Source: https://ecode360.com/10354888
Timestamp: 2019-04-24 22:05:22+00:00

Document:
§ 95-10 RA-130 Single-Family Residential Zone.
§ 95-10.1 RA-87 Single-Family Residential Zone.
§ 95-11 RA-35 Single-Family Residential Zone.
§ 95-12 RA-25 Single-Family Residential Zone.
§ 95-13 RA-15 Single-Family Residential Zone.
§ 95-14 RA-11 Single-Family Residential Zone.
§ 95-15 RA-7 Single-Family Residential Zone.
§ 95-16 RB-7 Multiple-Family Residential Zone.
§ 95-17 RG-5 Multiple-Family Residential Zone.
§ 95-18 SC Senior Citizens Housing Zone.
§ 95-18.1 PRC Planned Retirement Community Zone.
§ 95-18.2 TH-4 Townhouse Residential Zone.
§ 95-19 TH-6 Townhouse Residential Zone.
§ 95-20 TH-8 Townhouse Residential Zone.
§ 95-20.1 TH-7.5/AH Townhouse Residential Affordable Housing Zone.
§ 95-20.2 TH-6/AH Townhouse Residential Affordable Housing Zone.
§ 95-20.3 MF-10/AH Multifamily Affordable Housing Overlay Zone.
§ 95-20.4 MF-12/AH Multifamily Affordable Housing Overlay Zone.
§ 95-21 B-11 Business Zone.
§ 95-22 OL-5 Office and Research Laboratory Zone.
§ 95-23 OL-15 Office and Research Laboratory Zone.
§ 95-24 OL-40 Office and Research Laboratory Zone.
§ 95-25 I-21 Industrial Zone.
§ 95-26 CEM Cemetery Zone.
§ 95-27 OS-GU Open Space — Government Use Zone.
§ 95-27.1 OS-GU-25A Open Space — Government Use — Alternate Residential Zone.
§ 95-27.2 CO Conservation Overlay Zone.
§ 95-27.3 AOZ Agricultural Overlay Zone.
§ 95-27.4 OL-40/PUD Office and Research Laboratory/Planned Unit Development Zone.
The use regulations applicable to each zone within the Township of Morris are as follows.
Agricultural uses and farms as provided in § 95-34.3.
Cluster residential development groups as provided in Chapter 57, Land Development.
Parks, playgrounds, firehouses, libraries and municipal buildings.
Country clubs, golf clubs and golf courses as provided in § 95-35A.
Private garages as provided in § 95-36A.
Swimming pools as provided in § 95-36B.
Signs as provided in Article VI.
Tennis courts as provided in § 95-36B.
Other accessory buildings, such as toolsheds, as provided in § 95-36A.
Roof- or building-mounted solar energy systems as provided in § 95-34.4.
Building-integrated solar energy systems as provided in § 95-34.4.
Geothermal energy systems as provided in § 95-34.4.
Essential services as provided in § 95-37H.
Churches and other places of worship, including parish houses, Sunday school buildings and other similar uses as provided in § 95-37B.
Public or private day schools.
Nursery schools as provided in § 95-37F.
In-home professional or in-home business offices as provided in § 95-37C.
Private recreation uses with lights.
Supplementary apartments as provided in § 95-37N.
Any RA-130 Zone permitted principal use.
Any RA-130 Zone permitted accessory use.
Any RA-130 Zone conditional use.
Hospitals for human beings only.
Off-street parking and loading facilities.
Conversions as provided in § 95-37L.
Any RB-7 Zone permitted principal use.
Any RB-7 Zone permitted accessory use.
Any RB-7 Zone conditional use.
Nursing homes as provided in § 95-37G.
Public and nonprofit or limited-dividend housing for elderly persons as provided in § 95-35E.
Customary accessory uses and uses appurtenant to principal uses.
Nursing homes and long-term care facilities.
Single-family detached houses subject to the area, yard and bulk requirements of the PRC Zone as part of an age-restricted community.
Accessory uses necessary to provide the support services specified in § 95-34.2B(11) to nursing home/long-term care facilities, residential health care facilities, assisted-living residences or any combination of these uses.
Accessory uses for age-restricted housing as provided in § 95-34.2B(12).
Any use found by the Planning Board to be permitted as a matter of law as an accessory use to a permitted principal use.
Townhouses in conformance with Subsection D below.
Customary accessory uses, including those set forth in Subsection D(7) below.
Maximum density shall be not more than four dwelling units per gross acre. Gross acreage shall include all area within the tract boundary lines.
Each dwelling unit shall have not less than two exposures.
There shall be no more than four dwelling units in any single building.
No dwelling unit or group of dwelling units shall exceed 2 1/2 stories or 35 feet, whichever is less. No living space shall be permitted above the second floor.
Tract setbacks. Each building shall not be less than 125 feet from any public street, 75 feet from a lot zoned or used for single-family residential use and 60 feet from any other tract boundary.
Parking: in compliance with minimum tract setbacks and buffers.
One hundred twenty-five feet from any public street.
Seventy-five feet from any single-family residential property line.
Sixty feet from any other property line.
All parking shall comply with the requirements of the New Jersey Residential Site Improvement Standards (RSIS).
Frontage: 500 feet minimum on a public street.
Location: on a collector route or higher level of service street with no less than two means of paved permanent twenty-four-hour vehicular ingress/egress.
