Township of Parsippany-Troy Hills, NJ
Morris County
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Table of Contents
Table of Contents
[Added 7-16-2013 by Ord. No. 2013:22]
The purpose of the PRD-3 District is to provide for an appropriate balance of land development and open space preservation. The Parsippany-Troy Hills Master Plan has long recognized Troy Meadows as a unique and important environmental resource. The lands that are within the PRD-3 District are part of the vast ecosystem of Troy Meadows, and the Master Plan recognizes that certain areas adjacent to this resource are suitable for development and certain portions are necessary for preservation. The intent of the PRD-3 District is to allow for compact, clustered development on unconstrained lands while providing for the preservation of environmentally sensitive lands, with the intent of protecting the environmental quality of Troy Meadows ecosystem.
Subject to development regulations as set forth hereinafter, the following uses shall be permitted:
Townhouse development. A "townhouse development," for purposes of this article, shall mean a townhouse residential cluster in which individual dwellings have a common or public open space as an appurtenance.
Open space and public recreation uses.
Public community center building, public museum, public park or playground or other like place of public assembly not conducted for gain or profit.
Prohibited uses;
Any use not expressly described above is prohibited.
Accessory uses:
Off-street parking.
Fences and walls.
Conditional uses:
The regulations setting forth the intensity and density of development within the PRD-3 District shall apply to the entirety of the zone and not individual lots created by subdivision.
Definitions: For purposes of this section, the word "tract" shall be synonymous with the district.
Minimum tract size: 120 acres.
Minimum tract open space: No less than 80% of the total tract shall remain in its natural state. Included within this open space shall be a minimum of three contiguous acres of upland area not restricted by wetland or wetland transition area as regulated by the New Jersey Department of Environmental Protection (NJDEP) regulations at the time of site plan approval. This three-acre common area shall be unrestricted by all other private lot development of the tract and shall be deeded to the Township for purposes of recreation use. This three-acre common area shall be considered as land in its natural state, for the purposes of this section, even if it is disturbed for recreational use.
That reasonable extension of streets from such development shall connect to a street; such use shall have a minimum of two means of access to public streets or demonstrate that reasonable extension of streets to such use will provide a minimum of two means of site access from public streets. The Township Board can waive this requirement if the effect is not detrimental to the health, safety and welfare of the neighborhood.
Maximum residential density: no more than 52 townhouse dwelling units shall be permitted on the tract.
Minimum building setback from Smith Road: 40 feet. Decks at the rear of dwellings shall conform to the requirements of § 430-331S.
Minimum buffer from Smith Road: 25 feet.
Minimum building setback from internal roadways: 30 feet from building to paved roadway.
Minimum width of townhouse unit: 20 feet.
Minimum floor area per townhouse unit: 1,000 square feet.
Minimum number of units per building: four.
Maximum number of units per building: eight.
Maximum height of buildings: 35 feet, three stories.
Minimum number of off-street parking spaces: in accordance with RSIS.
Maximum width of a residential townhouse structure: 185 feet.
Every 50 feet, there shall be a minimum four-foot break in the front façade plane of a residential townhouse structure.
Minimum distance between residential townhouse buildings, as measured from foundation wall to foundation wall, and not from chimneys, bay windows, roof overhangs, or other building appurtenances which may extend beyond the foundation wall:
Townhouse Building Setback
Front to front:
Front to side:
Front to rear:
Side to Side:
Side to rear:
Rear to rear:
Minimum building setback to off-street parking: 15 feet.
Maximum size and location of deck: 12 feet deep from the rear of the townhouse structure by 20 feet wide and no higher than the second floor elevation of the townhouse structure it is serving.
Streetscape. The development shall include a cohesive thematic streetscape design that includes such items as sidewalk pavement design, stylized street lighting and thematic street tree planting. The streetscape shall include the following elements:
Sidewalks. Sidewalk areas shall be required along one side of internal streets, and roads shall include creative use of stylized paving material or decoratively scored concrete;
Streetlighting. The streetlighting shall incorporate the use of stylized light fixtures that complement the proposed building architecture. The following standards shall apply:
The light fixtures shall incorporate sufficient photometric controls, which shield the source of lighting from adjacent buildings or properties;
The height of the streetlighting fixtures shall be residential in scale and shall not exceed a sixteen-foot mounting height;
The lighting levels proposed shall conform to all applicable ordinance standards provided herein.
Street trees. Street trees shall be provided for all streets and shall be in accordance with the landscaping standards below.
Landscaping. Landscaping shall be provided and shall conform to the following:
Street trees. Street trees shall be provided for all streets and shall be in accordance with the following standards:
The shade tree planting layout shall complement the overall theme for the development as a whole;
Trees shall be placed in the shade tree planting easement located in the first 15 feet in from the street right-of-way adjacent to the proposed units. It is the intention that street trees shall not be planted in between the curb and sidewalk; instead, they shall be in between the sidewalk and the adjacent residential unit;
Spacing between trees shall be determined based upon species and the desired theme. The spacing shall range between 30 feet to 50 feet on center. There shall be a minimum average of three shade trees provided for each 120 feet of street frontage;
Several species of street trees shall be incorporated into the design of the overall project to avoid problems associated with a monoculture;
The choice of tree species shall be based on form and on site conditions and shall be subject to the approval of the Planning Board;
Street trees shall be a minimum of three to 3 1/2 inches in caliper.
