially Restricted Commercial Districts
§ 180-61 Purpose; use restrictions and regulations.
[Amended 3-10-1980 by Ord. No. 1024; 7-26-1982 by Ord. No. 1125; 8-23-1982 by Ord. No. 1127; 5-14-1984 by Ord. No. 1216; 11-13-2000 by Ord. No. 1939-00; 12-17-2001 by Ord. No. 1978-01; 7-26-2004 by Ord. No. 21-2004; 12-5-2005 by Ord. No. 33-2005; 5-15-2006 by Ord. No. 8-2006; 12-13-2010 by Ord. No. 25-2010; 5-10-2021 by Ord. No. 15-2021; 8-9-2021 by Ord. No. 26-2021; 11-29-2021 by Ord. No. 37-2021; 3-11-2024 by Ord. No. 4-2024]
SRC Specially Restricted Commercial Districts are designed primarily to make special provision for modern, well-planned and integrated uses such as shopping centers, campus-type office parks, corporate headquarters and similar attractive large site, low-density-of-the-lot-occupancy coverage development in areas of the Township where traditional small single-use business development would be inappropriate. The current SRC-2 District, however, is unique in that it is largely undeveloped as compared with other SRC Districts, and churches or similar places of worship uses are compatible with other uses permitted in the SRC-2 District.
A.
A planned shopping center or shopping mall.
(1)
A planned shopping center or shopping mall designed as a single architectural unit or scheme with appropriate common landscaping and parking. Such shopping center or mall may include retail department stores, other retail stores and personal service shops customarily identified with shopping centers and restaurants, theaters and office uses, provided that the initial construction of such shopping center shall include at least 16,000 square feet of ground floor area and a minimum of four separate retail stores or other permitted uses.
(2)
Each individual retail sales and/or personal service use shall be located in an attached, semidetached or detached structure with a separate entrance or entrances to the outdoors or to a common area where included in a mall-type structure, in accordance with the Building Code of the Township of Moorestown,[1] provided that every individual retail sales and/or personal service use located within a mall-type structure or within an otherwise permissible structure shall have not more than two sides open or constructed of other than fire-resistant partitions but equipped with a grill or other device or devices which are capable of closing off said sides and locking for security purposes. All other sides shall be enclosed with fire-resistant partitions from floor to ceiling.
(3)
No building in an SRC or SRC-1 District shall be used for open-area sales operations or open-area service operations such as flea markets, bazaars, open markets, farmers' markets or other markets or areas where sales of two or more kinds of goods or services take place within areas not complying with the above requirements for enclosing areas, except as may be permitted under § 180-62.
(4)
A use of a temporary nature which is permissible in accordance with Subsection A(1) above, provided that the use will be entirely within a building permissible under Subsection A(1), above, and is contemplated for and in fact exists for no more than 90 days may be permitted by the Zoning Officer of the Township without the approval of the Planning Board. In considering an application under this subsection, the Zoning Officer shall give consideration to standards, make determinations and findings and impose conditions as set forth in § 180-107.
B.
A single retail department store within an initial construction of at least 16,000 square feet as ground floor area.
C.
An office building for administrative, executive or professional offices, a corporate headquarters office building or training center, a telephone central office, telegraph or other public utility office, or a political campaign office (for a period not to exceed three months).
D.
An insurance company, bank or other financial institution.
E.
A restaurant or cafeteria which is one of a group of uses in a shopping center or which is part of a retail department store or a restaurant, cafeteria or dining room as an accessory use to a permitted use and which is designed and used primarily for the employees or occupants of the permitted use. Any such restaurant or cafeteria shall be subject to the provisions of § 180-58Q(1) and (2) hereof.
F.
A scientific research, testing or experimental laboratory or similar establishment for research or product development, provided that there is no commercial production or storage of any commodity or substance except for the accessory indoor storage necessary for such research.
G.
A wholesale establishment where the main use does not involve warehouse, storage or truck terminal activities.
H.
A publishing or printing establishment.
J.
Accessory uses. The following accessory uses shall be permitted when used in conjunction with a principal use on the same lot:
(1)
Personal sales and services, restaurants and cafeterias designed and used primarily for the employees and occupants of the principal permitted use when integrated into an office building and occupying no more than 15% of the gross floor area of said building or 12,500 square feet, whichever is less, but not to exceed 60,000 square feet of the total buildings on the entire tract, in office parks on tracts of 25 acres or larger.