Active and passive outdoor recreation facilities; the minimum setbacks from all streets shall be the same as for principal uses, buildings, and structures, except for driveway crossings by the most direct route and walking trails.
Off-street parking areas, which shall be screened by landscaping and comply with all minimum setbacks and buffers from property lines and public streets.
Utilities. Connection to the public water and sewer system is required for each use permitted in the TH-4 Zone. All utility and cable runs shall be underground.
An overall landscaping plan shall be submitted for the entire development. A detailed landscaping plan indicating the type, size, and spacing of all grasses, plants, shrubs, and evergreen and deciduous trees shall also be submitted for each typical townhouse grouping.
Site lighting and streetlighting shall be decorative fixtures and poles in traditional designs. Standard fixture and pole details shall be obtained from the Township Engineer's office.
Building facade lights and yard post lighting shall be incorporated into the overall lighting plan design; all fixtures shall be of compatible design and detail with site and streetlights.
Refuse and recyclables storage. Individual trash and recyclable storage space shall be provided within the garages of each townhouse.
Development fee requirement. The developer of each townhouse constructed in the TH-4 Zone shall be required to pay a development fee for such townhouse unit under any development fee ordinance adopted by the Township of Morris which is in effect at the time of the issuance of a certificate of occupancy for such unit.
Townhouses as provided in § 95-35C.
Townhouses as provided in § 95-35D.
Customary accessory uses to a permitted principal use.
Multifamily affordable dwellings, which shall be attached to market rate townhouse structures.
Recreational, social and communal facilities for the exclusive use of residents and guests; the minimum setbacks from property lines and streets shall be the same as for principal uses, buildings and structures.
Active and passive outdoor recreation facilities for the exclusive use of residents and guests; the minimum setbacks from property lines and streets shall be the same as for principal uses, buildings and structures.
Maximum density shall not be more than 7.5 units per gross acre. A minimum of 20% of the total number of units shall be set aside for low- and moderate-income households.
No building or structure shall be located less than 35 feet from the right-of-way of Mt. Kemble Avenue. No building or structure shall be located closer than five feet from an internal access drive.
Side yard. There shall be a side yard of not less than 40 feet. No parking shall be permitted within a side yard.
Rear yard. There shall be a rear yard of not less than 35 feet. No parking shall be permitted within a rear yard.
The width of any individual townhouse unit shall not be less than 24 feet.
There shall be no more than four townhouse units in any structure that does not also include multifamily affordable units.
There shall be no more than 12 units in any structure containing a mix of market-rate townhouse and multifamily affordable units.
Market-rate townhouses shall be no more than three stories and 45 feet in height. However, no more than 60% of the townhouses shall be three stories and 45 feet in height. The balance of the market-rate townhouses shall be no more than two stories and 35 feet in height. Structures containing multifamily affordable units may be constructed at three stories and 45 feet in height.
No building or structure containing multifamily affordable units shall be located closer than 75 feet to the right-of-way of Mt. Kemble Avenue.
No townhouse structure in excess of two stories and 35 feet shall be located closer than 75 feet to the right-of-way of Mt. Kemble Avenue.
No more than two adjacent market rate townhouse units may be constructed without providing a front wall setback of not less than two feet.
No structure shall be closer than 25 feet to any other structure.
The exterior walls of residential structures shall be faced with brick, cultured or quarried stone, stucco, wood, cementitious siding or other suitable materials.
The construction of all dwelling units shall conform to current state regulations/codes.
Parking shall be provided in accordance with New Jersey State Residential Site Improvement Standards (RSIS).
Common open space shall be set aside for the use and benefit of residents of the development. At least 25% of the total area shall be set aside as open space. Common open space shall be subject to N.J.S.A. 40:55D-43.
The TH-7.5 AH Zone shall not be subject to the slope disturbance regulations set forth under § 57-160E(4); however, within areas with slopes of 20% or greater, not more than 50% of such slopes may be disturbed.
Refuse areas shall be designated so as to minimize any detrimental effect on the character of the development or adjacent properties.
All utilities shall be underground and the development shall be served by public water and sewer.
Development shall maintain a minimum twenty-foot landscaped buffer to any side lot line to provide an effective year-round screen which shall consist of either existing vegetation or new plantings, or where appropriate, a combination of existing and new plantings.
An overall landscaping plan shall be provided for the development.
The provision of affordable housing shall be consistent with all applicable rules of the Council on Affordable Housing (COAH) and the Uniform Housing Affordability Controls (UHAC), including with respect to phasing and bedroom distribution.
Recreational, social and communal facilities for the exclusive use of residents and guests; the minimum setbacks from property lines and streets shall be the same as for principal uses, buildings and structures, except as otherwise provided herein.
Active and passive outdoor recreation facilities for the exclusive use of residents and guests; the minimum setbacks from property lines and streets shall be the same as for principal uses buildings and structures, except as otherwise provided herein. Recreational paths not exceeding six feet in width may be located within the fifty-foot tract boundary setback areas provided that adequate landscaping is provided to satisfy the intent of the landscape buffering to all exterior property lines.
Roof or building-mounted solar energy systems as provided in § 95-34.4.
Maximum density shall not be more than six units per gross acre, but no more than 165 units in the entire zone. Twenty percent of the total number of units shall be set aside as rental units for low- and moderate-income households.
