Haddon Heights City Zoning Code
ARTICLE IXA
R-7 Residential Form-Based District
§ 450-44.1 Preamble.Sign at the entrance of the Public Works SitePlaque at the site of the Glover Fulling Mill.Plaque at the stone entranceway of the Public Works Site.
The purpose of this new R-7 Residential Zone District is to provide a suitable location for the development of a single-family detached community of housing that is designed to complement the historic and natural characteristics of the site while respecting the surrounding existing residential neighborhood and the adjacent county park. The site had been zoned M/P Municipal/Public Works Zone for the municipal garage and the Borough Zoning and Building Department building. The single-family detached houses shall be designed to reflect the characteristics of existing historic houses and new houses in the Borough that utilize usable front and side yard porches and detached and attached garages located in the rear yard. The entire design vocabulary of the development will be respectful of the Glover Fulling Mill site and location which is recognized as an important part of the early industrial history of the Borough. The mill was constructed around 1740 by John Glover. Betsy Ross was a customer of the Glover Mill and tradition says that the fabric for the American flag was processed at this mill. The mill was the site of a Revolutionary War skirmish with British General Cornwallis after the Battle of Red Bank in 1777. The tail race, dam embankments and parts of the mill foundation are still visible from the lower path of the county park adjacent to Kings Run. The archeological site was placed on the National Register of Historic Places in 1990. The R-7 Zone will permit the permanent preservation of the land area around the mill and the adjacent existing Glover homestead and the development of a public park that will provide formal historic site access to the public. Site design shall link up with the historic downtown area of the Borough, the War Memorial, and the county park. Within this district no lot or building or premises shall be used and no building shall be erected or altered to be used, in whole or in part, unless it complies with the regulations set forth in this Code. The architectural character of this development shall provide visual continuity through consistent and/or compatible design elements, architectural styles, and materials with sensitivity to how each structure will complement and be complemented by adjacent structures and like structures within the Borough.
§ 450-44.2 Permitted, accessory, and conditional uses.
A.
Permitted uses.
(1)
A single, detached one-family dwelling house, in connection with which there shall be a private garage if consistent with Subsection B(2) below. There shall not be more than one single, detached one-family dwelling on a single lot.
(2)
Accessory uses incidental or subordinate to a single, detached one-family dwelling.
(3)
Public parks, playgrounds and gardens and private parks, gardens and greenhouses not larger than 240 square feet and outdoor storage buildings not exceeding 100 square feet.
(4)
Public recreation and grounds.
(5)
Buildings, structures or uses owned and operated by the Borough of Haddon Heights for municipal purposes.
(6)
Historic landmarks.
B.
Accessory uses.
(1)
Decks, patios and terraces shall complement the architectural style and design of the principal building and the overall project design as established during the plan review and approval process. Design standards shall be prepared by the applicant and are subject to Planning Board review and approval.
(2)
An accessory garage of not more than a two-car capacity, used solely by the persons living in the dwelling house, provided that such garage or building is on the same lot as the dwelling house. No such accessory garage shall be constructed upon a lot until the construction of the dwelling house has commenced, nor shall an accessory garage be used unless the dwelling house has been completed and put into use. No such accessory garage shall exceed 450 square feet, and it will be a maximum height of not more than 16 feet to the peak of the roof.
(3)
Fences and walls, which shall be uniform in size and materials and complement the architectural style, type and design of the principal building and the overall project design, as established during the plan review and approval process. Design standards shall be prepared by the applicant and are subject to Planning Board review and approval. (See § 450-96.)
(4)
Porches located along the front facade of the principal building with a maximum height of one story.
(5)
Private residential swimming pools. (See § 450-94.)
(6)
Signs. (See § 450-135.)
(7)
Street furniture. (See § 450-142.)
(8)
Other accessory structures (i.e., gazebo, arbor, trellis) not otherwise enumerated above shall be addressed during the plan review and approval process. Design standards shall be prepared by the applicant and are subject to Planning Board review and approval.
C.
Conditional uses.
(1)
Family day-care homes. (See § 450-92.)
(2)
Public utility installations, subject to the following special requirements:
(a)
There shall be no storage of materials and trucks and no repair facilities or staging of repair crews except within completely enclosed buildings.
(b)
The exterior of any structure shall be in keeping with the other structures in the immediate neighborhood.
§ 450-44.3 District Boundary Map; character examples; development standards.
A.
District Boundary Map.
 |
B.
Character examples.
