[Amended 7-7-1997 by Ord. No. 1261-97; 6-5-2000 by Ord. No. 1367-2000; 11-15-2001 by Ord. No. 1417-2001]
The purpose of a planned adult community is
to facilitate rational planning of designated portions of the regional
growth area and to encourage the use of Pinelands development credits
while continuing to encourage innovations in residential development
and supportive public or quasi-public uses that promote a sense of
community for the benefit of the development's residents, minimize
the proliferation of roadways, encourage functional open space and
passive recreational facilities and, at the same time, encourage land
development that is fiscally responsive to the community and yet environmentally
sound. Clustered dwelling units are also promoted in order to achieve
a hierarchy of open space through grouping dwelling units into social
cells, orienting building mass to topography, providing a variety
of architectural designs, and other innovative methods inherent to
this type of design. The intent is to establish clusters that will
become a social unit and then groups of clusters that will develop
into a neighborhood. The following guidelines should be implemented
in created cluster developments:
A.
Individual clusters of dwelling units ranging in size
from 20 to 40 dwelling units are encouraged. Apartment clusters up
to 96 units are encouraged where permitted.
B.
Individual clusters should be linked with a common
pedestrian and vehicular circulation system.
C.
Emphasis is placed on a comprehensive design scheme
for each individual cluster and the development as a whole that will
achieve a measure of similarity among buildings, resulting in a unified
appearance for the entire development. Building designs should avoid
a monolithic or sterile appearance.
D.
Each cluster should be articulated through the massing
of buildings, variation in building heights, building materials and
colors, landscaping, lighting, and open space.
E.
Each cluster should be linked with developed open
space relating to the group of building units within the cluster.
F.
The entrance of each primary cluster should be identified
through a series of one or more design elements, such as, but not
limited to, special plantings, sheltered pedestrian waiting areas,
special ornamental lighting, signage, etc., to distinguish each cluster
and to create a psychological sense of arrival through architectural
design elements.
G.
Every three to five clusters should be linked via
developed open space that provides community-type recreational facilities
designed to serve the needs of the resident population.
A.
Any tract of land developed as a planned adult community
shall be held in common ownership or, in the case of multiple ownership
or where contiguous parcels are owned, shall be developed according
to a single plan with common authority and common responsibility.
B.
In order for a development to qualify as a planned
adult community, the development shall contain a minimum of 50 contiguous
acres; provided however, that a development of at least 25 contiguous
acres may qualify as a planned adult community under the terms of
this article if the following requirements are met:
(1)
The site contains at least 500 feet of frontage on
an arterial or collector road.
(2)
That further, the assembly of land to increase the
size of the development site is not possible due to physical constraints,
existing land uses or existing ownership patterns.
(3)
Development of the site as a PAC will not be inconsistent
with the intensity of surrounding development as it currently exists
or with anticipated future development for surrounding vacant lands
as determined by zoning policy in existence at the time of the request.
C.
The developer of a planned adult community will be required, pursuant to this chapter, and as a condition of any approval under this Article XI, to record a declaration or deed containing restrictions requiring that all residents must comply with the requirements of a planned adult community as set forth in Article III of this chapter, which such restrictions shall inure to the benefit of the Township of Hamilton. Such restrictions shall provide that no person may reside in any home in a planned adult community in violation of the age restrictions for such planned adult community. Such restrictions shall further require the developer, for the initial sale of homes, and any homeowners' association with regard to subsequent sales, to enforce such declaration or deed restrictions and to provide acceptable procedures for the disclosure to the developer or planned adult community's homeowners' association, prior to the entry into any agreement, of the name, address, and age of the prospective residents of a home in such community, together with evidence that all such proposed residents comply with the age restrictions set forth for a planned adult community, and the developer's or association's approval. Such restrictions shall further be made directly enforceable by the Township of Hamilton, which shall have and retain all rights and remedies available at law, in equity, or both, including without limitation against any developer, homeowners' association, or homeowner, in the event of any violation thereof. Each developer shall submit, as a condition of final approval for a planned adult community, a draft of such declaration or deed to the Planning Board for its review and approval, which deed or declaration shall further contain satisfactory procedures for monitoring and enforcing such restrictions in the event of any violation thereof. The declaration or deed shall be recorded in the County Clerk's office prior to the issuance of any building permit.
