The purpose of these provisions is to provide a range of flexibility within which unique conditions relating to a lot or lots proposed for development may be accommodated. The standards herein establish the limits of discretionary action which may be taken by the approving board. These standards are adopted pursuant to the authority of N.J.S.A. 40:55D-39b and c, and no deviation from these standards may be granted pursuant to N.J.S.A. 40:55D-70. Prior to the submissions of an application for development which proposes the utilization of an alternative development option set forth in this Article VIII, the developer is encouraged to take advantage of the concept plan review procedure under Article IV.
As an alternative to conventional development
the approving board may authorize one of the three alternative development
options set forth herein in accordance with the standards herein established.
A.
Density transfer option. The density transfer option
provides for reduced lot sizes in order to preserve a portion of the
land in an open undeveloped state. In contrast to a conventional subdivision,
the technique concentrates the allowable number of dwellings onto
smaller lots occupying a lesser portion of the tract; this technique
leaves other portions of the land undeveloped. With a conventional
subdivision, some portions of the tract may be undevelopable and this
will reduce the number of dwellings to less than that theoretically
possible under the allowable density. With the density transfer option,
the allowable density may still not be achieved but would be more
achievable than through a conventional subdivision. The density transfer
option is intended to be employed on small tracts which contain critical
lands and environmental constraints warranted and where development
of extensive active recreation areas is not desirable or practicable.
B.
Cluster option. The cluster option expands on the
concept of the density transfer option by further reducing lot sizes
to provide special amenities. It is intended to be employed to create
suitable areas for organized outdoor recreation, a pedestrian path
network linking all parts of a development and a closed traffic circulation
system. These amenities are to be furnished in addition to protecting
special environmental features covered by the density transfer option.
A special density bonus available under the cluster option is intended
to encourage the development of housing for adult members of families
whose children have moved from their households, and who wish to have
a lifestyle which will offer them less maintenance to house and grounds.
C.
Planned development option. The planned development
option further expands on the density transfer and cluster options
by allowing appropriate nonresidential uses to be incorporated into
large scale residential development. Planned developments shall be
composed of individual residential clusters each of which must individually
satisfy the requirements for the cluster option. A Class I Planned
Development may provide for convenience commercial facilities to be
incorporated into a neighborhood scale residential development. A
Class II Planned Development may provide for more extensive nonresidential
development to be incorporated into a larger community scale residential
development. Both classes may provide for public and quasi-public
land uses, but only a Class II Planned Development may provide for
a full range of neighborhood and community commercial facilities along
with industrial land uses.
The approving board may authorize the use of
reduced lot sizes for density transfer in accordance with the Schedule
of Alternative Development Options attached hereto as Appendix H and
made a part hereof[1]; provided that where the proposed development meets the
following qualifying criteria:
A.
The minimum tract size shall be five acres.
B.
Allowable dwelling units may not be transferred between
differing zones.
C.
The total number of lots created shall not exceed
the allowable density multiplied by the tract area.
D.
Building lots shall conform to the conventional requirements
for the alternative standard as if developed in that zone and shall
maintain continuing compliance with said zone requirements.
E.
All lands remaining outside of public streets, building
lots and any other parcels approved for special purposes shall be
set aside as open space. The boundaries of any open space parcel(s)
shall be designed to coincide with adjoining open space parcels, whether
existing or proposed, so as to extend and expand upon an overall open
space network for the Township. Inasmuch as is reasonably practicable,
developments shall be planned taking into account other existing,
planned or potential developments, so as to form residential clusters
conforming with the requirements of this chapter.
[1]
Editor's Note: Appendix H, Schedule of Alternative Development Options, is included at the end of this chapter.
The approving board may authorize the use of
reduced lot sizes for cluster development in accordance with the aforesaid
Schedule of Alternative Development Options where a development meets
the following qualifying criteria:
A.
All qualifying criteria for the density transfer option
shall be satisfied.
B.
