Any accessory building having a common wall, roof, porch, deck, breezeway or foundation with a principal building shall be considered a part of the principal building and shall comply with the front, side and rear yard requirements of this chapter for the principal building.

Any accessory building or structure which is connected to the principal building by means of a heated porch, breezeway, deck or other heated structure shall be considered a part of the principal building and shall comply with the front, side and rear yard requirements of this chapter for the principal building.

Any accessory building or structure which is connected to the principal building by an unheated porch, deck, breezeway or other such unheated structure shall be considered detached for the purposes of this chapter.

All accessory decks within one foot of a principal building shall comply with the front, side and rear yard requirements of this chapter for the principal building.

The minimum requirements specified in this chapter for accessory structures shall not apply to air conditioners, underground sprinkler systems or similar appurtenances.

There shall be no minimum separation requirement between a swimming pool and a single-family detached dwelling unit.

Chimneys on a residential dwelling unit are not bound by the height restrictions of this chapter.

Silos, barns and similar structures on farms are not bound by the height restrictions of this chapter.

Non-commercial radio and television antennas are not bound by the height restrictions of this chapter, provided that the height is not increased by more than 15% more than the maximum height otherwise permitted by this chapter, and provided further that no antenna shall exceed 50 feet in height in any case.

On any non-residential principal building, the following appurtenances may be erected above the maximum height specified in this chapter for the subject principal building, provided that the height is not increased by more than 15% more than the maximum height otherwise permitted by this chapter, and provided further that no said appurtenance shall exceed 50 feet in any case:

Any vacant lot in the "AR" District between one acre and two acres in area, which vacant lot was existing as of October 16, 1997, and/or any other vacant lot in the "AR" District created by an approved and filed residential subdivision (which approval has not expired pursuant to the Municipal Land Use Law and whether or not the lot existed as a conforming residential lot as of October 16, 1997), shall be permitted to be developed with a single-family dwelling and its permitted accessory uses in accordance with the following area and yard requirements in existence as of October 16, 1997, provided that the lot also shall be subject to all other requirements of this chapter for the "AR" District and provided further that all necessary permits and approvals for construction on the lot are secured in the usual manner:

Any vacant lot in the "AR" District between two acres and three acres in area, which vacant lot was existing as of September 30, 2003, shall be permitted to be developed with a single-family dwelling and its permitted accessory uses in accordance with the following area and yard requirements in existence as of September 30, 2003, provided that the lot shall also be subject to all other requirements of this chapter for the "AR" District and provided further that all necessary permits and approvals for construction on the lot are secured in the usual manner:

Any detached single-family dwelling existing prior to October 16, 1997 on lots in the "AR" District between one acre and two acres in area or any detached single-family dwelling existing on lots in the "CC" "HD", "ROM", "GI" and/or the "PEC" District at least one acre in area shall be governed by the area and yard requirements specified in Subsection 35-403A1 hereinabove for the purposes of constructing additions to the detached dwelling unit and/or the construction of accessory buildings or structures and, additionally, all the "Accessory Uses" listed in Subsection 35-405B of this chapter for the "AR" District shall be permitted.

Any detached single-family dwelling existing prior to September 30, 2003 on lots in the "AR" District between two acres and three acres in area shall be governed by the area and yard requirements specified in Subsection 403 A.2 hereinabove for the purposes of constructing additions to the detached dwelling unit and/or the construction of accessory buildings or structures and, additionally, all the "Accessory Uses" listed in Subsection 35-405B of this chapter for the "AR" District shall be permitted.

For the purposes of the zoning provisions of this chapter, and except as provided within Subsection 35-403A of this chapter, whenever title to two or more contiguous lots is held by the same owner, regardless of whether or not each of the lots have been approved as part of a subdivision or acquired by separate conveyance or by other operation of law, and one or more of the individual lots should, by reason of exceptional shallowness, topographic conditions, substandard area or yard space or similar measurements, not conform with the minimum lot area and dimensional requirements for the zoning district in which it is located, the contiguous lots shall be considered to be a single lot.

Whenever the owner of an existing lot has dedicated or conveyed land to the Township of Upper Freehold in order to meet the minimum street width requirements of this chapter, the Construction Official shall issue construction permits and Certificates of Occupancy for the lot whose depth and/or area is rendered substandard only because of such dedication, and where the owner has no other adjacent lands to provide the minimum requirements.

Except as provided in Subsection 35-404A1 of this chapter hereinabove, any existing building or structure located on an existing lot which does not meet the applicable minimum lot size requirement of this chapter, or any existing structure which violates any yard requirement of this chapter, shall be permitted to construct additions to the principal building and/or construct accessory buildings without an appeal for variance relief, provided:

Any existing nonconforming use or structure may be continued upon the lot or in the structure so occupied, and any such structure may be repaired in the event of partial destruction thereof.

Repairs and maintenance work required to keep a structure in sound condition may be made to a nonconforming structure or to a structure, whether conforming or nonconforming, containing a nonconforming use; however, no repairs or maintenance work shall increase the nonconformity in any manner.

No structure containing a nonconforming use shall be enlarged, extended or structurally altered in any manner without an appeal for variance relief. An addition of a second story, or part thereof, or the addition or subtraction of lands associated with a structure containing a nonconforming use shall require variance approval pursuant to N.J.S.A. 40:55D-70d.

A nonconforming use shall be considered abandoned if such nonconforming use is terminated by the owner. If the owner fails to use the structure for a period of 12 consecutive months or if the owner fails to use the land for a period of 12 months, it shall be presumed to be abandoned; thereafter, such building, structure and/or land shall not be used in a nonconforming manner.

Detached Single-Family Dwelling Units.

Farms, provided that the farm use itself shall have a minimum lot size of five acres and provided further that a farm may have a single-family detached dwelling situated thereon only if the farm is at least six acres in size. Moreover, any single-family dwelling situated on a farm shall be subject to the requirements specified for detached dwellings within the "AR" Agricultural Residential zoning district, except that the minimum lot size requirements specified for the "AR" zoning district shall not apply to detached dwellings situated on farms.

Conservation Areas, Open Space, Public Parks, Public Playgrounds and "Public Purpose Uses".

Community Residences For Persons With Head Injuries And For The Developmentally Disabled and/or Community Shelters For Victims of Domestic Violence, as required by N.J.S.A. 40:55D-66.1, subject to the standards and requirements for single-family dwelling units located within the same district.

Golf Courses in the "AR" District only.

Churches and similar Places of Worship in the "AR" District only.

Fire and First Aid Company Uses in the "AR" District only, provided that the lot has frontage only on a County road or other "collector" road.

Single-Family Residential Clusters, where indicated on the Zoning Map, in accordance with the provisions specified in § 35-603 of this chapter.

Commerce Park Planned Development, where indicated on the Zoning Map, in accordance with the provisions specified in § 35-603 of this chapter.

Quasi-Public Uses in the "AR" District only as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for definitions and standards).

Public Utility Uses in the "AR" District only as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for definitions and standards).

Agricultural Preservation Subdivisions are permitted within the "AR" District only in accordance with the "Requirements For Agricultural Preservation Subdivisions" included within § 35-608 of this chapter.

"Farmland/Open Space Conservation Clusters; in the "AR" zoning district in accordance with the provisions specified in § 35-611 of this chapter.

Noncontiguous Clustering in the "AR" zoning district in accordance with the provisions specified in § 35-613 of this chapter.

Equine Community in the "AR" zoning district as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 81-601 for definitions and standards).

Private Residential Swimming Pools, Bathhouses, Cabanas and/or other structures customarily incidental to a private swimming pool on a property with a single-family dwelling, provided that the pool is located in the rear yard and/or side yard only and occupies no more than 75% of the rear yard area or the side yard area.

Private Tennis Courts and other usual Recreational Facilities and Landscaping Features, such as trellises and gazebos, customarily associated with residential dwelling units.

One Residential Tool Shed for the storage of objects owned by the residents of the single-family dwelling situated on the property, not exceeding 400 square feet in area and 15 feet in height.

Structures incidental to a farm such as barns and packing, grading and storage buildings for produce raised on the premises; fences; buildings for the keeping of permitted poultry and livestock; and garages for the keeping and maintaining of trucks and other equipment used in farm operations are permitted when accessory to a permitted farm use, provided that any building which is accessory to a farm shall be set back from any property line at least twice the distance of the height of the accessory building or 100 feet, whichever is less.

Accessory dwellings for domestic and/or household employees and/or farm workers, provided that each such dwelling unit shall comply in every respect to the statutes of the State of New Jersey and the rules and regulations of the New Jersey State Board of Health concerning farm labor housing, and provided further that no such dwelling is closer than 400 feet to the nearest street line or to any dwelling on an adjoining property.

Roadside farm stands ancillary to farms for the sale of farm products harvested on the farmed premises, provided there shall be only one stand per farm which shall be set back a minimum of 50 feet from any street line and property line.

