Source: https://ecode360.com/12521259?highlight=fencing,fenced,fences,fence
Timestamp: 2018-12-14 03:11:56
Document Index: 433599809

Matched Legal Cases: ['§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 113', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 113', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 113', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 1455', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240', '§ 240']

Township of Stillwater, NJ Zoning
Township of Stillwater, NJ
Ch 28 Criminal History Records
Ch 67 Records, Public Access to
Ch 76 Trust Funds
Ch 116 Bed-And-Breakfast Inns
Ch 129 Buildings, Moving of
Ch 134 Buildings, Unfit
Ch 140 Campgrounds
Ch 148 Checks, Fraudulent
Ch 163 Drainage Control; Driveways
Ch 172 Entertainment, Public Outdoor
Ch 179 Farm, Right to
Ch 186 Fire Control
Ch 190 Fire Insurance Claims
Ch 202 Flood Damage Prevention
Ch 223 Hotels, Motels, Inns and Boardinghouses
Ch 229 Housing Standards
Ch 240 Art XI Zoning
§ 240-102 Purposes.
§ 240-103 Zoning districts and maps.
§ 240-104 General regulations.
§ 240-105 Nonconforming uses and lots.
§ 240-106 R-7.5 Residential District.
§ 240-107 R-5 Residential District.
§ 240-108 R-30 Residential District.
§ 240-109 RC Recreation/Conservation District.
§ 240-110 NC Neighborhood Commercial District.
§ 240-111 C Commercial District.
§ 240-112 CR Commercial Recreation District.
§ 240-113 Special regulations.
§ 240-114 Specific regulations for conditional uses.
§ 240-115 Performance standards.
§ 240-116 Off-street parking.
§ 240-117 Signs.
§ 240-118 Fair share housing plan.
Ch 266 Motorboats
Ch 272 Noise
Ch 275 Operation of Township Motor Vehicles
Ch 304 Property, Vacant and Abandoned
Ch 310 Public Land, Activity on
Ch 321 School Bus Shelters
Ch 338 Soil Removal
Ch 344 Solid Waste; Recycling
Ch 363 Towing and Wreckers
Ch 370 Traffic
Ch 376 Trailers and Camping Vehicles
Ch 382 Trees
Ch 387 Vehicles, Abandoned
Ch 394 Vehicles, Unlicensed
Ch 425 Administration of Government
Ch 429 Animals
Ch 437 Fees
Ch 441 Food Establishments, Retail
Ch 445 Idling of Motor Vehicles
Ch 448 Nuisances, Public Health
Ch 450 Pet Waste
Ch 452 Plumbing
Ch 456 Sewage Disposal Systems, Individual
Ch 460 Swimming Pools
Ch 467 Water Supply
Chapter 240 Land Development
Article XI: Zoning
Chapter 240: Land Development Article XI Zoning
Guide the appropriate use and development of all lands in the Township in a manner which will promote the public health, safety, morals and general welfare.
Provide adequate light, air and open space and to ensure a safe adequate potable water supply and the environmentally safe discharge of sewerage waste into the ground.
Promote the establishment of appropriate population densities and concentrations that will contribute to the well-being of persons, neighborhoods and communities and the preservation of the environment.
Provide sufficient space in appropriate locations for a variety of agricultural, residential, recreational, commercial and industrial uses and open space, both public and private according to their respective environmental requirements in order to meet the needs of all Township residents.
Encourage the location and design of transportation routes which will promote the free flow of traffic while discouraging the location of such facilities and routes which will result in congestion or blight.
Promote a desirable visual environment through creative development techniques and good civil design and arrangement.
Promote the conservation of open space and valuable natural resources and prevent urban sprawl and degradation of the environment through improper use of land.
It is the intention of the Township of Stillwater to encourage and support farm activities consistent with the right to farm in the State of New Jersey.
It is the further purpose of this chapter to state as clearly and simply as possible the intended requirements, to encourage wide understanding of its meaning and to avoid costly technical and legal problems. For the purposes hereinabove mentioned, this chapter designates, regulates and restricts the location and use of buildings and structures and land for residences, commerce, trade, industry and other purposes and the height and number of stories and size of buildings and other structures hereafter erected or altered; regulates and determines the sizes of yards and open spaces; and regulates and limits the density of population. In order to effect its purpose, this chapter divides the Township into zoning districts of such number, shape and area as may be deemed the best to carry out the purposes of this chapter.
Establishment of districts. The Township of Stillwater shall be divided into the following types of zoning districts:
Residential District, one unit per 7.5 acres
Residential District, one unit per 5 acres
Residential District, one unit per 30,000 square feet
Commercial Recreational District
Recreation/Conservation District
Zoning Map. The boundaries of the districts are hereby established as shown on the map entitled "Zoning Map of the Township of Stillwater," dated May 2001, or most current. The map is on file in the office of the Clerk of the Township for the use and examination of the public, and copies are available for sale to the public.[1]
Editor's Note: The Zoning Map is also included at the end of this chapter.
Boundaries. District boundary lines are intended to follow street center lines and lot or property lines as they existed as of the date of enactment of this chapter unless otherwise indicated by dimensions on the Zoning Map. The exact location of any disputed district boundary line shall be determined by the Zoning Board of Adjustment upon proper application made by any interested party.
Additional maps and reports. The floodplains map entitled "Flood Insurance Rate Map - Township of Stillwater, New Jersey, Sussex County," showing flood-prone areas of Stillwater Township prepared by the Federal Emergency Management Agency; the soil map entitled "Stillwater Township Soils Limitations for Sewage Effluent Disposal," prepared by the United States Department of Agriculture, Soil Conservation Service, New Jersey, from the Stillwater Interim Soils Report of March 1970, or most current, Sheet No. 1; and the wetland map entitled "Stillwater Township Soils Limitations Map of Critical Wetland," prepared by the United States Department of Agriculture, Soil Conservation Service, New Jersey, from the Stillwater Interim Soils Report of March 1970, or most current, Sheet No. 2, are adopted as supplements to the Zoning Map. The interim soils report of March 1970, or most current, entitled "Soil Survey Report and Soil Resource Data for Stillwater Township, New Jersey," and herein and on such maps called the "Stillwater Interim Soils Report of March 1970," or most current, is adopted by reference and made part of this chapter as fully as if entirely set forth herein. The maps and data contained in the 1999 Master Plan Revision is also adopted by reference and made part of this chapter as fully as if entirely set forth herein. A copy of each map and of the report shall be on file in the office of the Clerk of the Township for the use and examination by the public.
Conformity to area regulations. Except as previously or hereinafter provided, no person shall locate, relocate, erect, construct, reconstruct, enlarge or structurally alter any building or structure except in conformity with the regulations of the district in which such building or structure is located.
Conformity to use regulations. Except as previously or hereinafter provided, no person shall use any land or building for any purpose other than is permitted in the district in which such land or building is located.
Pending applications for building permits. Nothing in this chapter shall require any change in the plans, construction, size or designated use of any building, structure or part thereof for which any building permit has been granted before the enactment of this chapter, provided that construction from such plan shall be or shall have been started within 60 days from the date of issuance thereof and shall be diligently pursued to completion.
No space contiguous to any building shall be encroached upon or reduced in any manner except in conformity to the yard, lot, lot area, building location, percentage of lot coverage, off-street parking space and such other regulations designated elsewhere in this chapter for the zone in which the building or space is located. In the event of any such unlawful encroachment or reduction, such building shall be deemed to be in violation of the provisions of this chapter, and then the certificate of occupancy for such building shall become null and void.
No open space provided around any building for purposes of complying with the provisions of this chapter shall be considered as providing open space for any other building.
Appearance of buildings. No building shall be constructed or altered within any residential district so as to be inharmonious with the residential character of the area. The following types of construction shall be considered not to be residential in character:
Garage doors larger than needed for passenger automobiles and commercial vehicles of two-ton rated capacity.
Nuisances; open storage; sidewalk displays.
No store, shop, office, bar, tavern, restaurant, grill, hotel or motel in any building shall use any noisemaking instruments, such as phonographs, loudspeakers, amplifiers, radios, televisions or similar devices, which are so situated as to be heard outside the building, provided that nothing herein shall be deemed to prohibit the playing of holiday music in commercial districts in connection with holiday displays and decorations sponsored by any civic or business group and approved by the Township Committee.
No smoke, fumes or objectionable odor shall be emitted from any building in any zone, nor shall any accumulation of trash, garbage, offal, junk or the like be permitted.
The storage or display of merchandise on the exterior of any building or on any public street or sidewalk shall be prohibited, except as otherwise specifically permitted and regulated in this chapter. This section, however, shall not be construed to prohibit the maintenance of garden shops, restaurant terraces and similar areas maintained in connection with a store or other establishment, provided that such areas are enclosed by a wall, trellis or screened planting at least four feet in height.
Buildings and lots.
No lot shall have erected upon it more than one principal residential or commercial building or use, except as otherwise specifically authorized in this chapter.
Height limitations stipulated elsewhere in this chapter shall not apply to the following when attached to the principal structures: chimneys, church spires, belfries, domes, standpipes, cupolas, flagpoles, monuments, private radio and television antennas or towers for the same, fire towers, cables, scenery lofts or water tanks, elevator housing and similar structures, and no such exception shall cover at any level more than 10% of the area of the roof on which it is located, and further provided that no such building, structure or combination thereof shall exceed 75 feet in height, except as may be otherwise specifically provided in this article. All freestanding structures shall be considered as accessory structures and shall meet the height requirements as set forth in the zoning district regulations, except that freestanding lighting structures shall not exceed 15 feet in height in any zone.
An accessory building attached to the main building shall comply in all respects with the requirements of this chapter applicable to the main building.
An accessory building in a residential district or in a private parking area shall not be located in any required front yard space.
Accessory buildings in residential districts shall not exceed one story or 15 feet in height, except barns for agricultural use where permitted.
Only accessory structures shall be located in the rear yard in accordance with the provisions of this chapter.
In residential districts, the minimum distance of any accessory building from adjacent building shall be five feet.
Storage sheds, not exceeding 100 square feet in area and 10 feet in height, of the type which do not require the issuance of a building permit under the New Jersey Uniform Construction Code, may be located in accordance with the district requirements for accessory buildings.
Principal structures in residential districts shall not exceed 35 feet in height. Accessory buildings in residential districts shall not exceed 15 feet in height and may not exceed 1,000 square feet in floor area. Agricultural buildings where land is under farmland assessment shall not exceed 35 feet in height. Accessory buildings shall be limited to a maximum of four such buildings per lot. Swimming pools are not considered accessory structures for purposes of calculation of lot coverage.
[Amended 6-14-2011 by Ord. No. 2011-7; 7-5-2011 by Ord. No. 2011-8; 12-4-2012 by Ord. No. 2012-8]
Private garages. Garages may be constructed in accordance with the following criteria.
One private garage may be erected upon a lot containing a principal building.
No detached garage shall be erected unless all of the following conditions are observed:
It shall not be closer in distance to any side or rear property line than 25 feet.
[Amended 4-2-2004 by Ord. No. 2004-5]
It shall not exceed 15 feet in height.
It shall be a minimum of 20 feet from all other structures.
Any private garage shall be limited only to any of the following stated uses:
Storage of passenger motor vehicles and recreational vehicles.
Storage of other personal property.
Storage of commercial vehicles permitted under the provisions of Subsection H of this § 240-113.
No construction vehicles shall be stored in a garage.
Designed to contain no more than three motor vehicles.
Commercial vehicles in residential districts. No commercial vehicle exceeding two-ton rated capacity shall be parked or maintained on any premises in any residential district, except on operating farms. No tractor-trailer or diesel-operated commercial vehicle shall be kept or maintained on any premises in a residential zone or district except on an operating farm, and then may not be kept within 300 feet of any residence on adjoining property.
Use of floodplain areas. Notwithstanding any other provision of this chapter, no building or structure, on-lot sewage disposal facility or a street, roadway, parking lot or driveway shall be erected or constructed, either above or below ground level, within any floodplain in the Township. Nothing herein contained, however, shall prohibit the use of any floodplain for farming, grazing, plant nurseries, horticulture, truck farming, livestock and poultry raising, forestry, wild crop harvesting or open recreation uses such as parks, playgrounds, sport fields, golf courses, boat landings, bathing beaches, picnic areas, hunting, fishing or the like, provided that such use is permitted in the district in which the premises are located.
Hydrologic sensitive areas.
Notwithstanding any other provision of this chapter, no building or structure, on-lot sewage disposal facility or a street, roadway, parking lot or driveway shall be erected or constructed, either above or below ground level, within 100 feet of any hydrologic sensitive lands, floodplain, stream or lake area in the Township. Nothing in this chapter shall prohibit the construction and maintenance of dams or other structures for the impoundment or retention of water in any such stream, hydrologic sensitive lands, pond or lake or of dug ponds or reservoirs, provided that all applicable requirements and approvals of any public authority having jurisdiction over such matters are met and obtained.
No hydrologic sensitive lands, floodplain, stream or lake areas, as defined in this chapter, shall be filled with soil, debris or other material unless it can be shown to the satisfaction of the Zoning Officer that, after consulting with the Township Engineer, the United States Soil Conservation Service and any state or federal agency having jurisdiction thereof, the water quality, water quantity, flow rates and cycles will not be altered to the detriment of adjacent areas and the impact of the proposed filling will not have an unreasonably adverse impact upon the ecology of the area. No stream or brook shall be dammed nor the flow thereof impeded without the specific approval of the State Division of Water Resources or other state or federal agency having jurisdiction thereof.
Environmentally sensitive areas; minimum improvable lot area.
Rationale and purpose. Certain lands are not suitable for development, particularly residential development. Such lands include floodplains and flood hazard areas; wetlands; lands having a seasonal high-water table at surface or at less than 3.5 feet below the surface; streams, brooks, rivers and their corridors; ponds, lakes and any open water which is predominately a nonflowing and/or otherwise impounded body of water with a mean depth of four feet and a surface area greater than 1/2 acre; slopes of 15% grade or greater and involving but not limited to Rockaway very stony loam (PpE) and Rockaway steep outcrop (RvE); slopes less than 15% but predominately involving unsuitable soils such as Rockaway gravelly loam (RoC); other land characteristics commonly known to be unsuitable for conventional development measures and which are environmentally sensitive; lands subject to shallow depth to bedrock (3.5 feet or less); and lands overlying known or suspected faults, fractures, slides, sinkholes or subsidence locations; or lands underlain by carbonate bedrock and which appear substantially subject to negative development impacts or consequences despite reasonable remediation measures. All such lands, together with buffer areas if required herein, shall be and are hereby known as environmentally sensitive areas (ESAs) and shall not be disturbed in residential development except as and only to the extent permitted by the Planning Board. It is the expectation of the Township that the protections of this section, together with minimum lot sizes as provided pursuant to Article XI and Schedule B thereto,[1] will prevent the disturbance and development of ESAs to the benefit of the Township's citizenry and natural environment.
