The purpose of these provisions is to provide a range of flexibility within which unique conditions relating to a lot or lots proposed for development may be accommodated. The standards herein establish the limits of discretionary action which may be taken by the approving board. These standards are adopted pursuant to the authority of N.J.S.A. 40:55D-39b and c, and no deviation from these standards may be granted pursuant to N.J.S.A. 40:55D-70. Prior to the submissions of an application for development which proposes the utilization of an alternative development option set forth in this Article VIII, the developer is encouraged to take advantage of the concept plan review procedure under Article IV.
As an alternative to conventional development the approving board may authorize one of the three alternative development options set forth herein in accordance with the standards herein established.
A. Density transfer option. The density transfer option provides for reduced lot sizes in order to preserve a portion of the land in an open undeveloped state. In contrast to a conventional subdivision, the technique concentrates the allowable number of dwellings onto smaller lots occupying a lesser portion of the tract; this technique leaves other portions of the land undeveloped. With a conventional subdivision, some portions of the tract may be undevelopable and this will reduce the number of dwellings to less than that theoretically possible under the allowable density. With the density transfer option, the allowable density may still not be achieved but would be more achievable than through a conventional subdivision. The density transfer option is intended to be employed on small tracts which contain critical lands and environmental constraints warranted and where development of extensive active recreation areas is not desirable or practicable.
B. Cluster option. The cluster option expands on the concept of the density transfer option by further reducing lot sizes to provide special amenities. It is intended to be employed to create suitable areas for organized outdoor recreation, a pedestrian path network linking all parts of a development and a closed traffic circulation system. These amenities are to be furnished in addition to protecting special environmental features covered by the density transfer option. A special density bonus available under the cluster option is intended to encourage the development of housing for adult members of families whose children have moved from their households, and who wish to have a lifestyle which will offer them less maintenance to house and grounds.
C. Planned development option. The planned development option further expands on the density transfer and cluster options by allowing appropriate nonresidential uses to be incorporated into large scale residential development. Planned developments shall be composed of individual residential clusters each of which must individually satisfy the requirements for the cluster option. A Class I Planned Development may provide for convenience commercial facilities to be incorporated into a neighborhood scale residential development. A Class II Planned Development may provide for more extensive nonresidential development to be incorporated into a larger community scale residential development. Both classes may provide for public and quasi-public land uses, but only a Class II Planned Development may provide for a full range of neighborhood and community commercial facilities along with industrial land uses.
The approving board may authorize the use of reduced lot sizes for density transfer in accordance with the Schedule of Alternative Development Options attached hereto as Appendix H and made a part hereof; provided that where the proposed development meets the following qualifying criteria:
A. The minimum tract size shall be five acres.
B. Allowable dwelling units may not be transferred between differing zones.
C. The total number of lots created shall not exceed the allowable density multiplied by the tract area.
D. Building lots shall conform to the conventional requirements for the alternative standard as if developed in that zone and shall maintain continuing compliance with said zone requirements.
E. All lands remaining outside of public streets, building lots and any other parcels approved for special purposes shall be set aside as open space. The boundaries of any open space parcel(s) shall be designed to coincide with adjoining open space parcels, whether existing or proposed, so as to extend and expand upon an overall open space network for the Township. Inasmuch as is reasonably practicable, developments shall be planned taking into account other existing, planned or potential developments, so as to form residential clusters conforming with the requirements of this chapter.
The approving board may authorize the use of reduced lot sizes for cluster development in accordance with the aforesaid Schedule of Alternative Development Options where a development meets the following qualifying criteria:
