Township of Holland, NJ PCD/PSV Planned Commercial Development/Planned Senior Village Development District

Planned senior village (PSV) development consisting of the following:

Age-restricted housing, including attached quadriplexes and building(s) containing assisted-living units and/or senior citizens apartments with supportive services.

Planned commercial development, comprising a minimum of 12 acres and a maximum of 25 acres of the total land area of the PSV.

Community residences for the developmentally disabled, community shelters for victims of domestic violence, community residences for the terminally ill and community residences for persons with head injuries.

The applicant for subdivision and/or site plan approval for a planned senior development shall demonstrate to the approving authority that provision has been made for all of the above three types of uses in the development.

§ 100-91.3 Permitted accessory uses.

Customary accessory uses and structures to any of the principal uses permitted in a PCD, excluding the following:

On-site burning or other on-site disposal of refuse.

Temporary or permanent outdoor storage of goods or products, except in conjunction with a principal use permitted by § 100-74F.

In conjunction with PSV development, only the following accessory uses are permitted:

Recreation uses, including but not limited to horseshoe courts, tennis courts, bocce courts, handball courts, pitch and putt golf courses, exercise trails and similar facilities, all for the exclusive use of the residents of the development and their guests.

Clubhouse facilities, which may include a swimming pool; garages and storage facilities for recreational vehicles and/or household goods for the exclusive use of the residents of the development; community meeting rooms; maintenance sheds; a gymnasium or health club and/or party room, all for the exclusive use of the residents of the development and their guests.

§ 100-91.7 Setback requirements applicable to both planned commercial developments and planned senior village developments.

Surface parking areas.

Solar panels erected on the roof of a building or on the ground, subject to meeting all requirements of § 100-20.1.

[Added 6-1-2010 by Ord. No. 2010-13]

§ 100-91.4 Tract area.

A minimum tract area of 40 acres shall be required for any PCD or PSV development, except as set forth in § 100-91.4B below.

A minimum lot area of five acres shall be required for any individual lot in the PCD/PSV Zone that is not proposed to be developed as part of a PCD or PSV for which a preliminary site plan approval has previously been granted under the provisions of this article. When preliminary site plan approval has been granted for a PCD or PSV and a subdivision is subsequently proposed for a portion of the PCD or PSV, the minimum lot area and dimensional requirements for individual lots in the PCD/PSV Zone shall not be applicable, provided that all of the terms and conditions of the previously approved PCD or PSV and all other requirements applicable to the subdivision of land in this Chapter 100 shall be met.

A minimum tract area of 12 acres shall be required for the mandatory PCD portion of a PSV.

For the purposes of determining total tract area, public streets located between properties developed as part of a PCD or PSV and constructed by the developer of the PCD or PSV shall not be considered to divide or otherwise diminish the total tract area.

§ 100-91.5 Tract and individual lot frontage.

A minimum street frontage of not less than 300 feet shall be required for a tract developed and used as either a planned commercial development (PCD) or a planned senior village development (PSV). A minimum street frontage of not less than 200 feet shall be required for any individual lot in a PCD.

§ 100-91.6 Tract and individual lot depth.

A minimum lot depth of 500 feet shall be required for a tract comprising a planned commercial development or planned senior village development, and a minimum lot depth of 250 feet shall be required for any individual lot within a planned commercial development.

Except as otherwise provided below in this section, no building or part of a building, nor any off-street parking area, shall be closer than 100 feet to the nearest preexisting street center line. No building or part of a building and no off-street parking or loading area shall be closer than 25 feet to the edge of the pavement of any public or publicly maintained street within and developed as part of a planned commercial development. No building or part of a building and no loading area shall be closer than 75 feet to any tract boundary, and no off-street parking area shall be closer than 30 feet to any tract boundary. The distance between any two detached buildings shall be a minimum of 20 feet, except where an accessway intervenes, in which case the distance shall be a minimum of 30 feet.

§ 100-91.8 Access and traffic control.

In order to facilitate efficient traffic circulation within a planned commercial development and/or a planned senior village development, and to prevent traffic congestion, access and traffic control shall be provided in the following manner:

Access to all uses within a planned commercial development and/or a planned senior village development shall be provided by means of at least one new public street from Route 519. There shall be no more than two points of access to a PCD or PSV development and/or any portion thereof from County Route 519.

Access to individual buildings within a planned commercial development and/or a planned senior village development may be by means of individual accessways from new public streets; provided, however, that not more than two such accessways shall be permitted per building in a PCD or in a PCD portion of a PSV, and not more than one such accessway shall be permitted per building in the residential portion of the PSV. No individual building in a PCD or PSV development shall have direct driveway access to Route 519.

The streets within a planned commercial development shall meet Township specifications for the construction of streets and roads. The streets within a planned senior village development shall be regulated by the residential site improvement standards (N.J.A.C. 5:21)

Individual accessways and all driveways within a planned commercial development and/or planned senior village development shall conform to the following standards:

Each accessway shall be not less than 15 feet in width for one-way traffic and not less than 20 feet nor greater than 36 feet in width for two-way traffic.

All accessways shall be paved with an asphalt or concrete material so as to be hard surfaced, dust free, well-drained and safe for ingress and egress of motor vehicles.

Driveways shall not exceed 36 feet in width.

