[Added 6-27-1990 by Ord. No. 618-90;
amended 5-11-1994 by Ord. No. 672-94; 5-9-2001 by Ord. No. 762-2001]
[Repealed 11-10-2020 by Ord. No. 1025-2020; 12-29-2020 by Ord. No.
1028-2020]
[Added 11-14-2005 by Ord. No. 811-2005]
A.
Purpose.
(1)
The purpose of the Adult Housing Zone (AHZ) is to
provide housing opportunities that will satisfy the existing need
for the Borough of Northvale's age-restricted residents and also by
meeting the Borough's fair share obligation for the years 1999 to
2014 in accordance with the Master Plan housing element and fair share
plan dated October 17, 2005, as revised.
(2)
The purpose of this section is to establish rules,
regulations, standards and procedures designed to promote development
of an area within the designated Block 908, Lot 1 and Block 603, Lot
6 on the Borough's Official Tax Maps and to provide for an Adult Housing
Zone.
[Amended 5-18-2006 by Ord. No. 815-2006]
B.
Permitted uses.
(1)
Permitted principal use. Adult community comprised of multifamily dwellings, such as townhouses or townhouses, in detached, semidetached or attached buildings and utilities and essential services are regulated herein. These dwellings are to be occupied in accordance with Subsection D of this document.
(2)
Permitted secondary use. Passive open space in the
form of residual passive recreational open spaces and overflow parking
in the form of a surface parking lot for the proposed age-restricted
development.
C.
Accessory uses.
(2)
Recreational uses, such as but not limited to common
open spaces, walking paths, gazebos, swimming pools, putting greens,
and tennis, shuffleboard and bocce courts.
(3)
Clubhouse buildings, which may include athletic and
recreational facilities, meeting rooms, club rooms and other facilities
for social activities, homeowners' association offices, mailboxes,
maintenance and equipment storage and ancillary kitchen facilities.
(4)
Off-street parking for private vehicles.
(5)
Fences and walls.
(6)
Administration, maintenance, storage and utility buildings.
(7)
Storage facilities. Each dwelling unit shall provide
a minimum of 32 square feet of internal storage space, which space
shall not be included in any garage.
(8)
Roof -mounted solar energy systems are permitted provided that solar
panels mounted on a sloped roof shall not exceed a height of 12 inches
above the roof surface and that solar panels mounted on a flat roof
shall be screened by a parapet or other screening measure so that
the panels are not visible from any street or adjacent property.
{Added 12-29-2020 by Ord. No. 1028-2020]
D.
Bulk regulations:
(1)
Minimum lot area: five acres.
(2)
Minimum lot width: 175 feet.
(3)
Minimum lost frontage along a county or municipal
road: 500 feet.
(4)
Minimum lot depth: 300 feet.
(5)
Minimum front yard, Borough and/or county roads: 25
feet.
(6)
Minimum front yard, internal roads: five feet.
(7)
Minimum side yard: 10 feet.
(8)
Minimum rear yard: 10 feet.
(9)
Maximum building coverage: 35% of total site area.
(10)
Maximum total impervious coverage: 65% of total
site area.
(11)
Minimum required active/landscaped open space:
20%.
(12)
Maximum density shall not exceed 14 units per
acre.
[Added 5-18-2006 by Ord. No. 815-2006]
(13)
Residential building requirements:
(a)
Townhouse.
[1]
Maximum building length: 150 feet.
[2]
Maximum units/structure: five units.
[3]
Minimum distance between building or structure:
20 feet.
[4]
Maximum building height: 35 feet (three stories).
[5]
Minimum building setbacks from public roads:
15 feet.
[6]
Minimum building setback from internal road
and parking areas: five feet.
(b)
Townhome.
[1]
Maximum building or structure length: 200 feet.
[2]
Maximum number of units in a single structure:
22 units.
[3]
Minimum distance between buildings: 28 feet.
[4]
Maximum building height: 35 feet (three stories).
[5]
Minimum building setback from public roads:
10 feet.
[6]
Minimum building setbacks from internal driveways:
five feet.
(14)
Accessory use standards.