The development may be subdivided into different sections to distinguish different ownership entities and/or to permit the phasing of construction provided that the overall development complies with the standards contained herein. If the development is internally subdivided no additional bulk requirements shall be applied, beyond those set forth herein.
The development shall not be subject to the slope disturbance regulations set forth in § 57-160E(4), however, within areas with slopes of 20% or greater, not more than 40% of such slopes may be disturbed.
Except for recreational paths, common accessory buildings and facilities, including recreation, social and communal facilities, shall be located at least 300 feet from any TH-8 zone boundary line and shall be designed to harmonize with the overall character of the development.
Requirements for townhouses and stacked townhouses.
Each dwelling unit shall have no fewer than two exposures.
There shall be no more than twelve dwelling units in any building that contains stacked townhouses and no more than seven dwelling units in any building that exclusively contains conventional townhouses.
No dwelling unit or building containing dwelling units consisting exclusively of conventional townhouses shall exceed 2 1/2 stories or 35 feet in height. No dwelling unit or building containing dwelling units consisting of one or more stacked townhouses shall exceed 3 1/2 stories or 45 feet in height. If a stacked townhouse segment exceeds 3 stories in height, the half story shall not be habitable or otherwise used for dwelling purposes. Maximum building heights shall be measured at each townhouse or stacked townhouse segment using the finished grade elevation averaged at the four corners of the townhouse or stacked townhouse segment. In no event, however, shall the maximum structure height above the actual finished grade at any point exceed by 33 1/3% of the maximum permitted height in the zone. For a townhouse within 100 feet of Punchbowl Road or within 100 feet of the boundary with any TH-8 zone, in no event shall the maximum structure height above the actual finished grade of the side of the townhouse facing Punchbowl Road or the boundary with any TH-8 zone, at any point exceed 35 feet. For a stacked townhouse segment within 100 feet of Punchbowl Road, in no event shall the maximum structure height above the actual finished grade of the side of the stacked townhouse segment facing Punchbowl Road, at any point exceed 45 feet.
The width of any individual dwelling unit shall not be less than 22 feet.
No more than two adjacent dwelling units may be constructed without providing a front wall setback of not less than two feet and without providing a rear wall setback of not less than two feet.
Dwelling front facades shall be set back a minimum of 20 feet from interior roads if no sidewalk is provided; where sidewalks are provided a minimum setback of 24 feet from interior roads shall be provided. Unenclosed entrance porches may protrude up to four feet into the setback. No part of any dwelling unit shall be closer than 15 feet from any interior roadway.
Each building containing dwelling units shall not be less than 50 feet from any tract boundary line.
No building containing dwelling units shall be closer than 30 feet to any other building containing dwelling units, except that where the sides of a building having a height of 2 1/2 stories or less face the sides of another building having a height of 2 1/2 stores or less, a twenty-five-foot minimum separation distance shall apply.
No stacked townhouse shall be located within 400 feet of any TH-8 Zone.
The exterior walls in each group of dwelling units shall be faced with brick, cultured or quarried stone, stucco, wood, cementitious siding or other materials suitable in terms of quality, durability and appearance and approved by the Planning Board.
Refuse areas shall be located so as to minimize any detrimental effect on the character of the development or of adjacent properties.
No building shall exceed 3 1/2 stories and 45 feet in height measured from the finished grade averaged at the four corners of the building. If the building exceeds three stories in height, the half story shall not be occupied, inhabited or otherwise used for dwelling purposes. In no event, however, shall the maximum structure height above the actual finished grade at any point exceed by 33 1/3% of the maximum permitted height in the zone. For a building within 100 feet of Punchbowl Road, in no event shall the maximum structure height above the actual finished grade of the side of the building facing Punchbowl Road at any point exceed 45 feet.
There shall be no more than 21 units in any multifamily building.
No building shall be located less than 75 feet from any tract boundary line.
Front to front: 50 feet.
All other instances: 30 feet.
No building shall be located less than 10 feet from a parking area except where garaged parking is provided within the building.
No building shall be located less than 500 feet from any TH-8 zone.
Common open space shall be set aside for the use and benefit of the residents in such development. At least 25% of the total area shall be set aside as open space, of which 5% shall be in formal recreation facilities which may include walking, bicycling or other trails. Common open space shall be subject to N.J.S.A. 40:55D-43.
All utilities shall be located underground and the development shall be served by public water and sewer.
Development shall maintain a minimum twenty-five-foot landscaped buffer to all exterior property lines to provide an effective year round screen which shall consist of either existing vegetation or new plantings, or where appropriate, a combination of existing vegetation and new plantings.
The provision of affordable housing shall be consistent with all applicable rules of the Council of Affordable Housing (COAH) and the Uniform Housing Affordability Controls (UHAC), including with respect to phasing and bedroom distribution.
The purpose of the MF-10/AH Overlay Zone is to provide an opportunity for construction of affordable housing as part of a multifamily inclusionary development. Such overlay zoning shall neither replace nor supersede the underlying zone classification, but shall instead provide an additional development option for those properties within the limits of the district. Nothing contained herein shall preclude development of any property within the overlay zone in accordance with its underlying zone classification.
Recreational, social and communal facilities for the exclusive use of residents and guests; the maximum setbacks from property lines and streets shall be the same as for principal uses, buildings and structures.
