[Amended 3-7-1977; 12-17-1979 by Ord. No. 11-1979; 6-16-1980 by Ord. No.
13-1980; 5-4-1987 by Ord. No. 6-1987; 10-3-1988 by Ord. No.
6-1988; 9-18-1989 by Ord. No. 7-1989; 3-5-1990 by Ord. No.
1-1990; 3-16-1993 by Ord. No. 2-1993; 11-15-1993 by Ord. No.
7-1993; 11-1-1993 by Ord. No. 8-1993; 10-7-1996 by Ord. No.
9-1996; 8-17-1998 by Ord. No. 5-1998; 8-16-1999 by Ord. No.
6-1999; 11-17-2003 by Ord. No. 5-2003; 3-1-2004 by Ord. No.
1-2004]
[Amended 3-1-2004 by Ord.
No. 5-2004; 12-20-2004 by Ord. No. 17-2004; 8-20-2018 by Ord. No. 8-2018; 12-20-2004 by Ord. No.
17-2004; 9-21-2020 by Ord. No. 2020-02]
A.
For the purpose of this chapter the Borough of Rocky Hill is hereby
divided into use districts as follows:
|
R-1
|
Single-Family Residential
|
|
R-1A
|
Planned Residential A
|
|
R-1B
|
Planned Residential B
|
|
R-1C
|
Age-Restricted/Traditional Neighborhood Development
|
|
CH
|
Cottage Housing Overlay
|
|
R-2
|
Village Residential
|
|
R-3
|
Residential Cluster
|
|
B
|
Business
|
|
IND
|
Industrial
|
|
CL
|
Community Land
|
|
HP
|
Historic Preservation Overlay
|
|
AS
|
Airport Safety
|
B.
The Historic Preservation District shall be an overlay district, and for any land located within it the regulations set forth in § 80-95 shall be in addition to the regulations of the other zoning district or districts within which such land is located.
C.
The Cottage Zoning Overlay shall be an overlay district to the R1-C Zoning District, and for any land located within it the regulations set forth in § 80-86.1 shall apply to all development in the district which does not conform to the underlying R1-C regulations for Age-Restricted/Traditional Neighborhood Development.
[Amended 12-20-2004 by Ord. No. 17-2004; 7-21-2014 by Ord. No. 3-2014; 8-20-2018 by Ord. No. 8-2018; 9-21-2020 by Ord. No. 2020-02]
The boundaries of these districts are hereby established as
shown on the map entitled "Zoning Map of the Borough of Rocky Hill,
Somerset County, NJ" bearing the revision date of August 2020, which
is hereby made a part of this chapter.[1]
[1]
Editor's Note: Said map is included as an attachment to this chapter.
A.
Purpose. It is the purpose of this district to recognize the existing
residential development pattern outside the historic district and
provide zoning regulations consistent with that development.
C.
Accessory uses permitted.
(1)
Garages and off-street parking.
(2)
Fences and walls.
(3)
Swimming pools and tennis courts on the same lot with single-family
residences.
(4)
General farming, including the raising and breeding of horses, but
excluding all other forms of animal husbandry.
(5)
Uses naturally and normally incident to principal permitted uses
or other permitted accessory uses.
D.
Conditional uses.
(1)
Schools, churches, and parish houses meeting the following standards:
(a)
The minimum lot size shall be two acres.
(b)
The facility shall be connected to public water and sewer.
(c)
No building shall be located within 50 feet of any lot line.
(d)
No accessory use shall be located within 25 feet of any lot
line.
(e)
A planted buffer with a minimum depth of 15 feet or fencing
or both, all at the Planning Board's option, shall be provided between
all parking areas, outdoor facilities, and adjacent lot lines. This
provision may be waived if natural topography or other natural or
man-made features adequately separate parking areas from adjoining
residentially zoned land.
(f)
Off-street parking. There shall be provided a minimum of one
space per three seats for churches or other house of worship. For
schools, a minimum of two spaces per classroom, but not less than
one space per teacher and staff.
(g)
Compliance with all other bulk and yard regulations for single-family
residences in the district in which the use is proposed not inconsistent
herewith.
(2)
Home occupations meeting the following standards:
(a)
The use may be located in a residential unit or in a secondary
building which is located on the same lot therewith and which was
in existence as of January 1, 1993, except that a home occupation
which uses toxic, hazardous, or inflammable materials or generates
noise or odors different in kind or greater in magnitude than those
generated by ordinary residential living shall be permitted only in
a single-family detached residence or a secondary building.
(b)
The use shall be limited to 400 square feet.
(c)
The occupation must be conducted by a resident, and no nonresidents
may work on the premises on other than an occasional basis and no
more than one at a time.
(d)
No manufacturing, retail or wholesale sales to persons coming
to the premises or warehousing of products is permitted, except that
making crafts and other homemade products and storage of such crafts
and products shall be permitted.
(e)
No signage is permitted.
(f)
The residential character of the building shall not be altered,
and there may not be any external display of products or other evidence
of the home occupation. Secondary buildings containing a home occupation
shall maintain the character of an outbuilding.
(g)
The use shall not generate any noise or odors exterior to the
structure in which it is located, may not generate interference with
radio and television reception, and may not produce toxic or hazardous
wastes. All federal, state, and local restrictions on toxic and hazardous
materials shall apply to home occupations.
(h)
No parking space shall be installed for a home occupation, except
that the Planning Board may require additional parking if it deems
same necessary, in which case site plan approval shall be required.
(i)
No more than one home occupation shall be permitted on each
lot.
(j)
Access to and the location of the home occupation within the
structure shall be designated to minimize the impact on neighboring
residential units.
(k)
Hours of operation shall be established so as to minimize the
number of visitors to the home occupation after normal business hours
and to minimize the impact on the neighborhood.
(l)
The home occupation shall not use more than one vehicle on a
regular basis, and such vehicle shall be parked on the premises and
limited to an automobile, pick-up truck weighing no more than three-quarters
of a ton, or van with a capacity for no more than seven passengers.
If the applicant proposes to park such a vehicle on the premises,
he shall submit a site plan showing the parking location and screening
therefor.
E.
F.
Buffers: no requirement.
G.
Minimum off-street parking: two spaces per dwelling unit.
H.
Regulations for the raising and breeding of horses.
(1)
Minimum lot area: three acres.
(2)
Number of horses permitted: no more than one per acre.
(3)
Setbacks: all structures and areas for the feeding and boarding of
horses and all manure piles shall be set back at least 100 feet from
all property lines.
(4)
Fencing: lots upon which horses are raised and bred shall be suitably
fenced, but electric fences are prohibited.
I.
Circulation. Undeveloped lots within the R-1 District which front
on Princeton Avenue shall have their frontage on such avenue and shall
not be built as reversed frontage lots with access to interior streets.
Such lots shall have turnaround driveways.
[Amended 12-20-2004 by Ord. No. 17-2004]
A.
Purpose. It is the purpose of this district to meet a need in the
Borough of Rocky Hill and County of Somerset for senior housing by
providing for an age-restricted neighborhood adjacent to the Village
Center. Development of this neighborhood should employ traditional
neighborhood development techniques to ensure that it is compatible
with the Village Center and consistent with the New Jersey State Development
and Redevelopment Plan's policies for new development in areas adjacent
to designated Village Centers. The visual corridor along Princeton
Avenue shall be continued in a form of a greenbelt, consistent with
the Land Use Plan element of the Master Plan.
B.
Principal permitted uses on land and in building.
(1)
A planned unit residential development consisting of two-family side-by-side units meeting the standards as set forth in this § 80-86 and age-restricted to households where at least one individual is 55 years of age. Such a household shall not include any resident person who is below 18 years of age.
(2)
General farming.
C.
Accessory uses permitted.
(1)
Fences and walls, subject to Planning Board approval as part of a
Comprehensive Plan for the entire tract.
E.
Comprehensive development, density, bulk, yard, and parking regulations.
(1)
Minimum tract size: The entirety of the district, which shall be
designed in a comprehensive manner.
(2)
Number of dwelling units permitted: The maximum number of dwelling
units permitted in the district shall be 34 units in 17 two-family
side-by-side units.
(3)
Bulk standards for the R-1C District:
(a)
Minimum lot area per unit: 7,000 square feet.
(b)
Minimum lot frontage at street line: 10 feet.
(c)
Minimum distance between buildings, excluding open porches:
25 feet.
(d)
Minimum front yard: 15 feet.
(e)
Minimum rear yard: 10 feet.
(f)
Minimum side yard: zero feet on one side and 10 feet on other
side.
(g)
Maximum building height of dwelling: 2 1/2 stories, but
not to exceed 35 feet measured from the average elevation of the finished
grade five feet from the foundation to the highest point of the building.
[Amended 4-18-2005 by Ord. No. 3-2005]
(h)
Maximum building coverage: 45%.
(i)
Maximum lot coverage: 70%.
(j)
Maximum square feet per dwelling unit:
[1]
Eighteen units not to exceed 3,000 square feet of habitable
space each, plus a garage with a maximum of 500 square feet and a
height limit of one story.
[2]
Sixteen units not to exceed 3,500 square feet of habitable space
each plus a garage with a maximum of 500 square feet and a height
limit of one story.
(k)
Shared driveways are permitted.
(l)
Parking shall be permitted on one side of the interior street
to the development.
(m)
Open porches may encroach into the front, side and rear yards,
but by not more than 50% of the minimum applicable setback requirement.
F.