Landscaping of stormwater basins. Landscaping of stormwater retention and detention basins, drainage ditches and swales shall be required. The proposed landscaping plan for these features shall be integrated into the overall landscape plan for the development and designed in such a manner as to create the appearance of naturalized features that can provide passive recreational opportunities while retaining the drainage and infiltration function required for the site. The following standards shall be used:
The landscaping and grading of the drainage area shall be designed creatively to blend into the surrounding landscape and imitate a natural depression with an irregular or sinuous edge;
The landscaping of stormwater basins shall provide perimeter plantings, including shade and evergreen trees to create and screen views and small trees and shrubs that provide a landscape strip screening drainage structures and creating visual interest;
The perimeter planting shall also provide buffer plantings where applicable;
Shrub and herbaceous landscaping shall be incorporated within the stormwater basins to enhance the infiltration qualities of the basins. This landscaping shall be indigenous to wet meadow areas or tolerant of periodically wet and dry conditions;
Planting shall not be located within 20 feet of a low-flow channel to allow for maintenance;
The landscaping associated with the stormwater basins shall be designed to permit maintenance and emergency access to the basin and shall be subject to the approval of the Township Engineer;
Plantings shall not be planted upon any dikes associated with a detention basin unless approved by the Township Engineer;
Water fountains/features shall be included in the design of retention basins to properly maintain the water quality of the basin;
The basin's shoreline shall be easily maintained and stable. Possible treatments can include riprap, stone walls, naturalizing plantings and bulkheads;
Plants with pervasive root systems shall not be located where they may cause damage to drainage pipes or other underground utilities;
The stormwater basins shall be seeded with a wet-site-tolerant seed mix specifically formulated to establish low-maintenance meadow of grasses and wildflowers;
Where applicable, water quality basins and water quality facilities required by NJDEP shall be designed in accordance with NJDEP requirements and standards; the maintenance of all on-site water quality, detention and retention basins shall be the responsibility of the property owner or homeowners' association created for the development. Wherein any of the above requirements under Subsection U(2)(a) through (k) are in conflict with NJDEP stormwater management rules, said rules shall supersede the above requirements.
Landscaping shall be provided as an integrated element of the site plan and subdivision design. It shall be conceived as a total integrated plan for the entire site, integrating the various elements of the site design, preserving the particular identity of the site and creating an aesthetically appropriate site character as determined by the Board in accordance with the standards noted herein.
Landscaping shall include plant materials such as trees, shrubs, ground cover, perennials, annuals and other materials such as rocks, water, berms, walls, fences and paving materials.
Landscaping shall be provided in public areas, adjacent to buildings, in parking areas, and around the perimeter of sites.
Landscaping shall be provided to promote a desirable visual environment, to accentuate building design, define entranceways, screen parking and loading areas, mitigate adverse visual impacts and provide windbreaks for winter winds and provide summer cooling for buildings.
The impact of any proposed landscaping plan at various time intervals shall be considered.
Plants and other landscaping materials shall be selected in terms of aesthetic and functional considerations. The landscape design shall create visual diversity and contrast through variation in size, shape, texture and color. The selection of plants in terms of susceptibility to disease and insect damage, wind and ice damage, habitat (wet-site, drought, sun and shade tolerance), soil conditions, growth rate, longevity, root pattern, maintenance requirements, etc., shall be considered. Consideration shall be given to accenting site entrances and unique areas with special landscaping treatment. Flowerbed displays are encouraged.
Slope plantings. Landscaping areas of cuts and fills and/or terraces shall be sufficient to prevent erosion, and all roadway slopes steeper than one foot vertically to three feet horizontally shall be planted with ground covers appropriate for the purpose and soil conditions, water availability and environment.
Sight triangles. Landscaping within sight triangles shall not exceed a mature height of 30 inches. Shade trees shall be pruned up to an eight-foot branching height above grade.
In cases where natural features existing on site duplicate the planting requirements of this section, the landscape requirements may be waived by the Board.
The use of indigenous/native plant material is to be encouraged to establish sustainable landscapes that blend with the natural environment, reduce the use of pesticides and reduced irrigation.
All plant materials, planting practices and specifications shall be in accordance with the "American Standards for Nursery Stock" by the latest available American Association of Nurserymen Standards.
The design standards are minimum requirements. The Board may request additional development features exceeding these standards if conditions warrant.
Landscape plan content:
A landscape plan prepared by a licensed landscape architect, licensed by the New Jersey State Board of Landscape Architects, or other qualified individual, shall be submitted with each application.
Landscape submission requirements in accordance with Chapter 225.
Landscape water conservation irrigation measures. The plan should include the identification of the proposed landscape irrigation measures for the proposed landscaping. It shall include provisions for water conservation, including, but not limited to, timers with rain or soil moisture sensors, drip irrigation for planting beds and areas of phased irrigation areas for initial plant establishment that can be zoned off following plant establishment.