No accessway shall be closer than 20 feet to another accessway or side lot line. No accessway to a nonresidential use shall be closer than 150 feet to any intersection of street lines.

Parking areas shall be physically separated from public and/or private streets, driveways and each other by curbed islands, planting strips and/or other suitable barriers against unchanneled traffic.

Appropriate lane markings and directional indicators shall be provided as recommended by the Township Engineer.

As a minimum, streetlighting shall be installed to illuminate the intersections of all streets and accessways. Streetlighting shall be shielded with both horizontal and vertical cutoffs as needed so as to reflect light away from residential building windows within the development and away from adjoining properties and Route 519 and to prevent skyglow.

Streetlighting may also be required to be provided at other locations as recommended by the Township Engineer for safety reasons.

The type of required streetlighting to be supplied shall be in accordance with the recommendations of the Township Engineer. The light intensity provided for streetlighting shall average at least 0.5 footcandle at intersections and 0.2 footcandle for other streetlighting, if required, measured at ground level. The approving authority may require metal halide and halogen lighting to be filtered through tinted gels to reduce brightness and glare.

Wherever electric utility installations are required to be underground, the applicant shall provide for underground service for required streetlighting.

Streetlighting fixtures shall have mounting heights no higher than 16 feet; driveway, parking lot and courtyard lighting fixtures shall have mounting heights no higher than 12 feet. All lighting poles shall be constructed of pressure-treated wood, steel, cast iron or aluminum with poles and fixtures as approved by the Board. Streetlighting fixtures and poles shall be of consistent architectural style throughout the entire PCD and/or PSV development and shall complement the architectural style of the buildings.

(8)

Traffic-directional signs may be required by the approving authority where large traffic volumes could create congestion and unsafe conditions.

(9)

The use of common accessways by two or more permitted uses shall be encouraged to reduce the number and proximity of access points along public streets.

§ 100-91.9 Common open space.

A planned commercial development (PCD) and/or a planned senior village development (PSV) shall contain common open space equivalent to a minimum of 35% of the tract area of the PCD and/or PSV development, as the case may be. Common open space shall exclude areas of the tract within 20 feet of buildings, parking areas and roads.

Common open space areas within a PCD development may be improved with picnic and recreational facilities available to the general public as well as with drainage facilities and buffers. Walkways connecting a POD development with adjoining residential and PSV developments are permitted within the required common open space. The paved surfaces associated with such walkways or with picnic and recreational facilities available to the general public shall not be included in the computation of coverage.

All fences placed within the required common open space shall be of wood construction.

The developer of a PCD and/or PSV development shall provide for the establishment of an organization for the ownership, maintenance and preservation of the common open space. Such organization shall be established before any certificate of occupancy is issued for any use within the PCD/PSV development. Such organization shall be devised so as to ensure the successful fulfillment of the maintenance, preservation and improvement responsibilities of the organization, shall not be dissolved and shall not dispose of any common open space, by sale or otherwise, except to an organization conceived and established to own and maintain the common open space for the benefit of the development. Common open space shall be reserved by grant of easement, deed or covenant setting it aside for the benefit of the development; however, the method of reserving such lands to such use shall be approved by the approving authority, and the legal documents to be used in connection therewith shall be subject to review to the approving authority attorney and the Township Attorney. Recordable documents shall be recorded before any certificate of occupancy is issued for any use within the PCD and/or PSV development.

Any area of special flood hazard as designated on the applicable Federal Insurance Administration Flood Hazard Boundary Map shall be included as part of the common open space and shall be planted with suitable trees, shrubs, grass and/or other ground cover, or left in a state of natural vegetation, to prevent erosion in the event of flooding.

§ 100-91.10 Utilities services.

Sanitary sewer. Every sanitary sewage disposal system for each establishment and principal use within a planned commercial development or planned senior village development shall be required to be connected to and to discharge its sanitary sewage into an adequately designed public sewerage system approved by the Township Engineer, by the applicable utility authority and by the New Jersey Department of Environmental Protection and meeting all of the requirements of the residential site improvement standards (N.J.A.C. 5:21) with respect to the portion of the system serving planned senior village development.

Water.

If water is to be supplied to a planned commercial development or a planned senior village development from a well or wells (whether through a private, semiprivate or public system), the preliminary site plan submitted to the approving authority for approval shall comply with all of the requirements of § 100-73H and I with respect to submissions and standards and shall meet all requirements of the residential site improvement standards (N.J.A.C. 5:21) with respect to the portion of the system serving planned senior village development.

The water demands for nonresidential uses shall be calculated from Appendix A,[1] annexed to § 100-73H; provided, however, that the minimum demand for water shall not be calculated on less than the following, unless another standard has been promulgated by NJDEP:

	Type of Use	Gallons Per Day
	Retail	.125 gallons per square foot of floor area
	Office	.125 gallons per square foot of floor area or 15 gallons per employee, whichever is greater.
	Restaurant	10 gallons per seat
	Clubhouse for age-restricted development	5 gallons per day per dwelling unit in development, plus 25 gallons per day per employee.

Editor's Note: Appendix A is located at the end of this chapter.