It is also the purpose of this section to insure that no lot shall be created and no site shall be developed for residential purposes pursuant or subject to this article which does not provide reasonably ample contiguous land to form an envelope in which to locate a principal building, permitted accessory buildings and structures, a private well and subsurface sewage disposal systems, yards sufficient in size for normal use and enjoyment, and which is otherwise suitable and reasonably improvable for its intended purposes.
Required yards shall be open to the sky and unobstructed, except that parapets, windowsills, doorposts, rainwater leaders and similar ornamental or structural fixtures may project up to one foot into such yards.
Cornices, eaves, bay windows, chimneys and air-conditional equipment may project up to two feet into any required yard area.
Uncovered steps only may project up to five feet into a required yard area.
Where any lot abuts a street right-of-way which is proposed to be widened as indicated on the Master Plan or Official Map of the Township of Stillwater or Master Plan of Sussex County, or by the State of New Jersey, all setbacks shall be measured from the proposed right-of-way.
Existing uses. Any nonconforming uses or structures existing as of the date of adoption of this chapter, or any use which becomes nonconforming as a result of the adoption of this chapter, may be continued upon the lot or in the building so occupied, and any structure may be restored or repaired in the event of partial destruction thereof.
Enlargement or expansion of nonconforming uses and structures. No nonconforming building may be enlarged or expanded to cover a larger area than it occupied at the date of adoption of this chapter, except that where an existing lot is improved with a building or structure which is nonconforming due to location, such lot may be further improved by an addition to such building or structure, provided that the existing nonconforming setbacks may be extended but not further encroached upon. No nonconforming use may be extended or expanded over a larger area than it occupied at the time of enactment of this chapter, except that, in the case of any camp for boys and girls or other camps which existed prior to the enactment to this chapter as a nonconforming use, new buildings and facilities may be constructed on the tract either in replacement of or in addition to existing structures or buildings, provided that a site plan is first submitted to and approved by the Planning Board in compliance with the Article VI, Subdivision and Site Plan Review and Approval, of this chapter. Any nonconforming single-family residence located in any nonresidential district where residences are prohibited may be expanded, provided that yard areas as set forth in the regulation for the zoning district shall not be encroached upon, and further provided that the expanded structure shall continue to be used as a single-family residence.
Conversion to permitted use. After a nonconforming building or use has been converted to a permitted use, it shall not be changed back again to a nonconforming use.
Abandonment. If a nonconforming use has been abandoned, such use shall not be recommenced. Cessation of a nonconforming use for a continuous period of one year may be taken as prima facie evidence of an intent to abandon such use.
Any parcel or parcels of land which existed prior to the adoption of land use regulations in the Township governing lot size, or for which subdivision approval was granted by a municipal agency prior to the effective date of this chapter may, if said parcel contains not less than 60,000 square feet, or 15,000 square feet if the property is located in the R-30 Zone, be used for any purpose permitted in the zone, provided that building setbacks for that zone can be met.
To expand or improve any existing residence in any zone or any existing nonconforming lot on which a residence now exists or a building permit has been issued prior to the date of adoption of this subsection, the applicant must meet setback requirements of the zone in which the building is located, except as otherwise provided in Subsection A of this section.
Any lot created and approved by either Board in which stormwater drainage or similar structures (but excluding roads) are dedicated in fee to the Township in lieu of granting an easement shall not be considered nonconforming solely because of conveyance to the Township. The area conveyed to and accepted by the Township shall be calculated as if it remained part of that original lot for area purposes and the setback violation shall be deemed not to render the lot nonconforming. A deed reciting this section of the chapter and its effect shall be approved by the Board for each such nonconforming lot. The grantor of the lot shall make suitable maintenance agreements and payments to the Township as determined by the Township Committee.
[Added 7-6-2005 by Ord. No. 2005-14]
Example: Assume five-acre zoning. The applicant proposes a subdivision with one five-acre lot of which 1/4 acre is to be conveyed to the Township in fee for a stormwater basin. Further assume that with the conveyance of the 1/4 acre, one of the side yard setbacks is encroached upon. Upon the Township’s accepting the 1/4 acre basin in fee, this remaining lot of 4 3/4 acres shall be considered conforming both to the five-acre zoning and to the setbacks. If, thereafter, the zoning was changed to say 10 acres, the lot would become nonconforming since it would be considered a five-acre lot in a ten-acre zone.
Registration and certification of nonconforming uses and structures; fees.
The prospective purchaser, prospective mortgagee or any other person interested in any land upon which a nonconforming use or structure exists may apply in writing for the issuance of a certificate stating that the use or structure existed before the adoption of the ordinance which rendered the use or structure nonconforming in accordance with N.J.S.A. 40:55D-68.
Application pursuant hereto may be made to the Zoning Officer within one year of the adoption of the ordinance which rendered the use or structure nonconforming, or at any time to the Zoning Board of adjustment.
Such application shall contain the name and address of the applicant, the nonconforming use so operated, the date on which the uses commenced, the tax lot and block number of its location, any buildings or structures in which such use is contained or are necessary for the operation of such use and the numbers and types of equipment and/or vehicles utilized in the operation of said use.
The applicant shall have the burden of proof as to all matters alleged. Where the application is to the Zoning Officer, it shall be in the form of an affidavit and shall be notarized. Where application is made to the Zoning Board of Adjustment, the application shall be processed as in the case of all other applications to said Board. Notice of such application shall be given in accordance with all the provisions of § 240-35.
If the Zoning Officer fails or refuses to issue a certificate, he shall notify the applicant, in writing as to the reasons therefor within 45 days from the date of application. Such denial may be appealed to the Zoning Board of Adjustment in accordance with the provisions of N.J.S.A. 40:55D-72, notice of which shall be given in accordance with N.J.S.A. 40:55D-12 and § 240-35.
Permitted principal uses and buildings. Within the R-7.5 Residential District, residential density shall be one unit per 7.5 acres. In addition, each lot created after the adoption of this section shall contain a minimum area of contiguous developable land of one acre. See § 240-4 for the definition of the term "contiguous developable land." The following uses shall be permitted:
[Amended 3-6-2007 by Ord. No. 2007-3]
Single-family dwellings used as a residence by not more than one family.
Agricultural, horticultural, and aquacultural uses subject to the following requirements.
Farms devoted to agricultural, horticultural or aquacultural use shall contain a minimum of 7 1/2 acres. Any animal kept on the premises shall be in connection with the pursuit of agricultural uses, other than household pets. This shall not include the keeping of domestic animals for boarding, training, sale or resale where such activities are not in connection with the pursuit of agricultural, horticultural or aquacultural uses and are themselves the exclusive or primary use. Nurseries, greenhouses and the boarding of horses shall be permitted on a farm. It is intended that a single-family residence use may be established on the same lot used for agricultural purposes as set forth above. In that event, the area for the residence and accessories shall have a minimum area of one acre.
Notwithstanding any other provision of this chapter, nothing in it shall prohibit the agricultural or horticultural use of the property by the growing of any crop or the raising of any farm animal. Farm animals may be raised in the front yard where the principal dwelling is 300 feet or more from the road and the animals are properly housed and/or fenced in. Nothing herein shall be construed as permitting dog kennels.
Family farms as defined in § 240-4.
Public parks and playgrounds, libraries museums, water tanks and community center buildings and grounds.
Buildings or land used exclusively by federal, state, county or Township government for public purposes.
Planned residential development, as set forth in § 240-55.
Open space in accordance with § 240-55B of this chapter.
Private garages as defined in this chapter.
Greenhouses, toolsheds, summer houses, swimming pools and other similar structures, provided that these structures are used for private purposes only.
Customary accessory buildings for agricultural and horticultural uses, subject to Board of Health regulations.
The keeping and raising of animals, poultry, bees and the like, provided that no offensive sounds, odors or lights extend beyond the property line and that all applicable ordinances of the Township and the rules of the Board of Health are complied with.
Fences or walls as regulated in § 240-113E.
Conditional uses. The following uses shall be permitted only after review and approval by the Planning Board or Zoning Board of Adjustment in accordance with regulations governing the approval of conditional uses as set forth in this chapter.
Home occupations, as regulated in § 113-114D, except in open space zones.
Public utility uses and essential services.
Professional offices in residences.
Accessory apartments and accessory housing subject to the regulations set forth in § 240-114E and O.
Barns used as a part of a family farm as defined in § 240-4 and as regulated in § 240-114K.
Every residential lot in the R-7.5 Residential Districts shall have a minimum width of 200 feet measured at the street line and a minimum area of 7 1/2 acres, except as otherwise provided in this chapter.
[Amended 12-21-2004 by Ord. No. 2004-24]
Principal buildings and structures shall have a minimum setback from the side lot line of 30 feet.
Principal buildings and structures shall have a required minimum setback of 75 feet from the street line, except that on a corner lot a minimum setback of 100 feet from the street lines shall be required. No accessory buildings or structures may be erected in the front yard area except fences, driveways and walks, wells, sewage systems and fuel-oil tanks (heating), but these shall not be constructed or located on any portion of the road right-of-way and shall be set back from the right-of-way line in accordance with the rules and regulations or ordinances of the Board of Health or Fire Department.
Principal buildings shall have a required setback of 75 feet from the rear lot line. Accessory buildings and structures in the rear yard shall have a required setback of 20 feet from the rear lot line. Accessory buildings and structures in a side yard shall be set back 30 feet from the side lot line. No structures other than fuel-oil tanks (heating), fences, driveways, walks, wells and septic systems shall be located in front yards. Where property fronts on a lake, accessory structures shall be permitted between the dwelling and the road used as access to the property in accordance with the provisions of § 240-114L. Should the lot be less than one acre, the accessory buildings and structures shall have a required setback of 10 feet from the side lot line and 10 feet from the rear side lot line.
Lot area of a nonconforming lot used for a professional office in a residence shall be at least two acres.
Greenhouses shall have a maximum of 150 square feet of floor area.
Total lot coverage.
Total lot coverage for the principal and accessory structures shall conform to the following:
2.00 acres or less: 15% of the total lot area.
2.01 to 4.00 acres: 10% of the total lot area.
4.01 to 6.00 acres: 4% of the total lot area.
6.01 acres and larger: 3% of the total lot area.
Swimming pools are not considered accessory structures for purposes of calculation of lot coverage.
Bulk requirements for open space residential clusters. Open space residential clusters are authorized in the R-7.5 Residential District and shall comply with the following requirements:
Applicant must show the number of lots into which the tract could be subdivided as part of a conventional subdivision with minimum lot sizes of 7.5 acres and the total number of approved cluster lots shall not exceed this number. The application and plat for cluster subdivision approval shall comply with the following:
Front yard setback: 75 feet from right-of-way line.
Lot width: 200 feet at the setback line; side yards: minimum 50 feet from side lot line except corner lots which shall have minimum width of 75 feet from the street lines.
Rear yard: 75 feet from rear lot line.
Accessory buildings and structures shall be located 20 feet from the rear line and 30 feet from side lot lines. No structures other than fuel oil tanks (heating), fences, driveways, walks, wells and septic systems shall be located in front yards.
The open space resulting from approval of a cluster subdivision may be offered to the Township of Stillwater, but if the Township declines to accept the dedication, the developer shall then comply with the requirements of N.J.S.A. 40:55D-43, and a copy of all required documents shall be submitted to the Planning Board for review and approval.
Housing animals in accordance with the Recommended Guidelines for Home Animal Agriculture in Residential Areas, Rutgers, the State University of New Jersey, Leaflet 501, November 1982, or most current, is permitted. No stable, shed, barn or other means of sheltering livestock or animal waste collection shall be permitted within 50 feet of any property line. This provision is not designed to apply to household pets.
Permitted principal uses and buildings. Within the R-5 Residential District, residential density shall be one unit per five acres. In addition, each lot created after the adoption of this section shall contain a minimum area of contiguous developable land of one acre. See § 240-4 for the definition of the term "contiguous developable land." The following uses shall be permitted:
Agricultural, horticultural and aquacultural uses.
Farms containing a minimum of six acres. Any animal kept on the premises shall be in connection with the pursuit of agricultural uses, other than household pets. This shall not include the keeping of domestic animals for boarding, training, sale or resale where such activities are not in connection with the pursuit of agricultural uses and are themselves the exclusive or primary use. Nurseries, greenhouses and the boarding of horses shall be permitted on a farm. It is intended that a single-family residence use may be established on the same lot used for agricultural purposes as set forth above. In that event, the home site shall have a minimum area of one acre, and the balance of the tract shall be at least five acres.
Notwithstanding any other provision of this chapter, nothing herein shall prohibit the agricultural or horticultural use of the property by the growing of any crop or the raising of any farm animal. Farm animals may be raised on the front yard where the principal dwelling is 300 feet or more from the road and the animals are properly housed and/or fenced in. Nothing herein shall be construed as permitting dog kennels.
Public parks and playgrounds, libraries, museums, water tanks and community center buildings and grounds.
Buildings or land used exclusively by the federal, state, county or Township government for public purposes.
Open space zoning in accordance with § 240-55B.
Greenhouses, tool sheds, summer houses, swimming pools and other similar structures, provided that the structure is used for private purposes only.
Conditional uses. The following uses shall be permitted only after review and approval by the Planning Board or Zoning Board of Adjustment in accordance with the regulations governing the approval of conditional uses as set forth in this chapter.
Home occupations as defined in this chapter and regulated by § 113-114D except in open space zones.
Professional offices in residences, except in open space zones.
Accessory apartments, subject to the regulations set forth in § 240-114E.
Barns used as a part of a family farm defined in § 240-4 and as regulated in § 240-114K.
Every residential lot in the R-5 Residential District shall have a minimum width of 200 feet measured at the street line and a minimum area of five acres, except as otherwise provided in this chapter.
Buildings and structures in a side yard shall have a minimum setback from the side lot line of 30 feet, except that a corner lot shall have a setback of 60 feet from the street lines.
Professional office lot area shall be a minimum of five acres.
