As used in this chapter, the following terms
shall have the meanings indicated:
CLUSTER DEVELOPMENT
A development of single-family detached dwellings or two
single-family attached dwellings (herein referred to as "duplexes")
which will preserve desirable open spaces, conserve floodplains and
wetlands, provide open space recreational parks and lands for other
public or quasi-public purposes compatible with residential uses by
permitting a reduction of lot size and the application of certain
other regulations hereinafter stated without increasing the number
of lots, i.e., the gross density, in the total areas to be developed.
[Amended 11-28-2006 by Ord. No. 37-06]
Cluster development shall be permitted in the
R-20 Single-Family Residential Zone within the Township of Brick.
[Amended 11-28-2006 by Ord. No. 37-06]
The lot area and minimum lot width as required in §
245-10, Schedule of Area, Yard and Building Requirements, in the R-20 Single-Family Residential Zone may be reduced in order to obtain the cluster objective as herein defined, provided that all the requirements set forth herein are met:
A. A cluster development must consist of at least one
or more contiguous tracts of land containing not less than 20 acres.
B. The parcel of land must be serviced by municipal water
supply and a municipal sanitary sewer system.
C. The permitted gross density of a cluster development
shall be as set forth in the schedule below. Gross density shall be
calculated by dividing the number of proposed dwellings by the acreage
of the tract. The acreage of the tract shall not include natural tidal
or nontidal bodies of water or any other property which is not able
to be built upon under existing state or local laws. A duplex shall
be counted as two dwellings. If this calculation results in a remaining
fraction of a lot, the fraction shall be rounded off to the nearest
whole number. Further, the lots must meet all requirements of the
following schedule:
[Amended 9-23-80 by Ord. No. 354-1B-80]
|
Standards for Single-Family Detached Dwellings
|
---|
|
Requirement
|
R-20 Zone
|
---|
|
Minimum lot area, in square feet
|
15,000
|
|
Minimum lot frontage, in feet
|
100
|
|
Minimum lot area for corner lots, in square
feet
|
18,400
|
|
Minimum corner lot frontage, in feet
|
125
|
|
Side yard, in feet
|
12
|
|
Rear yard, in feet
|
35
|
|
Front yard, in feet
|
35
|
|
Accessory building, side yard, in feet
|
15
|
|
Accessory building, rear yard, in feet
|
15
|
|
Maximum percentage of lot coverage
|
25%
|
|
Maximum building height
|
2 1/2 stories or 35 feet
|
|
Minimum number of off-street parking spaces
|
2 per unit
|
|
Gross density (lots per acre)
|
1.6
|
|
Standards for Duplexes
|
---|
|
Requirement
|
R-20 Zone
|
---|
|
Minimum lot area, in square feet per unit
|
10,500
|
|
Minimum lot frontage, in feet per unit
|
75
|
|
Minimum lot area for corner lots, in square
feet per unit
|
12,500
|
|
Minimum frontage for corner lots, in feet per
unit
|
86
|
|
Minimum front yard setback, in feet
|
35
|
|
Minimum side yard setback, in feet
|
12
|
|
Minimum rear yard setback, in feet
|
35
|
|
Minimum floor or building area, in square feet
per family unit
|
1,200
|
|
Minimum number of off-street parking spaces
|
2 per unit
|
|
Maximum percentage of lot coverage
|
25%
|
|
Maximum building height
|
2 1/2 stories or 35 feet
|
[Amended 11-29-2005 by Ord. No. 354-2H-05]
At the discretion of the Planning Board, the
necessity of sidewalks may be waived where the same will be located
parallel to streets, provided that adequate alternate pathways are
established throughout the development. The alternate pathways shall
be designed to provide a circulation pattern between buildings and
accomplish maximum utilization of open space areas by making the same
accessible. The alternate pathways shall have a minimum width of six
feet, shall be on a surface approved by the Planning Board and shall
be of one-and-one-half-inch FABC, mulch or gravel on a four-inch gravel
base. On-site and off-site improvements, landscaping and site plan
requirements shall be complied with as required by municipal ordinances
for site plan approval.
[Amended 11-29-2005 by Ord. No. 354-2H-05]
A. A minimum of 25% of the cluster development, as originally determined for our density computation, shall not be included in building lots or streets and shall be set aside for open spaces. For the purpose of Part
2 of this chapter, the definition of "street area" shall be calculated using the full right-of-way width.
B. Of the required open space in the cluster development,
25% thereof shall be landscaped with trees and/or shrubs, and 50%
thereof may be lands from one or more of the following categories:
(1) Floodway as established by the State of New Jersey.
(2) Wetlands as established by the State of New Jersey.
(3) Existing watercourses, ponds, bogs and swamps.
(4) Land with seasonal high-water table of less than two
feet.
(5) Wetlands as defined by the New Jersey Wetlands Act
of 1970 and delineated on the Wetlands Map prepared by the New Jersey
Department of Environmental Protection.
(6) Lands classified as tidal wetlands, flood hazard area,
wet soil woodland, wet soil or prime agricultural land by the Environmental
Base Study prepared for the Brick Township Environmental Commission
and based on the Ocean County Soil Survey.
C. Whenever possible, the preservation of natural species
and limited land disturbance is preferred over clearing and replanting
of buffer areas. In the event planting is necessary, the use of native
vegetation, which require less fertilization than nonnative species,
is required.
D. Each open space area shall contain a minimum of two
contiguous acres.
E. Open space areas shall not be less than 50 feet in
width at any location.
F. There should be a close visual and physical relationship
between open space and as many dwelling units as is reasonably possible.
Open space areas should weave between dwelling units generally respecting
a minimum width of 50 feet and periodically widening out into significant
and usable recreation areas.
G. The configuration of open space should be so arranged
that connections can be made to existing or future adjacent open spaces.
H. Land so reserved or dedicated for open spaces shall
include, wherever feasible, natural features, such as streams, brooks,
wooded areas, steep slopes and other natural features of scenic or
conservation value. The developer may be required to plant trees or
other similar landscaping improvements.
I. Where it is considered appropriate by the Planning
Board, portions of the open space may be designated for passive and/or
active recreational activities. Passive recreational activities may
include but not be limited to swimming pools, tennis courts and ball
fields. There shall be provided at least one field of not less than
400 feet by 400 feet and at least one swimming pool with the size
to be calculated based upon five square feet per dwelling unit. The
minimum size of the pool shall be 2,500 square feet for each 500 dwelling
units, or fraction thereof, exclusive of wading or other accessory
pools. The size, location and type of all such recreational facilities
shall be approved by the Planning Board. Of the total recreational
area designated within the cluster development, there shall not be
greater than 50% allocated to passive recreational activities.
J. Within open space areas, the Planning Board may, upon
review by the Environmental Commission and the Shade Tree Commission,
require the developer to make certain site preparation improvements,
which may include but are not limited to the following:
(1) Removal of dead or diseased trees.
(2) Thinning of trees or other growth to encourage more
desirable growth.
(3) Removal of trees in areas planned for ponds, lakes
or active recreational facilities.
(5) Improvement or protection of the natural drainage
system through the use of protective structures, stabilization measures
and similar improvements.
The owner, developer or applicant shall provide all on- and off-site improvements in the cluster development as may be deemed required by Part
3, Subdivision of Land, or as determined by the Brick Township Planning Board. The on-site and off-site improvements shall be installed in conformance with Part
3, Subdivision of Land, and upon review and approval of all improvement design standards by the Township Engineer.