[Added 3-13-2018 by Ord. No. 5565]
The AH-2 District is intended to promote the development that supports and is consistent with the commercial development pattern surrounding the train station and to accommodate multifamily housing with a portion of such housing restricted to households of very-low, low- and moderate-income.
Buildings shall be required to incorporate high-quality architectural features that are characteristic of exemplary buildings reflecting the traditional architecture of other multifamily dwelling units in the Business Retail, Union Center Business or the Union Station District. The applicant for any development shall demonstrate such design by providing examples of and comparisons with existing high-quality buildings within the Business Retail, Union Center Business or the Union Station District.
Buildings greater than 40 feet in height shall be required to use architectural features such as pitched roofs, varied rooflines, decorative cupolas, pediments, varied parapet heights and similar features designed to provide variety and reduce the visual impact of the building height. In order to accommodate such features, the height of such features shall not exceed the maximum permitted building height by more than eight feet.
Buildings having a gross floor area greater than 40,000 square feet shall be required to use architectural features that provide variety and reduce the visual impact of the building mass, through the use of varied façade materials, façade projections and recesses, judicious use of windows, other openings in the façade, and other similar features.
All HVAC and mechanical equipment shall be adequately screened from view.
Recreational/social amenities. Developments shall be required to include both interior and exterior common areas devoted to recreational, social and similar functions for residents and their guests, as set forth below:
At least 40 square feet per dwelling unit shall be devoted to interior common areas, such as but not limited to meeting rooms, community centers, fitness centers, indoor recreational areas, lounges, libraries, etc. Areas such as hallways, stairs, elevators, entrance lobbies, storage, mail areas, mechanical space or office space and similar areas shall not count towards meeting this requirement.
At least 40 square feet per dwelling unit shall be devoted to exterior common areas, such as but not limited to recreational areas, gardens, courtyards, plazas, decks, patios, etc. Such areas may be located at grade level, on building terraces or on the roof of the building. Lawn and landscaped areas shall not count towards meeting this requirement unless such areas are specifically designed to be part of the aforementioned features.
There must exist approved public water and public sewer systems which shall be available to each unit prior to the issuance of the building permit for that unit.
For developments to be constructed over a period of years, a phasing plan shall be submitted as part of the preliminary plan for the entire concept.
All residential development shall be required to include affordable housing as a component. The following requirements shall apply:
The minimum percentage of very-low, low- and moderate-income housing shall be 15% of the total number of dwelling units for rental affordable units and 20% of the total number of dwelling units for for-sale affordable units.
Very-low, low- and moderate-income housing shall be constructed and rented in accordance with the Council on Affordable Housing rules at N.J.A.C. 5:93-1 et seq. and the Uniform Housing Affordability Controls (UHAC) at N.J.A.C. 5:80-26.1 et seq. including standards for the split between very-low, low- and moderate-income housing, provided a minimum of 13% of the affordable units are very-low-income units at 30% of the median income and 37% of the affordable units are low-income units with the fifty-percent balance of units allowed at moderate income; bedroom distribution; range of affordability; pricing and rent of units; affirmative marketing; thirty-year minimum affordability controls and construction phasing with the market-rate units developed on the tract.
Affordable housing units shall be affordable family rentals and shall not be age-restricted.
The Township-designated Affordable Housing Administrator shall be responsible to affirmatively market, administer and certify the occupant of each affordable unit, with all administrative costs to be paid by the developer.
The following area and bulk regulations shall apply:
Minimum lot size: one acre.
Minimum lot width: --.
Minimum lot depth: --.
Maximum principal building height: 6 stories/75 feet.
Maximum accessory building height: 20 feet.
Maximum residential density: 35 units per acre.
Maximum building coverage: 90%.
Maximum impervious surfaces: 95%
Maximum floor area ratio: 400%.