[Amended 8-20-2018 by Ord. No. 2018-13]
A.
Goal: to provide locations for regional commercial uses that include
lifestyle commercial and office locations that are quasi-auto-dependent
and that are single- or multi-use buildings and that may or may not
be on individual lots.
B.
Definition: single- or multi-use buildings that address a multitude
of regional commercial needs in a walkable lifestyle commercial configuration.
C.
Zoning Map.
 |
D.
The following examples best embody the purpose, goals and objectives
of the large-format retail unit:
(1)
Photo 1.
 |
(a)
Attractive one-story retail main streets work well when the
architecture is accentuated vertically to provide a sense of enclosure
on the street.
(b)
Large glass storefronts provide an inviting image to shoppers.
(c)
Arcades provide user comfort and help to modulate the architectural
rhythm, relating it to the human scale.
 |
(d)
Photo 2.
(e)
Second-story office use is encouraged. It provides on-site users
of the first floor retail.
(f)
Most national chains now have architecture that will fit into
a main street setting.
(g)
Solar screens and awnings provide shade to lower floors.
(h)
Creative use of projecting bays, fenestration and materials
provides architectural interest to the street and may serve as a reference
to a special place in the community.
(2)
Photo 3.
 |
(a)
Sidewalks should be designed with a generous width to encourage
walking and outdoor dining.
(b)
Signage should be artfully incorporated into the building facade;
less is sometimes more.
(c)
Appropriate levels of lighting are important to provide user
comfort in evening hours; decorative lighting fixtures add to the
design of the environment.
(3)
Photo 4.
 |
(a)
Public or semipublic plazas or greens are important to provide
context to the land plan; provide gathering places on a daily basis;
and to provide a place for special events.
(b)
The use of landscaping, walkways, fountains and architectural
follies helps to provide context to public and semipublic open space.
E.
Size and scope.
 |
(1)
Zone acreage: subject to Woolwich Adult Settlement Agreement.
(2)
FAR: 0.25 or approximately 1,100,000 square feet.
(3)
The purpose of the zone is to provide the opportunity for a
regionally based, walkable commercial main street that is attractive
to national chain stores, small boutiques and offices.
(4)
Building configurations are to follow the street regulating
plan, with key streets fully accessible to the public on a full-time
basis.
(5)
Buildings should be built to the sidewalk edge.
(6)
Buildings shall be built out to perimeter county streets to
establish a strong architecture street edge.
(7)
Maximum building height: 60 feet.
(8)
On-street parking is permitted on interior roads.
F.
Site.
 |
(1)
Architecture and design.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Sidewalk width
|
5 feet
|
20 feet
| |
|
Planting strip width
|
4 feet
|
10 feet
| |
|
Decorative streetlighting (distance on center)
|
50 feet
|
75 feet
| |
|
Lot area
|
25 acres
|
—
| |
|
Lot width
|
200 feet
|
—
| |
|
Corner lot
|
200 feet
|
—
| |
|
Lot depth
|
250 feet
|
—
| |
|
Impervious coverage
|
—
|
80%
| |
|
Front yard setback*
|
35 feet
|
—
| |
|
Side yard setback*
|
35 feet
|
—
| |
|
Building separation
|
30 feet
|
—
| |
|
NOTE:
| |
|
*
|
Front and side yard setbacks from Kings Highway and Pancoast
Road are 25 feet (minimum) without on-street parking and zero feet
(minimum) with on-street parking.
|
(2)
Parking.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Alley width
| |||
|
ROW (where appropriate)
|
22 feet
|
25 feet
| |
|
Cartway
|
18 feet
|
21 feet
| |
|
Alley access points
|
2
|
3
| |
|
On-street stalls
| |||
|
Length
|
20 feet
|
—
| |
|
Width
|
8 feet
|
—
| |
(a)
Off-street parking stalls shall be nine feet by 18 feet and,
where practical, applicants may provide up 10% of required parking
inventory in the form of compact parking stalls measuring 8 1/2
feet by 18 feet. Projects associated with single-use home improvement
stores in excess of 75,000 square feet must provide 10% of required
parking inventory as contractors' parking with stalls measuring a
minimum of 9 1/2 feet by 18 feet. Parking spaces shall not be
utilized for outdoor display and/or sales of retail products.
(b)
Off-street parking provided through alley-loaded driveways.
(c)
On-street parking provided through parallel stalls.
(d)
Colored asphalt, scored concrete, decorative paving or porous
pavement is encouraged.
(e)
Belgian block curbing or concrete curbing is permitted.
(f)
Retail/office parking shall be provided at a ratio of four spots
per 1,000 square feet of gross leasable area, excluding outdoor garden
centers up to 24,000 square feet or those that do not exceed 20% in
size of the primary building, whichever is less.
(g)
Shared parking is conditionally permitted.
(3)
Edges and buffers.
(a)
Side and rear yard fence height: maximum of six feet.
(b)
Masonry walls and fences associated with the screening of trash
equipment and dumpsters may not exceed eight feet in height. This
is the only specific area where fencing in excess of six feet is permitted.
(c)
Street trees shall be provided at a quantity equal to one street
tree per 30 linear feet of street edge (i.e., typically two edges
per street). Spacing of trees shall be determined at time of site
plan.
(d)
Planting buffers.
(e)
Maximize uniqueness to street.
(f)
Custom mailboxes.
(g)
Tree grates.
(h)
Planting buffers between different land uses.
(i)
Parking planting.
(j)
Screen ground-mounted utility boxes.
(k)
Planters.
(l)
Potted plants.
(4)
Environment.
(a)
Porous pavement and rain gardens are encouraged for parking
areas.
(b)
Deciduous street trees are encouraged to lower summer cooling
load.
(c)
Trees to modulate microclimate.
(d)
Long-life trees are encouraged to maximize green infrastructure
funds.
(e)
Xeriscape.
(f)
Nonexotic, noninvasive species are encouraged to minimize water
needs.
(g)
Bioswales, cisterns, rain gardens, and porous pavement driveway
material are encouraged to aid in reducing stormwater runoff.
G.
Public realm.
 |
(1)
H.
Private realm.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, synthetic trim board,
stucco, decorative CMU, or similar material.
[2]
Roof materials shall be raised-seam metal, slate, architectural
asphalt shingles, tiles or similar material.
[3]
Roof types shall be flat, pitched or combinations thereof.
[4]
All rooftop equipment shall be screened from view.
[5]
Building facades shall be parallel to frontage property lines
(where appropriate).
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
First story clear height
|
10 feet
|
15 feet
| |
|
Roof pitch
|
—
|
9/12
| |
|
Front and side encroachments
| |||
|
Terrace
|
8 feet
|
—
| |
|
Patio
|
8 feet
|
10 feet
| |
|
Bay window
|
—
|
8 feet
| |
|
Awning
|
—
|
8 feet
| |
|
Solar screen
|
—
|
8 feet
| |
|
Balcony/balconette
|
—
|
8 feet
| |
|
Rear deck
|
—
|
8 feet
| |
(2)
Edges and buffers.
