[Added 3-20-1995; amended 12-18-2006 by Ord. No. 2006-11]
A.
Establishment criteria. R-3 Multiple-Family Residence Districts are
designed to make special provision for low lot coverage, low-density
apartment or townhouse development in limited areas of a predominantly
single-family residential environment, where multiple-family development
is considered appropriate by virtue of such criteria as direct access
to major traffic or intercommunity streets; proximity to public transportation;
availability of public sewer and water facilities; adequacy of or
provision for schools, recreation and other community facilities;
environmental amenities and safety; and economic viability.
B.
Use regulations. In R-3 Multiple-Family Residence Districts, a building
may be erected or used, and a lot may be used or occupied, for any
of the following purposes and no other:
(1)
An apartment house or group of apartment houses, including townhouse-type
apartments designed as a unified project, under private ownership
or under condominium ownership.
(2)
A townhouse development, with each townhouse designed to be sold
in single ownership or in condominium ownership.
(3)
A mix of townhouse and apartment/condominium units in a building.
(4)
An accessory use on the same lot with and customarily incidental
to the foregoing uses, which may include the following:
(5)
Signs, as permitted in residence districts.
(6)
A single-family detached residence, as part of a unified project
under private or condominium ownership. Single-family detached residences
otherwise shall comply with the zoning requirements of the Residence
District R-1.
(7)
Model houses and/or sales office/trailers and/or service offices/trailers
and/or construction office/trailers.
(8)
Schools and other public facilities.
(9)
Utility facilities, including sewer plants and conveyancing facilities,
including pumping stations and cable television systems, and all appurtenances
thereto.
(10)
Agricultural uses.
(11)
Commercial facilities. The size and function shall be in proportion
to the project, and such uses shall be designated as an integral part
of the total project.
(12)
Unless otherwise specifically permitted within this chapter,
no more than one principal dwelling or principal building shall be
permitted on one lot, and no more than one principal use shall be
permitted on one lot.
[Added 3-3-2014 by Ord. No. 4-2014]
C.
Site development standards. For any apartment building, townhouse
or group of buildings on a lot, the following standards shall apply:
(1)
Tract area. A minimum tract area of not less then three acres shall
be required for any development, provided that a parcel of less than
three acres in an R-3 Residence District which is contiguous to an
existing multiple-family development may be approved where the development
proposed is determined by the Planning Board to be compatible with
the existing development.
(2)
Density. The acreage used in determining density shall exclude, wetlands,
floodplains and severe slopes. The maximum number of dwelling units
in any development shall be determined by the lot-area-per-family
requirements in accordance with the following:
|
1-, 2- and 3-Story Buildings
| |||
|---|---|---|---|
|
Unit Type, by Number of Bedrooms
|
Density Area per Unit
(square feet)
|
Maximum Number of Dwellings
(per acre)
| |
|
Efficiency or 1-bedroom
|
4,000
|
10.9
| |
|
2 bedrooms
|
4,500
|
9.7
| |
|
3 bedrooms
|
5,500
|
7.9
| |
|
Each additional
|
Add 1,000
| ||
(3)
Building and lot coverage. Not more than 20% of the developable (excluding
wetlands, floodplains and severe slopes) project area shall be occupied
by buildings, and a total of not more than 50% of the developable
project area shall be occupied by buildings, parking areas, driveways,
sidewalks and other paved or impervious surfaces.
(4)
Minimum floor area.
(a)
The minimum livable floor area required for each dwelling unit
shall be not less than:
(5)
Yards and building placement. The following requirements shall apply
with respect to yards and building placement:
(a)
Perimeter yards of not less than 75 feet shall be maintained
along all existing public street lines, and yards of not less than
50 feet shall be maintained along any other property line. This fifty-foot
property line setback may be reduced to 30 feet with fencing and/or
landscaping if approved by the Planning Board. Parking shall be permitted
in the setbacks.
