A.
Introduction. Density is a key factor in shaping the
character or psychology of a community; a relatively high Town density
does not guarantee a "problem" Town, as low density does not guarantee
a desirable Town. However, apartments and condominiums, because of
their density, generate a greater impact on surrounding areas than
one- or two-family house subdivisions.[1]
B.
Land use.
(1)
The development should be harmonious with the areas
around it, functional and aesthetically pleasing. The components of
the site should complement each other. The design should provide the
residents of the development with both privacy and individuality.
The impact of apartments on the local tax base has been a subject
of controversy for several years. Studies prepared by Nassau County
and the Town of Clay in New York show that apartments generally pay
their share of the cost of education. Studies for other areas, such
as the State of New Jersey; Hartford, Connecticut; Montgomery County,
Pennsylvania; and Fairfax County, Virginia, have had similar results.
(2)
The need for recreational facilities in apartment/condominium
complexes is often overlooked. It is very important that children
have some play area. Care could be taken so that children's needs
for movement should not conflict with adult needs for privacy. Trees
selected for the play area should be ones which can be used for climbing.
Site furniture should be provided with children's needs in mind. Play
equipment should be selected with the children's preferences in mind.
The greater the variety of equipment in an area, the greater the use
that area will have.
(3)
Recommended active recreation standards:
(a)
0.5 acres per 1,000 people (children's play
area).
(b)
1.5 acres per 1,000 people (field play for younger
children).
(c)
1.5 acres per 1,000 people (older children,
adults) (tennis, basketball courts).
(d)
One pool per 1,000 people (swimming).
(e)
Nine-hole golf course: 60 acres (minimum); 80
acres (maximum).
(f)
Eighteen-hole golf course: 120 acres (minimum)
160 acres (maximum).
(4)
The most popular sports in condominiums are tennis
and swimming.
A.
A careful site analysis has a great deal to do with
the final land use of the site. Soil composition and bearing; as well
as slope, will dictate the type of development which is practical.
B.
One of the most valuable characteristics of some sites
is the view; it should be developed to its greatest potential.
C.
Preservations of existing vegetation helps keep the character of site and helps to arrest erosion. There is no question that trees and shrubs enhance the livability of housing areas. See Chapter 452, Stormwater Management; Erosion and Sediment Control, of the Code of the Town of Southport for proper erosion and sediment control measures and alternatives for stormwater management which respect the natural drainage systems and encourage recharge to the aquifer.
[Amended 4-12-2005 by ordinance (Res. No. 105-2005)]
D.
The amount of grading on the site should be kept to
a minimum. The less the soil is disturbed, the greater the survival
of existing plant materials and the less chance of erosion.
E.
It is important to preserve any water features which
contribute to the beauty of a site's layout. A planning board and
developer should be able to maximize the use of water and other natural
features without undue restriction of the property.
F.
The solutions can usually be achieved through careful
design.
G.
Certain man-made features such as stone walls, fences,
roads, etc., can be used to enhance a development and should follow
ridges and swales rather than straddle hills perpendicular to contours.
Areas with poor drainage should be avoided because they necessitate
more bridges, culverts and other drainage works.
A.
Traffic in and out of a multifamily housing development
must be studied to determine its impact on surrounding areas. Pedestrian-vehicular
circulation within the development should also be studied. Wherever
possible, the crossing of the pedestrian and vehicular traffic should
be prevented. Streets should be logically related to the topography
and coordinated into a system in which each street performs its intended
function.
B.
The function that a street is intended to serve will
determine both its right-of-way and its pavement width. The fact that
collector streets and major streets carry considerably higher amounts
of traffic than minor residential streets must be reflected in the
criteria used for determining the street cross-section.
C.
Other considerations affecting the width of street
right-of-way are sidewalks, planting strips and utilities, including
streetlights and fire hydrants.
A.
When residential development occurs along major street,
special consideration must be given to its design. The use of a buffer
strip and a marginal access street helps to alleviate traffic noise
and creates a private environment. It also increases safety by greatly
reducing the points of access to the major street. All entries and
exits to the development should be located away from traffic problem
areas. Depending on the size of the development, a traffic light may
be needed.
B.
Intersections are another important element in street
planning and design. It is very important for street to intersect
at right angles rather than acute angles. The center lines of offset
street intersections should be no closer than 125 feet, and in some
areas they are required by law to be even farther apart. Improperly
designed street intersections become potential traffic hazards.
C.
Common pedestrian walks should be used to move people
within the development so as to avoid contact with vehicles.
D.
Provision should be made for bicycling, avoiding conflicts
with pedestrian and motorized traffic.
A.
Structures within a development should complement
the site (i.e., if the site has an attractive view, the structure
should be designed to take advantage of that view). Signs should be
uniform and unobtrusive. Building lines should not be too linear.
Wherever possible, building units should be staggered; this helps
to define individual spaces and breaks up monotonous building lines.
B.
Provision of services should be considered. Wherever
possible, dumpsters should be screened or enclosed.
C.
If buildings are arranged in groups, emergency vehicles
should have access to all units.
A.
Plants used in landscaping should be indigenous to
enhance their chances of survival. Street trees should be used along
vehicular routes; they will aid in pollution control and delineate
the road as a space apart from the dwelling units. A great variety
of plants may not always be desirable. A planting design may become
confused from excessive variety. A few types of plants used properly
can provide attractive landscaping. Parking areas should be screened.
B.
Grading and drainage paths should be studied carefully
to prevent ponding areas within the development. Earth work, such
as berms, can and should be used to screen undesirable views and to
direct pedestrian traffic on the site.
C.
All construction details should be in harmony with
the building units. Utility service boxes should be conveniently located.
