[Added 2-20-2001 by Ord. No. 542][1]
[1]
Editor's Note: Ordinance No. 542 provided
that "the attached overlay zone with limiting schedule shall apply
to Harrington Commons, Block 111, Lots 5 and 5.01, and Stone Brook,
Block 1021, Lots 1 and 2." This limiting schedule is on file in the
Clerk's office.
The minimum tract size in the Multifamily Residential
Overlay Zone shall be two acres.
Internal development standards in the Multifamily
Residential Overlay Zone shall be as follows:
B.Â
Minimum building setback to property line: 30 feet with 10 feet of deck encroachment into yard except as noted in Subsection C below. At no point can any structure be closer than 20 feet to the property line.
D.Â
Mean roof height: 20 feet from the average finished
grade to the mean roof height; 35 feet; three stories. The mean height
of the roof is the average distance between the building peak and
eave.[1]
E.Â
Maximum length in one direction: 140 feet.
F.Â
Maximum units per structure: six.
G.Â
Minimum number of garages per unit: one.
I.Â
Buffer requirements. The side and rear yards between
building units and property lines shall not be less than 20 feet,
exclusive of underground utilities and stormwater detention facilities.
J.Â
Density requirements. Densities shall not exceed an
overall average of eight dwelling units per acre of gross development
site area and stormwater detention facilities.
K.Â
Common recreation areas are not required.
L.Â
Maximum impervious coverage: 62%.
O.Â
Maximum distance of porches/stoops from buildings
(exclusive of stairs/steps): four feet six inches.
P.Â
Minimum distance of parking areas and paved areas
from property line: five feet.
Q.Â
Each off-street parking space shall measure nine feet
in width by 18 feet in length. Parking spaces for people with disabilities
shall be in accordance with the New Jersey Uniform Construction Code
(N.J.A.C. 5:23-7) or the Americans with Disabilities Act, as applicable.
R.Â
Walls located adjacent to public roadways shall be located behind the required line of sight and have a maximum height of three feet. A design waiver from this height restriction may be approved at the discretion of the Planning Board. A decorative privacy wall and/or identification sign shall be approved by the Planning Board. Signage details must comply with § 350-43, Signs, and all such other applicable sections of the Code of the Borough of Harrington Park.
[Amended 4-18-2011 by Ord. No. 658]
A.Â
Sanitary sewer cleanouts shall be located a minimum
distance behind the curb of two feet.
B.Â
Easements shall be a minimum of 20 feet wide for sanitary
sewers that are not more than 15 feet deep. For sewers that are more
than 15 feet deep, easements shall be a minimum of 30 feet wide.
C.Â
Sidewalks, where required, shall be four feet wide
and four inches thick, except crossing driveways, where the thickness
shall be increased to six inches, reinforced with welded wire fabric.
D.Â
Bituminous concrete pavement shall have an equivalent
structural depth of at least 7Â 1/2 inches for parking aisles,
access drives, cartways, minor streets, and collector streets having
a minimum wearing surface of not less than 1Â 1/2 inches of pavement,
Mix 1-5, a minimum bituminous stabilized base course of not less than
two inches, Mix 1-2, and a dense graded aggregate base course to provide
the remaining depth.
E.Â
Curbing can either be concrete curb or granite block
curb as those set forth in the Residential Site Improvement Standards,
N.J.A.C. 5:21.
A landscaping plan shall be submitted with each
development application. All such plans shall be prepared by a New
Jersey certified landscape architect and shall also be submitted for
review and recommendation by the Borough's Environmental Commission.
A.Â
Landscaping design and planning shall be integrated
into the overall design and shall not be considered as an afterthought.
Proposed landscape design schemes shall be evaluated in their relationship
to the existing natural landscape or to the developed or proposed
landscape, including those on adjacent properties.
B.Â
Landscaping shall be provided as part of the overall
site plan, designed and integrated into building arrangements, topography,
parking setback and buffering requirements. Landscaping shall include
trees, bushes, shrubs, ground cover, perennials, plants and the use
of building and paving materials in an appropriate manner.
C.Â
The landscape shall be preserved in its natural state
insofar as practicable and, where desirable, by minimizing tree and
soil removal. Any grade changes shall be in keeping with the general
appearance of neighboring developed areas. Treatment and design of
proposed screening shall be shown and shall be such as may be maintained
throughout the year. Areas of the lot not occupied by buildings, parking
or walkways shall be planted with grass, shrubs or other decorative
landscaping.
D.Â
The plan shall identify existing and proposed trees,
shrubs, plant material, ground cover and natural features such as
boulders or rock outcroppings. It should show where they are or will
be located and the planting details. An area inventory showing existing
site conditions and proposed landscaping shall be required.
E.Â
One of the uses of landscaping will be to buffer and
accentuate boundaries and to involve the masking out or concealing
of any objectionable area. Buffering shall be employed to mask from
the public view or adjacent properties such service areas as trash
and garbage areas, outside equipment of an unaesthetic character and
accessory buildings or areas not enhancing or in keeping with the
aesthetic of the project or neighborhood.
F.Â
Buffering, where required, shall be located around
the perimeter of the site to minimize headlights of vehicles, noise,
light from structures and the movement of people and vehicles and
to shield activities from adjacent properties. Buffering may consist
of fencing, evergreens, shrubs, deciduous trees or combinations thereof
to achieve the stated objectives.
G.Â
Buffers may consist of walls, fences, landscaping
and berms that shall be used to minimize any adverse impacts or nuisances
on the site or from adjacent areas. Buffer areas shall be required
for the following areas:
(1)Â
Along property lines shielding various uses from one
another.
(2)Â
Where interior roads or driveways run parallel with
roadways exterior to the site.
(3)Â
Where parking areas abut other properties.
(4)Â
In the general areas of garbage storage areas, loading
and unloading areas and outdoor storage areas.
(5)Â
As windbreak areas.
(6)Â
To shield areas from deleterious noise or other adverse
conditions.
H.Â
In parking lots, at least 5% of the parking areas
shall be landscaped. The landscaping should be located in protected
areas, along walkways, at center islands and at the end of bays. In
narrow islands, low-spreading plants such at creeping juniper, English
ivy, myrtle or pachysandra are appropriate.
I.Â
All landscaping in parking areas shall be carefully
located so as not to obstruct vision. A variety of different types
of trees should be grouped to break up the mass of cars.
J.Â
Foundation plantings shall be provided, with the exception
of single-family detached dwellings which will be left to the discretion
of applicant. All foundation plantings shall consist of a continuous
mulched landscape meandering along the entire facade length, wherever
primary unit entrances occur. The landscape bed shall consist of an
appropriate mix of deciduous evergreens and ornamental trees, shrubs
and ground covers.
K.Â
Landscaping within utility easements is subject to
the requirements of the specific utility company.
All external elevations of proposed buildings
shall be submitted with each developer's application. All such plans
shall be prepared by a New Jersey registered architect.
Soil removal shall be as set forth in Article XI, Soil Removal.
Tree removal shall be as set forth in Article XII, Tree Preservation and Removal.
