It is the purpose of this article to encourage
residential development in harmony with the land use needs created
by the social and economic pressures of the local area, region, and
nation, to wit: the need to preserve prime agricultural lands; the
need to respond to the housing and community service needs of an expanding
urban region; the need to provide for the facilities that offer employment
opportunity; the need to protect the physical environment; and, the
need to provide for a system of circulation and supporting facilities
and systems normally constituting a community.
[Amended 6-15-1992 by Ord. No. 10-1992]
Nonresidential or nonagricultural uses in the R-1 or R-2 Zoning Districts shall comply with the landscaping and landscape buffering requirements pursuant to §225-138 of this chapter.
[Amended 9-5-1995 by Ord. No. 22-1995; 4-21-2003 by Ord. No. 10-2003; 7-6-2004 by Ord. No. 18-2004; 9-7-2004 by Ord. No. 27-2004; 1-16-2007 by Ord. No. 1-2007; 4-18-2011 by Ord. No. 15-2011; 12-3-2012 by Ord. No. 50-2012; 5-16-2016 by Ord. No. 7-2016; 7-5-2023 by Ord. No. 13-2023; 8-7-2023 by Ord. No. 14-2023]
A.
Uses by right. In any R-1 District, land, buildings, or premises
shall be used by right for only one of the following:
B.
Area and bulk regulations. The following regulations shall be observed:
(1)
Maximum units permitted on land area to be developed (land which
is unencumbered by wetlands or conservation easements): one unit per
two acres. Minor subdivisions are exempt from this section.
(2)
Minimum lot size.
(7)
Height (maximum): 35 feet or three stories.
(8)
Minimum lot area without sewer. Each lot shall have a minimum of
1/2 of an acre unencumbered by easements, including but not limited
to ROW easements, sidewalk, railroad, electric transmission lines,
oil or gas pipelines, waterlines, sanitary sewer lines, storm sewer
lines, wetlands, wetland buffers, conservation easements or other
similar uses.
(9)
Open space generated as a result of subdivision design shall be established
in conformance with N.J.S.A. 40:55D-43, or dedicated to the municipality
or other entities at the discretion of the Joint Land Use Board.
C.
Off-street parking: two spaces per dwelling unit.
D.
The existing R-1 Residence-Agricultural District shall be expanded
to include the following parcels of land identified upon the Tax Map
of the Township of Harrison as: Block 62 Lots 1, 2, 35, 36 and 37.
[Amended 4-21-2003 by Ord. No. 10-20037-6-2004 by Ord.
No. 18-2004; 9-7-2004 by Ord. No. 27-2004; 1-16-2007 by Ord. No.
1-2007; 4-18-2011 by Ord. No. 15-2011; 8-7-2023 by Ord. No. 14-2023]
A.
B.
Area, density and bulk regulations. The following regulations shall
be observed:
(1)
Maximum units permitted on land area to be developed (Land unencumbered
by wetlands or conservation easements): one unit per acre. Minor subdivisions
are exempt from this section.
(3)
Other regulations: the same as R-1 District.
(4)
Open space generated as a result of subdivision design shall be established
in conformance with N.J.S.A. 40:55D-43, or dedicated to the municipality
or other entities at the discretion of the Planning Board.
C.
Off-street parking: two spaces per dwelling unit.
D.
The existing R-2 Residence District shall be expanded to apply to
the following parcel of land identified upon the Tax Map of the Township
of Harrison: Block 3 Lot 2.06.
E.
Permitted accessory uses.
(1)
Solar panels erected on the roof of a building or on the ground, subject to meeting all of the requirements of § 225-132D.
(2)
Private garages.
(3)
Outdoor sheds and storage buildings.
(4)
Private noncommercial recreation.
(5)
[1]
Editor's Note: Former Art. XV, Fencing, added 8-19-1996 by Ord. No. 10-1996, was repealed 8-4-2003 by Ord. No. 26-2003. For current provisions regarding fencing, see Ch. 113, Fences.
[2]
Editor's Note: Original § 203, R-3 Residence District,
was repealed 6-15-1992 by Ord. No. 10-1992. Original § 204, R-4
Medium Density Residential, amended 3-3-1986 by Ord. No. 2-1986; and
§ 205, R-5 Medium High Density Residential, were repealed 7-18-1990
by Ord. No. 17-1990. The R-6 Special Residential District as adopted
6-18-1990 by Ord. No. 11-1990, amended 11-19-1990 by Ord. No. 32-
1990, was repealed 11-3-1997 by Ord. No. 20-1997.
[Added 12-19-2018 by Ord.
No. 41-2018]
A.
Purpose. The purpose of this section is to encourage residential
development in harmony with the land use needs created by the social
and economic pressures of the local area and region. Specifically,
this section responds to the need to expand housing to meet the demand
of a growing region in an efficient manner. This residential district
does so by allowing for an increased concentration of housing near
existing residential development, commercial areas, and civic amenities,
while preserving designated open space, agricultural, and environmentally
sensitive areas within the Township.
B.
Uses by right. In any R-3 District, land, buildings or premises shall
be used by right only for one of the following:
C.
Area, density and bulk regulations. The following regulations shall
be observed:
(1)
Maximum units permitted on land area to be developed (land unencumbered
by wetlands or conservation easements): one unit per 1/2 acre. Minor
subdivisions are exempt from this section.
