The purpose of a planned adult community is
to facilitate rational planning of designated portions of the regional
growth area and to encourage the use of Pinelands development credits
while continuing to encourage innovations in residential development
and supportive public or quasi-public uses that promote a sense of
community for the benefit of the development's residents, minimize
the proliferation of roadways, encourage functional open space and
passive recreational facilities and, at the same time, encourage land
development that is fiscally responsive to the community and yet environmentally
sound. Clustered dwelling units are also promoted in order to achieve
a hierarchy of open space through grouping dwelling units into social
cells, orienting building mass to topography, providing a variety
of architectural designs, and other innovative methods inherent to
this type of design. The intent is to establish clusters that will
become a social unit and then groups of clusters that will develop
into a neighborhood. The following guidelines should be implemented
in created cluster developments:
A. Individual clusters of dwelling units ranging in size
from 20 to 40 dwelling units are encouraged. Apartment clusters up
to 96 units are encouraged where permitted.
B. Individual clusters should be linked with a common
pedestrian and vehicular circulation system.
C. Emphasis is placed on a comprehensive design scheme
for each individual cluster and the development as a whole that will
achieve a measure of similarity among buildings, resulting in a unified
appearance for the entire development. Building designs should avoid
a monolithic or sterile appearance.
D. Each cluster should be articulated through the massing
of buildings, variation in building heights, building materials and
colors, landscaping, lighting, and open space.
E. Each cluster should be linked with developed open
space relating to the group of building units within the cluster.
F. The entrance of each primary cluster should be identified
through a series of one or more design elements, such as, but not
limited to, special plantings, sheltered pedestrian waiting areas,
special ornamental lighting, signage, etc., to distinguish each cluster
and to create a psychological sense of arrival through architectural
design elements.
G. Every three to five clusters should be linked via
developed open space that provides community-type recreational facilities
designed to serve the needs of the resident population.
The following uses are permitted in a planned adult community within the growth area districts, provided that wastewater treatment facilities meet the standards of §
203-186 of this chapter.
A. Residential development as specified in Table 11.1.
B. Churches, schools or similar facilities, subject to the additional requirements of Article
XV of this chapter.
C. Community buildings, pools, and similar recreation
facilities designed as part of the PAC, subject to any pertinent special
regulations.
The mix of various uses is designed to encourage
a mix of housing types to promote diversified population and housing.
A. Required housing mixes.
(1) GA-M District where proposed development is equal
to or less than the permitted base density:
(a)
Apartments and single-family attached housing
types are not permitted.
(b)
A minimum of 40% of all dwelling units shall
consist of one or more of the following housing types: single-family
detached, single-family lot line or single-family patio.
(2) GA-M District where proposed development exceeds the
base density through the use of Pinelands development credits:
(a)
No more than 25% of all dwelling units may consist
of two-and-five-tenths-story apartments.
(b)
A minimum of 20% of all dwelling units shall
consist of one or more of the following housing types: single-family
detached, single-family lot line, single-family attached or single-family
patio.
(3) GA-I District where proposed development is equal
to or less than the permitted base density:
(a)
No more than 20% of all dwelling units may consist
of two-and-five-tenths-story apartments.
(b)
A minimum of 30% of all dwelling units shall
consist of one or more of the following housing types: single-family
detached, single-family lot line, single-family attached or single-family
patio.
(4) GA-I District where proposed development exceeds the
base density through the use of Pinelands development credits:
(a)
No more than 50% of all dwelling units may consist
of one or both of the following housing types: two-and-five-tenths-story
apartments or three-story apartments.
(b)
A minimum of 8% of all dwelling units shall
consist of one or more of the following housing types: single-family
detached, single-family lot line, single-family attached or single-family
patio.
Open space shall be designed as an integral
part of all planned unit residential projects and shall provide a
range of opportunities for active and passive recreation as well as
protect and preserve the natural environment.
A. The minimum area of common open space in a PAC shall
be 45% of the developable land within a PAC site.
B. Active recreational facilities shall be provided in accordance with §
203-158 as appropriate in relation to the number of dwelling units proposed in the project.