Off-Street Parking and Garages (see Subsection 35-405E hereinbelow for zoning requirements and § 35-511 for design requirements).

Fences and Walls (see § 35-505 for design requirements).

Home Offices (see § 35-203 for definition and standards).

Residential Agriculture (see § 35-203 for definition).

Home Occupations, including "Family Day Care Homes" and "Child Care Residences" (see § 35-203 for definition and § 35-602 for requirements).

Signs (see Subsection 35-405F hereinbelow for zoning requirements and § 35-516 for design requirements).

Satellite Dish Antennas as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Temporary Construction Trailers and one Sign not exceeding 32 square feet, advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction beginning with the issuance of a construction permit and concluding one month after the issuance of a Certificate of Occupancy, provided said trailer(s) and sign are on the site where the construction is taking place, are not on any existing or proposed street or easement, and are set back at least 30 feet from all street and lot lines. There shall be at least one working telephone in the trailer.

Except for fire stations, first aid buildings and churches, no principal building shall exceed 35 feet in height and 2.5 stories;

No accessory building shall exceed 25 feet in height and two stories, unless a lesser height is specifically specified by the chapter;

Fire stations and first aid buildings shall not exceed 40 feet in height;

Churches shall not exceed 50 feet in height and 2.5 stories; and

The exceptions to "Height Limits" specified in Subsection 35-402C of this chapter shall apply as applicable.

Detached single-family dwelling units shall provide 1.5 spaces per two-bedroom unit; two spaces per three-bedroom unit; 2.5 spaces per four-bedroom unit; and three spaces per five or more bedroom unit. Where the bedroom count per unit is not specified, 2.5 spaces per dwelling unit shall be provided.

Churches shall provide one space per every three permanent seats. One seat shall be considered 22 inches in calculating the capacity of pews or benches.

All uses other than detached single-family dwelling units and churches shall provide adequate on-site parking to accommodate the permitted activities and shall be subject to review and approval by the Board during site plan review.

No parking area or driveway for a single-family detached dwelling unit shall be located within 10 feet of any property line, and no parking area or driveway for any permitted use other than a single-family detached dwelling unit shall be located within 25 feet of any property line.

Parking Of Large Vehicles On Residential Properties: In addition to other smaller vehicles, including both commercial and non-commercial vehicles; which are owned and/or used by a resident on the premises and which may be parked outside on a residential property, up to two "large vehicles" may be regularly parked outdoors on any residential lot, except and in accordance with the following:

Parking Of Recreational Vehicles: Travel trailers, campers, motor homes, horse trailers, boat trailers, ATV and motorcycle trailers may be parked or stored on any residential lot in accordance with the following:

See § 35-511 for design requirements.

Detached dwelling units are permitted "Information, Direction And Nameplate Signs" in accordance with Subsection 35-516G of this chapter.

Churches shall be permitted one free-standing sign and one attached sign in accordance with the following:

All other uses shall be permitted appropriate signage in accordance with the review and approval of the Board during any required site plan review.

See § 35-516 for design standards.

The purpose of this section is to express the policy of the Township of Upper Freehold that clustering of residential properties that clustering of major subdivisions in the AR District is a preferred form of development in meeting the objectives of the Township's Land Use Plan.

Permitted.

As noted in § 35-405G2a the Planning Board may approve the filing of a major subdivision only. To do so, the applicant must submit a conventional subdivision concept plan and a concept plan of his choosing from one of the alternatives as noted in § 35-405G2b and the Planning Board must make a finding that:

Detached Single-Family Dwelling Units.

Farms, provided that the farm use itself shall have a minimum lot size of five acres and provided further that a farm may have a single-family detached dwelling situated thereon only if the farm is at least six acres in size. Moreover, any single-family dwelling situated on a farm shall be subject to the requirements specified for detached dwellings within the "VN" Agricultural Residential zoning district, except that the minimum lot size requirements specified for the "VN" zoning district shall not apply to detached dwellings situated on farms.

Conservation Areas, Open Space, Public Parks, Public Playgrounds and "Public Purpose Uses".

Community Residences For Persons With Head Injuries And For The Developmentally Disabled and/or Community Shelters For Victims of Domestic Violence, as required by N.J.S.A. 40:55D-66.1, subject to the standards and requirements for single-family dwelling units located within the same district.

Professional Offices, including but not limited to, the offices of a physician, surgeon, dentist, minister, architect, accountant, engineer, attorney or other recognized profession.

Retail Shops for the retail sales of books, crafts, confections, drugs, dry goods, flowers, gifts, notions, stationery and other similar small portable goods.

Personal Service Shops limited to beauty shops, barber shops, shoe repair shops and tailor/seamstress shops.

Churches and similar Places of Worship.

Quasi-Public Uses as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Child Care Centers, licensed by the New Jersey Department of Human Services and as defined in § 35-203.

Residential Flats, provided the following:

Commerce Park Planned Developments, where indicated on the Zoning Map, in accordance with the provisions specified in § 35-603 of this chapter.

Private Residential Swimming Pools, Bathhouses, Cabanas and/or other structures customarily incidental to a private swimming pool on a property with a single-family dwelling, provided that the pool is located in the rear yard and/or the side yard only and occupies no more than 75% of the rear yard or the side yard area.

Private Tennis Courts and other usual Recreational Facilities and Landscaping Features, such as trellises and gazebos, customarily associated with residential dwelling units.

One Residential Tool Shed for the storage of objects owned by the residents of the single-family dwelling situated on the property, not exceeding 200 square feet in area and 15 feet in height.

Structures incidental to a farm such as barns and packing, grading and storage buildings for produce raised on the premises; fences; buildings for the keeping of permitted poultry and livestock; and garages for the keeping and maintaining of trucks and other equipment used in farm operations are permitted when accessory to a permitted farm use, provided that any building which is accessory to a farm shall be set back from any property line at least twice the distance of the height of the accessory building or 100 feet, whichever is less.

Accessory dwellings for domestic and/or household employees and/or farm workers, provided that each such dwelling unit shall comply in every respect to the statutes of the State of New Jersey and the rules and regulations of the New Jersey State Board of Health concerning farm labor housing, and provided further that no such dwelling is closer than 400 feet to the nearest street line or to any dwelling on an adjoining property.

Roadside farm stands ancillary to farms for the sale of farm products harvested on the farmed premises, provided there shall be only one stand per farm which shall be set back a minimum of 50 feet from any street line and property line.

Off-Street Parking and Garages (see Subsection 35-406F hereinbelow for zoning requirements and § 35-511 for design requirements).

Fences and Walls (see § 35-505 for design requirements).

Home Offices (see § 35-203 for definition and standards).

Residential Agriculture (see § 35-203 for definition).

Home Occupations, including "Family Day Care Homes" and "Child Care Residences" (see § 35-203 for definition and § 35-602 for requirements).

Signs (see Subsection 35-406G hereinbelow for zoning requirements and § 35-516 for design requirements).

Satellite Dish Antennas as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Temporary Construction Trailers and one Sign not exceeding 32 square feet, advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction beginning with the issuance of a construction permit and concluding one month after the issuance of a Certificate of Occupancy, provided said trailer(s) and sign are on the site where the construction is taking place, are not on any existing or proposed street or easement, and are set back at least 30 feet from all street and lot lines. There shall be at least one working telephone in the trailer.

Child Care Centers, licensed by the New Jersey Department of Human Services, and located within permitted non-residential uses.

Non-individual (community) septic systems on lands within the "VN" District and/or on lands within an adjacent "AR" District, provided that the septic systems serve uses in the "VN" District only.

No principal building shall exceed 35 feet in height and two and one-half stories;

No accessory building shall exceed 25 feet in height and two stories, unless a lesser height is specifically specified by the chapter;

Churches shall not exceed 50 feet in height and 2.5 stories; and

The exceptions to "Height Limits" specified in Subsection 35-402C of this chapter shall apply as applicable.

One building may contain more than one principal use, provided that each use occupies a minimum gross floor area of 500 square feet and that the combined off-street parking requirements for all uses are met.

No building shall exceed 5,000 square feet in gross floor area.

Unless otherwise specifically approved by the Board as part of a site plan application, no merchandise, product, equipment or similar material or objects shall be displayed or stored outside.

All areas not utilized for buildings, parking, loading, access aisles and driveways or pedestrian walkways shall be suitably landscaped with grass, shrubs, ground cover, or trees and shall be maintained in good condition.

All buildings shall meet the following design requirements:

There shall be at least one trash and garbage pick-up location, including provisions for recyclable materials, provided by each building. The location shall be separated from the parking spaces by either a location within the building or in a pick-up location outside the building, which shall be a steel-like, totally enclosed container located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence, wall, planting or combination of all three.

Detached single-family dwelling units shall provide 1.5 spaces per two-bedroom unit; two spaces per three-bedroom unit; 2.5 spaces per four-bedroom unit; and three spaces per five or more bedroom unit. Where the bedroom count per unit is not specified, 2.5 spaces per dwelling unit shall be provided.