(2)
Minimum lot size (with sewer or septic viability): 15,000 square
feet.
(3)
Minimum lot width at building setback line (with sewer or septic
viability): 75 feet.
(5)
Maximum building coverage: 30%.
(6)
Maximum impervious coverage: 50%.
(7)
Maximum height: 35 feet or three stories.
(8)
Open space generated as a result of subdivision design shall
be established in conformance with N.J.S.A. 40:55D-43, or dedicated
to the municipality or other entities at the discretion of the Planning
Board.
E.
The following parcels of land identified upon the Tax Map of the
Township of Harrison shall be designated as R-3 Residential: Block
56, Lot 6, and Block 57, Lot 15.
[Added 11-3-1997 by Ord. No. 21-1997]
A.
The purpose of this section is to further the health,
safety, and public welfare with particular provision for those units
to be identified as "COAH," which shall be applicable to this district
by providing the opportunity for housing affordable to those persons
who shall qualify under the Fair Housing Act of 1985, as may have
been amended.[1]
[1]
Editor's Note: See N.J.S.A. 52:27D-301 et
seq.
B.
Uses by right. In any R-4 District, land, buildings
or premises shall be used by right for one or a combination of the
following uses as part of a coordinated plan:
[Amended 4-21-2003 by Ord. No. 10-2003]
C.
Maximum density.
[Amended 3-7-2005 by Ord. No. 4-2005]
(1)
The maximum number of residential dwellings permitted
on any tract of land developed under the provisions of this R-4 Special
Residential District shall be equal to four times the gross site acre
area of the tract of land to be developed in residential use.
(2)
The maximum number of residential dwellings permitted
on any tract of land developed under the provisions of this section
shall be equal to six times the net site area of the tract of land
to be developed in residential use.
D.
Public utilities must be available.
[Amended 3-7-2005 by Ord. No. 4-2005]
(1)
No tract of land for development shall be considered
under this section unless it is located within a sanitary sewer service
area as shown on the adopted utility plan of the Master Plan of the
Township of Harrison.
E.
Height and bulk regulations.
(1)
Minimum gross tract area shall be 100 acres.
(2)
Maximum building coverage shall not exceed 25%.
(3)
Maximum impervious coverage shall not exceed 50%.
(4)
Required lot frontage: A minimum of 300 feet of street
frontage on an arterial street as shown on the Circulation Plan of
the Township of Harrison Master Plan.
(5)
Minimum building setbacks from public streets:
(7)
Minimum building setbacks from open parking spaces:
15 feet.
(8)
Minimum building setback from any tract property line
other than a property line abutting a public street: 25 feet.
[Amended 3-7-2005 by Ord. No. 4-2005]
(9)
Minimum building setbacks from other buildings:
F.
Special requirements for recycling and trash location
within each residential unit. Each residential dwelling unit shall
have within the unit itself, a closet or other specially designated
area, for the handling, sorting, accumulation, storage and preparation
for recycling and trash. The area so designated for recycling and/or
trash shall be capable of being closed by door or doors to the balance
of that residential unit.
G.
Required buffer areas.
(1)
There shall be a minimum landscaped buffer area provided
along all perimeter property lines of the tract sought to be developed,
including those along public streets, with the following minimum widths:
(2)
All tract property lines which abut existing public
streets shall be considered to be front property lines.
H.
Required common open space. No less than 25% of the
entire tract to be developed shall be held in common open space and
permanently restricted by the recording of deed restrictions approved
by the Township Solicitor and recorded with County Register of Deeds.
I.
Off-street parking requirements.
(1)
Number of parking spaces for automobiles:
(a)
An adequate number of off-street parking spaces shall be provided in all areas of development to accommodate both residents and visitors and shall be located in near proximity to the areas which are intended to be serviced, but in no event shall be less than Subsection I(1)(b).
(b)
For all residential dwellings, off-street parking
shall be provided as set forth below:
|
Housing Unit Type/Size
|
Off-Street Parking Spaces Required
| |
|---|---|---|
|
Single-family detached
|
2.5 (per residential unit)
| |
|
Two-unit family
|
2.5 (per residential unit)
| |
|
Duplex
|
2.5 (per residential unit)
| |
|
All other units
|
2.5 (per residential unit)
| |
|
Townhouses
| ||
|
One bedroom
|
2.5 (per residential unit)
| |
|
Two + bedrooms
|
3.0 (per residential unit)
|
(2)
A one-car garage and driveway combination shall be
counted as 2.0 off-street parking spaces, provided the driveway measures
not less than 25 feet in length between the face of the garage door
and the front lot line, or 30 feet to the sidewalk line, or 35 feet
to the curbline. A two-car garage and driveway combination shall count
as 2.5 parking spaces, provided the minimum width of the driveway
shall be not less than 20 feet, and its minimum length is as specified
above for not less than a one-car garage. This regulation does not
intend the requirement of two-car garage accommodation for any unit.
Parking not provided for at the individual dwelling unit site may
be provided in a common parking lot area located on the site, which
common lot area must be readily accessible to the dwelling unit.