 Building with usable front porch oriented towards the street |  Detached garage located behind a home |  Attractive front yard landscape and fence treatment |
 Decorative streetlights reflect the character of Station Avenue |  Generous planting strips in the right-of-way allow for mature tree growth |  Sidewalks along the street and leading from the curb edge to the home |
C.
Development standards.
Development Standards Table | ||||
|---|---|---|---|---|
Standard | Narrow Lot Type | Wide Lot Type | ||
A | Lot area (square feet) | Minimum | 6,500 | 6,500 |
Maximum | — | — | ||
B | Lot frontage and width (feet) | Minimum | 59 | 65 |
Maximum | — | 85 | ||
C | Building width (feet) | Minimum | 28 | 34 |
Maximum | — | — | ||
D | Building depth (feet) | Minimum | 42 | 42 |
Maximum | — | — | ||
E | Front yard setback1 (feet) | Minimum | 20 | 20 |
Maximum | 25 | 25 | ||
F | Side yard setback2 (feet) | Minimum | 6 | 6 |
Maximum | — | — | ||
G | Rear yard setback3 (feet) | Minimum | 25 | 15 |
Maximum | — | — | ||
H | Frontage percentage4 | Minimum | 45% | 45% |
Maximum | — | — | ||
I | Building coverage5 | Minimum | — | — |
Maximum | 35% | 35% | ||
J | Lot coverage6 | Minimum | ||
Maximum | 55% | 55% | ||
K | Building height7 (stories/feet) | Minimum | 2/30 | 2/30 |
Maximum | 2.5/40 | 2.5/40 | ||
L | Eave height (feet) | Minimum | 22 | 22 |
Maximum | 25 | 25 | ||
M | Ground floor front facade fenestration | Minimum | 25% | 25% |
Maximum | — | — | ||
N | Ground floor side/rear facade fenestration | Minimum | 20% | 20% |
Maximum | — | — | ||
O | Upper floor facade fenestration | Minimum | 20% | 20% |
Maximum | — | — | ||
P | Distance between roofline offsets (feet) | Minimum | — | — |
Maximum | 28 | 28 | ||
Q | Distance between horizontal facade breaks (feet) | Minimum | — | — |
Maximum | 24 | 24 | ||
R | Distance between vertical facade breaks (feet) | Minimum | — | — |
Maximum | 24 | 24 | ||
S | First floor elevation (feet) | Minimum | 2 | 2 |
Maximum | — | — | ||
T | First story clear height (feet) | Minimum | 9 | 9 |
Maximum | — | — | ||
U | Pedestrian realm width (feet) | Minimum | 11 | 11 |
Maximum | — | — | ||
V | Front facade encroachments (feet) | Minimum | — | — |
Maximum | 8 | 8 | ||
W | Garage building setback front (feet) | Minimum | 70 | 40 |
Maximum | — | — | ||
X | Garage building setback side (feet) | Minimum | 6 | 6 |
Maximum | — | — | ||
Y | Garage building setback rear (feet) | Minimum | 5 | 5 |
Maximum | — | — | ||
Z | Garage building height (feet) | Minimum | — | — |
Maximum | 16 | 16 | ||
NOTES: | |
1. | A ground area, unoccupied except for planting and/or accessways, fully open to the sky, between the street line and a line drawn parallel thereto along the front of the building, extending from lot line to lot line. |
2. | A ground area, unoccupied except for permitted fences, garden walls, planting and/or accessways, fully open to the sky, between any lot line other than a street or rear lot line and a line drawn parallel thereto along the side of the building, between the front and rear yards. |
3. | A ground area, unoccupied except for plantings and/or accessways, fully open to the sky, between the rear lot line and a line drawn parallel thereto along the rear of the building extending from lot line to lot line. |
4. | The frontage percentage for corner lots may be reduced to 32%. |
5. | See definition of "coverage, building" in § 450-11. |
6. | See definition of "coverage, lot" in § 450-11. |
7. | See definition of "building height" in § 450-11. |
§ 450-44.4 Single-family detached buildings.
A.
Purpose/definition. A detached single-family unit on its own individual lot designed for or used exclusively by one family. Depending on lot size and constraints, one of three basic forms may be employed to meet the development standards:
(1)
Detached garage. The detached garage model is built on the traditional, narrow lot configuration with the short end of the principal building facing the street and a detached garage set back behind the rear of the building.
 |  | |
(2)
Attached rear garage. The attached rear garage model is based on the traditional, narrow lot configuration of the detached garage model with the option to tuck the garage behind and attach it to the principal building.
 |  | |
(3)
Attached front garage. The attached front garage model is intended for shallower lots, where environmental constraints prohibit the lot depth required for a garage sited behind the principal building. Lots must be wider to accommodate this model.
 |  | |
B.
