[Amended 12-30-1981 by Ord. No. 81-23; 4-4-1984 by Ord. No.
84-2; 9-15-1987 by Ord. No. 1987-9]
Conditional uses permitted in the R-1, R-5 and
VR Zoning Districts shall meet the following requirements:
A.
Private or commercial recreation facilities (as described in § 100-44A):
(1)
Such facility is permitted in the R-5 District only,
on a lot with an area of at least 20 acres.
(2)
Such facility shall be directly accessible by means
of a collector or arterial street.
(3)
No aboveground structure connected with such facility,
other than a fence, wall or driveway, shall be located closer to any
lot or street line than 100 feet, except that riding stables and academies
shall be required to maintain a setback of 200 feet between any structure
sheltering animals and a lot or street line.
(4)
Parking shall be provided on the lot adequate to serve
the facility. The approving authority shall establish the required
number of parking spaces to be provided, based upon the anticipated
demand for them, as documented by the applicant, the advice of any
experts retained by the approving authority to evaluate the proposal
and generally accepted standards applying to the particular use contemplated.
B.
Summer or year-round camps, including day camps for
children and camp facilities of educational, religious, charitable
and similar organizations:
(1)
The maximum permitted density shall not exceed five
persons per each two acres for resident facilities and 20 persons
per each two acres for day-only facilities, and no lot devoted to
such use shall have an area of less than 20 acres.
(2)
No unit designed for human occupancy shall be located
closer than 75 feet to any lot line, nor closer than 100 feet to any
street line, and no such unit shall be located closer than 15 feet
to any other unit.
(3)
No playground or meeting or assembly area shall be
located closer than 100 feet to any lot or street line.
(4)
All facilities provided for the amusement, accommodation
or convenience of campers shall be for their sole and exclusive use
and not open for use by the general public on a commercial basis.
(5)
There shall be no sale of goods or services on the
premises other than to the occupants thereof.
(6)
Each camp shall be provided with water supply and
distribution facilities, sanitary conveniences and refuse storage,
collection and disposal facilities, as approved by the approving authority.
The applicant shall be required to demonstrate to the approving authority
the adequacy of the water supply and sewage treatment facilities available
or intended to be provided to serve the camp.
C.
Public utility facilities, including electric power
distribution substations:
(1)
The approving authority shall determine that such
use at the proposed location will not be detrimental to the public
safety and health and is reasonably necessary for the service, convenience
and welfare of the public.
(2)
No equipment or apparatus used in the transmission
or distribution of electric power, other than overhead or underground
transmission or distribution lines, shall be located closer than 35
feet to any lot or street line.
(3)
All areas of the lot not devoted to buildings and
structures, parking areas and drives and required screens, shall be
landscaped with grass, trees or shrubs.
(4)
A permanent, visual screen shall be provided either
around the perimeter of the lot or around the structures or security
fence on the lot. Such screening shall be approved by the approving
authority upon the nature of the structures to be screened, the existing
vegetation on the lot and the potential visual impact of the proposed
structures on adjoining lots. As a minimum, evergreen shall be provided
wherever screening is required.
D.
Commercial greenhouses and nurseries:
(1)
Such uses shall be permitted in the R-5 District only,
on lots having an area of at least 20 acres.
(2)
Such uses shall be directly accessible from a collector
or arterial roadway.
(3)
All structures shall be located a minimum of 100 feet
from any lot line and 200 feet from any street line and shall be completely
screened from view along all side and rear lot lines by existing vegetation,
earthen berms, evergreen plantings or similar landscape treatments,
as approved by the approving authority.
(4)
Parking shall be provided at the rate of one space
per each employee, plus one space per each 200 square feet of indoor
sales area accessible to the public, plus 1/2 space per each 1,000
square feet of outdoor storage, sales or display area.
E.
Subsidized accessory apartments. Subsidized accessory
apartments shall be permitted as conditional uses in the R-5 Residential
District. The following criteria shall apply to the creation of subsidized
accessory apartments in this zone:
[Added 1-18-2005 by Ord. No. 2005-2]
(1)
Subsidized accessory apartments shall be as defined in Chapter 41, Accessory Apartments, of the Code of the Township of Holland.
(2)
Each new accessory apartment created under the terms of this section shall be affordable to and rented only by a qualified low-income household for a period of at least 10 years from the date a certificate of occupancy is issued for the new unit in accordance with the terms of Chapter 42, Affordable Housing, of the Code of the Township of Holland.
(3)
No accessory apartment shall be created under the terms of this section unless an application has been submitted to and approved by the Housing Administrator and unless the creation of the accessory apartment is accomplished as part of the Township's affordable housing compliance program and unless the accessory apartment is deed restricted in accordance with the terms of Chapter 42, Affordable Housing, of the Code of the Township of Holland.
(4)
The provisions of this section shall expire automatically
when funds are no longer available to subsidize accessory apartment
conversions.