(3)
Size of spaces. Each off-street parking space shall
measure not less than nine feet in width by 18 feet in length. Parking
spaces for the physically handicapped shall, however, be 13 feet wide,
and shall be specially marked in accordance with state standards.
(4)
Parking areas:
(a)
Off-street parking shall be oriented to and
within a reasonable walking distance of the buildings they are designed
to serve and in no case shall be located farther than 150 feet from
the entrance of the dwelling unit to be served.
(b)
Access to parking lots shall be designed so
as not to obstruct free flow of traffic. There shall be adequate provision
for ingress to and egress from all parking spaces to ensure ease of
mobility, ample clearance, and safety of vehicles and pedestrians.
(c)
The width of all aisles providing direct access
to individual parking stalls shall be in accordance with the requirements
specified below. Only one-way traffic shall be permitted in aisles
serving single-row parking spaces placed at an angle other than 90º.
|
Parking Angle
(degrees)
|
Aisle Width
(feet)
| ||
|---|---|---|---|
|
30
|
12
| ||
|
45
|
13
| ||
|
60
|
18
| ||
|
90
|
24
|
(d)
Where sidewalks occur in parking areas, parked
vehicles shall not overhang or extend over the sidewalk unless an
additional two feet are provided in order to accommodate such overhang.
J.
Additional provisions. No application for development
for an R-4 Special Residential use shall be approved by the Planning
Board unless the following criteria have been satisfied:
(1)
The development shall be located on a tract which
is designated for inclusionary development in the Housing Element
of the Master Plan.
(2)
Units qualifying under the special provisions of COAH
shall conform to N.J.A.C. 5:93-9 et seq., including uniform deed restrictions
and lien documents. N.J.A.C. 5:93-9 et seq. is hereby adopted by reference
herein, with all lawful amendments thereto to become effective upon
passage.
(3)
The developer of an inclusionary development shall
submit, for approval by the Planning Board, a program for the affirmative
marketing, screening, and selection of occupants of the low- and moderate-income
units. This plan shall conform to the regulations of the New Jersey
Council on Affordable Housing and shall at a minimum contain the following
elements:
(a)
Identification and marketing of units to representative
groups operating in the Township and its housing region, to be initiated
at least 90 days before issuance of temporary or permanent certificates
of occupancy.
(b)
For initial occupancy, and until such time as
50% of the units have been rented or sold, no more than 50% of the
units shall be made available to individuals currently residing or
working in the Township of Harrison. After the first 50% of units
are allocated, all remaining income-eligible applicants shall be pooled
and offered contracts.
(c)
Within each round, random selection of eligible
applicants shall prevail.
(d)
There is no residency preference currently provided
by the applicable law in the State of New Jersey. Eligible applicants
for low- and moderate-income housing shall be selected from the "marketing
region" which may be defined by the New Jersey Administrative Code,
and under the rules and regulations of the Council on Affordable Housing.
(e)
Households who live or work in the COAH-established
housing region may be given preference for sale and rental units constructed
within that housing region. Applicants living outside the housing
region will have an equal opportunity for units after regional applicants
have been initially serviced. The Township of Harrison intends to
comply with N.J.A.C. 5:93-11.7.
(4)
Low- and moderate-income units.
(a)
The cumulative total of all low- and moderate-income
units which are restricted may not exceed 25% of the Township's fair
share obligation, as determined by the Housing Element of the Master
Plan, less any credits, adjustments, and units transferred under a
regional contribution agreement.
(b)
To the greatest extent possible, the average
price of low- and moderate-income units shall be in accordance with
the rules and regulations promulgated by the New Jersey Council on
Affordable Housing.
(c)
In an inclusionary residential development,
no low- and moderate-income units need to be provided until the first
25% of the total number of market-rate dwelling units are completed.
Thereafter, 10% of the required low- and moderate-income units must
be provided before the next market-priced unit is built. Fifty percent
of the required low- and moderate-income units shall be constructed
before a building permit will be granted for market unit 50% + one.
(d)
Seventy-five percent of the required low- and
moderate-income units shall be constructed before a building permit
will be granted for market unit 75% + one. All low- and moderate-income
dwelling units must be built before a building permit will be granted
for market unit 90% + one.
K.
The Township of Harrison adopts the New Jersey Administrative
Code and the Rules and Regulations of the Council on Affordable Housing,
for the establishment of price for low- and moderate-income housing,
and the percentage of income which may be applicable for eligibility.
This calculation may change from time to time, and is intended to
be adjusted by the Council on Affordable Housing periodically to meet
any changing requirements.
L.
District boundaries: The following parcels referenced
by block and lot designations on the Tax Map of the Township of Harrison
make up the R-4 District: Block 57.10 Lot 1.01; Block 57.11, Lot
1.11; Block 57, Lot 22.03; and the entire subdivision known as Spicer
Estates.
[Added 3-7-2005 by Ord. No. 4-2005]
[Added 5-7-2001 by Ord. No. 14-2001; 4-18-2011 by Ord. No. 15-2011; 8-7-2023 by Ord. No. 14-2023]
A.
