A. The Township of Parsippany-Troy Hills desires to promote concepts of modern design, construction, technology and planning methods as will advance and promote the sound growth, land reclamation and general welfare of the Township; strengthen and sustain its economic potentials; provide safe, efficient economic municipal services; and establish appropriate patterns for the distribution of population, commerce and industry in a variety of accommodations, coordinated with the protection and enhancement of natural beauty and resources and in harmony with their surroundings, both within and without the Township; and to provide a variety of public service activities, school sites, parks, playgrounds, recreational areas, parking and open space in orderly relationship to each other and in furtherance of the development of the Township as a whole.
B. In order to effectuate the foregoing and to locate such development and by a single entity upon the most suitable land and in order to ensure that sound planning goals are met for the potential use of the land and to prevent piecemeal and disorderly development of large tracts; to protect existing uses; and to ensure provisions for light and air; the prevention of overcrowding of land or buildings; the creation of an adequate road network; to secure the health, morals and general welfare; and for the better securing of adequate municipal utility and other necessary functions, the following criteria and procedures are established.
[Amended 2-13-1979 by Ord. No. 78:32]
The mixed land use option shall be permitted only in the R-1M and R-2M Districts.
Any application for a mixed land use development shall be made under and in accord with all the regulations and procedures as set forth for a major subdivision and major site plan as set forth in Chapter 225, Land Use, Subdivisions and Site Plans.
The mixed land use option implements the concepts and principles as expressed in the adopted Master Plan of Parsippany-Troy Hills Township dated May 26, 1976. There shall be three mixed land use development options differentiated one from the other by use and development intensity. The uses permitted by the mixed land use option and zoning districts are as follows:
Permitted accessory uses shall be uses customary and incidental to the principal use.
Mixed land use development applications shall comply with the standards set forth hereinafter, with specific regard to allocation of the uses and intensity of land development.
A. Single-family detached housing development. Single-family detached development, where permitted by § 430-265, shall comply with the minimum development requirements for the R-3 Zone except as specified above and further provided that, notwithstanding preceding standards, wherever single-family lots are proposed adjacent to existing developed single-family residential lots or lands zoned for single-family development, the minimum lot size in the R-2M Zone shall be no less than 20,000 square feet and the minimum lot size in the R-1M Zone shall be no less than 40,000 square feet. [Amended 7-24-1979 by Ord. No. 79:19]
B. Townhouse development. A "townhouse development," for purposes of this section, shall mean a townhouse residential cluster developed as a single entity in which individual lots have a common or public open space as an appurtenance, and further, such townhouse development shall comply with the following minimum standards:
(1) The maximum density for a townhouse residential cluster shall be six units per acre.
(2) Minimum setback distance of any townhouse structure shall be 150 feet from existing federal, state and county roads; any road other than a local street as designated upon the Master Plan of Parsippany-Troy Hills Township; and any adjoining single-family residential zone.
(3) Minimum setback from all other public streets: 30 feet. [Amended 7-24-1979 by Ord. No. 79:19]
(4) Minimum width of any townhouse: 20 feet.
(5) Minimum floor area per unit: 800 square feet.
(6) Maximum floor area per unit: 2,650 square feet. [Amended 7-24-1979 by Ord. No. 79:19]
(7) Maximum average aggregate per unit of floor area of all townhouses: 1,850 square feet. [Amended 7-24-1979 by Ord. No. 79:19]
(8) Maximum building height: 35 feet. [Amended 11-26-2002 by Ord. No. 2002:43]
(9) Minimum average number of units per structure: five. [Amended 11-26-2002 by Ord. No. 2002:43]
(10) Maximum number of units per structure: seven. [Amended 11-26-2002 by Ord. No. 2002:43]
(11) Minimum distance between structures: 60 feet.
(12) Maximum number of units per residential cluster: 120.
(13) Minimum off-street parking requirements: 1.75 spaces, including required garage space, shall be required per unit. No off-street parking lots shall contain more than 50 spaces.
(14) Maximum percent townhouse building coverage per residential cluster: 15%.