Principal buildings and structures shall have a required minimum setback of 50 feet from the street line and 30 feet from any side lot line, except that on a corner lot a minimum setback of 50 feet from the street lines shall be required. No accessory buildings or structures may be erected in the front yard area except fences, driveways and walks, wells, sewerage systems and fuel-oil tanks (heating), but these shall not be constructed or located on any portion of the road right-of-way and shall be setback from the right-of-way line in accordance with the rules and regulations or ordinances of the Board of Health or Fire Department.
Every principal building shall have a required setback of 50 feet from the rear lot line.
Accessory buildings and structures in the rear yard shall have a required setback of 20 feet from the rear lot line and, in a rear side yard, shall be set back 30 feet from the side lot line. Where property fronts on a lake, accessory structures shall be permitted in the area between the dwelling and the road used as access to the property in accordance with the provisions of § 240-114L. Should the lot be less than one acre, the accessory buildings and structures shall have a required setback of 10 feet from the rear lot line and 10 feet from the rear side lot line.
Housing animals in accordance with the Recommended Guidelines for Home Animal Agriculture in Residential Areas, Rutgers, the State University of New Jersey, Leaflet 501, November 1982, or most current, is permitted. No stable, shed, barn or other means of sheltering livestock or animal waste collection area shall be permitted within 50 feet of any property line. This provision is not designed to apply to household pets.
The minimum lot size for a nonconforming lot used for a professional office in a residence in the R-5 Zone shall be two acres.
Permitted principal uses and buildings. Within the R-30 Residence District, the density shall be one unit per 30,000 square feet. The following uses shall be permitted.
Horticultural, but no agricultural uses.
Public parks and playgrounds, libraries, museums, water tanks, pumping stations and public recreation and community center buildings and grounds.
Open space zoning in accordance with § 240-52O of this chapter.
Home occupations, as regulated in § 113-114D.
Development of lakefront lots.
Where connection to an integrated water supply and distribution system exists or is provided, the minimum lot width shall be 75 feet; the minimum lot depth shall be 100 feet; and the minimum lot area shall be 30,000 square feet, except as otherwise provided for in this chapter. Where connection to an approved integrated water supply and distribution system is not available, the minimum lot requirements shall conform to those set forth in the R-5 District.
Buildings shall have a setback of 25 feet from the street line and 15 feet from the side lot line, except that, on a corner lot, there shall be a minimum setback of 25 feet from street line. Wells or sewer systems shall not be required to have any front setback, except that required by the Board of Health, but shall not be constructed in any portion of the road right-of-way.
Every principal building shall have a required setback of 30 feet from the rear lot line.
Accessory buildings and structures shall have a required setback of five feet from the rear property line and shall be set back 10 feet from any side lot line. Where property fronts on a lake, accessory structures shall be permitted in the area between the dwelling and the road used as access to the property in accordance with the provisions § 240-114L.
Lot coverage shall not exceed 25%.
[Amended 12-18-2012 by Ord. No. 2012-9]
Purpose. This district generally contains either publicly or semipublicly owned land used for recreational purposes, such as public parks, camps operated by governmental bodies, federal, state and local, or by the Boy Scouts of America, Girl Scouts of America, YMCA, Diabetes Foundation or religious organizations. It is not intended that retail sales and services shall be permitted in these districts except as accessory to the principal uses.
Publicly owned park or recreation lands and facilities.
Camps operated for children and adults by the Boy Scouts of America, Girl Scouts of America, YMCA, YWCA, Diabetes Foundation or by religious organizations.
Passive and active recreational facilities.
Such other unstructured recreational uses and activities that will provide for the maintenance of open space in its natural condition and otherwise leave such areas undisturbed and in their natural state.
Retail sales and service accessory to a camp or other recreational use and principally designed to serve the users of a recreational facility and their guests as distinguished from the public generally.
With respect to camping facilities: campsites; mess halls; buildings used for offices, crafts, game rooms and the like; cabins used by campers, tenting areas; docks, boathouses and other facilities normally associated with camps, and also conference centers used for educational, instructional or devotional purposes and not exceeding one year-round single-family residence for the use of a caretaker or other designated camp official and auxiliary housing for camp employees.
Greenhouses, toolsheds, swimming pools and other similar structures.
The keeping and raising of animals, poultry, bees, and the like, provided that no offensive sounds, odors or lights extend beyond the property line and that all applicable ordinances of the Township and the rules of the Board of Health are complied with.
Bicycle paths, which shall not include pathways for dirt bikes, all-terrain vehicles (ATVs), or other types of motorized vehicles.
Sailing, canoeing and nonmotorized boating.
Such other structures and uses which are found to be necessary or convenient to permitting the unstructured recreational uses allowed as-of-right, but only within a scheme that will permit the least disturbance to the natural state.
For camps and other recreational uses, no structure shall be erected within 50 feet of any public road or any property line.
No building or structure shall be more than 35 feet in height.
Total coverage of principal and accessory buildings shall not exceed 10% of the lot.
Zone requirements. The following requirements shall be met for all lots within the RC Recreation/Conservation District:
Site plan review. Site plan review by the Planning Board shall be required prior to the creation of any conservation use. The site plan submitted to the Planning Board shall delineate the location of the proposed use, its manner of development and its implementation in accord with § 240-56 et seq. of this chapter.
Parking. The provisions of parking shall be reviewed by the Planning Board in connection with its review of the site plan. Consistent with providing safe and adequate parking for those persons utilizing the facilities provided, parking areas shall be designed to minimize their environmental impact and shall be designed and constructed so as to harmonize with the natural surroundings. Surfacing shall be limited to that which is necessary to provide stabilization and which minimizes rainwater runoff, in accordance with the recommendations of the Planning Board Engineer.
Permitted principal uses. Permitted principal uses shall be as follows:
Food stores, markets, antique shops, clothing and apparel stores, upholstery shops, variety stores, retail sales establishments, sportswear shops, banks and drugstores, all of which are for the purpose of serving the neighborhood in which they are located. Also, barbershops, beauty salons, stationery stores, luncheonettes, restaurants, feed stores, hotels, motels, government buildings, libraries, museums and community centers, professional office buildings, not including schools, package goods, taverns, appliance repair, business offices, public parks, utilities and other commercial uses found by the Zoning Board of Adjustment to be similar to or of the same general character as any of the above-listed principal permitted uses.
Apartments attached to commercial buildings; a maximum of one apartment per lot.
Storage buildings as required for business.
Conditional uses. Conditional uses shall be as follows:
Public utility uses, essential services and telecommunication towers and equipment pursuant to § 240-114J.
Every lot in a NC District shall have a minimum width of 100 feet at the street line and a minimum lot size of one acre, provided that the building does not contain an apartment. If the building does contain an apartment, the required minimum lot size shall be increased by 1/2 acre per apartment.
Every new building or structure in the NC District shall be set back from the side lot line a minimum distance of 18 feet in order to provide access to the rear of the property. The space shall be kept free of debris and may serve as pedestrian access to parking areas and streets. An entrance and separate exit shall be provided to parking areas. On a corner lot, all buildings and structures shall be set back 20 feet from both street lines.
All buildings and structures shall be set back at least 20 feet from the street line if off-street parking is to be provided at the side and rear of the buildings and a minimum of 45 feet if off street parking is to be provided in the front of the building. No principal building shall be erected within 40 feet of the rear lot line, nor shall any accessory building be erected within five feet of the rear lot line.
Permitted principal uses. Shopping centers, lumber, coal fuel storage and distribution yards, warehouses, wholesale distribution centers, gasoline stations and automotive garages, contractor's garages, contractor's storage yards and public utility storage yards and workshops for repair purposes, provided that no danger to life, limb and property shall exist beyond the boundaries of the property involved, and provided further that the activity shall be of a type which shall not constitute a nuisance as defined in this chapter; light manufacturing operations carried on within completely enclosed buildings, including the manufacture, compounding, assembly and treatment of articles or merchandise from previously prepared materials, but excluding the use, storage, mixing or preparing of all hazardous material or substances as defined under Federal Clean Water Act, as amended, and the current New Jersey Department of Environmental Protection standards.
Permitted accessory uses and buildings.
Same as in NC Commercial District.
Storage buildings or materials, liquids, chemicals and similar items not permitted within the main building under fire underwriters' standards, provided that they are not closer than 50 feet to any lot line.
Laboratories for experimental research or testing.
Every lot in the C District shall have a minimum width of 300 feet at the street line and a minimum area of three acres.
Every building or structure shall be set back form side and rear lot lines at least 50 feet, except that, if the lot is a corner lot, the distance from the street line shall be a minimum of 75 feet.
Every parking lot shall be set back a minimum distance of 30 feet from all street lines.
Total lot coverage of principal and accessory buildings and paved areas shall not exceed 50% of the total area, in accordance with the floor area ratio definition. Basement, garage and rooftop parking shall be encouraged.
Commercially operated swimming pools.
Commercially operated indoor and outdoor tennis courts and other similar court games.
Hotels and motels having a minimum of 50 sleeping units; lodges and nightclubs.
Restaurants and clubhouses.
Swimming pools and tennis courts accessory to a hotel or motel.
Any other use which the Board of Adjustment determines is one customarily incidental to the principal permitted uses on the premises.
Public utility uses, essential services and telecommunication towers subject to § 240-114J.
Bulk requirements. The following requirements are applicable in the CR District:
Minimum tract size: 20 acres.
Maximum lot coverage by impervious surfaces is 30%.
Off-street parking as required in § 240-116.
A ten-foot planted buffer strip shall be provided between the subject premises and any adjoining residential zones or uses.
There shall be separate points of ingress and egress to the lot.
No public address system or other amplifying system shall be used in such manner that sounds may be heard off site.
Lighting shall be constructed so that all light is directed downward.
No outdoor swimming pool which adjoins a residential zone or use shall be operated after 10:00 p.m., prevailing time.
One identification sign not exceeding eight by 10 feet in area may be constructed at the entrance to the facility; otherwise, only directional signs shall be permitted.
Commercially operated indoor and outdoor tennis courts and other similar court games:
Minimum tract size: 15 acres.
Maximum lot coverage by impervious surfaces: 20%.
Off-street parking shall be provided as required by § 240-116.
A ten-foot planted buffer strip shall be provided between subject premises and any adjoining residential zones or uses.
No outdoor tennis court which adjoins a residential zone or use shall be operated after 10:00 p.m.
Minimum tract size: 200 acres.
Maximum lot coverage by impervious surfaces: 5%.
No green or fairway shall be located closer than 75 feet to the property line.
No clubhouse or other facility where food or beverages are served shall be located within 100 feet of the property line.
The minimum lot size shall be three acres. The minimum lot width and depth shall be 300 feet. All buildings shall be set back 50 feet from side and rear lot lines. Parking areas shall not be closer than 20 feet to any property line or 60 feet to any street line.
Total lot coverage of principal and accessory buildings shall not exceed 15% of the total lot area.
No horticultural, agricultural or dairying uses or poultry or domestic animal raising shall be permitted on a parcel of land containing an area of less than six acres.
No more than one principal use is permitted in any building or on any lot, unless specifically permitted herein.
Agricultural uses. Farms, including customary occupations and lands which qualify as farmlands as defined herein, shall be subject to the following regulations:
Buildings utilized for horticulture, nurseries, greenhouses and the growing, raising harvesting and sale of agricultural crops or for any other farm use shall not be less than 30 feet from any side or rear lot line or 50 feet from the front line, except that residential buildings may be constructed and located in conformity with the standards for residences within those districts in which they are located.
Accessory structures. Accessory structures not attached to a principal structure may be erected in accordance with the following regulations:
Except as otherwise specifically permitted by this chapter, no accessory structures shall be located in any front yard.
[Amended 2-21-2004 by Ord. No. 2004-24]
Except where otherwise specifically permitted by this chapter, accessory structures in residential zones shall meet the setback requirements of the principal buildings.
No portion of any accessory structure shall be used for living quarters for people.
When an accessory structure is attached to the principal building, it shall be considered as a part of the principal building, and it shall comply in all respects with the requirements of this chapter applicable to the principal structure.
Not more than four accessory structures shall be permitted on any lot in the R-7.5, R-5 or R-30 Residence Districts, except agricultural uses on farms.
[Amended 6-14-2011 by Ord. No. 2011-7; 7-5-2011 by Ord. No. 2011-8]
Agricultural buildings on land that is under farmland assessment shall not exceed 35 feet in height.
[Added 12-4-2012 by Ord. No. 2012-8]
Personal recreation facilities in residential zones. The following regulations shall apply to permanent and portable swimming pools, tennis courts and similar personal recreation facilities:
Said use may be erected in the side and/or rear yard but not between the road and the principal building and further shall meet all side and rear lot line setbacks as required by the zone it is located in.
Said use shall be adequately screened so as to not adversely affect adjoining properties, but such screening shall be required if a swimming pool is within 20 feet of the property line.
In the case of swimming pools, all measurements shall be from the pool apron and the provisions for drainage shall be approved by the Construction Official as part of the construction permit.
The minimum lot size shall be five acres.
A maximum of one nonresident nonprofessional employee shall be permitted.
Not more than one nonilluminated sign not to exceed 2 1/2 square feet shall be permitted.
The Planning Board shall approve a site plan of the professional office which shall meet site plan review standards and requirements set forth in Article VI, Subdivision and Site Plan Review and Approval, of this chapter.
Residence uses in business buildings.
Dwelling units permitted in business buildings may be located either above the commercial portion of the building or at one side thereof.
There shall be two separate means of ingress and egress from each such dwelling unit without entering the commercial portion of the building.
Dwelling units shall meet all requirements of Chapter 229, Housing Standards, of the Code of the Township of Stillwater.
There shall be at least 5,000 square feet of rear yard area available for each dwelling unit in a commercial building, which yard area shall not be included in any required off-street parking space and shall be available for the exclusive use of the occupants of the dwelling units.
Purpose; site plan review required. The purpose of this section shall be to provide specific regulations applicable to all conditional uses provided for in this chapter. In all cases, an application for site plan review shall be submitted simultaneously with the application for the issuance of a conditional use permit in accordance with the provisions of N.J.S.A. 40:55D-67.
Public and private schools shall be located on tracts of land having not less than five acres or one acre per 100 students, whichever is greater.
Off-street parking shall be provided on the basis of one space for each teacher and staff member plus a minimum of 10 spaces for visitors. If there is an auditorium, additional off-street parking shall be provided in accordance with the provisions of § 240-116B.
Hospitals or nursing homes shall be located on tracts having not less than 10 acres.
