[Ord. No. 23-2007 § 224-252]
A.
Intent. The intent of the Age-Restricted Housing Overlay District
is to permit a residential community designed for active fifty-five-year
old and older individuals which contains independent living residential
dwelling units, neighborhood commercial uses, nursing facilities,
assisted living facilities, health spas, wellness centers, medical
facilities, active and passive recreation open space, as well as a
community center for social and cultural activities.
B.
Regulations in District. The use, height and area regulations of Section 224-254 to Section 224-255 inclusive, and those regulations set forth elsewhere in this chapter, where applicable to these sections, and the general regulations of Article XVIII are the regulations in the Age-Restricted Housing Overlay District.
[Ord. No. 23-2007 § 224-253]
The following properties in the HD-1 Highway Development District
are included in the Age-Restricted Housing Overlay District age-restricted
overlay district:
Block 224, Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14,
15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26.
Block 225, Lot 1.
[Ord. No. 23-2007 § 224-254]
In order to further the purposes of the Age-Restricted Housing
Overlay District, only the uses set forth in the following sections
are permitted when development is pursuant to the requirements of
the overlay. Age-Restricted Housing Overlay District may include the
following principal use:
A.
Age-restricted independent living dwelling units in multi-story,
multi-unit buildings as principal structures.
B.
Age-restricted independent living dwelling units in multi-story,
multi-unit buildings with attached ground level parking garages and
commercial uses as one principal structure.
C.
Age-restricted independent living dwelling units in townhouse units.
D.
Accessory uses and buildings. Accessory uses and buildings shall
be uses and buildings customarily incidental to the principal uses
listed as permitted. They shall include but not be limited to:
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Assisted Living Facilities; Nursing Facilities; Medical Facilities;
Adult Day Care Facilities; Child daycare for the convenience of employees;
Healthcare / Wellness Centers; Health Spas; Active Indoor & Outdoor
Recreation, Social and Cultural Facilities; Open Space; restaurants,
coffee shops, gift shops, barber shops, beauty salons, gatehouses,
detached garages, carports, guardhouses and storage facilities for
maintenance and equipment; recreational structures;
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The Assisted Living and Nursing Facilities are permitted provided
the residents can contract for a lifetime or lesser duration use of
a unit and may receive healthcare and supportive care including but
not limited to food services; housekeeping, maintenance, utilities
and the use of recreational faculties. Healthcare / wellness facilities,
food service and the use of recreational facilities may also be offered
on a contract basis to nonresidents of the on-site facilities. Access
to on-site commercial uses shall also be opened to the public.
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[Ord. No. 23-2007 § 224-255]
A.
Minimum lot area: two acres.
B.
Maximum impervious coverage: 80% with the inclusion of affordable
housing; 60% without affordable housing.
C.
Minimum front yard setback: 50 feet with the inclusion of affordable
housing; 75 feet without affordable housing.
D.
Minimum side yard setback: 35 feet, (70 feet window wall to window
wall) with the inclusion of affordable housing; 50 feet (100 feet
window wall to window wall) Side Yard without affordable housing.
E.
Minimum rear yard setback: 50 feet, (60 feet window wall to window
wall) with the inclusion of affordable housing; 75 feet (80 feet window
wall to window wall) Side Yard without affordable housing.
F.
Maximum building height: 65 feet or six stories with the inclusion
of affordable housing; 55 feet stories without affordable housing.
Setback exceptions with the inclusion of affordable housing:
Setbacks adjoining railroad right of way exception - Setbacks
may be reduced by the Planning Board at the time of Site Plan review
to a minimum of 35 feet provided the building is a minimum of 125
feet from the centerline of the existing railroad tracks.
Setbacks adjoining State regulated wetlands exception - Setbacks
may be reduced to a minimum of 20 feet from the side or rear property
line by the Planning Board at the time of Site Plan review provided
the property line adjoins a property with State regulated wetlands
with a minimum 50 feet buffer and as a result no other development
can be proposed on the adjoining lot.
G.
Lot width: 200 feet minimum.
H.
Buffer strip. Buffer Strip is required along all side and rear lot
lines that adjoin an existing use. The purpose of this buffer is to
screen the view of automobiles and parking areas, reduce noise and
the glare of the automobile headlights. The buffer strip adjoining
parking areas shall be at least 25 feet in width as measured from
the property line and shall consist of any/or a combination of the
following: existing trees and shrubs, and new landscaping. The preservation
of natural vegetation as part of the buffer strip is encouraged. Additional
plantings of trees and shrubs shall be required to insure an effective
buffer. The buffer strip shall have sufficient materials to obscure
any glare of automobile headlights year round. The maintenance of
the buffer shall be the responsibility of the property owner. The
Board may grant a reduction in the twenty-five-foot wide buffer strip
provided the applicant can demonstrate to the Board and the Board's
landscape architect that the reduced buffer can adequately satisfy
the purpose described above.
I.
Parking space perimeter setback. Parking space perimeter setback:
25 feet minimum from property lines.
J.
Pedestrian and vehicle circulation. Pedestrian circulation and vehicle
circulation: subject to Planning Board review.
K.
Permitted density. The permitted by-right density shall not exceed
12 dwelling units per acre without the inclusion of affordable housing.