The water demands for residential uses shall be calculated from Appendix B,[2] annexed to § 100-73H; provided, however, that the minimum demand for water shall not be calculated on less than the following, unless another standard has been promulgated by the NJDEP:

	Type of Use	Gallons Per Day
	Non-age-restricted single-family dwelling or group home	350
	One-bedroom age-restricted unit	150
	Two-bedroom age-restricted unit	175
	Three-bedroom age-restricted unit	200
	Assisted living unit	125

Editor's Note: Appendix B is located at the end of this chapter.

In lieu of the foregoing, where information is available as to actual water usage in an existing water supply system, the average daily water usage over the prior one-year period by existing similar uses and/or developments may be used in calculating the demand.

Fire protection. The provisions of § 100-173 shall apply to planned commercial developments and planned senior village developments.

§ 100-91.11 On-site lighting.

All parking areas and walkways thereto and appurtenant passageways and driveways serving commercial, public, office, assisted-living facilities or other uses having common off-street parking and/or loading areas shall be adequately illuminated for security and safety purposes. Provision shall be made for lighting to be turned off or reduced to the minimum intensity needed for security purposes during nighttime hours.

The lighting plan in and around parking areas shall provide for nonglare, recessed lens lights focused downward with both horizontal and vertical cutoffs as needed. The light intensity provided at ground level shall be indicated in footcandles on the submitted plans and shall average no more than 0.5 footcandle within each area to be illuminated.

The light intensity at the edge of the development area for the planned commercial development or for assisted living facilities and community buildings in a planned senior village development shall not exceed 0.5 of a footcandle, except that the light intensity shall not exceed 0.3 footcandle at any tract boundary line.

All lights shall be shielded to restrict the maximum apex angle of the cone of illumination to 150°.

For each lighting fixture, including any fixture used to illuminate a sign, the total quantity of light radiated above a horizontal plane passing through the light source shall not exceed 7.5% of the total quantity of light emitted from the light source.

Lighting shall be provided by fixtures mounted at the lowest appropriate height but, in any case, with a mounting height of not more than 12 feet or the height of the soffit line of the nearest principal building, whichever is less, measured from the ground level to the top of the light source. Spacing of lighting fixtures shall be designed to meet the agreed upon lighting intensity for the area to be illuminated.

Freestanding light poles shall be protected to avoid being damaged by vehicles.

Whenever possible, walkways shall be lighted with low or mushroom-type standards.

Flashing, moving, rotating or strings of lights, except Christmas lights, are prohibited.

The approving authority may require halogen and metal halide exterior lighting to be filtered through tinted gels to reduce brightness and glare.

Any outdoor lighting, such as building and sidewalk illumination, driveways with no adjacent parking, the lighting of signs and ornamental lighting, shall be shown on the lighting plan in sufficient detail to allow a determination of the effects upon adjacent properties, traffic safety and overhead skyglow. The objective of the foregoing specifications is to minimize undesirable off-premises effects, while still providing adequate illumination to minimize hazards for pedestrians and motor vehicles on site. To the extent practicable, lighting shall be designed so as not to shine into residential windows and not to shine onto streets and driveways in such a manner as to interfere with or distract driver vision, and no light shall be directed off the premises. To achieve these requirements, the intensity of light sources, the method of light shielding and other parameters shall be subject to site plan approval.

Poles for driveway, parking lot and courtyard lighting shall be constructed of pressure-treated wood, steel, cast iron or aluminum. All poles and fixtures shall be of a design approved by the approving authority. Lighting fixtures and poles shall be of consistent architectural style throughout the planned commercial development and/or planned senior village development and shall complement the architectural style of the building(s).

Each unit of age-restricted housing which has its own direct access to the out-of-doors shall be equipped with an internally activated blue light to facilitate its location for emergency services. The blue light shall be placed on the wall of the unit nearest the street or elsewhere on or near the unit as approved by the approving authority.

§ 100-91.12 Buffering and landscaping.

Buffering.

Whenever building(s) or parking or loading areas are located within 100 feet of a tract boundary, the first 30 feet of depth from the tract boundary shall be treated as a buffer area.

The buffer shall include existing vegetation, new plantings, or both, sufficient to create a 75% visually impervious, year-round screen, unless a less intense screen is approved by the Board, up to a height at least six feet at time of planting. Plantings shall be spaced appropriately in accordance with the types of plantings utilized. Ordinarily, buffer plantings shall be staggered in two or three rows.

Landscaping. Landscaping shall be provided as part of the overall site plan design and integrated into building arrangements, topography, parking and buffering requirements. Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and the use of building and paving materials in an imaginative manner. Retention and appropriate supplementation of existing vegetation is encouraged.

A detailed landscaping plan shall be submitted with each preliminary site plan application. The plan shall identify existing isolated trees and boundaries of wooded areas as well as all shrubs, bushes, plant material and ground cover, and natural features such as boulders and rock outcroppings, and shall show all proposed planting details and specifications, including the location, size, spacing, quantity and species (botanical and common name) of all plants and the location, perimeter outline, type and thickness of all mulches. A landscaping schedule shall also be presented on the landscaping plan listing the size, quantity, species and other pertinent information. Where turf is anticipated, topsoiling, seeding or sodding, fertilizing, liming and watering specifications shall be provided. Planting details (staking, fertilizing, watering, soil mixture, etc.) shall be specific to existing soil and exposure conditions.

Where existing natural growth is proposed to remain, the applicant shall include in the plans the proposed methods to protect the existing trees and growth from injury during and after construction. These methods shall include fences, berms, curbing, tree wells and similar devices.