Off-street parking spaces shall be provided on the basis of one space for every two beds plus one for each employee in the maximum working shift.
One off-street loading space shall be provided for each 30,000 square feet of gross floor area, and an ambulance space shall also be provided.
No hospital or nursing home shall exceed 35 feet in height.
Home occupations. Home occupations, as defined in § 240-4, are permitted subject to the following:
The home occupation shall be conducted only by members of the family owning and residing in a one-family dwelling unit, plus not more than one person not a resident of the dwelling unit, provided that the resident owner of the dwelling unit is an on-site operator of the occupation.
No change shall be made to the exterior of the residence which would alter its residential character and appearance.
The occupation must be conducted entirely within the dwelling on either the first floor or basement but not both.
Not more than the equivalent of 50% of the area of the first floor in the dwelling unit may be used for the home occupation or related use.
No sounds caused by the home occupation use may be audible outside the building.
No sign, display or advertising material may be erected or displayed which is visible from outside the building.
No article may be sold or offered for sale on the premises unless the same is incidental to the service being offered.
No machinery or equipment may be used which will cause electrical or other interference with radio and television reception in neighboring residences.
The home occupation shall not adversely affect the traffic flow in the neighborhood.
The nature of the occupation must be such that no additional off-street parking will be required.
Conditions for accessory apartments. The following conditions shall apply for the approval of accessory apartments in single-family residence districts where permitted:
No enlargement of the residence shall be permitted, except that entrance and exit facilities may be altered to permit separate access to the accessory apartment.
The accessory apartment, as well as the remainder of the residence, shall meet all Housing Code requirements based upon the intended occupancy thereof.
The lot upon which the residence is situate shall meet all area and dimension requirements of the ordinance for the zone in which it is located.
The existing residence shall provide all required side yards for the zone in which it is situate.
There shall be at least one connecting door between the accessory apartment and the remainder of the residence on all inhabited floor levels.
Occupancy shall be limited to not exceeding two persons.
The kitchen equipment (stove, refrigerator, etc.) in the accessory apartment shall be that commonly known as "apartment size." No built-in appliances shall be permitted other than the sink.
A bathroom containing only a toilet, sink and stall shower shall be permitted in the accessory apartment.
The applicant shall specify the person or persons (not exceeding two) who will inhabit the accessory apartment and will enter into an agreement with the Township of Stillwater, in recordable form, specifying such person or persons; agreeing that no other person or persons shall occupy said accessory apartment; agreeing to remove all kitchen appliances other than a built-in sink when the specified persons cease to occupy the premises; and providing for the specific enforcement of the agreement by the municipality. Said agreement shall be in form for recording and shall be recorded by the municipality in the office of the Clerk of the County of Sussex at the expense of applicant.
The premises shall continue to be regarded as a single-family residence for all purposes, including taxation, notwithstanding such accessory apartment, said apartment being considered as a temporary accessory use.
Minimum lot area. No bed-and-breakfast inn shall be conducted on a lot which fails to meet the minimum lot size for the zoning district in which it is located.
Minimum number of off-street parking spaces. The minimum number of off-street parking spaces shall be two for the permanent residents of the dwelling, plus one additional space for each room licensed for use by transients.
There shall be no visible indication of the use from the road or adjacent properties, with the exception of a sign measuring one foot by one foot, as permitted for homes.
The principal use of the premises is that of a single-family residence. The operation of a bed-and-breakfast inn by the permanent residents of the premises is considered an accessory or subordinate use permitted only through issuance of a conditional use permit.
Each application shall be accompanied by a certification from the Board of Health that the current septic system and water supply are adequate for the proposed use as a bed-and-breakfast inn.
No more than five rooms shall be used as guest rooms for bed-and-breakfast transients, nor shall more than 12 persons be registered as guests of the bed-and-breakfast inn at any one time. No addition to any licensed bed-and-breakfast inn shall be permitted without prior site plan approval by the Planning Board.
No premises shall commence to be used as a bed-and-breakfast inn until after the issuance of a conditional use permit by the Planning Board and the issuance of a license by the Township Committee.
Minimum number of off-street parking spaces: six.
No dog run or principal building, shall be located closer than 100 feet to any property line, and a planted buffer strip five feet in width shall be maintained along side and rear property lines.
Country clubs and private swimming or tennis clubs.
No building, shall be located within 50 feet of any property line.
Retail sales shall be restricted to members and their guests only.
Unenclosed recreational facilities shall be located not less than 50 feet from any property line and shall be effectively screened from adjoining residential uses.
No public address system shall be permitted which is audible at any property line.
Lighting shall be of the type which directs the light to the ground.
Such uses shall be permitted in residential zones only if located on a primary or secondary road, or a local road with a minimum improved width of 30 feet.
A minimum lot area of five acres shall be provided.
All of the required off-street parking shall be located on the same lot as the principal use.
The maximum impervious surface shall not exceed that permitted in the zone where located.
Each side yard shall be a minimum of 50 feet.
The front and rear yards shall be a minimum of 75 feet.
Public utility uses, essential services and telecommunication towers and equipment.
Public utility uses and structures necessary and convenient for the satisfactory provision of service by the utility to the neighborhood or area in which the particular use is to be located shall be permitted on minimum half-acre or larger lots, subject to adequate buffering, and landscaping and adequate off-street parking as determined by the municipal agency based upon the reasonably expectable requirements of the particular facility. No service or storage yards shall be permitted in residential districts. All structures shall be located at least 25 feet from any rear or side property line and 50 feet from any front property line.
Telecommunication towers and equipment shall comply with the following conditions:
[Amended 9-21-2010 by Ord. No. 2010-7]
Objectives, general requirements.
Objectives. The overall objective of these provisions is to enable the location of necessary wireless antennas within Stillwater Township in order to provide the fullest extent of wireless communication services while simultaneously limiting the number of supporting towers to the fewest possible. In acknowledgement that more than one service carrier may have the right to provide communication services utilizing wireless antennas within the Township of Stillwater, it is an objective of these provisions that as many of the different service carriers as possible collocate their wireless antennas on the same tower in order to limit the total number of such towers within the Township of Stillwater to the fewest possible. In addition, these ordinance provisions seek to preserve the rural, agricultural character of the Township and to locate the towers on Township-owned real estate where feasible, and to protect the Township's historical resources.
Overall comprehensive plan. In order to provide proper evidence that any proposed location of wireless antennas (and any supporting tower and/or ancillary building enclosing related electronic equipment) has been planned to result in the fewest number of towers within the Township of Stillwater at the time full service is provided by the applicant throughout the Township, the applicant shall submit a comprehensive plan. Said comprehensive plan shall indicate how the applicant proposes to provide full service throughout the Township of Stillwater and, to the greatest extent possible, said comprehensive plan shall also indicate how the applicant's plan is coordinated with the needs of all other providers of wireless communication services within the Township of Stillwater. The comprehensive plan does not supplant or supersede any requirements for a site plan. Summarily, the comprehensive plan shall indicate the following:
Whether the applicant's subscribers can receive adequate service from wireless antennas located outside of the borders of the Township of Stillwater;
How the proposed location and propagation patterns of the proposed wireless antennas are necessary to the location of any existing towers within and/or near the Township of Stillwater;
How the proposed location and propagation patterns of the proposed wireless antennas are necessary to the anticipated need for additional wireless antennas and supporting towers within and/or near the Township of Stillwater by both the applicant and by other providers of wireless communication services within the Township of Stillwater;
How the proposed location of the wireless antennas relates to the objective of collocating the wireless antennas of different service carriers on the same tower;
How the proposed location of the wireless antennas relates to the overall objective of providing full wireless communication services within the Township of Stillwater while, at the same time, limiting the number of towers to the fewest possible;
Whether the proposed wireless antennas meet all technical emission standards set by the Federal Communications Commission and other applicable technical requirements of state and/or federal governmental agencies with appropriate jurisdiction;
Whether the proposed location of the proposed wireless antennas complies with the requirements of the National Environmental Policy Act;
Whether collocation of the proposed wireless antennas on another existing tower or structure is feasible; and
Whether the proposed wireless antennas can be located on municipally owned real estate.
Location priorities. If, according to the goals and objectives of the comprehensive plan, wireless antennas are needed, such antennas shall be located in accordance with the following prioritized locations:
The first priority shall be on real estate owned by the Township of Stillwater.
The second priority shall be on an existing tower.
The third priority shall be on an existing or proposed water tower, high-tension tower or existing structure within or near the Township of Stillwater.
A tower which is modified or reconstructed to accommodate the collocation of an additional antenna or antennas shall be of the same type as the existing tower unless the approving authority allows reconstruction as a monopole.
Site plan submission and approval requirements.
Wireless antennas for telephone, radio, paging and/or television communication shall require major site plan review and approval in accordance with the site plan section of this chapter; and
In addition to the applicable documentation and items of information required for major site plans in the site plan section of this chapter and on the related checklist, the following additional documentation and items of information specific to wireless antennas for telephone, radio, paging and/or television communication are required to be submitted to the Planning Board for review and approval as part of the site plan submission:
Documentation by a qualified expert regarding the capacity of the proposed tower for the number and type of antennas;
Documentation by a qualified expert that any proposed tower will have sufficient structural integrity to support the proposed antennas and the anticipated future collocated antennas and that the structural standards developed for antennas by the Electronic Industries Association (EIA) and/or the Telecommunication Industry Association (TIA) have been met;
A letter of intent by the applicant, in a form which is reviewed and approved by the Township Attorney, indicating that the applicant will share the use of any tower with other approved wireless communication services; and
A visual sight distance analysis graphically simulating the appearance of any proposed tower and indicating its view from at least the five locations around and within one mile of the proposed tower where the tower will be most visible.
Radio frequency engineer's report explaining the propagation study.
An existing tower may be modified or rebuilt to a taller height not to exceed the maximum tower height established by this chapter.
The additional height referred to in Subsection J(2)(1)(b)[1] shall not require an additional distance separation. The tower's premodification height shall be used to calculate such distance separations.
The maximum height of any towers within the Township shall be 199 feet.
A tower which is being rebuilt to accommodate the collocation of an additional antenna may be moved on site within 50 feet of its existing location.
In addition, tower construction may also be considered for a conditional use at locations currently occupied by high tension towers.
Towers must be set back a distance equal to at least 120% of the height of the tower from any adjoining lot line, all nonappurtenant buildings and the street right-of-way line.
Separation. The following separation requirements shall apply to all towers and antennas for which a variance or conditional use permit is required:
Tower separation shall be measured from the base of the tower to the lot line of the off-site uses and/or designated as specified in Table 1, except as otherwise provided in Table 1.
Separation requirements for towers shall comply with the minimum standards established in Table 1 below:
Base of tower to:
Residential properties, municipal buildings (unless the tower is on the municipal building site), libraries or houses of worship
300 feet or 300% of the height of the tower, whichever is greater
Nonresidentially zoned lands of nonresidential uses
At least 120% of the height of the tower from any adjoining lot line, all nonappurtenant buildings and street right-of-way
Separation distances between towers. Separation distances between towers shall be applicable for and measured between the proposed tower and preexisting towers. The separation distances shall be measured by drawing or following a straight line between the base of the existing tower and the proposed base, pursuant to a site plan of the proposed tower. The separation distances (listed in linear feet) shall be as shown in Table 2 below:
Landscaping. The following requirements shall govern the landscaping surrounding towers for which a conditional use permit is required:
Tower facilities shall be landscaped with a buffer of plant materials that effectively screens the view of the tower compound from property used for residences or planned residences. The standard buffer shall consist of a landscaped strip a least 10 feet wide outside the perimeter of the compound.
The equipment cabinet or structure used in association with antennas shall comply with the following:
The cabinet or structure shall not contain more than 200 square feet of gross floor area or be more than 10 feet in height. In addition, for buildings and structures which are less than 48 inches in height, the related unmanned equipment structure shall be located on the ground and shall not be located on the roof of the structure.
Equipment storage buildings or cabinets shall comply with all applicable Building Codes.[1]
Editor's Note: See Ch. 155, Construction Codes, Uniform.
For antennas located on towers, the related unmanned equipment structure shall not contain more than 200 square feet of gross floor area, to be more than 10 feet in height and shall be located in accordance with the minimum accessory structure requirements of the zoning district in which located.
Structures or cabinets shall be screened from view of all properties which abut or are directly across the street from the structure or cabinet by a security fence 48 feet in height or an evergreen hedge with an ultimate height of eight feet and a planted height of at least six feet.
Removal of abandoned antennas and towers. Any antenna or tower that is not in use for its intended and approved purpose operated for a continuous period of six months shall be considered abandoned (no longer operative), and the owner of such antenna or tower shall remove the same within 60 calendar days shall be grounds for the Township to require removal of the tower or antenna at the owner's expense. If there are two or more users of a single tower, then this provision shall not become effective until all users cease using the tower. The Township shall condition the issuance of any permit to construct a tower or antenna or the posting of an appropriate performance bond or other suitable guaranty in a face amount of not less than 120% of the cost to remove the tower and restore the property, as determined by the Township Engineer, and in a form approved by the Township Attorney, for such construction as required under all applicable Township ordinances.
Existing towers; rebuilding damaged or destroyed nonconforming towers or antennas. Nonconforming towers or antennas that are damaged or destroyed to the extent that the nonconforming provisions no longer apply under law may not be rebuilt without having to first obtain approval from the applicable municipal agency.
Collocation and new facilities.
[Added 11-21-2017 by Ord. No. 2017-11]
Purpose and substantial change.
It is the purpose of these subsection provisions to provide specific conditions and standards for the location, collocation and operation of cellular antennas and cellular towers within the Township of Stillwater. These subsection provisions recognize that there may be benefits to the construction and operation of cellular antennas and cellular towers and that state and/or federal laws and/or regulations specifically regulate aspects of such operation. These subsection provisions also acknowledge the need to safeguard the public good and preserve the intent and purposes of the Stillwater Township zone plan. These subsection provisions enable the location and collocation of cellular antennas and cellular towers within the Township of Stillwater in order to provide the fullest extent of communications services while simultaneously limiting the number of cellular towers to the fewest possible. This subsection seeks to preserve the rural, agricultural character of the Township of Stillwater and to protect its historical resources.
This subsection also sets forth requirements for eligible facilities requests, for modifications to existing wireless towers or base stations that do not constitute a substantial change.
