Harrison Township City Zoning Code
ARTICLE VIIIA
Supportive Special Needs Housing SSNH Overlay District
§ 225-68.1 Purpose; general provisions; permitted uses.
A.
Purpose: in order to provide for a diversity of housing options in the Township, provide supportive housing to adults with special needs 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 Code, and in conformance with the December 20, 2021 settlement agreement with Fair Share Housing Center in an affordable housing declaratory judgment action entitled, "In the Matter of the Application of the Township of Harrison in Gloucester County," Docket No. GLO-L-908-15.
[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.
(1)
Permitted uses. In the Supportive Special Needs Housing (SSNH) Overlay District, no building or premises shall be used and no building shall be erected or altered which is arranged, intended or designed to be used, except for one or more of the following uses:
(a)
One-story attached living spaces for supportive special needs housing that include a shared interior and exterior communal living space for residents, which shall be 100% affordable units that comply with Chapter 67, Affordable Housing, of the Harrison Township Code and the 2016 Housing Plan as amended through 2022.
(2)
Accessory uses. In the Supportive Special Needs Housing (SSNH) Overlay District, the following uses may be permitted as accessory uses:
(a)
Parking.
(b)
Community and recreational amenities, including a community building 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.
(i)
Structures for support staff that may include facilities for overnight stays.
§ 225-68.2 District bulk, area, and other regulations.
The regulations found in Article XIII, INS Institutional District, shall apply unless otherwise modified below. The following shall be the standards for the SSNH Supportive Special Needs Housing Overlay District:
A.
Tract development.
(1)
Minimum tract area: five acres.
(2)
Maximum permissible development density:
(a)
The average gross density shall not exceed six dwelling units per acre.
(b)
Maximum permitted building coverage: 25%.
(c)
Maximum permitted impervious coverage: 50%.
(d)
Building site design principles.
[1]
If feasible, 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, visitors, and employees shall be located near building entrances.
[3]
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.
[4]
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.
[5]
Architectural treatments, porticos and material changes at points of principal entry should be provided.
B.
Vehicular and pedestrian circulation.
(1)
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.
(2)
General vehicular circulation design principles.
(a)
An emergency access drive may be provided. This access drive may be fenced off or gated when not in use.
(b)
Vehicular connections to adjacent properties may be provided where appropriate.
(c)
Comprehensive on-site pedestrian circulation shall be provided that includes ADA-compliant crosswalks at all internal intersections.
(d)
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).
C.
Parking and loading requirements.
(1)
Off-street parking. Off-street parking standards shall be based on a parking assessment and needs report submitted with the application and approved by the Joint Land Use Board.
(2)
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.[1]
[1]
Editor's Note: N.J.S.A. 40:55D-66.18 et seq.
(4)
Off-street loading requirements. One off-street loading area for deliveries shall be provided that is accessible to all structures.
D.
Open space and recreational facilities.
(1)
Enclosed recreation areas, accomplished through the architectural design of the buildings or fencing and landscaping, shall be provided.
(2)
Passive recreation features, including walking paths, shade structures, benches and other types of seating areas, should be integrated into the overall design.
F.
Stormwater.
(1)
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.
(2)
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.
(3)
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.
H.
Loading, refuse and recycling, and service utility areas.
(1)
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.
(2)
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.
(3)
Trash compactors, recycling facilities, and loading areas shall be located on the site so as to provide clear and convenient access for collection vehicles.
(4)
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.
(5)
Refuse and recycling requirements. All refuse and recycling requirements of § 185-8 shall apply.
(a)
A central area consisting of trash compactors and recycling facilities shall be provided to service the entire development. This area shall be conveniently located for residential deposition of waste and recyclables.
(6)
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.
I.
Snow storage and removal. Procedures for snow storage and removal shall be identified. On-site salt storage may only occur in enclosed structures.