[Amended 6-14-2012 by Ord. No. 2012-05; 6-23-2016
by Ord. No. 2016-07]
The Planned Golf Course Recreational/Residential Development
Zone is established in recognition of the existing Bear Brook development
in Fredon Township. Bear Brook is a fully developed project, which
was developed under the Planned Recreational/Residential Development
conditional use standards for the AR-6 Zone in place at the time of
its approval. In order to avoid the existing uses, structures, and
site layout from being rendered nonconforming due to the elimination
of the former AR-6 Zone and eighteen-hole golf course, the Township
hereby revises the Planned Golf Course Recreational/Residential Development
Zone.
Permitted uses are as follows:
A.
Single-family detached dwellings; single-family semiattached dwellings.
B.
Catering hall, banquet facility.
C.
Golf course (nine and eighteen-hole) and nonmotorized recreational
uses including but not limited to mountain biking, cross-country skiing,
horseback riding, etc., and an associated recreational facility/clubhouse
locker rooms, snack area, kitchen, pro shop/gift shop.
D.
Public utilities, wastewater/stormwater facilities, bus shelters,
etc., where required or deemed necessary to balance of property or
zone uses.
Common ancillary uses including but not limited to the following:
A.
Golf course (one to eight holes); nonmotorized recreational uses
including mountain biking, cross-country skiing, their associated
storage;
B.
Residential garages, tennis courts, swimming pools, decks, sheds,
fences, walls, pergolas, lampposts, trellises;
D.
Greenhouses, maintenance garages and/or storage buildings;
E.
Public utilities, wastewater/stormwater facilities, bus shelters
etc.
F.
Parking;
G.
Solar systems: Residential will be limited to the lesser of 15 kilowatts
(15 kw) or 110% of the average of the three prior years' electrical
energy consumption. Ground-mounted solar arrays subject to Board and/or
site plan approval. All nonresidential solar arrays and installation
shall require site plan approval and an accessory use limited to on-site
power.
A.
Setback. There shall be a minimum of 75 feet between all proposed
buildings or structures and all property/tract boundaries.
B.
Parking: in accordance with Article XXII or ITE requirements as recommended by the Board Engineer.
C.
Height restrictions. The maximum height of all buildings and other
structures not elsewhere regulated by this chapter shall be 35 feet
and 2 1/2 stories.
D.
Coverage. The maximum impervious surface coverage within the entire
zone district shall be 20%.
E.
Landscaped buffers. Landscaped buffers shall be provided between
residential uses both within and adjacent to the development and the
active recreational and nonresidential structures wherever necessary
to protect privacy and shield views.
F.
Relation of dwelling units to open space. A minimum of 7% of all
units shall abut the common open space, golf course or other nonstructural
recreational areas within the development.
G.
Single-family detached dwellings.
H.
Single-family semiattached dwellings.
(1)
Minimum lot area shall be 5,000 square feet.
(2)
Minimum lot width shall be 50 feet at the front of the dwelling unit
line.
(3)
Minimum side yard, each, shall be 10 feet; total, both: 25 feet.
(4)
Minimum front yard setback for dwellings shall be 20 feet, for garages
or carports 10 feet from any cartway.
(5)
Minimum rear yard setback shall be 20 feet.
(6)
As an alternative to meeting the design provisions of Subsection H (1) through (5) above, the units may be clustered using a maximum net density of three units per acre, subject to intratract carrying-capacity limitations, with the common open space reserved to those units. All dwelling units shall be a minimum of 25 feet apart.
(7)
Maximum number of single-family semiattached dwellings shall not
exceed 60% of the total number of dwellings in the development. Single-family
semiattached dwellings shall be constructed in separate clusters from
the single-family detached dwellings.
I.
Nonresidential buildings and structures on independent lots shall
meet the following:
(1)
Minimum lot area shall be 50 acres.
(2)
Minimum principal building(s) setback shall be 200 feet from any
residential use on any other property.
(3)
Minimum accessory building setback from a property line: 75 feet.
(4)
Minimum setback between buildings of 30 feet.
(5)
Maximum building coverage: 2%
(6)
Maximum impervious coverage: 10%
(7)
The maximum height of all principal buildings shall be 36 feet and
2 1/2 stories.
(8)
The maximum height of any accessory buildings shall be 20 feet and
building size not exceeding 5,000 square feet in size.
(9)
All permitted uses for the property are subject to the limits of
the existing and common easements and infrastructure (sanitary sewer,
potable and stormwater, utilities, detention basins, lagoons, roads,
landscaping, etc.). Said infrastructure and the zone's common elements
shall be evaluated at the time of any site plan, subdivision or Board
approval for a determination of whether or not any pro rata share
of improvement is deemed necessary and appropriate to insure the proposed
project as well as the health, safety and welfare of the district
and community.
J.
Common open space.
(1)
Unimproved land, or lands not utilized for residential lots, or under
private or separate ownership and/or membership recreational facilities
shall be designated as common open space.
(2)
All residential property owners in the development shall have the
right to use the designated common open space and any facilities located
thereon.
(3)
All open space and all common elements in the development shall be
deeded to a homeowners' and/or management association established
to own and maintain the common elements as provided at N.J.S.A. 40:55D-43.
The homeowners' and/or management association documents shall be submitted
to the Township Attorney prior to final approval.
(4)
If a public or private membership recreational facility is discontinued
from active use, for whatever reason, the minimum amount of open space
required to meet planned golf course recreational residential development
requirements, thereupon, shall be required to be conveyed, by deed
or other appropriate instrument, to the ownership of the property
owners within the planned golf course recreational/residential development,
each individual property owner to be a tenant in common with all other
individual property owners and to own an equal undivided proportional
interest therein.
(5)
Any open space acreage in addition to the minimum acreage required
to be set aside in order to meet the open space requirements of a
planned golf course recreational/residential development may be retained
by the owner of the discontinued public or private membership recreational
facility; provided, however, that such additional open space shall
not be disposed of, by sale or otherwise, except to an organization
conceived and established to own and maintain the open space for the
benefit of such development, and, thereafter, such organization shall
not be dissolved, nor shall same dispose of any of its open space
without first offering to dedicate same to the Township. Such open
space, in excess of the minimum open space required for planned golf
course recreational residential development, after a public hearing
and approval by the Land Use Board, may be devoted to uses or activities
permitted in the PRRD Zone. The Land Use Board, in reviewing any application
for use of such excess open space which has been retained by the owner
of the recreational facility, shall be guided by the intent and purpose
of the establishment of the planned golf course recreational/residential
development in the PRRD Zone, in the first instance.
(6)
Prior to the approval of any different or additional use of such
excess open space, the Land Use Board shall have been clearly satisfied
that the intent, purpose and benefits which originally attended the
approval of the planned golf course recreational/residential development,
in the first instance, continue and are not significantly altered
by any such subsequent application for use of such excess open space.
K.
Engineering and construction design standards. Engineering and construction
design standards shall be consistent with other requirements of this
chapter and all other applicable ordinances.
