A.
Plot and lot sizes and dimensions, structural heights
and locations may be freely disposed and arranged in conformity with
the overall density and other standards herein provided and with the
conditions of comprehensive plans therefor, the general features and
design of which shall be approved by the Joint Planning Board.
B.
The Joint Planning Board, in its findings, shall be guided by the standards set forth herein as well as those provided in Part 8 (Subdivision of Land) and Part 9 (Zoning) of this chapter and by written reports by the Township Engineer and Township planning consultants. In addition, the Joint Planning Board, in its findings, shall have the right to require modifications in the plans as submitted to the extent provided by law and defined herein.
C.
The Joint Planning Board shall also be guided by the
recommendations of the Fire Prevention Bureau, Police Department,
County Planning Board, the River Vale Board of Health and the Township
Shade Tree Commission, as well as other appropriate municipal, county
and state agencies having an interest in said development, including
the Construction Official of the Township of River Vale.
D.
In connection with this Part 4, the Joint Planning
Board may promulgate rules and regulations to supplement the standards
and conditions set forth in this Part 4 not inconsistent with this
Part 4 or applicable law.
E.
The minimum development standards of a planned residential
development shall be in accordance with the following requirements.
No site shall be considered as a planned residential development for townhouse, senior citizen or multifamily development unless it shall contain five or more acres of adjoining and contiguous land and shall contain sufficient access to an approved and improved public street, certified to be suitable or approved by the Joint Planning Board, unless such site qualifies as a planned residential development under the definition provided in § 142-87 of this Part 4. For the purpose of this Part 4, internal streets, roads to be dedicated and rights-of-way shall not be deemed to divide acreage of a planned development and shall be considered as part of the gross site area. Subdivision into lots or separate ownership of less than five acres, however, shall not be deemed prohibited provided that the planned residential development otherwise meets the criteria of this section. Subdivision and separate ownership of single-family detached dwellings on lot that comply with the lot width, lot size and road frontage requirements applicable in A Residence Districts shall also not be deemed prohibited, although less than five acres in size, provided that the criteria of this section are otherwise complied with.
All tracts, parcels or lots within a Planned
Residential Development Zone which do not qualify as a planned residential
development, and until preliminary site plan approval as a planned
residential development, shall be governed by the rules and regulations
of the applicable zoning in effect without reference to this Part
4.
A.
No building within a planned residential development
that is designed or used for other than one-family residential use
or a permitted accessory building to a one-family-building residential
use shall be located less than 50 feet from any boundary line of the
Planned Residential Development Zone District, provided that the Joint
Planning Board, on site plan review, is empowered to determine that
a lesser setback is adequate by reason of special circumstances affecting
the visual impact and the use made or to be made on adjoining premises
and in cases where the result of the proposed setback is consistent
with the overall character of the planned development, but no provision
hereof shall be deemed to empower the Joint Planning Board to approve
a minimum setback less than 40 feet from any boundary line.
B.
A minimum setback requirement of not less than 50
feet from all external lot lines and from all external streets and
thoroughfares shall be provided for all parking lots, parking areas
and off-street parking spaces; except, however, that the Joint Planning
Board may permit, on site plan review, accessory off-street parking
for a planned residential development with a distance of not less
than 25 feet from external lot lines and external streets for not
more than 8% of the required off-street parking for the planning unit
development and for not more than 22 cars, whichever is lesser, provided
that the Joint Planning Board deems the planted buffer area separating
such off-street area or areas adequate to screen such areas from the
external lot line. Parking spaces and drives for one-family residential
lots, however, shall be required to comply with the A Residence District
zone requirements.
C.
For purposes of Subsection A, the term "external lot lines" shall be deemed to mean the external lot lines of the entire planned residential development proposed to be constructed on such lot or lots, including any road areas that are within the planned residential development, whether such proposed road areas are to be dedicated or not. For purposes of Subsection A, the term "external lot lines" shall not be deemed to mean the external lot lines of any separate lot created within the planned residential development by virtue of the site plan or subdivision approval of the Joint Planning Board.
A.
Any proposed building or structure within the confines
of a planned residential development shall have a minimum setback
requirement of 30 feet from any public or private street, road or
thoroughfare right-of-way line or a distance equal to the height of
any building or structure from said right-of-way line, whichever is
greater.
B.
At all street intersections, no obstruction to vision
(other than an existing building, post, column, hedge, wall or tree)
exceeding 30 inches in height above the established grade of the street
at the property line shall be erected or maintained within the area
bounded by the line drawn between points along each such street line
30 feet distant from their intersection or 20 feet distant from the
commencement of the radius, whichever is greater.
