This article shall apply to all site plan applications for multifamily
residential development, including townhouses, apartments, garden
apartments and PURDs.
The following standards shall be used to prepare and review
any development plan for multifamily residential development:
A. Building type mix. In developments of 25 or more dwelling units,
the mix of building types shall be such that not more than 50% of
the total number of dwelling units shall be located in the same type
of building. In developments of 50 or more dwelling units, the mix
of building types shall be such that not more than 40% of the total
number of dwelling units shall be located in the same type of a building.
The building type mix for each section or phase of a development plan
need not reflect the building type mix prescribed for the entire development.
In such cases, the Board shall require, as a condition of final approval
on a particular phase or section of a development plan, the provision
that future phases or sections shall bring the building type mix into
conformance with the above standards.
B. Dwelling unit mix. In developments of 25 or more dwelling units,
the mix of dwelling units shall be such that not more than 75% of
the total number of dwelling units shall have the same number of bedrooms.
The dwelling unit mix for each section or phase of a development plan
need not reflect the building type mix and dwelling unit mix prescribed
for the entire development. In such cases, the Board shall require,
as a condition of final approval on a particular phase or section
of a development plan, the provision that future phases or sections
shall bring the dwelling unit mix into conformance with the above
standards.
C. Affordable housing units. Developments of 10 or more dwelling units shall provide for affordable housing units pursuant to Article
21 of this chapter. Such affordable housing units shall be evenly mixed and distributed throughout the entire development. No such affordable housing unit shall be readily distinguished from the exterior as an affordable housing unit by the architectural design, style, materials, colors or details of such dwelling unit or building.
D. Number of dwelling units per building. Any building shall contain
a maximum of 10 dwelling units unless otherwise specified in this
chapter.
E. Dwelling unit privacy. Adjacent dwelling units in the same building
shall be adjoined in such a manner as to provide maximum soundproofing
and privacy between such units.
F. Site layout. The development plan shall locate buildings, parking
areas and open space in an arrangement that promotes the enjoyment
of dwelling units, other on-site facilities and the community as a
whole by residents of the development. Dwelling units and buildings
shall be oriented towards the street and interior open spaces and
away from parking lots and garages. Driveways, parking lots and garages
shall be prohibited from being located in the front yard area of any
dwelling unit.
G. Individuality of dwelling units and buildings. In order to provide
attractiveness, identity and individuality to dwelling units, buildings
and complexes of buildings within the entire development and to avoid
the monotonous repetition of design elements and its undesirable visual
effects, the following design standards shall be utilized:
(1)
Varying dwelling unit widths, staggering dwelling unit setbacks
and altering building heights and rooflines.
(2)
Varying architectural embellishments to roofs between dwelling
units, buildings or complexes of buildings. Such roof elements may
include dormers, belvederes, masonry chimneys and similar elements,
provided that such are architecturally compatible with the style,
materials, colors and details of the building.
(3)
Varying the front entrance definition and articulation between
dwelling units, buildings or complexes of buildings, provided that
such are architecturally compatible with the style, materials, colors
and details of the building.
H. Front steps. Entry steps and platforms to the front entrance to each
dwelling unit or building shall be constructed of brick or stone.
I. Entrance lighting. A minimum of one low-wattage incandescent light
fixture shall be provided outside each exterior entrance to a dwelling
unit or building.
J. Fire escapes. Buildings containing dwelling units located above the
second story and requiring a second means of egress pursuant to the
Uniform Construction Code shall not utilize an attached external fire
escape as one of the required means of egress.
K. Dwelling unit size. Minimum dwelling unit floor areas shall be as
follows:
Type
|
Minimum Floor Area
(square feet)
|
---|
Studio/efficiency apartments
|
500
|
One-bedroom apartments
|
850
|
Two-bedroom apartments
|
1,000
|
For each additional bedroom
|
+150
|
L. Dwelling unit storage space. Each dwelling unit shall be provided
with a completely enclosed, covered storage space consisting of a
minimum of 350 cubic feet. Such storage area shall be exclusive of
normal interior closets and may either be contained within the dwelling
unit or building, attached thereto or located separately.
M. Dwelling unit private open space. All dwelling units shall have a
private open space area as follows:
(1)
Each dwelling unit located on a ground floor level shall be
provided with a private rear yard consisting of a minimum area of
200 square feet. Such private rear yard shall be enclosed by means
of a six-foot-high wooden fence or screen, brick wall, evergreen hedge
or some combination of the same, which shall provide adequate screening
from all other neighboring dwelling units and private rear yards,
walkways, common recreational facilities, parking lots, driveways
and streets. A minimum of one low-wattage incandescent light fixture
shall be provided to light such area.
(2)
Each dwelling unit located above the ground floor level shall
be provided with a private outdoor patio or balcony area consisting
of a minimum of 64 square feet. The minimum length of any individual
dimension of such area shall not be less than six feet. This area
shall be located or recessed inside the outer wall plane of the building
on which it is located. A minimum of one low wattage incandescent
light fixture shall be provided to light such area.
N. Ground floor elevations. The ground floor level of each dwelling
unit shall be elevated above grade, except for dwelling units designed
for senior citizens or the handicapped. The minimum height of such
elevation shall be 20 inches at the front entrance. No dwelling unit
shall be located below grade, whether fully or partially.
O. Common open space. Active and passive recreational areas and other
public and/or semipublic open space, such as courtyards, plazas, alleys
and pedestrian walkways, shall be designed to promote use and enjoyment
by residents of the development. Such areas shall be designed to utilize
natural features of the site, including existing vegetation, where
possible, and shall be extensively landscaped with a wide variety
of plant materials. Where such areas are enclosed by buildings, such
as courtyards and plazas, they shall be designed to be architecturally
formal and geometrically logical; however, this shall not preclude
the use of curvilinear designs for walkways or landscaped areas.
P. Yard area definition. The front and side yards of a dwelling unit
or building fronting on a street, driveway or parking lot shall be
defined with a three-foot-high wooden picket type fence, wrought iron
fence, brick wall, evergreen hedge or some combination of the above.
Q. Pedestrian walkway materials. Formal walkways shall be constructed
of brick, slate, cobblestone, colored/textured concrete or some combination
of the above materials that is architecturally compatible with the
style, materials, colors and details of the buildings. Informal paths
may be constructed of the above materials or crushed granite or shale
stone.
R. Curbing material. All on-site curbing for driveways, access aisles
and parking lots shall be constructed of Belgian block granite to
specifications approved by the Borough Engineer.
S. Type of lighting source. Low-wattage incandescent lamps shall be
used along all sidewalks, walkways, courtyards and plazas and on any
building or unit. Parking lot lighting shall be incandescent or another
light source compatible with the same.
T. Cable television utility. All dwelling units shall be provided with
such facilities for potential linkage to the Borough's cable television
utility.
U. Maintenance equipment storage. An accessory building shall be provided
for the storage of maintenance equipment, if such is to be stored
on-site. Such accessory building shall be architecturally compatible
with the style, materials, colors and details of the principal buildings.
V. Common entrances. Apartment buildings with common entrances, lobbies,
elevators and/or stairwells shall be designed to promote safety and
security of residents and visitors using such areas.