[Added 12-19-2005 by Ord. No. 36-2005; amended 12-14-2006 by Ord. No. 30-2006; 8-14-2008 by Ord. No.
18-08]
The RM-4 District is intended to promote and
encourage the redevelopment of the zone for townhouse and/or multifamily
housing units, including an affordable housing component.
The following principal uses and structures
shall be permitted in the RM-4 Zone District:
Permitted accessory uses shall be limited to
those uses customarily incidental to the permitted principal use in
the district. These may include, but are not limited to:
A.
Community center/clubhouse.
B.
Outdoor active recreational facilities for the exclusive
use of the residents in the zone district and their guests.
C.
Off-street parking areas.
D.
Fences, walls, gazebos, mail kiosks and other street
furniture.
F.
A structure reserved exclusively for the storage of
common area maintenance and recreation equipment.
G.
Detached garages designed and used primarily for the
parking of residents' vehicles.
In addition to any other applicable requirements
of this chapter, the following requirements shall apply to development
within the RM-4 Zone District:
A.
Minimum tract area. The minimum tract area shall be
12 acres.
B.
Maximum tract density. The maximum density shall not
exceed 8.5 units per gross acreage of the tract; provided, however,
that the maximum density may be increased to 9.4 units per gross acreage
of the tract in order to permit the creation of additional affordable
housing units within the district above and beyond that required herein.
The foregoing shall not be construed to permit more than 112 market-rate
dwelling units within the RM-4 Zone District; any and all housing
units in excess of 112 units shall be required to be affordable units.
C.
Minimum tract frontage. The minimum tract frontage
shall be 200 feet on an improved public street.
D.
Minimum tract boundary setbacks. The minimum setback
from a tract boundary for all principal structures shall be 50 feet
to a commercial or industrial zone district and to any public street
contiguous with the tract boundary and 25 feet to all other tract
boundaries.
E.
Minimum distance between buildings. The following minimum dimensions shall separate buildings; provided, however, that Subsection E(1) through (6) below shall apply only to the separation of residential buildings from each other and Subsection E(7) below shall apply only to the separation of residential buildings and any community center/clubhouse:
(1)
Front wall facing front wall: 45 feet at any
point.
(2)
Front wall facing rear wall: 50 feet at any
point.
(3)
Front wall facing end/side wall: 45 feet at
any point.
(4)
End/side wall facing end/side wall: 20 feet
at any point or one-half the height of the tallest of the buildings
being separated, whichever is greater.
(5)
End/side wall facing rear wall: 30 feet at any
point.
(6)
Rear wall facing rear wall: 45 feet at any point.
(7)
The minimum distance between any residential
building and a detached accessory building shall be 25 feet.
F.
Orientation of buildings to streets and parking areas.
(1)
All residential buildings shall maintain a minimum
setback of 10 feet from the curbline of any internal street located
within the tract boundaries, subject to the limitations set forth
herein.
(2)
The community center/clubhouse building shall
maintain a minimum distance of 10 feet from any internal street or
parking space, subject to the limitations set forth herein.
(3)
All buildings shall be located at least 10 feet
from any parking space or parking area located in front of or behind
the building, and at least five feet from any parking space or parking
area located on the side of the building. Excluded from this requirement
are parking spaces located within individual driveways that provide
direct access to garages which are a part of the same building.
(4)
Where individual unit driveways provide access
to garages, and where such driveways provide parking spaces, the length
of such driveway shall be at least 20 feet, measured between the building
and the traveled way of the internal roadway or parking area to which
the driveway connects or, if there is a sidewalk adjacent to the internal
roadway or parking area, measured between the building and the sidewalk.
(5)
No building shall be permitted to have direct
driveway access onto Cedar Knolls Road; all driveways providing direct
access to buildings shall be connected only to a road, driveway or
other way that is internal to the development. Only a single access
roadway providing common access for the development shall be permitted
from Cedar Knolls Road.
G.
Maximum height of principal buildings. No principal
building shall exceed a height of 45 feet and three stories. For purposes
of administering this requirement, a parking level located beneath
the first habitable floor shall not be considered a story.
H.
Accessory buildings and structures.
(1)
No accessory building, except for a community
center/clubhouse, shall be permitted in the front yard. Accessory
buildings and structures shall comply with the minimum setbacks from
tract boundaries and principal buildings applicable to principal buildings,
except as may be specifically provided otherwise herein.
I.
Maximum building coverage. The coverage by principal
and accessory buildings and structures shall not exceed 25% of the
tract area.
J.
Maximum improvement coverage. The coverage by all
improvements, including buildings, paved areas and other improved
surfaces, shall not exceed 55% of the tract area.
K.
Building design standards.
(1)
Building dimension. The horizontal dimension
of buildings shall not exceed 200 feet on any facade.
(2)
Front wall horizontal projection. At least one
story of the front wall of all principal buildings shall provide a
horizontal projection or recess of at least four feet perpendicular
to such front wall, at intervals of no greater than 30 feet measured
parallel to such front wall. Such projections or recesses shall have
a horizontal dimension of at least 12 feet, measured parallel to such
front wall. The projections or recesses shall extend the full vertical
height of the building story.
(3)
Front wall material. The front wall of all principal
buildings shall be surfaced with at least two different materials,
including but not limited to brick, wood, stucco and similar materials.
