Nutley City Zoning Code
ARTICLE VI
PRD District
§ 700-23 Permitted uses.
A.
Permitted principal uses. Permitted principal uses in the PRD District may include detached single-family dwellings, planned residential developments, municipal facilities and uses and nonprofit museums and related nonprofit uses. Planned residential developments shall include detached single-family residential dwellings and attached single-family residential dwellings (townhouses).
B.
Permitted accessory uses. Permitted accessory uses in the PRD District may include off-street parking and loading, passive open space, private recreation facilities, inclusive of clubhouses, swimming pools, tennis courts, satellite dish antennas, jogging trails, physical fitness stations and similar and related activities serving the residents of the planned residential development, signage, fences and related elements which are commonly ancillary to the principal permitted use.
§ 700-24 Area and bulk requirements for planned residential development.
C.
Minimum usable open space/recreational use: 500 square feet per dwelling.
D.
Minimum landscaped open space: 45%.
E.
Maximum PRD density: 9.25 dwelling units per acre.
F.
Maximum building length: 175 feet.
G.
Additional requirements: as set forth in Nutley Schedule of Regulations as to Bulk, Height and Other Requirements: PRD District.[1]
[1]
Editor's Note: Said schedule is included as an attachment to this chapter.
§ 700-25 General regulations.
A.
The maximum permitted gross density for the entire planned residential development shall be 9.25 dwelling units per acre. A developer of a PRD shall be permitted to subdivide the overall PRD into individual sections, provided that the minimum lot area for a subdivided section shall be seven acres. The maximum permitted townhouse net density in each section of the PRD shall be 12 dwelling units per acre.
B.
The standards for the establishment of any open space organization, and the maintenance thereof, shall be as set forth in the Municipal Land Use Law, N.J.S.A. 40:55D-43.
C.
Except for the required number of parking spaces, the parking requirements set forth in Article XIII of Chapter 700 (Township Zoning Ordinance) and in Article X, Townhouses, § 700-60, shall apply to residential uses in the PRD Zone, provided that the average footcandle of illumination to be maintained in parking areas shall be 0.5 footcandle maximum.
E.
Individual single-family dwellings, public facilities and uses and nonprofit museums which are not part of a planned residential development shall comply with the area and bulk requirements of the R-1A Zone.
F.
The development shall maintain a 0% increase in the rate of runoff from existing conditions, based on a twenty-five-year storm history.
G.
All utilities within a PRD shall be underground.
H.
All recreation facilities, exclusive of jogging trails and passive open space, and parking areas serving these recreational uses, shall be set back minimally 200 feet from tract boundary lines.
I.
Commercial vehicles shall not be permitted to be parked within a PRD between the hours of 10:00 p.m. and 7:00 a.m., except for vehicles required for service by the homeowners' association and for emergency repair.
J.
Mobile homes shall be prohibited within a PRD.
K.
A PRD shall be permitted to have main entrance signage and secondary entrance signage. A main entrance sign shall not exceed 100 square feet in size and a secondary entrance sign shall not exceed 20 square feet in size. Signage in a PRD shall be governed by the applicable provisions set forth in Chapter 700, Zoning, Article XII, Signs. Signs may be located in the buffer area.
L.
In the event there are any conflicts between the regulations set forth herein for planned residential development and any other Township of Nutley development ordinances, the PRD regulations shall govern as to a planned residential development. Chapter 700, Zoning, shall apply to all other issues not regulated herein.
§ 700-26 Detached single-family residential dwellings.
A.
The design of any PRD shall include the provision of detached single-family dwellings. Said single-family dwellings and associated buffer areas shall be provided in an area along Washington Avenue, south of Lot 18, in Block 504, for a depth of minimally 290 feet.
B.
The detached single-family dwellings may be developed on fee simple lots or be made part of an overall condominium development. If lotted as individual parcels, or for the purposes of establishing setbacks and other standards where individual lots are not proposed, the regulatory controls of the R-1A Zone shall apply.
C.
Each detached single-family dwelling shall contain at least one enclosed parking space.
§ 700-27 Attached single-family residential dwellings.
A.
Individual townhouse units may be combined into one building, provided that the structure shall not contain more than eight dwelling units.