(2)
Accessory uses customarily incidental to any of the permitted or conditional uses.
K.
The following uses, and no others, of lands and buildings are permitted:
(1)
Within the SRC-1 District.
(a)
The following shall be permitted uses:
[1]
An office building for administrative, executive, medical or professional offices, a corporate headquarters office building or training center, a telephone central office, telegraph or other public utility office, or a political campaign office (for a period not to exceed three months).
[2]
An insurance company, bank or other financial institution.
[3]
A scientific research, testing or experimental laboratory or similar establishment for research or product development, provided that there is no commercial production or storage of any commodity or substance except for the accessory indoor storage necessary for such research.
[4]
A publishing or printing establishment.
[6]
A private recreational facility.
(b)
The following shall be a conditional use:
[1]
Health care center, subject to the following:
[a]
Shall be integrated and affiliated with a health system in the region.
[b]
Shall provide complementary facilities and programs with a private recreational facility on an adjacent site.
[c]
Shall not cause any noise, odor, vibration or emissions of any kind discernible at the property line.
[d]
Shall not include substance abuse treatment center.
(2)
Within the SRC-2 District, permitted uses shall be only those:
(b)
Church or similar place of worship, subject to the standards in Subsection K(3) of this section.
(c)
Agricultural uses.
[1]
Production of agricultural or horticultural products.
[2]
Nursery.
[3]
Raising and grazing of livestock and poultry.
[4]
One tenant house.
[5]
Agriculture-related education and farm-based recreational activities, provided that the activities are related to marketing agricultural or horticultural products.
[6]
Processing, packaging and sale of the agricultural or horticultural output of the farm.
[7]
Community farmers’ market.
[8]
Community supported agriculture farm.
[9]
Community garden.
(3)
Standards for religious uses. The following bulk standards shall apply to all religious uses within the SRC-2 District, and shall, unless otherwise stated, supersede any standards for the SRC-2 District mentioned elsewhere in this section.
(a)
Site plan. A site plan shall be filed by the applicant which shall comply with the requirements of Chapter 158, Subdivision of Land.
(b)
All area restrictions and requirements of the SRC-2 District shall apply.
(c)
A landscaped buffer shall be provided from any side or rear property line, at least 15 feet in width and consisting of evergreen trees, planted at least 12 feet on center, at a minimum height of six feet to eight feet when planted; evergreen shrubs, at a minimum size of 2.5 feet to three feet in height when planted; and deciduous shrubs, at a minimum size of two feet to three feet in height when planted. The Planning Board, when considering a site plan, may require the buffer to be enhanced by berms, fences or walls to provide an effective screen with neighboring uses.
(f)
Accessory uses. Accessory uses shall be limited to a parsonage and an assembly or fellowship hall to be used for religious education and related activities.
L.
An arcade located within a planned shopping center or shopping mall permitted under Subsection A(1) of this section, which arcade is not within 1,500 feet of another existing arcade nor within 1,000 feet of any school premises nor within 500 feet of any church premises; and an indoor amusement park consisting of at least 35,000 square feet but no more than 60,000 square feet of a retail shopping center or mall that is indoors, open to the public on a regular basis, designed and themed as an arcade, and incorporates at least 70 automatic commercial games, three rides, and a casual family dining area. An indoor amusement park shall be a “recognized amusement park” within the meaning of N.J.A.C. 13:3-1.1 et seq.
M.
Municipal uses shall be permitted through the district.
N.
An indoor skateboard, in-line skating and nonmotorized bicycling activity center located within a shopping mall. Said center may include rental or sale of related equipment; sales of apparel, footwear and accessories; snack and/or beverage vending machines; and up to 20 automatic commercial game machines as accessory uses. Said center shall not be deemed to be an arcade as defined in this chapter, but any automatic commercial game shall be subject to the annual per game fee as required in § 87-7B(4).
O.
In those areas of the Zoning Map[2] designated as SRC-2, the following uses may be permitted when authorized as a conditional use by the Planning Board in accordance with the criteria hereinbelow:
(1)
Restaurant intended for use by the general public, subject to the following criteria:
(a)
Only one restaurant open to the general public shall be permitted per tract. This shall not be construed to limit restaurants permitted as accessory uses under § 180-61J.