(a)
Window boxes are permitted.
(b)
Espaliers.
(c)
Roof decks/gardens are permitted.
(d)
Green roofs are permitted.
(e)
Garden walls may be brick, stone or stucco to match the principal
building.
(f)
Side and rear yard fences may be wood picket, wrought iron or
materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall
be wood, masonry, metal (excluding woven wire) or similar material.
(3)
Environment. Bioswales, cisterns, rain gardens, and porous pavement
driveway material are encouraged to aid in reducing stormwater runoff.
I.
Architectural notes.
(1)
Building orientation.
(a)
Buildings shall be oriented to the street where appropriate,
with primary pedestrian access points directly accessing the street
facade. Front doors are required on streets with public easements.
(b)
At least 50% of a building's front facade must be built to the
minimum setback line.
(c)
A minimum of 150 feet of each building shall be built to the
required minimum setback line from the cartway of Kings Highway, Pancoast
Road and Route 322.
(2)
Building height. Maximum building height shall be 60 feet.
(3)
Fenestration.
(a)
No blank facades or walls are permitted.
(b)
Minimum area of window opening on front facades: 70% (buildings
20,000 square feet or less).
(c)
Minimum area of window opening on front facades: 30% (buildings
20,000 square feet or greater).
(d)
Vertically line up windows.
(e)
Windows shall be more vertical than horizontal.
(f)
Minimum area of windows on side or rear facades: 30%.
(4)
Vertical breaks: two-foot building offsets every 60 feet minimum.
(9)
Appurtenances (porches, stoops, balconies, balconettes, bay
windows).
J.
Public space notes.
(1)
Fronts of buildings shall be constructed to sidewalks with public
easements.
(2)
Front doors on public streets with public easements.
(3)
Public sidewalks shall be a minimum of 15 feet across building
frontages and a minimum of 10 feet wide in pedestrian areas (with
a minimum eight-foot-wide sidewalk) along parking lots.
(4)
Screening of loading, service and trash storage areas is required.
K.
Semipublic space notes.
(1)
Fronts of buildings (i.e., yards) must be fully appointed with
landscaping of trees, shrubs, ornamental grasses or groundcover.
(2)
Bioswales and rain gardens are permitted to address stormwater.
(3)
Pedestrian sidewalks shall be a minimum of 10 feet wide, except
along the perimeter of the property; where on-street parking is not
permitted, a minimum of five feet is permitted.
(4)
Parking courts shall be fully landscaped to break down scale,
provide user comfort and to modulate microclimate.
(5)
A minimum of 10% of a parking area shall be landscaping (applies
only to parking areas with 40 or more spaces).
L.
Edges, buffers and transitions notes.
(1)
Edge treatments may include walls, fences, or hedges.
(2)
Minimum front yard wall, fence and hedges height: three feet.
(3)
Maximum edge height for side yards: six feet (exclusive of trees).
(4)
Maximum edge height for rear yards: six feet (exclusive of trees).
(5)
Buffers must be provided on all external property edges.
(6)
Minimum front yard buffer width: 35 feet (for Route 322 only,
from perimeter roadway except where on-street parking is permitted).
(7)
Minimum side yard buffer width: 35 feet (for Route 322 only,
from perimeter roadway except where on-street parking is permitted).
A.
Goal: to provide locations for regional big box retail commercial
uses that are auto-dependent, that are single- or multi-use buildings
and that may or may not be on individual lots.
B.
Definition: single- or multi-use buildings that address a multitude
of big box and commercial pad site needs.
C.
Zoning Map.
 |
D.
The following examples best embody the purpose, goals and objectives
of the big box retail unit:
(1)
Photo 1.
 |
(a)
The addition of amenities such as fountains, squares and plazas
provides site identity as well as focal points for customer use. The
elements also act to reduce the harshness of large parking lots often
associated with big box retail.
(b)
Scale of otherwise large buildings can be broken down through
the use of offsets in facades and rooflines, materials use and arcades
and other sheltered walkways.
(c)
Signage should be integrated into the facade design.
(2)
Photo 2.
 |
(a)
The playful use of signage can serve to break down the scale
of otherwise large buildings when integrated into the entire architectural
design of the building and used in conjunction with vertical and horizontal
building offsets, material changes and orientation of horizontal and
vertical elements.
(b)
Over-scaled objects can serve as both whimsical sculpture and
safety bollards to protect pedestrians. The objects further provide
a playful dialogue on scale within the public and semipublic spaces.
(c)
Public entry points should be distinguished in the architecture.
(d)
It is important to use architectural techniques to reduce the
perception that big box stores are horizontal buildings with large
blank walls. Creative use of materials offsets and glass will be required.
(4)
Photo 4.
 |
(a)
Parking lots constitute the largest public or semipublic space
in a big box center. Details associated with the use of landscaping,
textured pavement, wide sidewalks, textured crosswalks, lighting and
street furniture all serve to control automobile speeds and to provide
a safe and attractive pedestrian environment.
(b)
Arrangement of buildings into small courtyards helps to reduce
the scale perception of big box buildings and makes parking proximate
to front doors of multiple tenants.
E.
Size and scope.
 |
(1)
Zone acreage; subject to Woolwich Adult Settlement Agreement.
(2)
FAR: 0.2 or approximately 900,000 square feet.
(3)
The purpose of the zone is to provide the opportunity for a
large-format, regionally based retail center that is attractive to
national chains and large anchor stores.
(4)
Buildings are to be arranged in a manner that reinforces the
Route 322 street edge while allowing for large parking fields.
(5)
Maximum building height: 60 feet.
(6)
On-street parking is not permitted on Route 322.
(7)
Front yard parking is permitted.
F.
Site.
 |
(1)
Architecture and design.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Sidewalk width
|
5 feet
|
25 feet
| |
|
Planting strip width
|
4 feet
|
10 feet
| |
|
Decorative streetlighting (distances on center)
|
50 feet
|
75 feet
| |
|
Lot area
|
25 acres
|
—
| |
|
Lot width
|
200 feet
|
—
| |
|
Corner lot
|
200 feet
|
—
| |
|
Lot depth
|
250 feet
|
—
| |
|
Impervious coverage
|
30%
| ||
|
Front yard setback*
|
25 feet
|
—
| |
|
Side yard setback*
|
25 feet
|
—
| |
|
Rear yard setback
|
50 feet
|
—
| |
|
NOTE:
| |
|
*
|
From exterior roads only/Route 322
|
(2)
Parking.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Alley width
| |||
|
ROW (where appropriate)
|
22 feet
|
25 feet
| |
|
Cartway
|
18 feet
|
21 feet
| |
|
Alley access points
|
2
|
3
| |
|
On-street stalls
| |||
|
Length
|
20 feet
|
—
| |
|
Width
|
8 feet
|
—
| |
(a)
Off-street parking stalls shall be nine feet by 18 feet and,
where practical, applicants may provide up 10% of required parking
inventory in the form of compact parking stalls measuring 8 1/2
feet by 18 feet. Projects associated with single-use home improvement
stores in excess of 75,000 square feet must provide 10% of required
parking inventory as contractors' parking with stalls measuring a
minimum of 9 1/2 feet by 18 feet. Parking spaces shall not be
utilized for outdoor display and/or sales of retail products.