Professional offices, retail shops and personal service shops shall provide parking at the ratio of one parking space per 250 square feet of gross floor area or part thereof.

Residential Flats shall provide parking at the ratio of one parking space per dwelling unit, with the understanding that there will be some shared parking between the Residential Flats and the permitted nonresidential uses.

Churches shall provide one space per every three permanent seats. One seat shall be considered 22 inches in calculating the capacity of pews or benches.

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

All other uses shall provide adequate on-site parking to accommodate the permitted activities and shall be subject to the review and approval of the Board during site plan review.

See § 35-503 for the design requirements for residential driveways and § 35-511 for the design requirements for non-residential uses.

Detached dwelling units are permitted "Information, Direction And Nameplate Signs" in accordance with Subsection 35-516G of this chapter.

Churches shall be permitted one free-standing sign and one attached sign in accordance with the following:

All other uses shall be permitted appropriate signage in accordance with the review and approval of the Board during any required site plan review.

Buildings containing professional offices, retail shops, personal service shops and child care centers may have one major sign per building, either free-standing or attached, plus additional signage in accordance with the following:

See § 35-516 for design requirements.

Farms, provided that the farm use itself shall have a minimum lot size of five acres and provided further that a farm may have a single-family detached dwelling situated thereon only if the farm is at least six acres in size. Moreover, any single-family dwelling situated on a farm shall be subject to the requirements specified for detached dwellings within the AR Agricultural Residential Zoning District, except that the minimum lot size requirements specified for the "AR Zoning District shall not apply to detached dwellings situated on farms.

Agricultural support uses, including, but not limited to, feed and supply stores, granaries, and brokerages.

Retail sales of goods, including, but not limited to, food markets, delicatessens, bakeries, appliance stores, card shops, book stores, hardware stores, gift shops and dry good stores and other similar uses.

Retail sales of services including, but not limited to, dry cleaners, shops for the repair of portable appliances and machines, travel agencies, hair salons, nail salons, day spas and video stores, and other similar services. Retail sales of services specifically excludes commercial dry-cleaning plants or nonportable appliance or machine repair shops.

Banks, including drive-in facilities.

Offices and office buildings.

Restaurants, excluding drive-through windows.

Child-care centers, licensed by the New Jersey Department of Human Services and as defined in § 35-203.

Small animal hospitals, provided that the animals are not exercised, kept or housed outside the building and there is no outside kennel.

Residential flats, provided the following:

Personal health, dance, gym and wellness facilities.

Shopping centers, comprised of any of the above uses.

Funeral homes.

Automobile sales.

Small animal hospitals, including outside facilities and kennels.

Garden centers, lumber yards and equipment supply centers, including the outside storage, sale and/or display of material if screened from the street and neighboring properties by a fence, wall and/or plantings. The outside area for the storage, sale and/or display of material shall not exceed four times the coverage of all buildings on the lot.

Warehouses and assembly and distribution centers.

Research laboratories.

Personal storage facilities.

Public utility uses as conditional uses under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Service stations as conditional uses under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Car washes as conditional uses under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Cellular Antennas as conditional uses under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Campgrounds are permitted within the HD District only in accordance with the requirements for campgrounds included within § 35-607 of this chapter.

Restaurants.

Hotels and motels.

Vehicle repair and body shops.

Off-Street Parking (see Subsection 35-407G hereinbelow for zoning requirements and § 35-511 for design requirements).

Fences and Walls (see § 35-505 for design requirements).

Off-Street Loading (see § 35-407H hereinbelow for zoning requirements and § 35-511 for design requirements).

Storage Buildings.

Signs (see Subsection 35-407I hereinbelow for zoning requirements and § 35-516 for design requirements).

Satellite Dish Antennas as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Drive-Through Windows for restaurants as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Temporary Construction Trailers and one Sign not exceeding 32 square feet, advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction beginning with the issuance of a construction permit and concluding one month after the issuance of a Certificate of Occupancy, provided said trailer(s) and sign are on the site where the construction is taking place, are not on any existing or proposed street or easement, and are set back at least 30 feet from all street and lot lines. There shall be at least one working telephone in the trailer.

Child Care Centers, licensed by the New Jersey Department of Human Services, and located within permitted non-residential uses.

Structures incidental to a farm such as barns and packing, grading and storage buildings for produce raised on the premises; fences; buildings for the keeping of permitted poultry and livestock; and garages for the keeping and maintaining of trucks and other equipment used in farm operations are permitted when accessory to a permitted farm use, provided that any building which is accessory to a farm shall be set back from any property line at least twice the distance of the height of the accessory building or 100 feet, whichever is less.

No principal building shall exceed 35 feet in height and 2.5 stories;

No accessory building shall exceed 25 feet in height and two stories; and

The exceptions to "Height Limits" specified in Subsection 35-402C of this chapter shall apply as applicable.

One building may contain more than one principal use of the same use category, provided that each use occupies a minimum gross floor area of 500 square feet and that the combined off-street parking requirements for all uses are met.

Unless otherwise specifically approved by the Board as part of a site plan application, no merchandise, product, equipment or similar material or objects shall be displayed or stored outside. Where merchandise, products, equipment or similar material or objects are approved by the Board to be displayed or stored outside, the materials shall be suitably screened to be obscured from view from adjacent residential uses and must be situated within the property lines of the principal use.

All areas not utilized for buildings, parking, loading, access aisles and driveways or pedestrian walkways shall be suitably landscaped with grass, shrubs, ground cover, or trees and shall be maintained in good condition.

At least the first 50 feet adjacent to any street line and 15 feet adjacent to any lot line shall not be used for parking, vehicular circulation and/or loading and shall be planted and maintained in lawn area or ground cover and landscaped with evergreen shrubbery.

The minimum side yard and/or rear yard setback area shall include a landscaped buffer strip of 15 feet in width along any common property line with a residential use and/or residential zoning district. Where topography, tree growth or other natural or man-made features exist on-site to provide adequate year-round buffer screening between the subject properties, the Board may waive the buffer screening requirement, all or in part.

All buildings shall meet the following design requirements:

Retail sales of goods and/or services shall provide parking at the ratio of one parking space per 200 square feet of gross floor area or part thereof.

Banks and offices shall provide parking at the ratio of one parking space per 250 square feet of gross floor area or part thereof. Additionally, drive-in windows for banks shall provide room for at least 12 automobiles per window for queuing purposes.

Restaurants shall provide one parking space for every three seats but, in any case, a sufficient number of spaces to prevent any parking along public rights-of-way or private driveways, fire lanes and aisles.

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

Shopping centers shall provide parking at the overall ratio of 4.5 parking spaces per 1,000 square feet of gross floor area.

All other uses shall provide off-street parking in accordance with the following:

Parking areas for individual uses shall be designed to be interconnected with adjacent properties, whenever possible, and shall utilize common entrance(s) and exit(s), where feasible, in order to minimize access points to the street.

See § 35-511 for the design requirements for non-residential uses.

Each principal building shall provide at least one off-street loading space at the side or rear of the building or within the building. Each loading space shall be at least 15 feet in width by 40 feet in length, with adequate ingress and egress from a public street and with adequate space for maneuvering. Additional spaces may be necessary and required dependent upon the specific activity. There shall be no loading or unloading from the street.

There shall be at least one trash and garbage pick-up location, including provisions for recyclable materials, provided by each building. The location shall be separated from the parking spaces by either a location within the building or in a pick-up location outside the building which shall be a steel-like, totally enclosed container located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence, wall, planting or combination of all three. If located within the building, the doorway may serve both the loading and trash/garbage functions and, if located outside the building, it may be located adjacent to or within the general loading area(s), provided that the container in no way interferes with or restricts the loading and unloading functions.

Each principal commercial building not part of a shopping center may have one major attached sign and one free-standing sign in accordance with the following:

In addition to the signage permitted in accordance with Subsection 35-407I1 hereinabove, each shopping center may have one free-standing identification sign in accordance with the following:

Where a principal use occupying at least 700 square feet of segregated area has direct access from the outside, an additional sign identifying the name of the activity also shall be permitted in accordance with the following:

See § 35-516 for design requirements.

CC-1 Community Commercial Tier One. The purpose of the Community Commercial Tier One CC-1 is to promote a higher intensity commercial development. Land within the CC-1 District is located proximate to major highway access. This area is suited for larger scale retail and office development that not only serves the local community but takes advantage of the proximity to Interstate 195.

CC-2 Community Commercial Tier 2. The purpose of the Community Commercial Tier Two CC-2 is to promote medium-intensity commercial development. The CC-2 is located in the center of the Township at the intersection of Route 539 and Route 27. This area is proximate to local residential areas and agricultural areas. The CC-2 District provides community commercial uses that are intended to serve the local area.

