[Amended 10-4-2000 by Ord. No. 2000-14]
This zone will act as an overlay zone for the
designated residential zones. The standard zoning shall have precedence
unless an applicant can demonstrate the ability to comply with the
intent and purpose of the Senior Congregate Care (SCC) Zone. The following
properties shall be included within the overlay zone: Block 370, Lots
9 and 10 (new Block 5301, Lots 21 and 33).
The purpose of the Senior Congregate Care (SCC)
Zone is to provide areas of the Township which encourage the design
and development of a multifaceted, relatively self-contained living
environments for individuals and families age 55 and over. Prepared
by recognized professionals in the field of senior life care facilities,
the zone encourages the use of contemporary land use planning and
community development techniques consistent with the objectives of
the New Jersey Municipal Land Use Law[1] which will provide the creation of functional environments
in an environmentally acceptable way. This zone and its densities
reflect the desire to provide affordable housing to the Township's
aging population.
[1]
Editor's Note: See N.J.S.A. 40:55D-1 et seq.
Because of the special nature of the zone, the
following uses are required to be included in any development proposal:
A.
Nursing home (one).
B.
Residential health care.
C.
Adult multifamily dwelling units and/or attached patio
homes and/or attached townhouses.
D.
Administrative, social and recreational buildings,
structures and open areas.
E.
Neighborhood commercial uses, including service/retail
and professional offices planned, designed and constructed to serve
the needs of the SCC residents.
A.
Supporting recreational facilities, including but
not limited to swimming pools, tennis courts, open field areas, passive
sitting areas, picnic facilities, walking trails, shuffleboard and
bocci courts, etc.
B.
Off-street parking and private garage facilities.
C.
Fences and walls.
D.
Utility and maintenance structures.
E.
Single-family dwelling unit to be utilized and occupied
as a residence exclusively for the director of the facility, administrator
or other head of operations whose presence on the site is essential
for the effective operation of the SCC facility.
The minimum tract size for each project in the
Senior Congregate Care Zone shall be 50 contiguous acres of land (prior
to dedication of any land, rights-of-way, parks, easements, etc.).
In accordance with the required principal uses
in the zone, each project shall be comprised of the following:
|
Minimum Percent of Total Site Area
|
Project
Maximum
| ||
|---|---|---|---|
|
Nursing/residential health care (total of both)
|
4%
|
10%
| |
|
Adult multifamily residential dwellings
|
20%
|
50%
| |
|
Patio homes and/or townhouses
|
10%
|
40%
| |
|
Recreation administration
|
3%
|
10%
| |
|
Commercial
|
1%
|
3%
| |
|
Office
|
1%
|
5%
| |
|
Accessory uses
|
0.5%
|
2%
| |
The maximum densities in the following project
component shall be:
|
Project Component
|
Gross Project Area
|
|---|---|
|
Nursing, etc.
|
50 beds per acre
|
|
Adult multifamily
|
10 units per acre
|
|
Townhouse/patio homes
|
6 units per acre
|
The total amount of impervious coverage from
buildings, roofs, roads, parking areas, sidewalks, etc., shall not
exceed 30% for the entire project.
The Senior Congregate Care Zone Area and Buffer Requirements Schedule is included at the end of this chapter.
The Senior Congregate Care Zone Yard Area Setback Requirements Schedule is included at the end of this chapter.
A minimum of 50% of the total project area shall
be set aside as open space. This area may include buffer areas as
prescribed above. Of the total amount of open space, 15% shall be
devoted to active and passive recreational uses such as recreation
and social gathering areas, walkways, sitting areas, gardens and adjacent
usable open space. The determination as to the extent of recreational
space shall be made by the Planning Board with the advice of the Planning
Director.
Project phasing for completion of nonresidential
use components shall be keyed to completion of basic residential use
components in accordance with the following schedules:
A.
Buffer areas may be included as part of the required
setback areas. The buffer area so required shall be preserved in its
natural state and supplemented with additional landscaping as necessary
to achieve a full and substantial screening effect when viewed from
adjoining properties.
B.
[1]
Editor's Note: The Senior Congregate Care Zone Area and Buffer Requirements Schedule is included at the end of this chapter.