C. The developer shall be permitted to buy out of the
active recreation obligation only in accordance with § 203.158I.
D. The distribution of developed and undeveloped common
open space shall be designed to the maximum extent practicable to
coincide with the orientation of the housing units and the user population
in a manner that provides uninterrupted and easy access.
E. Linkage of developed open space shall, to the maximum
extent practicable, be provided as a system of pathways (walkways,
bikeways, etc.) which connect developed open spaces.
F. Development in the vicinity of undeveloped open space
shall be designed to protect the site's natural resources, animal
habitat, flood-prone areas, etc. The undeveloped open space shall
be utilized to provide protection for critical ecosystems within the
project site and to preserve in perpetuity the natural assets of the
project area.
G. All open space shall be recorded in the master deed
for each project to reflect its permanency for such space. Such document
shall be submitted to the Planning Board prior to final approval.
The density of residential units shall be based
upon net density as defined in this chapter to ensure that the concentration
of dwelling units on the land reinforces design and environmental
criteria.
A. Maximum net residential density without Pinelands
development credits:
(1) GA-I District: 3.25 dwelling units per acre.
(2) GA-M District: 2.75 dwelling units per acre.
B. Maximum net residential density with Pinelands development
credits:
(1) GA-I District: 5.45 dwelling units per acre.
(2) GA-M District: 4.30 dwelling units per acre.
The following parking standards shall be required
for the specified uses listed in a planned residential development:
A. See §
203-60 for on-site parking requirements.
[Amended 7-7-1997 by Ord. No. 1261-97]
B. Off-street on-site parking facilities shall be limited
to passenger vehicles of permanent residents. Storage of trucks, boats,
trailers, etc., in multifamily projects shall be prohibited.
C. Design controls applicable for off-street parking
facilities are set forth in the site plan and subdivision regulations
of this chapter.
D. Parking for community buildings, if any, shall be
based upon one off-street on-site space per 120 square feet of building
area.
E. Bike racks permanently in place shall be provided
at all recreational facilities based upon estimated user demand.
F. Parking for recreational facilities shall be provided
based upon the need generated by individual facilities.
All planned residential developments are required to submit a detailed landscaping plan, prepared by a professional landscape architect, pursuant to requirements established in Article
XIV, Environmental Review and Site Analysis.
A. Landscaping objectives and uses of plants. Landscape
design is an important element in creating a well-conceived planned
residential development; accordingly, in site design it has a role
greater than just screening and aesthetic function. Thus, the following
elements are set forth to identify the areas of landscaping design
required as part of any planned residential development.
(1) Architectural uses. Plants, singly or in groups, form
walks, canopies or floors of varying heights and densities creating
walls of privacy, plant canopies, plant floors, etc.
(2) Engineering uses. Engineers are concerned with such
items as glare, traffic, noise control, soil erosion, etc. Utilizing
well-chosen and properly placed plant material, noise, soil erosion,
glare, etc., can be reduced.
(3) Climate control uses. Shade trees, windbreak trees
and snowfence plants are examples of plants used for climate control.
(4) Aesthetic uses. Plants can be used to blend together
various unrelated elements such as buildings, utility structures or
inharmonious land uses. Landscaping can be very effectively used to
improve a building design by complementing a building's design through
color, texture, seasonal configurations, highlighting areas of interest
using landscaping creatively with lighting and signage, etc.
(5) Water as landscape. Water areas can be a handsome
and often functional addition to a site design by utilizing detention
basins, serving engineering purposes, as part of the landscaping element.
Through creative engineering and good landscape design, such areas
can add substantially to the quality of any planned residential development.
(6) Wildlife habitat. Wildlife habitat is an important
element in large tract development where large areas of open space
are to remain undisturbed. Designs must inventory this habitat and
assure its continuity, either through supplementing habitat, preserving
it or both. Accordingly, the design for development must address such
concerns with concrete alternatives.