CC-3 Community Commercial Tier 3. The purpose of the Community Commercial Tier Three CC-3 is for lower-intensity commercial development. CC-3 is located along Route 524 west of Breza Road. This area is scattered with residential uses and community commercial uses. The CC-3 District is a neighborhood commercial district providing opportunities for retail and restaurant uses that serve the local area and professional offices. Development in this district has the potential to impact residential uses, and therefore, the site design should include smaller lot size development and appropriate screening and buffering. The intent is to weave the commercial and service uses into the established pattern of development and permit the conversion of residential properties into office space or neighborhood retail space.

All of the uses in the HD District in accordance with § 35-407A1 through 12 herein.

Fast food with drive-through lanes in accordance with the conditions in § 35-601D.

Pharmacies with drive-through lanes in accordance with the conditions in § 35-601D.

Microbreweries, breweries, distilleries and wineries.

Shopping centers consisting of any of the above uses.

Personal storage facilities.

Indoor shooting ranges.

Dog training facilities with associated kennels for the animals being trained. No breeding, sale or boarding of animals.

Driving schools for passenger vehicles in accordance with the following:

Gasoline service stations with convenience stores as a principal permitted use. Stand-alone gasoline service stations are not permitted, and automotive repairs are prohibited. The following standards shall be satisfied in addition to all other applicable bulk standards:

Flex space, including contractor warehousing with a maximum building area of 20,000 square feet. Where flex space is constructed, an outdoor storage area is permitted in accordance with Subsection H below. The outdoor storage area shall have a solid visual barrier consisting of fencing or landscaping or suitable combination as approved by the Planning Board.

Vehicle and equipment repair, including farm equipment, tractor trailers, and passenger vehicles and other similar items. Abandoned vehicles are not permitted to be stored on the property. All vehicle storage areas shall conform to Subsection H below. The vehicle storage area shall have a solid visual barrier consisting of fencing or landscaping or suitable combination as approved by the Planning Board.

Automotive, farm equipment, boat, and recreational vehicle sales.

Rental companies for party supplies and/or business equipment, including construction rental equipment. Any outdoor storage shall conform to Subsection H below. The outdoor storage area shall have a solid visual barrier consisting of fencing or landscaping or suitable combination as approved by the Planning Board.

Job and educational training facilities.

Funeral homes.

Indoor recreation facilities, including turf fields, courts, and other similar uses.

Garden centers, lumber yards, and equipment supply centers, including the outside storage, sale, and/or display of material. Any outdoor storage shall conform to Subsection H below. The outdoor storage area shall have a solid visual barrier, consisting of fencing or landscaping or suitable combination as approved by the Planning Board.

All of the uses in the HD District in accordance with § 35-407A herein.

Microbreweries, breweries, distilleries and wineries.

Shopping centers consisting of any of the above uses.

All of the uses in the HD District in accordance with § 35-407A herein and the following.

Microbreweries, breweries, distilleries and wineries.

Shopping centers consisting of any of the above uses.

Existing single-family residential uses are permitted to continue, provided any additions to the primary structure or accessory uses conform to the bulk requirements of the district.

Mixed-use: an existing single-family dwelling may contain a use consisting of any of the permitted uses in the CC-3 District, as a conditional use in accordance with the following standards:

All of the accessory uses as provided for in § 35-407C.

Drive-through windows for restaurants as conditional uses under N.J.S.A. 40:55D-67 (see § 35-601D for conditions and standards).

Existing single-family residential uses in the CC-3 District are permitted the following additional accessory uses:

No principal building shall exceed 35 feet in height and 2.5 stories;

No accessory building shall exceed 25 feet in height and two stories; and

The exceptions to height limits specified in § 35-402C of this chapter shall apply as applicable.

One building may contain more than one principal use, provided that each use occupies a minimum gross floor area of 500 square feet and that the combined off-street parking requirements for all uses are met.

Unless otherwise specifically approved by the Board as part of a site plan application, no merchandise, product, equipment or similar material or objects shall be displayed or stored outside. Where merchandise, products, equipment or similar material or objects are approved by the Board to be displayed or stored outside, the materials shall be suitably screened to be obscured from view from adjacent residential uses and must be situated within the required setback lines of the principal use.

All areas not utilized for buildings, parking, loading, access aisles and driveways or pedestrian walkways shall be suitably landscaped with grass, shrubs, ground cover, or trees and shall be maintained in good condition. The landscaping and buffering standards of § 35-507 shall apply to all development.

At least the first 50 feet adjacent to any street line and 15 feet adjacent to any lot line shall not be used for parking, vehicular circulation and/or loading and shall be planted and maintained in lawn area or ground cover and landscaped with evergreen shrubbery.

The minimum side yard and/or rear yard setback area shall include a landscaped buffer strip of 15 feet in width along any common property line with a residential use and/or residential zoning district. Where topography, tree growth or other natural or man-made features exist on-site to provide adequate year-round buffer screening between the subject properties, the Board may waive the buffer screening requirement, all or in part.

All buildings shall meet the following design requirements:

Farms, provided that the farm use itself shall have a minimum lot size of five acres and provided further that a farm may have a single-family detached dwelling situated thereon only if the farm is at least six acres in size. Moreover, any single-family dwelling situated on a farm shall be subject to the requirements specified for detached dwellings within the "AR" Agricultural Residential zoning district, except that the minimum lot size requirements specified for the "AR" zoning district shall not apply to detached dwellings situated on farms.

Agriculture Support Uses including, but not limited to, feed and supply stores, granaries, and brokerages.

Conservation Areas, Open Space, Public Parks, Playgrounds and "Public Purpose Uses".

Offices and Office Buildings.

Research Laboratories.

Limited Manufacturing.

Hotels and Motels.

Child Care Centers, licensed by the New Jersey Department of Human Services.

"Research, Office & Manufacturing Parks" on tracts of land at least 50 acres in area comprised of any of the above uses.

Cellular Antennas as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Public Utility Uses as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Off-Street Parking (see Subsection 35-408F hereinbelow for zoning requirements and § 35-511 for design requirements).

Fences and Walls (see § 35-505 for design requirements).

Off-Street Loading (see § 35-408G hereinbelow for zoning requirements and § 35-511 for design requirements).

Storage Buildings.

Signs (see Subsection 35-408H hereinbelow for zoning requirements and § 35-516 for design requirements).

Employee Cafeterias, provided the cafeteria is limited to serving the employees and guests of the principal use designated on the site plan as approved by the Board.

Restaurants, cafes, cocktail lounges, convention facilities and recreational facilities typically associated as ancillary use with hotels and motels.

Satellite Dish Antennas as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Temporary Construction Trailers and one Sign not exceeding 32 square feet, advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction beginning with the issuance of a construction permit and concluding one month after the issuance of a Certificate of Occupancy, provided said trailer(s) and sign are on the site where the construction is taking place, are not on any existing or proposed street or easement, and are set back at least 30 feet from all street and lot lines. There shall be at least one working telephone in the trailer.

Child Care Centers, licensed by the New Jersey Department of Human Services, and located within permitted non-residential uses.

Structures incidental to a farm such as barns and packing, grading and storage buildings for produce raised on the premises; fences; buildings for the keeping of permitted poultry and livestock; and garages for the keeping and maintaining of trucks and other equipment used in farm operations are permitted when accessory to a permitted farm use, provided that any building which is accessory to a farm shall be set back from any property line at least twice the distance of the height of the accessory building or 100 feet, whichever is less.

No principal building shall exceed 35 feet in height and 2.5 stories;

No accessory building shall exceed 25 feet in height and two stories; and

The exceptions to "Height Limits" specified in Subsection 35-402C of this chapter shall apply as applicable.

One building may contain more than one principal use of the same use category, provided that each use occupies a minimum gross floor area of 1,000 square feet and that the combined off-street parking requirements for all uses are met.

Unless otherwise specifically approved by the Board as part of a site plan application, no merchandise, product, equipment or similar material or objects shall be displayed or stored outside. Where merchandise, products, equipment or similar material or objects are approved by the Board to be displayed or stored outside, the materials shall be suitably screened to be obscured from view from adjacent residential uses and must be situated within the property lines of the principal use.

All areas not utilized for buildings, parking, loading, access aisles and driveways or pedestrian walkways shall be suitably landscaped with grass, shrubs, ground cover, or trees and shall be maintained in good condition.

At least the first 50 feet adjacent to any street line or property line shall not be used for parking, vehicular circulation and/or loading and shall be planted and maintained in lawn area or ground cover and landscaped with evergreen shrubbery, except that for lots within a "Research, Office & Manufacturing Parks" the fifty-foot setback may be reduced to 40 feet.

The minimum side yard and/or rear yard setback area shall include a landscaped buffer strip of 25 feet in width along any common property line with a residential use and/or residential zoning district. Where topography, tree growth or other natural or man-made features exist on-site to provide adequate year-round buffer screening between the subject properties, the Board may waive the buffer screening requirement, all or in part.

All buildings shall meet the following design requirements:

Motels and hotels shall meet the following requirements:

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

Motels and hotels shall provide parking at a ratio of 1.25 spaces per room, plus one space for every 10 seats provided in ancillary restaurants, cafes and/or cocktail lounges.