The definitions set forth in 47 U.S.C. § 1455 are incorporated herein, as may be amended, including the following definition of "substantial change," per 47 CFR 1.4000l(c):
For towers other than towers in the public rights-of-way, it increases the height of the tower by more than 10% or by the height of one additional antenna array with separation from the nearest existing antenna not to exceed 20 feet, whichever is greater; for other eligible support structures, it increases the height of the structure by more than 10% or more than 10 feet, whichever is greater. Changes in height must be measured from the original support structure in cases where deployments are or will be separated horizontally, such as on buildings' rooftops; in other circumstances, changes in height must be measured from the dimensions of the tower or base station, inclusive of originally approved appurtenances and any modifications that were approved prior to the passage of the Spectrum Act, 47 CFR 1.4000l(b)(7)(i)(A);
For towers other than towers in the public rights-of-way, it involves adding an appurtenance to the body of the tower that would protrude from the edge of the tower more than 20 feet or more than the width of the tower structure at the level of the appurtenance, whichever is greater; for other eligible support structures, it involves adding an appurtenance to the body of the structure that would protrude from the edge of the structure by more than six feet;
It does not comply with conditions associated with the siting approval of the construction or modification of the eligible support structure or base station equipment; provided, however, that this limitation does not apply to any modification that is noncompliant only in a manner that would not exceed the thresholds identified in Subsections [a] through [d] of this section.
The uses listed in this section are deemed to be permitted uses and shall not require a conditional use permit or variance application, notwithstanding any other provision of the chapter. Jurisdiction shall rest with the Planning Board of the Township of Stillwater.
Antennas in any zone on property owned by the Township of Stillwater upon which is located an existing wireless communication facility or an existing electric transmission tower.
The Planning Board may waive the submission requirements of § 240-114 for any permitted use, including but not limited to the submittal of a comprehensive plan.
Collocation on an existing structure; eligible facilities request.
Application. Stillwater Township shall prepare and make publicly available an application form which shall contain the information necessary for Stillwater Township to consider whether an application is an eligible facilities request. The application may not require the applicant to demonstrate a need or business case for the proposed modification.
Type of review. Upon receipt of an application for an eligible facilities request pursuant to this chapter, the Planning Board Engineer shall review such application to determine whether the application so qualifies.
Timeframe for review. Within 60 days of the date on which an applicant submits an application seeking approval under this chapter, Stillwater Township shall approve the application unless it determines that the application is not covered by this chapter.
Tolling of the timeframe for review. The sixty-day review period begins to run when the application is filed, and may be tolled only by mutual agreement by Stillwater Township and the applicant, or in cases where the Planning Board Engineer determines that the application is incomplete.
To toll the timeframe for incompleteness, the Planning Board Engineer must provide written notice to the applicant within 30 days of receipt of the application, specifically delineating all missing documents or information required in the application.
The timeframe for review begins running again when the applicant makes a supplemental submission in response to the Planning Board Engineer's notice of incompleteness.
Following a supplemental submission, the Planning Board Engineer will notify the applicant within 10 days that the supplemental submission did not provide the information identified in the original notice delineating missing information. The timeframe is tolled in the case of second or subsequent notices pursuant to the procedures identified in paragraph (7) of this section. Second or subsequent notices of incompleteness may not specify missing documents or information that were not delineated in the original notice of incompleteness.
If the Planning Board Engineer determines that the applicant's request for collocation is a substantial change to collocation on an existing structure as defined in this subsection, the presumptively reasonable timeframe, as prescribed by the FCC's Shot Clock order, will begin to run from the issuance of the Planning Board Engineer's decision that the application is not a covered request. To the extent such information is necessary, the Planning Board Engineer may request additional information from the applicant to evaluate the application. When the Planning Board Engineer determines that such an application constitutes a substantial change, Subsection J(3)(c)[2] below must be complied with.
Failure to act. In the event the Planning Board Engineer fails to approve or deny a request seeking approval under this chapter within the timeframe for review (accounting for any tolling), the request shall be deemed granted. The deemed grant does not become effective until the applicant notifies Stillwater Township, in writing, after the review period has expired (accounting for any tolling) that the application has been deemed granted.
Remedies. Applicants and the Planning Board Engineer may bring claims related to this section to any court of competent jurisdiction.
New wireless facility and substantial change to collocation on an existing structure.
All cellular antenna applications in zones in which cellular antennas are a conditional use shall be submitted to the Planning Board of Stillwater Township. All cellular antenna applications in zones where cellular antennas are prohibited uses shall be submitted to the Stillwater Township Zoning Board of Adjustment for a use variance.
The Planning Board and Zoning Board of Adjustment reserve the right to engage, at the applicant's expense, a radio frequency engineer to review the documentation submitted by the applicant in its comprehensive plan and to testify as to the engineer's findings.
The applicant shall, as part of its application, prepare and submit a comprehensive plan. Each comprehensive plan shall be presented in single, bound volumes. The comprehensive plan does not supplant or supersede any other site plan submission requirements. The comprehensive plan shall contain, at a minimum, a complete presentation on each of the following topics:
Existing service. The applicant shall address whether its subscribers can receive adequate service from cellular antennas located outside of the borders of Stillwater Township.
Existing antenna locations. The applicant shall graphically depict the location of existing cellular antennas in Stillwater Township and explain how the proposed cellular antenna interacts with the existing cellular antennas.
Collocation. The applicant shall demonstrate all existing structures that are available for location of the proposed cellular antennas. In the event that the application does not utilize any existing structure and instead proposed the construction of a new cellular tower, the applicant shall demonstrate either that it is impossible to obtain similar proposed signal coverage by collocating the cellular antennas on existing structures or that no such structures are available.
Stillwater Township coverage. The applicant shall set forth its strategy for providing the fullest possible signal coverage within the borders of Stillwater Township. The applicant shall additionally demonstrate how the proposed cellular antennas advance its strategy for fullest possible signal coverage within the borders of Stillwater Township.
Emissions standards. The applicant shall set forth the applicable emission standards set by the Federal Communications Commission and all other applicable technical requirements of other federal and/or state governmental agencies with appropriate jurisdiction. The applicant shall demonstrate that the proposed cellular antennas meet all such technical emission standards.
Actual emissions. The applicant shall submit a full report of aggregate emissions of its own cellular antennas and of all other cellular antennas located on the same structure once the proposed cellular antennas are in operation.
Municipal property preference. The applicant shall demonstrate whether the proposed cellular antennas can be located on municipally owned property.
Architectural harmony. The applicant shall demonstrate how its proposed cellular antennas and/or cellular towers are designed to blend in with their surroundings and be as visually unintrusive and as inconspicuous as possible.
Written notice to other service providers. The applicant shall supply copies of correspondence to all other owners and/or operators and/or providers of cellular antennas, wireless communication services and/or cellular towers regarding inquiry as to availability of existing cellular tower space and whether the construction of an additional cellular tower is required.
Appearance. The applicant shall demonstrate how the proposed location of the cellular tower attempts to minimize the visual prominence and solitary appearance of the cellular tower when viewed from either residential areas or from the public right-of-way.
Cellular tower design. The applicant shall demonstrate that the proposed cellular tower design is the safest and least visually intrusive design and the design most accommodating for collocation of other cellular antennas. If a monopole design is not submitted, the applicant shall demonstrate why the submitted design is superior to a monopole design.
The maximum height of any towers within the Township is 199 feet.
All applications for cellular towers, including collocation or new towers, shall comply with any and all general applicable building, structural, electrical, and safety codes, as well as any others deemed by the Township to be related to health and safety. Further, all such applications shall also comply with the requirements of the historic preservation district, as applicable, and any concerns or comments made by the commission thereto.
Failure of the applicant to submit a completed comprehensive plan according to the specifications set forth above shall render an application incomplete and thereby prevent hearing of the application by the appropriate board.
All applicants shall appropriately conceal the cell tower antennae and related structures.
Restoration and removal of cellular antennas and cellular towers.
The applicant shall post a performance bond for the demolition, dismantling and removal of any cellular antenna and/or cellular tower.
Every cellular antenna and cellular tower shall be demolished, removed and dismantled promptly after 180 continuous days of nonuse.
The applicant and/or operator of the cellular antennas shall provide the Township with a copy of any notice or letter of intent to cease operations in the event that such a notice or letter is sent by the applicant and/or owner to the FCC.
Eligible facilities request application and fee. An eligible facilities request application shall include but is not limited to the following:
Address of the wireless tower.
The height (measured in feet above ground level) of the existing tower as originally approved, including any modifications approved prior to February 22, 2012.
What is the height (measured in feet above ground level) at which the modifications to the transmission equipment will occur on the tower?
What will the height (measured in feet above ground level) of the existing tower be after the modifications to the transmission equipment are installed?
Effect of modifications of transmission equipment on tower height:
Will the modifications in transmission equipment (addition, removal or replacement of transmission equipment) result in increasing the height above ground level of the existing tower?
Will the modifications in transmission equipment result in increasing the height above ground level of the existing tower by more than: 1) 10% of the height of the existing tower, as originally approved, including any modifications approved prior to February 22, 2012; or 2) 20 feet above the height of the existing tower, as originally approved, including any modifications approved prior to February 22, 2012, whichever height increase is greater?
Will the modifications in transmission equipment (measured at the height above ground level where the transmission equipment will be attached to the tower) result in any transmission equipment protruding horizontally from the edge of tower by more than 20 feet or by more than the existing width of the tower at that height, whichever of these dimensions is greater?
Will the proposed changes in transmission equipment involve excavation or placement of new equipment outside the existing tower site or outside any access or utility easements currently related to the site?
Will the proposed modification in transmission equipment involve installation of more than the standard number of new equipment cabinets for the technology involved, but not to exceed four?
Will the proposed modification in transmission equipment defeat the existing concealment elements of the tower?
Prior conditions of approval.
Will the proposed modification in transmission equipment comply with conditions of approval imposed on the tower prior to February 22, 2012?
If the answer to Subsection J(3)(e)[10][a] is "No," is the noncompliance due solely to any of the conditions addressed in Subsections J(3)(e)[5] through [9] above?
List of all equipment to be collocated or added to the tower or ground equipment.
Applicant's certification that they have the legal authority to collocate/modify support structure, which may include approvals from the jurisdiction authorizing the initial placement of transmission equipment on the tower or other structure.
The identity of the owner of the parcel and the owner of the existing tower(s), and proof that the owner of the parcel and tower have authorized the applicant to collocate on the tower.
Detailed site plan. Except where the facility will be located entirely within an existing structure or an existing building, a detailed site plan shall show:
Existing and proposed improvements. The location and dimensions of the existing facility and the maximum height aboveground of the facility (also identified in height above sea level).
Elevation. The benchmarks and datum used for elevations.
Design. The design of the facility, including the specific type of support structure and the design, type, location, size, height and configuration of applicant's existing and proposed antennas and other equipment. The method(s) by which the antennas will be attached to the mounting structure shall be depicted.
Setbacks. All existing setbacks.
Location of accessways. The location of all existing accessways and the location and design of all proposed accessways.
Application fee. All applicants shall pay an application fee of $500 at the time that the application is filed.
Barns on family farms. Barns for agricultural use shall be permitted on family farms, subject to the following regulations:
Barns shall comply with the side and rear yard setbacks as established for accessory buildings or structures in the zone in which it is located.
The Planning Board may permit a barn on a family farm to be located within the front yard, provided that the barn will meet the required setback for a principal stricture in the zone in which it is located.
The Planning Board shall particularly take account of the possibility of further subdivision of the family farm and shall assure that in the event of future subdivision, the barn shall continue to be located upon the same property as the existing principal residence.
Front and rear yard areas on lakefront lots.
Unless local custom or usage is to the contrary, the portion of a lakefront lot which abuts the lake shall be considered the front yard for purposes of this section.
Structures permitted in the front yard shall be limited to docks, boathouses, barbecues and permitted fences.
Boat houses shall not exceed 15 feet in height and shall be so located as to obstruct the view of adjoining lot owners as little as possible.
Storage sheds not exceeding 100 square feet in area may be located in side or rear yards and on lots containing less than one acre may be located no closer than two feet to the side lot line.
Any other permitted accessory structures may be erected in side yards, provided that they meet all side yard setbacks for the district.
Accessory structures in the rear yards (abutting a street) may be constructed as of right, without necessity of obtaining a conditional use permit, provided that no structure shall be erected within 20 feet of the street line other than off-street parking facilities and open fences not exceeding three feet in height. All other normal accessory structures may be located between the twenty-foot setback and the rear building line. A vegetative buffer shall be installed between the accessory structure and any adjacent residences and the street line. The purpose of this vegetative buffer is to mitigate the impact on adjacent properties and the traveling public of an accessory structure between the principal structure and the road.
Minimum lot area shall be 140,000 square feet plus 10,000 square feet for every occupant over six residing on the premises; no such residence shall house more than 15 persons, excluding resident staff.
Side and rear yard requirements shall be as specified in the applicable zone.
No group home shall be located less than 4,500 feet from any other such residence or shelter.
The building shall meet all Fire Code[2] requirements, including installation of a fire alarm system which shall be connected with the Township Police Department or Fire Department or a Fire Department of another municipality.
Editor's Note: See Ch. 195, Fire Prevention.
Before a certificate of occupancy is issued, the Planning Board shall review and approve a site plan.
The maximum impervious surface requirement of the zone in which such use is located shall be adhered to.
The proposed use shall maintain a residential appearance and shall be substantially similar to the existing surrounding residential development.
Off-street parking shall be required and located in accordance with the requirement of this chapter on the basis of one additional off-street parking space for each two persons, excluding resident staff, plus one space for each member of the resident staff.
The Planning Board may deny the conditional use of the number of persons residing if existing community residences or community shelters exceed 0.5% of the population of the municipality based on population estimates published annually by the New Jersey Department of Labor.
Laboratories for experimental research.
Minimum tract size shall be three acres.
No process involving the use of radiation, nor any process which is or may be injurious to public health, shall be permitted. All hazardous materials and/or substances as defined by the New Jersey Department of Environmental Protection and/or the Federal Clean Water Act, as amended, shall be prohibited from use at such facilities.
All processes shall be carried on in enclosed buildings, and no noise, odor, glare, vibration, residue or other such nuisance shall extend beyond the property line of the tract.
A buffer of evergreens or other appropriate plantings shall be maintained between any such laboratory and adjoining residential districts or properties.
Adequate on-site parking shall be available.
A bond meeting the provisions of the Municipal Land Use Law shall be provided to cover the cost of restoring the dwelling to single-family use once the accessory unit is discontinued.