Purpose. The purpose of this section is to implement the Settlement
Agreement of Litigation (hereinafter "settlement agreement") in the
matter of Leigh Court Limited Partnership v. Township of Harrison
(Mount Laurel), Docket No. GLO-L-1445-97, and CBD Development, Inc.
v. Planning Board of the Township of Harrison, Docket No. GLO-L-1831-00,
approved by the Superior Court of New Jersey, and is intended to be
read consistent therewith. Consistent with the settlement agreement,
the purpose of this zone district is to provide for the construction
of single-family detached dwellings and to create a realistic opportunity
for the construction of a portion of the low- and moderate-income
housing obligation of the Township of Harrison under New Jersey's
Fair Housing Act (N.J.S.A. 52:27D-301 et seq.), the rules of the New
Jersey Council on Affordable Housing (N.J.A.C. 5:93), and the Mount
Laurel doctrine.
B.
Permitted principal land uses. In the R-7 Zone, a building may be
erected or used and the lot may be used or occupied for only the following
purposes: single-family detached housing, stormwater management, open
space, and conservation.
C.
Permitted accessory uses.
(1)
Off-street parking, garage, tool shed, private residential swimming
pool, recreational vehicle storage, deck, satellite dish and television
antennae, home occupation, fences, walls, signs and other customary
accessory uses which are clearly incidental to the principal uses
and buildings.
(2)
Unless otherwise regulated by standards for the R-7 Special Residential
District, accessory uses shall be permitted subject to the standards
of this chapter.
(3)
In addition, tool sheds shall be set back at least five feet from
an adjacent property line.
D.
Maximum residential development of the zone: 162 dwelling units.
E.
Lot sizes. All building lots within the R-7 Zone shall be subject
to minimum lot size requirements that vary depending upon the lot's
location in the zone. There are four minimum lot sizes in the R-7
Zone: 5,300 square feet, 10,000 square feet, 15,000 square feet, and
20,000 square feet.
(1)
Lot sizes on west boundary. All building lots on the west boundary
of the zone shall be a minimum of 20,000 square feet per lot.
(2)
Lot sizes on east boundary. All building lots on the east boundary
of the zone shall be a minimum of 15,000 square feet per lot. Notwithstanding
this requirement, if along the eastern boundary, the development application
provides for open space and/or stormwater management facilities, consistent
with those depicted on the concept plan appended to the settlement
agreement, any individual lot may be at a minimum of 10,000 square
feet so long as no more than seven building lots at the 10,000 square
feet minimum lot size have a common boundary with the eastern boundary.
(3)
Lot sizes on the north boundary. All building lots sharing a boundary
with the Master Plan road shall be a minimum of 10,000 square feet
per lot.
(4)
Lot sizes on the south boundary fronting on Route 322. All building
lots on the south boundary of the zone fronting on Route 322 shall
be a minimum of 20,000 square feet and shall include, within the lot,
a fifty-foot setback buffer measured from the right-of-way of Route
322 which shall be subject to a conservation easement prohibiting
the placement of any structure within the buffer.
(5)
Lot sizes on the south boundary adjacent to off-tract lots fronting
on Route 322. All building lots on the south boundary of the zone
that share a boundary with off-tract lots that front on Route 322
shall be a minimum of 10,000 square feet per lot.
(6)
Lot sizes of interior lots. All building lots in the interior of
the zone shall be a minimum of 5,300 square feet.
(7)
Calculation of lot size along boundary which includes open space
or stormwater management facilities. The area of any building lot
which is set back from a boundary only by an intervening open space
or detention basin, or the like, shall include any portion of the
open space or detention basin lying between the parallel lot line
and the property boundary by theoretically extending the perpendicular
lot lines of the building lot to the property boundary and calculating
the lot size by including the lot itself and that part of the open
space or detention basin within the extended perpendicular lot lines.
The resulting square footage shall not be less than that prescribed
herein for the building lot if it were a boundary lot.
F.
Bulk standards.
(1)
The following bulk standards shall be applicable to the R-7 Zone,
depending upon the required minimum area of the building lot under
the lot size requirements of the R-7 Zone. With the exception of maximum
impervious coverage, the bulk standards for the minimum 10,000 square
feet lots also apply to the minimum 15,000 square feet and minimum
20,000 square feet lots.
|
Requirement
|
Standards by Minimum
|
Lot Size
|
|---|---|---|
|
Minimum lot area
|
5,300 square feet
|
10,000 square feet
|
|
Minimum lot width at building setback
|
50 feet
|
60 feet
|
|
Minimum lot front yard
|
20 feet
|
20 feet
|
|
Minimum side yards
|
5 feet and combined 15 feet
|
10 feet and combined 20 feet
|
|
Minimum rear yard
|
20 feet
|
20 feet
|
|
Maximum building height
|
35 feet* 2 1/2 stories
|
35 feet* 2 1/2 stories
|
|
Minimum lot depth
|
90 feet
|
90 feet
|
|
*
|
Maximum building height shall be measured from the average finished
perimeter grade to the highest roof ridge.
|
G.
Buffer to state highway: 50 feet from the state highway right-of-way
and within a building lot, consisting of preserved existing and supplemental
landscape material to provide a reasonable visual buffer.
H.
RSIS. All site improvements shall be in accordance with New Jersey
Department of Community Affairs Residential Site Improvement Standards
(RSIS), N.J.A.C. 5:21.
I.
Utilities required. Development in the zone shall require potable
water service and public sanitary sewers.