B. Planting requirements. All areas not covered by roadways,
pedestrian walkways, parking areas, etc., shall be landscaped with
natural materials according to a landscaping plan submitted as part
of the site plan application process. The minimum number of trees
planted in lots as buffers or in parking areas shall be as follows:
(1) Canopy trees. There shall be a minimum number of five
canopy trees two to three inches in caliper measured six inches from
the top of the root ball per each proposed residential unit. (NOTE:
A two- to three-inch caliper canopy tree shall be at least 12 feet
in height at the time of planting. Clump or flowering trees incapable
of being measured six inches from the top of the root ball shall be
at least 12 feet high at the time of planting.)
(2) Shrubs and ornamental planting. (NOTE: The developer
shall select all plant material in this category from approved Pinelands
plant material. To assure variation, plant material shall include
at least four distinct categories of plants. Such plant material shall
be at least 40% mature at the time of planting.) The minimum number
of this type of plant material shall be 20 plants per dwelling unit
for townhouses and single-family housing types and 15 plants per unit
for garden apartments. The intent, however, is to assure the proper
uses of understory plant material along the edges of buildings, walkways,
bases of signs, bases of streetlights, creation of plant walls, highlighting
entranceways, restricting entry to certain areas, basic ornamental
planting, etc.
C. Special landscaping emphasis. The following standards shall be supplemental to those requirements of Subsection
B above in cases where the Board determines that such requirements have not been met through the minimum standards set forth in Subsection
B.
(1) Parking lots. All parking lots in a planned unit development
shall be landscaped in the following fashion:
(a)
At a minimum, every sixth parking space shall
be interrupted with a canopy tree two or three inches in caliper measured
six inches from the top of the root ball. Such tree shall be planted
at least four feet into an island perpendicular to the curb so that
it is clear of vehicle overhang and opening doors. The tree shall
be so positioned and the island designed so that the landscaping will
not interfere with pedestrian circulation.
(b)
All overhang areas shall be designed with a
hard surface from the outside edge of the wheel bumper (head of parking
stall to a distance of three feet beyond that point).
(c) The remainder of the landscape islands shall be planted with native
shrubs, planted at a minimum size of two to 2.5 feet, herbaceous material
and groundcover. Mowed turf areas and large areas of mulch in parking
islands are discouraged.
[Added 5-4-2009 by Ord. No. 1647-2009]
(d) Where underlying soils may not be conducive to infiltration, bioretention
areas should be incorporated into the parking lot as concaved landscaped
areas and situated below the grade of the parking spaces and driving
aisles so that stormwater runoff is directed as sheet flow into the
bioretention area trapped by such islands. Bioretention areas can
be used in concert with pervious paving surfaces to maximize the attenuation
of runoff. Spacing and layout of the bioretention area should be designed
so runoff is maintained as sheet flow from the driving surfaces into
the bioretention area. (See Figure 7, Appendix A.)
[Added 5-4-2009 by Ord. No. 1647-2009]
(e) Parking lot drainage design, such that all surface runoff (both piped
and overland flow) is conveyed through a vegetated swale, vegetated
filter strip, created wetlands, rain gardens or detention basins with
biofiltration prior to allowable discharge downstream. There shall
be no direct discharge of stormwater runoff from any point or nonpoint
source to any wetland or wetlands transition area of surface water
body. In addition, stormwater runoff shall not be directed in such
a way as to increase the volume or rate of discharge into any surface
water body from that which existed prior to development of the parcel.
[Added 5-4-2009 by Ord. No. 1647-2009]
(f) Parking lots that incorporate bioretention areas into the landscaped
portions of the parking lot should use wheel stops or bollards (in
or adjacent to pedestrian accessways) where direct overland flow or
curb cuts are utilized to drain runoff to a vegetated open channel
or bioretention area behind the curb to protect the area from traffic
intrusion while also allowing the parking lot runoff to flow by. (See
Figure 1, Appendix A.)
[Added 5-4-2009 by Ord. No. 1647-2009]
(2) Dwelling unit to edge of parking. The area extending
between the wall of a dwelling unit to the edge of any parking area
shall be landscaped to achieve a visual separation with a combination
of hedges, shrubs, bollards or other similar techniques.
(3) Dwelling unit to edge of street. The area extending
between any dwelling unit and street edge shall be landscaped with
screen, buffer or ornamental planting as required to provide an appropriate
transition between the two elements.