A. All qualifying criteria for the density transfer option shall be satisfied.
B. Each cluster shall:
(1) Be restricted to one type of land use or housing type in a contiguous group of not less than 60 dwelling units;
(2) Be served by a street system which is designed to minimize through traffic;
(3) Be served by a pedestrian circulation system which serves the development; [Amended 3-27-1995 by Ord. No. 12-95]
(4) Be designed so that all residential lots shall adjoin an open space parcel. Alternately, the Board may deem this item satisfied where, in lieu of adjoining all lots, the open space is provided in such quantity or location that it serves a greater public good, such as adjoining other open space or parkland or serves to preserve unique environmental or other features; and [Amended 3-27-1995 by Ord. No. 12-95]
(5) Be designed so that a minimum of 23% of the tract area shall be set aside in developed or undeveloped open space parcels. Developed open space parcels shall be designed to accommodate pedestrianways of not less than 10 feet in width and recreation sites of not less than five acres in area. [Amended 3-27-1995 by Ord. No. 12-95]
(a) Developed open space is intended to provide sites for recreational facilities. Developed open space may include, but shall not be limited to, landscaped lawn areas, a golf course, which may include ancillary features of groundwater recharge, walkways, pedestrian bicycle paths, paved terraces and sitting areas, and recreational facilities such as playfields, playground, tot-lots, swimming pools, sports courts, community center, and ancillary roadways and parking.
(b) Undeveloped open space is intended to preserve lands in a natural state for groundwater recharge, aesthetic appeal, recreation and conservation purposes. Undeveloped open space may include wetlands, woodlands, wildlife preserves, man-made and natural bodies of water, scenic areas, woodland trails, hedgerows and treelines, natural wooded areas around golf courses, and access roads and ancillary parking for undeveloped open space sites. Development in undeveloped open space shall be limited to the following: footpaths, jogging trails, bridle paths, bicycle paths, nature walks, nature preserves, bird sanctuaries, ecological study or alternative energy areas, nurseries for trees, shrubs, and other plants to be used in the development, access roads and ancillary parking for undeveloped open space sites, and lighting, retaining walls and other features necessary to protect the land or people who will use the undeveloped open space.
(6) Have two or more points of access. [Added 4-23-2001 by Ord. No. 17-01]
The approving board may authorize a planned development consisting of three or more residential clusters along with other nonresidential land uses in accordance with the following standards:
A. Criteria for planned developments. The approving board may authorize the use of reduced lot sizes for planned development in accordance with the aforesaid Schedule of Alternative Development Options where a development meets the following qualifying criteria:
(1) A planned development shall be a mixed use development and contain at least three residential clusters, one or more of which may conform to and take advantage of the density bonus provided for in Subsection B, and each residential cluster within a planned development shall individually conform to the requirements of the cluster option. Anything herein to the contrary notwithstanding, the granting of said density bonus shall only increase the permitted density only in the cluster portion of the planned development which conforms to the conditions permitting the application of such bonus.
(2) Planned developments shall be of two classes, namely Class I PD and Class II PD, and shall meet the size criteria set forth herein.
(a) A Class I PD shall be a planned residential development designed for residential use with retail and service conveniences. A site submitted for approval as a Class I PD shall contain a contiguous area of not less than 100 acres.
(b) A Class II PD shall be a planned unit development designed for residential and nonresidential employment generating uses. A site submitted for approval as a Class II PD shall contain a contiguous area of not less than 300 acres.
B. Allowable discretion. Flexibility in the planning and design of a planned development is provided within a limited range of possibilities.
(a) A Class I PD shall:
[1] Consist of at least three separate clusters;
[2] Contain at least two housing types;
[3] Contain at least two housing densities; and
[4] Contain a neighborhood commercial parcel of not less than 3% and not more than 10% of the tract area.
(b) A Class II PD shall:
[1] Contain general office, community commercial or special development parcels of not less than 10% and not more than 20% of the tract area;
[2] Contain public space parcels of not less than 3% of the tract area;
[3] Consist of at least seven separate residential clusters;
[4] Contain at least five housing types;
[5] Contain at least three housing densities; and
[6] Contain neighborhood commercial parcels of not less than 3% and not more than 10% of the tract area.
(c) The nonresidential land uses in a Class I or Class II PD shall be subject to the following additional restrictions:
[1] An applicant shall provide for public and quasi-public open space and community facilities. Such public open space may include:
[a] Public community service uses;
[b] Private community service uses.
[2] Public community service uses include, but are not limited to, schools, libraries, fire stations, first aid and rescue squad stations, municipal offices or quasi-governmental offices, public recreational amenities, parks, play areas or other similar facilities.