If the unit is an ECHO unit, it shall meet the following:
All bulk requirements including, without limitation, impervious coverage, setbacks.
The unit shall be owned by a nonprofit or governmental entity.
Septic and water utility service shall be drawn from that of the principal dwelling, although separate electric, telephone, cable TV service is permitted.
No unit shall be larger than 625 square feet.
All applications for introduction of or amendment to an accessory unit shall require notice. Said notice shall be made in accordance with the provisions of § 240-35 of this chapter.
Outdoor wood furnaces.
[Added 10-4-2011 by Ord. No. 2011-12]
Purpose. This Subsection P is intended to promote the public health, safety and welfare and to safeguard the health, comfort, living conditions, safety and welfare of the citizens of the Township of Stillwater due to the air pollution and fire hazards of outdoor wood furnaces and outdoor burning.
Findings. Outdoor wood furnaces, including outdoor wood-fired hydronic heaters (OWF), typically burn wood to heat water that is piped underground to a nearby structure (usually a home) resulting in heat for a building. With smoldering fires and short smokestacks OWFs can create heavy smoke that is released close to the ground, where it is not only a nuisance but unhealthy to breathe. Smoke contains particulates which can affect both the lungs and the heart. Therefore, in order to promote public health, safety and welfare of the citizens of the Township of Stillwater, OWFs as defined in this Subsection P shall be subject to regulation as set forth herein.
Definitions. As used in this Subsection P, the following terms shall have the meanings indicated:
Acknowledgement of New Jersey Administrative Code, Title 7, Chapter 27 (N.J.A.C. 7:27).
Flue or flues that carry off exhaust from an outdoor wood furnace firebox or burn chamber.
EPA OHH PHASE 2 PROGRAM
EPA OHH (Outdoor Hydronic Heater) Phase 2 Program administered by the United States Environmental Protection Agency and that has a particulate matter emission limit of 0.32 pounds per million British thermal units output and is labeled accordingly.
EPA OHH PHASE 2 PROGRAM-QUALIFIED MODEL
An outdoor hydronic heater that has been EPA OHH Phase 2 Program-qualified. The model has met the EPA OHH Phase 2 emission level and is labeled accordingly.
An outdoor wood furnace that was purchased and installed prior to the effective date of this Subsection P and has been issued the certificate of occupancy (CO). The furnace shall at a minimum meet Environmental Protection Agency and New Jersey Department of Environmental Protection air emission requirements.
Wood which has not been painted, varnished or coated with a similar material, has not been pressure treated with preservatives and does not contain resins or glues as in plywood or other composite wood products.
An outdoor wood furnace that is first installed, established or constructed after the effective date of this Subsection P. All new furnaces shall meet or be more limiting in air emissions than the EPA OHH Phase 2 Program requirements and shall be in compliance with New Jersey Department of Environmental Protection air emission requirements.
Any equipment, device, appliance or apparatus, or any part thereof, which is installed, affixed or situated outdoors and is primarily hand-loaded for the purpose of combustion of fuel to produce heat or energy used as a component of a heating system providing heat for any interior space or water source. An outdoor wood furnace may also be referred to as an outdoor wood boiler, outdoor wood-fired hydronic heater, outdoor hydronic heater or outdoor wood pellet furnace.
PERMIT TO OPERATE AN OUTDOOR WOOD FURNACE
All persons or authorized representatives planning to install an outdoor wood furnace shall file a site plan for conditional use in all zones, as stated in Subsection P(5)(e) and (f) of this Subsection P, from the Planning Board prior to obtaining a permit from the Building Department and submit required documentation in accordance with this Subsection P, including the required affidavit of knowledge regarding the installation and use of an OWF. This permit shall be in addition to any other permits, such as plumbing, electrical, and other subcode permits and fees, as required by the Building Department. Fees shall be set by the Township Committee. A permit shall be obtained prior to operation, as defined by burning of fuel, connection of electric, and connection of plumbing. A permit shall also be obtained prior to operating an outdoor wood furnace following a transfer or sale of property at which the furnace is located. This shall be incorporated as part of the certificate of continued occupancy (CCO).
SIGNIFICANT CHANGES IN ELEVATION
For the purpose of this Subsection P, significant changes in elevation are any natural or man-made objects, such as hills, ridgelines, stone outcroppings, tree lines, and structures, which are greater than 30 feet in height above the natural grade of the outdoor wood furnace.
For the purpose of this Subsection P, a site plan can be prepared by the owner of the property and does not require a professional engineer or surveyor. The most recent survey for the property should be used and indicate all structures on the owner's property. The site plan shall indicate the location of the furnace and height of the chimney. The site plan shall be prepared by the owner or authorized representative of the owner of any outdoor wood furnace and shall at a minimum show the metes and bounds of the owner's property and straight line distance from the outdoor wood furnace to:
Regulations pertaining to construction and installation; nuisance.
No person shall, from the effective date of this Subsection P, construct, install, establish, operate or maintain an outdoor wood furnace other than in compliance with the applicable sections of this Subsection P.
No person shall, from the effective date of this Subsection P, operate an existing outdoor wood furnace unless such operation conforms with the manufacturer's instructions regarding such operation and maintenance, and the requirements of this Subsection P regarding fuels that may be burned in an outdoor wood furnace as set forth in the definitions of "outdoor wood furnace" and "natural wood," and in Subsection P(5)(a) of this Subsection P.
All outdoor wood furnaces shall be constructed, established, installed, operated and maintained in conformance with the manufacturer's instructions and the requirements of this Subsection P. In the event of a conflict, the requirements of this Subsection P shall apply unless the manufacturer's instructions are more strict, in which case the manufacturer's instructions shall apply. Outdoor wood-burning boilers in New Jersey must comply with N.J.A.C. 7:27-3.2, Control and Prohibition of Smoke from Combustion of Fuel. This regulation mandates that stationary indirect heat exchangers, such as outdoor wood-burning boilers, produce no smoke, except for three minutes in any thirty-minute period. This does not include outdoor fireplaces such as chimineas and fire pits.
The owner of any new outdoor wood furnace shall obtain a permit to operate an outdoor wood furnace and submit the following documents:
The manufacturer's owner's manual or installation instructions to the Building Department prior to installation;
Provide a site plan;
Affidavit of knowledge.
All outdoor wood furnaces shall be laboratory tested and listed to appropriate safety standards such as UL, CAN/CSA, ANSI or other applicable safety standards and meet emission limits of the EPA OHH Phase 2 Program.
Nuisance. "Nuisance" and "nuisance element" are defined in § 240-4 of the Stillwater Land Development Code. If any outdoor wood furnace is, through the course of a proper investigation by local or state authorities, creating a verifiable nuisance, as defined by ordinance or law, the owner shall be required to take the following steps at the direction of the Building Department or Code Enforcement Officer of Stillwater Township:
Modifications made to the unit to eliminate the nuisance such as extending the chimney or relocating the outdoor wood furnace or both, as specified in this Subsection P.
Demonstrate that the outdoor wood furnace is installed in compliance with the manufacturer's instructions.
The sale or transfer of any property with an existing outdoor wood furnace shall be required to obtain a permit to operate as defined in Subsection P(3) of this Subsection P. The furnace unit shall not be operated until an inspection of the furnace is conducted and operation of the furnace in accordance with the manufacturer's instructions is verified by the appropriate official.
Regulations pertaining to operation, setbacks and chimney height. Outdoor wood furnaces shall be constructed, established, installed, operated and maintained pursuant to the following conditions:
Fuel burned in any outdoor wood furnace shall be only natural untreated wood, wood pellets, corn products, biomass pellets or other listed fuels specifically permitted by the manufacturer's instructions such as fuel oil, natural gas, or propane backup.
The location of any outdoor wood furnace shall not be located in front of the primary residence. For corner lots, this limitation shall apply to both residential structure sides fronting a roadway.
No outdoor wood furnace shall be located within 500 feet of the property lines of a school, day care, medical facility or public park.
The following fuels are strictly prohibited in any new and/or existing outdoor wood furnaces:
Wood that has been painted, varnished or coated with similar material and/or has been pressure treated with preservatives and contains resins or glues as in plywood or other composite wood products.
Rubbish or garbage, including but not limited to food wastes, food packaging, and food wraps.
Any other items not specifically allowed by the manufacturer or this provision.
Setbacks for any new outdoor wood furnace model:
The outdoor wood furnace setback from property lines shall comply with Chapter 240, § 240-114P of the Stillwater Ordinance for Yard and Dimensional Setbacks but at a minimum shall not have less than a two-hundred-foot side yard and two-hundred-foot rear yard from the property line.
The outdoor wood furnace shall be located on the property in compliance with the manufacturer's recommendations and/or testing and listing requirements for clearance to combustible materials.
Chimney heights for any new outdoor wood furnace model:
The stack height shall be in accordance with the manufacturer's instructions but in no case be less than five feet above the peak roofline of the furnace unit.
Outdoor wood-pellet furnaces that are specifically designed to burn wood pellet fuel, corn or other biomass pellets with metered fuel and air feed and controlled combustion engineering shall be installed per the manufacturer's recommendations.
The OWF is only to be used October 1 through May 1.
Situations as to where this Subsection P does not apply. This Subsection P does not apply to grilling or cooking using charcoal, wood, propane or natural gas in cooking or grilling appliances. This Subsection P does not apply to burning in a stove, furnace, fireplace or other heating device within a building used for human or animal habitation unless the material being burned is specifically precluded by this Subsection P. This Subsection P does not apply to the use of propane, acetylene, natural gas, gasoline or kerosene in a device intended for heating, construction or maintenance activities.
Violations and penalties. Please refer to Stillwater Land Development Code § 240-132.
Inspection and right of entry. The Code Enforcement Officer of Stillwater Township or any authorized officer, agent, employee or representative of the Township who presents credentials may inspect any property for the purpose of ascertaining compliance with the provisions of this Subsection P. If the owner or occupant of the premises denies access to the property for this purpose, the Township may apply for a court order or warrant pursuant to law to compel entry to the property to carry out the provisions of this Subsection P.
As a condition of approval and the continuance of any use, occupancy of any structure and operation of any process or equipment, the applicant shall certify compliance with the following performance standards. Permits and certificates required by other government agencies shall be submitted to the appropriate Board as proof of compliance with applicable codes.
The regulations contained in this section shall not apply to one-family dwellings but shall apply to any home occupations contained in them.
All requirements of this section shall be items covered in the developer's agreement.
Temporary zoning permits.
In the event that a determination cannot be made at the time of application that a proposed use, process or equipment will meet the standards established in this section, the Zoning Officer may issue a temporary zoning permit in accordance with the provisions of this chapter. The temporary zoning permit shall be based on submission of evidence that the proposed use, process or equipment will meet the standards established herein after the completion of installation and operation.
A temporary zoning permit shall be effective for 90 days from the date of issuance. Such a temporary zoning permit may be extended for an additional ninety-day period upon approval of the issuing officer or appropriate municipal board. Only one such extension shall be granted.
Location of tests; compliance required.
The determination of the existence of nuisance elements shall be made at the following locations:
Smoke, fly ash, dust, fumes, vapor
Electrical interference from any type of motor
General. No substance shall be emitted into the atmosphere in quantities which are injurious to human, plant or animal life or to property or which will interfere unreasonably with the comfortable enjoyment of life and property anywhere in the Township. All provisions of Title 7, Chapter 27, of the New Jersey Administrative Code or the regulations contained in this section, whichever shall be the more stringent, shall apply.
Smoke. In any nonresidential zone, no smoke, the shade or appearance of which is darker than No. 1 on the Ringelmann Smoke Chart, shall be emitted into the open air from any fuel-burning equipment; provided, however, that smoke emitted during the clearing of a fire box or the building of a new fire, the shade or appearance of which is not darker than No. 2 on the Ringelmann Smoke Chart, may be permitted for a period or periods aggregating, no more than three minutes in any 15 consecutive minutes. Smoke emissions from the combustion of fuel in mobile sources and from stationary internal combustion engines shall not exceed the limits set forth in Title 7, Chapter 27, of the New Jersey Administrative Code.
Solid particles, fly ash, dust, fumes, vapors and gases.
In any zone, no discharge of solid particles through a stack, duct or vent shall be permitted that is greater than 50% of the allowable emissions established by Title 7, Chapter 27, of the New Jersey Administrative Code.
No open burning shall be permitted in any zone except pursuant to a permit issued by the State of New Jersey.
All incinerators shall be approved by the State Department on Environmental Protection.
Liquid wastes. No liquid waste shall be discharged into any watercourse in the Township. If the applicant proposes to construct facilities for the treatment of waste, he shall supply:
Approval by the appropriate officials of the installation of such facilities. No liquid waste shall be discharged into the public sewage collection and disposal system unless the appropriate Township Sewerage Authority shall have first investigated the character and volume of such wastes and shall have certified that it will accept the discharge of such waste material into the system. The applicant shall comply with any requirements of said officials, including the pretreating of such wastes, the installation of processing methods, separation of screening of wastes, control of pH and other methods of improving such wastes prior to discharge, as a condition of approval of such facilities.
Adequate and regular collection and removal of all refuse, except where the Township assumes such responsibility.
Compliance with all provisions of the New Jersey Department of Environmental Protection.
Compliance with all provisions of Title 7, Chapter 26, of the New Jersey Administrative Code, where appropriate.
No accumulation on the property of any solid waste, junk or other objectionable materials.
Radiation. All use of materials, equipment or facilities which are or may be sources of radiation shall comply with all controls, standards and requirements of the Atomic Energy Act of 1954, as amended, as well as the Radiation Protection Act, Chapter 116, P.L. 1958, as amended, and Title 7, Chapter 28, of the New Jersey Administrative Code, whichever shall be more stringent.
The purpose of this section is to ensure that the environmental character of the area shall be interpreted in any specific case with this objective in mind.
Measurements shall be made by a competent acoustical engineer using equipment meeting United States of America Standards Institute Standard S 1.4-1961 or the latest revision thereof and S 2.22 or the latest revision. All measurements shall be made in at least eight frequency bands.
Ambient noise levels shall be made between the hours of 8:00 a.m. and 11:00 p.m. for periods of at least one hour and on three separate occasions during the period when the proposed use shall be operated.
The permitted noise level of the proposed use, measured at the measuring line, shall not exceed the ambient noise levels in each frequency band.
In addition, noise shall be subject to standards established by the New Jersey Department of Environmental Protection. Where standards are established and are more restrictive than contained in this chapter, the more restrictive standards shall be applicable.