The following design principles shall be observed in the design of a landscaping plan:

Landscaping shall be located to provide for climate control. For example, shade trees planted on the south to shield the hot summer sun and evergreens planted on the north and northwest for windbreaks.

Landscaping shall be used to accent and complement buildings. For example, groupings of tall trees located to break up long, low buildings and lower trees and shrubs planted around taller buildings.

Landscaping shall be provided in public areas, at recreation sites and adjacent to buildings, and special landscape treatment shall be provided at entrances to the development and to sites within the development.

Vines and climbing plants shall be placed along large expanses of walls to reduce heat build up and for aesthetic purposes.

Ground covers shall be used extensively to reduce erosion and are encouraged on slopes.

A variety and mixture of landscaping shall be provided on each site. The mixture shall consider susceptibility to disease, colors, seasonal performance, texture, shapes, blossoms and foliage. Local soil conditions and water availability shall be considered in the choice of landscaping. Moreover, the long-term impacts of the proposed landscaping plan as the plants mature shall be considered. Shrubs may grow and eventually block sight distances. Foundation plants may eventually block outbuildings and accessways. Trees may eventually grow too close together and block each other's light.

(g)

Fewer large specimens are preferred to more small ones. As a minimum, unless otherwise provided in this article, deciduous trees shall be at least two inches' caliper, measured three feet from the ground, at the time of planting, and evergreens shall be at least four feet tall. Shrubs shall be at least 18 inches to 24 inches tall at time of planting. All plantings shall be balled and burlapped.

(h)

Existing large trees to be saved shall be protected during and after construction by maintaining the existing grade around the dripline of each tree or through the construction of tree wells and walls designed to protect the existing grade around the dripline of each tree. Protective fences shall be erected around the driplines of all trees to be saved prior to the start of any site grading work. Maximum effort shall be made to save groups of trees rather than individual ones.

(i)

Plantings shall be chosen to match the particular microclimate and space restrictions to which they will be exposed. For example, drought-tolerant plants shall be located in areas surrounded by pavement, and maples and other trees shall be located where their roots will not raise sidewalks.

(j)

The preservation of natural wooded areas, rock outcroppings or topographic features, as well as historically interesting man-made features such as stone walls, or stone rows shall be an integral part of all site plans regardless of their location within or outside of required buffer areas; the approving authority may waive additional screening requirements where such features are present within a required buffer area.

Parking lot landscaping.

Parking lots shall be canopied with trees for shade and to help reduce stormwater runoff.

Landscaping in or near parking areas shall be designed and located to withstand the effects of snowplowing.

All landscaping in or near parking areas and access drives shall be located so as not to obstruct vision. A variety of different types of trees and shrubs shall be grouped to soften views of parked vehicles.

Shade trees.

Shade trees shall be planted at appropriate locations throughout the site at the rate of six shade trees per gross acre of the limits of clearance for the developed portion of the site. The approving authority may waive a portion of this requirement where existing vegetation is proposed to be retained in areas which would otherwise call for the planting of shade trees and such retained vegetation is adequate to provide the necessary shade.

All newly planted shade trees shall be of nursery stock, shall have a minimum caliper of two inches, measured three feet from the ground, except that street trees shall be larger, and shall be of a species indigenous to the area.

Street trees.

Street trees shall be selected to fit the size and type of space provided. For example, wide-spreading trees shall be planted where there is sufficient room, and small or narrow trees shall be used in more restricted areas.

Street trees shall be installed on both sides of all streets. Trees shall be massed at critical points, spaced evenly along the street, or both, as approved by the Board.

When trees are planted at predetermined intervals along a street, the required spacing shall depend on tree size:

	Mature Tree Size (to top of crown (in feet)	Planning Interval (in feet)
	Large trees (40+ feet)	40 on center
	Medium-sized trees (25-39 feet)	30 on center
	Small trees (to 25 feet)	20 on center

When it is necessary for the spacing interval to exceed 40 feet, small ornamental trees shall be added between the larger trees. If a street canopy effect is desired, trees may be planted closer together, following the recommendations of a certified landscape architect. The trees shall be planted so as not to interfere with utilities, roadways, sidewalks, sight triangle easements, sight distances and streetlights. Trees should be specifically located to visually terminate streets and create a sense of spatial enclosure. Tree location and type, tree spacing and street tree planting objectives shall be approved by the as part of the landscaping plan.

The master property owners' association shall be responsible for replacing street trees as necessary.

Trees shall be planted in groupings that are similar in form, height and character to promote uniformity and allow for a smooth visual transition between species.

(g)

Street trees shall be three to 3 1/2 inches' caliper, measured three feet from the ground, at time of planting.

(h)

Within a sight triangle easement, a tree may be planted with the approval of the Township Engineer, provided that such tree is of sufficient size at time of planting to enable it to be immediately pruned up to a ten foot branching height.

Installation and maintenance.

All trees shall be nursery grown, of substantially uniform size and shape, and shall have straight trunks. Trees shall be properly planted and staked and provision made by the applicant for regular watering and maintenance until the root systems are established.

For two planting seasons following the initial planting, the applicant shall be responsible for replacing dead or dying street trees within the right-of-way of a public street, which replacement shall occur within one year of the demise of the tree.

§ 100-91.13 Development requirements specific to planned commercial developments and to planned commercial development portions of planned senior village developments.