(a)
Accessory buildings shall meet the street and
property line setbacks of principal buildings (excluding clubhouses).
(b)
Minimum accessory building setback to residential
buildings: 25 feet (excluding clubhouses).
(c)
Minimum accessory building setback to another
accessory building: 15 feet.
(d)
Minimum setback of swimming pools, tennis courts
and other surfaced recreation facilities to external property lines:
20 feet.
(15)
Buffer.
(a)
The developer shall provide and maintain a buffer
area, inclusive of required yard, of not less than 50 feet from all
external lot lines of the development adjacent to nonresidential uses
or zones. Said buffer area shall be kept in its natural state where
wooded and, where natural vegetation is sparse or nonexistent, the
area shall be planted to provide a year-round natural screen.
(c)
The required buffer area shall be included for
the purpose of computing compliance with the common open space requirements
and yard setback requirements of this section.[1]
[1]
Editor's Note: Former Subsection D(15)(d),
pertaining to Planning Board modifications, which immediately followed
this section, was repealed 5-18-2006 by Ord. No. 815-2006.
E.
Occupancy restrictions.
(1)
All housing within the AHZ Zone is subject to an age
restriction whereby each house unit in the district shall be in fully
occupied by at least one person 50 years of age or older.
[Amended 11-10-2010 by Ord. No. 884-2010]
(2)
A child or children residing with a parent age 50
or older, provided that the child or children is or are 19 years of
age or older.
[Amended 11-10-2010 by Ord. No. 884-2010]
(3)
This restriction shall not apply to resident employees
such as a manager or superintendent.
(4)
The foregoing occupancy restriction shall be set forth
in a master deed or other recorded instrument applicable to all of
the dwellings in the development. The master deed or other recorded
instrument shall contain procedures governing the sale or transfer
of units within the district so that the developer and homeowners'
association can enforce the occupancy restriction set forth herein.
(5)
The master deed or other recorded instrument may be
recorded on a phased basis as long as the above occupancy restriction
applies to every dwelling within the phase. The above occupancy restriction
also shall be set forth or referred to in every deed conveyance to
an individual dwelling unit in the development.
(6)
Each unit shall be owner-occupied.
[Added 5-18-2006 by Ord. No. 815-2006]
F.
Affordable housing regulations. A total of 10 low-
and moderate-income housing unit credits shall be provided within
this zone; five of which shall be built on site and five of which
shall be provided for by a money-in-lieu contribution, in the amount
of not less than $60,000 a unit.
G.
Common open space implementation requirements.
(1)
A minimum of 0.1 acre of active or passive recreation
space shall be provided for each one acre of gross site area.
(2)
Buffer areas, wetlands and conservation easements
shall be eligible as open space as required by this section.
(3)
Active recreation space shall be improved with facilities,
buildings and structures for indoor and outdoor recreational activities
consistent with the residential character of the development and the
lifestyle needs of the residents therein.
(4)
All active open space shall be connected to residential
areas with walkways or other reasonable means of access.
H.
Circulation and parking standards.
(1)
All public streets, internal roadways and private
driveways shall be in accordance with the requirements of the New
Jersey Residential Site Improvement Standards.
(2)
All developments in this district shall provide two
points of ingress and egress. One of these access points may be for
emergency use only.
(3)
Off-street parking shall comply with RSIS requirements.
(4)
Required off-street parking may be provided in common
garages under residential buildings and surface parking units.
(5)
Said parking shall be landscaped, screened, lighted
and conveniently located within 150 feet of the housing to be served,
with the exception of guest parking.
I.
Developments subject to applicable ordinances. Any
development in the Adult Housing Zone shall be subject to all applicable
ordinances of the Borough of Northvale. Where there is any conflict
between the provisions of this section and the provisions of the Site
Plan Ordinance and/or the Land Subdivision Ordinance,[2] the provisions of this section shall prevail.
[Amended 5-9-2001 by Ord. No. 762-2001]
A.
Utility improvements and services.
(1)
Water facilities.
(a)
All facilities shall be designed and installed
in accordance with the standards of the applicable governmental bodies
having jurisdiction thereof.