(15) Floor plans for each typical development shall be required.
(16) Building elevation plans shall be required.
C. Single-family detached housing development in the R-1M(r) Zone. [Added 11-23-1982 by Ord. No. 69:82]
(1) Single-family detached housing development shall comply with the minimum development requirements for the R-3 Zone, provided that a sufficient number of lots are increased in area so that the average lot size will not be less than 20,000 square feet, and further provided that wherever single-family lots are proposed adjacent to existing developed single-family residential lots or lands zoned for single-family development, the minimum lot size shall be no less than the minimum lot size requirements of the adjoining zone.
(2) In no event shall the density of development within the single-family land allocation of the development exceed the exact number of lots that would have been permitted to be built if such development had proceeded on the basis of 20,000 square feet per lot with a width of not less than 120 feet.
(3) The subdivider shall submit a plat map showing the development according to the twenty-thousand-square-foot/one-hundred-twenty-foot standards and another plat map showing the development as modified in accordance with this subsection.
D. Enhanced active adult townhouse development. An enhanced townhouse development shall comply with the following standards: [Added 11-26-2002 by Ord. No. 2002:43]
(1) The minimum building setback shall be 100 feet from existing federal, state and county roads and any road other than a local street as designated upon the Master Plan of Parsippany-Troy Hills.
(2) Minimum building setback from all other local public streets: 80 feet for each individual building.
(3) Maximum setback from internal roadway to building: 20 feet.
(4) Minimum setback from adjacent single-family residential development or undeveloped land in a single-family residential district: 70 feet.
(5) Minimum setback from adjacent townhouse or multifamily residential development: 50 feet.
(6) Minimum setback from adjacent nonresidential development: 100 feet.
(7) Minimum width of any townhouse: 20 feet.
(8) Minimum floor area per unit: 800 square feet.
(9) Maximum building height: 35 feet.
(10) Minimum average number of units per structure: five.
(11) Maximum number of units per structure: seven.
(12) Minimum distance between principal buildings:
(a) Front to front: 60 feet.
(b) Rear to rear: 50 feet.
(c) Front to rear: 50 feet.
(d) Front to side: 25 feet.
(e) Side to side: 25 feet.
(f) Side to rear: 40 feet.
(13) Minimum distance between building and off-street parking: 15 feet.
(14) Maximum impervious coverage: 30% of the gross acreage of the tract.
(15) Amount of parking. A minimum of 2.3 parking spaces per two-bedroom townhouse unit and 2.4 parking spaces per three-bedroom townhouse unit. Garage and driveway combinations shall be counted as parking spaces as per the Residential Site Improvement Standards.
(16) Distinctive design feature.
(a) Each enhanced townhouse development shall include at least one distinctive design feature that is intended to create a visual focal point or area of interest for the development. For purposes of this section, a "distinctive design feature" is a pavilion, gazebo or other focal architectural feature or amenity that includes a decorative landscape design element, such as flowerbeds and other ornamental plantings, which are designed to complement the distinctive design feature and to create seasonal interest. The distinctive design feature shall be linked to the on-site pedestrian walkway network of the development. If located proximate to a major highway within the Township, the distinctive design feature may include signage of a general public interest nature, such as "Welcome to Parsippany-Troy Hills" or other similar public interest or commemorative messages. The distinctive design feature shall be in addition to any design features located at the entranceways of the development.
(b) In addition, the development shall include at least two of the following components: plaza, patio or seating area; decorative walls or terraces; and water feature or fountain. These additional components shall be designed to complement the distinctive design feature.
(17) Streetscape. The development shall have a cohesive thematic streetscape design that includes the following:
(a) Sidewalk areas along internal streets and roads shall include creative use of stylized brick or concrete pavers, accent strips, colored and stamped concrete or decoratively scored concrete.
(b) The streetlighting shall incorporate the use of stylized light fixtures that complement the proposed building architecture. The light fixtures shall be in accordance with utility company standards. The following standards shall apply:
[1] The light fixtures shall incorporate sufficient photometric controls, which shield the source of lighting from adjacent buildings or properties;
[2] The height of the streetlighting fixtures shall be residential in scale and shall not exceed a sixteen-foot mounting height;
[3] The lighting levels proposed shall conform to all applicable chapter standards provided herein.