All other site landscaping planted pursuant to an approved site plan shall be maintained. Dead trees or shrubs shall be replaced by the site owner. Failure of the owner to comply with these provisions within six months of notification by the Zoning Officer shall be considered a violation of this article.

Yards.

As to each individual lot within a planned commercial development and the tract comprising the planned commercial development, the following front, side and rear yards shall be provided (which shall not be used for parking, loading, buildings or storage):

Front yard. Front yards shall be at least 25 feet in depth.

Side yard. Side yards abutting on the tract boundary of the planned commercial development shall be at least 75 feet in depth. Interior side yards shall be at least 25 feet.

Rear yard. Rear yards abutting on the tract boundary of the planned commercial development shall be at least 75 feet in depth. All other rear yards shall be at least 25 feet in depth.

Development of individual lots within the planned commercial development shall key into the overall design theme(s) of the planned commercial development. It is intended that parking areas on individual lots within the planned commercial development be interconnected, where appropriate, for efficient traffic circulation and fire-fighting purposes. Proper legal documentation shall be filed and approved by the approving authority attorney showing necessary rights-of-way or easements across the adjacent properties where parking areas are to be interconnected.

Height; coverage; floor area ratio; water budget.

Height. No structure shall exceed 2 1/2 stories and 35 feet in height, except that a height of up to 40 feet may be permitted without a variance if needed solely to meet the standard of § 100-91.14E(12)(a) herein.

Coverage. Not more than 6 1/2% of the tract area of the planned commercial development, and not more than 6 1/2% of any individual lot within the PCD/PSV zone that is not proposed to be developed as part of a PCD or PSV for which a preliminary site plan approval has previously been granted, shall be covered by buildings. Not more than 35% of said tract area or individual lot area shall be covered by buildings and paved surfaces, including all public and private roadways that are internal to the development.

Floor area ratio. The maximum floor area ratio for all buildings in the planned commercial development shall be .065 of the tract area of the planned commercial development; and the maximum floor area ratio for all buildings on any individual lot within the planned commercial development that is not proposed to be developed as part of a PCD or PSV for which a preliminary site plan approval has previously been granted shall also be .065 of the lot area of such lot.

Water budget. The foregoing standards in this section shall not supersede the maximum level of development permissible on the lot or tract based on its water budget and the water usage criteria set forth in § 100-91.10B herein.

The coverages and floor area ratios on individual lots within a planned commercial development or planned commercial development portion of a planned senior village development for which a preliminary site plan approval has previously been granted may be greater than the maximums specified herein as long as the coverage and floor area ratio limits specified for the tract as a whole are not exceeded and are permanently guaranteed not to be exceeded via a mechanism acceptable to the approving authority attorney and approved by the approving authority.

Parking regulations.

The minimum number of required off-street parking spaces per establishment within a planned commercial development shall be as set forth in § 100-85A.

Off-street parking spaces in a planned commercial development shall be placed to the sides and rear of buildings. Within the planned commercial development, centralized parking facilities shall be provided, wherever possible, with walkways designed to facilitate direct pedestrian access to establishments.

Parking facilities within a planned commercial development shall, to the extent possible, be interconnected. The approving authority may, in its discretion, permit less than the full requirement of parking spaces otherwise required within a planned commercial development, provided that the area for unconstructed parking spaces, otherwise required, is reserved on the site plan, and further provided that the approving authority finds such unconstructed parking spaces to be currently unnecessary due to the particular mix of uses proposed and the ease of access between adjoining parking areas within the planned commercial development.

Screening. The boundaries of the planned commercial development and all parking and loading areas shall be permanently screened on a year-round basis by evergreen hedges or other suitable planting materials having a minimum height at time of planting of four feet, to shield adjacent properties and uses from parking lot illumination, headlights, fumes, blowing papers, noise and dust, and to reduce the visual encroachment of nonresidential architecture, signs and activity on such adjoining properties and uses.

Screen plantings shall be broken only at points of vehicular and pedestrian ingress and egress.

Screen plantings shall be placed so that at maturity, such plantings will be no closer than three feet to any street right-of-way or tract boundary line.

Screen plantings approved as part of any site plan approval shall be maintained permanently, and any plant material which does not live shall be replaced within one year.

Signs. Signs in a planned commercial development (PCD) shall conform to the following regulations:

Signs shall advertise only the name of the establishment or products or services sold within the planned commercial development.

Signs shall be stationary and shall not contain any visible moving or movable parts. Any lighting on a sign shall be continuous, indirect and installed in a manner that will prevent direct light from shining into any street or beyond the planned commercial development. Internally illuminated signs shall be prohibited.

Signs, if attached to the facades of buildings, shall be permitted only on the designated front of the building, shall be permanently attached to the building and shall not project farther than six inches from the building wall. The total area of all signs on any street-facing facade shall not exceed 10% of the area of the facade in question, or 50 square feet, whichever is the less, regardless of the number of signs or the number of establishments within the building. No more than one sign shall be permitted for each establishment in the building, except that where a building has more than one street-facing facade, an establishment having entrances from both street-facing facades may be permitted to have a sign on each street-facing facade on which it has an entrance, up to a maximum of two such signs per establishment.

Up to four directory signs, each not exceeding eight feet in height and 40 square feet in area, shall be permitted within the tract constituting the planned commercial development.