(b)
Off-street parking shall be provided through driveways.
(c)
Belgian block curbing or concrete curbing is permitted.
(d)
Retail/office parking shall be provided at a ratio of four spots
per 1,000 square feet of gross leasable area, excluding outdoor garden
centers up to 24,000 square feet or those that do not exceed 20% of
the size of the primary building, whichever is less.
(e)
Shared parking is conditionally permitted.
(3)
Edges and buffers.
(a)
Side and rear yard fence height: maximum of six feet.
(b)
Street trees shall be provided at a quantity equal to one street
tree per 30 linear feet of street edge (i.e., typically two edges
per street). Spacing of trees shall be determined at time of site
plan.
(c)
Planting buffers.
(d)
Maximize uniqueness to street.
(e)
Custom mailboxes.
(f)
Tree grates.
(g)
Planting buffers between different land uses.
(h)
Parking planting.
(i)
Screen ground-mounted utility boxes.
(j)
Planters.
(k)
Potted plants.
(4)
Environment.
(a)
Porous pavement and rain garden are encouraged for parking areas.
(b)
Deciduous street trees are encouraged to lower summer cooling
load.
(c)
Trees to modulate microclimate.
(d)
Long-life trees are encouraged to maximize green infrastructure
funds.
(e)
Xeriscape.
(f)
Nonexotic, noninvasive species are encouraged to minimize water
needs.
(g)
Bioswales, cisterns, rain gardens, and porous pavement driveway
material is encouraged to aid in reducing stormwater runoff.
G.
H.
Private realm.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, synthetic trim board,
stucco, decorative CMU or similar material.
[2]
Roof materials shall be raised-seam metal, slate, architectural
asphalt shingles, tiles or similar material.
[3]
Roof types shall be "A" frame, flat, pitched or combinations
thereof.
[4]
All rooftop equipment shall be screened from view.
[5]
Building facades shall be parallel to frontage property lines
(where appropriate).
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
First story clear height
|
10 feet
|
15 feet
| |
|
Roof pitch
|
—
|
9/12
| |
|
Front and side yard encroachments
| |||
|
Terrace
|
8 feet
|
—
| |
|
Patio
|
8 feet
|
10 feet
| |
|
Bay window
|
—
|
8 feet
| |
|
Awning
|
—
|
8 feet
| |
|
Solar screen
|
—
|
8 feet
| |
|
Balcony/balconette
|
—
|
8 feet
| |
|
Rear deck
|
—
|
8 feet
| |
(2)
Edges and buffers.
(a)
Window boxes are permitted.
(b)
Espaliers.
(c)
Roof decks/gardens are permitted.
(d)
Green roofs are permitted.
(e)
Garden walls may be brick, stone or stucco to match the principal
building.
(f)
Side and rear yard fences may be wood picket, wrought iron or
materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall
be wood, masonry, metal (excluding woven wire) or similar material.
(3)
Environment. Bioswales, cisterns, rain gardens, and porous pavement
driveway material are encouraged to aid in reducing stormwater runoff.
I.
Architectural notes.
(1)
Building height. Maximum building height shall be 60 feet.
(2)
Fenestration.
(a)
No blank facades or walls are permitted.
(b)
Minimum area of window opening on front facades: 7.5%.
(c)
Windows shall be more vertical than horizontal.
(d)
Side and rear building facades facing US Route 322 shall not
be required to have window openings; however, blank walls are prohibited
and architectural detailing is required.
J.
Public space notes.
(1)
Fronts of buildings shall be set back from sidewalks.
(2)
Front doors shall be on a public street or interval parking
court.
(3)
Except as stipulated below, public sidewalks shall be provided
at a minimum width of 10 feet along all building frontages and adjacent
to parking lots.
(a)
Along all single-use buildings greater than 75,000 square feet,
a minimum of 70% of the building's frontage shall have a curb-to-building
facade dimension of 15 feet, and a maximum of 30% of the building's
front facade may have a curb-to-building facade dimension of 10 feet.
A minimum of 10 feet of pedestrian area (with minimum eight-foot-wide
sidewalks) must be kept clean and devoid of sidewalk displays, cart
storage, etc., at all times and shall be expressly reserved for pedestrian
use only.
(b)
For all other buildings, those under 75,000 square feet and
those of multiple tenants, a minimum fifteen-foot-wide sidewalk along
building frontages is required.
K.
Semipublic space notes.
(1)
Fronts of buildings (i.e., yards) must be fully appointed with
landscaping of trees, shrubs, ornamental grasses or groundcover.
(2)
Bioswales and rain gardens are permitted to address stormwater.
(3)
Parking courts shall be fully landscaped to break down scale,
provide user comfort and to modulate microclimate.
(4)
A minimum of 10% of a parking area shall be landscaping (applies
to parking areas with 60 or more spaces).
L.
Edges, buffers and transitions notes.
(1)
Edge treatments may include walls, fences, and hedges.
(2)
Minimum front yard wall, fence and hedge height: three feet
high.
(3)
Maximum side yard edge height: six feet (exclusive of trees).
(4)
Maximum rear yard edge height: six feet (exclusive of trees).
(5)
Buffers must be provided on all external property edges. Residential
buffers are only required where directly abutting a residential property.
(6)
Minimum front yard buffer width: 25 feet (from exterior roads/Route
322).
(7)
Minimum side yard buffer width: 25 feet (from exterior roads/Route
322).
(8)
Minimum rear yard buffer width: 50 feet.
(9)
Minimum buffer width where directly abutting a residential property:
75 feet.
A.
Goal: to provide locations for everyday services necessary to sustain
a mixed-use regional community with general commercial and general
office locations that are quasi-auto-dependent, that are single-use
buildings and that may or may not be on individual lots.
B.
Definition: single-use buildings that address a multitude of regional
hotel and office needs for a mixed-use community.
C.
Zoning Map.
 |
D.
The following examples best embody the purpose, goals and objectives
of the regional hotel/office unit:
(1)
Photo 1.
 |
(a)
Single-use hotel and office buildings sit in a parklike setting
where the quality of landscape features is a critical design element.
(b)
While largely auto-dependent, the size of parking courts should
be kept small and integrated into the total landscape concept.
(c)
The oversize portico matches the building scale and is appropriate
for the grand scale of the regional hotel and office.
(d)
Vertical scale is broken by two layers of horizontal banding.
(2)
Photo 2.
 |
(a)
Stormwater features can be designed as an amenity such as a
lake and provide a community park setting to the wider residents of
the Township.
(b)
The sophisticated use of materials such as glass and masonry
helps to mitigate the large massing of the building. Approximately
60% of the facade is glass.
(c)
The building is further broken down in scale by sitting the
building in an "L" shape with a glass corridor connection. The "L"
shape is an organizing element that helps provide context to the public
space, like a public square.