Each cluster shall:
(1)
Be restricted to one type of land use or housing type
in a contiguous group of not less than 60 dwelling units;
(2)
Be served by a street system which is designed to
minimize through traffic;
(3)
Be served by a pedestrian circulation system which
serves the development;
[Amended 3-27-1995 by Ord. No. 12-95]
(4)
Be designed so that all residential lots shall adjoin
an open space parcel. Alternately, the Board may deem this item satisfied
where, in lieu of adjoining all lots, the open space is provided in
such quantity or location that it serves a greater public good, such
as adjoining other open space or parkland or serves to preserve unique
environmental or other features; and
[Amended 3-27-1995 by Ord. No. 12-95]
(5)
Be designed so that a minimum of 23% of the tract
area shall be set aside in developed or undeveloped open space parcels.
Developed open space parcels shall be designed to accommodate pedestrianways
of not less than 10 feet in width and recreation sites of not less
than five acres in area.
[Amended 3-27-1995 by Ord. No. 12-95]
(a)
Developed open space is intended to provide
sites for recreational facilities. Developed open space may include,
but shall not be limited to, landscaped lawn areas, a golf course,
which may include ancillary features of groundwater recharge, walkways,
pedestrian bicycle paths, paved terraces and sitting areas, and recreational
facilities such as playfields, playground, tot-lots, swimming pools,
sports courts, community center, and ancillary roadways and parking.
(b)
Undeveloped open space is intended to preserve
lands in a natural state for groundwater recharge, aesthetic appeal,
recreation and conservation purposes. Undeveloped open space may include
wetlands, woodlands, wildlife preserves, man-made and natural bodies
of water, scenic areas, woodland trails, hedgerows and treelines,
natural wooded areas around golf courses, and access roads and ancillary
parking for undeveloped open space sites. Development in undeveloped
open space shall be limited to the following: footpaths, jogging trails,
bridle paths, bicycle paths, nature walks, nature preserves, bird
sanctuaries, ecological study or alternative energy areas, nurseries
for trees, shrubs, and other plants to be used in the development,
access roads and ancillary parking for undeveloped open space sites,
and lighting, retaining walls and other features necessary to protect
the land or people who will use the undeveloped open space.
(6)
Have two or more points of access.
[Added 4-23-2001 by Ord. No. 17-01]
The approving board may authorize a planned
development consisting of three or more residential clusters along
with other nonresidential land uses in accordance with the following
standards:
A.
Criteria for planned developments. The approving board
may authorize the use of reduced lot sizes for planned development
in accordance with the aforesaid Schedule of Alternative Development
Options[1] where a development meets the following qualifying criteria:
(1)
A planned development shall be a mixed use development and contain at least three residential clusters, one or more of which may conform to and take advantage of the density bonus provided for in Subsection B, and each residential cluster within a planned development shall individually conform to the requirements of the cluster option. Anything herein to the contrary notwithstanding, the granting of said density bonus shall only increase the permitted density only in the cluster portion of the planned development which conforms to the conditions permitting the application of such bonus.
(2)
Planned developments shall be of two classes, namely
Class I PD and Class II PD, and shall meet the size criteria set forth
herein.
(a)
A Class I PD shall be a planned residential
development designed for residential use with retail and service conveniences.
A site submitted for approval as a Class I PD shall contain a contiguous
area of not less than 100 acres.
(b)
A Class II PD shall be a planned unit development
designed for residential and nonresidential employment generating
uses. A site submitted for approval as a Class II PD shall contain
a contiguous area of not less than 300 acres.
[1]
Editor's Note: Appendix H, Schedule of Alternative Development Options, is included at the end of this chapter.
B.
Allowable discretion. Flexibility in the planning
and design of a planned development is provided within a limited range
of possibilities.
(1)
Land use.
(b)
A Class II PD shall:
[1]
Contain general office, community commercial
or special development parcels of not less than 10% and not more than
20% of the tract area;
[2]
Contain public space parcels of not less than
3% of the tract area;
[3]
Consist of at least seven separate residential
clusters;
[4]
Contain at least five housing types;
[5]
Contain at least three housing densities; and
[6]
Contain neighborhood commercial parcels of not
less than 3% and not more than 10% of the tract area.
(c)
The nonresidential land uses in a Class I or
Class II PD shall be subject to the following additional restrictions:
[2]
Public community service uses include, but are
not limited to, schools, libraries, fire stations, first aid and rescue
squad stations, municipal offices or quasi-governmental offices, public
recreational amenities, parks, play areas or other similar facilities.
