[Added by Ord. No. 18-01]
The PARC Planned Age-Restricted Community District is intended
for development as a planned age-restricted community, provided that
certain minimum conditional use standards are complied with. Alternatively,
the district is intended for single-family residential development
in accordance with the standards in the R-1B District.
The permitted principal uses in the R-1B District as set forth in § 600-202 shall be permitted in the PARC District.
The following accessory uses shall be permitted in the PARC
District:
A planned age-restricted community shall be permitted as a conditional use in the PARC District only if all of the requirements of § 600-199 are complied with.
The area, yard and bulk requirements in the PARC District shall
be as follows:
A.
In the event that the PARC District is developed for any of the permitted principal uses in the R-1B District, the area, yard and bulk requirements shall be the same as the area, yard and bulk requirements in the R-1B District as set forth in § 600-208.
B.
In the event that the PARC District is developed for a planned age-restricted community, the area, yard and bulk requirements for the community shall be as set forth in § 600-199 and as follows. The following requirements shall not be considered to be conditional use requirements, relief from which would require a "d" special reasons variance from the Board of Adjustment:
(1)
Application of area, yard and bulk requirements to individual
dwelling lots. In the planned age-restricted community a dwelling
unit may or may not be located on an individual lot. Individual lots
may be created without regard to area or other bulk requirements,
provided that all required setbacks from the tract boundary, from
streets and between buildings, shall be complied with. Building coverage,
improved coverage and open space requirements shall be calculated
only for the entire tract.
(2)
Minimum building setback from tract boundary. All buildings
shall be located at least 50 feet from any tract boundary, including
any public roadway located along the exterior of the lot or tract,
except that a gatehouse may be located within 25 feet of any portion
of the tract boundary that abuts a street right-of-way. The gatehouse
shall not be located in the right-of-way of any street or road to
be dedicated to the Township.
(3)
Minimum building setback from interior streets. All buildings
shall be located a minimum of 22 feet from the curbline of any street
located within the tract boundaries.
(4)
Minimum distance between principal buildings. In the planned
age-restricted community, the following shall be the minimum distance
between buildings:
(a)
The front of one building to the front of another building:
75 feet.
(b)
The front of one building to the side of another building: 40
feet.
(c)
The front of one building to the rear of another building: 75
feet.
(d)
The side of one building to the side of another building (other
than an attached unit): 20 feet.
(e)
The side of one building to the rear of another building: 40
feet.
(f)
The rear of one building to the rear of another building: 60
feet.
(5)
Buffer areas. The applicant shall maintain a buffer area along the entire tract boundary that shall be no less than 25 feet deep, as regulated by § 600-319E.
(6)
Permitted projections. Chimneys, bay windows, overhangs and
other building protrusions shall be permitted to encroach up to four
feet, and decks and patios shall be permitted to encroach up to 10
feet within the required setbacks from the tract boundary and within
the required areas between buildings. No such projects or encroachments,
however, shall be permitted within required buffer areas, and no deck
or patio shall be permitted to encroach within the required setback
from interior streets.
(7)
Maximum building coverage. The maximum coverage for all buildings
on the tract shall be 25%.
(8)
Maximum improved coverage of the tract. The maximum improved
coverage by all buildings and man-made improvements on the tract shall
be 60%.
(9)
Common open space. At least 25% of the total land area of the
tract within the PARC District shall be designed for and devoted to
common open space. In computing the 25% requirement, common recreation
areas accessory to the residential use and required buffer areas shall
be included, as well as the community building and any paved areas
or buildings devoted to open space and recreational use. Excluded
from the 25% requirement shall be dwelling unit buildings, roadways,
parking areas not reserved for the community building and accessory
recreational facilities, and any area located within 10 feet of such
buildings, roadways and parking areas.
(10)
Maximum building height. Except as provided otherwise by the
PARC District regulations, the maximum height of all buildings shall
be 2 1/2 stories or 38 feet, whichever is less. In the event
that a walkout lower level is provided on the downhill side of a building,
such level shall not be considered a story for purposes of administering
this requirement. Building height shall be measured for each dwelling
unit, and shall be measured from the average finished grade at the
base of each unit to the highest elevation of the roof of such unit,
exclusive of chimneys, cupolas, antennas, vents, etc.
(11)
Maximum number of dwelling units per building. There shall be
no more than six dwelling units within any building.
In addition to the conditional use requirements set forth in § 600-199 and the area, yard and bulk requirements in § 600-318 above, the following additional requirements shall apply to any planned age-restricted community in the PARC District:
A.
Variation in unit facades and layout. No townhouse structure shall
have more than two continuous attached townhouse dwelling units with
the same setback, and variations in setback shall be at least two
feet. At least two different floor plans shall be offered for all
dwelling types. Building floor plans and facade elevations shall be
submitted with any development application proposing to construct
dwelling units, demonstrating compliance with the foregoing requirements.
B.
Street requirements. The requirements of N.J.A.C. 5:21 et seq. (Residential
Site Improvement Standards) shall govern the design of streets.
C.
Off-street parking requirements. Within the planned age-restricted
community, parking spaces shall be provided for each dwelling unit
in accordance with N.J.A.C. 5:21 et seq. (Residential Site Improvement
Standards). In addition, the following requirements shall apply:
(1)
The Planning Board, in its reasonable discretion, may seek to
require additional parking for visitors not to exceed a total of 1/4
additional parking space per unit, reasonably distributed throughout
the site.
(2)
At least one of the required parking spaces for each dwelling
unit shall be located within a garage attached to or located in close
proximity to the dwelling unit.