(b)
All water mains shall conform with the minimum
standards of the Borough of Northvale and shall be designed with fire
hydrants to provide adequate fire protection in accordance with the
recommendations of the National Fire Underwriters Board. The location
of the fire hydrants shall be determined by the Municipal Fire Department.
(2)
Sanitary sewerage system.
(a)
All development regulated under this article
shall be serviced by the Bergen County Utility Authority. The collection
and facilities shall be designed in accordance with the standards
of the New Jersey Department of Environmental Protection and/or appropriate
local, county, state and federal officials and agencies.
(b)
The developer shall provide an organization
for the ownership and maintenance of any and all sewage collection
facilities, including but not necessarily limited to all collectors,
appurtenances, pumping facilities and outfall sewers, not located
within municipal streets or rights-of-way. Said organization shall
be fully responsible for compliance with all federal, state and local
laws and regulations, for securing all pertinent permits and for the
operations, function and maintenance of any on-site facilities. Said
organization may be a firm, corporation or other legal entity owned
and/or controlled by the developer.
(3)
Drainage and stormwater management.
(a)
The development shall be serviced by a stormwater
management system as designed by the applicant and shall conform to
all relevant Borough, state and federal statutes, rules and regulations
concerning stormwater management or flood control.
(b)
The development will be required to provide
a comprehensive drainage system for the entire property including
a mandate that there will not be any increase in the rate of runoff,
for a one-hundred-year storm, from the property than exists in its
present state (zero percent 0% increase in peak runoff). As part of
site plan approval, the developer shall be required to demonstrate
to the Planning Board that there will be no significant adverse drainage
impact from this development on adjoining properties.
(4)
Electric, gas, telephone and cable television services,
if available, shall be provided by the developer in concert with the
appropriate public utility providing such services and shall be installed
underground, except high-voltage electric primaries over 30,000 volts.
One master television antenna or one cable television connection shall
be provided for each building.
(5)
Street improvements, monuments, street names and other
traffic control devices, shade trees, streetlights, sidewalks, curbs,
fire hydrants and all aspects of street construction, as well as other
improvements, shall be subject to local and state regulations and
Borough Engineer approval.
(6)
Refuse pickup areas shall be provided and shall be
located for the convenience of the residents of the developments.
All such areas shall be screened on all sides with fencing of four
feet in height and exterior shrubs of not less than two feet in height
on at least three exposed sides.
(7)
The residents' association(s) of the development shall
be required to provide for and/or contribute to the expense or cost
of the upkeep, maintenance and expense of sanitary sewer system, roads,
drives, parking facilities, drainage facilities, streetlighting, refuse
pickup, snowplowing and all other services not provided by the Borough.
Payment and provision of these services shall be in accordance with
applicable laws.
B.
Indoor and outdoor recreational facilities implementation
requirements.
(1)
The area for detention basins and other drainage control
devices shall not qualify as active recreation space as required by
this article. Chronically wet marsh land shall not qualify as active
recreation space as required by this article.
(2)
Active recreation space for swimming pools, tennis
courts and other sport and recreational activities may be improved
with facilities, buildings and structures for indoor and/or outdoor
recreational use consistent with the residential character of the
development.
(3)
All improvements of the common open space area, as
shown on the approved site plan, including recreational facilities,
buildings and structures, shall be completed before a certificate
of occupancy shall be granted to more than 75% of the proposed dwelling
units.
(4)
All owners and residents of the development shall
have the right to use the common open space and active recreational
facilities, subject to reasonable rules and regulations. In the event
that the proposed development shall consist of a number of stages,
the developer shall provide active recreational areas proportionate
in size to the stage being considered for final approval.
(5)
All open space shall be connected to residential areas
with walkways or other reasonable means of access.
C.
General design standards.
(1)
Building design.
(a)
Each building and structure and each complex
of the same shall have a compatible architectural theme with appropriate
variations in design to provide attractiveness to the development.
Such variation shall result from the use of landscaping and the location
and orientation of buildings and structures to the natural features
of the site. Architectural design shall be compatible and consistent
with present character of development within the Borough of Northvale.
