Randolph Township City Zoning Code

This zone district and its regulations are intended to provide a realistic opportunity for the construction of a maximum of 75 townhouse units as part of an inclusionary development with twenty percent (20%) of total residential units to be set aside for occupancy by very low income, low income and moderate income households ("Affordable Units").

(Ord. No. 25-25, § 1, 11-4-2025)

A.

Principal uses.

1.

Townhouse.

2.

Stacked townhouse.

3.

Multifamily dwelling units, including but not limited to buildings with apartment flats with common stairways.

4.

There may be multiple principal buildings on a lot.

B.

Accessory uses and structures.

1.

Accessory uses or structures customarily incidental and subordinate to the above principal permitted use of land or building located on the same lot.

2.

Active and passive recreation areas, which shall include but shall not be limited to a dog run and sidewalks.

3.

Fences and walls.

4.

Stormwater basins and structures.

5.

Mail kiosk/cluster box unit(s).

6.

Screened storage areas for trash and recyclables.

7.

Entrance monument and wayfinding signage.

8.

Off-street parking subject to the Residential Site Improvement Standards (RSIS), New Jersey Administrative Code, Title 5, Chapter 21.

9.

Air conditioning compressors, utility meters and associated necessary equipment.

10.

Sales trailer for activities associated with the sale of the principal uses on site

11.

During construction of the single-family attached residential development, construction trailer(s) and outdoor storage of construction equipment and materials.

(Ord. No. 25-25, § 1, 11-4-2025)

A.

Minimum tract area: 6.5 acres.

B.

Minimum building setback from tract boundary: 40 feet.

C.

Minimum setback for decks, balconies and patios from tract boundary: 25 feet.

D.

Maximum density: Twelve (12) dwelling units per gross acre, with no more than 75 total residential units, of which twenty percent (20%) shall be reserved as Affordable Units.

E.

Minimum separation between townhouse buildings: Distances between buildings may be reduced by up to one-quarter if there is an angle of 20 degrees or more between the buildings and if extensive landscaping or buffers are placed between buildings. Exceptions from the foregoing and below standards shall include: (i) patios and decks which may encroach up to 10 feet; (ii) porches and stairs which may encroach up to 5 feet; and (iii) eaves, chimneys/fireplaces, bay windows and other ornamental architectural features which may encroach up to 3 feet into the required separation.

1.

Front-to-front: 65 feet.

2.

Front-to-side: 60 feet.

3.

Side-to-side: 20 feet.

4.

Side-to-rear: 35 feet.

5.

Rear-to-rear: 40 feet.

F.

Maximum townhouse building length: 165 feet.

G.

Maximum number of units in a structure: 12 units.

H.

Maximum building height: 49 feet with allowances for stepped foundations along building length. Said measurement shall then apply to each stepped section. Building height for units designed with "walk-out" basements shall be measured from the front façade. Average grade around the buildings is measured from the proposed grades.

I.

Maximum number of stories: 3 stories.

J.

Minimum building setback from curb of internal cartway: 20 feet.

K.

Minimum building setback from off-street parking space: 10 feet.

L.

Maximum impervious coverage: sixty percent (60%) of total lot area.

M.

Maximum building coverage: twenty-five percent (25%) of total lot area.

N.

Buffer area:

1.

Pursuant to Section 15-51.4.B, "Buffer dimensional requirements," proposed multi-family uses abutting any residential zone shall contain a transition buffer twenty (20) feet in width. The buffer area is a portion of the minimum building setback area described above in subsection E.

2.

The buffer shall be vegetated with existing and/or proposed landscaping and may be supplemented by berms. Retaining walls may be placed within the buffer.

3.

Notwithstanding the foregoing, entrance driveways, storm water basins, and utilities shall be permitted within the buffer area.

4.

The provisions of Section 15-51, "Screening and Buffer Landscaping Requirements" of the Township Land Development Code shall apply. Reverse frontage buffer requirements pursuant to Section 15-51.5 of the Township Land Development Code shall not be applicable to unimproved rights-of-ways, or "paper streets."

O.

Common open space: Open space and amenity areas shall conform to the provisions of Township Code Section 15-78, "Open Space and Recreation," and Section 15-79, "Site Amenities," except as specifically provided below:

1.

A minimum of 20% of the total lot area shall be set aside in common open space for passive recreation, including a dog run, open lawn areas, sidewalks, benches, and/or landscaping. As to the location of open space, all environmentally constrained land, including wetlands and associated transition areas, stormwater management areas shall be included in the areas set aside as common open space and count toward the overall requirement.

2.

There shall be no requirement for active recreation within this zone.

P.

Signage Requirements.

1.

The provisions of Township Code Section 15-43.4, "Freestanding Signs," shall not apply in this zone. A freestanding sign shall be permitted to be shared with multi-family residential uses located within the R-6 Zone. The sign criteria shall be as follows:

a.