Maximum density shall not be more than 10 units per gross acre. A minimum of 15% of the total number of units shall be set aside for low- and moderate-income households.
Front yard. There shall be a front yard of not less than 50 feet.
Side yard. There shall be a side yard of not less than 40 feet.
Rear yard. There shall be a rear yard of not less than 35 feet.
The maximum building height shall be three stories and 45 feet.
The maximum building coverage shall be 30%.
The maximum impervious surface coverage shall be 60%.
There shall be no more than eight townhouse units in any single group of dwelling units.
Any townhouse unit shall have not fewer than two exposures and no group of townhouse units shall be closer than 30 feet to any other group of townhouse units.
No more than two adjacent townhouse units may be constructed without providing a front wall setback of not less than four feet.
There shall be no more than 16 units in any multifamily building.
Windowless wall to windowless wall: 25 feet.
No multifamily building shall be located less than 10 feet from a parking area.
The exterior walls for residential structures shall be faced with brick, cultured or quarried stone, stucco, wood, cementitious siding or other suitable materials.
Parking shall be provided in accordance with New Jersey Residential Site Improvement Standards (RSIS).
Development shall maintain a minimum twenty-five-foot landscaped buffer to all exterior property lines which shall consist of either existing vegetation or new plantings, or where appropriate, a combination of existing vegetation and new plantings.
The purpose of the MF-12/AH Overlay Zone is to provide an opportunity for construction of affordable housing as part of a multifamily inclusionary development. Such overlay zoning shall neither replace nor supersede the underlying zone classification, but shall instead provide an additional development option for those properties within the limits of the district. Nothing contained herein shall preclude development of any property within the overlay zone in accordance with its underlying zone classification.
Maximum density shall not be more than 12 units per gross acre. A minimum of 15% of the total number of units shall be set aside for low- and moderate-income households. The maximum density may be increased to not more than 15 units per gross acre provided that a minimum of 20% of the total number of units are set aside for low- and moderate-income households.
No building or structure shall be located less than 100 feet from the right-of-way of Martin Luther King Avenue. No building or structure shall be located closer than 75 feet from any other right-of-way or property line.
The minimum building height shall be three stories and 45 feet.
The maximum building coverage shall be 35%.
The maximum impervious surface coverage shall be 70%.
There shall be no more than 24 units in any multifamily building.
All retail, commercial, business and professional service establishments other than automotive service stations, drive-in restaurants and mechanical automobile washing establishments, whether automated or not.
All conditional uses permitted in any residential zone.
Off-street parking and loading facilities as provided in Chapter 57, Land Development.
Accessory storage, within a wholly enclosed permanent structure, of materials, goods and supplies intended for use on the premises.
Automotive service stations as provided in § 95-37K.
Community buildings, lodges, fraternal organizations and other similar quasi-public organizations as provided in § 95-37E.
Office buildings and uses, business, professional and executive.
Business using structures wherein office space is combined with a warehouse and/or the distribution of a product or products wherein such warehouse and/or distribution are necessary and incidental to the main office use. In such case, the warehouse use shall not exceed 10% of the floor area of the building.
Business using structures wherein office space is combined with a laboratory or the equipment thereof.
Planned office building development groups as specified in § 95-35B(1).
Public park, playground, firehouse, library and municipal buildings.
Country clubs, swim clubs, golf clubs and golf courses as provided in § 95-35A.
Restaurants, other than drive-in restaurants, and financial institutions subject to controls established in the B-11 Zone.
Pilot plants for the testing of manufacturing, processing or fabrication methods or for the testing of products or materials, and in no case shall more than 25% of the total floor area be devoted to such uses. No materials or finished products shall be manufactured, processed or fabricated on said premises for sale, except such as are incidental to said laboratory research, design or experimental work. No manufactured or commercial explosives shall be kept, maintained or stored on said premises, except in small quantities for laboratory research, design or experimental use, and then only in compliance with all applicable federal, state or local safety statutes.
Motels, hotels and motor hotels as provided in § 95-37I.
All wireless telecommunications facilities (WT facilities), except wireless telecommunications towers (WT towers).
Any OL-5 Zone permitted principal use, except restaurants and drive-in restaurants.
Any OL-5 Zone permitted accessory use.
Ground-mounted solar energy systems as provided in § 95-34.4.
Parking canopy solar energy systems as provided in § 95-34.4.
Any OL-5 Zone conditional use, other than motels, hotels and motor hotels.
All wireless telecommunications facilities (WT facilities).
Any OL-5 Zone permitted principal use.
Distribution terminals, parcel delivery and service distribution facilities.
Lumber and building material sales.
Contractors' equipment, sales and service.
Wholesale business storage and warehouses.
Automobile dealership, including repairs and service, except service stations.
Any light fabrication or assembly operation.
Outdoor storage areas as provided in § 95-37J.
Animal hospitals and kennels as provided in § 95-37D.
Cemeteries, including mausoleums, vaults, crypts or other structures intended to hold or contain dead human bodies.
Customary accessory uses appurtenant to permitted principal uses.
Public parklands, playing fields, playgrounds, open spaces, reservoirs, country clubs with golf courses (in existence on January 1, 1994), tennis courts, swimming pools, government offices, first aid and emergency squads, firehouses, libraries, museums and municipal buildings (not including garages, storage yards and solid waste treatment facilities).
Day schools, public or private.
Colleges in existence on January 1, 1994.