D.
In addition to the foregoing conditions prerequisite, except as set forth in § 203-89D(2) below, in the regional growth area along the Black Horse Pike (U.S. Route 322) between Cologne Avenue (County Route 614) and U.S. Route 50, Planned Adult Communities. (PAC) shall be permitted subject to the following conditions:
[Added 11-4-2002 by Ord. No. 1441-2002]
(1)
Parcels must have frontage on the Black Horse Pike.
(3)
Pedestrian and bike linkage to adjacent developments
shall be provided.
(4)
Neighborhood Commercial (NC) uses are permitted, up
to a maximum of 10% of the land area. Residential density shall be
calculated using the total net developable area of the site. The neighborhood
commercial uses may not face the Black Horse Pike, but shall be internal
and intended to serve this or adjacent development. A town square
with the retail and public uses at the center of the development is
preferred.
(5)
The maximum net density for residential use shall
not exceed 5.45 dwelling units per acre and shall require the use
of PDCs at a rate of one right for every four units.
The following uses are permitted in a planned adult community within the growth area districts, provided that wastewater treatment facilities meet the standards of § 203-186 of this chapter.
The mix of various uses is designed to encourage
a mix of housing types to promote diversified population and housing.
A.
Required housing mixes.
(1)
GA-M District where proposed development is equal
to or less than the permitted base density:
(2)
GA-M District where proposed development exceeds the
base density through the use of Pinelands development credits:
(3)
GA-I District where proposed development is equal
to or less than the permitted base density:
(4)
GA-I District where proposed development exceeds the
base density through the use of Pinelands development credits:
(a)
No more than 50% of all dwelling units may consist
of one or both of the following housing types: two-and-five-tenths-story
apartments or three-story apartments.
(b)
A minimum of 8% of all dwelling units shall
consist of one or more of the following housing types: single-family
detached, single-family lot line, single-family attached or single-family
patio.
Open space shall be designed as an integral
part of all planned unit residential projects and shall provide a
range of opportunities for active and passive recreation as well as
protect and preserve the natural environment.
A.
The minimum area of common open space in a PAC shall
be 45% of the developable land within a PAC site.
B.
Active recreational facilities shall be provided in accordance with § 203-158 as appropriate in relation to the number of dwelling units proposed in the project.
C.
The developer shall be permitted to buy out of the
active recreation obligation only in accordance with § 203.158I.
D.
The distribution of developed and undeveloped common
open space shall be designed to the maximum extent practicable to
coincide with the orientation of the housing units and the user population
in a manner that provides uninterrupted and easy access.
E.
Linkage of developed open space shall, to the maximum
extent practicable, be provided as a system of pathways (walkways,
bikeways, etc.) which connect developed open spaces.
F.
Development in the vicinity of undeveloped open space
shall be designed to protect the site's natural resources, animal
habitat, flood-prone areas, etc. The undeveloped open space shall
be utilized to provide protection for critical ecosystems within the
project site and to preserve in perpetuity the natural assets of the
project area.
G.
All open space shall be recorded in the master deed
for each project to reflect its permanency for such space. Such document
shall be submitted to the Planning Board prior to final approval.
The density of residential units shall be based
upon net density as defined in this chapter to ensure that the concentration
of dwelling units on the land reinforces design and environmental
criteria.
A.
Notwithstanding the requirements of § 203-169, Buffer landscaping requirements, no principal or accessory use shall be located within 40 feet of the property line of the site proposed for PURD development, within 50 feet of an off-site local or collector street nor within 150 feet of an arterial; provided, however, that the distance to an arterial may be reduced to 100 feet if such setback is comprised of a natural pine overstory.
A.
The height of principal buildings shall not exceed 2.5 stories and 35 feet; provided, however, that three-story apartments shall be permitted in the GA-I District when Pinelands development credits are utilized to increase the density above that assigned in § 203-93A.
B.
The height of accessory uses shall not exceed one
story and 15 feet.
The following parking standards shall be required
for the specified uses listed in a planned residential development:
B.
Off-street on-site parking facilities shall be limited
to passenger vehicles of permanent residents. Storage of trucks, boats,
trailers, etc., in multifamily projects shall be prohibited.
C.