(3)
Photo 3.
 |
(a)
The vertical scale of the building is broken by the use of three
layers of horizontal banding. The three alternating layers of masonry,
glass and masonry help define the base, the body and the top of the
building.
(b)
Two-foot to ten-foot vertical and horizontal offsets further
mitigate the perception of a large monolithic building.
(c)
Front yard parking is absent.
E.
Size and scope.
 |
(1)
Zone acreage: subject to Woolwich Adult Settlement Agreement.
(2)
FAR: 0.25 or approximately 1,000,000 square feet.
(3)
The purpose of the zone is to provide for a hotel/office park.
(4)
Buildings are to be arranged in a manner that reinforces street
edges.
(5)
Maximum building height: 60 feet.
(6)
On-street parking is not permitted on Route 322.
(7)
Front yard parking is prohibited.
F.
Site.
 |
(1)
Architecture and design.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Sidewalk width
|
5 feet
|
10 feet
| |
|
Decorative streetlighting (distance on center)
|
50 feet
|
75 feet
| |
|
Lot area
|
400 feet
|
—
| |
|
Lot width
|
200 feet
|
—
| |
|
Corner lot
|
200 feet
|
—
| |
|
Lot depth
|
250 feet
|
—
| |
|
Impervious coverage
|
—
|
80%
| |
|
Front yard setback
|
35 feet
|
—
| |
|
Side yard setback
|
25 feet
|
—
| |
|
Rear yard setback
|
35 feet
|
—
| |
(2)
Parking.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Alley width
| |||
|
ROW
|
22 feet
|
25 feet
| |
|
Cartway
|
18 feet
|
21 feet
| |
|
Alley access points
|
2
|
3
| |
|
On-street stalls
| |||
|
Length
|
20 feet
|
—
| |
|
Width
|
8 feet
|
—
| |
(a)
Off-street parking shall be provided through driveways.
(b)
Driveways shall be constructed of colored asphalt, scored concrete,
decorative paving or porous pavement.
(c)
Belgian block curbing.
(d)
Hotel/office parking shall be provided at a ration of four spots
per 1,000 square feet conditionally permitted.
(3)
Edges and buffers.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Street tree spacing (distance on center)
|
36 feet
|
50 feet
|
|
Side and rear yard fence height
|
—
|
5 feet
|
(4)
Environment.
(a)
Porous pavement and rain gardens are encouraged for parking
areas.
(b)
Deciduous street trees are encouraged to lower summer cooling
load.
(c)
Trees to modulate microclimate.
(d)
Long-life trees are encouraged to maximize green infrastructure
funds.
(e)
Xeriscape.
(f)
Nonexotic, noninvasive species are encouraged to minimize water
needs.
(g)
Bioswales, cisterns, rain gardens and porous pavement driveway
material are encouraged to aid in reducing stormwater runoff.
G.
Public realm.
 |
(1)
Architecture and design.
H.
Private realm.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, synthetic trim board,
stucco or similar material.
[2]
Roof materials shall be raised-seam metal, slate, architectural
asphalt shingles, tiles or similar material.
[3]
Roof types shall be "A" frame, flat, mansard or combinations
thereof.
[4]
All rooftop equipment shall be screened from view.
[5]
Building facades shall be parallel to frontage property lines.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
First story clear height
|
10 feet
|
15 feet
| |
|
Roof pitch
|
—
|
9/12
| |
|
Front and side yard encroachments
| |||
|
Terrace
|
8 feet
|
—
| |
|
Patio
|
8 feet
|
10 feet
| |
|
Bay window
|
—
|
8 feet
| |
|
Awning
|
—
|
8 feet
| |
|
Solar screen
|
—
|
8 feet
| |
|
Balcony/balconette
|
—
|
8 feet
| |
|
Rear deck
|
—
|
8 feet
| |
(2)
Edges and buffers.
(a)
Window boxes.
(b)
Espaliers.
(c)
Roof decks/gardens.
(d)
Green roof.
(e)
Garden walls may be brick, stone or stucco to match the principal
building.
(f)
Side and rear yard fences may be wood picket, wrought iron or
materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall
be wood or similar material (shadow box design).
(3)
Environment. Bioswales, cisterns, rain gardens and porous pavement
driveway material are encouraged to aid in reducing stormwater runoff.
I.
Architectural notes.
(1)
Building orientation.
(a)
Buildings shall be oriented to the street with primary pedestrian
access points directly accessing the street facade.
(b)
At least 50% of a building's front facade must be built to the
minimum setback line.
(c)
Buildings shall be oriented to maximize winter solar gain, consistent
with the north/south orthogonal grid.
(2)
Building height. Maximum building height shall be 60 feet.
(4)
Vertical breaks. Five-foot building offsets every 100 feet minimum.
(9)
Appurtenances (porches, stoops, balconies, balconettes, bay
windows).
K.
Semipublic space notes.
(1)
Fronts of buildings (i.e., yards) must be fully appointed with
landscaping of trees, shrubs, ornamental grasses or groundcover.
(2)
Bioswales and rain gardens are permitted to address stormwater.
(3)
Parking courts shall be fully landscaped to break down scale,
provide user comfort and to modulate microclimate.
(4)
A minimum of 15% of the interior of parking courts shall be
landscaping.
M.
Edges, buffers and transitions notes.
(1)
Edge treatments may include walls, fences, and hedges.
(2)
Minimum front yard wall, fence and hedge height: 3 1/2
feet high.
(3)
Maximum side yard edge height: six feet (exclusive of trees).
(4)
Maximum rear yard edge height: six feet (exclusive of trees).
(5)
Buffers must be provided on all external property edges.
(6)
Minimum front yard buffer width: 30 feet.
(7)
Minimum side yard buffer width: 30 feet.
(8)
Minimum rear yard buffer width: 50 feet.
(9)
Minimum buffer width adjacent to residential neighborhood: 75
feet.
A.
Goal: to provide a mixture of unit sizes to address the needs and
desires of seniors who wish to live in densities associated with townhouse
living.
B.
Definition: a one-family dwelling unit with a private entrance, attached
horizontally in a linear arrangement, being located on a separate
lot, and being separated from an adjoining dwelling unit by an approved
wall extending from the foundation through the roof and structurally
independent of the corresponding wall of the adjoining unit and having
a totally exposed front and rear wall to be used for access, light
and ventilation.
C.
Zoning Map.
 |
D.
The following examples best embody the purpose, goals and objectives
of the townhouse unit:
(1)
Photo 1.
 |
(a)
Bay windows work to provide street rhythm and to break down
the horizontal scale.
(b)
Small, private front yard planting softens the street environment.
(c)
Windows on the side facade enliven corner buildings.
(d)
A stoop provides public/private transition.
(e)
The front door is accentuated in scale.
(f)
Durable materials stand up to the test of time.
(2)
Photo 2.
 |
(a)
On a case-by-case basis, townhouses may be arranged in a courtyard
configuration with front doors and garages facing a landscaped parking/multipurpose
court.