An Architectural Review Board may be formed to ensure that the architectural
design is compatible and consistent with the present character of
development within the Borough. This Board should have at least one
architect as a member and should be a subcommittee of the Planning
Board. Such design as agreed to by the Planning Board shall be made
an integral part of the site plan approved herein.
(b)
All external mechanical equipment shall be enclosed
in an enclosure with a veneer that matches the exterior of the structure.
(c)
Any new construction and additions thereto shall
require periodic surveys approved by the Building Code Official to
ensure compliance with prior site plan approvals and Borough ordinances.
(2)
Landscaping.
(a)
Landscaping shall be provided throughout the
development site to provide a natural setting for buildings, structures
and recreational facilities. The adequacy of the landscaping design
and plan shall be determined by the agency reviewing the application.
Shade trees shall be planted at the discretion of the Planning Board
adjacent to public or private roadways. The trees shall be hard maple
or ash or similar trees as approved by the Planning Board. No tree
shall be planted nearer than 25 feet to an intersection. No shrubs
or hedges over three feet shall be planted within 25 feet of an intersection.
Any plantings, including trees and shrubs, shall be maintained and
replaced, if dead or damaged, by the developer/association at the
developer's/association's expense.
(b)
All island or unpaved areas within a street
shall be landscaped.
(c)
Within any area of clearing not occupied by
a building, structure, street, parking area or recreational facility,
there shall be provided a minimum of 18 trees per acre calculated
on gross acreage. The trees shall have a minimum diameter of 2 1/2
to three inches as measured three feet above the ground; existing
trees meeting the aforesaid criteria shall be included in determining
compliance herewith.
(3)
Concrete walkways shall be provided between residential
buildings and common parking areas. Walkways shall have a minimum
width of four feet.
(4)
No natural vegetation shall be disturbed except as
approved by the Planning Board. The site plan shall indicate the maximum
area of clearing.
(5)
Adequate lighting fixtures for walks, steps, parking
areas, driveways, streets and other facilities shall be provided at
locations to provide for the safe and convenient use of the same.
Fixtures shall be situated and designated in keeping with the character
of the development and shall be adequately shaded to screen windows
of dwelling units, both off and on the development site, from direct
and indirect light. No flashing, intermittent or moving light shall
be permitted. All lighting, including illumination levels, shall conform
to the recommendation of the Borough Engineer.
(6)
Every dwelling unit shall have two means of ingress
and egress to the exterior.
(7)
Adequate sound protection between dwelling units shall
be provided and designed in accordance with sound engineering principals.
In the case of a townhouse, sound protection must be provided between
vertical walls; in the case of a townhome, sound protection must be
provided between both the vertical walls and the horizontal ceiling/floors.
D.
Ownership and maintenance.
(1)
The developer shall establish an organization(s) for
the ownership and maintenance of off-street parking space, recreational,
utility and essential service facilities for the benefit of the residents
of the development, and for the maintenance of common open space.
The same shall be held in perpetuity by the organization(s) subject
to appropriate easements. Structures and facilities in support of
recreational activity may be constructed in accordance with site plan
approval. Such organization(s) shall not be dissolved and shall not
dispose of said off-street parking space, recreational and/or utility
and essential service facilities by sale or otherwise, except to an
organization(s) conceived and established to own and maintain the
same for the benefit of such development and the residents thereof.
Thereafter such organization(s) shall not be dissolved or dispose
of any of said off-street parking space, recreational, utility and
essential service facilities without obtaining the consent of the
members of the organization(s) as provided by law and also without
offering to dedicate the same to the municipality. The developer shall
be responsible for the maintenance of said off-street parking space,
recreational, utility and essential service facilities and shall provide
for all services to the development until such time as the organization(s)
established for the ownership and maintenance of the same and the
maintenance of common open space shall be formed and functioning.