B.
No more than two adjacent townhouse units shall be constructed without providing a staggered front building wall offset of no less than two feet. Furthermore, differences in adjacent townhouses shall be accentuated by material, color or facade design.
C.
Each townhouse shall have no fewer than two means of ingress and egress.
D.
Each townhouse shall have no fewer than two walls with window exposures.
E.
Each townhouse unit may be provided with a patio or deck. A first-floor patio or deck may extend a minimum of 12 feet in distance from the rear wall of the townhouse structure and shall not be counted as part of the setback. Second- and third-story decks must be contained within the building footprint.
F.
Grouped utility meters serving a townhouse building shall be appropriately screened.
G.
The basement of each townhouse may be used for the location of utilities, storage, recreation room, bathroom or garage, and for no other purpose.
H.
Each townhouse unit shall have at least one enclosed parking space.
§ 700-28 Distribution of units.
A.
Delineation on plan. The applicant shall identify the gross acreage which is proposed to be allocated to residential use, open space and other components comprising the planned residential development.
B.
Minimum and maximum limits for various types of unit. The distribution of units with a planned residential development shall comply with the following:
(1)
A minimum of 5% of the dwelling units within the PRD shall be detached single-family residential units.
(2)
A minimum of 70% of the total number of dwelling units within the PRD shall be attached townhouse units. In no event shall the number of attached townhouse dwelling units exceed 95% of the total number of dwellings in the PRD.
§ 700-29 Buffer requirements.
A.
A minimum buffer width of 30 feet shall be provided around the perimeter of the PRD, provided that a minimum forty-foot buffer shall be provided along Washington Avenue. Buffers shall not be required adjacent to any utility property which bisects a PRD. Buffers may be bisected by a roadway(s) to provide access from the public right-of-way into the planned residential development.
B.
The buffer area shall be suitably landscaped and planted to provide an attractive year-round visual and physical separation between the development and adjoining lots and streets. The buffer shall be permitted to be calculated in determining the site's compliance to the applicable open space and coverage requirements set forth herein.
C.
The use of low-maintenance native vegetation, which requires less fertilizer and watering, is encouraged.
§ 700-30 Accessory building and uses.
A.
Accessory buildings and uses shall comply with the following:
(1)
Any proposed clubhouse and associated parking shall be located a minimum of 200 feet from a tract boundary line.
(2)
Any proposed clubhouse, pool, tennis court and similar use shall be set back a minimum of 15 feet from a parking area, 25 feet from a roadway and 50 feet from a residential structure, and such structure shall not exceed two stories and a height of 35 feet.
(3)
Any proposed gatehouse shall be set back a minimum of 50 feet from a public right-of-way.
§ 700-31 General development plan; contents.
A.
The applicant for a planned residential development in the PRD Zone shall submit a general development plan for the property which is the subject of the development application. The general development plan shall include the following:
(1)
A general land use plan at a scale no greater than one inch equals 100 feet, including tract area and general location of the land uses to be included in the planned development. The total number of dwelling units, their bedroom distribution count, the proposed acreage to be devoted to residential and related uses and the density by section shall be identified.
(2)
A circulation plan showing the general location and types of transportation facilities, including facilities for vehicular access and roadways, pedestrian access, parking facilities and any proposed physical improvement to the existing transportation system, if determined to be necessary, accompanied by a traffic report identifying the impacts of the project on the area and assessing the need for improvements.
(3)
An open space plan showing the proposed area and general location of the land to be set aside for open space, recreation and landscape amenity, and a general description of improvements to be made, including a plan for the operation and maintenance of any common open space and recreation lands.
(4)
A utility plan indicating the need for and showing the proposed location of water and sewerage lines, underground telephone, electric and cable lines and any drainage facilities necessitated by the proposed development and the proposed methods of handling solid waste disposal.
(5)
A stormwater management plan setting forth the proposed method of controlling and the management of stormwater on the site.
(6)
An environmental inventory, including a general description of vegetation, soils, topography, geology, surface hydrology and existing structures, and the probable impact of the development on the environmental attributes of the site.
(7)
A housing plan outlining the number and type of housing units to be provided, their bedroom distribution count and size of unit.