(b)
Within any development, no building shall be closer than 25
feet to an internal street, measured from the right-of-way line in
the case of a public street, and from the curb or cartway line in
the case of a private street. On corner lots, the building setback
from the side street shall be no closer than 12 feet to the public
right-of-way line.
(c)
No residential building shall be closer than 15 feet to a common-use
parking area.
(d)
The distance at the closest point between the front or rear
face of any building and any face of an adjacent building shall be
not less than 50 feet, provided that if neither of the buildings is
more than 30 feet in height, and not more than one of the buildings
has windows facing the area between the buildings, the distance between
may be reduced to not less than 30 feet. The minimum distance between
the ends of two adjacent buildings shall be not less than 25 feet.
(e)
No apartment building, townhouse or single-family detached dwelling
erected in an R-3 Multiple-Family Residence District shall be located
within 100 feet of the boundary line of a lot which includes a public
school, library or other public-assembly building, or within 100 feet
of the right-of-way of a railroad.
(6)
Height. No apartment, townhouse or single-family detached dwelling
shall exceed three stories or a maximum of 40 feet in height.
(7)
Parking space.
(a)
At least two parking spaces shall be provided for each dwelling
unit, except only 1.5 spaces shall be required for each senior citizen
unit.
(b)
Off-street parking areas shall be curbed and paved with an appropriate
all-weather asphalt, bituminous or cement paving, and shall be adequately
illuminated at night, with exterior lighting arranged to protect adjoining
residences or highways from direct glare or hazardous interference.
(c)
All open off-street parking areas shall be screened with evergreen
shrubbery or trees not less than five feet in height when planted,
or other suitable landscaping approved by the Planning Board, along
all street and adjacent property lines.
(8)
Loading and unloading areas. Provisions shall be made for the off-street
loading and unloading of trucks and other vehicles serving the apartment
area. Such areas shall be so arranged that they may be used without
blocking or otherwise interfering with the use of street, parking
facilities or pedestrianways.
(9)
Improvement standards, bonding and inspection. All streets, both
internal and external, including grading and paving, driveways, parking
areas, sidewalks, curbs, gutters, streetlighting, shade trees, water
mains, water systems, culverts, storm sewers, sanitary sewers, pumping
stations, drainage structures and recreational facilities, and such
other improvements as may be found to be necessary in the public interest,
shall be installed at the expense of the developer, provided that
such standards may be modified by the Planning Board on recommendation
by the Borough Engineer. Such improvements shall be completed to the
satisfaction of the Mayor and Borough Council before a certificate
of occupancy may be issued. In lieu of total completion of the above,
an adequate performance bond guaranteeing the completion thereof may
be accepted. Such bond is subject to approval by the Borough Solicitor
as to form and surety, in an amount established by the Planning Board
based on the estimated cost of improvements as approved by the Borough
Engineer. The installation of all required improvements affecting
the public interest shall be subject to the inspection and approval
of the Borough Engineer.
D.
Single-family units. Single-family units shall comply with the following
regulations:
(1)
The unit lot size shall be 5,000 square feet, including any easements,
and all lots must be serviced by centralized and/or public water and
sewer facilities, which utility lines must be underground.
(2)
Each lot shall have a minimum width at the building line of 40 feet
and a minimum width at the curbline of not less than 20 feet.
(3)
Each lot shall have a minimum depth of 80 feet.
(4)
The maximum building coverage on a lot shall be 40%.
(5)
Each dwelling shall have a front yard setback of 25 feet.
(6)
Each lot shall have a minimum side yard setback of four feet, and
there shall be a minimum width of 12 feet between buildings.
(7)
Each lot shall have a minimum rear yard of 20 feet.
(8)
The maximum residential building height shall be 35 feet.
E.
Required utilities, recreation areas and special design requirements:
(1)
Sewer and water. No application for a permit for an apartment building
or multiple-family or townhouse project shall be considered unless
such building or project can be served by the Borough sewer and water
system. The installation of public water, sewerage and drainage facilities
shall be in accordance with the specifications of the appropriate
governmental authorities. Such improvement shall be made at the sole
expense of the developer. All townhouse units to be sold in single
ownership or in condominium ownership shall each have individual water
and sewer service lines and shall have individual meters.
