Such facilities may include rehabilitation, therapy, education, vocational training, supported employment, related administrative services, and child care and similar services related to the primary function of the facility.
a. Minimum Lot Area - 5 Acres
(Principal permitted uses in the I-1 zone with the exception of manufacturing, fabrication, and assembly of light machinery and products; and, professional, general business and corporate office uses) in an O-1/80 Zone.
a. The parcel shall be located as follows:
1. One property line shall abut the I-1 Zone;
2. The site shall be within the portion of the O-1/80 Zone which is located between the C-4 Zone and the I-1 Zone.
b. Bulk requirements shall be as follows:
1. Minimum lot area - 4 acres
2. Minimum lot width - 250 feet
3. Minimum lot depth - 400 feet
7. Minimum gross floor area - 1,000 sq. ft.
9. Floor area ratio - 30%
10.Maximum building height- 35 feet
c. The exterior of the building as viewed from public streets and adjacent properties in the C-4 and O-1/80 Zone must have the appearance of an office use.
d. All loading areas must be completely screened from public streets and all properties located in the C-4 and o-1/80 Zones.
e. Outside storage of supplies or materials shall be prohibited.
a. Requirements for Public and Parochial Schools in the R-1, R-1T, R-3/PRD, AR- 3/PRD, and R-7 Zones
(1) Bulk Requirements for Public and Parochial Schools
Minimum Lot Area 10.0 acres plus 1 acre per 50 students for all students in excess of 500 students.
Minimum Lot Width 400 feet
Minimum Lot Depth 400 feet
Maximum floor area ratio 20%
Maximum Building Height Three (3) stories above grade or 35 feet, whichever is less.
(2) Where driveways, parking areas or play areas are adjacent to a vacant or residential property in a residential zone, a buffer strip with a width equal to 5' for every acre of land, rounded to the nearest acre, shall be provided along all side and rear lot lines except as follows: the required buffer on each side yard may be reduced to 20% of the distance between side lot lines at any point where the buffer width, as required above, exceeds 20% of the distance between side lot lines at that point; the required buffer on rear yards may be reduced to 20% of the distance between front and rear lot lines at any point where the buffer width, as required above, exceeds 20% of the distance between the front and rear lot lines at that point; regardless of the above, the minimum required buffer shall be not less than 50' and the maximum required buffer shall be not more than 100'.
b. Requirements for Public and Parochial schools in the R-2 and R-3 Zones and Boarding Schools in the R-2 Zone.
(1) Bulk Requirements for Public and Parochial Schools
Minimum Lot Area 7.0 acres plus 1 acre per
50.students for all students in excess of 350 students.
Minimum Lot Width 250 feet
Minimum Lot Depth 200 feet
Maximum floor area ratio 25%
Maximum Building Height Two (2) stories above grade or 0 feet, whichever is less.
(2) Where driveways, parking areas or play areas are adjacent to a vacant or residential property in a residential zone, a buffer strip with a width equal to 5' for every acre of land, rounded to the nearest acre, shall be provided along all side and rear lot lines except as follows: the required buffer on each side yard may be reduced to 20% of the distance between side lot lines at any point where the buffer width, as required above, exceeds 20% of the distance between side lot lines at that point; the required buffer on rear yards may be reduced to 20% of the distance between front and rear lot lines at any point where the buffer width, as required above, exceeds 20% of the distance between the front and rear lot lines at that point; regardless of the above, the minimum required buffer shall be not less than 25' and the maximum required buffer shall be not more than 100'.
(3) Additional requirements for Boarding Schools in the R-2 Zone.
(a) No more than 80 persons, including but not limited to staff and boarding students, shall be permitted to remain on site between the hours of 12 AM (midnight) and 6 AM.
(b) Boarding students shall be in grades 9 thru 12 and in no case shall a boarding student be older than 18 years of age at the beginning of the academic year.
(c)There shall be no outdoor lighting of playfields or recreation areas after dusk, except that lighting shall be permitted for security purposes only, and shall be limited to that lighting which is specifically permitted by the reviewing Municipal Agency, and is shown on an approved site plan.
(d) There shall be no outdoor recreational or group activities after 9 PM.