J.
Dedication of streets. Streets developed on the zone shall be dedicated
to the Township.
K.
Homeowners' association. All open space and conservation areas (including wetlands and wetlands transition areas) not included within building lots, fencing required pursuant to Article XV of this chapter[1] and stormwater management facilities not within a public
right-of-way shall be owned and maintained by a homeowners' association.
L.
Set-aside of housing affordable to low- and moderate-income households:
15% of the total units developed on the tract shall be for low- and
moderate-income households, as defined by the New Jersey Council on
Affordable Housing (COAH). At the discretion of the developer, the
developer may make a payment to a Township Housing Trust Fund for
affordable housing purposes in lieu of constructing the affordable
units on site. The in-lieu payment shall be keyed to COAH's standard
for a regional contribution agreement (RCA). The current standard
is a minimum of $25,000 per affordable unit. In the event COAH increases
the cost per RCA unit, the in-lieu fee shall be adjusted accordingly.
M.
Affordable housing regulations. The required affordable housing,
if developed on site, shall be developed in accordance with the applicable
rules of COAH, as may be amended from time to time (currently codified
at N.J.A.C. 5:93), including requirements on split between low- and
moderate-income housing, bedroom distribution, range of affordability,
rents of units, affirmative marketing, affordability controls, and
construction phasing with the market-rate units developed on the tract.
N.
Design of affordable housing. The exterior design of the affordable
housing units, if built on site, shall be compatible with the exterior
design of market-rate units of the same housing type developed on
the tract.
O.
Location of affordable housing. Affordable housing units, if built
on site, shall be dispersed, to the greatest extent feasible, among
market-rate units within the interior of the development.
P.
Recreation fee. The developer shall pay a recreation fee to the Township
in the amount of $500 per approved building lot at the time of the
application for the building permit for each lot, except that no recreation
fee shall be required for any affordable housing if the affordable
housing is built on site.
R.
Compliance with settlement agreement. Full compliance with the settlement
agreement shall be an essential and a nonseverable condition of any
approval.
[Added 8-2-2005 by Ord. No. 17-2005]
A.
Specific intent. The purpose of the Residential Conservation
Design District is to promote significant preservation of lands in
a natural state while at the same time accommodating the housing needs
of the Township through provision of opportunity for construction
of single-family detached housing as well as accommodation of the
special housing needs of senior citizens through opportunity for construction
of non-inclusionary age-restricted development in harmony with existing
pattern of residential development.
B.
District boundaries: The lands described below referencing
the blocks and lots of the Harrison Township Tax Map are classified
as RCD Residential Conservation Design District: Block 5 Lots 10,
11, 12, 14 and 15 as indicated on the Harrison Township Zoning Map.
C.
Uses by right. In any Residential Conservation Design
District, the land, buildings, or premises shall be used by right
only for one of the following:
(1)
Single-family detached dwellings.
D.
General design standards:
(1)
Fifty percent of the tract being developed is
to be dedicated open space, deed restricted from future development,
with 60% of the dedicated open space configured as a contiguous open
space parcel. The balance may be preserved as part of individual stand-alone
lots or, in the alternative, may be situated within the confines of
individual lots. In those instances where the area of preserved open
space is located within the confines of an individual lot, the area
of preserved open space must be exclusive of the minimum area necessary
for a zoning compliant lot.
(2)
The maximum number of dwelling units that can be developed in this zone is to be determined by the gross land acreage times a factor of 60%. Dwelling units can be developed on lands remaining after the dedication of open space in the ratio of 30% as single-family detached homes with the remaining 70% to be age-restricted development of the construction type permitted under Article VI, Adult Community Development.
(3)
To the greatest extent practicable, dedicated
open space is to be preserved in a contiguous arrangement.
(4)
Stormwater management basins may be situated
within dedicated open space areas.
E.
Area and bulk regulations. (Single-family detached
dwelling.) The following regulations shall be observed:
(1)
Minimum lot size: 18,750 square feet.*
(2)
Minimum lot frontage: 100 feet.
(3)
Minimum lot width: 125 feet.
(4)
Minimum front yard: 35 feet.**
(5)
Minimum side yard: 20 feet.
(6)
Minimum rear yard: 50 feet.
(7)
Maximum height: 35 feet.
(8)
Maximum building coverage: 30%.
(9)
Maximum impervious coverage: 45%.
|
* For creativity of design, a mix of lot areas
is encouraged.
| |
|
** Corner properties shall be considered as
having two front yards, one side yard, and one rear yard, each of
which satisfying the bulk standards set forth above.
|
[Added 7-18-1990 by Ord. No. 15-1990]
A.
Intent. The intent of the RR Rural Residential District
is to provide for the use and orderly development of appropriately
zoned land within the Township for single-family detached dwellings
at low density compatible with agricultural uses and to permit other
compatible uses in accord with the spirit of this section.
B.
Uses by right. In any RR District, land, buildings
or premises shall be used by right only for one of the following:
[Amended 4-21-2003 by Ord. No. 10-2003]
(1)
Principal permitted uses on the land and in the buildings:
(a)
The following principal uses shall be permitted
by right:
(b)
Permitted conditional uses subject to a determination by the Planning Board that the use can be provided in a manner that will minimize the impact upon adjacent properties and will conform with the additional standards provided herein and in Article XXI of this chapter.