The maximum continuous airborne sound set forth in Title 7, Chapter 29, of the New Jersey Administrative Code shall not be exceeded.
Vibration. In any zone, no vibrations discernible without instruments at the measuring point shall be permitted.
Glare. No single standard for glare is promulgated in this chapter due to the impracticability of establishing such standards. It is the intent of these performance standards to ensure that both direct and indirect glare, to the extent possible, are eliminated or activities producing such glare are carried on within a structure. Necessary glare-producing devices such as roadway and walkway lighting shall be designed, constructed and maintained in such a manner as not to be a nuisance to surrounding areas.
Temperature change. In any zone, any use or process shall not produce a temperature change discernible at the measuring point which shall produce a temperature change of greater than 3° measured at a point 10 feet from the point of discharge.
Approval from the Township of Stillwater Fire Prevention Bureau that the applicant has complied with all applicable Township fire prevention regulations.
Construction. All off-street parking areas, other than single-family residential parking areas, shall be constructed in accordance with § 240-88.
Off-street parking requirements. All uses permitted or conditionally permitted in any of the districts herein established shall provide minimum off-street parking as follows:
For each dwelling unit, two spaces.
For a school auditorium or other use involving an assembly of persons, one space for every three seats or seating accommodations.
For a hospital, clinic or nursing home, one space for each employee and doctor for the shift with the greatest number of employees, plus one space for each two beds.
Two spaces for each professional use, plus one space for each employee of the profession.
All retail sales outlets shall have a minimum of one space for each 100 square feet of retail floor area.
All offices shall provide a minimum of 1 1/2 spaces for each employee in the building.
All restaurants shall provide a minimum of one space for each employee and one space for every three seats.
In NC and C Districts, all loading, and unloading shall take place on the building site and shall not occupy required off-street parking space or front yard space or be done within any public road right-of-way. Each commercial use shall provide separate loading and unloading areas with adequate ingress and egress for the type of commercial vehicles being used or to be used. In any commercial district, each business shall provide sufficient additional parking area for parking business vehicles when not in use.
All off-street parking areas shall be used solely for the parking of motor vehicles, and no commercial repair work or service of any kind shall be conducted on such parking lot. No signs, other than entrance, exit and condition-of-use signs, shall be maintained.
Off-street parking facilities shall be provided on the same lot with the permitted principal building, except that owners of two or more business buildings may jointly sponsor off-street parking facilities, provided that the area of the parking, facilities equals the parking area requirements of each owner participating therein and complies in all respects with the requirements of this section.
Illumination. Illumination for all parking facilities, other than those required for residential use, shall be provided during nighttime operating hours. Illumination shall be shielded from roads and adjoining property in compliance with § 240-88G.
Permitted signs. The following signs shall be permitted:
Signs required by law to be exhibited by the use or occupant of the premises.
Official signs erected by any governmental agency.
A nameplate sign showing the name and address of the house or family on the premises, not larger than one square foot in area.
A temporary sign advertising the prospective sale or rental of the premises upon which it is located, not exceeding eight square feet in area, and providing that it shall be maintained and removed within seven days after consummation of a lease or sale transaction.
Nonilluminated temporary signs on new construction sites, not exceeding 75 square feet in area, provided that they shall be maintained and removed within seven days after completion of the construction work.
Temporary sale signs, such as garage, moving, household, crafts and the like, for a consecutive period of seven days before the sale; political signs may be posted prior to any election; said signs are to be removed within three days after the sale or election.
Holiday sales for trees, crafts, etc., for a consecutive period of 30 days prior to the holiday; said signs are to be removed within three days after the holiday.
Identification signs for churches, hospitals, clinics, schools, parks and playgrounds, commercial recreation areas, public utility installations and similar uses, which shall be nonflashing, and shall not exceed 16 square feet in area.
Customary warning or no-trespassing signs not exceeding one square foot.
This section is intended to facilitate ways in which housing rehabilitation and new construction can be provided for low- and moderate-income households within Stillwater Township in order for the Township to meet its indigenous housing obligations as determined by the New Jersey Council on Affordable Housing (COAH).
It is intended to provide technical and financial assistance to eligible homeowners for rehabilitating homes occupied by low- or moderate-income households.
It is intended to provide a vehicle for eligible homeowners to gain access to the loans and/or grants from the Township's Housing Trust Fund.
Funding for rehabilitation shall be through grant programs sponsored by the State of New Jersey Department of Community Affairs and/or funding from the budget of the Township of Stillwater placed in the Housing Trust Fund and/or other sources not yet determined.
Words and phrases defined in the Fair Housing Act, the Municipal Land Use Law (N.J.S.A. 40:55D-1 et seq.) and in the Substantive Rules of the Council on Affordable Housing (COAH) [N.J.A.C. 5:92-1.3] shall be incorporated in this section as if written herein.
The program provided under the terms of this section.
The total income of all members of an applicant's household, including but not limited to wages, tips, interest, dividends and retirement programs.
The Township official to be appointed upon approval of this section by the Township Committee, who, with the guidance and assistance of the Health Officer, shall perform the duties outlined in this section.
The fund established for the financing, of low- and moderate-income housing rehabilitation and development.
The restoration of a deficient dwelling unit to a safe and sanitary condition as provided for under the terms of this section.
Eligibility. Only owners of dwelling units within Stillwater Township shall be eligible for the assistance offered by this section.
The homeowner, as a member of either a low- or moderate-income household who lives in the dwelling unit to be rehabilitated, or an owner who rents a dwelling unit to either a low- or moderate-income household shall be eligible for the assistance offered under this section, provided that the owner agrees to rent the rehabilitated dwelling unit to a low- or moderate-income household for the required minimum period of time and at a rate which follows COAH guidelines. Proof of income of the household occupying the rehabilitated unit shall be required by the Housing Administrator.
A dwelling unit proposed to be rehabilitated shall be considered deficient in accordance with N.J.A.C. 5:92 as determined by the Housing Administrator. To qualify as deficient, the unit must have a minimum of two of the following characteristics:
Be occupied by more than one person per room;
Not have a private entranceway to the dwelling unit;
Not have exclusive access to complete plumbing facilities meeting the health and sanitary codes of the Township; or
Not have adequate kitchen facilities such as piped water, a safe, operating stove or an operating refrigerator. In any case, the unit shall be considered if it has deficiencies that violate the United States Department of Housing and Urban Development (HUD), Section 8, Existing Housing Quality Standards.
The rehabilitation will, upon completion, result in a safe and sound dwelling unit meeting all health and safety code requirements as certified through the issuance of a certificate of occupancy.
The homeowner must agree, in writing, to comply with all requirements of this section and the rules and regulations established by COAH and other applicable ordinances of Stillwater Township at the time the agreement for the assistance offered by this section is signed.
Effect on homeowner. Owners who secure financial assistance under the terms of this section shall be entitled to the following rights and shall undertake the following obligations:
The right to apply for and receive special property tax assessment treatment in accordance with applicable state law.
The obligation to place a deed restriction on the property specifying that only low- or moderate-income households may occupy the designated dwelling unit. The deed restriction shall take effect on the date the application is approved and money has been made available for the rehabilitation project. The deed restriction shall be in effect for six years for owner occupied units and ten years for renter-occupied. The beginning of the restricted time period shall be from the date the certificate of occupancy is issued following completion of the rehabilitation work. Sale of the deed restricted property shall not affect the deed restriction.
The obligation to sell or rent the dwelling unit at prices within the range of affordability as set forth by COAH for the period of the deed restriction. Increases in the affordability controls may be granted by the Township Committee upon written application to and review by the Housing Administrator assuring compliance with COAH's requirements for changes in the affordability controls.
Penalties for noncompliance. No financial assistance from the Housing Trust Fund shall be disbursed to any applicant without full compliance with the requirements of this section and other applicable regulations. Any person who violates or who fails to comply with this section or the other applicable regulations shall be penalized no more than $1,000 and/or jailed no longer than one year and, as part of the penalty, shall make restitution of any and all funds paid from the Housing Trust Fund. Nothing herein shall prevent the Township from taking such other lawful action as is necessary to prevent or remedy any violation.
The Township Committee shall appoint a Housing Administrator who shall perform the following duties:
Affirmative marketing program:
Mailing to all homeowners, at least once a year, an announcement of the Fair Housing Program. This announcement shall include an explanation of the eligibility requirements as well as the procedures for making application for rehabilitation assistance under the program.
Conducting at least one well-publicized public meeting, to outline and answer questions about the Fair Housing Program.
Issuing periodic press releases to inform the public of news related to the Fair Housing Program and to promote interest in the program.
Preparation of information/application packets for distribution to interested homeowners.
Preparation of the necessary applications, financial statements, a summary of the commitments to the rules and regulations of the program and such other forms to be executed in administering the program. The final set of forms and documents prepared by the Housing Administrator shall be approved by resolution of the Township Committee. The appropriate forms shall include, along with other data deemed appropriate, proof of ownership, income qualifications of the occupants of the rehabilitated unit, the deed restrictions and the time period for affordability controls applicable to the property, a description of the work to be performed, the total cost of the work, how much will be a loan and how much a grant, as well as the method of repaying any loan.
Determination of eligibility of the applicant based on the requirements of this section and the data provided on the forms required as part of the application procedure.
Maintenance of an updated file on available governmental and nongovernmental programs for financial assistance for low- and moderate-income households, including eligibility requirements, application forms, filing deadlines and whether funding is currently available.
Technical assistance to eligible low- or moderate-income applicants to apply for financial assistance for housing rehabilitation from state and federal programs and from the Township's Housing Trust Fund.
Determine the deficiencies of an applicant's dwelling unit and submit the findings, in writing, to be kept on file as part of the application.
Maintain a list of approved contractors based upon satisfactory references on past work performed and on satisfactory credit ratings.
Determine whether the proposed work to be performed meets the parameters of this section and whether the cost to complete that work is reasonable. Said determination shall be in writing, and kept on file as part of the application.
Conduct appropriate periodic inspections of the work being done and, when satisfactorily completed, issue a certificate of occupancy bearing the date the certificate was issued. A copy of this certificate shall be kept as part of the file on the application.
Preparation and periodic presentation (at least once a year) to the Township Committee of a report on the number and type of rehabilitation applications received and the amount of technical assistance provided by the Housing Administrator. The report shall contain, at a minimum:
Those approved.
The income levels of those approved.
The number of rehabilitated dwelling units completed.
The cost of each.
A summary of the type of work completed.
How many applications are currently being processed.
Establish regular office hours to be available to met with interested homeowners.
The Township shall include in its annual budget sufficient funds to pay for the costs of administering this section. The money expended for preparing and implementing the Fair Housing Ordinance shall, in accordance with the Fair Housing Act, be considered a mandated expenditure exempt from the limitations on final appropriations imposed pursuant to P.L. 1976, c. 68, (N.J.S.A. 40A:4-45.1 et seq.).
The source of funding to administer and implement this program may include:
The Township's Housing Trust Fund.
Township budget appropriations.
State and federal funds shall be disbursed according to the rules and regulations of the agency administering the funds.
Township Housing Trust funds shall be available for housing rehabilitation. The funds shall be disbursed as grants for rehabilitating deficient dwelling units owned or occupied by low-income households. The funds shall be disbursed as loans bearing 2% simple interest for rehabilitating deficient dwelling units owned and occupied by low- and moderate-income households or deficient dwelling units owned by an absentee landlord but occupied by either a low- or moderate-income household.
A loan may be disbursed on behalf of qualified resident homeowners agreeing to a lien on the property for repayment of the loan, plus accrued interest for up to six years, the loan and interest to be repaid as determined by the Township and homeowner.
A loan may be disbursed to owners who agree to a lien on the property for repayment of the remaining balance of a loan, plus accrued interest, upon sale or transfer of the property before the loan is amortized.
Procedures for making application, review and approval.
Application. Application and other required forms shall be made available at the office of the Housing Administrator. Technical assistance shall be available from that office to assist applicants in completing and submitting an application. There shall be no fee for filing an application.
The Housing Administrator shall determine the completeness of the application.
Upon a determination of completeness, the Housing Administrator shall determine whether the applicant meets the eligibility criteria.
Upon a determination that the applicant is eligible under the program, the Housing Administrator shall inspect the property to determine whether it qualifies as deficient under this section.
Upon a determination that the dwelling unit is deficient, the Housing Administrator shall prepare a written description of the work required to be completed in order to meet the criteria of this section and related health and safety codes and submit a copy to the applicant and retain one copy to be kept as part of the applicant's file.
Upon receipt of this description of the work required to be completed, the applicant shall:
Indicate any discrepancies or omissions in writing to the Housing Administrator. The Housing Administrator shall review the applicant's comments and provide a written response, including any appropriate adjustments to the original report. A copy of this response shall be submitted to the applicant with a copy to be kept as part of the applicant's file.
Following the final determination of the work to be performed, the applicant shall seek a written proposal, together with the cost to complete the work, from appropriate qualified contractor(s). This report shall be submitted to the Housing Administrator for review and approval.
Action on the application.
Upon review of the contractor's written proposal and cost estimate, the Housing Administrator shall either approve, disapprove or modify the proposal as might be appropriate to meet the requirements of the applicable ordinances and requirements of this program and the judgment of both as to the reasonableness of the cost. If the proposal is modified or disapproved, the applicant and the contractor may meet with the Housing Administrator to make appropriate modifications until the application is approved.
Upon approval of the work to be performed and the related cost, together with the eligibility of the applicant, all contracts shall be executed.
The contract between the applicant and the Township and/or other governmental agencies covering the amount of the loan and/or grant, the purpose of the loan and/or grant, the deed restrictions and affordability controls, payback requirements for any loans, penalties for noncompliance and such other requirements of the program as required by law.
The contract with the contractor outlining the work to be performed, the cost and the time of performance.
All payments which require expenditures from the Township Housing, Trust Fund shall be made by the Township to the contractor in accordance with the provisions of the contract outlined in Subsection E(3)(b)[1] above, subject to a guaranty that the money will go toward completion of the work included in the application and the contract. Any agreements with state and/or federal agencies will be conditioned upon the criteria of those agencies.
Following completion of the work, the Housing Administrator shall inspect the dwelling unit and certify whether or not the work has been satisfactorily completed. If the work is sufficient, a certificate of occupancy shall be issued. If the work is insufficient, the contractor shall be notified and given 90 days to remedy the conditions cited. If the conditions are not corrected within 90 days, the Township shall be authorized to either use the proceeds of the guaranty filed by the contractor or such other remedies as appropriate.