Design standards for the R-1C District:
(1)
The lots, road configuration, building placement, and unit types set forth on the illustrative figure for the R-1C District attached to this chapter are for illustrative purposes only and to demonstrate a plan complying with the intent and purposes of the R-1C District.[1]
[1]
Editor's Note: Said illustrative figure is included as an attachment to this chapter.
(2)
All buildings lots shall be at least 150 feet from the Princeton
Avenue right-of-way before any dedication.
(3)
Public pedestrian and bicycle access to the abutting park shall be
provided from within the development via the internal street. As part
of the development, the existing sidewalk at Princeton Avenue and
Crescent Avenue shall be extended to the pedestrian entrance of the
abutting park. The sidewalk shall be along the northwesterly side
of Princeton Avenue to the extent that right-of-way exists or is made
available by the Borough of Rocky Hill to the developer.
(4)
A village green shall be provided in the center of the development.
(5)
A landscape buffer in accordance with § 80-46 shall be provided along the perimeter property lines adjacent to the residential districts.
(6)
The R-1C District shall be designed in a manner that:
(a)
Clusters development close to the Village Center.
(b)
Is compatible with the street grid and block arrangement of
the Village Center and Historic Preservation District.
(c)
Encourages the use of shared driveways and rear lanes to reduce
the number of curb cuts and the visibility of driveways and garages.
(d)
Provides adequate green open space along Princeton Avenue as
a viewshed corridor.
(e)
Features a village green, which shall be designed and spatially
defined by the architectural streetscape.
(f)
Provides pedestrian and/or bicycle connections to the Borough's
sidewalk and open space network.
(7)
The district architectural design standards contained in § 80-86F(8) are intended to ensure that proposed buildings are compatible with the existing structures of the Historic Preservation District. Buildings to be constructed in the R-1C District shall have architectural elements such as open porches, building offsets, and changes in roof forms to be sensitive to massing and scale. The buildings shall incorporate a variety of porch configurations, changes in fenestration and/or other exterior elements and color variation for diversity in the streetscape.
(8)
Within the development variations in architectural style are encouraged. Buildings and fences shall be designed to be compatible with the architecture and landscape within the Historic Preservation District. A development meeting the following standards and the standards set forth in § 80-86F(6) and (7) shall be deemed to comply with the Historic Preservation District requirements set forth in § 80-95:
(a)
All massing, building and roof forms respect the general scale
and proportions of the historic homes of the Borough of Rocky Hill.
(b)
Buildings shall be composed of a primary form or mass with secondary
wings of similar character.
(c)
Garages and parking are, to the extent practicable, located
in the rear of the lot and do not visually overpower the facade of
the building.
(d)
Buildings that are located on street corners or have multiple
facades along public areas have the same architectural quality and
detail on each of those facades.
(e)
Materials, textures and colors are compatible with the homes
in the historic district of the Borough of Rocky Hill.
(f)
Any change in building material occurs at a logical place, such
as a change in building mass, roof or an inside corner.
(g)
All visible facades have a defined "base" (foundation wall,
water table, etc.) and "cap" (fascia/frieze, cornices, rakes, etc.).
(h)
The entry to a building is easily identifiable from the street
and/or public spaces.
(i)
Windows are vertically proportioned and appropriate for the
style of the architecture.
(j)
Shutters match the window opening and single shutters are not
used on multiple or ganged windows.
(k)
Cornices utilize properly sized fascia and frieze boards and
supporting moldings and shall be properly returned.
(l)
Columns are properly aligned, with the shaft of the column to
be in the same plane as the beam or frieze board above.
(m)
Landscaping plantings and fencing which are consistent with
the existing pattern of the Village Center, compliment the architecture
and do not obscure the buildings.
(n)
Garages, breezeways and secondary wings are sited to create
privacy yards and outdoor living spaces.
(o)
Utility meters, air conditioner condensers, vents, trash, and
recyclables are located away from the visible portions of the buildings
and screened with fencing and/or landscaping.
(p)
Entrance and porch projections shall relate to the street and
be visually compatible with related structures and spaces.
G.
Standards for streets.
(1)
There shall be no more than one access road from Princeton Avenue,
and the access point therefor shall be located in a manner so as to
minimize the disruption of the open space along the Princeton Avenue
corridor, subject to a determination by the Professional Engineer
and Traffic Engineer of the Planning Board that such point will provide
safe ingress and egress for the development.
(2)
The streets interior to the development will be constructed consistent
with the Residential Site Improvement Standards and the applicable
Borough of Rocky Hill ordinances.
(3)
All streets interior to the development will be owned, repaired and
maintained by the developer of the property or its successor or assigns
or a homeowners' association established for that purpose, with the
documents forming the homeowners' association approved by the Planning
Board attorney.
(4)
The type of homeowners' association will be at the discretion of
the developer, and, if necessary, the developer will provide the Planning
Board attorney with proof of registration with the Department of Community
Affairs.
(5)
No interior street in the development will be accepted by the Borough
of Rocky Hill.
H.
Required deed restrictions.
(1)
Deed restrictions approved by the Planning Board attorney shall be
recorded for that portion of the common open space within 150 feet
of the Princeton Avenue right-of-way so as to ensure that it is maintained
as an open field without formal landscaping or in farming operations,
and that no buildings shall be constructed thereon. Other improvements,
such as pedestrian and bicycle paths, fences, stormwater management
facilities, sewer, water, and underground utilities, such as gas,
electric, telephone and cable, may be located within this area. The
area subject to deed restrictions shall be maintained in accordance
with a plan approved as part of the development application.
(2)
Deed restrictions approved by the Planning Board Attorney shall be
recorded providing that the maximum number of dwelling units shall
be 34 age-restricted units.
I.
Regulations for the raising and breeding of horses. Until such time
as the R-1C District is developed in accordance with this chapter,
the following shall apply whenever property in the R-1C District is
used for the raising and breeding of horses:
(1)
Minimum area: three acres, including the lot plus land on adjoining
lots dedicated by easement for such purposes.
(2)
Number of horses permitted: no more than one per acre.
(3)
Setbacks: all structures and area for feeding and boarding of horses
and all manure piles shall be set back at least 100 feet from all
property lines.
(4)
Fencing: lots upon which horses are raised and bred shall be suitably
fenced, but electric fences are prohibited.
[Added 8-20-2018 by Ord.
No. 8-2018]
A.
Purpose.
(1)
The purpose of cottage zoning is to promote the development of small, high quality, single-family homes. This development will support a mix of income levels and include an affordable housing component in accordance with the Borough's Affordable Housing Regulations, Article VIII of the Rocky Hill Land Use Code. Housing units will have less overall bulk and a smaller architectural scale than standard single-family homes. And since this overlay zone is located within the Borough's Historic District, any development in accordance with this section shall comply with all requirements of the Historic District.
(2)
The site design standards contained in this section are intended
to create an authentic cottage development which always includes small,
compact clusters of cottages, each oriented around a functional common
open space that is intended to foster a sense of community and enhanced
security. Cottage clusters will be pedestrian-oriented, with vehicular
use assuming a lower priority. Each cottage cluster will include pedestrian
amenities and opportunities to promote socializing while minimizing
the visibility of streets and parking. Common areas of the development
will be governed by a homeowners' association.
(3)
The architectural design standards contained in this section
are intended to encourage cottage-style housing with the size, proportionality
and character of Craftsman-style homes built in the early 20th century.
Smaller homes within a tightly clustered development will create more
opportunities for areas of open space and overall site buffering in
the form of a greenbelt will protect the streetscape of Princeton
Avenue and the Borough's Historic District. Each first-floor cottage
will include some private open space adjoining public open space,
thereby fostering a sense of ownership while enhancing diversity in
the landscape.
(4)
Cottage housing development will encourage an efficient use
of land and help create a safe, tightly knit, multigenerational and
mixed-income community. As an overlay zone, this section must be utilized
if future development proposed for the zone does not comply with the
standards of the base zone, R1-C Age-Restricted/Traditional Neighborhood
Development, or is otherwise inconsistent with approvals already granted
under the R1-C zoning regulations.
C.
Conditional uses.
(1)
Home occupations meeting the standards set forth § 80-85D(2) with the following exceptions:
(a)
No more than 15% of the cottage unit may be used for home occupational
use.
(b)
No nonresidents may work on the premises as an employee of the
home occupation at any time.
(c)
Home occupations shall generate no visitor traffic to the cottage
unit.
(d)
Commercial vehicles are not permitted.
(e)
Secondary buildings are not permitted.
F.
Comprehensive development, density, bulk and yard regulations for
all principal permitted uses and accessory uses. The following standards
are considered vital to the establishment of cottage development to
insure that the development functions as it is expected to function
and possesses the desired character that is indicative of an authentic
cottage development.
(1)
Cottage units.
(a)
Number of units: Development shall generate at least 60 dwelling
units at a density, not to exceed six units per acre of net buildable
land.
(b)
Minimum tract size: The entirety of the district, which shall
be designed in a comprehensive manner, and any development application
shall show all proposed development for the entire tract.
(c)
Size of units: The maximum size for any single cottage unit
shall be 1,200 square feet. The minimum size for any single cottage
unit shall be 800 square feet. No more than 30% of the cottages shall
be 1,200 square feet. No less than 30% of the cottages shall be 800
square feet. The average size for all cottages within the development
shall be 1,000 square feet. The access stairway to second-story units
shall not be included in the square footage calculation of any second-story
unit.