Design controls applicable for off-street parking
facilities are set forth in the site plan and subdivision regulations
of this chapter.
D.
Parking for community buildings, if any, shall be
based upon one off-street on-site space per 120 square feet of building
area.
E.
Bike racks permanently in place shall be provided
at all recreational facilities based upon estimated user demand.
F.
Parking for recreational facilities shall be provided
based upon the need generated by individual facilities.
All planned residential developments are required to submit a detailed landscaping plan, prepared by a professional landscape architect, pursuant to requirements established in Article XIV, Environmental Review and Site Analysis.
A.
Landscaping objectives and uses of plants. Landscape
design is an important element in creating a well-conceived planned
residential development; accordingly, in site design it has a role
greater than just screening and aesthetic function. Thus, the following
elements are set forth to identify the areas of landscaping design
required as part of any planned residential development.
(1)
Architectural uses. Plants, singly or in groups, form
walks, canopies or floors of varying heights and densities creating
walls of privacy, plant canopies, plant floors, etc.
(2)
Engineering uses. Engineers are concerned with such
items as glare, traffic, noise control, soil erosion, etc. Utilizing
well-chosen and properly placed plant material, noise, soil erosion,
glare, etc., can be reduced.
(3)
Climate control uses. Shade trees, windbreak trees
and snowfence plants are examples of plants used for climate control.
(4)
Aesthetic uses. Plants can be used to blend together
various unrelated elements such as buildings, utility structures or
inharmonious land uses. Landscaping can be very effectively used to
improve a building design by complementing a building's design through
color, texture, seasonal configurations, highlighting areas of interest
using landscaping creatively with lighting and signage, etc.
(5)
Water as landscape. Water areas can be a handsome
and often functional addition to a site design by utilizing detention
basins, serving engineering purposes, as part of the landscaping element.
Through creative engineering and good landscape design, such areas
can add substantially to the quality of any planned residential development.
(6)
Wildlife habitat. Wildlife habitat is an important
element in large tract development where large areas of open space
are to remain undisturbed. Designs must inventory this habitat and
assure its continuity, either through supplementing habitat, preserving
it or both. Accordingly, the design for development must address such
concerns with concrete alternatives.
B.
Planting requirements. All areas not covered by roadways,
pedestrian walkways, parking areas, etc., shall be landscaped with
natural materials according to a landscaping plan submitted as part
of the site plan application process. The minimum number of trees
planted in lots as buffers or in parking areas shall be as follows:
(1)
Canopy trees. There shall be a minimum number of five
canopy trees two to three inches in caliper measured six inches from
the top of the root ball per each proposed residential unit. (NOTE:
A two- to three-inch caliper canopy tree shall be at least 12 feet
in height at the time of planting. Clump or flowering trees incapable
of being measured six inches from the top of the root ball shall be
at least 12 feet high at the time of planting.)
(2)
Shrubs and ornamental planting. (NOTE: The developer
shall select all plant material in this category from approved Pinelands
plant material. To assure variation, plant material shall include
at least four distinct categories of plants. Such plant material shall
be at least 40% mature at the time of planting.) The minimum number
of this type of plant material shall be 20 plants per dwelling unit
for townhouses and single-family housing types and 15 plants per unit
for garden apartments. The intent, however, is to assure the proper
uses of understory plant material along the edges of buildings, walkways,
bases of signs, bases of streetlights, creation of plant walls, highlighting
entranceways, restricting entry to certain areas, basic ornamental
planting, etc.
C.
Special landscaping emphasis. The following standards shall be supplemental to those requirements of Subsection B above in cases where the Board determines that such requirements have not been met through the minimum standards set forth in Subsection B.
(1)
Parking lots. All parking lots in a planned unit development
shall be landscaped in the following fashion:
(a)
At a minimum, every sixth parking space shall
be interrupted with a canopy tree two or three inches in caliper measured
six inches from the top of the root ball. Such tree shall be planted
at least four feet into an island perpendicular to the curb so that
it is clear of vehicle overhang and opening doors. The tree shall
be so positioned and the island designed so that the landscaping will
not interfere with pedestrian circulation.
(b)
All overhang areas shall be designed with a
hard surface from the outside edge of the wheel bumper (head of parking
stall to a distance of three feet beyond that point).