[1]
Public recreation facilities owned and operated
by or licensed to operate by the State of New Jersey and/or any of
its authorized political subdivisions including Harrison Township
and Gloucester County.
[2]
Private recreation facilities available for
use to the general public on a fee basis.
[3]
Municipal services including but not limited
to fire, police, education, library, utility and other similar activities.
[4]
Educational, religious or philanthropic use.
C.
Bulk standards.
[Amended 9-7-2004 by Ord. No. 27-2004; 1-16-2007 by Ord. No.
1-2007]
(1)
Maximum units permitted on land area to be developed
(land unencumbered by wetlands or conservation easements): one unit
per four acres. Minor subdivisions are exempt from this section.
(2)
Minimum lot area: two acres (87,120 square feet).
(3)
Minimum lot width: 175 feet.
(4)
Minimum street frontage: 175 feet.
(5)
Minimum lot depth: 250 feet.
(7)
Minimum building setback from all other lot lines:
20 feet.
(8)
Maximum permitted building coverage: 10%.
(9)
Maximum permitted impervious coverage: 20%.
(10)
Maximum permitted building height: 35 feet or
three stories.
(11)
Minimum lot area. Each lot shall have a minimum
of 1/2 of an acre unencumbered by easements, including but not limited
to ROW easements, sidewalk, railroad, electric transmission lines,
oil or gas pipelines, waterlines, sanitary sewer lines, storm sewer
lines, wetlands, wetland buffers, conservation easements or other
similar uses.
(12)
Open space generated as a result of subdivision
design shall be established in conformance with N.J.S.A. 40:55D-43,
or dedicated to the municipality or other entities at the discretion
of the Planning Board.
E.
Off-street parking and loading.
(1)
A minimum of three parking spaces per dwelling unit
shall be provided, of which at least two shall be located behind the
front building line.
(2)
All other uses shall provide off-street parking and loading areas in accordance with the provisions of Article XII.
(3)
Parking and loading requirements for uses not included in Article XII shall be determined by the Planning Board upon the review of a specific development application and the estimate of parking and loading need as submitted by the applicant and by consulting the most recent applicable data of the Institute of Traffic Engineers.
[Added 4-18-2022 by Ord. No. 15-2022]
A.
Purpose: to provide for a diversity of housing options in the Township
and to provide affordable housing options as required by N.J.A.C.
5:93 et seq.,[1] Chapter 67, Affordable Housing, of the Harrison Township General Legislation, and in conformance with the Fair Share Housing Center 2021 settlement agreement.
[1]
Editor's Note: In accordance with N.J.S.A. 52:14B-5.1b, Chapter
93, Substantive Rules of the New Jersey Council on Affordable Housing
for the Period Beginning June 6, 1994, expired on 10-16-2016.
C.
Permitted uses.
(2)
All permitted uses on the site shall include a 20% set-aside of affordable units that complies with Chapter 67, Affordable Housing, of the Harrison Township General Regulations and the 2016 Housing Plan as amended through 2022.
(3)
Accessory uses. In the R-8 District, the following uses may
be permitted as accessory uses:
(a)
Parking.
(b)
Community and recreational amenities, including clubhouse, rental
office, and management office.
(c)
Dumpsters, trash compactors, and other trash, recycling, utility,
or maintenance structures.
(d)
Street furnishings, planters, streetlights, and exterior, garden-type
shade structures.
(e)
Fences and walls.
(f)
Decks, patios, and terraces.
(g)
Mailbox structures.
(h)
Loading/delivery areas.
D.
District bulk, area, and other regulations. The following shall be
the standards for the R-8 Special Residential District:
(1)
Tract development.
(a)
Minimum tract area: 60 acres.
(c)
Minimum buffer from tract line to parking, drive aisle, or turnaround
area: 25 feet.
(d)
Maximum permissible development density:
[1]
The average gross density shall not exceed 8.25
dwelling units per acre.
[Amended 5-16-2022 by Ord. No. 19-2022; 2-21-2023 by Ord. No. 02-2023]
(e)
Maximum building height: 45 feet.
(h)
Minimum front yard building setbacks from public streets, internal
private streets, and drives:
[1]
Arterial roadways: 75 feet from proposed right-of-way
line.
[2]
Collector roadways: 28 feet from edge of pavement
or curb or 18 feet from the sidewalk edge closest to the building,
whichever distance is greater.
[3]
Residential streets: 28 feet from edge of pavement
or curb or 18 feet from the sidewalk edge closest to the building,
whichever distance is greater.
(i)
Minimum building setbacks from open parking spaces: 10 feet.
(2)
Design criteria.
(a)
Distances between structures. In development groups (more than
one building or structure on the tract), the following distances shall
be maintained between structures.
[Amended 2-21-2023 by Ord. No. 02-2023]
[1]
End wall to window wall: 20 feet minimum.
[2]
Window wall to window wall (separate buildings):
20 feet minimum.
[3]
Window wall to window wall (in the same building):
40 feet minimum, exclusive of architectural accents, including, but
not limited to, nooks, notches, or bays.
[4]
Townhouse minimum building size is 20 feet by 40
feet, separated by 20 feet side-to-side, 40 feet back-to-back, and
40 feet back-to-side.