(2)
Off-street parking spaces, recreational, utility and
essential service facilities for the benefit of the residents of the
development and common open space shall be maintained in reasonable
order and condition and be under the jurisdiction of the applicable
Property Maintenance Code of the Borough of Northvale.[1]
(3)
All documents pertaining to any neighborhood association responsible for the maintenance of said off-street parking space, recreational, utility and essential service facilities and common space shall be subject to the review by the Borough Attorney as to compliance and consistency with local ordinances and may be recorded as a covenant running with the land. The foregoing shall not apply with respect to organization(s) formed and owned by the developer with respect to the ownership, operation and maintenance of sewage collection and treatment facilities as provided in Subsection A(2) herein hereof.
E.
Administrative provisions.
(1)
Any application for development shall be processed and reviewed pursuant to the procedures and standards of Chapter 159, Site Plan Review, and, where applicable, Chapter 178, Subdivision of Land, and the laws, rules and regulations of any other governmental entity having jurisdiction over the subject matter. The Planning Board may engage at the cost and expense of the applicant and/or developer any and all necessary experts to assist the Planning Board in the review of any aspects of the application.
(2)
The applicant shall submit a comprehensive conceptual site plan for the entire area so zoned and under the applicant's control which shall include a rendering of the exterior of any new or reconstructed structure. Said plan shall be in accordance with the terms of this chapter, Chapter 159, Site Plan Review, Chapter 178, Subdivision of Land, and the laws, rules and regulations of any other governmental entity having jurisdiction over the subject matter. The comprehensive plan shall be submitted as part of the preliminary site plan application.
[Amended 5-11-1994 by Ord. No. 672-94; 11-10-2020 by Ord. No.
1025-2020]
A.
Purpose. It is the purpose of this district to provide
an opportunity for the construction of multifamily housing for senior
households meeting the prevailing and established low and moderate
income criteria.
C.
Accessory uses.
[Amended 5-9-2001 by Ord. No. 762-2001]
(1)
Signs as otherwise regulated in the Code of the Borough
of Northvale.
(2)
Noncommercial swimming pools, tennis courts and other
indoor and outdoor recreation facilities.
(3)
Private garages and off-street parking for private
vehicles.
(4)
Fences and walls.
(5)
Roof -mounted solar energy systems are permitted provided that solar
panels mounted on a sloped roof shall not exceed a height of 12 inches
above the roof surface and that solar panels mounted on a flat roof
shall be screened by a parapet or other screening measure so that
the panels are not visible from any street or adjacent property.
[Added 12-29-2020 by Ord. No. 1028-2020]
D.
Special benefit provision allowance. The special benefit
provision allowance may be permitted when senior citizen housing is
proposed, provided that 100% of the units are affordable to low- and
moderate-income households, as defined by the United States Department
of Housing and Urban Development. This provision allows a density
bonus equal to the base of fifteen units per acre times 2.40.
[Amended 5-9-2001 by Ord. No. 762-2001]
E.
Residential use area, bulk and yard requirements.
(1)
Minimum lot area: 12,000 square feet.
(2)
Minimum lot frontage along a county or municipal road:
120 feet.
(3)
Average minimum lot width (at building setback line):
120 feet.
(4)
Average minimum lot depth: 100 feet.
(7)
[1]Accessory buildings.
(a)
Minimum distance setback from principal buildings:
10 feet.
(b)
Minimum setback from roadway: 25 feet.
[1]
Editor's Note: Former Subsection E(7), Grades,
was repealed 5-9-2001 by Ord. No. 762-2001. This ordinance also provided
for the redesignation of former Subsection E(8) as Subsection E(7).
F.
Residential unit standards.
(1)
Townhomes or townhouses.
(a)
Maximum building or structure length: 100 feet.
(b)
Maximum number of units in single structure:
10 units.
(c)
Maximum building height: 35 feet.
(d)
Maximum number habitable stories: three stories.
(e)
Minimum building setbacks from public or private
main access roads: 20 feet.
(f)
Minimum building setbacks from internal driveways:
15 feet.
G.
Off-street parking requirements shall be one-half
(1/2) parking space for each one dwelling unit.
H.
Buffer.