(d)
Second-story units: No less than 5% and no more than 20% of
the development's total number of cottage units may be second-story
units. Second-story units must be at least 20% smaller than the ground-floor
units directly below them.
(e)
Rental units: All rental units shall operate under a minimum
one-year rental agreement. Short-term rentals are not permitted. Only
second-story cottage units may be rental units.
(f)
Affordable housing: 20% of the development shall be deed-restricted affordable housing units in accordance with the Affordable Housing Regulations of the Borough of Rocky Hill, Article VIII of the Rocky Hill Land Use Code. As the development is constructed, for every four certificates of occupancy that are issued for market rate units, one certificate of occupancy must be issued for an affordable housing unit before any more certificates of occupancy will be issued for market rate units.
(2)
Cottage clusters.
(a)
Cluster size: There shall be no more than 12 cottage units,
and no fewer than four cottage units in a single cluster. The overall
size of any one cluster should not exceed one acre.
(b)
Cluster design and cottage orientation: At least 75% of all
cottage units within each cluster shall be oriented around a common
open space and designed to promote a sense of community. Those cottage
units which do not front directly on the common open space shall be
within 60 feet of it. The front of all cottage units shall face the
common open space or a common walkway that is not along a roadway.
The facade of any cottage unit which faces the roadway shall be considered
the "side" or "rear" facade of that unit.
[1]
The following conceptual diagrams illustrate typical cottage
cluster configurations.
|
CONCEPTUAL DIAGRAMS of
|
|
TYPICAL COTTAGE CLUSTERS
|
|
W/OPEN SPACE AND PARKING
|
|
for ILLUSTRATIVE PURPOSES ONLY
|
 (Source: 'Cottage Zoning Development,' Lehigh Valley Planning
Commission, PA, 2015)
|
|
OR
| |
 (Source: 'Cottage Housing Development Design Standards,' Port
Townsend, WA,)
| |
(c)
Distance between buildings: All cottage structures shall be
separated by at least eight feet. Minor architectural features, such
as eaves, bay windows and chimneys may extend 18 inches into the separation
distance between the buildings as long as six feet of clearance between
the buildings is maintained.
(d)
Common open space: Common open space and other common areas
serve to provide habitable outdoor space and shared areas for cottage
residents. They are intended to be as much a resource for building
a sense of community as they are a visual amenity.
[1]
There shall be 400 square feet of common open space per cottage
unit in each cluster, with a minimum of 2,500 square feet regardless
of the number of cottage units in the corresponding cluster.
[2]
No dimension of a common open space area shall be less than/narrower
than 20 feet.
[3]
At least 75% of all ground-floor cottage units within each cluster
must have their main entry facing the common open space.
[4]
Perimeter setbacks and private open spaces cannot be counted
towards the common open space calculation.
[5]
Cottage units must surround the common open space on a minimum
of three sides of the common open space.
[6]
Common open space shall include usable public spaces such as
lawn, gardens, patios, plazas, barbeque facilities. Common tables,
chairs and benches are encouraged. An active recreation element may
be included if the condominium/homeowners' association so chooses
although any active recreation shall not dominate the common open
space.
[7]
Common open space shall not include stormwater/detention basins,
critical lands or steep slopes greater than 10%.
[8]
All sidewalks shall conform with residential site improvement
standards, although in common open space areas six feet wide, walks
with room for pedestrians to walk side-by-side are encouraged.
[9]
The system of walkways shall connect all cottage units with
each other, as well as with parking. Similarly, all common areas shall
be connected with walkways and all walkways of the development shall
connect with public sidewalks if they exist or are proposed to exist
along the public right of way of Princeton Avenue or in adjacent pedestrian
areas of Van Horne Park. To the greatest extent possible, pedestrian
and vehicular systems within the development should be kept separate;
pedestrian crossings over roadways should be minimized. Bike paths
are encouraged in appropriate locations throughout the development
where they will not conflict with pedestrian circulation.
(e)
Private open space: Private open space shall be for the exclusive
use of the cottage residents to which the private open space is attached.
This area is intended to be a transition area between the privacy
of the first-floor cottage unit and the public realm of the common
open space. It should be visible from the common open space, but also
physically separated with a fence or hedge.
[1]
Two hundred square feet of usable private open space is required
per ground-floor cottage unit. Second-story cottage units shall have
access to an outdoor uncovered deck overlooking the common open space
equal to at least 10% of the size of the second floor cottage unit.
[2]
Private open space shall be adjacent to the front of the first
floor cottage unit adjoining common open space and surrounded by a
hedge or fence, not to exceed three feet in height. When considering
the configuration of private open space, there shall be no dimension
through the private open space which measures less than 10 feet, inclusive
of any hedge or fence. The main entrance of the ground-floor cottage
unit shall front on the private open space via an elevated front porch
overlooking the private open space.
(3)
Site development.
(a)
Any principal or accessory building that abuts the perimeter
property line at the periphery of the tract shall be setback from
the property line a distance that is at least equal to the height
of the building.
(b)
All principal and accessory buildings shall be at least 150
feet from the Princeton Avenue right-of-way.
(c)
Deed restrictions approved by the Planning Board attorney shall
be recorded for that portion of open space within 150 feet of the
Princeton Avenue right-of-way so as to ensure that it is maintained
as an open field without formal landscaping and that no buildings
shall be constructed thereon. Other improvements, such as pedestrian
and bicycle paths, fences, stormwater management facilities, sewer,
water, and underground utilities, such as gas, electric, telephone
and cable, may be located within this area. The area subject to deed
restrictions shall be maintained in accordance with a plan approved
as part of the development application.
(d)
The streets interior to the development will be constructed
consistent with the residential site improvement standards and the
applicable Borough of Rocky Hill ordinances.
(e)
All streets interior to the development will be owned, repaired
and maintained by the developer of the property or its successor or
assigns or a homeowners' association established for that purpose,
with the documents forming the homeowners' association approved by
the Planning Board attorney.
(f)
No interior street in the development will be accepted by the
Borough of Rocky Hill.
(g)
Public pedestrian and bicycle access to the abutting park shall
be provided from within the development via the internal pedestrian
entrance. As part of the development, the existing sidewalk at Princeton
Avenue and Crescent Avenue shall be extended to the pedestrian entrance
of the abutting park. The sidewalk shall be along the northwesterly
side of Princeton Avenue to the extent that a right-of-way exists
or is made available by the Borough of Rocky Hill to the developer.
(h)
Parking, whether in parking lots or on streets, should be set
back from the perimeter property line at the periphery of the tract
a distance that is at least equal to that which is required to accommodate
buffer planting or perimeter landscaping, unless the Planning Board
determines that a visually impervious decorative fence is otherwise
appropriate.
(i)
Cottage clusters shall be located in a manner as to avoid critical
lands such as but not limited to wetlands, waterways, steep slopes,
rock outcroppings and/or restrictive geology, and threatened and endangered
wildlife habitat areas.
(j)
Stormwater management systems shall be designed in accordance with § 80-119, Stormwater management requirements for major development. In addition, all stormwater management basins shall be located outside cottage clusters. To the greatest extent possible, cottage clusters shall be designed and graded to direct stormwater runoff away from the center of the cluster and into an effective stormwater management system outside of any cottage cluster.
(k)
All new utilities shall be installed underground. Water service
shall be provided by the developer through a public utility company.
(4)
Parking.
(a)
Number of parking spaces: Parking shall be provided in accordance
with residential site improvement standards.
(b)
Parking lots shall be broken into small parking lots of no more
than five parking spaces. Adjacent parking lots shall be separated
by landscaped areas with a minimum width of 12 feet.
(c)
Parking location. To the greatest extent possible, parking should
be dispersed in a manner designed to minimize walking distance to
cottage units and yet, all parking, including enclosed parking, shall
be located to the rear of the cottage units, away from the common
open space. Parking may be provided in both off-street or on the street.
(d)
Shared enclosed parking: No more than 20% of all parking may
be provided within stand-alone common parking garages. Multiple garages
must be separated by a minimum of 60 feet. No garage shall accommodate
more than four cars or be more than 1,000 square feet in size. All
garages shall have rooflines and an architectural style that are consistent
with the character of the cottages. Garage doors shall feature windows,
recesses and/or moldings to help blend the doors with the character
of the cottages. Garage facades shall have features that add interest
to all blank walls. Garages shall be reserved for the parking of vehicles
owned by residents of the development. Storage of items which precludes
the use of the enclosed parking spaces for vehicles is prohibited.
(e)
Landscaping required for parking lots: Parking lots shall be
landscaped with an appropriate mix and quantity of plant material
canopy trees, evergreen and deciduous shrubs and groundcover such
that the resulting planting softens the visual appearance of the parking
lot, screens the view of the parking from cottages and public spaces,
and adds shade to mitigate the heat island effect.
(5)
Bicycle lockers.
(a)
No bicycle locker shall accommodate more than nine bicycles.
All bicycle lockers shall be enclosed and have rooflines and an architectural
style that are consistent with the character of the cottages. Access
doors shall feature recesses and/or moldings to help blend the doors
with the character of the cottages. Structure facades shall have features
that add interest to all blank walls. Bicycle lockers shall be reserved
for the parking of bicycles owned by residents of the development.
Storage of items which precludes the use of the lockers for bicycles
is prohibited.
(6)
Homeowners' association.
(a)
A homeowners' association shall be responsible for the upkeep
and maintenance of all common areas and the ongoing enforcement of
all standards governing cottage development contained in this section.