Single-family detached dwellings under the area, bulk and yard requirements prevailing in the RA-130 Zone, including accessory uses set forth in § 95-10B. Cluster residential development groups shall not be permitted.
Churches and other places of worship, provided that the minimum area, maximum bulk and minimum yard requirements of the RA Zone apply, as modified by § 95-37B for the RA-130 Zone.
Editor's Note: Original § 95-27A(6), (7) and (8) of the 1969 Code, regarding continuing care retirement communities, added 8-14-2002 by Ord. No. 16-02, which immediately followed this subsection, were repealed 6-17-2009 by Ord. No. 10-09.
All uses permitted in the OS-GU Zone as set forth in § 95-27.
Single-family detached dwellings under the area, bulk and yard requirements permitted in the RA-25 Zone as set forth in § 95-12.
NOTE: Floor area shall not include areas devoted to mechanical equipment, inside parking or where the floor to ceiling height is less than seven feet.
Maximum density. The maximum net density of land occupied by the townhouses shall not exceed eight units per acre for units under 2,000 square feet, six units per acre for units 2,000 to 2,500 square feet and four units per acre for townhouse units above 2,500 square feet.
Minimum open space. As a requirement for the approval of the townhouse conditional use alternative, not less than 50% of the total area shall be reserved for permanent open space which may be used for the existing use or for such other nonresidential uses permitted in the OS-GU Zone or combinations thereof.
There shall be no more than 25 acres occupied by townhouses in any one location.
Served by public water and sewers.
Direct access to an arterial or higher road classification.
A minimum buffer of 50 feet shall be maintained between the proposed development and any abutting exterior property line, exclusive of required lot dimensions.
There shall be a minimum distance of 100 feet of open space between existing property lines of each townhouse development.
All requirements set forth in § 95-35C shall apply to townhouse development in the OS-GU-25A Zone, where such requirements do not conflict with these provisions.
Public parklands, open spaces and conservation lands of a passive recreational nature, including walking and biking trails.
Single-family residential uses in existence on September 14, 1992 (for MCMUA land).
The public uses in existence on September 14, 1992, and those uses and purposes as described and reserved in the above-referenced easement (for MCMUA land).
Customary accessory uses and uses appurtenant to the above permitted principal uses.
Prohibited uses. Any use not permitted is prohibited.
Active recreational uses as described by the conservation easement for the MCMUA land are specifically prohibited.
Commercial farms as permitted and regulated by § 95-34.3.
Any principal permitted use in the underlying zone district.
Uses customary and incidental to commercial farms as permitted and regulated by § 95-34.3.
Any accessory use permitted in the underlying zone district.
Any conditional use permitted in the underlying zone district.
Editor's Note: Original § 95-27.3, OS-GU/CCRC Open Space Government Use/Continuing Care Retirement Community Zone, of the 1969 Code, added 8-14-2002 by Ord. No. 16-02, was repealed 6-17-2009 by Ord. No. 10-09.
Planned unit development subject to Subsection E of this section.
The Schedule of Area, Bulk and Yard Requirements for permitted uses in the OL-40/PUD Office and Research Laboratory Zone is as set forth at the end of this chapter, except that, for planned unit development, Subsection E of this section shall apply.
Area. The land area required for a planned unit development shall be a minimum of 145 acres.
A Residential East Overlay District consisting of ±38 acres with frontage along Columbia Road and Park Avenue.
A Residential West Overlay District consisting of ±28 acres with access from Old Turnpike Road.
An Office/Lab Overlay District consisting of ±81 acres with frontage along Columbia Road.
Each of the overlay districts described above shall be sized and located as shown on the Zoning Map.
A mandatory open space set-aside comprising at least 10% of the tract area. A minimum of 13 acres within the westerly most portion of the Residential West Overlay District with access from Old Turnpike Road shall be designated for open space use. Required open space shall either be permanently deed restricted to open space or dedicated to the municipality for public open space purposes. Any legal instrument/agreement providing for private deed-restricted open space shall be reviewed by the Township Attorney to assure that adequate safeguards are included providing for its enforcement in perpetuity. If open space is not dedicated to the Township of Morris, the legal instrument/agreement shall give the Township the right to perform maintenance and assess the cost to the property owners benefited thereby in the event the property owners fail to maintain said open space in accordance with the same. All provisions of N.J.S.A. 40:55D-43 shall govern the open space and the organization to be created to maintain it. Open space may include athletic fields, other active recreational facilities, and walking trails and passive recreation designed to the extent practical as part of a contiguous area that preserves and/or enhances natural site features. Improvements designed to be incidental to the natural openness of the land (such as, but not limited to, parking area for users of the open space, recreational or community buildings, and athletic fields), as well as the following improvements serving the PUD, shall be permitted within the required open space: access drives, ponds and related accessory structures used for stormwater management, underground utilities, and ground-mounted transformers. Open space set aside pursuant to this subsection, whether or not dedicated to the Township, shall be deemed to be a part of the PUD tract for purposes of compliance with all area, floor area ratio (FAR), density and other bulk and dimensional requirements.