All other uses shall provide off-street parking in accordance with the following:

Parking areas for individual uses shall be designed to be interconnected with adjacent properties, whenever possible, and shall utilize common entrance(s) and exit(s), where feasible, in order to minimize access points to the street.

See § 35-511 for the design requirements for non-residential uses.

Each principal building shall provide at least one off-street loading space at the side or rear of the building or within the building. Each loading space shall be at least 15 feet in width by 40 feet in length, with adequate ingress and egress from a public street and with adequate space for maneuvering. Additional spaces may be necessary and required dependent upon the specific activity. There shall be no loading or unloading from the street.

There shall be at least one trash and garbage pick-up location, including provisions for recyclable materials, provided by each building. The location shall be separated from the parking spaces by either a location within the building or in a pick-up location outside the building which shall be a steel-like, totally enclosed container located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence, wall, planting or combination of all three. If located within the building, the doorway may serve both the loading and trash/garbage functions and, if located outside the building, it may be located adjacent to or within the general loading area(s), provided that the container in no way interferes with or restricts the loading and unloading functions.

Each principal building may have one major sign, either free-standing or attached, in accordance with the following:

In addition to the signage permitted in accordance with Subsection 35-408H1 hereinabove, each "Research, Office & Manufacturing Park" (ROM Park) may have one or more freestanding identification signs in accordance with the following:

Where a principal use occupying at least 700 square feet of segregated area has direct access from the outside, an additional sign identifying the name of the activity also shall be permitted in accordance with the following:

See § 35-516 for design requirements.

Offices and Office Buildings.

Research Laboratories.

Limited Manufacturing.

Warehouses and Assembly & Distribution Centers.

Agricultural Support Uses including, but not limited to, feed and supply stores, granaries, and brokerages.

Land Excavation.

Repair Shops for appliances, machines and engines.

Child Care Centers, licensed by the New Jersey Department of Human Services and as defined in § 35-203.

Public Utility Uses as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Off-Street Parking (see Subsection 35-409F hereinbelow for zoning requirements and § 35-511 for design requirements).

Fences and Walls (see § 35-505 for design requirements).

Off-Street Loading (see § 35-409G hereinbelow for zoning requirements and § 35-511 for design requirements).

Storage Buildings.

Signs (see Subsection 35-409H hereinbelow for zoning requirements and § 35-516 for design requirements).

Storage Tanks for water, propane and fuel, provided that such tanks are no higher than 15 feet above the ground and that all tanks comply with any applicable Federal, State and/or municipal ordinances, statutes, codes and/or regulations.

Satellite Dish Antennas as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Temporary Construction Trailers and one Sign not exceeding 32 square feet, advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction beginning with the issuance of a construction permit and concluding one month after the issuance of a Certificate of Occupancy, provided said trailer(s) and sign are on the site where the construction is taking place, are not on any existing or proposed street or easement, and are set back at least 30 feet from all street and lot lines. There shall be at least one working telephone in the trailer.

No principal building shall exceed 35 feet in height and two and one-half stories;

No accessory building shall exceed 25 feet in height and two stories; and

The exceptions to "Height Limits" specified in Subsection 35-402C of this chapter shall apply as applicable.

One building may contain more than one principal use of the same use category, provided that each use occupies a minimum gross floor area of 1,000 square feet and that the combined off-street parking requirements for all uses are met.

Unless otherwise specifically approved by the Board as part of a site plan application, no merchandise, product, equipment or similar material or objects shall be displayed or stored outside. Where merchandise, products, equipment or similar material or objects are approved by the Board to be displayed or stored outside, the materials shall be suitably screened to be obscured from view from adjacent residential uses and must be situated within the property lines of the principal use.

All areas not utilized for buildings, parking, loading, access aisles and driveways or pedestrian walkways shall be suitably landscaped with grass, shrubs, ground cover, or trees and shall be maintained in good condition.

At least the first 25 feet adjacent to any street line or property line shall not be used for parking, vehicular circulation and/or loading and shall be planted and maintained in lawn area or ground cover and landscaped with evergreen shrubbery.

The minimum side yard and/or rear yard setback area shall include a landscaped buffer strip of 10 feet in width along any common property line with a residential use and/or residential zoning district. Where topography, tree growth or other natural or man-made features exist on-site to provide adequate year-round buffer screening between the subject properties, the Board may waive the buffer screening requirement, all or in part.

All buildings shall meet the following design requirements:

No use shall cause or result in any of the following:

All vehicular access shall be from Monmouth County Route 526 and no more than two access driveways shall be permitted within any 300 feet of lot frontage.

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

All other uses shall provide off-street parking in accordance with the following:

Parking areas for individual uses shall be designed to be interconnected with adjacent properties, whenever possible, and shall utilize common entrance(s) and exit(s), where feasible, in order to minimize access points to the street.

See § 35-511 for the design requirements for non-residential uses.

Each principal building shall provide at least one off-street loading space at the side or rear of the building or within the building. Each loading space shall be at least 15 feet in width by 40 feet in length, with adequate ingress and egress from a public street and with adequate space for maneuvering. Additional spaces may be necessary and required dependent upon the specific activity. There shall be no loading or unloading from the street.

There shall be at least one trash and garbage pick-up location, including provisions for recyclable materials, provided by each building. The location shall be separated from the parking spaces by either a location within the building or in a pick-up location outside the building which shall be a steel-like, totally enclosed container located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence, wall, planting or combination of all three. If located within the building, the doorway may serve both the loading and trash/garbage functions and, if located outside the building, it may be located adjacent to or within the general loading area(s), provided that the container in no way interferes with or restricts the loading and unloading functions.

Each principal commercial building may have one major attached sign and one free-standing sign in accordance with the following:

Where a principal use occupying at least 700 square feet of segregated area has direct access from the outside, an additional sign identifying the name of the activity also shall be permitted in accordance with the following:

See § 35-516 for design requirements.

Detached Single-Family Dwelling Units, in accordance with the requirements for detached single-family dwellings in the "AR" Agricultural Residential District specified within § 35-405 and elsewhere in this chapter.

Farms, in accordance with the requirements for farms in the "AR" Agricultural District specified within § 35-405 and elsewhere in this chapter.

Conservation Areas, Open Space, Public Parks, Public Playgrounds and "Public Purpose Uses".

Schools, including public and private day schools of elementary and/or high school grades licensed by the State of New Jersey.

Cellular Antennas as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

Usual Recreational Facilities and other accessory uses customarily associated with parks, playgrounds and schools.

Fences and Walls (see § 35-505 for design requirements).

Off-Street Parking (see Subsection 35-410D hereinbelow for zoning requirements for schools and § 35-511 for design requirements).

Storage Buildings.

Signs (see Subsection 35-410E hereinbelow for zoning requirements for schools and § 35-516 for design requirements).

Satellite Dish Antennas as "Conditional Uses" under N.J.S.A. 40:55D-67 (see § 35-601 for conditions and standards).

No principal building shall exceed 35 feet in height and two and one-half stories;

No accessory building shall exceed 25 feet in height and two stories; and

The exceptions to "Height Limits" specified in Subsection 35-402C of this chapter shall apply as applicable.

Schools shall provide parking in accordance with the following schedule:

See § 35-511 for design requirements.

Each school may have one attached sign and one free-standing sign in accordance with the following:

See § 35-516 for design requirements.

Based upon Upper Freehold Township Tax Map information, the subject property contains approximately 12.48 acres of land situated within the northwest quadrant of the I-195/Route 539 interchange (i.e. Exit 8).

The property is identified as Block 26/Lot 1 on the Upper Freehold Township Tax Maps.

The subject property is situated within the "HD" Highway Development zoning district which permits a variety of nonresidential uses at a floor/area ratio (FAR) of 0.20 for Individual Uses and 0.25 for Shopping Centers.

In order to provide added financial incentive for the construction of an Inclusionary Housing Development on Lot 1, it is intended that the "HD" development rights of the subject property not be entirely extinguished with the construction of the "Inclusionary Housing Development," but that, instead, approximately 25% of the "HD" development rights be transferred to the adjacent property (i.e. Block 26/Lot 3), also situated within the northwest quadrant of the I-195/Route 539 interchange.

Therefore, while Lot 3 contains approximately 47.67 acres in accordance with Upper Freehold Tax Map information, if an inclusionary development is constructed on Lot 1, three acres of the approximately 12.48 acres of Lot 1 will be added to the acreage of Lot 3 for the purposes of calculating the maximum square footage of nonresidential space that will be permitted to be developed on Lot 3.

A total of 85 apartment and/or townhouse units must be constructed within the inclusionary development on Lot 1.

Of the total 85 units, at least 20%, or 17 units, must be set aside for occupancy by eligible COAH qualified households.