[3] Private community service uses are uses of a nature similar to public community service uses, but which shall be offered directly to the prospective users. Upon the written acceptance of such lands by the private community service user, the approving board shall formally approve the inclusion of such uses for credit as public space.
(2) Density.
(a) In order to encourage a variety of residential densities, the total number of residential units shall be developed according to the following schedule:
(b) Gross residential parcel densities within a PD shall correlate with residential land use parcel categories as herein specified. In the event of conflict, the average parcel density requirement of this subsection shall govern.
[1] Low density/LD.
[a] Density range: one to four dwelling units per acre.
[b] Average parcel density: three dwelling units per acre.
[c] Permitted housing types:
[i] Single-family detached dwellings.
[ii] Patio home dwellings.
[2] Low medium density/LMD.
[a] Density range: one to nine dwelling units per acre.
[b] Average parcel density: six dwelling units per acre.
[c] Permitted housing types:
[i] Single-family detached dwellings.
[ii] Patio home dwellings.
[iii] Duplex.
[iv] Townhouse dwellings.
[3] Medium density/MD.
[a] Density range: one to 15 dwelling units per acre.
[b] Average parcel density: 10 dwelling units per acre.
[c] Permitted housing types:
[i] Patio home dwellings.
[ii] Duplex.
[iii] Townhouse dwellings.
[iv] Multifamily dwellings.
[4] Medium high density/MHD.
[a] Density range: 15 to 25 dwelling units per acre.
[b] Average parcel density: 20 dwelling units per acre.
[c] Permitted housing types:
[i] Townhouse dwellings.
[ii] Multifamily dwellings.
(c) Density averaging may be used in distributing gross residential parcel densities from one land use parcel to another within the same overall land use category (i.e., LD, LMD, MD, MHD); provided that the average density and maximum number of dwelling units permitted in the given land use category is not exceeded within each section embraced by the preliminary plan submission. The approving authority shall approve all applications for density averaging during the preliminary approval process.
(d) A mixture of residential housing types within each of the density categories shall be provided by the applicant and approved by the approving board so that no single housing type dominates.
C. Planning requirements. Planned developments shall be subject to the following standards which shall supplement other provisions of this chapter:
(1) Land use. The land use proposals for any planned development shall be consistent with the policies articulated in the Master Plan as relates to land use, community facilities and housing.
(2) Circulation. The circulation proposals for any planned development shall be consistent with the policies articulated in the circulation element of the Master Plan.
(3) Utilities and services. The utilities proposals for any planned development shall be consistent with the policies articulated in the Master Plan as relates to stormwater management, utilities, local services and fiscal impact on the county, municipality and special districts, including the local school district.
(4) Open space. The open space proposals for any planned development shall be consistent with the policies articulated in the Master Plan as relates to open space and environmental features.
(5) Staging. The staging proposals for any planned development shall ensure that each stage shall encompass a balanced mix of residential and nonresidential land uses in proportion to the mix for the entire development and that each stage shall encompass completion of all streets, utilities and services necessary for the section whether located within or outside the section. The Township encourages completion of approved stages that are substantially self-functioning and self-sustaining with respect to traffic circulation, access, utilities, off-street parking and loading, open space and other PD requirements before development proceeds for new stages.
(a) In addition to the foregoing, residential housing units and acres of nonresidential uses that may be developed in a Class I or Class II PD shall be timed at intermediate points following the staging performance schedule outlined below. The staging performance schedule shall be established for the entire development at the time of approval of the general development plan timing schedule, if any, or otherwise at the time of preliminary approval. At each subsequent approval stage, the approving board shall review each application for conformance with the staging performance schedule and may establish bench marks within intermediate points.
(b) The staging performance schedule shall relate maximum percentage of dwelling units (expressed as the maximum number of construction permits issued) to the minimum percent of acres of nonresidential uses that must be improved with public water and sewer facilities, and minimum assessed valuation of building space under construction devoted to nonresidential uses, set forth in the following schedule:
(c) Affordable housing units approved pursuant to Article IX shall not be counted as residential housing units and shall be excluded from the staging performance scheduling requirement.
(d) Construction permits may be withheld for noncompliance with the staging performance schedule set forth herein.