Provision of new rental units.
Affordability controls. In accordance with COAH standards, affordability controls shall be based on two-person households for one-bedroom units, three-person households for two-bedroom units and five-person households for three-bedroom units.
Rents shall not exceed 30% of the published income limits for households of the sizes indicated in Subsection F(1) above, and these rent limits shall include utilities to be paid by the tenant.
Rents may be increased annually based on the percentage increase in median income in accordance with the published rules of COAH.
Length of controls on affordability. Owner-occupied rehabilitated buildings shall be six years, and rental rehabilitated dwelling units shall be 10 years income and rent controlled, respectively.
[Added by 12-21-2004 by Ord. No. 2004-25; 7-6-2005 by Ord. No. 2005-15]
Purpose. In Holmdel Builder’s Association v. Holmdel, 121 N.J. 550 (1990), the New Jersey Supreme Court determined that mandatory development fees are authorized by the Fair Housing Act of 1985, N.J.S.A. 52:27D-301 et seq., and the State Constitution subject to the Committee on Affordable Housing developing rules. The purpose of this subsection is to establish standards for the collection, maintenance and expenditure of development fees pursuant to COAH’s rules. Fees collected pursuant to this subsection shall be used for the sole purpose of providing low- and moderate-income housing. This section shall be interpreted within the framework of COAH’s rules on development fees.
The New Jersey Committee on Affordable Housing established under the Fair Housing Act of 1985.
Money paid by an individual, person, partnership, association, company or corporation for the improvement of property as permitted by COAH rules and regulations, N.J.A.C. 5:93-8 et seq.
The value of property determined by the Municipal Tax Assessor through a process designed to ensure that all property in Stillwater is assessed at the same assessment ratio or ratios required by law. Estimates at the time of a construction permit may be obtained by the Tax Assessor utilizing estimates for construction cost. Final equalized assessed value will be determined at project completion by the Tax Assessor.
Development fees: general.
[Amended 10-30-2007 by Ord. No. 2007-23]
All residential development that results in construction of three or fewer new market-rate dwelling units shall pay a development fee of 1% of the equalized assessed value for residential development or $4,375 per unit, whichever is greater.
When an increase in residential density pursuant to N.J.S.A. 40:55D-70d(5) (known as a "d" variance) has been permitted, related to the construction of three or fewer new market-rate dwelling units, developers may be required to pay a development fee of 6% of the equalized assessed value for each additional unit that may be realized. However, if the zoning on a site has changed during the two-year period preceding the filing of such a variance application, the base density for the purposes of calculating the bonus development fee shall be the highest density permitted by right during the two-year period preceding the filing of the variance application.
The term "developer" shall mean the legal or beneficial owner or owners of a lot or of any land proposed to be included in a proposed development, including the holder of an option or contract to purchase, or other person having an enforceable proprietary interest in such land.
All residential development that results in construction of more than three new market-rate dwelling units and all nonresidential development that results in an increase in gross floor area of any existing nonresidential building or the construction of a new nonresidential building in the Township is subject to growth share requirements.
Eligible exaction, ineligible exaction and exemptions:
Affordable housing developments shall be exempt from paying development fees.
Developments that have received preliminary or final approval or a building permit prior to the effective date of Ordinance No. 2005-2 (March 15, 2005) shall pay a development fee of 1/2 of 1% of the equalized assessed value for residential development unless the developer seeks a substantial change in the approval, or the plan is abandoned, approval lapses, or the period of protection pursuant to N.J.S.A. 40:55D-52 expires without extension.
[Added 7-19-2016 by Ord. No. 2016-10]
Fifty percent of the development fee will be collected at the time of issuance of the building permit. The developer shall submit to the Housing Officer an estimate of the assessed value of the new construction and lot to be verified if required by the Tax Assessor.
The remaining portion will be collected at the issuance of the certificate of occupancy. At the issuance of certificates of occupancy, the Tax Assessor shall calculate the equalized assessed value and the appropriate development fee. The developer shall be responsible for paying the difference between the fee calculated at building permit and that determined at issuance of certificate of occupancy.
Imposed and collected development fees that are challenged shall be placed in an interest-bearing escrow account by the Township. If all or a portion of the contested fees are returned to the developer, the accrued interest on the returned amount shall also be returned.
There is hereby created an interest-bearing housing trust fund for the purpose of depositing development fees collected from residential developers. All development fees paid by developers pursuant to this chapter shall be deposited in this fund.
Within seven days from the opening of the trust fund account, the Township shall provide COAH with written authorization, in the form of a three-party escrow agreement between the municipality, the bank and COAH to permit COAH to direct the disbursement of the funds as provided for in N.J.A.C. 5:94-6.16(b).
No funds shall be expended from the Affordable Housing Trust Fund unless the expenditure conforms to a spending plan approved by COAH. All interest accrued in the Housing Trust Fund shall be used only on eligible affordable housing activities approved by COAH.
Funds shall not be expended to reimburse the Township for past housing activities, and funds will only be expended by the Township after approval by COAH.
After subtracting development fees collected to finance an RCA, a rehabilitation program or a new construction project that is necessary to address the Township's affordable housing obligation, at least 30% of the balance remaining shall be used to provide affordability assistance to low- and moderate-income households in affordable units included in the municipal Fair Share Plan. One-third of the affordability assistance portion of development fees collected shall be used to provide affordability assistance to those households earning 30% or less of median income by region.
No more than 20% of the revenues collected from development fees each year, exclusive of the fees used to fund an RCA, shall be expended on administration, including, but not limited to, salaries and benefits for municipal employees or consultant fees necessary to develop or implement a new construction program, a Housing Element and Fair Share Plan, and/or an affirmative marketing program.
Monitoring. The Township shall complete and return to COAH all monitoring forms related to the collection of development fees, expenditures of revenues and implementation of the spending plan certified by COAH. All monitoring reports shall be completed by the Township on forms designed by COAH.
[Added 10-30-2007 by Ord. No. 2007-23]
Expiration. This Subsection G shall expire if:
COAH dismisses or denies the Township's petition for substantive certification.
COAH revokes substantive certification or this Subsection G.
The substantive certification expires prior to the Township's filing an adopted housing element with COAH, petitioning for substantive certification or receiving COAH's approval of this subsection.
[Added 12-21-2004 by Ord. No. 2004-26; amended 10-30-2007 by Ord. No. 2007-24]
General. The growth share requirements contained in this section apply to construction in all zones within the Township. Responsibility for constructing an affordable housing unit or making a contribution in lieu of construction shall be as provided for under this section. Furthermore, this section shall apply regardless of whether a subdivision or site plan is involved in the creation of the lot under construction or if the construction is on a preexisting lot. The triggering mechanism for growth share responsibility shall be the issuance of a building permit for new construction.
Residential development that results in the construction of three or fewer new market-rate dwelling units shall be subject to development fees rather than a growth share requirement.
Developments that have received unexpired preliminary or final approval from the Stillwater Township Planning Board or a building permit from the Stillwater Township Construction Department prior to the effective date of Ordinance No. 2004-26 (December 21, 2004) are exempt from the growth share requirement.
Notwithstanding the foregoing, in the event an application is made to the Planning and/or Zoning Board for an extension of a preliminary or final approval, and such extension is granted, this section shall apply and shall become a condition of such approval. In the event an application is made to the Board for a modification of an existing approval, the applicant shall be required to comply with the provisions of this section (i.e., in the event a modification to an approved subdivision results in an additional buildable lot being constructed, the new lot shall be required to comply with the growth share requirements in effect at the time the building permits are applied for for such development). Compliance with this section shall be a condition of the approval.
Except as exempted in Subsection H(2)(a), residential development which results in the construction of new market-rate dwelling units shall provide one affordable housing unit on site for every eight market-rate units constructed. In the event that a developer is constructing fewer than eight market-rate units, it shall make a payment in lieu of construction using the formula contained in Subsection H(3)(b) of this section.
For developments that result in a number of market-rate residential units not evenly divisible by eight, the developer shall construct the whole number of affordable units on site and for fractional units, the developer shall make a payment in lieu of constructing the additional affordable unit. The amount of the payment shall be established by subtracting any whole multiples of eight from the total number of market-rate residential units being created, dividing any remaining number of units by eight and multiplying the resulting fraction by $142,000. [NOTE: Example:
Proposed construction of 12 market-rate residential units
12 ÷ 8 = 4 fractional units
4 ÷ 8 = 0.5
0.5 x $142,000 = $71,000]
All nonresidential development that results in an increase in gross floor area of any existing nonresidential building or the construction of a new nonresidential building in the Township shall provide one affordable unit for every 25 jobs that results from the application of standards adopted by COAH as follows:
Office buildings; places where business transactions of all kinds occur; includes banks, corporate offices, government offices, professional offices, car showrooms and outpatient clinics.
Mercantile uses; buildings used to display and sell products; includes retail stores, strip malls, shops and gas stations.
Factories where people make, process, or assemble products; includes automobile manufacturers, electric power plants, foundries, and incinerators. F use group includes F1 and F2.
Storage uses; includes warehouses, parking garages, lumberyards, and aircraft hangers. S group includes S1 and S2.
High hazard manufacturing, processing, generation and storage uses. H group includes H1, H2, H3, H4 and H5.
Assembly uses, including concert halls and TV studio.
Assembly uses, including libraries, lecture halls, arcades, galleries, bowling alleys, funeral parlors, gymnasiums and museums, but excluding houses of worship.
Institutional uses, such as hospitals, nursing homes, assisted living facilities and jails. I group includes I1, I2, I3 and I4.
Miscellaneous uses; fences tanks, barns, agricultural buildings, sheds, greenhouses, etc.
All nonresidential development creating fewer than 25 jobs may provide one affordable unit on- or off-site or by utilizing an alternative method of growth share compliance pursuant to N.J.A.C. 5:94-4.8 et seq., and as approved by the Township, or make a payment in lieu of constructing the affordable housing unit. If the developer selects the latter option, the payment amount shall be calculated by utilizing the second column in the chart from Subsection H(4)(a). The formula to be used is as follows: Square footage of proposed use divided by 1,000 square feet, multiplied by the number of jobs as reflected in the second column of the chart in Subsection H(4)(a) then divide the number by 25 and multiply this number by $142,000. [NOTE: Example:
Proposed construction: 4,000 square feet of office space
4,000/1,000 = 4 of jobs
Multiply by the total in No. 1 per 1,000 square feet [Chart in Subsection H(4)(a)] 4 x 3 = 12
Divide the total in No. 2 by 25: 12/25 = 0.48
Multiply the total in No. 3 by $142,000 = 0.48 x $142,000 = $68,160
Affordable housing units being constructed on-site or off-site shall meet the requirements of the Township's Affordable Housing Ordinance, if any, and shall be in conformance with COAH's third round rules at N.J.A.C. 5:94-1 et seq. and the Uniform Housing Affordability Controls at N.J.A.C. 5:80-26.1 et seq., including, but not limited to, requirements regarding maximum rent and/or sales prices, affordability average, bedroom distribution, and affirmative marketing.
As an alternative to fulfilling the affordable housing requirements set forth in Subsection H(3) and (4), developers may, with the approval of the Township, utilize an alternative mechanism for providing affordable housing to meet the Township's growth share obligations as allowed by COAH pursuant to N.J.A.C. 5:94-4.8 et seq. If a developer intends to utilize an alternative mechanism, such request should be made during the preliminary land use approval process which shall be incorporated into the resolution and developer's agreement.
To the greatest extent possible, affordable housing units being provided within inclusionary developments shall be disbursed throughout inclusionary developments and shall be located within buildings designed to be architecturally indistinguishable from the market-rate units otherwise being constructed within the development. To that end, the scale, massing, roof pitch and architectural detailing (such as the selection of exterior materials, doors, windows, etc.) of the buildings containing the affordable housing units shall be similar to and compatible with that of the market-rate units.
In the case of residential developments that are required to construct affordable housing, the developer must comply with the following construction schedule provided for under N.J.A.C. 5:94-4.4 (f) as follows:
Percentage of Market-Rate
Low-/Moderate-Income Units Completed
In the case of nonresidential construction, the developer shall advise the Township of how and where the developer intends to construct the affordable unit(s) as part of its preliminary application before the Planning Board or Zoning Board of Adjustment. The affordable housing unit(s) must be constructed prior to the issuance of the certificate of occupancy for the nonresidential unit. In the event that a payment in lieu of construction is to be made, regardless whether it is a residential or nonresidential unit, the amount per unit shall be the amount in effect at the time the property owner or developer obtains the building permit.
Thirty percent of the payment in lieu of construction shall be paid at the time that the building permit is issued, and the balance shall be paid in full prior to the issuance of the certificate of occupancy.
Full compliance with the affordable housing requirements is mandatory and nonwaivable. The applicant must demonstrate to the Township that the affordable housing obligation will be satisfied prior to obtaining the first building permit, with compliance being a continuing condition during construction.
Affordable units: 50% of the units shall be low-income and 50% shall be moderate-income, as required by COAH.
The bedroom mix shall be in accordance with current COAH rules in effect at the time the building permit is issued.
Where possible, the affordable housing structures shall be consistent in size and architectural features with the neighborhood or as approved by the Planning and/or Zoning Board. Additionally, in the case of a multi-unit development, the affordable units must be fully integrated with the market-rate units.
Payment-in-lieu-of provisions.
Any payment-in-lieu-of amount of $142,000 [NOTE: Back up documentation supporting the per unit cost must be received.] shall be derived from the analysis of the subsidy required to create an affordable housing unit in the Township, which analysis shall be on file in the office of the Township.
All payments in lieu of constructing affordable housing shall be deposited by the Township into an Affordable Housing Trust Fund to be established by the Township in conformance with regulations established by COAH and shall at all times be identifiable from development fees. These funds shall be used by the Township.
Municipal Housing Liaison. The position of Municipal Housing Liaison (MHL) for Stillwater Township is established by this subsection. The Township Committee of Stillwater Township shall make the actual appointment of the MHL by means of a resolution.
[Added 5-19-2009 by Ord. No. 2009-6]
The MHL must be either a full-time or part-time employee of Stillwater Township.
The MHL shall be responsible for oversight and administration of the affordable housing program for Stillwater Township, including the following responsibilities, which may not be contracted out to the administrative agent:
Serving as the municipality’s primary point of contact for all inquiries from the state, affordable housing providers, administrative agents and interested households;
Monitoring the status of all restricted units in Stillwater Township’s Fair Share Plan;