A.
Marketing preference requirements for implementation
of the offering shall be in accordance with the following schedule
in ninety-day increments:
B.
A marketing plan shall be prepared by the applicant
describing the plan, advertising, market selection and implementation.
C.
No one under 18 years of age shall be a permanent
resident of the Senior Congregate Care Zone. Implementation of this
requirement shall be through the rules and regulations of project
association or governing organization.
A.
The Senior Congregate Care Zone permits several land
use types, each of which generates differing parking needs. The total
number of parking spaces provided on site shall be in accordance with
the following schedule:
|
Minimum Number of Spaces
| |||
|---|---|---|---|
|
Use Type
|
Per Unit or Bed
|
One Space Per Gross Square Feet of Building
Area
| |
|
Patio homes/unit
|
2
| ||
|
Attached townhouses/unit
|
2
| ||
|
Multiple adult dwelling unit
|
1
| ||
|
Nursing home/bed
|
0.50
| ||
|
Residential health care units
|
0.33
| ||
|
Administrative/ recreation/ support uses
|
250 square feet
| ||
|
Neighborhood community center
|
200 square feet
| ||
|
Professional office center
|
200 square feet
| ||
B.
A minimum of one parking stall shall be provided in
an attached parking garage for each townhouse and patio home, of market
value.
A.
The design and layout of the site of the dwelling
unit and all buildings shall be planned for the convenience of the
senior citizens and in accordance with applicable codes and regulations.
B.
Handicapped access to all buildings (except townhouses
and patio homes) and all floors within said buildings shall be provided.
Installation of ramps and elevators shall be in accordance with applicable
codes and regulations.
C.
Each parking space shall be a minimum of nine by 20
feet with 4% of the overall parking requirement reserved for handicapped
parking spaces with a minimum size of 12 feet by 20 feet.
D.
Each townhouse building shall have no more than eight
units per building. Each patio home shall be attached to no more than
one other patio home.
E.
Community sewerage and water facilities shall be required
as part of each project in conjunction with Planning Board and West
Milford Municipal Utilities Authority requirements.
F.
Affordable housing. The project densities have been adjusted to provide for affordable housing. To reflect the adjusted density permitted in this zone, a 20% set-aside for affordable housing is required. All other requirements of affordability are as outlined in Chapter 470, Article XIII, Affordable Housing, of the Land Development Ordinance.
G.
The development of the overall site plan must be in conformance with the § 500-71, Natural features, of this chapter and all Township ordinances.
H.
The project is contingent upon receipt of both a certificate
of need and a certificate of authority from the New Jersey Department
of Health and Senior Services and the New Jersey Department of Community
Affairs. Receipt of all approvals is required prior to preliminary
Township approval.
[Added 12-11-2003 by Ord. No. 2003-51]
A.
Residential component.
(1)
Wireless telecommunications facilities are subject
to the following:
(a)
Area and height requirements.
[1]
Minimum lot area: 25 acres.
[2]
Minimum setback to any perimeter property line
(setbacks are taken from the outer limits of fencing around the compound):
300 feet.
[3]
Minimum setback to any building occupied or
intended for occupancy as a residential use (setbacks are taken from
the outer limits of fencing around the compound): 100 feet.
[4]
Maximum height: not to exceed 10 feet above
the identified average of the tree height determined in the following
manner:
 |
 |
|
Explanations for Diagram and Tables
| ||
|
The Plan View Diagram depicts the two-hundred-fifty-foot
radius with seven profile lines distanced from each other as shown.
Within this radius, all trees with a diameter of six inches or greater
are to be located and the location depicted on the Plan View Diagram.
All trees surveyed that fall along and within 10 feet of each side
of the profile lines are then to have their tree height surveyed and
recorded on Table A.
| ||
|
Table A is a compilation of the surveyed tree
heights and tree species as identified along the profiles in the Plan
View Diagram. The information will be exhibited by the applicant on
seven separate tables (Tables A1 through A7), one for each profile
line.
| ||
|
Table B is the final compilation of the average
tree heights and average anticipated tree heights for each of the
seven profile lines (as calculated in Tables A1 through A7) to determine
the maximum height of the proposed wireless telecommunications facility.
| ||
|
The monopole and antennas shall be designed
as a tree in appearance to include branches and appropriate painting
or, if located in an open field area, the design shall be a barn silo
not to exceed 50 feet in height with the equipment housed within a
barn structure design.
| ||
(b)
Property owned or leased by the Township of
West Milford, any Township Fire Company or First Aid Squad or the
Township Municipal Utilities Authority shall be exempt from the twenty-five-acre
minimum lot size requirement subject to the following standards:
[1]
Minimum lot area: 1.75 acres.