(c)
The remainder of the landscape islands shall be planted with native
shrubs, planted at a minimum size of two to 2.5 feet, herbaceous material
and groundcover. Mowed turf areas and large areas of mulch in parking
islands are discouraged.
[Added 5-4-2009 by Ord. No. 1647-2009]
(d)
Where underlying soils may not be conducive to infiltration, bioretention
areas should be incorporated into the parking lot as concaved landscaped
areas and situated below the grade of the parking spaces and driving
aisles so that stormwater runoff is directed as sheet flow into the
bioretention area trapped by such islands. Bioretention areas can
be used in concert with pervious paving surfaces to maximize the attenuation
of runoff. Spacing and layout of the bioretention area should be designed
so runoff is maintained as sheet flow from the driving surfaces into
the bioretention area. (See Figure 7, Appendix A.[1])
[Added 5-4-2009 by Ord. No. 1647-2009]
[1]
Editor's Note: Appendix A, Stormwater Landscape Illustrations, Figure 7, Bioretention Cell at Parking Lot with Curb Cuts, is included at the end of this chapter.
(e)
Parking lot drainage design, such that all surface runoff (both piped
and overland flow) is conveyed through a vegetated swale, vegetated
filter strip, created wetlands, rain gardens or detention basins with
biofiltration prior to allowable discharge downstream. There shall
be no direct discharge of stormwater runoff from any point or nonpoint
source to any wetland or wetlands transition area of surface water
body. In addition, stormwater runoff shall not be directed in such
a way as to increase the volume or rate of discharge into any surface
water body from that which existed prior to development of the parcel.
[Added 5-4-2009 by Ord. No. 1647-2009]
(f)
Parking lots that incorporate bioretention areas into the landscaped
portions of the parking lot should use wheel stops or bollards (in
or adjacent to pedestrian accessways) where direct overland flow or
curb cuts are utilized to drain runoff to a vegetated open channel
or bioretention area behind the curb to protect the area from traffic
intrusion while also allowing the parking lot runoff to flow by. (See
Figure 1, Appendix A.[2])
[Added 5-4-2009 by Ord. No. 1647-2009]
[2]
Editor's Note: Appendix A, Stormwater Landscape Illustrations, Figure 1, Parking Island Bioretention Cell Cross Section, is included at the end of this chapter.
(2)
Dwelling unit to edge of parking. The area extending
between the wall of a dwelling unit to the edge of any parking area
shall be landscaped to achieve a visual separation with a combination
of hedges, shrubs, bollards or other similar techniques.
(3)
Dwelling unit to edge of street. The area extending
between any dwelling unit and street edge shall be landscaped with
screen, buffer or ornamental planting as required to provide an appropriate
transition between the two elements.
(4)
Privacy areas. The patio and similar areas designated
for privacy shall be landscaped with screen, canopy and ornamental
planting.
(5)
Maintenance, storage and refuse collection areas.
These areas shall be landscaped with buffer and screen plantings to
provide visual physical separation of such elements from contiguous
areas.
(6)
Landscaping for energy conservation. Landscape planting
generally throughout the site shall be utilized to provide buildings
with summer shade canopies, maximum winter exposure to sun, windbreaks,
etc.
(7)
Wildlife habitat. The utilization of landscape planting
to promote the creation and/or preservation of wildlife habitat must
take form at two levels. The first effort is required in the areas
referred to as "developed common open space." These include parks,
playgrounds, backyards, walkways, etc., in which plant material selected
to satisfy the needs of the human population can also have food and
shelter value for bird and small game species. The second effort lies
in the protection of the habitat value of the undeveloped open space
and augmenting such habitat with plant material that further promotes
food and shelter values.
(8)
Developed common open spaces. The developed open spaces
throughout any project area shall be landscaped according to an overall
plan incorporating existing plant material and supplementing it.
(9)
Utility fixtures, such as transformers, heat pumps,
etc., throughout the site shall be screened with a combination of
fencing and landscaping.
(10)
The rear yard and first floor of the rear outside wall of any single-family dwelling, attached or detached, must be buffered/screened from the view of any street classified as a collector, arterial, freeway or expressway as set forth in § 203-169.
