The ordinance:
Makes warehouses a conditionally-permitted use in the B-I (Business and Industry) zone. The ordinance would prohibit warehouses on lands located within 500 feet of a residential zone. This requirement is consistent with a recommendation in the State Planning report in its “Municipal Mitigation Best Practices” and is consistent with the Goal and Objectives of the Township Master Plan cited above.
- Section VI – amends Schedule I, Permitted Uses, to make “warehouse and distribution uses” a conditional use in the Business and Industry (B-I) zone
- Section XII – provides the conditional use standards for “warehouse and distribution uses” in the B-I zone. In addition to the 500-foot separation requirement, warehouses would be specifically required to be served by public water and sewer.
- Figures 7 and 8 show the properties that would be affected. Sites shown in red are those in the B-I zone that are within 500 feet of a residential zone and thus warehouses would no longer be permitted, whereas the sites in green are not located within 500 of a residential zone and thus warehouses would continue to be permitted.
Rezones property along Mettlers Road (north of Weston Road) from the ROL (Research-Office-Laboratory) zone to the RR-3 (Rural Residential) zone. Access to this large undeveloped property, located at the northeast corner of Metters Road/ Weston Road, is limited to two roads (Weston Road and Mettlers Road) that are particularly unsuitable due to their width and geometry for large-scale traffic-inducing developments. Further, while located in the sewer service area, the property is not served by public sewer (closest sewer line is located a significant distance in School House Road). Lastly, sensitive land uses in the form of residential development and Franklin High School are located to the west and east of the site respectively. The property would be rezoned to the RR-3 consistent with the zoning of surrounding properties.
- Section III – rezones this property to the RR-3 zone.
- Sections I, IV, VI, VII, X, XIII – with the rezoning of this property the ordinance would no longer need to reference or contain standards for development in the ROL zone. Such requirements would be eliminated from the ordinance
- Figures 1 and 3, below, show the area and property involved.
Rezones certain properties along Mettlers Road (south of Weston Road) from the ROL (Research-Office-Laboratory) zone to the A (Agricultural) zone. While portions of these lands have been previously developed (a laboratory use and an office building recently converted to a school), there remains a sizeable area of undeveloped land at the southwest corner of Weston Road/ Mettlers Road. For the reasons stated above with respect the property at the northeast corner of Metters Road/ Weston Road, these properties are proposed to be rezoned consistent with the zoning of surrounding properties - in this case the A (Agricultural) zone.
- Section II – rezones these properties to the A zone.
- Figures 1 and 2, below, show the area and properties involved.
Rezones certain properties along the Elizabeth Avenue (south of New Brunswick Road) from the B-I (Business and Industry) zone to the R-40 (Residential) zone. While some of these properties have been previously developed or approved for warehouse or light industrial use, there remains a sizeable area of undeveloped land. This area is proposed to be rezoned to the R-40 zone: it is not served by public sewer; a large portion of the area is environmentally-sensitive including large areas of NJDEP-regulated wetlands; and is located in close proximity to sensitive lands uses including Franklin High School and residences. These properties would be rezoned to the R-40 zone consistent with the zoning of the Elizabeth Avenue corridor to the immediate south.
- Section IV – rezones these properties to the R-40 zone.
- Figures 4, 5 and 6, below, show the area and properties involved.
Makes associated amendments to the land development ordinance primarily intended to provide further protection from the impacts of development in the B-I zone including from warehouse development.
- Section VII – Clarifies the applicability of existing larger setback requirements where the B-I zone adjoins a residential zone
- Section VIII – Decreases the permitted maximum building height in the B-I zone
- Section IX – Expands the applicability of existing buffering requirements in the B-I zone
- Section XI – Amends the design standards of the B-I zone to require developers to address compliance with anti-idling laws and laws addressing “solar ready” warehouses
- Section XIII – Clarifies that no pavement (other than necessary to provide access to the site) may be located in the required 50-foot front yard setback.
Figure 1: Mettlers Road/ Weston Road Area
Figure 2: Re-Zone from ROL to A zone
Figure 3: Re-Zone from ROL to RR-3 zone
Figure 4: Elizabeth Avenue, South of New Brunswick Road/ School House Road
Figure 5: Re-Zone from B-1 to R-40
Figure 6: Re-Zone from B-1 to R-40
Ordinance 4371-22