General development plan required. Any developer seeking approval of a planned unit development shall submit a general development plan to the Planning Board, and the Planning Board shall have approved such plan prior to the filing of an application seeking preliminary major subdivision or preliminary site plan approval pursuant to Chapter 57, Land Development, of the Code of the Township of Morris. The general development plan submission shall be in accordance with Subsection E(11) and the checklist for general development plan approval adopted pursuant to Chapter 57, Article IV, § 57-26.1. Notice of a hearing on a general development plan shall be given in the same manner as notice for preliminary site plan approval under N.J.S.A. 40:55D-12. The hearing on a general development plan shall be governed by the provisions of N.J.S.A. 40:55D-10 and Chapter 57, Article IV, § 57-30, in the same manner as a hearing on an application seeking preliminary site plan approval.
Townhouses, as defined in § 57-3 of Chapter 57, Land Development.
Open space, as defined in § 57-3 of Chapter 57, Land Development.
Streets and driveways providing direct or indirect ingress to or egress from public streets for any or all PUD uses.
Executive, professional and/or general business offices.
Combined office and research laboratory use.
Notwithstanding any other provisions contained herein, the total number of townhouse units within the planned unit development shall not exceed 235.
Notwithstanding any other provisions contained herein, the total gross floor area of office/research/laboratory use within the planned unit development shall not exceed 900,000 square feet. Such square footage shall be inclusive of any existing buildings to be reused as part of the planned unit development.
In accordance with Subsection E(8)(l).
Off-street parking and loading facilities in accordance with Article IX.
Accessory storage, within a wholly enclosed permanent structure, of materials, goods and supplies intended for use in a principal building on the same lot.
Pilot plants for the testing of products or materials. No materials or finished products shall be manufactured, processed or fabricated on the premises for sale.
Up to 12,500 square feet of gross floor area devoted to accessory retail sales or services intended for employees and visitors, provided such floor area is located within a principal building devoted to office and/or laboratory use, and provided further that no exterior signage identifying such retail sales or service floor area is permitted and access to said floor area shall be available exclusively from inside the building.
Any other use which is subordinate and customarily incidental to a permitted principal use.
Maximum FAR: subject to Subsection E(5), 0.25. For purposes of computing FAR, all land area within the Office/Lab Overlay District shall be counted, including any lands set aside as open space, whether dedicated to public use or not.
Maximum building height: four stories/55 feet.
Minimum building setback to abutting public street: 450 feet.
Minimum building setback to planned unit development tract boundary (other than public street): 175 feet.
Off-street parking and loading shall be provided in accordance with Article IX.
Primary access shall be from Columbia Road.
Signs are permitted in accordance with the applicable standards set forth in § 95-43.
Design requirements. Recognizing that existing office/research buildings and ancillary parking areas may be reused and that additional principal buildings are contemplated as part of the overall planned unit development, the intent of these regulations is to encourage creative and innovative design and provide flexibility in terms of how existing and proposed new buildings shall visually relate to each other as well as the general landscape. As such, multiple buildings on a lot are permitted, and there shall be no minimum lot area, depth, width or yard requirements governing development within the Office/Lab Overlay District other than as established herein. However, the distance between buildings within the Office/Lab Overlay District shall be subject to the standards set forth in § 95-35B(1)(b). A lot may be developed without frontage on a public street, so long as such lot is provided access to a public street by means of an improved driveway built in accordance with standards set forth in Article IX, and the right to such access is established by a perpetual easement recorded in the Morris County Clerk's office or otherwise as provided by law.
Minimum tract size. The minimum tract size for the East and West Overlay Districts shall be the same acreage as specified under Subsection E(2).
Maximum density. Subject to Subsection E(5), the maximum allowable density for the East and West Overlay Districts in the aggregate shall not exceed four dwelling units per gross acre; however, a greater concentration of density shall be permitted within either of the overlay districts individually, provided that such density does not exceed 4.5 dwelling units per gross acre. Gross acreage shall include all area within the overlay district(s), including any lands set aside as open space, whether dedicated to public use or not.
Maximum building height: 2.5 stories/35 feet.
Minimum building setback to public street: 200 feet.
Minimum building setback to planned unit development tract boundary (other than public street): 75 feet.
There shall be no more than five dwelling units in any single building.
No less than 50% of all buildings shall contain four or fewer dwelling units.
No more than three adjacent dwelling units may be constructed without providing a front wall setback of not less than two feet.
Front to rear: 75 feet.
Front to end: 50 feet.
Rear to end: 60 feet.
Front to front: 60 feet.
Rear to rear: 35 feet.
End to end: 25 feet.
Front to rear: 60 feet.
Front to end: 35 feet.
Rear to end: 45 feet.
Rear alleyways shall be a minimum of 18 feet in paved width, curb to curb.
Common accessory buildings and facilities shall be designed to harmonize with the overall character of the development and shall meet the building setback requirements set forth herein.
Two hundred feet from any public street.
Seventy-five feet from any other property line.
Driveway crossings, walking trails and, subject to the conditions below, stormwater management facilities shall be permitted in required buffer areas. Stormwater management facilities in buffer areas shall be subject to the following requirements: "wet" surface stormwater detention basins shall be permitted; "dry" surface basins shall be prohibited; no surface stormwater detention basin shall be permitted within 75 feet of any tract boundary line abutting a single-family residential lot; and all surface detention basins and other aboveground stormwater management facilities shall be screened by existing and/or new landscaping from adjoining streets and properties as required by the Planning Board to create and/or maintain an attractive natural environment.