(3)
Building site design principles.
(a)
Overall principles.
[1]
While not required, all buildings shall try to integrate the design standards set forth in § 174-13 as related to architectural style and materials.
[2]
Parking stalls for residents and visitors shall
be located near dwelling unit entrances.
[3]
Screening of private outdoor living areas shall
be addressed and may be accomplished with plant materials, masonry
structures or wood fencing. Architectural elements such as masonry
walls and fences shall be compatible in both style and materials with
the dwelling unit of which it is part.
[4]
The design of all accessory uses, including but
not limited to street furnishings, planters, streetlights, exterior
garden-type shade structures, fences, walls, decks, patios, and terraces,
shall complement the architectural style, type, and design of the
buildings and the overall project design.
(b)
Townhouses.
[1]
Townhouse structures shall be limited to eight
ground floor units per structure and shall not exceed a total of 16
units per structure if stacked townhouses are used. Townhouses shall
be grouped in clusters of consistent architectural design. Architectural
treatment, roof changes or vertical or horizontal offsets of a minimum
of two feet to create visual breaks on the exterior of buildings should
be provided.
[2]
Open balconies or outdoor private living spaces
for individual dwelling units should be provided. Balconies integrated
into the architectural facade shall be considered as architectural
offsets if more than two feet in depth.
(c)
Mid-rise apartments.
[1]
Mid-rise apartments shall be located on a site
directly adjacent to the major portions of open space in the development.
[2]
Open balconies, decks, patios, or garages at the
ground floor units should be provided. Balconies integrated into the
architectural facade shall be considered as architectural offsets
if more than two feet in depth.
[3]
Architectural treatment, roof or parapet changes,
or jogs of a minimum of two feet to create visual breaks on the exterior
of the buildings should be provided.
[4]
Architectural treatments, porticos and material
changes at points of principal entry should be provided.
(4)
Vehicular, bicycle, and pedestrian circulation.
(a)
Access. One access point, to and from the tract, shall be permitted
for every 300 feet of frontage. Access drives or driveways shall be
provided in accordance with the criteria provided in this section.
(b)
General vehicular circulation design principles.
[1]
The street system should utilize, where appropriate,
culs-de-sac, roundabouts, loop streets, and other suitable forms of
street layout. Varying street widths according to their intended traffic
carrying and parking purposes are encouraged.
[2]
An emergency access drive may be provided. This
access drive may be fenced off or gated when not in use.
[3]
Road and driveway connections from main roads shall
be located at grade and not below the crest of vertical curves.
[4]
Vehicular connections to adjacent properties may
be provided where appropriate.
(c)
Pedestrian circulation.
[1]
Comprehensive on-site pedestrian circulation shall
be provided that includes ADA-compliant crosswalks at all internal
intersections and sidewalks along both sides of all roads.
[Amended 2-21-2023 by Ord. No. 02-2023]
[2]
Traffic control devices, namely stop signs, shall be installed at
all three-way and four-way intersections.
[Added 2-21-2023 by Ord. No. 02-2023]
[4]
A comprehensive bicycle and pedestrian plan shall
be provided that takes into consideration future development at the
state, county, and local level. Consideration shall be given to linking
pedestrian and bicycle circulation features to adjoining open space
and amenities, as determined, to be appropriate and feasible.
[5]
Thermoplastic and laddered or paved crosswalks,
a minimum of six feet in width and stop bar, as well as stop sign,
shall be placed across all curb cuts, in accordance with the Manual
on Uniform Traffic Control Devices (MUTCD).
(5)
Parking and loading requirements.
(a)
Off-street parking. The standards set forth in the RSIS shall
govern all off-street parking.
(b)
EV charging stations. The standards set forth in the Model Statewide
Municipal Electric Vehicle (EV) Ordinance published by the New Jersey
Department of Community Affairs on September 1, 2021, shall govern
the requirements for the installation of electric vehicle charging
stations as required under P.L. 2021, c. 171.[3]
[3]
Editor's Note: N.J.S.A. 40:55D-66.18 et seq.
(6)
Open space and recreational facilities.
(a)
Open space distribution requirements are as follows:
[1]
Common active open space, including recreational
facilities: 40,000 square feet minimum. Common active open space calculations
shall not include lands in conservation easements.
(b)
Recreational facilities.
[1]
Play lots. One play lot, a minimum of 5,000 square
feet in size, that includes facilities within the play lot for multiple
age groups, including toddlers and adolescents, shall be provided.
All facilities shall be ADA compliant.
[2]
Passive recreation features, including walking
paths, shade structures, benches and other types of seating areas,
should be integrated into the overall design.
(7)
Landscape standards. All landscaping requirements shall conform to § 225-138 as indicated below or unless otherwise noted below.
(a)
Street trees. Street trees shall be provided in addition to any buffer requirements for municipal or county streets in accordance with § 192-22.
(c)
Parking areas.
[1]
Landscape islands.
[a]
Each off-street parking area shall have interior
islands with a minimum area equivalent to one parking space per every
10 spaces.
[b]
No more than 20 parking spaces shall be placed
in one row of parking without an intervening parallel landscape island.