(b)
The type of homeowners' association will be at the discretion
of the developer, and, if necessary, the developer will provide the
Planning Board attorney with proof of registration with the Department
of Community Affairs.
G.
Architectural design standards.
(1)
Variety in building design: Variety and visual interest shall
be created by using a combination of building articulation, change
in materials or textures, windows, chimneys and similar architectural
features. A minimum of at least one architectural articulation or
roof break shall occur on every elevation facing the common open space
or public street. No blank walls are permitted on any side of any
cottage structure. Cottage units of identical elevation types must
be separated by at least two different elevations. This will result
in at least three different building elevation plans per cluster.
No two adjacent cottage structures shall be built with the same building
size, facade material and/or colors. Cottage structures on the corners
of cottage clusters shall be designed to provide architectural modulation
and detail on both exposed facades. Examples of modulation include
architectural elements such as, but not limited to, bay windows, wrapped
porches and dormers.
(2)
Building height: In cottage design, one-story units are preferred.
Because the visual density of each cluster of cottages is higher than
in traditional single-family development and, the building separation
less than in traditional single-family developments, it is important
to maintain a feeling of adequate light and open space by providing
more restrictive maximum roof heights and roof proportion standards.
The maximum height of a single-story cottage unit shall be 18 feet.
The maximum height for a two-story/two-unit cottage structure shall
be 25 feet. To provide variability in design, a minimum of two cottage
heights are required within each cluster of six cottage units or more;
however, only one out of every three structures may be two-story or
25 feet in height.
(3)
Massing: Cottage structures shall not have the appearance of
"tall, skinny houses." As a guide, one-story cottage units shall not
appear to exceed a ratio of one-to-one (ridge height to width) as
viewed from either the common open space or adjoining roadways. Two-story
cottage structures shall have appropriate massing that minimizes a
tall and skinny appearance as much as possible.
(4)
Entrances and porches: Porches are required. All first-floor
cottage units shall provide porches to accentuate the primary and
secondary entrances to the cottage units. All porches and other entrances
shall be covered. Second-floor cottage units shall have uncovered
decks in place of front porches.
(a)
The front of each cottage unit shall have an elevated and covered
porch, a minimum of 80 square feet in size at the primary entry.
(b)
Each first floor cottage unit abutting a roadway shall have
a secondary entry with a covered porch, a minimum of 25 square feet
in size, oriented toward the street. The same shall apply to secondary
entries of first floor units that face a common walkway. If abutting
more than one roadway, the applicant may determine which roadway the
secondary entrance with covered porch will be oriented towards.
(c)
All front porches shall be a minimum of eight feet deep on the
front of the cottage unit and a minimum of six feet deep on a side
if the porch wraps around the side of the building.
(d)
Porches and decks shall never be permanently, seasonally or
temporarily enclosed.
(5)
Roof lines: Varied and interesting rooflines must be provided.
This shall include some combination of varied pitch, roof styles,
gables and dormers. Roof breaks and step-downs are encouraged. Cottage
units shall have a minimum of 6:12 roof pitch, however, up to 40%
of the roof area may have a slope not less than 4:12 when said slope
is limited to architectural features such as dormers, bay windows
and porch roofs. All eaves shall be a minimum of 12 inches wide.
(6)
Facade treatment: Window orientation shall avoid creating adverse
privacy issues within the cottage clusters. At least 10% of each cottage
unit facade shall be windows. Architectural designs shall include
substantial exterior trim elements consistent with small, Craftsman-style
homes. All window and door trim shall be a minimum of 3 1/2 inches
in width.
(7)
Utility services: Utility meters, air conditioner condensers,
vents, trash, and recyclables must be located away from the visible
portions of the buildings to the greatest extent possible and always
screened with fencing and/or landscaping.
[Added 12-13-2021 by Ord. No. 2021-15]
A.
Purpose. The purpose of the Princeton Avenue Affordable Housing Overlay
Zoning District is to promote a mix of residential housing types within
a single development including an affordable housing component and
which is compatible with the character of the existing community and
respectful of the area's natural resources.
B.
STACKED TOWNHOUSE
TOWNHOUSE
Terms defined. As used in this section, the following terms shall
have the meanings indicated:
A structure containing two or more connected dwelling units
stacked one unit above another, which can include shared floors divided
by walls and shared common party walls, with private entrances to
each unit. There shall be no more than eight units per building.
A structure of no less than three and no more than six attached
dwelling units, with each dwelling unit extending from the ground
to the roof and having individual outside access and no interior facilities,
conveniences, or services shared with other dwelling units making
up the overall building.
D.
Accessory uses.
(1)
Detached garages, which may have a breezeway connecting the
garage to the residence provided that the sides are fully open and
a deed restriction prohibits converting the breezeway to living space.
(2)
Off-street parking subject to the Residential Site Improvement
Standards (RSIS).
(3)
Mail kiosk/cluster box unit.
(5)
One freestanding sign at the entrance to the development, the design of which shall be subject to Planning Board approval and consistent with § 80-74, with the exception that sign area may measure no greater than 24 square feet. The height of the freestanding sign, including any support or frame, shall not be more than six feet above the ground measured at finish grade.
F.
Comprehensive development, bulk and yard regulations for all principal
permitted uses and accessory uses.
(1)
Minimum tract size: The entirety of the Princeton Avenue Affordable
Housing Overlay Zoning District, which shall be designed in a comprehensive
manner; any development application shall show all proposed development
for the entire tract.
(2)
Number of dwelling units permitted: The total shall not exceed
78 dwelling units.
(3)
Size of units. Consistent with the concept plan referenced herein:
(a)
The townhouse units may have maximum dimensions of 26 feet wide
by 59 feet deep;
(b)
The stacked townhouse units may have maximum dimensions of 28
feet wide by 60 feet deep; and
(c)
The single-family homes may have maximum dimensions of 31 feet
wide by 86 feet deep inclusive of a detached garage.
(4)
Utilities: All new utilities shall be installed underground.
Public water and sewer service shall be provided by the developer
through a public utility company. All utility structures within the
property lines shall be owned by owners, the association or the utility
companies.
(5)
Affordable housing requirement. Twenty percent of the total
number of residential units in the Princeton Avenue Affordable Housing
Overlay Zoning District shall be deed-restricted affordable housing
units in accordance with the latest applicable rules for affordable
housing as determined by the Uniform Housing Affordability Controls
(UHAC) of New Jersey. No certificates of occupancy shall be issued
for the market rate units unless the construction is consistent with
a phasing plan approved by the Planning Board to assure that the affordable
housing units are built proportionally and simultaneously with the
market rate units.
(6)
Maximum gross lot coverage (tract): 45%.
(8)
Maximum building height shall be:
(a)
Principal structures: 2 1/2 stories and 35 feet, as measured
from the finished first floor elevation of each unit to the roof ridge.
The finished first floor elevation shall be no more than three feet
above the proposed grade where the service walk meets the front porch.
The building height restriction shall apply to each unit.
(b)
Walkouts are only permitted on the market rate townhouses, not
on the stacked affordable units. A maximum of 15% of the total units
permitted may have walkout basements.
(c)
A unit with a walkout basement shall not exceed 48 feet from
the average finished grade elevation of the two rear corners of the
walkout side of the unit to the roof ridge. The measurement shall
apply to each unit.
(d)
Accessory structure: 14 feet.
(9)
Roof overhangs may encroach into building setback and separation
a maximum of 12 inches.
(10)
Architectural features, including, but not limited to, chimneys and bay windows as well as air conditioners, patios and decks, are not permitted within building setbacks from tract boundaries as established in Subsection F(7) above, with the exception open porches are permitted to encroach into the Princeton Avenue right-of-way as established in Subsection F(7)(a)[1] above.
(11)
Only the single-family houses shall front on Princeton Avenue.
(12)
All on-site streets interior to the development will be constructed
consistent with the Residential Site Improvement Standards.
(13)
The association shall retain ownership of the roads and be responsible
for all maintenance.
(14)
Connectivity.
(a)
The development will have sidewalks on at least one side of
all internal roads and along Princeton Avenue in front of the single-family
units connecting to the internal sidewalks at the development entrance.
(b)
Bike lanes shall not be required in the Princeton Avenue Affordable
Housing Overlay.
(c)
The development will include a walking path to connect the development
to the adjacent park to be approved by the Planning Board.
(d)
In the event that the Borough obtains an easement for a bike/walking
path to Crescent Avenue, the development will include a connecting
path located adjacent to or near the affordable units.
(15)
Parking shall be provided in accordance with the Residential
Site Improvement Standards. Single-family detached units shall meet
the requirements for four-bedroom single-family units in RSIS, townhouses
shall meet the requirements for three-bedroom townhouses in RSIS,
and stacked townhouses shall meet the requirements for one-, two-,
or three-bedroom garden apartments in RSIS. Required off-street parking
shall be located within 300 feet from the unit served.
(16)
A landscape buffer as defined in § 80-46, Buffers, shall be required along the perimeter property lines, except where an existing easement runs parallel to the property line, the requirement can be met with a minimum of a ten-foot staggered evergreen tree buffer.
(17)
Homeowners' association.
(a)
A homeowners' association shall be responsible for the upkeep
and maintenance of all common areas and the ongoing enforcement of
all standards in accordance with the homeowners' documents.
(b)
The type of homeowners' association will be at the discretion
of the developer, and the developer will provide the Planning Board
attorney with proof of registration with the Department of Community
Affairs.