All signs within a shopping village inside the planned commercial development shall conform in character to each other.

There may also be one freestanding sign permitted along Route 519 within the tract constituting the planned commercial development. Such sign shall not exceed a height of six feet, shall be set back from all street lines and accessways at least 10 feet, shall be at least 35 feet from any intersection of street lines and shall not exceed 48 square feet in area, subject to the permitted modification set forth in § 100-91.13H(3)(d)[4] hereinbelow.

Size restrictions for freestanding signs and directory signs shall be based upon measurements of one side only. Both sides may be used.

(8)

All signs in the planned commercial development shall conform to a coordinated sign plan for the development approved by the approving authority.

Loading requirements. Off-street loading shall be provided for each establishment in a planned commercial development in accordance with the regulations set forth in § 100-88, except that off-street loading spaces for establishments which are not on separate individual lots within a planned commercial development may be located in a common, mutually accessible location and shall be provided at the rate of one space for up to the first 7,000 square feet of gross floor area served, plus one additional space for each additional 10,000 square feet of such floor area. The approving authority may waive or adjust the foregoing loading requirements on a case-by-case basis, as appropriate.

Trash and recycling requirements. Structures suitable for the orderly deposit, storage and pickup of garbage and recyclable materials shall be provided for each use and/or building. Said structures shall consist of steel or steel-like, totally enclosed containers situated so as to be obscured from view from buildings, parking areas, streets and adjacent properties by fences, walls, plantings, or a combination of all three.

Design requirements.

The design of all buildings within a planned commercial development shall be coordinated to complement one another and to reflect a unified architectural theme, consistent with the design guidelines at § 100-91.13H(3), below. Such design theme shall address, but not by way of limitation, facades, rooflines, building materials and colors, details, lighting fixtures, amenities and street furniture.

Development of individual lots and shopping villages within a planned commercial development shall key into the design theme(s) of the overall planned commercial development.

Design guidelines. Planned commercial developments shall be designed with residential-scale architecture to achieve visual compatibility with the surrounding area. The following guidelines for building design, facade treatments, signs, lighting and street furniture shall be observed in the design of a PCD.

Building massing and scale.

Buildings with expansive blank walls and curtain wall structures are discouraged.

Flat, shed and mansard roofs are not recommended; gable roof designs are encouraged.

A human scale should be achieved through the use of elements as windows, doors, columns and canopies.

Building materials.

Building materials should be compatible with the predominant materials of adjacent structures.

Metal panels and mirrored glass surfaces are discouraged.

Metal awnings are discouraged.

Building details.

If several storefronts are located in one building, they should be unified in design treatment: e.g., the design of windows and door openings, the use of materials and color and lighting and signage.

All storefronts should have display windows with a sill height not more than two feet above grade.

Surface detailing should be integral to the structure rather than applied for decorative purposes.

[4]

Any exterior mounted mechanical and electrical equipment should be architecturally screened.

Signage.

The recommended sign material is wood.

The design of a sign should be subservient to and consistent with the building it serves.

Where a building requires several different signs, they should be similar in size, materials, color and method of lighting.

[4]

For freestanding signs, monument signs mounted on a masonry structure are preferred and may be 50% larger than otherwise permitted, provided that the height of the structure on which the sign is mounted does not exceed four feet above grade.

Color. The painting of buildings in bold colors or with patterns, checks and the like, such that the building becomes or has the effect of a sign, is discouraged.

Street furniture. The design of all street furniture (benches, phone booths, trash receptacles, etc.) should be consistent with the overall building design concept.

§ 100-91.14 Development requirements specific to planned senior village developments.

Area and setback regulations for individual permitted uses.

Age-restricted quadriplexes.

Minimum setback from cul-de-sac street: 25 feet.

Minimum setback from loop street: 30 feet.

Minimum setback of any building or private fenced area from any tract boundary: 75 feet.

Minimum distance to closest quadriplex building: 30 feet.

Minimum distance to second closest quadriplex building: 50 feet.

Assisted-living building(s).

Minimum internal street setback: 150 feet.

Minimum setback from Route 519: 150 feet.

Minimum setback from other building(s) within PCD or PSV development: 150 feet.

Height; coverage; density; water budget.

Maximum building height.

Age-restricted quadriplexes: two stories and 35 feet, measured from the lowest point of the ground level at the foundation of the building to the highest point of the highest ridgeline of the roof.

Assisted-living building(s): three stories and 42 feet, measured from the average elevation of the ground level at the foundation of the building to the highest point of the highest ridgeline of the roof, provided that a height of up to 50 feet may be permitted without a variance if needed solely to meet the standard of § 100-91.14E(12)(a) herein.

Maximum coverage. The maximum coverage by all buildings and impervious surfaces within the residential portion of the PSV development shall not exceed 30% of the total tract area.

Maximum density.

The density of residential development in the PSV shall not exceed a maximum of four units per gross residential acre, including all age-restricted quadriplex units and the units in the assisted-living building(s).

Such maximum density shall exclude the density represented by the community residence(s)/group home(s) required at § 100-91.14D hereinbelow, which density shall be permitted in addition to the maximum density set forth herein.

Water budget. The foregoing standards in this section shall not supersede the maximum level of development permissible on the tract based on its water budget and the water usage criteria set forth in § 100-91.10B herein.