A.
Residential density requirements. Residential development
densities of a planned residential development for townhouse or multifamily
construction shall not exceed an average gross density of 8.75 dwelling
units per acre of gross site area. Residential development proposed
for single-family detached housing shall require 18,000 square feet
of land as a minimum lot size and shall otherwise conform to the provisions
of the A Residence District, except that the minimum front yard setback
for such one-family units may be reduced to not less than 35 feet
by the Joint Planning Board on site plan review where the rear of
the lots so reduced abut a residence zone district.
B.
Distribution of residential units.
(2)
Where a landowner can demonstrate to the satisfaction of the Joint Planning Board that the provisions of Subsection B(1) cannot be complied with due to unusual physical constraints of the property, such as exceptional topographic or geologic condition or other extraordinary and exceptional situation or condition, including the prevailing housing market, the Joint Planning Board shall have the right to modify the distribution requirements, but no provision hereof shall be construed to authorize modification increasing the density permitted above.
The minimum distance between any two buildings
shall be not less than 1/3 the average height of the buildings involved
at their closest proximities, except that the Joint Planning Board,
on site plan review, may require a greater minimum distance, but not
more than the average height of the buildings involved at their closest
proximities or 12 feet, whichever is greater, where such greater distance
is determined by the Joint Planning Board to be necessary to provide
adequate access for the building or buildings.
The maximum height of buildings shall not exceed
two habitable stories, and the height thereof shall not in any event
exceed 35 feet, including roof mechanical equipment, measured at any
point of the adjacent finished grade at the building line.
A.
The minimum required area for common recreation and
open space use shall be as follows: a minimum of three square feet
of common recreation and open space use shall be provided for each
one square foot of actual building area, exclusive of parking areas.
B.
Said common recreation and open space areas shall
not include any recreational facility where outside or private membership
is required excluding the residents who reside therein, but this provision
shall not be construed to require that residents of single-family
dwelling units within or without the Planned Residential District
be included or have the use of the recreational facilities. All residents
other than the owners and occupants of single-family dwelling units
shall have the right to use and enjoy the common recreation areas
and facilities without separate charge, unless application is made
to the Joint Planning Board for relief from the provisions of this
section. The Joint Planning Board is authorized by resolution to grant
exceptions from the requirements of this section where special circumstances
of particular occupancies are demonstrated not requiring use by individual
occupants of the recreational facilities provided. No provision hereof
shall be deemed to preclude reasonable rules and regulations for the
management and use of such recreational facilities and for the enforcement
thereof, and no provisions hereof shall be deemed to preclude the
waiver, without application to the municipality, evidenced by an express
written contract or lease, of the right to use and enjoy the common
recreation areas and facilities; provided, however, that individual
waivers not be obtained from more than 8% of the total dwelling units
within the Planned Residential Districts without the municipal application
referred to above.
C.
Recreational leases or similar charging arrangements
shall be prohibited unless disclosed in advance to and approved by
the Joint Planning Board, acting by resolution. The recreational facilities
and open space areas shall be appropriately and conveniently located
for the residents of the planned development and shall be developed
with active and/or passive recreational facilities or permitted to
remain in a natural state, including landscaped or planted areas.
D.
The common recreational areas shall be within the
gross site of the planned residential development, but they are not
required to be on every lot within the planned residential development
approved by the Joint Planning Board so long as the criteria set forth
above are otherwise met with regard to the entire site.
A.
The minimum area required for open space shall be
not less than 85%, provided that for purposes of this section, internal
and external street areas and parking areas and driveways may be included
as open spaces, notwithstanding that the same may be improved with
pavement, curbing or other similar installations. The minimum area
required for on-site open space, excluding streets, parking areas
and parking lots and drives as an open space area, and available for
landscaping and for planted areas and otherwise unimproved, shall
be not less than 50% of the entire net site area.
B.
A minimum of three square feet of landscaped and planted
open space area shall be provided for each one square foot of total
gross building area within the planned residential development.
C.
Said open space may include common recreation area for residential uses, sidewalks, planted areas, grass and lawn areas and required buffer areas for computation purposes, but all open space shall be shown on a landscape, grading, drainage and lighting plan detailing the proposed improvements, meeting the standards and requirements provided herein and in Part 1, Land Use Generally, of this chapter, and reviewed and approved by the Joint Planning Board prior to commencement of construction.
The maximum area of the gross site which may
be covered by buildings, private parking areas, private driveways,
road surfaces and other impermeable surfaces, with the exception of
walkways and recreational facilities, shall not exceed 50% of the
gross site area.