Each material shall comprise at least 25% of the front wall surface
area.
(4)
Windows and doors. At least 15% of the surface
area of each wall of all townhouse and apartment buildings shall be
comprised of windows and doors. Both pedestrian and garage doors shall
be included in determining compliance with the foregoing requirement.
The wall surface area shall be measured from the ground to the roof
eaves, exclusive of gables located above the roof eaves. Walls facing
interior courts shall be exempted from this requirement.
L.
Parking.
(1)
The number and design of off-street parking
spaces shall be provided in accordance with the requirements of the
New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21-1
et seq.).
(2)
At least 50% of the market-rate units shall
be required to have available at least one garage parking space dedicated
to the use of that unit.
M.
Pedestrian access. Sidewalks shall be provided in
accordance with the requirements of the New Jersey Residential Site
Improvement Standards (N.J.A.C. 5:21-1 et seq.). All sidewalks shall
be provided with appropriately scaled lighting to ensure public health
and safety. Separate walking trails may be permitted as a component
of the open space/recreation plan but shall not serve as a substitute
for sidewalks.
N.
Landscaping. A landscape plan shall be required to
provide the following:
(1)
Off-street parking areas shall be screened from
the view of public streets and from adjacent Township property with
year-round landscaping and/or decorative fencing. All screening materials
shall be subject to Planning Board review and approval.
(2)
Street trees shall be installed on both sides
of all streets planted at a distance not to exceed 40 feet on center,
except where such spacing is not feasible due to the location of approved
driveways and on-street parking areas. Trees shall be spaced evenly
along the street within a planting strip not less than eight feet
in width.
(3)
The interior and outer edge of stormwater basins
shall be planted in a manner so as to simulate a natural woodland.
The ground plane shall be seeded with a naturalization, wildflower
and/or wet meadow grass mix. All woody and herbaceous plants shall
be species indigenous to the area and/or tolerant to typical wet/dry
floodplain conditions.
(4)
A landscape buffer, consisting of a combination
of deciduous trees, conifers, shrubs, berms and, if appropriate, fences
or walls in sufficient quantities and sizes to create a year-round
screen, shall be provided with a minimum depth of 25 feet between
any buildings, parking areas and other public use areas and any commercial
or industrial zone district and any public street contiguous with
the tract boundary and with a minimum depth of 10 feet between such
areas and all other tract boundaries. An enhanced buffer beyond the
minimum standard may be required by the Planning Board if it determines
that the minimum requirements are not sufficient to provide adequate
protection from the adverse impacts of factors external to the development
site, including, but not limited to, noise and the visual impact of
incompatible land uses.
O.
Utilities. The developer shall arrange with the servicing
utility for the underground installation of the utilities' distribution
supply lines and service connections.
P.
Trash storage areas. Trash and recycling storage areas
shall be required to comply with the Township's recycling regulations
and with the model ordinance promulgated by the New Jersey Department
of Environmental Protection and Department of Community Affairs pursuant
to § 2 of P.L. 1993, c. 81 (N.J.S.A. 13:1E-99.13a), regarding
the inclusion of facilities for the collection or storage of source-separated
recyclable materials.
Q.
Phasing plan. The developer shall submit a phasing
plan for approval by the Planning Board. Each phase shall be designed
to provide fully functional facilities to provide for the health,
safety and comfort of the residents. These shall include, but are
not limited to, stormwater management, utilities, vehicular and pedestrian
circulation and landscaping for the phase in question. A community
center, if approved, and all exterior recreational facilities shall
be constructed and available for use by the residents no later than
the point where 50% of the certificates of occupancy of the total
approved residential units in the entire development have been approved.
A.
Required number of affordable units. Development within
the RM-4 Zone District shall be required to provide at least 14 affordable
housing units within the district. In addition, additional affordable
units shall be required if the Township or another developer subsidizes
the cost of such units, in accordance with the following procedure:
(1)
Prior to filing a development application with
the Planning Board or Board of Adjustment, the developer of any housing
units within the district shall notify by certified mail the Township
Administrator of his/her intent to file the application.
(2)
The Township shall within 45 days of the mailing
of such notice indicate whether or not it or another developer is
interested in subsidizing the creation of additional affordable units
in the development.
(3)
If the Township fails to respond within 45 days,
or indicates that it or another developer is not interested in subsidizing
additional affordable units, the developer may proceed to file the
development application and shall not be required to construct additional
affordable units.
(4)
If the Township or another developer indicates
within the required 45 days a willingness to subsidize additional
affordable units, the developer shall be required to negotiate the
amount and terms of the subsidy with the Township or other developer,
as applicable. If the parties cannot reach an agreement of the terms
of the subsidy within 60 days of the notice of an interest in providing
the subsidy, or any extension of such time that may be granted by
the developer, the developer may proceed to file the development application
and shall not be required to construct additional affordable units.
B.
Compliance with COAH rules. All affordable housing
units shall be required to comply with all applicable rules of the
New Jersey Council on Affordable Housing.
C.
Phasing requirements. Affordable housing units shall
be built in accordance with the following schedule:
|
Percentage of Market-Rate
Units Completed
|
Minimum Percentage of Low- and
Moderate-Income Units Completed
|
|---|---|
|
25
|
0
|
|
25 + 1 unit
|
10
|
|
50
|
50
|
|
75
|
75
|
|
90
|
100
|