Building form examples.
 This Haddon Heights home illustrates a strong use of horizontal and vertical breaks, including building offsets, roof elements, and columns to break down the scale of the building and create visual interest. |  New construction home that uses traditional building elements to provide horizontal and vertical breaks, such as building offsets, a front porch and columns, bay windows. | |
 This historic home demonstrates building elements such as vertically oriented windows, traditional building materials, roof offsets, and a taller first floor that are typical of traditional built form in Haddon Heights. |  New construction home that reflects traditional built form in building materials, use of a front porch, building and roof offsets and strong horizontal and vertical elements. | |
 This more recent Haddon Heights home reflects the traditional form through the use of a front porch and columns, stone chimney, and pitched roof. |  New construction home that utilizes traditional building elements and fenestration, including offset, bay windows to provide visual interest and break up the mass of the building. | |
§ 450-44.5 Pedestrian realm amenities.
A.
Residential street purpose/definition. The residential street dimensions and regulations are intended to be used for existing and new local roads that have minimal to moderate through traffic. As such, the streetscape must provide capacity for minimal to moderate pedestrian activity. New development is to provide varied building heights, high-quality facade materials and design, low to moderate first floor transparency, varied front yard setbacks, minimal curb cuts and prohibit front yard parking. The street cross section below is based on RSIS standards. New streets shall be designed to accommodate planned pedestrian and bicycle connections beyond the extents of the street to connect with existing streets, sidewalks, and parks. Historic walls, gateways, and other entrance features should be retained and reused to create significant entryways to new streets.
Street Requirements | ||
|---|---|---|
Right-of-way width | 50 feet | |
Cartway width | 28 feet | |
Design speed | 25 miles per hour | |
Traffic lanes | 2 | |
Streetlights | Number as required | |
Bicycle lanes | Shared | |
Sidewalk width | 4 feet | |
Planting strip width | 7 feet | |
Planting strip type | Continuous strip | |
Curb type | Concrete | |
B.
Street cross section.
 |
§ 450-44.6 Street design standards.
A.
Residential building architecture. The following shall be required of single-family detached (principal) buildings:
(1)
Principal buildings shall be oriented to the primary street upon which the structure is sited. All building fronts shall have a primary pedestrian access (i.e., a front door).
 A residential structure oriented to the street with primary pedestrian access in front. |
(2)
Single-family detached buildings shall define the street edge through adherence to a minimum uniform twenty-foot front yard setback. A minimum of 80% of all residential buildings shall be located at the minimum front yard setback dimension. The streetscape shall also be reinforced by lines of uniformly spaced shade trees and may be reinforced by garden walls, hedges, or fences that further define front yards.
(3)
Garages may be detached from or attached to the principal dwelling unit. In either case, the garage shall be aligned either parallel with or perpendicular to the alignment of the principal structure. No more than 50% of the garage wall shall be permitted to attach itself to a dwelling unit in conformance with design forms represented in § 450-44.4A.
(4)
Each garage shall be serviced by a driveway of at least 10 feet in width. Driveways shall not be wider than 10 feet between the street and the dwelling unit rear wall for the detached garage and the attached rear garage models. Driveways shall not be wider than 10 feet between the street and the dwelling unit front wall for the attached front garage model in conformance with design forms represented in § 450-44.4A. A minimum driveway width of 24 feet shall be provided directly in front of a detached garage to enhance vehicular movements.
(5)
There are to be no blank facades. All facades must provide windows and facade offsets and breaks as prescribed in § 450-44.3C.
(6)
Windows shall be more vertically oriented than horizontal.
(7)
Awnings, bay windows, upper floor balconies and porches are permitted on front, side and rear facades. Awnings, bay windows and upper floor balconies may encroach into building setbacks and rights-of-way as prescribed in § 450-44.3C. Porches may encroach only into building setbacks as prescribed in § 450-44.3C. Porches may not encroach into rights-of-way.
(8)
Decks are permitted in rear yards. They are not permitted to encroach into side yard and rear yard setbacks.
(9)
Alternative single-family detached building models may be considered by the Planning Board for certain lots that are unable to accommodate approved models (See § 450-44.4.) due to environmental constraints, i.e. grading, drainage, and site constraints.
(10)
Ground-mounted air-conditioning units shall be screened or otherwise specially treated to be, as much as possible, inconspicuous as viewed from the street right-of-way and adjacent properties. They shall only be located in the rear yard.