(5)
The Board of Health shall certify the adequacy of
the on-site septic system to accommodate the original dwelling plus
the accessory apartment. All accessory apartment units shall meet
the requirements of N.J.A.C. 5:23-2.4 and 2.5 (or successor regulation)
following the completion of the conversion.
(6)
The lot on which the subsidized accessory apartment
will be located shall conform to the minimum lot area requirement
for the R-5 Residential District or for the approved form of development
in the R-5 Residential District.
(7)
The property proposed for conversion shall be able
to accommodate sufficient off-street parking as approved by the Planning
Board.
(8)
Applicant submission requirements.
(a)
Applicants for the creation of a subsidized
accessory apartment shall submit to the Housing Administrator:
[1]
A sketch of floor plan(s) showing the location,
size and relationship of both the accessory apartment and the primary
dwelling;
[2]
Elevations showing the modification of any exterior
building facade to which changes are proposed; and
[3]
A site development sketch showing the location
of the existing dwelling and other existing buildings; all property
lines; any proposed addition, along with the minimum building setback
lines, the locations, size and extent of all underground utilities
and the length, width and function of all rights-of-ways and easements
on the property; the required parking spaces for both dwelling units;
and any natural or man-made conditions which might affect construction.
(b)
All plans and elevations shall be clear and
concise and drawn to a scale of not less than one inch equals four
feet for the floor plan(s) and elevation(s) and one inch equals 20
feet for the site development plan.
(9)
Additions to an existing structure designed to allow
the creation of a subsidized accessory apartment shall not be permitted,
except that small additions containing up to a maximum of 5% of the
gross floor area of the existing structure or 100 square feet, whichever
is less, may be permitted if the addition will facilitate the creation
of the accessory apartment in a more logical manner, considering design,
layout, access and safety factors. Such additions shall comply with
all applicable yard, setback, coverage and other bulk requirements
of this chapter.
(10)
Alterations to the exterior of the existing
dwelling, other than those to improve the maintenance and attractiveness
of the dwelling, shall be minimized. After the creation of the accessory
apartment, the building(s) on the property shall maintain the usual
appearance of a single-family detached dwelling and its appurtenant
structures and shall remain compatible with the character of the surrounding
neighborhood.
(11)
A converted dwelling shall not have more than
the existing number of entrances along the front of the building.
All entrances to an accessory dwelling shall be located on the side
or rear of the building.
(12)
No new unenclosed exterior stairways shall be
allowed on the front of a converted dwelling.
(13)
Necessary changes in the number or placement
of windows to provide adequate light and air will be allowed but shall
be minimized; any changes which occur must be done in a manner consistent
with the architectural character of the existing dwelling.
(14)
An accessory apartment shall not be created
on any floor above the second floor except that space above the second
floor may be used for storage or sleeping rooms for a second floor
apartment. No accessory apartment shall be located in a below-ground
basement where the exterior grade is more than half the height of
the exterior wall, unless there is at least one exterior facade where
the unit is at grade with the ground outside.
(15)
Each accessory apartment unit shall contain
the following minimum gross floor area:
|
Type of Unit
|
Minimum Gross Floor Area
(square feet)
| |
|---|---|---|
|
Efficiency
|
450
| |
|
1 bedroom
|
550
| |
|
2 bedroom
|
660
| |
|
3 bedroom
|
800
|
(16)
Existing unauthorized accessory apartments may
be legalized under this section without penalty to the property owner
and without Township subsidy, provided all of the foregoing criteria
as well as the following criteria can be met:
(a)
The unit is currently vacant or is occupied
by a qualified low or moderate-income household unrelated to the owner.
(b)
If the unit is currently in substandard condition, it can be brought up to standard condition before a certificate of occupancy is issued in accordance with all of the requirements and procedures of Chapter 41, Accessory Apartments, of the Code of the Township of Holland, except that no Township subsidy shall be required to be paid to the owner to bring the unit up to standard condition.
(c)
The unit will be affirmatively marketed pursuant
to the Township's affirmative marketing plan. If the unit is currently
occupied by a qualified low- or moderate-income household unrelated
to the owner, it shall be affirmatively marketed when the current
tenant vacates the unit.
(d)
The unit will be deed restricted for occupancy by and will remain affordable to a qualified low-income household for a period of 10 years from the date a certificate of occupancy is issued for it, consistent with the requirements of Chapter 41, Accessory Apartments, Chapter 42, Affordable Housing, and the rules of the Council on Affordable Housing.
A.
Only the following signs are permitted in the R-1,
R-5 and VR Districts:
[Amended 8-16-1988 by Ord. No. 1988-9[1]]
(1)
One sign, located upon the lot displaying the street
number and name of the occupant of the lot, not exceeding 432 square
inches (three square feet) in area. Such sign may be attached to the
principal building or may be attached to a rod or post. Mailboxes
shall not be construed as signs under the provisions of this section.
Such sign may include identification of an accessory home occupation.