(2)
Underground utilities. All telephone and electric transmission service
lines connecting individual buildings of the site with the street
transmission lines, and between buildings on the site, shall be installed
underground. Each apartment building shall contain a single concealed
master television antenna or cable television service.
(3)
Recreation areas and natural features. At least 10% of the total
area shall be reserved and developed for outdoor recreation purposes
by the developer. Such recreation areas and facilities, such as swimming
pools, tennis courts, play areas and sitting areas, shall be of such
dimensions and in such locations that they are adequate and suitable
for the intended purpose. Such areas shall be subject to the approval
of the Planning Board. Natural features such as trees, streams, hilltops
and scenic areas shall be preserved in designing a project. With Planning
Board approval, a contribution in lieu of developed recreational facilities
is permissible.
(4)
Air conditioning. Air conditioning shall be installed in each apartment
building, either as a central system or as individual units, provided
that each dwelling unit shall have individual air-conditioning controls.
There shall be no window-installed units, and all exterior equipment
relating to a central system shall be suitably enclosed or screened.
(5)
Heating. Each dwelling unit within a multiple-family dwelling rough
or an apartment building which is heated by a central heating source
shall have a separate thermostat to control heat.
(6)
Soundproofing. In multiple-family and apartment buildings, each dwelling
unit shall be designed and constructed with a soundproofing barrier
between adjoining units, both horizontally and vertically.
(7)
Laundry facilities. In apartment developments, adequate laundry facilities
consisting of automatic washing and clothes drying machines in a laundry
room shall be provided or a washer and dryer shall be installed in
each dwelling unit, or hookup provision made for the installation
of such facilities.
(8)
Refuse disposal. Provision for the disposal or incineration of refuse
shall be made within each apartment building, or such refuse shall
be conveyed to a central point or points to facilitate collection.
Disposal arrangements in rental units shall be the responsibility
of the owner. Any incineration equipment which is installed shall
meet state air sanitation control standards.
(9)
Storage space. A minimum of 300 cubic feet of storage space for such
items as bicycles, tires, lawn care equipment and items of dead storage
shall be provided for each dwelling unit. In case of dwelling units,
no parts of which are located on the ground floor or which have no
first floor entrances, such storage areas shall have convenient access
from the first floor or basement levels in the apartment building
or in a storage area attached thereto. When specifically authorized
by the Planning Board, such storage areas may be permitted in a separate
building. Any common storage rooms or facilities shall be divided
into compartments for each dwelling unit, shall be located in a clean
and dry area and shall be provided with appropriate locks.
(10)
Architectural considerations.
(a)
In order to encourage an attractive building arrangement, variations
in the setback or alignment of buildings erected on the same frontage
or attached to other buildings shall be provided, parallel arrangement
of buildings shall be avoided, and desirable variations in such things
as the facade, construction and rooflines of apartment buildings and
single-family attached units or townhouses shall be encouraged. Individuality
in buildings shall be achieved also by use of varying external materials,
colors, landscape elements and other design details. The exterior
walls of all apartment buildings shall be of brick or stone, or brick
or stone facing, or other suitable maintenance-free material approved
by the Planning Board, except that decorative trim may be used for
not more than 20% of the exterior surface of any facade. Exterior
walls shall not be of exposed cinder block.
(b)
No two apartment buildings shall be attached in a straight,
unbroken row, and townhouses or townhouse-type buildings shall be
designed with visible offsets or setbacks or with variations in building
alignment and orientation. No single structure shall contain more
than 10 townhouse units.
(c)
The combined lengths of the walls of any apartment building
or cluster or group of attached apartment buildings extending along
any one frontage or facing in the same general direction shall not
exceed 240 linear feet, provided that the Planning Board may modify
the requirements of this provision in any case where such modification
is felt to be desirable from the standpoint of an improved pattern
of development.