The affordable units shall comply with COAH's rules regarding bedroom distribution, accessibility requirements, and all applicable requirements of the "Third Round Substantive Rules" of the New Jersey Council On Affordable Housing (COAH) and the "Uniform Housing Affordability Controls" (N.J.A.C. 5:80-26-1 et seq.), as may be amended or replaced by new legislation.

Common recreational facilities, recreation centers and/or clubhouses as specifically approved by the Planning Board within specified open space areas in order to satisfy the needs of the residential population of the development.

Landscaping features including benches, trellises, gazebos and other such features customarily associated with the permitted principal uses, as the case may be.

Underground sprinkler systems, provided that the water spray does not extend beyond the landscaped areas or beyond property lines.

Fences and walls shall only be permitted if specifically proposed by the developer and approved by the Planning Board as part of the site plan approval and/or if a standard for the location and type of the fences and/or walls has been approved by the Planning Board as part of the site plan approval and has been included in the master association documents (see § 35-505 for design requirements).

Patios and decks in the rear yard areas of a townhouse dwelling unit, provided that no patio or deck shall be permitted unless a standard for such patios and/or decks has been approved by the Planning Board as part of the site plan approval and has been included in the master association documents.

Off-street parking and private garages (see Subsection 35-411I hereinbelow for zoning requirements and § 35-511 for design requirements).

Signs (see Subsection 35-411K hereinbelow for zoning requirements and § 35-516 for design requirements).

Temporary construction trailers and one sign not exceeding 32 square feet, advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction beginning with the issuance of a construction permit and concluding one month after the issuance of a Certificate of Occupancy, provided said trailer(s) and sign are on the site where the construction is taking place, are not on any existing or proposed street or easement, and are set back at least 30 feet from all street and property lines. There shall be at least one working telephone in the trailer.

No principal townhouse or apartment building shall exceed 35 feet in height and 2.5 stories.

No recreation center building or clubhouse building shall exceed 32 feet in height and 2.5 stories.

No other accessory building, as may be approved by the Planning Board, shall exceed 25 feet in height and 1.5 stories.

See Subsection 35-402C for permitted exceptions.

The minimum distance between any buildings shall be 20 feet.

The minimum setback from the tract boundary line for any parking area, loading area, internal roadway or drive aisle, except fencing integrated with the landscaping plan, shall be 20 feet.

For townhouse fee simple lots and buildings, a minimum twenty-foot front and rear yard area shall be provided.

The exteriors of all buildings in a development, including any accessory buildings, shall be architecturally compatible and shall be constructed of complementary materials.

Where a building faces a street, driveway or off-street parking area, the building also shall have a front facade facing the street, driveway or off-street parking area.

All buildings shall have a dual pitched, single ridge roof (such as gable, hip, gambrel or mansard roof) with a minimum pitch of one foot vertical to 12 feet horizontal, and no flat roof shall be permitted.

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).

Notwithstanding any other ordinance provisions to the contrary, each individual use shall be provided off-street parking spaces according to the following minimum provisions, provided that, in accordance with the Residential Site Improvement Standards (RSIS), the Planning Board can grant a de minimus exception and design waiver for a lesser number of parking spaces if the applicant can demonstrate that a lesser number of spaces is sufficient.

All off-street parking spaces shall be located within 150 feet of the nearest building entrance of the townhouse unit or the apartment building for which the spaces are provided.

No residential dwelling unit shall have direct vehicular access to Route 539.

The trash and recyclable material collection and pickup location shall be provided either within the building being served or in a nearby location outside the building.

If located outside the building, the trash and recyclable materials area shall include a steel-like, totally enclosed trash and garbage container and recyclable bins and shall be located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence or wall finished with materials used to construct the building(s) being served.

The dimension of the recycling area shall be consistent with the district recycling plan adopted pursuant to Section 3 of P.L. 1987, c.102 (N.J.S.A. 13:1E-99.13), as amended, and shall be sufficient to accommodate recycling bins or containers which are of adequate size and number, and which are consistent with anticipated usage and with current methods of collection.

The area provided for the collection and pickup of recyclable materials shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling areas, and the bins or containers placed therein, against theft of recyclable materials, bins or containers.

The area provided for the collection and pickup of recyclable materials, and the bins or containers placed therein, shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard, and which are located in an outdoor recycling area, shall be equipped with a lid, or otherwise covered so as to keep the paper or cardboard dry.

Signs clearly identifying the area provided for the collection and pickup of recyclable materials shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.

Landscaping, at least six feet in height at maturity, shall be provided around any outdoor trash or recycling area.

One ground-mounted freestanding sign identifying the name of the development no larger than 50 square feet shall be permitted at the entrance to the development from Route 539.

Additional signage within the interior of the site may be approved by the Planning Board for directional purposes or for other good cause shown by the applicant as part of the site plan approval.

A minimum area of 5,000 square feet in size, at least 50 feet in width with a grade less than 5%, is required to be developed for active recreation.

All recreational facilities shall adhere to the standards set forth in the Barrier Free Subcode of the Uniform Construction Code of the State of New Jersey.

Any development shall be planned and developed with a common architectural theme which shall be subject to review and approval by the Planning Board; the architectural theme shall include the appearance of buildings, signs, fencing, lighting, paving, curbing, and landscaping.

No development or improvements shall be constructed on any "critical areas" on the property.

Any development shall require that adequate sewage treatment and potable water facilities be provided.

No construction permit shall be issued for any dwelling unit, an addition thereto, or for an accessory structure unless the proposed construction is in accordance with the site plan as approved by the Planning Board. After the initial approval of the site plan, no application for a construction permit will be accepted by the Township for processing unless the application is accompanied by a statement from the master association that the proposed construction has been approved by the master association.

All portions of the tract not covered by buildings or structures (e.g., parking lots, parking spaces, loading areas, access aisles, driveways, sidewalks, walkways, curbs, trash enclosures, etc.) shall be suitably landscaped with grass, shrubs, and trees and shall be maintained in good condition.

The following properties subject to this overlay include:

Apartments.

Townhomes.

Common recreational facilities, recreation centers and/or clubhouses as specifically approved by the Planning Board within specified open space areas in order to satisfy the needs of the residential population of the development.

Landscaping features including benches, trellises, gazebos and other such features customarily associated with the permitted principal uses, as the case may be.

Underground sprinkler systems, provided that the water spray does not extend beyond the landscaped areas or beyond property lines.

Fences and walls shall only be permitted if specifically proposed by the developer and approved by the Planning Board as part of the site plan approval and/or if a standard for the location and type of the fences and/or walls has been approved by the Planning Board as part of the site plan approval and has been included in the master association documents (see § 35-505 for design requirements).

Patios and decks in the rear yard areas of a townhouse dwelling unit, provided that no patio or deck shall be permitted unless a standard for such patios and/or decks has been approved by the Planning Board as part of the site plan approval and has been included in the master association documents.

Off-street car parking and private garages (see Subsection 35-411I herein below for zoning requirements and § 35-511 for design requirements).

Signs (see Subsection 35-411K herein below for zoning requirements and § 35-516 for design requirements).

Temporary construction trailers and one sign not exceeding 32 square feet, advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction beginning with the issuance of a construction permit and concluding one month after the issuance of a certificate of occupancy, provided said trailer(s) and sign are on the site where the construction is taking place, are not on any existing or proposed street or easement, and are set back at least 30 feet from all street and property lines. There shall be at least one working telephone in the trailer.

Bicycle parking and related facilities are encouraged.

The standards contained in the Affordable Housing Overlay shall supersede the existing HD district standards for density, area, yard, frontage, height, and other bulk requirements. The remaining provisions of the Upper Freehold Township Land Use and Zoning regulations shall apply as appropriate.

At least 15% of all rental units shall be set aside for affordable housing as defined in N.J.A.C 5:97.[1]

At least 20% of all for-sale units shall be set aside for affordable housing as defined in N.J.A.C 5:97.[2]

At least 50% of the affordable units shall be affordable to very-low- and low-income households. If only one affordable unit is created in a project, the unit shall be a very-low- or low-income unit.

At least 13% of the total number of affordable rental units shall be affordable to very-low-income households.

The affordable units shall be affirmatively marketed to the housing region in accordance with the Township's Affirmative Marketing Plan.

Affordability controls shall be maintained for a minimum of 30 years.

Rental increases shall be in accordance with percentage approved by COAH and/or its successors and assigned pursuant to applicable laws.

All affordable units shall be subject to the provisions of the Township's Affordable Housing Ordinance.

The trash and recyclable material collection and pickup location shall be provided either within the building being served or in a nearby location outside the building.

If located outside the building, the trash and recyclable materials area shall include a steel-like, totally enclosed trash and garbage container and recyclable bins and shall be located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence or wall finished with materials used to construct the building(s) being served.

The dimension of the recycling area shall be consistent with the district recycling plan adopted pursuant to Section 3 of P.L. 1987, c.102 (N.J.S.A. 13:1E-99.13), as amended, and shall be sufficient to accommodate recycling bins or containers which are of adequate size and number, and which are consistent with anticipated usage and with current methods of collection.