(b)
Modern can coexist with traditional as long as well-established
roles of rhythm, scale and material choice are respected.
(c)
Low garden walls define courtyard edges.
(d)
High-quality landscaping and surface materials such as pavers
are required in courtyards.
(3)
Photo 3.
 |
(a)
Slight variations in dormer design reduce monotony in otherwise
identical units.
(b)
Low front yard garden walls provide appropriate public/private
transition.
(c)
The large mansard roof element accentuates horizontal break
to respect human scale at sidewalk level.
(d)
Generous windows on the front facade provide internal light
while animating the street and promoting safety.
(e)
Roof gardens and decks provide necessary outdoor private space.
(4)
Photo 4.
|
|
(a)
Vertical and horizontal architectural offsets and material changes
reinforce human scale at street level.
(b)
Windows turning corner of building acknowledge special location
at street intersection.
(c)
Solar screens provide reduced unit energy loads and provide
horizontal breaks.
(d)
Variations in window dimensions provide interest to the street
and address scale and rhythm issues.
E.
Size and scope.
 |
(1)
Zoning acreage: subject to Woolwich Adult Settlement Agreement.
(2)
Maximum number of units: subject to Woolwich Adult Settlement
Agreement.
(3)
It is intended that a mix of housing types be provided.
(4)
This zone is found in each of the residential neighborhoods.
(5)
Townhouses are encouraged to provide architectural edges to
open space.
(6)
A variety of unit sizes must be offered.
(7)
No front yard parking.
(8)
All vehicle access via alleys.
(9)
On-street parking.
F.
Blocks.
 |
(1)
Architecture and design.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Block length
|
175 feet
|
500 feet
| |
|
Block perimeter
|
1,150 feet
|
1,800 feet
| |
|
Sidewalk width
|
5 feet
|
10 feet
| |
|
Planting strip width
|
4 feet
|
10 feet
| |
|
Mid-block crossings
| |||
|
Number per block
|
1
|
3
| |
|
ROW width
|
15 feet
|
20 feet
| |
|
Path width
|
5 feet
|
10 feet
| |
|
Decorative streetlighting (distance on center)
|
50 feet
|
75 feet
| |
(2)
Parking.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Alley width
| |||
|
ROW
|
22 feet
|
25 feet
| |
|
Cartway
|
13 feet
|
21 feet
| |
|
Alley access points
|
2
|
3
| |
|
On-street stalls
| |||
|
Length
|
20 feet
|
—
| |
|
Width
|
8 feet
|
—
| |
G.
Site.
 |
(1)
Architecture and design.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Lot area
|
1,600 square feet
|
2,625 square feet
| |
|
Lot width
|
20 feet
|
30 feet
| |
|
Corner lot
|
20 feet
|
35 feet
| |
|
Lot depth
|
—
|
75 feet
| |
|
Building coverage
|
—
|
60%
| |
|
Impervious coverage
|
—
|
80%
| |
|
Front yard setback
|
5 feet
|
16 feet
| |
|
Side yard setback
|
0 feet
|
16 feet
| |
|
Rear yard setback
|
20 feet
|
—
| |
(2)
Parking.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Ratio (spots/du)
|
2.5
|
—
|
|
Driveway length
|
20 feet
|
—
|
|
Driveway width
|
8 feet
|
12 feet
|
(a)
Driveways shall be constructed of colored asphalt, scored concrete,
decorative paving blocks or porous pavement.
(3)
Edges and buffers.
(4)
Environment.
H.
Public realm.
 |
(1)
Architecture and design.
(3)
Edges and buffers.
I.
Private realm.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, stucco or similar material.
[2]
Synthetic trim board.
[3]
Roof materials shall be clad in cedar wood shingles, raised-seam
metal, slate, architectural asphalt shingles, tiles or similar material.
[4]
Roof types shall be flat, gable, gambrel, mansard, hipped, salt
box or combinations thereof.
[5]
Exterior chimneys shall be finished in brick, stone or stucco.
[6]
Chimney tops shall have decorative details.
[7]
All rooftop equipment shall be screened from view.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
First story clear height
|
10 feet
|
15 feet
| |
|
Roof pitch
|
—
|
9/12
| |
|
Front and side encroachments
| |||
|
Stoop
|
—
|
8 feet
| |
|
Bay window
|
—
|
4 feet
| |
|
Awning
|
—
|
4 feet
| |
|
Solar screen
|
—
|
4 feet
| |
|
Balcony/balconette
|
—
|
4 feet
| |
|
Rear deck
|
—
|
8 feet
| |
(2)
Parking.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Garage height
|
10 feet
|
15 feet
|
|
Garage width
|
14 feet
|
24 feet
|
|
Garage depth
|
25 feet
|
—
|
|
Garage setback
|
20 feet
|
—
|
(3)
Edges and buffers.
(a)
Window boxes.
(b)
Espaliers.
(c)
Roof decks/gardens.
(d)
Green roofs.
(e)
Garden walls may be brick, stone or stucco to match the principal
building.
(f)
Side and rear yard fences may be wood picket, wrought iron or
materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall
be wood or similar material (shadow box design).
(4)
Environment. Bioswales, cisterns, rain gardens, and porous pavement
driveway material are encouraged to aid in reducing stormwater runoff.
J.
Architectural notes.
(1)
Building orientation.
(a)
Buildings shall be oriented to the street with primary pedestrian
access points directly accessing the street facade. Front doors are
required to be on public streets.
(b)
At least 50% of a building's front facade must be built to the
minimum setback line.
(c)
Buildings shall be oriented to maximize winter solar gain, consistent
with the north/south orthogonal grid.
(2)
Building height. Maximum building height shall be 45 feet.
(4)
Vertical breaks: two-foot building offsets every 60 feet minimum.
(10)
Accessory structure: none.
A.
Goal: to provide a mixture of unit sizes to address the needs and
desires of seniors who wish to live in densities associated with twin
living.
B.
Definition: a one-family dwelling unit with a private entrance, attached
horizontally in a linear arrangement to one other dwelling unit, each
located on a separate lot, and being separated from each other by
an approved wall extending from the foundation through the roof and
structurally independent of the corresponding wall of the adjoining
unit and having a totally exposed front and rear wall to be used for
access, light and ventilation.
C.
Zoning Map.
 |
D.
The following examples best embody the purpose, goals and objectives
of the twin unit:
(2)
Photo 2.
 |
(a)
Modern can coexist with traditional as long as well-established
rules of rhythm, scale and material choice are respected.
(b)
Generous window dimensions animate the facade and help provide
appropriate vertical and horizontal scale and rhythm.
(c)
Two-foot vertical offsets conform to rules of vertical offsets.
(d)
A garden wall and front garden serve as public/private transition.
(e)
Material change provides vertical breaks.
E.
Size and scope.
 |
(1)
Zoning acreage: subject to Woolwich Adult Settlement Agreement.
(2)
Maximum number of units: subject to Woolwich Adult Settlement
Agreement.
(3)
It is intended that a mix of housing types be provided.