(b)
Any such restaurant shall be housed in an historic landmark or an addition thereto. No addition or renovation to an historic landmark for conversion to a restaurant shall exceed the height of the existing structure. Any enlargement of the historic landmark shall be accordance with § 180-63F.
(c)
No parking shall be located between a restaurant in an historic landmark or addition thereto and a street line, excepting limited-access highways. This subsection shall not be construed as to prohibit a passenger loading zone between the building and street line.
[2]
Editor's Note: The Zoning Map is on file in the Township offices.
P.
Breweries, distilleries and winery salesrooms are permitted when authorized as a conditional use by the Planning Board in the SRC and SRC-1 zoning districts in accordance with the standards set forth in § 180-96E(3).
§ 180-62 Prohibited uses.
Neither the owner, lessee, sublessee, assignee, entity charged with operation, management or maintenance of the premises, occupant nor other user of any lands so used shall cause or permit any of the following upon any part of said lands:
A.
The sale, display or storage of merchandise or goods, the performance of any commercial service or any sales or solicitation of sales on parking lots, parking areas, sidewalks, walkways or otherwise outside the confines of buildings or enclosures, except as may be permitted by the Planning Board upon application for the same.
B.
Vending machines of any kind installed or operated out of doors or upon the exterior of any part of the premises, except such telephone facilities and postal facilities and devices as may be permitted by the Planning Board upon application for the same.
C.
An outdoor public-address system, loudspeaker or the sound emanating from the same, even though located indoors.
D.
Outdoor advertising promotions, including aerial balloons, except for the following:
E.
Any outdoor circus, amusement, ride, game, show, exhibit, fireworks, racing of any type including model airplanes, full-size or miniature bicycles or automobiles and other vehicles, and all other outdoor events, the operation of which shall take place over less than 72 consecutive hours, shall be subject to the approval of the Moorestown Department of Community Development, which shall maintain and require compliance with a checklist of appropriate requirements prepared by said Department. Outdoor events exceeding 72 consecutive hours in duration shall be subject to Planning Board approval upon application for same.
[Amended 6-10-2013 by 12-2013]
F.
The use of outdoor sidewalks other than exclusively for pedestrian traffic.
G.
The lack or omission of full maintenance, repair and cleanliness of all sidewalks, roadways and parking areas. Sidewalks, roadways, lawns, buffer strips, other grass areas and parking areas shall be kept clean, and all litter and refuse of any type thereon shall be removed at least once daily. Every marking designating any parking area shall be kept in good condition and repainted or remarked regularly so as to be clear and conspicuous in its entirety. Lawns, buffer strips and other grass areas, except such areas as may be left fully undeveloped and in a natural state, shall be mowed regularly so that all such grass is at no time more than five inches in height.
H.
The disrepair of any fence along the perimeter of such lands and buffer areas.
§ 180-63 Area restrictions and regulations.
[Amended 9-11-2000 by Ord. No. 1936-00; 12-17-2001 by Ord. No. 1978-01]
A.
Lot area and width. The following lot areas, widths and frontages shall be provided on each parcel:
(1)
Historic site. The minimum lot area for an historic site shall be three acres. Each lot shall have a minimum lot width and lot frontage of 250 feet.
(2)
Other lots. The minimum lot area shall be 60,000 square feet. Each lot shall have a minimum lot width of 200 feet at the building line and 150 feet at the street line.
B.
Building and impervious surface coverage. Not more than 25% of the area of each lot may be occupied by buildings, except that, in those districts designated as SRC-2 on the Zoning Map,[1] the building coverage shall not exceed 20% of the area of each lot. Not more than a total of 65% of the area of each lot shall be covered by buildings, paving or other impervious surfaces.
[1]
Editor's Note: The Zoning Map is on file in the Township offices.
C.
Yards. The following yards shall be provided on each lot.
(1)
Front yards. The following front yards shall be provided.
(a)
A front yard of not less than 100 feet in depth along major thoroughfares as defined herein or a front yard of not less than 75 feet in depth along other streets on which the lot abuts; provided, however, that the front yard on the long side of a corner lot may be reduced to not less than 75 feet along major thoroughfares and to not less than 50 feet along other streets.