(8)
A fiscal report describing the anticipated demand on municipal services to be generated and impacts to be faced by the municipality and local school district as a result of the project completion and relative to the project's anticipated timing schedule, and a projection of property tax revenue.
(9)
A proposed timing schedule, in the case of a planned residential development whose construction is contemplated over a period of years, including any terms or conditions which are intended to protect the interests of the public and of the residents who may occupy a section of the planned development prior to the completion of the development in its entirety.
§ 700-32 Findings for planned residential development.
A.
The approving authority shall find the following facts and conclusions regarding the planned residential development:
(1)
That the proposals for maintenance and conservation of the common open space are reliable, and the amount, location and purpose of the common open space are adequate and consistent with sound planning design standards.
(2)
That the provisions for the physical design of the development for public services, control over the vehicular and pedestrian traffic and the amenities of light and air, recreation and visual enjoyment are adequate to meet the needs of the facility.
(3)
That the proposed development will not have an unreasonably adverse impact upon the area in which it is to be located.
(4)
In the case of proposed development which contemplates construction over a period of years, that the terms and conditions intended to protect the interests of the public and of the residents and owners of the development are adequate.
B.
In the deliberations of the proposed sequence of any staging of the development, the approving authority shall be guided by the following criteria and factors:
(1)
That each stage is substantially self-functioning and self-sustaining with regard to access, utility services, parking, open space and other similar physical features.
(2)
That each stage is properly related to every other segment of the development and to the community as a whole and to all necessary community services which are available or which may be needed to service the development.
(3)
That adequate protection will be provided to ensure proper disposition of each stage through the use of maintenance and performance guaranties, covenants, etc.
(4)
That the developer will provide a balanced distribution for development in each stage. Said distribution shall be judged on the basis of the level of improvement costs, physical planning and coordination required and other relationships which may be necessary to undertake each segment of development.
§ 700-33 Compliance with general development plan.
A developer, without violating the terms of the general development plan approval, may, in undertaking any section of the development, reduce the number of residential units by no more than 15% or reduce the residential density by no more than 15%.
§ 700-34 Plan submittal.
A.
An applicant may submit an application for site plan and/or subdivision approval for the entire planned residential development or for individual sections of the planned residential development. All such submittals shall be prepared, signed and sealed by a licensed engineer, architect or professional planner as prescribed by statute. It shall bear the signature and seal of a licensed surveyor as to boundary survey and topographic data.
B.
Plans shall contain the information as set forth in the Township ordinance enumerating site plan and subdivision submittal requirements as determined to be applicable.
§ 700-35 Preapplication meeting.
A.
Any applicant intending to submit a development application for a planned development may request a preapplication meeting with the approving authority for the purpose of preliminary discussions, to acquaint the approving authority with the project and to ensure that the applicant is familiar with the Township procedures and requirements.
B.
Requests for a preapplication meeting shall be submitted to the Chairperson of the Planning Board not less than 10 days prior to a regularly scheduled meeting of the approving authority. The following information and plans shall be submitted:
(1)
General information, including the names of the applicant and owner of the property, boundary of the tract, utilities serving the site, easements affecting the property, the proposed type and density of the residential component of the project and the relationship of the proposed development to existing development in the area.
(2)
A sketch plan showing the general concept, indicating the preliminary arrangement of structures, location of roadways and distribution of uses and topographic map of the site.
C.
In accordance with N.J.S.A. 40:55D-10.1 of the Municipal Land Use Law, the developer shall not be bound by any concept plan for which review is requested, and the approving authority shall not be bound by any such review.
§ 700-36 Procedure for general development plan; required submittal.
The general development plan shall contain the information as required and set forth in § 700-31 above. The required data shall be submitted to and certified by the administrative officer no less than 10 days prior to a regularly scheduled meeting of the approving authority.
§ 700-37 Procedure for site plan and subdivision approval.
A.
The applicant may submit site plan and subdivision plans for sections of the planned development at any time, either concurrent with the general development plan or following the submittal of the general development plan. Action on site plans or subdivision plans shall not be undertaken until the general development plan is approved.
B.
All plans for development shall be substantially consistent with the approved general development plan, as provided herein.