(18)
The development entrance shall be provided by a divided-type
entrance roadway (a boulevard) to at least the first cross street.
(19)
Site design. The following concept plan illustrates the general
pattern of development permitted in the Princeton Avenue Affordable
Housing Overlay Zoning District, in accordance with the Round Three
Affordable Housing Settlement Agreement of the Borough of Rocky Hill.
G.
Yard and bulk standards for single-family detached residences.
(1)
Minimum lot area: 5,000 square feet.
(2)
Minimum lot frontage: 50 feet.
(3)
Minimum lot width: 50 feet.
(4)
Minimum lot depth: 100 feet.
(5)
Minimum front yard setback: 20 feet, except porches may encroach
up to five feet into the setback.
(6)
Minimum side yard setback: five feet.
(7)
Minimum rear yard setback: 32 feet for principal structures;
five feet for accessory structures. In the case where an accessory
structure is attached to the home by way of an open breezeway, the
five-foot rear setback shall still apply to the accessory structure.
(8)
All single-family detached residences shall have frontage along
Princeton Avenue and the front facade of the dwelling units shall
face Princeton Avenue. All garages shall be located in the rear of
the lot. No driveway access shall be permitted from Princeton Avenue
to any single-family detached residential lot.
(9)
Single-family homes must have a detached garage, which may be
attached with an open-sided breezeway. Detached garages may be accessed
from a private roadway which shall not constitute lot frontage.
H.
Yard and bulk standards for townhouse and stacked townhouse units.
(2)
Minimum side building setback from the curb to any internal
cartway and/or parking: 15 feet.
(3)
Minimum building separation, side-to-side: 20 feet except that
open porches may encroach up to five feet within this separation.
(4)
Minimum building separation, side-to-rear or rear-to-rear: 40
feet.
I.
In the event of any conflict between the provisions and requirements
of this section and the provisions and requirements of any other section
of this chapter, the provisions and requirements of this section shall
govern.
J.
Architectural design standards for single-family residences, townhouse
units, and stacked townhouse units.
(1)
Building facades should be articulated to create visual interest
and help define each individual home. Articulation within the building
facades shall consist of variation in the appearance and structure.
(2)
The visual goals shall be achieved through the inclusion of
features such as covered porches, bay windows, offset facades, and
differentiated building material types on some of the units.
(3)
The buildings shall have varied rooflines so that no more than
two units have a common ridge and roofline.
(4)
Emphasis should be on Craftsman-style or farmhouse features
to reflect the character and feel of residential neighborhoods in
Rocky Hill's Historic District.
(5)
Roof height, pitch, ridgelines and roof materials should be
varied to create visual interest and avoid repetition. The roof pitch
for primary roofs shall be 6:12; however, low-pitched roofs may be
acceptable if appropriate to the architectural style of decorative
features such as dormers, gables, and covered porches.
(6)
At least half of the units must have architectural features
on the front portion of the main roof such as gables or dormers.
(7)
All primary roofs shall have a minimum eave depth of 12 inches
as it occurs on the front, rear and end elevations. This shall not
apply at adjoining units.
(8)
Buildings shall incorporate varied architectural features at
covered entrances, corners, eaves and windows.
(9)
Each individual unit shall be designed with a private covered
entry door porch and incorporate columns and/or sidelights or transom
windows to create a focus on the front entrance. The entry porch shall
not be recessed more than four feet from the face of the garage door.
(10)
All doors and windows shall have at least four-inch nominal
casings with sills and four-inch heads.
(11)
If the design includes shutters, they shall be appropriately
sized in proportion to the windows.
(12)
Any individual facade treatment may not repeat more than twice
in any single grouping of townhouse units, except for the stacked
townhouse units.
(13)
The design shall create a "pedestrian scale" to the development
generated by facade designs and materials that differentiate the first
floor from upper floors.
(14)
There shall be no windowless facades.
(15)
Windows shall be double hung and designed with actual or simulated
divided lights to complement the historic architectural style.
(16)
First floor windows shall be taller than windows on the second
floor.
(17)
A minimum of 20% of townhouse units shall include a garage that
is one bay wide with the applicant having the sole discretion to provide
a garage that is one bay wide in greater than 20% of the townhouse
units. Townhouse units not having garages one bay wide may have garages
that are two bays wide.
(18)
Each building consisting of six dwelling units shall include
at least two units with garages that are one bay wide.
(19)
Two car garage doors will appear to be two carriage doors, will
have windows and will not exceed 16 feet wide.
(20)
Building color and materials shall have a complementary palate
that is consistent with the general theme of the development.
(21)
The maximum number of units before a horizontal break in the
footprint shall be two and the minimum offset shall be two feet.
(22)
End units should receive architectural treatments complementary
to the front facades and incorporate side entrances with covered porches
on the end-facing facade.
(23)
The applicant will prepare and make available to the Planning
Board an existing neighborhood survey showing the architectural design
features that inform the character of the proposed neighborhood and,
in the discretion of the applicant, architectural design features
representative of the neighborhood may be included as part of the
applicant's architectural design.
K.
Blasting requirements and restriction.
(1)
The applicant's blasting contractor shall conduct a preblasting
survey of structures in the vicinity of rock blasting activities within
a 300-foot radius. Prior to the commencement of blasting activities,
the applicant's blasting contractor shall provide the Borough Engineer
with a list identifying the structures that are proposed to be surveyed.
If the Borough Engineer believes additional structures should be included
in the survey list, the blasting contractor will work with the Borough
Engineer to supplement the survey list. At least seven days prior
to the commencement of the blasting, the owner(s) and/or occupants(s)
of the homes and structures identified on the survey list shall be
notified of the anticipated starting and completion date of the blasting
activities by way of a letter from the blasting company.
(2)
The applicant shall retain the services of a licensed New Jersey
professional engineer (applicant's engineer) with experience to perform
the preblast survey. The applicant's engineer shall submit their resume
that includes relevant experience to the Borough for approval prior
to performing the work.
(3)
A vibration monitoring control plan prepared by the applicant's
engineer. This a project critical item and the industry standard for
providing vibration data during blasting operations to determine if
the vibration levels established by the United States Department of
Interior have been exceeded that would result in structural damages
to the surrounding structures and underground utilities. Compliance
at these levels for vibration and air blast eliminates the probability
of damage to structures as determined by the United States Department
of Interior. The vibration monitoring control shall include the vibration
limits (peak particle velocity or PPV) for all structure types, including
historical, and seismograph information (manufacturer, model number,
calibration date certificates and proposed locations). Vibration monitoring
shall be performed in accordance with the plan approved by the Borough
during all blasting operations.
(4)
The applicant shall retain the services of a licensed New Jersey blasting contractor. All blasting shall be performed in accordance with New Jersey Administrative Code Title 12, Labor and Workforce Development, Chapter 190, Explosives, Subchapter 7, Use of Explosives. The blasting contractor shall be required to submit their blasting plan that would include hole locations, depths, charge type and quantity per hole, fuses, delay sequence, blast matting, stemming, etc. The blaster shall demonstrate that the vibration limits for the surrounding structures and utilities would not be exceeded and, if they are exceeded, what is the protocol for revising the blasting plan to ensure the vibration limits are not exceeded during subsequent blasts. Several test blasts shall be performed to determine the effectiveness of the vibration monitoring control plan and anticipated ground response.
(5)
The applicant's engineer shall perform post-condition surveys
once blasting operations are complete. Emergency inspections of the
surrounding structures and underground utilities may be required based
on the seismograph data recorded during blasting events where the
established vibration limit (PPV) has been exceeded.
(6)
There shall be no on-site rock-crushing operation. The applicant
shall utilize dust control measures in connection with all blasting
activities. The applicant shall use only the services of a New Jersey
State licensed blaster. The site shall be safety fenced during all
blasting operations to the satisfaction of the Board Engineer, and
the applicant shall secure approval of the proposed safety fencing
from the Board Engineer prior to the commencement of blasting activities.
(7)
The applicant shall also provide to the Borough Clerk, the Borough
Engineer, the local Fire Department, and the State Police, in writing,
an identification of the blaster, his/her New Jersey blasting license
number, address and phone number, and the name and phone number of
the applicant's representative who can be contacted in the event of
an emergency.
(8)
The applicant shall maintain a list of those property owners
on adjacent lots and those residents who have registered to be notified
in advance of blasting operations on site and shall telephonically
contact those individuals at least 48 hours in advance of blasting
operations regarding the proposed blasting schedule. The applicant
shall also notify the State Police, Fire Department, Borough Clerk
and Board Engineer. The applicant shall comply with all regulations
established by the State of New Jersey.
(9)
Rock blasting shall be limited to Monday through Friday between
the hours of 9:00 a.m. and 4:30 p.m. There shall be no blasting on
weekends or holidays. An air horn shall be sounded in advance of each
blast.
(10)
The applicant shall consult with the Borough Building Inspector,
Code Enforcement Officer, Engineer, Fire Department representative
and State Police representative and prepare a construction safety
plan that addresses the precautions that will be taken in conjunction
with on-site construction, including the duties of an on-site supervisor,
fencing around certain construction areas and child safety measures.
This safety plan shall be submitted to the Borough Clerk and Board
Engineer prior to the commencement of any on-site work that may involve
blasting.
(11)
All insurance and bonding requirements shall be included in
the developer's agreement and approved by the Borough Attorney and
Borough Council.
[Amended 3-1-2004 by Ord. No. 3-2004]
A.