(11)
All ground-mounted mechanical units (i.e., electric, cable, telephone) must be screened or minimized from public view and from view of adjacent properties. Screening shall be designed to blend with the architecture of the principal building (i.e., fence, plant material or combination thereof).
 Example of a screening technique using attractive landscaping. |
(12)
Windows shall be untinted. Mirror or reflective glass is not permitted on any residential lot.
(13)
Freestanding private garage (when permitted), fences, and garden walls are permitted accessory uses in side and rear yards only. Garages must follow setback and coverage rules established in § 450-44.3C.
(14)
All utilities and related appurtenances shall be located underground or be in the main building or structure.
(15)
Permitted roof types include gable, gambrel, mansard, hipped, salt box or a combination thereof.
Example of the use of appropriate materials and architecture throughout the structure.
(16)
Roof materials permitted include architectural asphalt shingles, raised seam metal roof, tiles, slate, and cedar wood.
(17)
Building materials permitted include wood and simulated clapboard, brick, stone, stucco, and synthetic trim boards.
(18)
Gutters shall be architecturally compatible with the building.
(19)
Exterior chimneys shall be finished in brick, stone, or stucco. Fireplace boxes are permitted for direct vent gas.
(20)
Open and usable one-story front porches (minimum eight-foot depth), stoops, bay windows and other similar architectural treatments shall be required and be allowed to encroach into building setback lines. Front porches and other entrance types shall be prohibited from ever being enclosed or screened.
(21)
Any porch built by the property owner and not provided by the builder at the time of initial construction shall be considered an accessory porch. Accessory porches shall complement the architectural style and design of the dwelling unit and the overall project.
(22)
All dwelling units shall have a private outdoor space (i.e., deck, patio or terrace) which may be enclosed by a decorative fence or wall, landscaping, or a combination thereof.
(23)
Sufficient storage area to accommodate such items as tools, trash/recyclable material storage, and lawn and garden maintenance equipment shall be considered in the sizing of a garage.
(24)
Individual bay overhead garage doors and windows placed in garage walls are both encouraged.
B.
Accessory structures.
(1)
Freestanding detached garages are permitted. A freestanding detached garage shall be considered detached even if it is attached to the principal building by an open breezeway or trellis structure that does not have walls and is not a heated space.
(2)
The minimum distance between a detached garage and the principal building shall be 20 feet.
(3)
Garages shall have a minimum twelve-foot setback between each other on adjacent lots.
(4)
In-ground pools are permitted and must respect side yard setbacks.
(5)
The architectural design of a garage, including the proportions, roof pitch, exterior materials, window/doors, color, etc., shall be coordinated and be compatible with that of the principal building.
 Example of appropriate garage design that is compatible with the principal building. |  Example of a garage window design that is compatible with the principal building. |
(6)
The applicant is required to prepare a fence and wall design and location plan for all residential lots that back onto the Camden County park property, subject to Planning Board review and approval.
C.
Public spaces.
(1)
Sidewalks located within public rights-of-way shall be a minimum width of four feet. At corners, handicapped ramps shall be provided.
(2)
Special ground texture treatment shall be required for pedestrian crossings in streets and elsewhere, as appropriate, to include brick, stamped concrete or asphalt, cobbles and/or other suitable material.
(3)
Streetlights shall be the minimum required for safety and must be provided in the least intrusive manner. Traditional freestanding light fixtures shall be required along the street and pathways. They shall be located on both sides of the street in an alternating manner. The height and style of the light shall conform to Borough standards.
(4)
Stormwater management basins and ponds shall be appropriately landscaped and otherwise improved to enhance overall site aesthetics and safety.
(5)
Street trees at a minimum three- to three-and-one-half-inch caliper shall be planted an average of 45 feet on center along the public right-of-way within a grass planting strip.
(6)
All utilities shall be installed underground, and all principal buildings shall be serviced by public water and sewer systems.
D.
Semipublic spaces.
(1)
All yards must be fully appointed with landscaping of trees, shrubs, ornamental grasses or ground cover.
(2)
Bioswales, cisterns, rain barrels, and rain gardens are permitted.
(3)
Private sidewalks shall have a minimum width of four feet and shall be designed to connect with the public sidewalk located in the street right-of-way. The use of special paving, such as brick or precast concrete pavers, for private sidewalks is highly encouraged. Otherwise, sidewalks shall be poured-in-place concrete. Special paving, if selected, shall complement the building materials and shall be used to define spaces or special areas such as entrances.
 An attractive private sidewalk leading to the principal structure. |
E.
Private spaces.
(1)
Pergolas, trellises, and arbors are permitted.
(2)
Spas are only permitted on or within a rear deck.