(e) Students shall be prohibited from having pets or automobiles on site at any time.
c. Requirements for Public and Parochial Schools in the R-4, R-4HO, R-5, and R-6 Zones
(1) Bulk Requirements for Public and Parochial Schools
Minimum Lot Area 2.0 acres plus 1 acre per 50 students for all students in excess of 150 students.
Minimum Lot Width 200 feet
Minimum Lot Depth 200 feet
Maximum floor area ratio 30%
Maximum Building Height Two (2) stories above grade or 30 feet, whichever is less.
(2) Where driveways, parking areas or play areas are adjacent to a vacant or residential property in a residential zone, a buffer strip with a width equal to 5' for every acre of land, rounded to the nearest acre, shall be provided along all side and rear lot lines except as follows: the required buffer on each side yard may be reduced to 20% of the distance between side lot lines at any point where the buffer width, as required above, exceeds 20% of the distance between side lot lines at that point; the required buffer on rear yards may be reduced to 20% of the distance between front and rear lot lines at any point where the buffer width, as required above, exceeds 20% of the distance between the front and rear lot lines at that point; regardless of the above, the minimum required buffer shall be not less than 25' and the maximum required buffer shall be not more than 100'.
(3) Additional requirements for Boarding Schools in the R-4 Zone.
(a) No more than 50 persons, including but not limited to staff and boarding students shall be permitted to remain on site between the hours of 12 AM (midnight) and 6 AM.
(b) Boarding students shall be in grades 9 thru 12 and in no case shall a boarding student be older than 18 years of age at the beginning of the academic year.
(c) There shall be no outdoor lighting of playfields or recreation areas after dusk, except that lighting shall be permitted for security purposes only, and shall be limited to that lighting which is specifically permitted by the reviewing Municipal Agency, and is shown on an approved site plan.
(d) There shall be no outdoor recreational or group activities after 9 PM.
(e) Students shall be prohibited from having pets or automobiles on site at any time.
Accessory warehouses shall be permitted as Conditional Uses in the C-5 Zone, subject to the following conditions:
(a) The warehouse shall be located in a building which is utilized for retail sales and display, and a minimum of 1/3 of the floor area of said building shall be utilized for retail sales and display.
(b) The warehouse shall be accessory to a principal retail sales and display use which is located in the same building. The subject warehouse may also be used for storage for goods sold at other similar retail sales and display uses which are owned and operated by the same individual or company which operates the above principal retail commercial use.
(c) No portion of an accessory warehouse shall be located within 70' of the front facade of the building, and the facade treatment shall be consistent on all sides of the building.
(d) Loading areas shall be located on the side or rear of the building, provided that no loading area shall be located within 150' of Seaview Square Dr., and all loading areas shall be screened from view from adjacent properties by a planting screen. Such planting screen shall consist of a minimum of 2 rows of evergreen trees, spaced 10' apart and 10' on centers and a minimum of 6' high at planting. Loading areas shall also be screened from view of public streets as fully as practicable by a solid planting of evergreen trees, a minimum of 6' in height at planting, within the line of sight between the loading area and the public street, except within driveways. Evergreen trees in such planting screens shall be massed so that they overlap in order to ensure full screening. Where such a planting screen is provided along the property line, there shall be no requirement for shade or flowering trees.
a. Indoor Recreational Facilities may include facilities for indoor field and court sports such as tennis, basketball, soccer, roller hockey. Accessory uses such as spectator seating, a snack bar, a pro-shop, locker rooms, management offices, and other accessory uses clearly incidental to the indoor recreational uses in the facility are also permitted.
b. All access shall be from Cindy Lane or a collector street as designated in the Township Master Plan.
c. Bulk Requirements
Minimum Lot Area - 4 acres
Minimum Lot Width - 250'
Minimum Setbacks - Principal Building- Front Yard 50' Except that where a building line is not parallel to a street line, one corner of the building may be set back a minimum of 30' provided the height of the building at any point does not exceed the setback at that point, and provided the average front setback is at least 10' greater than the maximum height of the building.