The area provided for the collection and pickup of recyclable materials shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling areas, and the bins or containers placed therein, against theft of recyclable materials, bins or containers.

The area provided for the collection and pickup of recyclable materials, and the bins or containers placed therein, shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard, and which are located in an outdoor recycling area, shall be equipped with a lid, or otherwise covered so as to keep the paper or cardboard dry.

Signs clearly identifying the area provided for the collection and pickup of recyclable materials shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.

Landscaping, at least six feet in height at maturity, shall be provided around any outdoor trash or recycling area.

One ground-mounted freestanding sign identifying the name of the development no larger than 50 square feet shall be permitted at the entrance to the development from Route 539.

Additional signage within the interior of the site may be approved by the Planning Board for directional purposes or for other good cause shown by the applicant as part of the site plan approval.

For Block 26 Lots 1 and 3, a minimum area of 5% of the developable area, being at least 50 feet in width with a grade less than 5%, shall be required to be developed for active recreation.

All recreational facilities shall adhere to the standards set forth in the Barrier Free Subcode of the Uniform Construction Code of the State of New Jersey.

Any development shall be planned and developed with a common architectural theme which shall be subject to review and approval by the Planning Board; the architectural theme shall include the appearance of buildings, signs, fencing, lighting, paving, curbing, and landscaping.

No development or improvements shall be constructed on any critical areas on the property.

Any development shall require that adequate sewage treatment and potable water facilities be provided.

No construction permit shall be issued for any dwelling unit, an addition thereto, or for an accessory structure unless the proposed construction is in accordance with the site plan as approved by the Planning Board. After the initial approval of the site plan, no application for a construction permit will be accepted by the Township for processing unless the application is accompanied by a statement from the master association that the proposed construction has been approved by the master association.

All portions of the tract not covered by buildings or structures (e.g., parking lots, parking spaces, loading areas, access aisles, driveways, sidewalks, walkways, curbs, trash enclosures, etc.) shall be suitably landscaped with grass, shrubs, and trees and shall be maintained in good condition.

The following property subject to this overlay include:

Apartments.

Townhomes.

Common recreational facilities, recreation centers and/or clubhouses as specifically approved by the Planning Board within specified open space areas in order to satisfy the needs of the residential population of the development.

Landscaping features including benches, trellises, gazebos and other such features customarily associated with the permitted principal uses, as the case may be.

Underground sprinkler systems, provided that the water spray does not extend beyond the landscaped areas or beyond property lines.

Fences and walls shall only be permitted if specifically proposed by the developer and approved by the Planning Board as part of the site plan approval and/or if a standard for the location and type of the fences and/or walls has been approved by the Planning Board as part of the site plan approval and has been included in the master association documents (see § 35-505 for design requirements).

Patios and decks in the rear areas of a townhouse dwelling unit, provided that no patio or deck shall be permitted unless a standard for such patios and/or decks has been approved by the Planning Board as part of the site plan approval and has been included in the master association documents.

Off-street car parking and private garages (see Subsection 35-411I hereinbelow for zoning requirements and § 35-511 for design requirements).

Signs (see Subsection 35-411K hereinbelow for zoning requirements and § 35-516 for design requirements).

Temporary construction trailers and one sign not exceeding 32 square feet, advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction beginning with the issuance of a construction permit and concluding one month after the issuance of a certificate of occupancy, provided said trailer(s) and sign are on the site where the construction is taking place, are not on any existing or proposed street or easement, and are set back at least 30 feet from all street and property lines. There shall be at least one working telephone in the trailer.

Bicycle parking and related facilities are encouraged.

The standards contained in the Affordable Housing Overlay shall supersede the existing RA-5 district standards for density, area, yard, frontage, height, and other bulk requirements. The remaining provisions of the Upper Freehold Township Land Use and Zoning regulations shall apply as appropriate.

At least 15% of all rental units shall be set aside for affordable housing as defined in N.J.A.C. 5:97.[1]

At least 20% of all for-sale units shall be set aside for affordable housing as defined in N.J.A.C. 5:97.[2]

At least 50% of the affordable units shall be affordable to very-low- and low-income households. If only one affordable unit is created in a project, the unit shall be a very-low- or low-income unit.

At least 13% of the total number of affordable rental units shall be affordable to very-low-income households.

The affordable units shall be affirmatively marketed to the housing region in accordance with the Township's Affirmative Marketing Plan.

Affordability controls shall be maintained for a minimum of 30 years.

Rental increases shall be in accordance with percentage approved by COAH and/or its successors and assigned pursuant to applicable laws.

All affordable units shall be subject to the provisions of the Township's Affordable Housing Ordinance.

The trash and recyclable material collection and pickup location shall be provided either within the building being served or in a nearby location outside the building.

If located outside the building, the trash and recyclable materials area shall include a streel-like, totally enclosed trash and garbage container and recyclable bins and shall be located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence or wall finished with materials used to construct the building(s) being served.

The dimension of the recycling area shall be consistent with the district recycling plan adopted pursuant to Section 3 of P.L. 1987, c.102 (N.J.S.A. 13:1E-99.13), as amended, and shall be sufficient to accommodate recycling bins or containers which are of adequate size and number, and which are consistent with anticipated usage and with current methods of collection.

The area provided for the collection and pickup of recyclable materials shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling areas, and the bins or containers placed therein, against theft of recyclable materials, bins or containers.

The area provided for the collection and pickup of recyclable materials, and the bins or containers placed therein, shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard, and which are located in an outdoor recycling area, shall be equipped with a lid, or otherwise covered so as to keep the paper or cardboard dry.

Signs clearly identifying the area provided for the collection and pickup of recyclable materials shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.

Landscaping, at least six feet in height at maturity, shall be provided around any outdoor trash or recycling area.

No more than one ground-mounted freestanding sign identifying the name of the development no larger than 50 square feet shall be permitted at the entrance to the development from Allyson Way or another road that provides direct access to the site.

Additional signage within the interior of the site may be approved by the Planning Board for directional purposes or for other good cause shown by the applicant as part of the site plan approval.

No signage shall be permitted to be visible from I-195.

A minimum area of 5% of the developable area, being at least 50 feet in width with a grade less than 5%, shall be required to be developed for active recreation.

All recreational facilities shall adhere to the standards set forth in the Barrier Free Subcode of the Uniform Construction Code of the State of New Jersey.

Any development shall be planned and developed with a common architectural theme which shall be subject to review and approval by the Planning Board; the architectural theme shall include the appearance of buildings, signs, fencing, lighting, paving, curbing, and landscaping.

No development or improvements shall be constructed on any critical areas on the property.

Any development shall require that adequate sewage treatment and potable water facilities be provided.

No construction permit shall be issued for any dwelling unit, an addition thereto, or for an accessory structure unless the proposed construction is in accordance with the site plan as approved by the Planning Board. After the initial approval of the site plan, no application for a construction permit will be accepted by the Township for processing unless the application is accompanied by a statement from the master association that the proposed construction has been approved by the master association.

All portions of the tract not covered by buildings or structures (e.g., parking lots, parking spaces, loading areas, access aisles, driveways, sidewalks, walkways, curbs, trash enclosures, etc.) shall be suitably landscaped with grass, shrubs, and trees and shall be maintained in good condition.

The following property subject to this overlay include:

Apartments.

Townhomes.

Common recreational facilities, recreation centers and/or clubhouses as specifically approved by the Planning Board within specified open space areas in order to satisfy the needs of the residential population of the development.

Landscaping features including benches, trellises, gazebos and other such features customarily associated with the permitted principal uses, as the case may be.

Underground sprinkler systems, provided that the water spray does not extend beyond the landscaped areas or beyond property lines.

Fences and walls shall only be permitted if specifically proposed by the developer and approved by the Planning Board as part of the site plan approval and/or if a standard for the location and type of the fences and/or walls has been approved by the Planning Board as part of the site plan approval and has been included in the master association documents (see § 35-505 for design requirements).

Patios and decks in the rear yard areas of a townhouse dwelling unit, provided that no patio or deck shall be permitted unless a standard for such patios and/or decks has been approved by the Planning Board as part of the site plan approval and has been included in the master association documents.

Off-street car parking and private garages (see Subsection 35-411I hereinbelow for zoning requirements and § 35-511 for design requirements).

Signs (see Subsection 35-411K hereinbelow for zoning requirements and § 35-516 for design requirements).

Temporary construction trailers and one sign not exceeding 32 square feet, advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction beginning with the issuance of a construction permit and concluding one month after the issuance of a certificate of occupancy, provided said trailer(s) and sign are on the site where the construction is taking place, are not on any existing or proposed street or easement, and are set back at least 30 feet from all street and property lines. There shall be at least one working telephone in the trailer.

Bicycle parking and related facilities are encouraged.