(c) Pedestrian crossings of roadways shall be accentuated through the use of differential pavement crossings;
(d) Street trees. Street trees shall be planted on all streets and shall be in accordance with the following standards:
[1] The shade tree planting layout shall complement the overall theme for the development as a whole.
[2] Trees may be placed in the space between the curb and sidewalk in a formal arrangement or in an informal arrangement between the curb and sidewalk or the sidewalk and the adjacent buildings.
[3] Spacing between trees shall be determined based upon species and desired theme. The spacing shall range between 30 feet to 50 feet on center. There shall be a minimum average of three shade trees provided for each 120 feet of street frontage.
[4] Several species of street trees shall be incorporated into the design of the overall project to avoid problems associated with a monoculture.
[5] The choice of tree species shall be based on a form and on site conditions and shall be subject to the approval of the Planning Board.
[6] Street trees shall be a minimum of four inches in caliper.
(18) Pedestrian walkways and amenities. The development shall include a comprehensive system of pedestrian walkways that create linkages in and through the proposed development. The following standards shall apply:
(a) The layout of pedestrian walkways shall be consistent with the overall design of the development. Where appropriate, walkways shall follow the alignment of the interior roadways or meander through plantings and berms.
(b) Sidewalks may meander through, around and over the berms and plantings where possible, provided that the slopes do not exceed a five-percent pitch.
(c) Benches and sitting areas shall be provided along internal pathways and sidewalks where appropriate.
(d) All walkways shall have a minimum width of four feet for pedestrians and eight feet for pedestrians and bicycles. Sidewalks adjacent to overhanging parking spaces shall be six feet in width.
(e) Connections to walkways, sidewalks and bicycle paths on adjacent properties shall be provided.
(f) Pedestrian roadway crossings within the project shall incorporate concrete or decorative pavers to accentuate the prominence of these crossings. The Township Engineer shall approve all details associated with these crossings.
(19) Landscaping. Landscaping shall be provided and shall conform to the following:
(a) Landscaping shall be used to accent and complement buildings and other landscape features.
(b) The mature size of all landscaping shall be designed in a manner to avoid potential conflicts with the function of the site (e.g.: site distances, vehicular and pedestrian movements).
(c) The landscape plan shall provide a variety of species that create seasonal interest, meet the buffer and screening requirements of the Township's Zoning and Land Development Ordinances, incorporate indigenous species and provide resistance to insect or disease manifestation.
(d) All landscape plants shall conform to the American Association of Nurserymen Standards.
(e) Stormwater basins. Landscaping of stormwater retention and detention basins, drainage ditches and swales shall be required. The proposed landscaping plan for these features shall be integrated into the overall landscape plan for the development and designed in such a manner as to create the appearance of naturalized features that can provide passive recreational opportunities while retaining the drainage and infiltration function required for the site. The following standards shall be used:
[1] The landscaping and grading of the drainage area shall be designed creatively to blend into the surrounding landscape and imitate a natural depression with an irregular or sinuous edge.
[2] The landscaping of stormwater basins shall include perimeter plantings, including shade trees, evergreen trees and shrubs in order to screen views and to create visual interest.
[3] If the stormwater basin is located within a required buffer area, the perimeter planting shall include buffer plantings where applicable.
[4] Shrub and herbaceous landscaping shall be incorporated within the stormwater basins to enhance the infiltration qualities of the basins. This landscaping shall be indigenous to wet meadow areas or tolerant of periodically wet and dry conditions.
[5] Planting shall not be located within 20 feet of a low flow channel to allow for maintenance unless approved by the Township Engineer.
[6] The landscaping associated with the stormwater basins shall be designed to permit maintenance and emergency access to the basin and shall be subject to the approval of the Township Engineer.
[7] Plantings shall not be planted upon any dikes associated with a detention basin unless approved by the Township Engineer.