(4)
Twins are found in less dense areas of neighborhoods acting
as a transition between flats/townhouses and single-family detached
units.
(5)
A variety of unit sizes must be offered.
(6)
No front yard parking.
(7)
Vehicle access via alleys.
(8)
On-street parking.
F.
Blocks.
 |
(1)
Architecture and design.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Block length
|
175 feet
|
500 feet
| |
|
Block perimeter
|
1,150 feet
|
1,850 feet
| |
|
Sidewalk width
|
5 feet
|
10 feet
| |
|
Planting strip width
|
4 feet
|
10 feet
| |
|
Mid-block crossings
| |||
|
Number per block
|
1
|
3
| |
|
ROW width
|
15 feet
|
20 feet
| |
|
Path width
|
5 feet
|
10 feet
| |
|
Decorative streetlighting (distance on center)
|
50 feet
|
75 feet
| |
(2)
Parking.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Alley width
| |||
|
ROW
|
22 feet
|
25 feet
| |
|
Cartway
|
18 feet
|
21 feet
| |
|
Alley access points
|
2
|
3
| |
|
On-street stalls
| |||
|
Length
|
20 feet
|
—
| |
|
Width
|
8 feet
|
—
| |
G.
Site.
 |
(1)
Architecture and design.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Lot area
|
3,000 square feet
|
6,250 square feet
| |
|
Lot width
|
40 feet
|
—
| |
|
Corner lot
|
40 feet
|
—
| |
|
Lot depth
|
75 feet
|
125 feet
| |
|
Building coverage
|
—
|
60%
| |
|
Impervious coverage
|
—
|
80%
| |
|
Front yard setback
|
15 feet
|
30 feet
| |
|
Side yard setback
|
10 feet
|
15 feet
| |
|
Rear yard setback
|
20 feet
|
—
| |
|
Accessory structure setbacks
| |||
|
Rear and side yard
|
2 feet
|
5 feet
| |
|
Principal building
|
10 feet
|
—
| |
(2)
Parking.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Ratio (spots/du)
|
1.5
|
2.5
|
|
Driveway length
|
20 feet
|
—
|
|
Driveway width
|
8 feet
|
12 feet
|
(a)
Driveways shall be constructed of colored asphalt, scored concrete,
decorative paving blocks or porous pavement.
(3)
Edges and buffers.
(a)
Front yard fence height: maximum of three feet.
(b)
Front yard hedge height: maximum of three feet.
(c)
Side and rear yard fence height: maximum of six feet.
(d)
Foundation plantings.
(e)
Planting buffers between different land uses.
(f)
Parking planting.
(g)
Screen ground-mounted utility boxes.
(h)
Pergolas.
(i)
Trellises.
(j)
Arbors.
(4)
Environment.
H.
Public realm.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Dormers.
[2]
Gables.
[3]
Recessed entries.
[4]
Cupolas or towers.
[5]
Pillars or posts.
[6]
Bay windows.
[7]
Balconies/balconettes.
[8]
Decorative cornices.
[9]
First-floor colonnades.
[10]
Decorative patterns on exterior finishes.
[11]
Front porches.
[12]
Usable open or covered stoops.
[13]
Porticos.
(b)
Specifications.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Building height
|
30 feet
|
45 feet
|
|
First floor elevation
|
2 feet
|
5 feet
|
|
Eave height
|
24 feet
|
36 feet
|
|
Window-to-eave offset
|
1 foot
|
—
|
|
Front facade fenestration
|
30%
|
—
|
|
Side and rear facade fenestration
|
20%
|
—
|
|
Building face or roof offset
|
2 feet
|
—
|
(3)
Edges and buffers.
(a)
Pool and deck setback from side and rear property lines: minimum
of 10 feet.
(b)
Patio setback from side and rear property lines: minimum of
five feet.
(c)
In-ground pools are permitted.
(d)
Spas are only permitted on or within a rear deck.
(e)
Gutters shall be architecturally compatible with a building.
I.
Private realm.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, synthetic trim board,
stucco, wood and stimulated clapboard or similar material.
[2]
Roof materials shall be clad in cedar wood shingles, raised-seam
metal, slate, architectural asphalt shingles or similar material.
[3]
Roof types shall be gable, gambrel, mansard, hipped, salt box
or combinations thereof.
[4]
Exterior chimneys shall be finished in brick, stone or stucco.
[5]
Chimney tops shall have decorative details.
[6]
All rooftop equipment shall be screened from view.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
First story clear height
|
10 feet
|
15 feet
| |
|
Roof pitch
|
9/12
| ||
|
Front and side encroachments
| |||
|
Front porch
|
—
|
8 feet
| |
|
Stoop
|
—
|
8 feet
| |
|
Bay window
|
—
|
4 feet
| |
|
Awning
|
—
|
4 feet
| |
|
Solar screen
|
—
|
4 feet
| |
|
Balcony/balconette (not identified)
| |||
|
Rear deck
|
—
|
8 feet
| |
(2)
Parking.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Garage height
|
10 feet
|
15 feet
|
|
Garage width
|
14 feet
|
24 feet
|
|
Garage depth
|
25 feet
|
—
|
|
Garage setback
|
20 feet
|
—
|
(3)
Edges and buffers.
(a)
Window boxes.
(b)
Espaliers.
(c)
Roof decks/gardens.
(d)
Green roofs.
(e)
Garden walls may be brick, stone or stucco to match the principal
building.
(f)
Side and rear yard fences may be wood picket, wrought iron or
materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall
be wood or similar material (shadow box design).
(4)
Environment. Bioswales, cisterns, rain gardens, and porous pavement
driveway material are encouraged to aid in reducing stormwater runoff.
J.
Architectural notes.
(1)
Building orientation.
(a)
Buildings shall be oriented to the street with primary pedestrian
access points directly accessing the street facade. Front doors are
required to be on public streets.
(b)
At least 50% of a building's front facade must be built to the
minimum setback line.
(c)
Buildings shall be oriented to maximize winter solar gain, consistent
with the north/south orthogonal grid.
(2)
Building height. Maximum building height shall be 45 feet.
L.
Semipublic space notes.
(1)
All yards must be fully appointed with landscaping of trees,
shrubs, ornamental grasses or ground cover.
(2)
Semipublic space must be separated from public space by either
a low garden wall, decorative fence, hedge or combination of the three.
Fences in front yards shall have a maximum height of three feet. Fences
in side and rear yards shall have a maximum height of six feet high.
(3)
Bioswales and rain gardens are permitted.
(4)
Usable open or covered stoops are encouraged as public space
transition.
A.
Goal: to provide a mixture of unit sizes to address the needs and
desires of seniors who wish to live in a walkable community with densities
associated with single-family detached units on small individual lots.
B.
Definitions: a detached single dwelling unit on its own lot designed
for or used exclusively by one family.
C.
Zoning Map.
 |
D.
The following examples best embody the purpose, goals and objectives
of the single-family detached unit:
(4)
Photo 4.
 |
(a)
Variety of architecture along street frontage provides personal
identity and makes the journey for pedestrians more enjoyable.