Side and Rear Yard - 50' from existing developed single family residential lots or undeveloped residentially zoned property which is not part of a previously approved and constructed residential development; 15' from all other property
Maximum Building Height - 40'
a. Principal or Accessory Use. Wireless telecommunications towers and antennas may be considered either principal or accessory uses. A different existing use of an existing structure on the same lot shall not preclude the installation of an antenna or tower on such lot.
b. Lot Size. For purposes of determining whether the installation of a tower or antenna complies with district development regulations, including but not limited to setback requirements, lot coverage requirements and other such requirements, the dimensions of the entire lot shall control, even though the antennas or towers may be located on leased parcels within such lot.
c. Inventory of Existing Sites. Each applicant for an antenna and/or tower shall provide to the Township as part of the application an inventory of its existing towers, antennas, or sites approved for towers or antennas, that are either within the jurisdiction of the Township of Ocean or within one mile of the border thereof including specific information about the location, height and design of each tower. The Township may share such information with other applicants applying for approvals under this section or other organizations seeking to locate within the jurisdiction of the Township of Ocean provided, however that the Township, by sharing such information, in no way represents that such sites are available or suitable.
d. Aesthetics. Towers and antennas shall meet the following requirements:
1. Towers shall either maintain a galvanized steel finish or, subject to any applicable standards of the FAA be painted a neutral color so as to reduce visual obtrusiveness.
2. At a tower site, the design of the buildings and related structures shall, to the extent possible, use materials, colors, textures, screening, and landscaping that will blend them into the natural setting and surrounding buildings.
3. If an antenna is installed on a structure other than a tower, the antenna and supporting electrical and mechanical equipment must be of a neutral color that is identical to, or closely compatible with the color of the supporting structure so as to make the antenna and related equipment as visually unobtrusive as possible.
e. Lighting. Towers shall not be artificially lighted, unless required by the FAA or other applicable authority. If lighting is required, the lighting alternatives and design chosen must cause the least disturbance to the surrounding views.
g. Maximum Height. The tower shall meet the following maximum height and usage criteria:
1. for a single user, up to ninety (90) feet in height;
2. for two users, up to one hundred twenty (120) feet in height; and, 3. for three or more users, up to one hundred fifty (150) feet in height.
A licensed professional engineer must certify that the tower can structurally accommodate the number of shared users proposed by the applicant.
h. In addition to any information required for applications for site plan review pursuant to this Chapter, applicants for approval of a tower shall submit the following information:
1. A location plan drawn to scale and clearly indicating the location, and height of the proposed tower, on-site land uses and zoning, adjacent land uses and zoning including all properties within the applicable separation distances set forth in this subsection, adjacent roadways, proposed means of access, setbacks from property lines, elevation drawings of the proposed tower and any other structures, topography, and parking.
2. Legal description of the parent tract and leased parcel (if applicable).
3. The setback distance between the proposed tower and the nearest residential unit and residentially zoned properties.
4. The separation distance from other towers described in the inventory of existing sites submitted pursuant to this subsection shall be shown. The applicant shall also identify the type construction of the existing tower(s) and the owner/operator of the existing tower(s), if known.
5. A landscape plan showing specific landscape material by type, height, size and number.
6. Method of fencing, including type, height, and color.
7. A notarized statement by the applicant as to whether construction of the tower will accommodate additional antennas for future users.
8. A description of the suitability of the use of existing towers, other structures or alternative technology not requiring the use of towers or structures to provide the services to be provided through the use of the proposed tower.
9. A description of the feasible location(s) of future towers or antennas within the Township based upon existing physical, engineering, technological or geographical limitations in the event the proposed tower is erected.
1. Availability of Suitable Existing Towers, other Structures, or Alternative Technology. No new tower shall be permitted unless the applicant demonstrates to the reasonable satisfaction of the municipal agency that no existing tower, structure or alternative technology that does not require the use of towers or structures can accommodate the applicant's proposed antenna. An applicant shall submit information requested by the municipal agency related to the availability of suitable existing towers, other structures or alternative technology, Evidence submitted to demonstrate that no existing tower, structure or alternative technology can accommodate the applicant's proposed antenna may consist of any of the following:
1. No existing towers or structures are located within the geographic area which meet applicant's engineering requirements.
2. Existing towers or structures are not of sufficient height to meet applicant's engineering requirements.
3. Existing towers or structures do not have sufficient structural strength to support applicant's proposed antenna and related equipment.