[3]
Private community service uses are uses of a
nature similar to public community service uses, but which shall be
offered directly to the prospective users. Upon the written acceptance
of such lands by the private community service user, the approving
board shall formally approve the inclusion of such uses for credit
as public space.
(2)
Density.
(a)
In order to encourage a variety of residential
densities, the total number of residential units shall be developed
according to the following schedule:
|
Class I PD
|
Class II PD
| ||||
|---|---|---|---|---|---|
|
Minimum
|
Maximum
|
Minimum
|
Maximum
| ||
|
Low density/
LD
|
30%
|
70%
|
15%
|
45%
| |
|
Low medium density/
LMD
|
30%
|
70%
|
20%
|
35%
| |
|
Medium density/
MD
|
N.A.
|
N.A.
|
25%
|
35%
| |
|
Medium high density/
MHD
|
N.A.
|
N.A.
|
10%
|
20%
| |
(b)
(c)
Density averaging may be used in distributing
gross residential parcel densities from one land use parcel to another
within the same overall land use category (i.e., LD, LMD, MD, MHD);
provided that the average density and maximum number of dwelling units
permitted in the given land use category is not exceeded within each
section embraced by the preliminary plan submission. The approving
authority shall approve all applications for density averaging during
the preliminary approval process.
(d)
A mixture of residential housing types within
each of the density categories shall be provided by the applicant
and approved by the approving board so that no single housing type
dominates.
C.
Planning requirements. Planned developments shall
be subject to the following standards which shall supplement other
provisions of this chapter:
(1)
Land use. The land use proposals for any planned development
shall be consistent with the policies articulated in the Master Plan
as relates to land use, community facilities and housing.
(2)
Circulation. The circulation proposals for any planned
development shall be consistent with the policies articulated in the
circulation element of the Master Plan.
(3)
Utilities and services. The utilities proposals for
any planned development shall be consistent with the policies articulated
in the Master Plan as relates to stormwater management, utilities,
local services and fiscal impact on the county, municipality and special
districts, including the local school district.
(4)
Open space. The open space proposals for any planned
development shall be consistent with the policies articulated in the
Master Plan as relates to open space and environmental features.
(5)
Staging. The staging proposals for any planned development
shall ensure that each stage shall encompass a balanced mix of residential
and nonresidential land uses in proportion to the mix for the entire
development and that each stage shall encompass completion of all
streets, utilities and services necessary for the section whether
located within or outside the section. The Township encourages completion
of approved stages that are substantially self-functioning and self-sustaining
with respect to traffic circulation, access, utilities, off-street
parking and loading, open space and other PD requirements before development
proceeds for new stages.
(a)
In addition to the foregoing, residential housing
units and acres of nonresidential uses that may be developed in a
Class I or Class II PD shall be timed at intermediate points following
the staging performance schedule outlined below. The staging performance
schedule shall be established for the entire development at the time
of approval of the general development plan timing schedule, if any,
or otherwise at the time of preliminary approval. At each subsequent
approval stage, the approving board shall review each application
for conformance with the staging performance schedule and may establish
bench marks within intermediate points.
(b)
The staging performance schedule shall relate
maximum percentage of dwelling units (expressed as the maximum number
of construction permits issued) to the minimum percent of acres of
nonresidential uses that must be improved with public water and sewer
facilities, and minimum assessed valuation of building space under
construction devoted to nonresidential uses, set forth in the following
schedule:
|
Maximum Dwelling Units
|
Minimum Commercial and Office
Industrial Acreage
(deed restricted and served
by water sewer)
|
Minimum Ratables as Percent
of Total Assessed Valuation of Commercial Office Industrial Defined
at GDP
| |
|
10%
|
10%
|
0%
| |
|
25%
|
25%
|
10%
| |
|
40%
|
40%
|
25%
| |
|
60%
|
60%
|
45%
| |
|
85%
|
85%
|
65%
|
(c)
Affordable housing units approved pursuant to Article IX shall not be counted as residential housing units and shall be excluded from the staging performance scheduling requirement.
(d)
Construction permits may be withheld for noncompliance
with the staging performance schedule set forth herein.