Access shall be limited to Columbia Road, Park Avenue or Old Turnpike Road. A lot comprising the Residential West Overlay District may be developed without frontage on a public street so long as such lot is provided access to a public street in accordance with New Jersey Residential Site Improvement Standards (RSIS) and the right to such access is established by a perpetual easement recorded in the Morris County Clerk's office or otherwise as provided by law.
Recreational, social and communal facilities for the exclusive use of residents of the community and guests; the minimum setbacks from property lines and streets shall be the same as for principal uses, buildings and structures.
Active and passive outdoor recreation facilities; the minimum setbacks from all streets shall be the same as for principal uses, buildings and structures (except for driveway crossings and walking trails).
Off-street parking areas, which shall be screened from abutting streets and properties by landscaping and shall comply with all minimum setbacks and buffers from property lines and public streets.
Gatehouses. The minimum setback shall be 40 feet; the maximum height shall be 14 feet; and the maximum floor area shall be 40 square feet.
Individual and common mailboxes, which shall be placed in convenient locations accessible only from interior development drives and not closer to any public street than a principal building.
A freestanding monument sign not larger than six square feet in area and not higher than five feet identifying the development at access points to the residential overlay districts from outside the PUD. Project signage shall be compatible in color, materials and architectural details with the principal buildings and shall be set back a minimum of 10 feet from any public street.
All townhouses shall be served by public sewer and water. All required utility connections shall be underground.
Street trees which are tolerant of roadway and parking lot environments, including zelkova, littleleaf linden, honey locust, green ash, London plane, red maple, bradford callery pear and redspire pear, shall be installed as part of the development.
Fences, low walls and ornamental metalwork, each not exceeding permitted height under § 95-36D, and hedges are permitted where appropriate to define parking areas, pedestrian walks and like spaces. Masonry elements may include brick, stone or stucco. All fencing shall have decorative caps, rails and posts. Chain-link fencing shall not be used for decorative purposes.
An overall landscaping plan shall be submitted and shall include landscaping site details for all decorative features. A detailed landscaping plan indicating the type, size and spacing of all grasses, plants, shrubs, and evergreen and deciduous trees shall also be submitted for each typical townhouse grouping.
Site lighting and streetlighting shall be decorative fixtures and poles. Standard fixture and pole details shall be approved by the Planning Board.
Streets, parking areas and walkways shall provide adequate lighting with fixtures not exceeding an overall height of 15 feet above grade in the case of streets and parking areas and 12 feet in the case of walkways. Such fixtures shall minimize adverse visual impacts, such as glare and overhead sky glow, on adjacent properties and on any public right-of-way. Light cutoff shields shall be provided where fixtures abut a residential use and in other locations as directed by the Planning Board.
Use of low wattage metal halide, color-corrected sodium or LED light sources is required. Non-color-corrected low-pressure sodium and mercury vapor light sources are prohibited.
Building facade lights shall be incorporated into the overall lighting plan design; all fixtures shall be of compatible design and detail with site and streetlights.
Lighting for a permitted freestanding sign shall be by an external ground-mounted fixture or fixtures shielded from adjoining properties and any street.
Lighting levels at all tract boundary lines shall not exceed 0.1 footcandle, except where driveways meet a public street.
Individual refuse and recyclable storage space shall be provided within the garages of each townhouse.
All development within the East and West Overlay Districts shall provide for low- and moderate-income housing set-asides of 10% of the total number of units proposed within the development pursuant to the applicable provisions of N.J.A.C. 5:97 and the Uniform Housing Affordability Controls (N.J.A.C. 5:80-26.1 et seq.). The required number of low and moderate units may be constructed on tract or off tract but within the Township of Morris, and if off tract shall require a separate site plan approval. Where the low- and moderate-income units are located off tract, the required set-aside shall be equal to 10% of the total number of units provided both on and off tract.
Railroad crossing and quiet zone designation.
Provided that prior to or during the term of general development plan approval established pursuant to Subsection E(11)(b) below, the Township of Morris determines, and notifies the developer, that a Quiet Zone designation should be established for the existing at-grade railroad crossing immediately adjoining the intersection of Kahn Road and Old Turnpike Road (the "Crossing"), the developer of a PUD shall diligently, and at its sole cost and expense, prepare, submit, and process all application materials (including plans for improvements) required to seek approval for the Quiet Zone designation. The Township agrees to cooperate with the developer in regard to the application and to be named as the applicant.
If approval for the Quiet Zone designation is granted, the developer shall promptly thereafter at its sole cost and expense construct and install all Crossing improvements required by the terms of such approval.
If the developer has diligently fulfilled its obligations with respect to the Quiet Zone application but approval for the Quiet Zone designation is denied, the developer shall be relieved of all further obligations with respect to the processing of that application, provided that the developer transfers and assigns to the Township of Morris at no cost all applications, plans, surveys, reports and other documents, data and information related to such application. If within 24 months of the denial the Township thereafter secures the Quiet Zone designation approval, the developer shall install the required Crossing improvements pursuant to Subsection E(9)(b) above.
Whether or not a Quiet Zone designation is approved for the Crossing, the developer shall, at least 30 days prior to filing its application for general development plan approval, submit to the Commissioner of the New Jersey Department of Transportation its conceptual plan for the PUD together with a written request for recommended safety improvements at the Crossing and shall include in its submission for general development plan approval the response (if any) to such request. The Planning Board shall have authority to require compliance with any such recommendations or alternative measures providing equivalent or otherwise appropriate levels of safety, in the judgment of the Board, as conditions of general development plan approval.