4. The applicant's proposed antenna would cause electromagnetic interference with the antenna on the existing towers or structures, or the antenna on the existing towers or structures would cause interference with the applicant's proposed antenna.
5. The fees, costs, or contractual provisions required by the owner in order to share an existing tower or structure or to adapt an existing tower or structure for sharing are unreasonable. Costs exceeding new tower development are presumed to be unreasonable.
6. The applicant demonstrates that there are other limiting factors that render existing towers and structures unsuitable.
7. The applicant demonstrates that an alternative technology that does not require the use of towers or structures, such as a cable microcell network using multiple low-powered transmitters/receivers attached to a wireline system, is unsuitable. Costs of alternative technology that exceed new tower or antenna development shall not be presumed to render the technology unsuitable.
(a) Minimum Required Setback. The following setback requirements shall apply to all towers for which site plan approval is required:
(1)Towers must be set back a distance equal to at least one hundred (100%) of the height of the tower from any adjoining lot line, but in no event shall the tower be located in the minimum required yard area or buffer area of the zone district.
(2) Guys and accessory buildings must satisfy the minimum zoning district setback and buffer requirements.
j. Minimum Separation Requirement Between Uses. The following separation requirements shall apply to all towers and antennas for which site plan approval is required:
1. Separation from off-site uses/designated areas.
(a) Tower separation shall be measured from the base of the tower to the lot line of the off-site uses and/or designated areas as specified in (b) below, except as otherwise provided.
(b) Towers shall maintain a separation distance of two hundred (200) feet or 300% of the tower height, whichever is greater, from residential dwelling units or from lands zoned for residential use.
2. Separation distances between towers. Separation distances between towers shall be applicable for and measured between the proposed tower and preexisting towers or other proposed 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 below:
Table of Required Separation
k. Security fencing. Towers shall be enclosed by security fencing not less than six feet in height and shall also be equipped with an appropriate anticlimbing device.
l. Landscaping. The following requirements shall govern the land surrounding towers for which site plan approval is required.
1.Tower facilities shall be landscaped with a buffer of plant materials that effectively screens the view of the tower compound from adjacent property.
2.Existing mature tree growth and natural land forms on the site shall be preserved to the maximum extent possible.
m. Buildings or Other Equipment Storage.
1. Antennas Mounted on Structures or Rooftops. The equipment cabinet or structure used in association with antennas shall comply with the following:
(a)The cabinet or structure shall not contain more than two hundred (200) square feet of gross floor area or be more than ten (10) feet in height
(b)If the equipment structure is located on the roof of a building, the area of the equipment structure and other equipment and structures shall not occupy more than ten (10) percent of the roof area.
2. Antennas Located on Towers, Utility Poles, or Light Poles. The related unmanned equipment structure shall not contain more than two hundred (200) square feet of gross floor area or be more than ten (10) feet in height, and shall be located in accordance with the yard and buffer requirements of the zoning district in which located and shall be screened from view of all residential properties.
n. Removal of Abandoned Antennas and Towers. Any antenna or tower that is not operated for a continuous period of twelve (12) months shall be considered abandoned, and the owner of such antenna or tower shall remove the same within ninety (90) days of receipt of notice from the Township of Ocean notifying the owner of such abandonment. Failure to remove an abandoned antenna or tower within said ninety (90) days shall be grounds to remove 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.
0. Preexisting Towers. Preexisting towers shall be allowed to continue their usage as they presently exist. Routine maintenance is permitted on such preexisting towers. New construction other than routine maintenance on a preexisting tower shall comply with the requirements of this ordinance.
p. Nothing contained in this subsection (21-51.32) shall be construed to apply to prohibit antennas or support structures by those licensed by the FCC pursuant to 47 CFR part 97 to operate amateur radio stations in accordance with the requirements of subsection 21 -52.1.
q. Antennas and Towers Permitted on Township Property. Wireless telecommunications towers and antennas which are located on Township property and which are approved by the Township Council shall be deemed to be permitted as a Municipal facility in any zone district. The Township Council shall consider criteria set forth in Section 21-51.33 prior to approving the location of a tower or antennas on Township property.