(3)
In addition to parking for dwelling units, parking shall be
provided for any indoor or outdoor recreational facilities or areas
proposed, in a location reasonably convenient to such facilities or
areas, when the users may reasonably be expected to travel by motor
vehicle to such facilities or areas.
(4)
No common outdoor parking area shall be located closer than
10 feet to any residential building.
D.
Emergency facilities. Any planned age-restricted community shall
be suitably designed to facilitate emergency access by police, firefighting
and ambulance service vehicles.
E.
Buffer areas.
(1)
No use or structure shall be permitted within the required buffer
area, except for the following, and only when it is demonstrated by
the developer that such use and/or structures must be located within
the buffer area in order to reasonably accommodate the permitted development.
In the event such structures reduce the effectiveness of the required
buffer below that intended by this section, the Planning Board may
at its discretion require supplemental planting or screening methods
within or outside the required buffer area.
(2)
Buffer area depth shall be measured horizontally and at right
angles to a lot or street line or the tangent line of a curved lot
or street line.
(3)
Within the open space buffer the developer shall maintain a
landscaped screen containing mixed deciduous and coniferous trees
and scrubs of sufficient density to provide a year-round visual screen.
(4)
Except for existing preserved or transplanted vegetation, evergreen
trees shall be a minimum of six feet in height when installed. All
deciduous trees shall be 2 1/2 inches in caliper when installed.
At least 25% of all deciduous trees shall be of a species native and
indigenous to the area. Shrubs used in screen planting shall be at
least two feet in height when installed. All plant material, except
preserved vegetation or vegetation transplanted from within the tract,
shall be nursery stock and shall be free of insects, disease, deformities
and damage. Any plant material that does not survive in vigorous condition
shall be replaced within one year or one growing season of installation,
at the discretion of the Planning Board.
F.
Utility and drainage improvements. The planned age-restricted community
shall be served by public water and public sanitary sewerage systems.
All utility improvements, including, but not necessarily limited to,
storm drainage systems, sanitary sewerage collection and disposal
systems, water supply and distribution systems, gas, electric, telephone
and cable television utilities shall be subject to review and approval
by the Township in accordance with the standards and procedures established
at N.J.A.C. 5:21 et seq. (Residential Site Improvement Standards),
by the New Jersey Department of Environmental Protection and appropriate
county and other state agencies, where applicable. Water supply and
distribution facilities shall also be subject to review and approval
by the Township Engineer and Fire Department and the Denville Water
Department.
G.
Fences and walls. Fences, walls, and retaining walls shall be permitted
in required yards, as approved by the Board, provided that no fence
or freestanding wall shall exceed six feet in height, unless located
in the front yard between a principal building and any street or roadway,
in which case no fence or freestanding wall shall exceed four feet
in height. Retaining walls may exceed six feet in height, provided
that the Planning Board may in appropriate situations require such
walls to be terraced and/or landscaping to be planted in front of
such walls in order to reduce their visual impact.
H.
Signs. One two-sided project sign shall be permitted. The sign shall
be ground mounted and located at least 20 feet from the curbline of
any street. The area of each side of the sign shall not exceed 32
square feet. Any lighting of the sign shall be designed to avoid glare.
The color, design and material of the sign shall be reflective of
the color, design and material of the residential buildings on the
site.
I.
Accessibility for persons who are disabled. The development shall
be designed in accordance with the applicable standards for accessibility
and/or occupancy by persons who are disabled promulgated by the federal
government or the State of New Jersey or through their respective
departments or agencies having jurisdiction in such matters.
J.
On-tract open space and recreation facilities. The on-tract open
space may be designed for active and/or passive recreation. Where
appropriate, a system of paths and walks should be arranged to link
the various recreation facilities with the residences in the development.
Such areas shall be owned in common by the residents of the planned
age-restricted community and managed by a homeowners' association
in accordance with the provisions of N.J.S.A. 40:55D-43. All open
space and recreation areas shall be deed restricted in a manner satisfactory
to the Planning Board Attorney. The restrictions shall be sufficient
to ensure that the open space and recreation areas will be maintained
and preserved for their intended purpose. Covenants or other legal
arrangements, including homeowners' association documents, shall specify
ownership of the area, method of maintenance; responsibility for maintenance,
maintenance taxes, and insurance; compulsory membership and assessment
provisions; and guarantees that any association formed to own and
maintain the area will not be dissolved without the consent of the
Planning Board.
K.
Community building. The community shall have a community building
that may include, but not be limited to, a kitchen, offices, recreation
and social activity rooms, and a multi-purpose room designed for social
activities. The following requirements shall apply to the community
building facility:
(1)
The height of the community building shall not exceed two stories
or 35 feet.
(2)
Twelve parking spaces shall be provided at the community building.
Parking for the disabled shall be provided as required by state and
federal law.
(3)
No more than 50% of the dwelling units shall receive certificates
of occupancy unless and until the community building shall have been
completed and open to residents of the community.
L.
Gatehouse. One gatehouse shall be permitted. The height of the gatehouse
shall not exceed 18 feet. The gross floor area of the gatehouse shall
not exceed 300 square feet. The color, design and material of the
gatehouse shall be reflective of the color, design and materials of
the residential buildings on the site.
M.
Homeowners' association. The applicant shall establish a homeowners'
association for the planned age-restricted community. The association
shall own and be responsible for the maintenance, repair and reconstruction
of all commonly owned buildings, facilities and lands. At a minimum,
all such lands shall include recreational areas, open space, and drainage
facilities required by the Planning Board. Notification of the ownership
and maintenance responsibilities of the homeowners' association for
all recreation, security facilities and undeveloped open space shall
be included in the contract of sale and deed of each residence.