[Amended 5-9-2001 by Ord. No. 762-2001]
(1)
The developer shall provide and maintain a buffer
area, inclusive of the required yard, of not less than 15 feet from
all external lot lines of the development adjacent to nonresidential
uses or zones and not less than 50 feet adjacent to residential uses
or zones. Said buffer area shall be kept in its natural state where
wooded, and where natural vegetation is sparse or nonexistent, the
area shall be planted to provide a year-round natural screen.
(3)
The required buffer area shall be included for the
purpose of computing compliance with the common open space requirements
and yard setback requirements of this article.
(4)
The Planning Board may modify the requirements for
a buffer area upon finding that by reasons thereof the buffer area
may be modified without detriment to existing or proposed uses.
[Added 8-27-2019 by Ord.
No. 1003-2019]
A.
Purpose. It is the purpose of this overlay zone to provide opportunities
for the creation of inclusionary housing developments which will provide
a variety of housing types and affordability levels.
B.
Conditionally permitted principal uses.
(1)
Multifamily dwelling unit buildings, subject to the following
conditions:
(a)
The minimum lot area shall be 22,000 square feet.
(b)
The maximum density shall be 30 units to the acre.
(c)
Parking for the residential units shall be in accordance with
residential site improvement standards.
(d)
Where the property abuts a single-family detached home, a solid
screen comprised of either a six-foot-tall fence or evergreen shrubs
six feet in height shall be installed.
(e)
No dumpster or trash facilities shall be located within 15 feet
of a property line shared with an existing single-family detached
home.
(f)
A minimum of 15% of the residential units shall be reserved
for affordable households if the tenure is rental. A minimum of 20%
of the residential units shall be reserved for affordable households
if the tenure is sale.
(g)
The following bulk standards are required, but any deviations
shall be treated as "c" bulk variances:
C.
Permitted accessory uses.
(1)
Signs as regulated.
(2)
Off-street parking.
(3)
Garages under or incorporated into the building design.
(4)
Fences and walls.
(5)
Tenant amenities including mail rooms.
[Amended 11-10-2020 by Ord. No. 1025-2020]
(6)
Roof -mounted solar energy systems are permitted provided that
solar panels mounted on a sloped roof shall not exceed a height of
12 inches above the roof surface and that solar panels mounted on
a flat roof shall be screened by a parapet or other screening measure
so that the panels are not visible from any street or adjacent property.
[Added 12-29-2020 by Ord. No. 1028-2020]
D.
E.
Landscaping.
(1)
Street trees shall be provided along the street frontage at
an interval of 40 to 50 feet on center. Said trees shall be a minimum
of three inches caliper at installation.
(2)
The front building wall foundation area shall be planted with
a variety of shrubs with an installation height of at least three
feet.
(3)
Surface parking areas shall be landscaped at a rate of one tree
per 15 parking spaces. Said tree shall be a minimum three inches caliper
in a pervious area of at least 162 square feet.
(4)
Required green areas shall be landscaped with low ground cover
and grass.
H.
Architectural standards.
(1)
Buildings shall avoid long, monotonous, uninterrupted walls
or roof planes. Building wall offsets, including projections and recesses
shall be used in order to add architectural interest and variety and
to relieve the visual effect of a simple, long wall. Similarly, roofline
offsets, dormers or gables shall be provided in order to provide architectural
interest and variety to the massing of a building and to relieve the
effect of a single, long roof.
(2)
The maximum spacing between building wall offsets shall be 40
feet.
(3)
The minimum projection or depth of any individual vertical offset
shall be 1.5 feet.
(4)
All entrances to a building shall be defined and articulated
by architectural elements such as lintels, pediments, pilasters, columns,
porticoes, porches, overhangs, railings, etc.
(5)
Heating, ventilating and air-conditioning systems, utility meters
and regulators, exhaust pipes and stacks, satellite dishes and other
telecommunications receiving devices shall be screened or otherwise
specially treated to be, as much as possible, inconspicuous as viewed
from the public right-of-way and adjacent properties.
(6)
All rooftop mechanical equipment shall be screened from view
from all vantage points at or below the level of the roof.
J.
Utilities. All utilities shall be underground.
[Added 8-27-2019 by Ord.
No. 1007-2019]
A.