(b)
In those areas of the Zoning Map designated as SRC-2, the front yard shall be a minimum of 150 feet in depth along a major thoroughfare, except that only § 180-61D uses shall be permitted within 350 feet of Hartford Road. Buildings permitted as § 180-61D uses shall be so located as to be placed at the minimum front yard setback.
(2)
Side yards. Two side yards, neither of which shall be less than 25 feet in width, provided that on a corner lot or a lot bounded by three or four streets, the provisions of Subsection C(1) above shall apply.
(3)
Rear yard. One rear yard of not less than 25 feet in depth, provided that on a corner lot or a lot bounded by three or four streets, the provisions of Subsection C(1) and (2) above shall apply, in which case front yards and side yards perpendicular to the streets, but no rear yard, shall be required.
(4)
Residential district. In those areas of the Zoning Map designated as SRC-2, no building shall be permitted within 150 feet of a residential district boundary line.
D.
Landscape buffers, use of yards and pedestrian circulation.
(1)
Front yard landscaping areas and buffers.
(a)
Major thoroughfares. In the front yard of all lots which front on major thoroughfares as defined herein, all parking, loading areas and aboveground structures, excepting signs or entrance drives, shall be set back a minimum of 100 feet from the street line, excepting historic sites in accordance with Subsection D(3)(c).
(b)
Streets that are not major thoroughfares. On all other streets, a landscaped buffer of 25 feet in depth along the street line shall be provided, except as required in Subsection F(3). The front yard shall be landscaped as required in Subsection D(4). Parking may be provided between the required landscaped area and the building line but shall be limited to one space for each 20 feet of lot frontage, except shopping centers, where this limitation shall not apply. Pedestrian/bicycle paths may be placed within the landscape area and through the buffer if so permitted by the approving authority.
(2)
Side and rear yards. Along each side property line, a landscaped area of at least 15 feet in width or 5% of the average lot width, whichever is larger, up to a maximum of 25 feet shall be provided. Along each rear property line, a landscaped area of at least 15 feet in depth shall be provided.
(3)
Residential district landscape buffer areas.
(a)
Along any residence boundary line, a buffer yard of not less than 25 feet shall be provided, which shall be used only as a planting area on which hedges, evergreens, shrubbery or other suitable plantings shall be provided and maintained. The twenty-foot portion nearest the residence district shall be planted with hedges, evergreens or shrubbery at least five feet in height at the time of planting, which shall constitute a continuous and effective sight and sound screen. The remaining buffer area may be in lawn or other suitable landscaping. When a boundary line between an SRC Specially Restricted Commercial District and a residence district is within a street right-of-way, the required twenty-foot planting area and the twenty-five-foot buffer yard shall be provided along the property line in the SRC Specially Restricted Commercial District.
(b)
The above buffer and landscaping requirements may be waived or modified by the Planning Board or Board of Adjustment at the time of site plan review whenever existing barriers such as parks, railroads, highways, streams or other natural features serve as an effective buffer between an SRC Specially Restricted Commercial District and a residence district.
(c)
Historic sites. A landscape area a minimum depth of 150 feet shall be provided along any common property boundary for an historic site within a residential district and buffered as required in Subsection D(4)(b). Land within a viewshed easement as required by § 180-63F(3) shall not be subject to the buffering requirements.
(4)
Landscaping buffer requirements. Landscape buffers shall consist of a combination of deciduous trees, conifers, shrubs, berms and, if appropriate, supplemental fences or walls in sufficient quantities and sizes designed to continuously limit the view of and/or sound from the site to adjacent sites or properties. No more than 10% of the lineal measure of the buffer may consist of fences and walls. Berms shall be undulating and shall be designed to achieve a naturalistic appearance. The design of berms and landscape buffer shall be in accordance with § 158-26. The following landscape buffer widths shall apply:
(a)
A fifty-foot-wide landscape buffer incorporating berms shall be provided along major thoroughfares to screen the view of dwellings and accessory buildings. Each berm shall be a minimum height of four feet except that, for at least 30% of the lineal measurement of the buffer, such berm shall be a minimum of six feet in height. The height of the berm shall be measured from the toe of the slope to the top of the berm.
