[Amended 10-27-2010 by Ord. No. 23-2010]
In any MH Medium High Density Residential District,
land, buildings or premises shall be used by right only for only one
of the following:
The policy of the Township is to consider the
allocation of land for multifamily projects on a gradual phasing basis
so as to ensure harmony and compatibility with existing residential
patterns throughout the Township. To implement this policy the Township
will evaluate the expected impact of any proposed development on traffic,
land use patterns, population, utilities, municipal services, environmental
conditions, market conditions, the Master Plan and any other features
that may be relevant as determined by the Township. Based on these
findings, the Township will determine the proper number of multifamily
units to permit each year and the maximum number of units per project.
Only the following accessory uses shall be permitted:
The following area and bulk regulations shall
apply:
A.
Maximum density: 3.5 units per gross acre.
(1)
While this is the maximum density permitted, it is hereby noted that this density may not necessarily be achieved in all cases. In some developments, less than maximum density may be achieved, depending on the evaluation results of the factors noted in § 285-81. The applicant may try to achieve the maximum allowed density, but this maximum density is not automatically granted by this article.
(2)
Freshwater wetlands as defined in the New Jersey Fresh
Water Wetlands Protection Act of 1987, N.J.S.A. 13:9B-1 et seq., one-hundred-year
floodplains, floodways and flood hazard areas are not included in
gross acreage for purpose of calculating units per gross acre.
B.
Minimum common open space: 25% of project area.
C.
Maximum building height: 35 feet.
D.
Minimum distance between buildings: 26 feet.
E.
Minimum front yard depth: 20 feet, measured from the
face of the building to the nearest curbline or property line.
F.
Minimum rear yard depth: 25 feet, measured from the
face of the building to the nearest curbline, visible structure or
property line.
G.
Perimeter setback: no unit shall be closer than 75
feet to an existing perimeter street.
A.
All other applicable regulations of this chapter shall
be followed as required.
B.
For the purpose of calculating open space, the above minimum yard area dimensions shall be used unless the plans contain greater yard areas, in which case the larger yard areas shall be used. Such yard areas shall not be used for meeting the minimum open space requirements. Ownership of open space shall be in accordance with § 285-179.
C.
There must exist approved public water and public
sewer systems, which shall be available to each unit prior to the
issuance of the building permits.
D.
Appropriate facilities for the placing of trash and
garbage, and the collection and removal thereof, shall be constructed
separate and apart from the multiple dwelling or apartment house as
aforesaid, which structure shall be completely enclosed and so constructed
that the trash or garbage shall not be visible to the general public.
Such structure shall not only meet with the approval of the building
subcode official, but it shall also meet with the approval of the
Board of Health and shall comply with any other rules, regulations
and requirements of any other agency of the Township.
E.
In each development, the different types of housing
units shall not be randomly mixed together but shall be designed into
separate sections, each containing the same type of unit.
F.
Landscape buffer screens shall be located where necessary
between sections of different types of units and to protect off-site
and off-tract developments.
G.
Internal street designs shall be in accordance with the provisions of Chapter 220, Subdivision of Land.
H.
No more than four townhouses may be attached in one
group.
I.
The maximum number of garden apartment units per structure
shall be eight.
J.
Projects adjacent to existing residential developments
shall provide a fifty-foot landscaped buffer area between the proposed
project and the existing units. The landscaping shall meet the requirements
as set forth in Township ordinances and, in addition, shall contain
buffer trees that will reach a height of 12 feet in not more than
five years. Such buffer areas shall be unused for any other purpose,
except walkways, bicycle paths and passive parks purposes, including
park benches.
K.
All installation of utilities on the site shall be
underground.
L.
Pedestrian walks shall be not less than four feet
in width and shall be provided wherever normal pedestrian traffic
will occur.
M.
A mixture of all uses permitted may be designed in
a single project, or a single use may be used exclusively throughout
a single project.
N.
Off-street parking bays shall not be closer than 20
feet to the facing of buildings or 10 feet to the side of buildings.
O.
In all cases, streets shall be designed to accommodate
fire and emergency vehicles.
P.
Interior streets, parking areas, dwelling entrances,
pedestrian walks and any recreation area which is to be used for any
nighttime activity shall be provided with sufficient illumination
to minimize hazards to persons using same and shall, where necessary,
be shielded to avoid glare that might be disturbing to occupants of
buildings or properties surrounding the project.
Q.
Driveways to townhouses with attached garages may
be used as a single parking space for each such unit, provided that
there is not less than 20 feet from the garage door to the inside
edge of the sidewalk.
R.
Design standards for improvements shall be in accordance with the provisions of Chapter 220, Subdivision of Land.
S.
Streets shall be designed and built to Township standards.
T.
Each unit shall have separate utility meters where
applicable.
U.
All units shall be designed for energy efficiency.
Typical features to be evaluated include direction of unit placement,
number of windows and locations, thermal doors and windows, insulation,
air infiltration prevention systems and type of energy system. Proposed
R-values shall be submitted.
V.
Exterior maintenance free materials shall be used
wherever possible.
W.
All buildings shall be designed so as to eliminate
the passage of normal sound between units.
X.
All buildings shall be equipped with central fire
alarm stations.
Y.
Smoke and gas detector alarms shall be included in
every unit where applicable.
Z.
Landscaped buffers as stipulated in Subsection J above shall be provided wherever necessary as determined by the Planning Board.
AA.
The recreation facilities specified in § 285-177 shall not be followed, but shall be replaced with other recreation facilities designed specifically for each project, as approved by the Planning Board.
BB.
The Township shall review and approve as part of the
preliminary application the following documents where applicable to
condominium and homeowners' associations:
(1)
Public offering statement.
(2)
Master deed.
(3)
Dedication of covenants and restrictions.
(4)
Bylaws, rules and regulations.
(5)
Articles of Incorporation of condominium association.
(6)
Fee and budget proposals.
(7)
Any other documents deemed necessary by the Township
to protection of the health, safety and welfare of future residents.
CC.
A schedule and statement shall be submitted indicating
the development of recreation, open space and other homeowner amenities
concurrent with the development of homes.
DD.
The overall design, construction and improvement phasing
plan, recreation facilities, landscaping plans and site locations
of buildings must be submitted to the Planning Board for review and
approval. Such body has the right to approve or disapprove the general
design to obtain aesthetic harmony. The construction and improvement
phasing plan is to be upgraded annually by the developer on or before
the anniversary date of the preliminary approval for the duration
of the project, and it shall be subject to review and approval by
the Planning Board. The buildings, sizes, shapes, site positions and
architectural design may be considered along with the landscaping
and natural features. The following criteria also may be taken into
consideration:
(1)
Visual consideration of and variation in exterior
finishes of structures.
(2)
A mix of architectural designs and elevations to ensure
a harmonious blend.
(3)
Variation of building placement to create identity
and interest and to enhance the overall design.
(4)
Landscaping, preservation of existing vegetation and
the location of trees.
(5)
Convenience of parking areas for use of occupants
and screening thereof, with adequate landscaping or fence.