Age restrictions.

Through its corporations, associations or owners, each of the attached quadriplex dwellings within the PSV shall be restricted by bylaws, rules, regulations and restrictions of record to occupancy by a household with at least one household member being a minimum of 55 years of age or older, as permitted under, and in conformity with, all requirements of the Federal Fair Housing Act [including, but not limited to those of 42 U.S.C. § 3607(b)], all applicable federal regulations and all applicable state laws and regulations.

Assisted-living units and/or senior citizens apartments with supportive services shall be similarly restricted to occupancy by households consisting only of persons 62 years of age or older.

No children under the age of 18 years shall permanently reside in any dwelling within the PSV.

The community residence(s)/group home(s) required at § 100-91.14D hereinbelow shall not be age restricted.

Affordable housing requirement.

[Amended 1-18-2005 by Ord. No. 2005-3]

Group home lot.

Within the PSV development, one lot shall be provided having a minimum area of one acre with a minimum street frontage of 50 feet and a suitable configuration for the construction of a group home (alternative living arrangement facility conforming to N.J.A.C. 5:93-1.3 and 5:93-5.8) containing six bedrooms.

The group home lot shall be provided with all utilities and other public improvements and shall be prepared for development such that, for a depth of at least 100 feet from the street line, the site shall be cleared and rough graded; shall have no slopes greater than 8% nor any wetlands or other environmental constraints that would prevent the construction of the group home; and shall have access by means of a driveway curb cut and an elevation at the front property line that is within one foot of the elevation of the center line of the abutting street. Sufficient sewage treatment capacity and water supply shall be assigned to the group home lot from the sewage treatment capacity and water budget allocated to the PCD/PSV District to accommodate development of a six-bedroom group home.

The group home lot shall be deeded to the Township of Holland with appropriate use restrictions providing for subsequent leasing or sale to and development by a qualified provider who will maintain an alternative living arrangement facility (under N.J.A.C. 5:93-5.8) on the site pursuant to and fully compliant with the regulations of the New Jersey Council on Affordable Housing for a period of at least 30 years, which will entitle the Township to the 2:1 credit under N.J.A.C. 5:93-5.15(d).

Affordable housing set-aside/RCA contribution.

Within the PSV development, there shall be an obligation to provide a minimum of eight units affordable to qualified low- and moderate-income households, four of which units shall be required to be constructed on-site and four of which units shall be provided through an in-lieu-of contribution to the Township's affordable housing trust fund for the purposes of funding a regional contribution agreement.

The in-lieu-of contribution shall be based on COAH's current minimum contribution for a regional contribution agreement of $25,000 per unit and shall be payable either upon the issuance of a construction permit for each market unit in the PSV development at the rate of $1,000 per unit until the requisite amount of the in lieu contribution has been paid, or in two equal lump sums payable at the rate of 50% of the entire amount of the in-lieu contribution upon the issuance of the first construction permit for any building in Phase II of the PSV development and 50% at the time of the issuance of the first certificate of occupancy for any building in Phase II. The resolution granting preliminary approval for Phase II of the PSV development shall specify which of the two payment schedules outlined above has been agreed to between the Township and the developer.

The four on-site units shall be designated at the time of preliminary site plan approval for Phase II of the PSV development and shall comply fully with all of the requirements of COAH's rules and Chapter 42, Affordable Housing, of the Code of the Township of Holland.

When references to the New Jersey Administrative Code (N.J.A.C.) made herein are superseded, the successor correlative regulations are intended to be referred to.

Design requirements. The development plan for the site, its developed facilities and the interior of the age-restricted residential units in a PSV must be specifically designed to meet the potential physical and social needs of the residents, especially the visual, auditory, ambulatory and other impairments that may affect older persons as they age in place.

Walkways. In addition to sidewalks required pursuant to the residential site improvement standards (N.J.A.C. 5:21), there shall be provided a safe and convenient system of walks accessible to all occupants. Due consideration should be given in planning walks and ramps to prevent the possibility of slipping or stumbling. Handrails and ample space for rest should be provided. All internal walks, paths and risers shall be designed according to Barrier Free and Americans with Disabilities Act (ADA) requirements.

Lighting. Low-level lighting shall be provided along all walks and interior roads and driveways and in all off-street parking areas, with sufficient illumination for the safety and convenience of older age residents, depending on the degree of nighttime use anticipated, and all of the requirements of § 100-91.11 herein shall be met.

Common facilities and recreation. A PSV shall provide developed open space and common recreational or community facilities for the exclusive use of its residents.

There shall be not less than 30 square feet of usable, nonstorage floor space per dwelling unit provided in community or clubhouse buildings for use by the residents of the age-restricted quadriplexes. For the residents of the assisted-living units, such common space shall be provided within the assisted-living building.

The common facilities shall be designed and equipped to meet the anticipated social and recreational needs of the residents and may include hobby and craft rooms, lounge areas, meeting rooms, card rooms, recreation rooms and similar facilities.

Not less than 5% of the developed area of the PSV, and excluding public open space lands, shall be developed for outdoor recreational use. This may include swimming pools and related facilities, shuffleboard and horseshoe courts, tennis courts and other appropriate facilities and the immediately surrounding lawns and parking areas.