(b)
A fifty-foot-wide landscape buffer incorporating a berm a minimum height of three feet shall be required between any other residential or nonresidential use not on the same tract.
(c)
Bicycle and pedestrian paths and fitness trails may be located within the landscape area and buffer as may be permitted by the approving authority.
(d)
Stormwater management basins shall not be permitted between any required landscape berm and a major thoroughfare. Berms shall be a minimum of four feet in height, and for at least 30% of the lineal measurement along major thoroughfares, a minimum of six feet in height. The height of the berm shall be measured from the toe of the slope to the top of the berm. Berms shall be undulating and shall be designed to achieve a naturalistic appearance.
(5)
Streetscape standards. Standards for the placement of street trees, bicycle/pedestrian paths, landscaping buffers and berming shall conform to the requirements of § 158-26 and this section.
(6)
Pedestrian circulation. A combined bicycle/pedestrian path, either located within the right-of-way or within a pedestrian access easement accessible to the public, shall be required along any major thoroughfare, conforming to the design standards of the Township of Moorestown. Such pedestrian access easement shall be a minimum width of 15 feet in SRC and SRC-1 Districts and 30 feet in SRC-2 Districts.
E.
Building placement. Where more than one building as a main use is located on a lot, all such buildings shall be situated on the lot in such a way that each will comply with area and yard requirements in the event of subsequent subdivision of the lot. The Planning Board may waive this requirement where buildings are separated but planned for use in a coordinated operation under single direction or in other circumstances where application of this requirement is not practicable and would not violate the intent of this provision.
F.
Historic landmarks.
(1)
Any building or complex of buildings designated as an historic landmark in the Master Plan of the Township of Moorestown or controlling ordinance shall be retained and used for any permitted or conditional use within the district in a manner that maintains the architectural integrity and immediately surrounding environs of the historic site. The Planning Board may waive this requirement after advice and recommendation by the Appearance Committee or a superseding agency and upon presentation of credible evidence, including but not limited to a pro forma of probable costs and income, architectural and structural survey, and market analysis for the proposed use or other such reasonable documentation as requested by the Planning Board. Enlargement of historic structures for new uses maybe permitted, provided that such addition shall conform to the United States Secretary of the Interior guidelines for historic preservation and shall not increase the floor area by more than 10,000 gross square feet.
(2)
Addition location. Any addition to an historic landmark shall be constructed to the side or rear of the structure. If attached to the side of the building, the front elevation of the addition shall be recessed from the existing front elevation by a minimum of 20 feet.
(3)
Viewshed requirement.
(a)
Along major thoroughfares, landscape buffers shall not be permitted between historic landmarks and the street within the viewshed area. The viewshed area consists of the land between the front outside corners of the main historic building and the street line for a distance of 400 feet along the lot frontage. The four-hundred-foot distance shall be established as 200 feet distant on both sides of a line perpendicular to the street line and bisecting the front elevation of the historic building. This area is depicted in the following illustration.
(b) 
The viewshed area shall be suitably landscaped with plantings appropriate to the era of the historic landmark. Nothing herein shall be construed to limit the placement of signs or the construction of entrance drives as otherwise permitted in this chapter within the viewshed area.
§ 180-64 Height restrictions and regulations.
[Amended 12-17-2001 by Ord. No. 1978-01]
A.
Height restrictions No building shall exceed three stories or 45 feet in height; provided, however, that structures housing auxiliary mechanical equipment, the use of which is incidental to the permitted use, may exceed the building height limitation by no more than 12 feet. Additionally, in no event shall the height above the roof for such auxiliary structures exceed 12 feet. In those areas designated on the Zoning Map[1] as SRC-2, no building less than 25,000 square feet in gross floor area shall exceed a height of 1 1/2 stories or 22 feet, excepting historic landmarks and additions thereto.
[1]
Editor's Note: The Zoning Map is on file in the Township Offices.
B.
Auxiliary equipment. All auxiliary structures housing rooftop mechanical equipment shall be screened from ground level views with a visually impervious structure architecturally compatible with the exterior materials of the building's facade. If the required screening is not achieved by the parapet, the equipment screen shall be set back a minimum of 15 feet from the vertical plane established by the facade of the uppermost floor. The total area encompassed by the mechanical equipment screening shall not exceed 45% of the total roof area.