[c]
Islands shall be landscaped with shade trees and
a combination of evergreen bushes and/or ground cover. Tree canopies
should be no lower than seven feet and bushes no higher than three
feet to allow for proper vehicular visibility.
[d]
Parallel parking islands shall be a minimum of
nine feet wide to allow doors to open and provide sufficient soil
volume for shade trees planted in the island.
[e]
Perpendicular parking islands shall be a minimum
of 10 feet wide to allow for car overhang and provide sufficient soil
volume for shade tree growth.
[f]
All parking islands shall be protected with concrete
or Belgian block curbing.
(8)
Stormwater.
(a)
All stormwater management on the site shall be in compliance with N.J.A.C. 7:8 and Chapter 188, Stormwater Management, of Harrison Township's General Legislation.
(b)
Low-impact development techniques, such as protecting natural
drainage features, using low-maintenance landscaping and natural vegetation
for retention, and minimizing lawn areas to reduce fertilizer and
pesticide use, and others as required under N.J.A.C. 7:8, shall be
utilized across the site.
(c)
All basins on the site shall be naturalized with appropriate
vegetation in accordance with best management practices as described
in NJDEP's NJ Stormwater Best Management Practices Manual, as most
recently amended.
(9)
Sign regulations. Signage in the R8 Special Residential District
shall conform to the requirements provided in this subsection.
(a)
General. Each site plan application shall include a signage
plan showing the specific design, location, size, height, construction,
and illumination of proposed signs in accordance with the regulations
contained herein.
(b)
Permitted signs. The following standards shall apply to all
signs in the R8 Special Residential District. No sign type other than
those identified below shall be permitted.
[1]
Monument signage.
[2]
Wayfinding signage.
[a]
One freestanding or wall wayfinding sign shall
be permitted for each building entrance.
[b]
Freestanding wayfinding signs shall be permitted,
to be spaced throughout the site for the purpose of wayfinding as
needed.
[c]
The maximum wayfinding sign area shall not exceed
nine square feet and the letter height shall not exceed four inches.
[d]
For freestanding signs, the maximum sign height,
including structure and sign area, shall be six feet above existing
grade.
[4]
Seasonal banners may be attached to light posts.
(10)
Loading, refuse and recycling, and service utility areas.
(a)
All loading, refuse and recycling collection, service and utility areas shall be sufficient in size to collectively serve the development. The required method of screening for dumpsters, trash compactors, recycling facilities or other outdoor storage areas shall conform to the standards outlined in § 174-14G.
(b)
Outside deposit areas shall not be permitted in any required
yard, setback, or buffer area, nor shall they interfere with the operation
of off-street parking facilities.
(c)
Trash compactors, recycling facilities, and loading areas shall
be located on the site so as to provide clear and convenient access
for collection vehicles.
(d)
The applicant shall provide a waste management and recycling
plan, subject to Township review and approval. Such management plan
shall be submitted with an application for preliminary approval.
(e)
Refuse and recycling requirements. All refuse and recycling requirements of § 185-8 shall apply.
(f)
Outdoor waste and recycling storage areas.
[1]
A central area consisting of trash compactors and
recycling facilities may be provided to service the entire development.
This area shall be conveniently located for residential deposition
of waste and recyclables.
[2]
Alternatively, indoor storage areas may be provided
in the apartment buildings and townhouses and temporarily placed outside
on days of pickup.
(g)
Dwelling unit storage.
[1]
Townhouse dwelling units with garages shall provide a location
within the attached garage structure for storage of designated recyclable
materials and solid waste.
[Added 2-21-2023 by Ord. No. 02-2023[4]]
[4]
Editor's NOte: This ordinance also redesignated former Subsection
D(10)(g)[1] and [2] as Subsection D(10)(g)[2 and [3].
[2]
Townhouse dwelling units with no garages, including
stacked townhouses, shall provide a shared enclosed dumpster in an
appropriate location as determined by the Joint Land Use Board for
storage of designated recyclable materials and solid waste.
[Amended 2-21-2023 by Ord. No. 02-2023]
[3]
A separate location for storage of designated recyclable
materials within individual mid-rise apartment building dwelling units
is not required, provided that each floor of the mid-rise apartment
building shall include a central room for trash and recycling with
bins for collection of recycling and a chute for trash terminating
in a collection area within the structure.
(h)
Transformers, telephone terminal boxes, and cable TV boxes located
on the ground shall be screened from view with appropriate landscaping
or architectural features integrated into the building or overall
site design.
(11)
Snow storage and removal. Procedures for snow storage and removal
shall be identified. On-site salt storage may only occur in enclosed
structures.
(12)
District boundaries: The following parcel referenced by block and
lot designations on the Tax Map of the Township of Harrison make up
the R-8 Special Residential District: Block 45 Lot 16.
[Added 2-21-2023 by Ord. No. 02-2023]
(13)
Additional provisions: Any development within the R-8 Special Residential District that includes the creation of low- and moderate-income housing shall be exempt from any requirement i) to contribute money for off-site, off-tract recreation improvements as otherwise required under the Township of Harrison Code §34-32; and/or ii) to replace trees or contribute money to the Township tree escrow fund as otherwise required under the Township of Harrison Code §225-138.
[Added 2-21-2023 by Ord. No. 02-2023]