[8] Water fountains/features shall be included in the design of permanent wet basins to properly maintain the water quality of the basin.
[9] The shorelines of any retention basins shall be designed to be easily maintained and stable. Possible treatments can include riprap, stone walls, naturalizing plantings and bulkheads.
[10] Plants with pervasive root systems shall not be located where they may cause damage to drainage pipes or other underground utilities.
[11] The stormwater basins shall be seeded with a wet site tolerant seed mix specifically formulated to establish a low maintenance meadow of grasses and wildflowers.
[12] Where applicable, water quality basins and water quality facilities required by NJDEP shall be designed in accordance with NJDEP requirements and standards.
[13] The maintenance of all on-site water quality, detention and retention basins shall be the responsibility of the property owner or homeowners' association created for the development.
(f) Where developments front onto major arterial roadways, county roads or state and federal highways, the following landscaping standards shall apply:
[1] Where possible, landscaped berms shall be incorporated into the overall design of the landscape plan to accentuate the screening qualities of the landscaping proposed.
[2] Where possible, berms shall be overlapping where drainage swales are required to pass through them. The final design must be reflected upon the grading and drainage plan.
[3] The landscaping shall be designed to compliment any berms provided and shall be designed to provide screening along the full frontage of the project. Planting shall be installed at a variety of heights which conform to the following minimum sizes:
[a] Shade trees (excluding street trees): three-inch caliper.
[b] Evergreen trees: six feet to seven feet.
[c] Shrubs: two feet to three feet.
[4] The landscaping within the buffer area shall include a predominance of evergreens to provide buffering during the dormant seasons.
[5] If berms are not provided, the quantity and heights of the plantings shall be increased to achieve a functionality equivalent buffering and screening effect that would have been achieved with the use of berms. In such an instance, plantings shall be installed at a variety of heights with the following minimum height requirements:
[a] Shade trees: four-inch caliper.
[b] Evergreen trees: eight feet to 10 feet.
[c] Shrubs: three feet to four feet.
(g) Buffers shall be required from adjacent residential and commercial properties. Buffers shall comply with all Township standards for buffer areas and with the following additional standards:
[1] Where possible, landscaped berms shall be incorporated into the overall design of the landscape plan to accentuate the screening qualities of the landscaping proposed.
[2] Where possible, berms shall be overlapping where drainage swales are required to pass through them. The final design must be reflected upon the grading and drainage plan.
[3] The landscaping shall be designed to compliment any berms provided and shall be designed to provide screening along the majority of the buffer area. Planting shall be installed at a variety of sizes which conform to the following minimum sizes:
[a] Shade trees (excluding street trees): three-inch caliper.
[b] Evergreen trees: five feet to six feet.
[c] Shrubs: 18 inches to 24 inches.
[4] If berms are not provided, the quantity and heights of the plantings shall be increased to achieve a functionality equivalent buffering and screening effect that would have been achieved with the use of berms. In such an instance, plantings shall be installed at a variety of heights with the following minimum height requirements:
[a] Shade trees: four-inch caliper.
[b] Evergreen trees: eight feet to 10 feet.
[c] Shrubs: three feet to four feet.
(20) All interior roads, parking loops, courts and other access ways within the site shall be private roads. Interior roads shall be paved and curbed and have a minimum cartway width of 24 feet. Sidewalks shall be required on at least one side of all interior roads.
(21) Architectural design features shall be used to create interest and variety and shall include staggered unit setbacks and changing rooflines and roof designs. Decorative elements such as shutters, porches, balconies, cornice features and other design elements shall be incorporated into the design of the building.
(22) No flat room structures are permitted.
(23) No more than two adjacent dwelling units may be constructed without providing a front wall setback of not less than three feet unless some other acceptable method of facade articulation is provided.
(24) Building colors shall have a complementary color palate that contains no more than four related colors.
(25) Architecture. Building materials shall be consistent with the architectural theme of the development.
(26) Architectural detailing. All the proposed townhouse building facades shall have a coordinated architectural design and style. The architectural detailing of the buildings shall be true to the architectural style or theme selected for the development.