(2)
One bulletin or announcement board or identification
sign for a permitted nonresidential building or use not exceeding
eight square feet in area. No such sign shall be located nearer to
a street line than 10 feet.
(3)
One "For Sale" or "For Rent" sign, not exceeding four
square feet in area, and advertising only the premises on which the
sign is located or premises accessible from a public road only by
a private lane or driftway at the end of which the sign is located.
(4)
Signs used to warn the public against hunting, fishing
or trespassing, provided that such signs do not exceed two square
feet in area.
B.
All signs shall be stationary and shall not contain
any visible moving or movable parts; no such sign shall be of neon
or exposed gas-illuminated tubes; and any lighting of any such sign
shall be continuous, indirect and installed in a manner that will
prevent direct light from shining onto any street or adjacent lot.
C.
Signs advertising the name and product of a farm,
provided that the sign is located on the same lot as the farm, does
not exceed four square feet in area and is not closer than 30 feet
to any street center line.
D.
One "For Sale" sign not exceeding four square feet
in area, advertising real property which is for sale, located off
the premises which is for sale, provided that:
[Added 8-16-1988 by Ord. No. 1988-9]
(1)
Written consent is given to the placing of the sign
by the owner of the property where the sign is placed.
(2)
If the sign is placed within a road right-of-way,
written consent is obtained also from an appropriate official of the
governmental entity owning the right-of-way.
(3)
Such sign does not obstruct the view of vehicles entering
intersections.
(4)
Such sign is permitted only during the time period
from 8:00 a.m. on a Saturday to 6:00 p.m. on the following day, Sunday.
E.
A sign, not exceeding six square feet in area, marking
and recognizing areas or sites of historic significance within the
Township, provided that:
[Added 11-8-1989 by Ord. No. 1989-11]
(1)
Written consent is given to the placing of the sign
by the owner of the property where the sign is to be placed.
(2)
If the sign is to be placed within a road right-of-way,
written consent is also obtained from an appropriate official of the
governmental entity owning the right-of-way.
(3)
Such sign does not obstruct the view of vehicles entering
intersections.
(4)
Such sign recognizes an area or site of historic significance
within the Township designated by the Township Historic Preservation
Commission and is comprised of materials and is at a location approved
by such Commission.
[Amended 8-16-1988 by Ord. No. 1988-9]
Off-street parking shall be provided on the
lot in accordance with the following requirements:
A.
A minimum of one off-street parking space shall be
provided for each dwelling unit.
B.
A minimum of one off-street parking space shall be
provided for each 200 square feet of floor area, or fraction thereof,
used for each permitted home occupation or home professional office
or nonresidential principal use in the VR District. Such spaces required
shall be in addition to spaces required for residential use.
C.
A minimum of one off-street parking space shall be
provided for each full-time faculty member and employee of each school.
D.
A minimum of one off-street parking space shall be
provided for every four seats or 400 square feet of usable floor area
and fraction thereof, whichever is greater, in the largest area of
assembly of all churches and community centers.
E.
A minimum of one off-street parking space shall be
provided for every 100 square feet of floor area of structures located
in and on all parks, playgrounds and other noncommercial recreation
areas owned and operated publicly or privately, and not-for-profit.
F.
A minimum of one off-street parking space shall be
provided for each full-time or part-time employee of a public library,
and an additional off-street parking space shall be provided for each
250 feet of floor area and fraction thereof open to the public of
such library.
G.
A minimum of one off-street parking space shall be
provided for every three persons employed full-time in each building
used exclusively by federal, state, county or local government for
public purposes, and an additional off-street parking space shall
be provided for each 400 square feet of floor area of such building.
H.
A minimum of one off-street parking space for every
five seats in the largest place of assembly shall be provided for
all clubs, lodges and community centers and meeting facilities of
nonprofit organizations.
I.
A minimum of one off-street parking space for each
employee of the largest shift and one space for customary service
vehicles, plus one space for each four beds and fraction thereof,
shall be provided for each duly licensed private resident nursing
and resident convalescent home.
J.
Two off-street parking spaces, each suitable for the
accommodation of a truck, shall be provided for each public utility
facility, as well as one additional off-street parking space for each
full-time employee, if any.
[Amended 6-18-1991 by Ord. No. 1991-6[1]]
Prior to using any land or to erecting, altering or occupying any structure in the R-1, R-5 and VR Districts for any principal use other than for a residential or farm principal use, site plan approval pursuant to Part 2, Development Regulations, of this chapter shall be obtained.
B.
Following site plan approval as above described, a
certificate of occupancy shall be issued by the Zoning Officer, provided
that all improvements required by such site plan approval have been
installed or constructed and the building, structure or use is ready
for occupancy.
D.
If, with respect to the development requiring site plan approval, water is to be supplied to or used on the site (either through a private, semiprivate or public system) from a well or wells and the projected water supply demand would be in excess of 25 gallons per minute, the site plan submitted for approval shall be accompanied by the information described in and approved only on compliance with the provisions of § 100-35H(1) through (5) and § 100-35I.