The standards contained in the Affordable Housing Overlay shall supersede the existing AR district standards for density, area, yard, frontage, height, and other bulk requirements. The remaining provisions of the Upper Freehold Township Land Use and Zoning regulations shall apply as appropriate.

At least 15% of all rental units shall be set aside for affordable housing as defined in N.J.A.C. 5:97.[1]

At least 20% of all for-sale units shall be set aside for affordable housing as defined in N.J.A.C. 5:97.[2]

At least 50% of the affordable units shall be affordable to very-low- and low income households. If only one affordable unit is created in a project, the unit shall be a very-low- or low-income unit.

At least 13% of the total number of affordable rental units shall be affordable to very-low-income households.

The affordable units shall be affirmatively marketed to the housing region in accordance with the Township's Affirmative Marketing Plan.

Affordability controls shall be maintained for a minimum of 30 years.

Rental increases shall be in accordance with percentage approved by COAH and/or its successors and assigned pursuant to applicable laws.

All affordable units shall be subject to the provisions of the Township's Affordable Housing Ordinance.

The trash and recyclable material collection and pickup location shall be provided either within the building being served or in a nearby location outside the building.

If located outside the building, the trash and recyclable materials area shall include a steel-like, totally enclosed trash and garbage container and recyclable bins and shall be located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence or wall finished with materials used to construct the building(s) being served.

The dimension of the recycling area shall be consistent with the district recycling plan adopted pursuant to Section 3 of P.L. 1987, c.102 (N.J.S.A. 13:1E-99.13), as amended, and shall be sufficient to accommodate recycling bins or containers which are of adequate size and number, and which are consistent with anticipated usage and with current methods of collection.

The area provided for the collection and pickup of recyclable materials shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling areas, and the bins or containers placed therein, against theft of recyclable materials, bins or containers.

The area provided for the collection and pickup of recyclable materials, and the bins or containers placed therein, shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard, and which are located in an outdoor recycling area, shall be equipped with a lid, or otherwise covered so as to keep the paper or cardboard dry.

Signs clearly identifying the area provided for the collection and pickup of recyclable materials shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.

Landscaping, at least six feet in height at maturity, shall be provided around any outdoor trash or recycling area.

One ground-mounted freestanding sign identifying the name of the development no larger than 50 square feet shall be permitted at the entrance to the development from Route 524.

Additional signage within the interior of the site may be approved by the Planning Board for directional purposes or for other good cause shown by the applicant as part of the site plan approval.

For Block 15 Lot 38, a minimum area of 5% of the developable area, being at least 50 feet in width with a grade less than 5%, shall be required to be developed for active recreation.

All recreational facilities shall adhere to the standards set forth in the Barrier Free Subcode of the Uniform Construction Code of the State of New Jersey.

Any development shall be planned and developed with a common architectural theme which shall be subject to review and approval by the Planning Board; the architectural theme shall include the appearance of buildings, signs, fencing, lighting, paving, curbing, and landscaping.

No development or improvements shall be constructed on any critical areas on the property.

Any development shall require that adequate sewage treatment and potable water facilities be provided.

No construction permit shall be issued for any dwelling unit, an addition thereto, or for an accessory structure unless the proposed construction is in accordance with the site plan as approved by the Planning Board. After the initial approval of the site plan, no application for a construction permit will be accepted by the Township for processing unless the application is accompanied by a statement from the master association that the proposed construction has been approved by the master association.

All portions of the tract not covered by buildings or structures (e.g., parking lots, parking spaces, loading areas, access aisles, driveways, sidewalks, walkways, curbs, trash enclosures, etc.) shall be suitably landscaped with grass, shrubs, and trees and shall be maintained in good condition.

The following properties subject to this overlay include:

Apartments.

Townhomes.

For-sale housing is not permitted under this overlay.

Common recreational facilities, recreation centers and/or clubhouses as specifically approved by the Planning Board within specified open space areas in order to satisfy the needs of the residential population of the development.

Landscaping features including benches, trellises, gazebos and other such features customarily associated with the permitted principal uses, as the case may be.

Underground sprinkler systems, provided that the water spray does not extend beyond the landscaped areas or beyond property lines.

Fences and walls shall only be permitted if specifically proposed by the developer and approved by the Planning Board as part of the site plan approval and/or if a standard for the location and type of the fences and/or walls has been approved by the Planning Board as part of the site plan approval and has been included in the master association documents (see Section 35-505 for design requirements).

Patios and decks in the rear yard areas of a townhouse dwelling unit, provided that no patio or deck shall be permitted unless a standard for such patios and/or decks has been approved by the Planning Board as part of the site plan approval and has been included in the master association documents.

Off-street car parking and private garages (see Subsection 35-411I hereinbelow for zoning requirements and § 35-511 for design requirements).

Signs (see Subsection 35-411K hereinbelow for zoning requirements and § 35-516 for design requirements).

Temporary construction trailers and one sign not exceeding 32 square feet, advertising the prime contractor, subcontractor(s), architect, financing institution and similar data for the period of construction beginning with the issuance of a construction permit and concluding one month after the issuance of a certificate of occupancy, provided said trailer(s) and sign are on the site where the construction is taking place, are not on any existing or proposed street or easement, and are set back at least 30 feet from all street and property lines. There shall be at least one working telephone in the trailer.

Bicycle parking and related facilities are encouraged.

The standards contained in the Affordable Housing Overlay shall supersede the existing CC district standards for density, area, yard, frontage, height, and other bulk requirements. The remaining provisions of the Upper Freehold Township Land Use and Zoning regulations shall apply as appropriate.

At least 15% of all rental units shall be set aside for affordable housing as defined in N.J.A.C. 5:97.[1]

At least 50% of the affordable units shall be affordable to very-low- and low-income households. If only one affordable unit is created in a project, the unit shall be a very-low- or low-income unit.

At least 13% of the total number of affordable rental units shall be affordable to very-low-income households.

The affordable units shall be affirmatively marketed to the housing region in accordance with the Township's Affirmative Marketing Plan.

Affordability controls shall be maintained for a minimum of 30 years.

Rental increases shall be in accordance with percentage approved by COAH and/or its successors and assigned pursuant to applicable laws.

All affordable units shall be subject to the provisions of the Township's Affordable Housing Ordinance.

The trash and recyclable material collection and pickup location shall be provided either within the building being served or in a nearby location outside the building.

If located outside the building, the trash and recyclable materials area shall include a steel-like, totally enclosed trash and garbage container and recyclable bins and shall be located in a manner to be obscured from view from parking areas, streets and adjacent residential uses or zoning districts by a fence or wall finished with materials used to construct the building(s) being served.

The dimension of the recycling area shall be consistent with the district recycling plan adopted pursuant to Section 3 of P.L. 1987, c.102 (N.J.S.A. 13:1E-99.13), as amended, and shall be sufficient to accommodate recycling bins or containers which are of adequate size and number, and which are consistent with anticipated usage and with current methods of collection.

The area provided for the collection and pickup of recyclable materials shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling areas, and the bins or containers placed therein, against theft of recyclable materials, bins or containers.

The area provided for the collection and pickup of recyclable materials, and the bins or containers placed therein, shall be designed so as to provide protection against adverse environmental conditions which might render the collected materials unmarketable. Any bins or containers which are used for the collection of recyclable paper or cardboard, and which are located in an outdoor recycling area, shall be equipped with a lid, or otherwise covered so as to keep the paper or cardboard dry.

Signs clearly identifying the area provided for the collection and pickup of recyclable materials shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.

Landscaping, at least six feet in height at maturity, shall be provided around any outdoor trash or recycling area.

One ground-mounted freestanding sign identifying the name of the development no larger than 50 square feet shall be permitted at the entrance to the development from Route 524.

Additional signage within the interior of the site may be approved by the Planning Board for directional purposes or for other good cause shown by the applicant as part of the site plan approval.

A minimum area of 5% of the developable area, being at least 50 feet in width with a grade less than 5%, shall be required to be developed for active recreation.

All recreational facilities shall adhere to the standards set forth in the Barrier Free Subcode of the Uniform Construction Code of the State of New Jersey.

Any development shall be planned and developed with a common architectural theme which shall be subject to review and approval by the Planning Board; the architectural theme shall include the appearance of buildings, signs, fencing, lighting, paving, curbing, and landscaping.

No development or improvements shall be constructed on any critical areas on the property.

Any development shall require that adequate sewage treatment and potable water facilities be provided.

No construction permit shall be issued for any dwelling unit, an addition thereto, or for an accessory structure unless the proposed construction is in accordance with the site plan as approved by the Planning Board. After the initial approval of the site plan, no application for a construction permit will be accepted by the Township for processing unless the application is accompanied by a statement from the master association that the proposed construction has been approved by the master association.

All portions of the tract not covered by buildings or structures (e.g., parking lots, parking spaces, loading areas, access aisles, driveways, sidewalks, walkways, curbs, trash enclosures, etc.) shall be suitably landscaped with grass, shrubs, and trees and shall be maintained in good condition.