Purpose. The purpose of this district is to provide that the existing
dwellings be preserved in their setting and that new dwellings be
located in compact development node with access therefor and circulation
designed so that the undeveloped open field between Washington Street
and the existing residences be preserved to maintain the historic
envelope of the residences and integrity of the streetscape.
B.
C.
Accessory uses permitted: the same as the R-1 District.
E.
Comprehensive development, density, bulk and yard regulations for
all principal permitted uses.
(1)
Minimum tract size: The entirety of the district, which shall be
designed in a comprehensive manner, whether a planned unit residential
development or building lots only are proposed, and any development
application that includes a dwelling unit shall show all proposed
development for the entire district.
(2)
Number of dwelling units permitted: The maximum number of dwelling
units permitted in the district (whether single-family residences,
two-family residences, or row houses) shall be calculated by submitting
a test plat of lots conforming to the R-1 District standards. The
plat shall include the three residences in existence as of January
1, 2004. With respect to such residences, the test plat shall meet
the R-1 minimum lot area standards, but need not meet other bulk standards.
(3)
Once the number of new dwelling units is established pursuant to Subsection E(2) above, the layout of existing and proposed dwellings may include a variety of lot sizes and building setbacks, provided the provisions of this section are otherwise met and that each lot has safe and sufficient access.
(5)
Maximum lot coverage: 50%.
F.
Design standards.
(1)
The lots, building placement, and unit types set forth on the Illustrative
Figures for R-1A Zone attached to the Land Use Plan element of the
Master Plan of the Borough of Rocky Hill are for illustrative purposes
and show plans satisfying the goals of the R-1A District regulations
(2)
No buildings or other structures except for fences, walls, and drives
shall be located in front of a line extending the front plane of the
primary residence, and such land shall either be preserved as common
open space or incorporated into a building lot or lots. In either
case, such land shall be maintained as an open or farmed area. If
incorporated into a building lot or lots, an improvement area beyond
which there shall be no disturbance shall be established and memorialized
in the property deed restrictions or other mechanism satisfactory
to the Planning Board attorney, to govern use and maintenance of the
open or farmed area and landscaping and limit the placement of any
structures consistent with the intent of this section and provide
for Planning Board review of any landscaping plan. If common open
space is located in such area, a deed restriction with such restrictions
and satisfactory to the Planning Board attorney shall be recorded.
Nothing herein shall preclude the property owners from farming the
property in accordance with the Farmland Assessment Act and Right
to Farm Act.[1]
[1]
Editor's Note: See N.J.S.A. 54:4-23.1 et seq. and N.J.S.A.
4:1C-1, respectively.
(3)
One additional shared driveway shall be permitted, but only if the
applicant demonstrates that it is necessary for safe ingress and egress
and that the existing drive is insufficient for such purposes. It
shall be located so as to minimize its impact upon the open field
and the streetscape, and the cartway therefor shall be no greater
than 15 feet wide, except as otherwise required by law.
(4)
Buildings shall be designed in a style and scale compatible with
the architecture within the Historic Preservation District and buildings
in the R-1A District and meeting all historic preservation standards.
G.
Regulations for the raising and breeding of horses. Until such time
as a subdivision for building lots is constructed in accordance with
the above, the following shall apply whenever a lot is used for the
raising and breeding of horses:
(1)
Minimum area: three acres, including the lot plus land on adjoining
lots dedicated by easement for such purposes.
(2)
Number of horses permitted: no more than one per acre.
(3)
Setbacks: all structures and areas for the feeding and boarding of
horses and all manure piles shall be set back at least 100 feet from
all property lines.
(4)
Fencing: lots upon which horses are raised and bred shall be suitably
fenced, but electric fences are prohibited.
[Amended 3-1-2004 by Ord. No. 4-2004.]
A.
Purpose. It is the purpose of this district to provide for low-density
development consistent with the environs of the Village Center, to
preserve the existing main residence in its setting, and to preserve
the open area along Princeton Avenue because of its close relation
to the main residence's viewscape and the greenbelt surrounding much
of the Village Center and extending along Princeton Avenue. The district
is also intended to provide that additional development be undertaken
in a manner compatible with the traditional scale and architecture
of the adjacent Village Center.
C.
Accessory uses permitted: the same as the R-1 District.
E.
Density, bulk and yard regulations for all principal permitted uses.
(1)
Number of dwelling units permitted: The maximum number of dwelling
units permitted in the district (whether single-family residence or
two-family residences) shall be calculated by submitting a test plat
of lots conforming to the R-1 District standards. The plat shall include
the main residence in existence as of January 1, 2004.
(2)
Minimum lot area: 5,000 square feet.
(3)
Maximum lot area: 12,000 square feet, except for the lot with the
homestead, for which a deed restriction prohibiting further subdivision
shall be recorded as a condition of any development approval granted
pursuant to these regulations.
(4)
Minimum lot depth: 100 feet.
(5)
Minimum lot width: 50 feet.
(10)
Maximum lot coverage: 50%.
(12)
Maximum square feet per dwelling unit: 3,000 square feet of
habitable space, except that such limitation shall not apply to the
homestead.
F.
Design standards.
(1)
The lots, building placement, and unit types set forth in the Illustrative
Figures for R-1B Zone attached to the Land Use Plan element of the
Master Plan of the Borough of Rocky Hill are for illustrative purposes
and show plans satisfying the goals of the R-1B District regulations.
(2)
Except as shown in Illustrative Figures for R-1B Zone 1 of 3 and
2 of 3, no buildings or other structures except for fences, walls,
and drives shall be located in front of a line extending the front
plane of the primary residence, nor shall any lot be located within
50 feet of such residence. Such land shall be incorporated into the
primary residence's building lot and shall be maintained as an open
area. An improvement area beyond which there shall be no disturbance
shall be established and memorialized in the property deed restrictions
or other mechanism satisfactory to the Planning Board attorney as
a condition of any development approval granted pursuant to these
regulations. Such restrictions or other mechanisms shall govern use
and maintenance of the open area and landscaping and limit the placement
of any structures consistent with the intent of this section and provide
for Planning Board review of any landscaping plan.
(3)
To the extent practicable, the driveway existing at the time this
chapter is adopted shall be used for access to the new lots, and to
the extent feasible there shall be no change in configuration of such
driveway.
(4)
Buildings shall be designed in a style and scale compatible with
the architecture within the Historic Preservation District and principal
building in the R-1B District and meeting all historic preservation
standards.
G.
Regulations for the raising and breeding of horses. Until such time
as a subdivision for building lots is constructed in accordance with
the above, the following shall apply whenever a lot is used for the
raising and breeding of horses:
(1)
Minimum area: three acres, including the lot plus land on adjoining
lots dedicated by easement for such purposes.
(2)
Number of horses permitted: no more than one per acre.
(3)
Setbacks: all structures and areas for the feeding and boarding of
horses and all manure piles shall be set back at least 100 feet from
all property lines.
(4)
Fencing: lots upon which horses are raised and bred shall be suitably
fenced, but electric fences are prohibited.
A.
Purpose. The purpose of this district is to recognize the existing
pattern of residential use in the older, village section of the Borough
and to provide for smaller lot sizes and shorter yard requirements
in conformity therewith.
B.
Principal permitted uses on land and in building: the same as the
R-1 District.
C.
Accessory uses permitted: the same as the R-1 District.
E.
F.
Buffers. No requirement.
G.
Minimum off-street parking: two spaces per dwelling unit.
H.
Regulations for the raising and breeding of horses.
(1)
Minimum lot area: three acres.
(2)
Number of horses permitted: no more than one per acre.
(3)
Setbacks: all structures and areas for the feeding and boarding of
horses and all manure piles shall be set back at least 100 feet from
all property lines.
(4)
Fencing: lots upon which horses are raised and bred shall be suitably
fenced, but electric fences are prohibited.
A.
Purpose. The purpose of this district is to provide for clustering as a form of planned development. Development shall be in accordance with the provisions of Article VI in order to provide flexibility in site design by creating smaller lots while generating open-space areas for parks and recreation use to be compatible with the historic district as well as larger lot subdivisions.
E.
Density, bulk and yard regulations.
|
Townhouses
| ||||
|---|---|---|---|---|
|
Single-Family
|
Individual Units
|
Overall Structure
| ||
|
Maximum density
|
1.5 units per gross acre
|
N/A
|
2 units per gross acre
| |
|
Maximum density per net acre
|
N/A
|
N/A
|
6 units per acre
| |
|
Minimum lot area
|
7,500 square feet
|
1,400 square feet
|
40,000 square feet
| |
|
Maximum lot area
|
10,000 square feet
|
1,800 square feet
|
N/A
| |
|
Minimum lot depth
|
100 feet
|
80 feet
|
150 feet
| |
|
Minimum lot width
|
75 feet
|
16 feet
|
150 feet
| |
|
Minimum front yard
|
40 feet
|
20 feet
|
20 feet
| |
|
Minimum side yard (each)
|
40 feet
|
-0-
|
20 feet
| |
|
Minimum rear yard
|
20 feet
|
20 feet
|
85 feet
| |
|
Maximum building height
|
35 feet
|
35 feet
|
35 feet
| |
|
Maximum lot coverage
|
20%
|
50%
|
20%
| |
|
Minimum public open space and/or common property
|
30% of the overall tract of a single-family development
|
40% of the overall tract of a townhouse project
| ||
|
Minimum tract size
|
10 acres
|
10 acres
|
10 acres
| |
F.