To facilitate the Quiet Zone application, the PUD developer shall also grant reasonable permanent easement rights to access the Crossing through the PUD to any adjoining property owner who, in return, agrees to relinquish its right to cross the railroad at a location which lies within 1/2 mile of the Crossing and at which approaching trains are required to sound their horns.
Obligations for maintenance of the Crossing improvements installed under Subsection E(9)(b) above, and liability for any accident or injury at the Crossing, shall be determined in the agreement to be entered into between the Township and the developer as contemplated by Subsection E(11)(a) below.
That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the standards of this chapter pursuant to N.J.S.A. 40:55D-65.
That the proposals for maintenance and conservation of the common open space, and the amount, location and purpose of such open space, are adequate.
That provisions through the physical design of the proposed development for public services, control over vehicular and pedestrian traffic, and the amenities of light and air, recreation and visual enjoyment are adequate.
That the proposed planned unit development will not have an unreasonably adverse impact upon the area in which it is proposed to be established.
In the case of a 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, occupants and owners of the proposed development in the total completion of the development are adequate.
A proposed form of written agreement to be entered into, as a condition of general development plan approval, between the developer and the Township relating to the planned unit development.
Effect and duration of approval.
The planned development shall be developed in accordance with the general development plan approved by the Planning Board notwithstanding any provision of N.J.S.A. 40:55D-1 et seq., or of any ordinance or regulation adopted pursuant thereto after the effective date of the approval. The general terms and conditions upon which the general development plan was granted, including but not limited to on-site or off-site requirements, shall not be changed, unless application for modification is made by the developer and approved by the Planning Board pursuant to the requirements of this section.
The term of the effect of the general development plan approval shall be determined by the Planning Board using the guidelines set forth in Subsection E(11)(b) below, except that the term of the effect of the approval shall not exceed 20 years from the date upon which the developer received final approval of the first section of the planned unit development.
In making its determination regarding the duration of the effect of approval of the general development plan, the Planning Board shall consider the number of dwelling units or amount of nonresidential floor area to be constructed; prevailing economic conditions; the timing schedule to be followed in completing the development and the likelihood of its fulfillment; the developer's capability of completing the proposed development; and the contents of the general development plan and any conditions which the Planning Board attaches to the approval thereof.
Modification of proposed schedule. In the event that the developer seeks to modify the proposed timing schedule, such modification shall require the approval of the Planning Board. The Planning Board shall, in deciding whether or not to grant approval of the modification, take into consideration prevailing economic and market conditions, anticipated and actual needs for residential units and nonresidential space within the Township and the region, and the availability and capacity of public facilities to accommodate the proposed development.
Variations in location of land uses or increase in density or floor area ratio. The developer shall be required to gain the prior approval of the Planning Board if, after approval of the general development plan, the developer wishes to make any variation in the location of land uses within the planned development or to increase the density of residential development or the floor area ratio of nonresidential development in any section of the planned unit development.
Amendment or revision of general development plan; allowable reductions within original approval.
Except as provided hereunder, once a general development plan has been approved by the Planning Board, it may be amended or revised only upon application by the developer and approval by the Planning Board.
A developer, without violating the terms of the general development plan approval, may, in undertaking any section of the planned unit development, reduce the number of residential units or amounts of nonresidential floor space by no more than 15% or reduce the residential density or nonresidential floor area ratio by no more than 15%.
Notice of completion of section of development; notice by municipality of nonfulfillment; hearing; termination of approval; causes.
Upon completion of each section of the development as set forth in the approved general development plan, the developer shall notify the administrative officer, by certified mail, as evidence that the developer is fulfilling his obligations under the approved plan. For the purposes of this section, "completion" of any section of the development shall mean that the developer has acquired a certificate of occupancy for every residential unit or every nonresidential structure, as set forth in the approved general development plan and pursuant to Section 15 of the State Uniform Construction Code Statute (N.J.S.A. 52:57D-133). If the Township does not receive such notification at the completion of any section of the development, the Township shall notify the developer, by certified mail, in order to determine whether or not the terms of the approved plan are being complied with.
If at any time the Township has cause to believe that the developer is not fulfilling his obligations pursuant to the approved plan, the Township shall notify the developer, by certified mail, and the developer shall have 10 days within which to give evidence that he is fulfilling his obligations pursuant to the approved plan. The Township thereafter shall conduct a hearing to determine whether or not the developer is in violation of the approved plan. If, after such a hearing, the Township finds good cause to terminate the approval, it shall provide written notice of the same to the developer, and the approval shall be terminated 30 days thereafter.
In the event that a developer who has general development plan approval does not apply for preliminary site plan approval for the planned development which is the subject of that general development plan approval within five years of the date upon which the general development plan has been approved by the Planning Board, the Township shall have cause to terminate the approval.
Termination of approval upon completion of development. In the event that a development which is the subject of an approved general development plan is completed before the end of the term of the approval, the approval shall terminate with the completion of the development. For the purposes of this section, a development shall be considered complete on the date upon which a certificate of occupancy has been issued for the final residential or nonresidential structure in the last section of the development in accordance with the timing schedule set forth in the approved general development plan and the developer has fulfilled all of his obligations pursuant to the approval.

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