(b)
Small gable ends facing the street help to reduce the scale
of the house mass.
(c)
Horizontal banding helps reduce the perception of the vertical
massing of the house.
E.
Size and scope.
 |
(1)
Zoning acreage: subject to Woolwich Adult Settlement Agreement.
(2)
Maximum number of units: subject to Woolwich Adult Settlement
Agreement.
(3)
Single-family dwellings are the lowest density typology.
(4)
Found as transition between the northern portion of the regional
center and the adjacent residential environs.
(5)
A variety of unit sizes must be offered.
(6)
On-street parking.
(7)
Vehicle access via alleys.
F.
Blocks.
 |
(1)
Architecture and design.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Block length
|
175 feet
|
500 feet
| |
|
Block perimeter
|
1,150 feet
|
1,800 feet
| |
|
Sidewalk width
|
5 feet
|
10 feet
| |
|
Planting strip width
|
4 feet
|
10 feet
| |
|
Mid-block crossings
| |||
|
Number per block
|
1
|
3
| |
|
ROW width
|
15 feet
|
20 feet
| |
|
Path width
|
5 feet
|
10 feet
| |
|
Decorative streetlighting (distance on center)
|
50 feet
|
25 feet
| |
(2)
Parking.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Alley width
| |||
|
ROW
|
22 feet
|
25 feet
| |
|
Cartway
|
18 feet
|
21 feet
| |
|
Alley access points
|
2
|
3
| |
|
On-street stalls
| |||
|
Length
|
20 feet
|
—
| |
|
Width
|
8 feet
|
—
| |
G.
Site.
 |
(1)
Architecture and design.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Lot area
|
5,000 square feet
|
10,000 square feet
| |
|
Lot width
|
50 feet
|
105 feet
| |
|
Corner lot
|
50 feet
|
105 feet
| |
|
Lot depth
|
90 feet
|
115 feet
| |
|
Building coverage
|
50%
| ||
|
Impervious coverage
|
—
|
60%
| |
|
Front yard setback
|
15 feet
|
16 feet
| |
|
Side yard setback
|
5 feet
|
15 feet
| |
|
Rear yard setback
|
20 feet
|
—
| |
|
Accessory structure setbacks
| |||
|
Rear and side yard
|
2 feet
|
5 feet
| |
|
Principal building
|
10 feet
|
—
| |
(2)
Parking.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Ratio (spots/du)
|
1.5
|
2.5
|
|
Driveway length
|
20 feet
|
—
|
|
Driveway width
|
8 feet
|
12 feet
|
(a)
Driveways shall be constructed of colored asphalt, scored concrete,
decorative paving blocks or porous pavement.
(3)
Edges and buffers.
(a)
Front yard fence height: three feet.
(b)
Front yard hedge height: three feet.
(c)
Side and rear yard fence height: five feet.
(d)
Foundation plantings.
(e)
Planting buffers between different land uses.
(f)
Parking planting.
(g)
Screen ground-mounted utility boxes.
(h)
Pergolas.
(i)
Trellises.
(j)
Arbors.
(4)
Environment.
H.
Public realm.
 |
(1)
Architecture and design.
(b)
Specifications.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Building height
|
30 feet
|
45 feet
|
|
First floor elevation
|
3 feet
|
8 feet
|
|
Eave height
|
18 feet
|
28 feet
|
|
Window-to-eave offset
|
6 feet
|
—
|
|
Front facade fenestration
|
30%
|
—
|
|
Side and rear facade fenestration
|
20%
|
—
|
|
Building face or roof offset
|
16 inches
|
—
|
|
Window trim offset
|
4 inches
|
—
|
(3)
Edges and buffers.
(a)
Pool and deck setback from side and rear property lines: minimum
of 10 feet.
(b)
Patio setback from side and rear property lines: minimum of
five feet.
(c)
In-ground pools are permitted.
(d)
Spas are only permitted on or within a rear deck.
(e)
Gutters shall be architecturally compatible with a building.
I.
Private realm.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, synthetic trim board,
stucco, wood and simulated clapboard or similar material.
[2]
Roof materials shall be clad in cedar wood shingles, raised-seam
metal, slate, architectural asphalt shingles, tiles or similar material.
[3]
Roof types shall be gable, gambrel, mansard, hipped, salt box
or combinations thereof.
[4]
Exterior chimneys shall be finished in brick, stone or stucco.
[5]
Chimney tops shall have decorative details.
[6]
All rooftop equipment shall be screened from view.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
First story clear height
|
10 feet
|
15 feet
| |
|
Roof pitch
|
—
|
9/12
| |
|
Front and side encroachments
| |||
|
Front porch
|
—
|
8 feet
| |
|
Bay window
|
—
|
4 feet
| |
|
Awning
|
—
|
4 feet
| |
|
Solar screen
|
—
|
4 feet
| |
|
Balcony/balconette
|
—
|
4 feet
| |
|
Rear deck
|
—
|
8 feet
| |
(2)
Parking.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Garage height
|
10 feet
|
15 feet
|
|
Garage width
|
14 feet
|
24 feet
|
|
Garage depth
|
25 feet
|
—
|
|
Garage setback
|
20 feet
|
—
|
(3)
Edges and buffers.
(a)
Window boxes.
(b)
Espaliers.
(c)
Roof decks/gardens.
(d)
Green roofs.
(e)
Garden walls may be brick, stone or stucco to match the principal
building.
(f)
Side and rear yard fences may be wood picket, wrought iron or
materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall
be wood or similar material (shadow box design).
(4)
Environment. Bioswales, cisterns, rain gardens, and porous pavement
driveway material are encouraged to aid in reducing stormwater runoff.
J.
Architectural notes.
(1)
Building orientation.
(a)
Buildings shall be oriented to the street with primary pedestrian
access points directly accessing the street facade. Front doors are
required to be on public streets.
(b)
At least 50% of a building's front facade must be built to the
minimum setback line.
(c)
Buildings shall be oriented to maximize winter solar gain, consistent
with the north/south orthogonal grid.
(2)
Building height. Maximum building height shall be 35 feet or
2 1/2 stories.
(4)
Vertical breaks are required.
(5)
Horizontal breaks. Use of material change, window lines and
pediments is required.
A.
Goal: to provide a mixture of unit sizes to address the needs and
desires of seniors who wish to live in a walkable community with densities
associated with single-family detached units on small individual lots.
B.
Definition: a building or portion thereof designed for occupancy
by three or more families living independently in which they share
common entrances and other spaces and individual units may be owned
as condominiums or offered for rent.
C.
Zoning Map.
 |
D.
The following examples best embody the purpose, goals and objectives
of the flat unit:
(1)
Photo 1.
 |
(a)
Prominent architectural features at key corners provide visual
reference points in the town fabric.
(b)
Terraces and balconies provide necessary outdoor space and an
opportunity to modulate the scale of the architecture with vertical
and horizontal breaks.
(c)
Small private green spaces provide public/private transition.
(d)
Cornice lines serve as horizontal breaks.