Minimum off-street parking: two spaces per dwelling unit. Within
townhouse complexes there shall be no curbside parking. Where townhouse
parking spaces are in garages or other assigned spaces, there shall
be additional parking spaces in parking lots at the rate of 0.5 space
per garaged or assigned space. Individual garages served by a driveway
shall count as one space.
G.
Arrangement of townhouse structures.
(1)
Distances between buildings. Principal buildings shall be no closer
to each other than 40 feet on the plane which describes the buildings
as being next to each other and 70 feet on the plane which describes
the buildings as backing or fronting each other.
(a)
An accessory structure related to a townhouse structure shall be
no closer than 10 feet to an accessory structure related to another
townhouse structure. Garages for adjacent townhouse units may be attached
to each other.
(2)
Siting of buildings.
(a)
Structures shall be located on the least environmentally sensitive
land on the tract and shall be sited in one or more clusters in a
manner most appropriate to the natural features of the tract.
(b)
Each dwelling unit shall be located so that it is accessible
by police, fire-fighting and emergency vehicles.
(c)
Each dwelling unit location shall be reasonably related to its
appurtenant parking area.
(d)
Each dwelling unit shall have at least two exposures. All buildings
shall be designed and sited in an energy-efficient manner.
(e)
Each dwelling unit shall be provided reasonable visual and acoustical
privacy.
A.
Purpose. The purpose of this district is to provide an area for small
retail sales and service-type uses in locations where such uses currently
exist.
B.
Principal permitted uses on land and in buildings.
(1)
Retail sales.
(2)
Service uses.
(3)
Restaurants and bar.
(4)
Offices and bank.
(5)
For purposes of this chapter, laundries, bakeries, printing shops,
dry-cleaning establishments and other businesses in which a product
is produced shall be deemed to be industries where they employ more
than eight persons or use process machinery of more than 10 horsepower,
but it is not intended that a retail store or bank shall be limited
in the number of its employees.
(6)
Single-family residences in accordance with all requirements of the
R-2 District.
(7)
General farming, including the raising and breeding of horses, but
excluding all other forms of animal husbandry.
E.
Density, bulk and yard regulations.
(1)
Minimum lot area: 10,000 square feet.
(2)
Minimum lot depth: 100 feet.
(3)
Minimum lot width: 50 feet.
(4)
Minimum front yard: 15 feet.
(5)
Minimum rear yard: 25 feet.
(6)
Maximum building height: 35 feet.
(7)
Maximum lot coverage: 40%.
(8)
Maximum floor area ratio: 0.4.
(9)
Minimum business floor area: 800 square feet.
(10)
Minimum side yard: All business buildings may be built without
side yards, except that where a side yard in the business zone adjoins
the side yard in a residential zone, there shall be a minimum side
yard in the business zone of 10 feet. Where a business and residential
use is combined in the same building, there shall be two side yards,
and each side yard shall be not less than 10 feet.
F.
Minimum off-street parking.
[Amended 10-15-2018 by Ord. No. 10-2018]
|
Land Use
|
Minimum Number of Off-Street Parking Spaces Required
|
|---|---|
|
Restaurants, eateries or similar establishments
|
1 for every 3 seats or 1 per every 200 square feet if the establishment
is predominantly take-out
|
|
Meeting places or other places of public or private assembly
|
1 for every 3 seats or, where capacity is not determined by
the number of fixed seats, 1 space for every 50 square feet of gross
floor area
|
|
Retail use
|
1 for every 250 square feet of gross floor area, exclusive of
basement area if not used for sale or display of merchandise
|
|
Offices, including professional offices but excluding medical
uses
|
1 for every 300 square feet of gross floor area
|
|
Medical offices, dental offices and clinics
|
1 for every 250 square feet of gross floor area
|
|
Child-care centers
|
1 for every 600 square feet of gross floor area plus adequate
space for student pickup and delivery 1 additional space for each
employee shall also be provided
|
|
Studio, art, music, dance, gymnastics and similar instructional
use
|
1 for every 250 square feet of gross floor area
|
|
Barber shop, beauty salon, nail salon, dry cleaners and other
personal service uses
|
1 for every 250 square feet of gross floor area
|
|
Buildings or uses other than those specified above
|
At least 1 for every 1,000 square feet of gross lot area, unless
otherwise determined differently by the Planning Board. The determination
shall be consistent with the principles set forth herein for comparable
buildings
|
|
Mixed uses
|
Mixed uses in the same building shall be calculated as the sum
of the individual uses, unless the applicant can demonstrate to the
Planning Board that the parking characteristics of the individual
uses are such that the total needs of the development are less than
the sum of the parts
|
G.
Regulations for the raising and breeding of horses.
(1)
Minimum lot area: three acres.
(2)
Number of horses permitted: no more than one per acre.
(3)
Setbacks: all structures and areas for the feeding and boarding of
horses and all manure piles shall be set back at least 100 feet from
all property lines.
(4)
Fencing: lots upon which horses are raised and bred shall be suitably
fenced, but electric fences are prohibited.
[1]
Editor's Note: Former § 80-92, VO Village Office,
as amended, was repealed 9-21-2020 by Ord. No. 2020-02.
A.
Purpose. The purpose of this district is to provide for the existing
industry in the Borough.
B.
Principal permitted uses on land and in buildings.
(1)
Offices for executive or administrative purposes.
(2)
Scientific or research laboratories, including incidental pilot plants
in connection therewith.
(3)
Fabrication and assembly of products.
(4)
General farming, including the raising and breeding of horses, but
excluding all other forms of animal husbandry.
E.
Density, bulk and yard regulations.
(1)
Minimum lot area: 10 acres.
(2)
Minimum lot depth: 600 feet.
(3)
Minimum lot width: 250 feet.
(4)
Minimum front yard: 200 feet.
(5)
Minimum side yard (each): 200 feet.
(6)
Minimum rear yard: 200 feet.
(7)
Maximum building height: 35 feet.
(8)
Maximum lot coverage: 40%.
(9)
Minimum ground floor area: 20,000 square feet.
(10)
Maximum floor area ratio: 0.5.
F.
Buffers: in accordance with the provisions found in § 80-46, entitled "Buffers."
[Amended 9-21-2020 by Ord. No. 2020-02]
H.
Regulations for the raising and breeding of horses.
[Amended 6-21-2004 by Ord. No. 11-2004]
A.
Purpose. It is the purpose of this district to recognize land that
is owned by governmental units and civic organizations and that is
devoted to public and quasi-public uses.
D.
Conditional uses.
(1)
Public libraries, facilities for community and civic groups, cemeteries,
facilities for fire and rescue emergency services owned and operating
by nonprofit organizations, public and private nursery schools, and
group homes serving low - and moderate-income households and in compliance
with all regulations of the Council on Affordable Housing, subject
to the following conditions:
(a)
The minimum lot size and setbacks shall be the same as in the
R-2 District.
(c)
Parking: Sufficient parking shall be provided to meet the needs
of the proposed use.
(d)
In the case of nursery schools, sufficient stacking shall be
provided so as not to create a traffic hazard.
(e)
Buffer requirement: A planted buffer comprised of a minimum
depth of 15 feet or fencing, or both, all at the Planning Board's
option, shall be provided between all parking areas or other outdoor
facilities and adjacent residential lots. This provision may be satisfied
if the natural topography or other natural or man-made features adequately
separate parking areas from adjoining land used for residential purposes.
E.
Density bulk and yard regulations. For municipally owned lots and
for any use owned and operated by the Borough of Rocky Hill, there
shall be no minimum lot size, setback requirement, or other bulk limitation.
[Amended 11-18-2013 by Ord. No. 7-2013]
A.
Purpose. The purpose of this district is to regulate development
within the Borough's historic district.
B.
Criteria governing issuance of preservation permits.
(1)
General criteria. A preservation permit shall be granted only if the covered acts set forth in § 80-22A(1), as proposed or as modified by conditions imposed by the Planning Board:
(a)
Are compatible with the existing structures of the Historic
Preservation District;
(b)
Would not adversely affect the ambiance, character, and appearance
of the Historic Preservation District and the relationships among
structures and between structures and public or private streets in
the district;
(c)
Would not adversely affect the visual exterior architectural
features and setting of the structure and its historical and architectural
interest;
(d)
Are not out of scale with the other structural elements in the
Historic Preservation District; and
(e)
Are consistent with the additional criteria of this section
and with the purposes of this chapter.
(2)
Additional criteria for proposed new construction or additions to
existing structures; moving of structures into or within the Historic
Preservation District; existing structures erected after January 1,
1930.
(a)
A preservation permit to construct new structures or additions
to existing structures, or to move structures into or within the Historic
Preservation District, or involving covered acts to structures erected
after January 1, 1930, shall be granted only if the work as proposed
or as modified by conditions imposed by the Planning Board:
[1]
Is not incongruous with the existing structures and streetscapes
of the Historic Preservation District; and
[2]
Is visually compatible with the structures and places to which
it is visually related, as judged by the following standards:
[a]
The height of the proposed structure shall be visually
compatible with structures within the Historic Preservation District.
[b]
The relationship of the width of the structure
to the height of the front elevation shall be visually compatible
with structures and places to which it is visually related within
the Historic Preservation District.
[c]
The relationship of the width of windows to the
height of windows in a structure shall be visually compatible with
the structures and places to which it is visually related within the
Historic Preservation District.