Frontage buffers along Smith Road.
A frontage buffer area along Smith Road shall be provided. . The frontage buffer shall be shown on the landscape plan, and where sufficient existing vegetation is deemed insufficient they shall be planted with a mix of deciduous and evergreen trees, shrubs, grasses and perennials, and incorporated with berms, boulders, mounds or combinations thereof so as to enhance the appearance of the site. The design of landscaping shall be of sufficient height to screen parked cars from motorists on adjacent rights-of-way. In addition to required street trees, frontage buffers shall require a minimum of 10 shrubs for every 30 feet of frontage. If a landscaped berm is provided, the berm shall be at least 2.5 feet higher than the finished elevation of the adjacent parking lot, and then the planting requirements may be reduced to five shrubs for every 35 feet of frontage. Frontage buffer plantings may be waived where existing natural growth is found to be sufficient for this purpose.
No buildings, structures, accessory structures, parking, driveways, loading areas or storage of materials shall be permitted in the frontage buffer, except as provided for herein.
Design of buffers. Arrangement of plantings in buffers shall provide maximum protection to adjacent properties and avoid damage to existing plant material. Potential arrangements include planting in parallel, serpentine or broken rows. If planted berms are used, the maximum side slope shall be 2:1.
Existing vegetation within the buffer shall be preserved, as determined appropriate. It shall be supplemented with shade-tolerant naturalistic massed plantings where necessary to complete screening of adjoining land uses.
Plant materials shall be sufficiently large and planted in such a fashion that a screen at least 10 feet in height shall be produced. All plantings shall be installed according to accepted horticultural standards. Such strips shall be planted with evergreens and deciduous trees as follows, subject to the approval or modification of the Board.
The buffer shall be planted with masses and groupings of shade trees, ornamental trees, evergreen trees and shrubs. No less than 75% of the plantings shall be evergreen trees with a minimum installed height of 10 feet.
A fence or wall may be required within the buffer at the discretion of the Board. Said fence shall not exceed a six-foot height in the side or rear yard of the sublot and not exceed a four-foot height in the front yard.
Unless otherwise approved by the Board, evergreens shall be spaced five feet from the outside property line and eight to 10 feet apart in a row. A minimum of two parallel rows of staggered plants shall be required. More than one type of evergreen species shall be used. Where a fence is required, all plantings shall be placed along the outside perimeter of the fence but not closer than five feet from the outside property line.
All proposed deciduous trees in a buffer shall be of a two-and-one-half-to three-inch caliper, measured six inches from grade.
No buildings, structures, accessory structures, parking, driveways, loading areas or storage of materials shall be permitted within the buffer. Buffer areas shall be maintained and kept free of all debris and rubbish.
Buffer plantings may be waived by the Board where existing natural growth is found to be sufficient to provide a year-round screen of adjacent land uses.
Walls and fences. Fences and walls, including retaining walls, are subject to the requirements outlined under §§ 430-11 and 225-61.
Exterior-mounted mechanical and electrical equipment exposed to the public view shall be architecturally screened. Roof-mounted equipment and projections should be painted the same color as the roof and, where possible, located to the rear of the building, away from the public view.
Site protection requirements.
Topsoil preservation. In accordance with Morris County Soil Conservation District requirements.
Protection of existing plantings. These standards shall be coordinated with the specific requirements of the Recreation and Forestry Department of the Township. No building material, construction equipment or temporary soil deposits shall be placed within the limit of clearing line noted above, for trees designated to be retained on the preliminary and/or final plat. Protective barriers or tree wells shall be shown on the drawing and installed around each plant and/or group of plants that are to remain on the site. Barriers shall not be supported by the plants they are protecting, but shall be self-supporting. They shall be a minimum of four feet high and constructed of a durable material that will last until construction is completed. Snow fences and silt fences are examples of acceptable barriers. Chain-link fence may be required for tree protection if warranted by site conditions and relative rarity of the plant. Any clearing within the dripline or within six feet of the trunk of a remaining tree must be done by hand.
All regulations and standards of this chapter and Chapter 225, Land Use, Subdivisions, and Site Plans, shall apply and remain in full force and effect, including but not limited to standards including, but not limited to, access; circulation; parking; loading; refuse; stormwater management; utilities; landscaping; lighting; and site improvements; however, wherever there is a conflict, this article shall apply.
Concept plan. An applicant may apply to the Board for sketch site plan review prior to making a formal application to the Board. The specified supporting data and accompanying information shall be filed at the time of preliminary site plan application, all in accordance with the applicable sections of Chapter 225, Land Use, Subdivisions, and Site Plans.
Preliminary and final plans. Preliminary and/or final application for development shall be made under and in accord with all regulations and procedures for a major subdivision and major site plan as set forth in Chapter 225, Land Use, Subdivisions and Site Plans.
Phasing plans. The development plan may be approved in whole or in phases, provided each phase is self-sufficient with regards to parking, access, utilities, buffering, and other site plan items.