Purpose. It is the purpose of this overlay zone to provide opportunities
for the creation of inclusionary housing developments which will provide
a variety of housing types and affordability levels.
B.
Conditionally permitted principal uses.
(1)
Multifamily dwelling unit buildings, subject to the following
requirements:
(a)
Minimum lot area: three acres.
(b)
Maximum building height: 40 feet and three stories.
(c)
Maximum density: 14 units per acre.
(d)
A minimum of 15% of the residential units shall be reserved
for affordable households if the tenure is rental. A minimum of 20%
of the residential units shall be reserved for affordable households
if the tenure is sale.
C.
Permitted accessory uses.
(1)
Signs as regulated.
(2)
Private garages and off-street parking.
(3)
Garages under or incorporated into the building design.
(4)
Fences and walls.
(5)
Tenant amenities, including, but not limited to, recreational
and fitness facilities, lobbies, leasing and management offices and
mail rooms.
(6)
Roof -mounted solar energy systems are permitted provided that
solar panels mounted on a sloped roof shall not exceed a height of
12 inches above the roof surface and that solar panels mounted on
a flat roof shall be screened by a parapet or other screening measure
so that the panels are not visible from any street or adjacent property.
[Added 12-29-2020 by Ord. No. 1028-2020]
D.
E.
Parking. Off-street parking shall comply with the residential site
improvements standards.
F.
G.
Landscaping.
(1)
Street trees shall be provided along the street frontage at
an interval of 40 to 50 feet on center. Said trees shall be a minimum
of three inches caliper at installation.
(2)
The front building wall foundation area shall be planted with
a variety of shrubs with an installation height of at least three
feet.
(3)
Surface parking areas shall be landscaped at a rate of one tree
per 15 parking spaces. Said tree shall be a minimum three inches caliper
in a pervious area of at least 162 square feet.
(4)
The minimum landscape perimeter buffer shall surround the site
except where driveways and utilities cross the lot line. The following
standards shall apply:
(a)
Plants shall consist of a combination of shade trees, evergreen
trees and shrubs.
(b)
One shade tree shall be provided for every 50 linear feet. Said
tree shall be a minimum of three inches caliper.
(c)
Two evergreen trees shall be provided for every 50 linear feet.
Said trees shall be a minimum of six feet in height at installation.
(d)
Fifteen shrubs shall be provided for every 25 linear feet of
buffer. Said shrubs shall be a minimum of three feet at installation.
(e)
Buffer plantings shall be arranged in a natural staggered pattern
and shall not be lined up in straight, single rows.
(5)
Pervious area shall be landscaped with low ground cover or grass.
J.
Architectural standards.
(1)
Buildings shall avoid long, monotonous, uninterrupted walls
or roof planes. Building wall offsets, including projections and recesses
shall be used in order to add architectural interest and variety and
to relieve the visual effect of a simple, long wall. Similarly, roofline
offsets, dormers or gables shall be provided in order to provide architectural
interest and variety to the massing of a building and to relieve the
effect of a single, long roof.
(2)
The maximum spacing between building wall offsets shall be 40
feet.
(3)
The minimum projection or depth of any individual vertical offset
shall be 1.5 feet.
(4)
All entrances to a building shall be defined and articulated
by architectural elements such as lintels, pediments, pilasters, columns,
porticoes, porches, overhangs, railings, etc.
(5)
Heating, ventilating and air-conditioning systems, utility meters
and regulators, exhaust pipes and stacks, satellite dishes and other
telecommunications receiving devices shall be screened or otherwise
specially treated to be, as much as possible, inconspicuous as viewed
from the public right-of-way and adjacent properties.
(6)
All rooftop mechanical equipment shall be screened from view
from all vantage points at or below the level of the roof.
L.
Utilities. All utilities shall be underground.
M.
Signage.
(1)
One monument sign shall be permitted to identify the development.
(2)
Said sign shall be a maximum of 40 square feet.
(3)
The sign shall be a maximum of five feet above grade.
(4)
Said sign shall be set back a minimum of 10 feet from any property
line.
(5)
The sign may be externally illuminated.