(4) Privacy areas. The patio and similar areas designated
for privacy shall be landscaped with screen, canopy and ornamental
planting.
(5) Maintenance, storage and refuse collection areas.
These areas shall be landscaped with buffer and screen plantings to
provide visual physical separation of such elements from contiguous
areas.
(6) Landscaping for energy conservation. Landscape planting
generally throughout the site shall be utilized to provide buildings
with summer shade canopies, maximum winter exposure to sun, windbreaks,
etc.
(7) Wildlife habitat. The utilization of landscape planting
to promote the creation and/or preservation of wildlife habitat must
take form at two levels. The first effort is required in the areas
referred to as "developed common open space." These include parks,
playgrounds, backyards, walkways, etc., in which plant material selected
to satisfy the needs of the human population can also have food and
shelter value for bird and small game species. The second effort lies
in the protection of the habitat value of the undeveloped open space
and augmenting such habitat with plant material that further promotes
food and shelter values.
(8) Developed common open spaces. The developed open spaces
throughout any project area shall be landscaped according to an overall
plan incorporating existing plant material and supplementing it.
(9) Utility fixtures, such as transformers, heat pumps,
etc., throughout the site shall be screened with a combination of
fencing and landscaping.
(10)
The rear yard and first floor of the rear outside wall of any single-family dwelling, attached or detached, must be buffered/screened from the view of any street classified as a collector, arterial, freeway or expressway as set forth in §
203-169.
[Added 7-7-1997 by Ord. No. 1261-97]
(11) Culs-de-sac. A planted island with a bioretention landscaped area
where runoff can be directed shall be required at the discretion of
the Township Landscape Architect in the center of the cul-de-sac to
encourage low-impact development. If provided, the planted island
shall be 40 feet (mininum) in diameter. Ownership and maintenance
of the planted island shall be designated on the approved final plan
of the subdivision or land development.
[Added 5-4-2009 by Ord. No. 1647-2009]
D. Buffer areas. Except as provided in §
203-94A of this article, the minimum standards for buffer areas and their relationship to various land use associations are set forth in §
203-169, Buffer landscaping requirements.
E. Maintenance of landscaped areas.
(1) All landscaped areas shall be maintained in a neat
and professional manner throughout the life of the project, to include
the replacement of plant material as required.
(2) The agency, office or person charged with such responsibility
shall be designated. All areas of the site plan to be under a common
association responsibility shall be designated on the site plan.
F. Retention of native plant material. All efforts shall
be made to retain natural plant material. Clearing shall be limited
to roadways and building sites (NOTE: and other areas essential for
the development) pursuant to those sections relating to fire management
and vegetation.
G. Substitutions of existing plant material for required
landscaping. Subsequent to construction of each project phase, the
developer may request the Planning Board to verify the acceptability
of existing native plant material and its suitability as a substitute
for any proposed landscape plan.
H. Location of landscape material. All landscape material
shall be located so as not to obstruct vision in parking areas, along
roadways or in other areas accessible to motorized vehicles.
I. In the Pinelands Area, landscaping plans shall incorporate the elements set forth in §
203-185A(4).
[Added 8-4-1997 by Ord. No. 1280-97]
Signs permitted in a planned residential development are identified in Article
XIII, Signs, of this chapter. All signs utilized in a planned residential development shall, at a minimum, be consistent with the above section, as well as:
A. Be constructed of natural materials in architectural
character with the project.
B. Be landscaped at their base in a manner to highlight
the immediate area around the base of the sign.
Fences permitted in a planned adult community are identified in §
203-173, Maximum height requirements for fences, walls and hedges.
In the event that an applicant is unable to achieve the densities set forth in §
203-93 of this article because of the requirements of the section relating to wetlands protection, the Planning Board shall waive or vary such requirements of this article regarding distances between buildings and the required housing mixes as are necessary to allow the developer to achieve the densities authorized in §
203-93. In administering this provision, the applicant shall have the burden of demonstrating that the assigned densities are not achievable, and the Planning Board shall have discretion to determine which requirements of this section shall be waived or modified.