Interior features. The interior of a residential unit in a PSV shall be designed to accommodate the reasonable physical impairments of residents as they evolve from independent living to limited functioning. Among features which may be considered in unit design are skidproof floors, emergency call systems, elevated switches and electrical outlets that do not require the user to bend or crouch, grab bars at bathtubs and toilets, doors wide enough to accommodate wheelchairs, appliances that are front-mounted with easy to read dials and gauges and avoidance of barriers such as high doorsteps, uneven walking surfaces and door handles and plumbing fixtures that require turning.

Security. On-site security and maintenance service systems may be provided for a PSV, but the PSV shall not be gated or separated by fences or walls from other properties.

Improvements. All utility systems, roadways, sidewalks and off-street parking for the uses permitted in the PSV shall be provided and installed pursuant to the residential site improvement standards (N.J.A.C. 5:21) and applicable requirements of this Part 1.

Fences.

Fencing or other appropriate substitute as approved by the approving authority shall be used to delineate private front, side and rear yard areas on individual lots. Fences located in front of the front building line shall be a maximum of three feet high. No fence shall be higher than five feet high.

Fences used on individual lots shall be of a decorative metal in a traditional cast iron pattern or a decorative wooden picket-type using pressure-treated wood. Fences shall be reinforced with larger posts at corners, entrances and gates and at forty foot intervals. No chain-link fences shall be allowed.

Alternatively, hedges or a series of bushes creating a hedgerow may be permitted. Such vegetation shall be at least two feet high at the time of planting and allowed to grow no higher than four feet. The fences or hedges or both shall be designed to complement the architectural style of the building(s).

Other fences used throughout the development may be of the types specified above or may be solid or board-on-board fences, provided that the style selected is compatible with the architecture of the building(s) to which the fencing is related.

(8)

Porches.

Porches are encouraged at the front entrances of dwelling units and may intrude up to six feet into required front yards.

Porches or terraces or decks (if and as architecturally appropriate) may also be provided at the side or rear of each individual dwelling unit. Porches, terraces or decks shall not extend more than 10 feet beyond any building wall.

(9)

Trash and recycling.

All quadriplex units shall include provision for the enclosed storage of household trash and recyclables. Such facilities shall be of adequate size to meet the projected volume of solid waste and to provide for ease of separation of recyclables. The organization established to own and maintain the common elements shall be responsible for arranging for the removal of all solid waste and recyclables.

For an assisted-living facility, solid waste disposal and recycling of household materials shall be the exclusive responsibility of the owner. In such cases, at least one solid waste pickup location shall be provided, which shall either be indoors or enclosed by a seven-foot high masonry wall compatible with the architectural styling of the building, landscaped and with a gate or entry on one side. Such enclosure shall provide suitably sized containers approved by the Township for the collection of solid waste and recyclables.

(10)

Recreation vehicle and boat storage. A separate area may be created in the development for the at-grade or garaged parking and storage of recreation vehicles and boats belonging to residents of the development. Such area or garage shall be located in the vicinity of the community building and shall be completely screened from view from roadways and from the residential uses within and adjacent to the development.

(11)

Street furniture.

Street furniture, such as trash receptacles, benches and the like, shall be located and sized in accordance with their anticipated use.

Street furniture elements throughout a PSV development shall be compatible in form, material, finish and style with each other and shall be coordinated with site architecture and streetlighting standards used.

Selection of street furniture designs and materials shall also consider durability, aesthetics and long-term maintenance costs.

(12)

Building design guidelines. Planned senior village developments shall be designed to minimize the visual impact of larger or tightly clustered buildings and to achieve visual compatibility with the surrounding area. The following guidelines for building designs and facade treatments shall be observed in the design of the PSV:

Buildings shall have pitched roofs. The roof pitches may vary, but in no case shall have a pitch of less than six on 12. All rooflines shall have articulated cornices. Flat, shed, gambrel and mansard roofs are prohibited.

Windows should be of vertical rectangular configuration with muntins and should be constructed of wood, aluminum and/or vinyl clad.

The exterior of each quadriplex building shall be of unified design and should be constructed of wood, brick or local stone with quoined corners and articulated base. Aluminum siding shall be prohibited. Vinyl siding, if used, shall be submitted to the approving authority for approval.

Roof materials should be slate or wood or designed to emulate the look of these materials.

Each quadriplex unit shall have one front private yard and one other private yard, each clearly delineated using hedges, low walls or fencing.

Each dwelling unit in a quadriplex shall have its own separate entrance articulated with a covered stoop or porch.

(g)

A garage shall be provided and attached to each quadriplex dwelling unit. Wherever possible, garages shall face internal courtyards or alleys and shall not face internal streets or tract boundaries.

(13)

Signs. Permitted signs within a planned senior village development shall include:

Residential nameplate signs not exceeding one square foot in size for each quadriplex unit.

One eight-square-foot freestanding monument sign not exceeding a maximum height of four feet to the top of the structure upon which the sign is erected for each building or building group, to identify same.

One sixteen-square-foot freestanding monument sign not exceeding a maximum height of four feet to the top of the structure upon which the sign is erected identifying an assisted-living facility, to be placed at the internal roadway entrance to the assisted-living facility and not on County Route 519.

One thirty-square-foot bar identifying an assisted-living facility, which bar shall be mounted on the same freestanding sign identifying the PCD/PSV at the entrance to the development on County Route 519.

Directional and directory signs as approved by the approving authority.