[Amended 6-29-2006 by Ord. No. 3618; 8-24-2010 by Ord. No. 3891]
The purpose and intent of the PRC District is to enable the
development of an inclusionary development in accordance with a comprehensive
site development plan approved by the Planning Board of the Township.
Such development is intended to meet a portion of the Township's affordable
housing obligation.
A.
Independent senior living facilities for senior citizens who are
capable of living independently of supportive services to assist them
with the activities of daily living;
B.
Assisted living facilities for senior citizens who are able to live
independently in apartment-style units but require some assistance
with the activities of daily living;
C.
Nursing homes for persons who are not able to live independently
in apartment-style units and who require a constant level of medical
and custodial care;
D.
Continuum of care medical offices;
E.
Adult day care; and
F.
Apartment buildings.
Accessory uses may include:
A.
Housing units for caretaker, facility director or similar on-site
employee(s), which units shall be included in calculations of density.
B.
Security booths.
C.
Maintenance storage buildings.
D.
Recycling areas.
E.
Recreational areas.
F.
Other uses customary and incidental to the principal permitted use.
As used in this chapter, the following terms shall have the
meanings indicated:
The provision of care and supervision, monitoring of general
health, social interaction and peer contact in a structured program
for impaired or socially isolated adult individuals, who may live
on or off site, and who cannot be left alone during the day, but who
do not require twenty-four-hour institutional nursing care.
A building containing three or more dwelling units, including
units that are located one over another.
A facility which is licensed by the New Jersey State Department
of Health and has obtained an approved application for a certificate
of need from the Department to provide apartment-style housing and
congregate dining and to assure that assisted living services are
available when needed for four or more adult persons unrelated to
the proprietor. Apartment units offer, at a minimum, one unfurnished
room, a private bathroom, a kitchenette and a lockable door on the
unit entrance. A lockable door may be omitted for special needs units,
such as those housing patients with Alzheimer's disease or similar
afflictions and for which immediate staff access is necessary for
the safety of the resident. A coordinated array of supportive personal
and health services available 24 hours a day are usually provided.
(Source: N.J.A.C. 8:36-1.3)
Basic services to be provided in an assisted living facility
include:
Assistance with eating, bathing and dressing.
Assistance with arranging transportation.
Assistance with personal and household chores.
Housekeeping and linen service.
Availability of three meals per day in a congregate setting.
Organized social and recreational activities.
Medication reminders and supervision.
Monitoring of nutrition and health.
Protective supervision.
Twenty-four-hour response to emergency needs of the resident.
Services coordination and management.
A building or portion of a building used as a place of business
of a person, corporation, firm or public agency for professional medical
services or executive services related to the provision of professional
medical services, which may be provided on sites where assisted living
facilities or senior independent living facilities are provided.
An apartment-style facility in which residency is age-restricted
to households in which the head of household or their spouse is age
55 years or older, except that due to death, a remaining spouse less
than 55 years of age shall be permitted to continue to reside and
further provided that no person under 19 years of age shall reside
in any dwelling unit for more than 90 days in any calendar year. Independent
senior living facilities may also contain public areas to provide
activities for residents, including a dining room, community/multipurpose
rooms, chapel and recreational areas.
As defined in § 112-4.
Development within this zone shall be subject to the following
conditions and as permitted by the Planning Board in accordance with
the following standards and site plan review:
A.
A statement is submitted setting forth in full detail all particulars
on the building use.
B.
The lot or tract on which the development facility is situated must
front on a major or minor road as designated on the circulation element
on the Master Plan of the Township of Franklin.
C.
The development shall be serviced by water and sewer utilities maintained
and operated by a public utility franchised with the Township of Franklin
or by the Township of Franklin.
D.
No assisted living or nursing home facility shall be operated in
the Township of Franklin in this zone unless duly licensed and approved
by the Department of Health in the State of New Jersey.
E.
There must be an adequate driveway for unobstructed ambulance entrance to an exit in an assisted living, independent senior living facility, adult day care or nursing home building. Said driveway shall be such that ambulances can enter and leave the premises without danger of being blocked by other traffic or parked vehicles and with sufficient room for turning, loading and unloading said ambulances. The provisions of Chapter 248 of the Township Code are applicable.
F.
A safe and convenient system of drives, walkways, access areas and
parking facilities must be provided for the employees, doctors, management,
visitors, ambulances, delivery vehicles and fire, police or other
emergency vehicles.
G.
There shall be adequate outside lighting to provide safety for all
persons at all times, and said lighting shall be directed and shielded
so as to cause minimum disturbance to adjoining properties.
H.
The development shall be built in accordance with the Building Codes
of the State of New Jersey and the Township Fire Code.
I.
The development designs shall be functional and shall adequately
provide for the health, welfare and safety of the patients, employees,
visitors and general public.
J.
The lot or tract upon which the development is proposed, and the
development, shall conform to the following standards and requirements:
(1)
Minimum lot area: 40 acres.
(2)
Minimum lot frontage: 300 feet.