[Added 7-7-1997 by Ord. No. 1261-97]
(11)
Culs-de-sac. A planted island with a bioretention landscaped area
where runoff can be directed shall be required at the discretion of
the Township Landscape Architect in the center of the cul-de-sac to
encourage low-impact development. If provided, the planted island
shall be 40 feet (mininum) in diameter. Ownership and maintenance
of the planted island shall be designated on the approved final plan
of the subdivision or land development.
[Added 5-4-2009 by Ord. No. 1647-2009]
E.
Maintenance of landscaped areas.
(1)
All landscaped areas shall be maintained in a neat
and professional manner throughout the life of the project, to include
the replacement of plant material as required.
(2)
The agency, office or person charged with such responsibility
shall be designated. All areas of the site plan to be under a common
association responsibility shall be designated on the site plan.
F.
Retention of native plant material. All efforts shall
be made to retain natural plant material. Clearing shall be limited
to roadways and building sites (NOTE: and other areas essential for
the development) pursuant to those sections relating to fire management
and vegetation.
G.
Substitutions of existing plant material for required
landscaping. Subsequent to construction of each project phase, the
developer may request the Planning Board to verify the acceptability
of existing native plant material and its suitability as a substitute
for any proposed landscape plan.
H.
Location of landscape material. All landscape material
shall be located so as not to obstruct vision in parking areas, along
roadways or in other areas accessible to motorized vehicles.
I.
In the Pinelands Area, landscaping plans shall incorporate the elements set forth in § 203-185A(4).
[Added 8-4-1997 by Ord. No. 1280-97]
Signs permitted in a planned residential development are identified in Article XIII, Signs, of this chapter. All signs utilized in a planned residential development shall, at a minimum, be consistent with the above section, as well as:
A.
A lighting plan shall be required for a planned residential development which adheres to the submission standards in Article XIV, Environmental Review and Site Analysis.
B.
At a minimum, lighting shall be provided for the following
functions and areas within a planned residential project. Types of
lighting required:
(1)
Streetlighting along all project streets.
(a)
Cutoff luminaire: not to exceed 25 feet in height.
Such luminaires are to be limited to the collector streets in project
areas.
[Amended 7-7-1997 by Ord. No. 1261-97]
 |
(b)
No-cutoff luminaire: not to exceed 15 feet in
height. Such luminaires are to be limited to minor or local streets.
 |
(c)
Luminaire with less than 90% cutoff: not to
exceed 25 feet in height.
[Amended 7-7-1997 by Ord. No. 1261-97]
 |
(d)
The average maintained illumination measured
at the pavement shall be 1.2 footcandles.
(2)
Pedestrian lighting shall be provided along
all walkways and areas frequented by pedestrian traffic that are not
adequately reached by other lighting sources. Pedestrian lighting
shall:
(3)
Security lighting shall be provided throughout
the site which shall:
(a)
Light all security-sensitive areas, such as
but not limited to areas between buildings, community buildings, pool
areas, recreational areas, etc., when not in use.
(b)
Light portions of bikepaths not lighted by other
sources.
(c)
Light addresses for individual buildings.
(d)
Light any areas deemed to require lighting for
unforeseen security purposes as recommended upon inspection of site
plans by the Hamilton Township Police Department.
(4)
Ornamental lighting shall be provided to highlight
key areas of projects, such as but not limited to entry points, landscape
clusters, etc.
(5)
Recreational area lighting shall be provided
for all recreational facilities incorporated as part of the recreational
plan for any project. Such lighting, at a minimum, shall be installed
to provide adequate illumination by which each designated recreational
activity can be safely carried out. In such cases, luminaires may
extend to a height of 50 feet as an exception to any regulations stated
herein.
(6)
All luminaires provided shall be vandalproof
and be oriented in such a fashion to preclude glare upon surrounding
properties or roadways, both in and contiguous to the site.
Fences permitted in a planned adult community are identified in § 203-173, Maximum height requirements for fences, walls and hedges.
In the event that an applicant is unable to achieve the densities set forth in § 203-93 of this article because of the requirements of the section relating to wetlands protection, the Planning Board shall waive or vary such requirements of this article regarding distances between buildings and the required housing mixes as are necessary to allow the developer to achieve the densities authorized in § 203-93. In administering this provision, the applicant shall have the burden of demonstrating that the assigned densities are not achievable, and the Planning Board shall have discretion to determine which requirements of this section shall be waived or modified.