[d]
The relationship of solids to voids in the front
facade of a structure shall be visually compatible with the structures
and places to which it is visually related within the Historic Preservation
District.
[e]
The relationship of the structure to the open space
between it and adjoining structures shall be visually compatible with
the structures and places to which it is visually related within the
Historic Preservation District.
[f]
The relationship of entrance and porch projections
to the street shall be visually compatible with the structures and
places to which it is visually related within the Historic Preservation
District.
[g]
The relationship of materials and texture of the
facade and roof of a structure shall be visually compatible with the
predominant materials used in the structures to which it is visually
related within the Historic Preservation District.
[h]
The roof shape of a structure shall be visually
compatible with structures to which it is visually related within
the Historic Preservation District.
[i]
If proposed, appurtenances such as walls and open-type
fencing shall form cohesive walls of enclosure along a street, to
the extent necessary to maintain visual compatibility of the main
structure with the structures and places to which it is visually related
within the Historic Preservation District.
[j]
The size of the structure, the mass of the structure
in relation to open spaces, and the windows, door openings, porches
and balconies shall be visually compatible with the structures and
places to which it is visually related within the Historic Preservation
District.
[k]
A structure shall be visually compatible with structures
and places to which it is visually related in its directional character,
whether this be vertical character, horizontal character, or nondirectional
character within the Historic Preservation District.
(b)
It is not the intent of this chapter to discourage contemporary
architectural expression or to encourage new construction which emulates
existing buildings of historic architectural interest of a certain
period or architectural style, but to preserve the integrity and authenticity
of the Historic Preservation District and to insure the compatibility
of new structures therein. If past architectural styles are to be
used, a copy of a specific structure is preferable to an amalgam of
building types, forms, and styles.
(3)
Additional criteria for structures erected before January 1, 1930,
that does not include their demolition or removal from the Historic
Preservation District. A preservation permit for covered acts on structures
erected before January 1, 1930, when such covered act is the construction
of an addition or alteration to a structure or the alteration of an
outbuilding other than the demolition or removal of such structures
from the Historic Preservation District, shall be granted only if
the work as proposed or as modified by conditions imposed by the Planning
Board:
(a)
Preserves or enhances the historical or architectural value
of and character of the structure; and
(b)
Seeks to return the structure, or the part covered by the application,
to the known or reasonably conceived appearance (including design
elements, architectural details, and textures) it had when it was
first constructed or when it was remodeled, if the remodeling occurred
before January 1, 1930. Modifications necessary or beneficial to contemporary
living consistent with the architectural design and character of the
structure or modifications which improve structures lacking architectural
merit and not in character with the Historic District may be considered.
In determining whether the applicant is proposing work which will
restore the authenticity of the structure, as hereby required, the
following principles, among other appropriate factors, shall when
feasible be followed:
[1]
Existing materials, if viable, if they are the original materials
of the original structure or remodeling which is being restored, should
be maintained and repaired rather than replaced. Modern low-maintenance
or energy-efficient visually compatible materials may be substituted.
[2]
Architectural details of the original construction or remodeling
which is being restored or altered should be retained. This includes,
but is not limited to, cornices and their brackets, window trims such
as molded lintels, porch elements such as posts, balustrades, and
spindles, and windows, particularly the number and size of the individual
panes.
[3]
If an element must be replaced rather than repaired, a visual
facsimile of the original is preferable to a similar or conjectural
piece.
[4]
If a visual facsimile of a missing piece cannot be obtained,
similar or conjectural items are preferable to none at all.
[5]
The original roofing material should be maintained or repaired,
and, if replacement is needed, it should be of the same material and
size. If the same material is not available, a substitute material
should be of the same shape, texture, and size. A visually compatible
modern low-maintenance or energy-efficient building material may be
considered.
[6]
Storm windows and doors are not prohibited, but should be as
unobtrusive as possible.
[7]
Period trim that defines the character of a building should
be retained.
[8]
Synthetic siding is acceptable, but the width of the siding
shall be visually appropriate for the period of the building's construction.
[9]
Windows should be divided into the number of lights appropriate
to the style of the building. True divided lights are preferred, but
snap-in muntins are acceptable.
[10]
Shutters should be of a height and width so that they appear
capable of being closed. They are not appropriate on double, bay,
or picture windows.
[11]
Doors should have the number and type of panels suitable to
the style of the building.
(4)
Additional criteria for demolition or removal of structures from
the Historic Preservation District.
(a)
Structures built before January 1, 1930.
[1]
A preservation permit for demolition or removal from the Historic
Preservation District of structures built before January 1, 1930,
shall not be granted unless the applicant establishes to the satisfaction
of the Planning Board that the condition of the structure is such
that the cost of necessary restoration or repairs would preclude the
owner from making any reasonable economically viable use of the property.
[2]
A preservation permit for the partial demolition of structures
built before January 1, 1930, may be granted only if the applicant
provides sufficient documentation (including photographs and/or accurate
drawings) of the portion of the existing exterior structure to be
demolished so that any future restoration will be able to replicate
appropriately the architectural details of the original structure.
[3]
If a partial or total demolition of the structure built before
1930 is required to improve or modernize mechanical systems or improve
energy efficiency, then such permit may be granted only if the applicant
provides sufficient documentation (including photographs and/or accurate
drawings) of the existing exterior structure, or portion thereof,
to be demolished to enable a visually identical exterior reconstruction
of the original structure. Further, to the extent possible, the applicant
should salvage as many original exterior architectural components
and use same in the reconstruction of the structure.
(b)
Structures built after January 1, 1930. A preservation permit
for the partial or total demolition of structures built after January
1, 1930, shall be granted only if the applicant provides sufficient
documentation (including photographs and/or accurate drawings) of
the existing structure, or portion thereof, to be demolished so that
any future restoration will be able to replicate the architectural
details of the original structure. Further, the permit will also be
predicated on establishing that the site improvements being requested
will contribute visually to the Historic District at least as much
as the structure being demolished.
(5)
Additional criteria for site plans, subdivisions, and other development
applications. Site plan, subdivision, and other development applications
which propose improvements shall respect the historic pattern of use
of the historic property; respect the interrelationship of historic
features of the property; and provide for an adequate visual buffer
for the principal structure or structures and, where appropriate,
for an adequate visual buffer for the other historic features of the
site by use of open areas and appropriate plantings and, in implementation
of these standards, create an historic protection area around the
historic features on the property. The historic protection area shall
include the principal structure and all of the other historic features
on the property. The area shall also be of a size and configuration
sufficient to maintain the historic setting and historic character
of the property. All other dwelling units and other structures which
the applicant proposes to build on the site may be clustered on the
remainder of the tract outside the historic protection area and may
be located on smaller lots than are otherwise permitted in the zone,
provided that the lots may not be of such a size which the Planning
Board deems inappropriately small given the configuration of the design
of the subdivision and the size of the units to be constructed thereon,
and further provided that the number of dwelling units, including
the principal structure in the historic preservation area if such
structure is a residential unit, is no greater than the number the
applicant could achieve on the site were it to be developed on the
basis of a conventional subdivision complying with all provisions
of this chapter. Historic protection areas shown on the approved plans
shall be included in one lot which does not include any proposed improvements
on vacant land other than those accessory to the principal use or
uses in the historical protection area. Such lot shall:
(a)
Not be further subdivided so as to create additional building
lots; and
(b)
Be deed restricted in a manner acceptable to the Planning Board
attorney so as to prohibit further development on vacant land within
such lot except for uses accessory to the principal uses within the
lot. The Planning Board may require such additional deed restrictions
as it deems desirable to protect the historic features of the property.
All development applications within the district shall show all proposed
improvements and shall be developed in accordance with a Comprehensive
Plan.
(6)
Phasing of stabilization plans and exterior renovation of and landscaping
for historic structures.
(a)
The Planning Board, when approving a development application
in the Historic Preservation Zoning District, may require that:
[1]
Any historic structure on the property be made secure against
theft and vandalism;
[2]
Inflammable materials not be stored therein except in a manner
approved by the Fire Marshall;
[3]
Interior features of historic significance, such as moldings,
fireplace mantels, doors, and fixtures, not be removed except for
preservation purposes and that any such features which are removed
be put back in place;
[4]
The interior not be damaged and any damage be repaired;
[5]
Emergency repairs sufficient to protect against deterioration
of the structure be undertaken and proof of inspection for insect
and vermin infestations and of appropriate remedial work be submitted;
[6]
The structure be made structurally sound and its electrical,
plumbing, and heating systems be in adequate working order and free
of hazards; and
[7]
The exterior of the structure be restored in a manner consistent
with the criteria set forth herein and landscaped with historic plantings
as found and with other appropriate plantings.
(b)
The Planning Board may condition the filing of a subdivision
plat upon the above obligations being met; may establish a phasing
plan setting forth when any repair work shall be completed and the
other obligations set forth herein are to be met; and may require
that the repair and restoration work be subject to the approval of
the Borough's Zoning Officer.
(7)
Work under preexisting permits. The provisions of this chapter shall
not apply to any work performed pursuant to a valid and existing development
approval or building permit issued prior to the effective date of
this chapter.
[Amended 9-21-2020 by Ord. No. 2020-02]
All lands that lie within the boundaries of the Airport Safety
Zone shall comply not only with the regulations and standards set
forth in this chapter and all other ordinances of this Borough but
also with the minimum obstruction standards established in N.J.A.C.
16:62-4.1 and the minimum land use standards established in N.J.A.C.
16:62-5.1.