The total sign area shall be a maximum of 75 square feet. Measurement of the sign area does not include the supporting structure.

b.

The maximum sign height shall be 12'-6".

c.

The sign setback to the Route 10 right-of-way shall be a minimum of one (1) foot.

2.

Internal Directional Signs. Any signs reasonably necessary to direct residents, visitors and guests within the development. Directional signs shall have a uniform appearance. Directional signs shall not exceed 10 square feet in sign area and shall not exceed 4.5 feet in height. Directional signs shall be permitted in accordance with Township Code Section 15-43.3, "Design standards and requirements," except that they shall be permitted to be a maximum of six (6) square feet.

3.

The provisions of Section 15-43.2., "General provisions" of the Township Land Development Code Section 15-43. "Signs" shall apply.

4.

The provisions of Section 15-43.3a shall not apply in this zone.

5.

The provisions of Section 15-43.16 "Signs in Residential Zoning Districts" shall apply except for subsection E.

Q.

Market Rate and Affordable Housing Requirements.

1.

There shall be a minimum set-aside of 20% of the total residential units as Affordable Units. The Affordable Units shall be for-sale.

2.

The developer shall have an obligation to deed restrict the Affordable Units as very low-income, low-income, or moderate-income affordable units for a period of at least thirty (30) years and shall construct, market and operate such units in accordance with the regulations of the Uniform Housing and Affordability Controls Act, N.J.A.C. 5:80-26.1, et seq. and the applicable provisions of Section 15-54 of the Revised Ordinances of the Township of Randolph.

R.

Development standards.

1.

Roadways shall be designed in accordance with RSIS.

2.

Sidewalks shall be designed in accordance with RSIS and shall at a minimum be required on one side of internal roadways.

3.

Off-street parking and parking design requirements.

a.

Off-street parking shall be provided in accordance with RSIS. Townhouse units shall meet the requirements for two and three bedroom townhouses in RSIS and stacked townhouses shall meet the requirements for 1, 2, or 3-bedroom garden apartments in RSIS.

b.

At least two (2) of the three (3) stacked units within a townhouse building shall have a minimum of one (1) garage space. One additional parking space for these units shall be provided in an associated driveway in front of the respective garage. The third stacked unit, lacking a garage space, shall have one required parking space provided per RSIS standards within 200-feet of said unit. The required parking space for this unit shall be dedicated to the unit served and accessible by sidewalk or by crossing street directly fronting on unit served.

c.

Streets, intersections, sight triangles, curbs, sidewalks, driveways and other vehicular or pedestrian traffic circulation measures shall be governed by RSIS. Bicycle lanes and trails shall not be required.

S.

Steep Slopes. Steep slope disturbance shall be permitted pursuant to Ordinance No. 06-21, amended Section 15-44.8.C.

T.

Trees.

1.

Tree removal shall be subject to the Average Tree Density application requirements under Section 15-48, "Tree Removal and Protection," of the Land Development Ordinance of the Township of Randolph.

2.

Street trees shall be planted at an interval not to exceed 75 feet.

U.

Site Plan and Building Design Standards. Site plan and building design standards shall conform to the provisions of the Land Development Ordinance of the Township of Randolph, Section 15-60.3 "General Site, Subdivision and Building Design Standards," and Section 15-60.7, "Single Family Attached Residential Site and Building Design Standards," except as specifically provided below:

1.

Protection of scenic views along ridgelines and open fields is not applicable to this tract.

2.

Allow for orientation of the majority of roadways other than east/west.

3.

Allow for grouping of units in residential block type layout as opposed to quadrangles, courts, etc.

4.

The maximum number of units in a building is twelve (12) units.

5.

Allow for testing agency certified 2-hour gypsum area separation wall assembly for the construction of all party walls.

6.

Allow for materials other than brick and quarried stone for the side, rear, and front elevation.

7.

There shall be no minimum percentage requirement for the total area of the front elevation in each group of dwelling units to be faced with brick or stone. If used, stone may be man-made or cultured.

8.

Allow for stormwater management design and control to be governed by RSIS.

V.

Lighting. Street lighting shall conform to the type and number supplied and approved by the local utility. Lighting shall be provided at all street intersections, parking stalls/areas and common use areas (such as a clubhouse, community mailboxes, etc.). Lighting intensity measured at ground level shall be provided as set forth:

1.

Street Intersections = 0.3 footcandle (average)

2.

Parking Stalls (on- or off-street) = 0.5 footcandles (average)

3.

Common Use Areas = 0.5 footcandles (average)

4.

All other areas = 0.0 footcandles (average)

X.

In the event of any conflict between the provisions and requirements of this Section and the provisions and requirements of any other section of Chapter XV of the Land Development Ordinance, the provisions and requirements of this Section shall govern.

(Ord. No. 25-25, § 1, 11-4-2025)