[2]
Antennas shall either be affixed to the building
within such structural appurtenances as a bell tower, cupola, spire
or affixed to a flat roof with a mansard screen, or if a monopole
is proposed, it shall be designed as a flagpole or a tree, to be determined
by the Planning Board.
[3]
Minimum front yard setback (setbacks are taken
from the outer limits of fencing around the compound): 50 feet or
the height of the structure, whichever is greater.
[4]
Minimum rear yard setback (setbacks are taken
from the outer limits of fencing around the compound): 50 feet or
the height of the structure, whichever is greater.
[5]
Minimum side yard setback (setbacks are taken
from the outer limits of fencing around the compound): 50 feet or
the height of the structure, whichever is greater.
[6]
Maximum height of structure: 90 feet.
(c)
Maximum height of the compound security fence
shall be six feet.
(d)
Antennas may be affixed to existing telephone poles, utility stanchions, or streetlights either within public rights-of-way or on properties identified in Subsection A(1)(b), and not extending more than five feet above the existing height of the pole or stanchion. The support equipment is subject to:
(e)
Collocation is permitted on monopoles or lattice towers that were approved by the Planning Board or Zoning Board prior to the enactment of this § 500-135; however, the height of the support structure shall not be extended.
(f)
Driveways are subject to the requirements set
forth in the Engineering Department's Site Improvement Checklist.
(g)
All electrical connections, wires and conduit
from the antenna structures to the ground structures shall be installed
underground.
(h)
In the event such wireless telecommunications
facilities are abandoned or not operated for the use as approved for
a period of six months, the same shall be removed, at the option of
the Township, at the sole expense of the property owner.
B.
Nonresidential component.
(1)
Proposed antennas shall comply with the following
criteria, as applicable:
(a)
Antennas being placed on streetlights, telephone
poles and utility stanchions, the height of the antennas shall not
exceed five feet above the existing pole or stanchion. The support
equipment is subject to:
(b)
Monopoles or lattice towers that were approved by the Planning Board or Zoning Board prior to the enactment of this § 500-135, but not extending the height of the support structure.
(c)
Wireless telecommunications facilities disguised
within new or existing church steeples, freestanding clock towers,
freestanding flagpoles or decorative light stanchions, as follows:
[1]
The height of the structure shall not exceed
60 feet;
[2]
Freestanding flagpoles, freestanding clock towers
and decorative light stanchions shall maintain the accessory building
setbacks and shall maintain a minimum front yard setback of 10 feet;
[3]
Freestanding flagpoles, freestanding clock towers
and decorative light stanchions shall not impede vehicular or pedestrian
traffic nor cause sight distance impediments for vehicles entering
or exiting a site.
(d)
Roof structures, provided that no aspect of
the wireless telecommunications facility is visible from ground level
when viewed from street frontage.
(2)
Equipment shelters to service antennas not located
on telephone poles or streetlights shall be set back a minimum of
15 feet from all property lines and shall be camouflaged in a structure
that is architecturally complementary to the antenna camouflage and
the surrounding buildings, or may be located on the roof, provided
that no aspect of the wireless telecommunications facility is visible
from ground level when viewed from street frontage.
(3)
All facilities shall be suitably secured in accordance with § 500-68, Fences, walls and sight triangles, of this chapter.
(4)
Landscaping as screening shall be provided around
the security fencing.
(5)
All electrical connections, wires and conduit from
the antenna structures to the ground structures shall be installed
underground.
(6)
In the event such wireless telecommunications facilities
are abandoned or not operated for the use as approved for a period
of six months, the same shall be removed, at the option of the Township,
at the sole expense of the property owner.