With the inclusion of affordable housing, the permitted density is
35 dwelling units per acre for nursing facilities, assisted living
facilities or independent living residential units. Independent living
units are for fifty-five-year old or older individuals only and shall
not exceed three bedrooms per unit. The intensity of the site is controlled
by the site coverage, setbacks and building height requirements of
this section. The inclusion of one affordable housing unit for each
eight market rate units shall be provided or the developer may make
a contribution in lieu of the construction of the affordable housing
units.
L.
Physical characteristics of buildings. A maximum length of 150 feet
per freestanding building shall be permitted. The Planning Board may
extend a maximum building length provided building facade includes
offsets of at least 10 feet along with the inclusion of affordable
housing.
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A maximum of three such one-hundred-fifty-foot maximum length
buildings may be attached, provided that an angle of at least 30°
exists between adjacent buildings. However, there can be no continuous
roofline or continuous front, and/or rear building line of more than
80 linear feet. It is the purpose of this section to provide for both
broken rooflines and different setbacks and to break up a straight
linear configuration. Buildings connected by party or common walls
shall not be considered separate buildings for the purposes of this
section. Buildings connected by open walkways may be considered separate
buildings for the purposes of paragraph N. dealing with space between
buildings.
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M.
Bedroom count. The applicant shall furnish as part of the project
submittal data indicating the proposed mix of bedrooms of structures
included within the development. Independent living units shall not
exceed three bedrooms.
N.
Space between buildings. No building shall be closer than 30 feet
to any other building (windowless wall to windowless wall), 60 feet
window wall to window wall.
O.
Floor area of independent living residential units. A studio-efficiency
type unit shall contain not less than 600 square feet; one-bedroom
design, shall contain not less than 700 square feet; a unit with two
bedrooms shall contain not less than 850 square feet and a unit with
three bedrooms shall contain not less than 1,100 square feet.
P.
Social and recreational facilities shall reflect, insofar as possible,
preferences of the anticipated residents. Indoor facilities shall
include hobby or craft facilities, lounging areas which may also be
used for meetings and group activities, card rooms, lavatories and
a swimming pool, or similar facilities. Outdoor facilities shall include
walks, shuffleboard and horseshoe courts, or similar facilities.
Q.
The architectural design of all buildings and the site location and
recreational facilities must be consistent with the ultimate purpose
of achieving independent, self-reliant and pleasant living arrangements
and shall take into account the desires and needs of active fifty-five
year old and older persons for privacy, participating in social community
activities and access to community activities. The architectural design
as aforesaid shall be a matter of review by the Planning Board, and
failure to comply or provide for the criteria as aforesaid without
good and sufficient cause or without proposing acceptable alternatives
may be a reason for denial. The use of natural materials, such as
wood, brick or stone, is encouraged.
R.
Laundry facilities, either located in individual units or in common
areas, shall be provided for the use of residents.
[Ord. No. 23-2007 § 224-256]
Design standards shall conform to Article XXII of the Absecon Developmental Ordinance (where applicable).
[Ord. No. 23-2007 § 224-257]
[Ord. No. 23-2007 § 224-258]
Parking requirements-Guidelines offered for provided parking
are as follows:
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Minimum Spaces Recommended
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Independent Living Unit:
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RSIS Requires
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Three bedroom
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2/unit
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2.1 spaces
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Two bedroom
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2/unit
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2 spaces
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One bedroom
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1.3/unit
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1.8 spaces
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Efficiency or studio
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1/unit
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1 space
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Nursing bed:
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0.3/bed
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0.5 spaces
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Assisted Living Bed:
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0.3/bed
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0.5 spaces
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Note: CAFRA requires two spaces for residential units.
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In addition to the parking requirements listed above, 0.5 parking
spaces shall be provided for each employee in the peak shift.
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Parking shall be determined by the requirements of Section 224-128. The actual parking need shall be determined by the number of employees intended to occupy the facility and the number of residents anticipated to occupy the units at peak periods. It is the obligation of the applicant to demonstrate to the Planning Board the actual need for parking by the presentation of parking generation studies from authorities on the subject of parking generation. The parking generation study shall include all accessory uses proposed at the site in addition to the age-restricted independent living structure(s) as the principal use. The parking generation study shall include a time schedule matrix of anticipated activities, events in the principal use and the accessory uses that will share on-site parking. Publications by the Institute of Transportation Engineers (ITE) or the American Planning Association (APA) or other professional associations will be considered.
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The Planning Board may consider permitting a 20% reduction in required parking, pursuant to Section 224-128 provided an area is reserved for expansion in the event the parking is determined to be necessary by the applicant or the Planning Board at a future date. If the additional parking is pre-engineered and reviewed by the Planning Board and the Planning Board's professionals at the time the original approval is granted, the additional parking can be constructed at the time the original approval is granted, or the additional parking can be constructed by the applicant at their discretion without returning to the Planning Board. The applicant must inform the Planning Board and the City Engineer in writing and post an inspection escrow prior to the actual construction of the parking area occurs.
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The New Jersey Residential Site Improvement Standards (RSIS)
parking requirements apply to all proposed residential uses. Parking
generation can include a shared parking arrangement for accessory
uses. In the case were the applicant demonstrates that a reduction
in parking is warranted, the planning board will support an application
to NJ DCA for a waiver from the parking RSIS parking requirements.
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[Ord. No. 23-2007 § 224-259]
Lighting shall conform to Section 224-130, which includes the requirement to design lighting to prevent glare upon surrounding properties.