(3)
(4)
Maximum impervious coverage: 35%.
(5)
Minimum setbacks for all buildings exclusive of entrance gatehouse:
(a)
Front yard: 100 feet.
(c)
A minimum of 50 feet of the setback area (except adjacent to
a nonresidential zone property line) shall be considered a buffer
strip. Driveways may only cross the buffer strip. Said buffer shall
be kept in its natural state where wooded and, when natural vegetation
is sparse or nonexistent, the Planning Board may require the applicant
to supplement the existing vegetation.
(6)
Off-street parking: no parking or standing shall be permitted in
the required front yard except for emergency vehicles, dropoff/pickup
areas and visitor parking spaces.
(a)
Assisted living facilities: in accordance with the Residential
Site Improvement Standards (RSIS).
(b)
Independent senior living facilities and non-age-restricted
apartment buildings: in accordance with the Residential Site Improvement
Standards (RSIS).
(c)
Continuum of care medical offices: same as professional offices.
K.
The permanent residents of the independent senior living units shall
be restricted to those 55 years of age or older; however, nothing
herein shall prohibit a spouse from residing in the facility who is
under the age of 55.
L.
Support facilities, functions and services may be for the use and
benefit of the resident users of the facility, their guests and adult
day-care users.
M.
The minimum size of a single-occupant independent senior living residential
unit, including bathroom, and of a double-occupant unit shall be governed
by the statutes of the State of New Jersey.
N.
Health care and support services, functions and facilities shall
include the following at a minimum:
(1)
Indoor and outdoor recreational facilities;
(2)
Physical therapy facilities;
(3)
Entertainment facilities;
(4)
Libraries;
(5)
Dining facilities and food preparation facilities;
(6)
Housekeeping and laundry services;
(7)
Emergency medical services and private emergency transportation facilities;
and
(8)
Twenty-four-hour monitored security at all times to respond to and
handle emergency situations and inquiries.
O.
The facilities and site shall conform to all design and other standards
set forth for the district in which situated unless modified herein.
P.
Maximum number of units: 384.
Q.
Maximum density: 10 units an acre.
R.
Developer's agreement. The developer and the municipality shall enter into an agreement at final plan approval pursuant to the provisions of N.J.S.A. 40:55D-39, setting forth the implementation requirements for the development. The substance of the developer's agreement shall be consistent with the laws of the State of New Jersey, this Chapter 112 and the conditions and standards applicable to the development. The developer's agreement shall be in a form satisfactory to the Township Attorney and Township Council and shall include, but may not be limited to, provisions relating to the following:
(1)
The disposition of lands required to be set aside for public, semipublic
and/or open space and outdoor recreation uses.
(2)
The disposition of lands adjacent to the development facility under
the control of either the applicant or the property owner to assure
compatibility with the activities of the development.
(3)
The phasing, financing and extent of off-tract traffic improvements.
(4)
Public approvals and municipal and developer actions required to
implement public infrastructure improvements, such as public sewers
and stormwater control.
(5)
The developer's obligation to maintain the project and comply with
site plan approval conditions dealing with signage, building exteriors,
landscaping, drainage, security, buffer areas and open spaces, trash
removal and internal roadways.
(6)
Cleanup of any environmentally contaminated area. The municipality
shall not have any responsibility for Superfund cleanup or site remediation.
(7)
Consideration of municipal impacts.
(8)
Agreements to support fire and rescue squads.
(9)
Open space area. Thirty percent of the gross acreage shall be open
space area, which areas shall not include paved roadways or parking
areas.
(10)
Buffer area. A buffer area of 50 feet in width shall be provided
along the tract boundary. Earth berms, landscaping and/or ornamental
fencing shall be provided within the required buffer areas.
(11)
Requirements pertaining to the provision of very-low-, low-,
and moderate- income housing.
S.
Provision of very-low-, low- and moderate-income housing; mandatory
set-aside requirements. The developer shall provide or cause others
to provide, on-site, very-low-, low- and moderate-income dwelling
units totaling at least 15% of the development (at least 58 units
for a development of 384 units) of which no less than 35 of the units
shall be affordable to very-low-income households as defined in the
New Jersey Fair Housing Act (N.J.S.A. 52:27D-301 et seq.). The developer
shall abide by all applicable requirements of the Council on Affordable
Housing (COAH) including the Uniform Housing Affordability Controls
(UHAC) including but not limited to pricing, bedroom mix, low-/moderate-income
split, affirmative marketing, and assignment of a COAH-qualified administrative
agent. The developer shall be solely responsible for all payments
required for the services of the administrative agent. The administrative
agent shall be COAH-qualified, shall be approved by the Township,
and shall perform all duties and responsibilities of an administrative
agent as set forth in the COAH Rules and UHAC, including those set
forth in N.J.A.C. 5:80-26.14, 26.16 and 26.18 thereof, which duties
and responsibilities include, but are not limited to, affordability
controls; affirmative marketing; household certification; communication
and education; and enforcement.