(e)
The first floor height is differentiated from upper floor heights.
E.
Size and scope.
 |
(1)
Zoning acreage: subject to Woolwich Adult Settlement Agreement.
(2)
Maximum number of residential flats: subject to Woolwich Adult
Settlement Agreement.
(3)
It is intended that a mix of housing types be provided.
(4)
Buildings are permitted to be a maximum of 60 feet tall or five
stories for buildings longer than 150 feet.
(5)
No front yard parking.
(6)
All vehicle access shall be via alleys or secondary streets.
(7)
On-street parking, where permitted in the circulation plan.
F.
Blocks.
 |
(1)
Architecture and design.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Block length
|
300 feet
|
500 feet
| |
|
Block perimeter
|
1,400 feet
|
1,800 feet
| |
|
Sidewalk width
|
5 feet
|
10 feet
| |
|
Planting strip width
|
4 feet
|
10 feet
| |
|
Mid-block crossings
| |||
|
Number per block
|
—
|
3
| |
|
ROW width
|
20 feet
|
—
| |
|
Path width
|
10 feet
|
—
| |
|
Decorative streetlighting (distance on center)
|
50 feet
|
75 feet
| |
(2)
Parking.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
Alley width
| |||
|
ROW
|
22 feet
|
25 feet
| |
|
Cartway
|
18 feet
|
21 feet
| |
|
Alley access points
|
2
|
3
| |
|
On-street stalls
| |||
|
Length
|
20 feet
|
—
| |
|
Width
|
8 feet
|
—
| |
G.
Site.
 |
(1)
Architecture and design.
(2)
Parking.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Ratio (spots/du)
|
0.8
|
1.3
|
|
Driveway length
|
20 feet
|
—
|
|
Driveway width
|
8 feet
|
12 feet
|
(a)
Driveways shall be constructed of colored asphalt, scored concrete,
decorative paving blocks or porous pavement.
(4)
Environment.
H.
Public realm.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Dormers.
[2]
Gables.
[3]
Recessed entries.
[4]
Cupolas or towers.
[5]
Pillars or posts.
[6]
Bay windows.
[7]
Balconies/balconette.
[8]
Decorative cornices.
[9]
First-floor colonnades.
[10]
Porte cocheres.
[11]
Decorative patterns on exterior finishes.
[12]
Porches.
[13]
Porticos.
[14]
Arcades.
[15]
Terraces.
(b)
Specifications.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Building height
|
45 feet
|
60 feet
|
|
Eave height
|
24 feet
|
36 feet
|
|
Window-to-eave offset
|
2 feet
|
—
|
|
Upper front facade fenestration
|
30%
|
—
|
|
Lower front facade fenestration
|
60%
|
—
|
|
Side and rear facade fenestration
|
25%
|
—
|
|
Building face or roof offset
|
5 feet
|
—
|
I.
Private realm.
 |
(1)
Architecture and design.
(a)
Design elements.
[1]
Building walls shall be brick, stone, synthetic trim board,
stucco or similar material.
[2]
Roof materials shall be raised-seam metal, slate, architectural
asphalt shingles, tiles or similar material.
[3]
Roof types shall be flat, mansard or a combination thereof.
[4]
All rooftop equipment shall be screened from view.
(b)
Specifications.
|
Minimum
|
Maximum
| ||
|---|---|---|---|
|
First story clear height
|
10 feet
|
15 feet
| |
|
Roof pitch
|
—
|
9/12
| |
|
Front and side yard encroachments
| |||
|
Terrace
|
8 feet
|
—
| |
|
Patio
|
8 feet
|
10 feet
| |
|
Bay window
|
—
|
8 feet
| |
|
Awning
|
—
|
8 feet
| |
|
Solar screen
|
—
|
8 feet
| |
|
Balcony/balconette
|
2 feet
|
8 feet
| |
(2)
Parking.
|
Minimum
|
Maximum
| |
|---|---|---|
|
Garage height
|
10 feet
|
15 feet
|
|
Garage width
|
14 feet
|
24 feet
|
|
Garage depth
|
25 feet
|
—
|
|
Garage setback
|
20 feet
|
—
|
(a)
Structured parking shall have a maximum height of two levels.
(3)
Edges and buffers.
(a)
Window boxes.
(b)
Espaliers.
(c)
Roof decks/gardens.
(d)
Green roofs.
(e)
Garden walls may be brick, stone or stucco to match the principal
building.
(f)
Side and rear yard fences may be wood picket, wrought iron or
materials similar in appearance and durability.
(g)
All side and rear yard fences over four feet in height shall
be wood or similar material (shadow box design).
(4)
Environment, Bioswales, cisterns, rain gardens and porous pavement
driveway material are encouraged to aid in reducing stormwater runoff.
J.
Architectural notes.
(1)
Building orientation.
(a)
Buildings shall be oriented to the street with primary pedestrian
access points directly accessing the street facade. Front doors are
required to be on public streets.
(b)
At least 50% of a building's front facade must be built to the
minimum setback line.
(c)
Buildings shall be oriented to maximize winter solar gain, consistent
with the north/south orthogonal grid.
(2)
Building height. Maximum building height shall be 60 feet. For
buildings with facades exceeding 100 feet, a maximum average building
height of 55 feet shall be permitted, measured along the affected
facade.
(3)
Fenestration.
(a)
No blank facades or walls are permitted.
(b)
Minimum area of window opening on upper front facade: 30%.
(c)
Minimum area of window opening on front retail: 60%.
(d)
Vertically line up windows.
(e)
Windows shall be more vertical than horizontal.
(f)
Minimum area of window opening on side and rear facades: 25%.
(4)
Vertical breaks. Required every 30 feet minimum through use
of offsets, fenestration, bay windows, balconies, balconettes or material
change; requires minimum one-foot offset.
K.
Public space notes.
(1)
Fronts of buildings shall be set back from public sidewalks.
(2)
Entry plazas and courts should be designed to welcome public
use.
(3)
Front doors or doors to common lobbies should be grand in scale
and largely transparent to public space through the use of glass walls
and doors.
(4)
Canopies, awnings and overhangs are encouraged on the first
floor with emphasis on the front doors.
(5)
Screening of loading, service and trash storage areas is required.
L.
Semipublic space notes.
(1)
All semipublic space (i.e., yards, courts, plazas) must be fully
appointed with landscaping of trees, shrubs, ornamental grasses and
ground cover or a combination of decorative paving and landscaping.
Where appropriate, seating and lighting shall be provided.
(2)
Semipublic space must be separated from public space by either
a low garden wall, decorative fence (maximum of six feet high), hedge
material or a combination of the three.
N.
Edges, buffers and transitions notes.
(1)
Parking lots adjacent to street edges must be screened with
a four-and-half-foot-high hedge or masonry wall.
(2)
Parking adjacent to a residential use must be screened with
a minimum six-foot-high masonry wall or fence and must include a minimum
three-foot-wide vegetated buffer that is a minimum of six feet high
at time of planting.
(3)
Lighting must be screened from residential uses.