(3)
Driveways shall be constructed of asphalt, scored concrete, decorative paving blocks, or porous pavement.
(4)
A driveway shall not be located within five feet of any side yard with the exception of a reduced frontage lot where the minimum driveway setback may be reduced.
(5)
Edge treatments, including walls, fences, and hedges, are permitted at a maximum height of three feet in the front yard and a maximum height of six feet in the side and rear yards.
F.
Landscaping and buffers.
(1)
Plantings shall be drought-tolerant, noninvasive and native species.
(2)
Landscape is permitted to be integrated with other functional ornamental site design elements, where appropriate, such as recreational facilities, paths and walkways, foundations, water features, trellises, pergolas, gazebos, fences, walls, street furniture and public art.
 Example of the use of a trellis to enhance private spaces. |  An example of landscaping integrated with a private fence at the building frontage. |
(3)
Landscaping schemes are permitted to include seasonal flowers in planters, planting beds and hanging baskets.
(4)
High-maintenance lawn areas that do not support active recreation shall be prohibited in order to reduce the need for irrigation and mowing. Drought-tolerant, noninvasive, native ground covers and grasses shall be used as a substitute for lawn areas.
(5)
Plant suitability, maintenance and compatibility with site and construction features are critical factors which shall be considered when preparing a landscape plan.
(6)
To the maximum extent practical, all existing healthy trees shall be preserved.
(7)
There shall be a tract perimeter buffer of five feet from any existing adjacent residential areas or zones consisting of preserved existing and supplemental landscape material and/or fences to provide a reasonable visual buffer as approved by the Planning Board.
 Example of an existing buffer on site from the adjacent residential lots. |
G.
Reduced frontage lots.
(1)
A lot width of not less than 59 feet shall be provided at the buildable portion of the lot. A lot width of not less than 15 feet shall be provided where the property line intersects with the proposed street right-of-way line.
(2)
If the access portion of the lot does not accommodate utilities, a lot width of not less than 20 feet shall be provided at the access portion of the lot.
(3)
Reduced frontage lots shall be permitted as part of a development plan. Not more than four residential lots shall be permitted to be reduced frontage lots. Any reduced frontage lot shall meet the minimum area and dimensional requirements in this chapter.
H.
Rear yard setbacks. The minimum rear yard setback requirement may be reduced by the Planning Board due to lot dimensional constraints.
I.
House depth. The required minimum building depth identified in the Development Standards Table[1] may be reduced by the Planning Board as a minimum building depth to no less than but not equal to the width of the house. The resulting proportion of the house must still be perpendicular to the street, with the longer dimension being the depth of the house.
[1]
Editor's Note: See § 450-44.3C.
§ 450-44.7 General design standards.
As used in this article, the following terms shall have the meanings indicated:
ARBOR
An open framework structure that forms a shelter, gateway framework or bower. Its primary purpose is to be a semi-architectural place for climbing plants to grow, while providing shaded seating, directional form to frame a view or to create a private out-of-doors area. An arbor can be arched or square-topped. It differs from a gazebo in that its roof area is open to the elements, while a gazebo traditionally has a solid roof that protects those seated beneath it from the elements.
EAVE HEIGHT
A building's vertical measurement from the mean level of the ground abutting the building to the lowest point of an overhanging eave.
FIRST FLOOR ELEVATION
A building's vertical measurement from the mean level of the ground abutting the building to the mean level of the first floor of the building.
FIRST STORY CLEAR HEIGHT
A building's vertical measurement from the mean level of the first floor of the building to the mean level of the second floor of the building.
FRONT FACADE ENCROACHMENTS
Building components that encroach from the front facade of a building into the public right-of-way or building setback area, including, but not limited to, overhanging eaves, gutters, cornices, steps, bay windows, porches, balconies and balconettes. If the maximum permitted encroachment is greater than the maximum permitted setback, then such building components are permitted to encroach into the public right-of-way.
FRONTAGE PERCENTAGE
The percentage of the width of a lot that is required to be occupied by the building's primary facade.
GROUND FLOOR FRONT FACADE FENESTRATION
The ratio of ground floor front window area to ground floor front facade area. Window area may include windows contained in doors.
HORIZONTAL FACADE BREAK
A horizontal measurement between building face offsets; vertical elements; bay windows; private amenities organized vertically, such as terraces, balconies or balconettes; building offsets or recesses; changes in facade materials or colors; or combination thereof.
PEDESTRIAN REALM WIDTH
A horizontal measurement perpendicular to the street between the street curb and the edge of paved surface which includes the sidewalk, planting strip and other pedestrian areas, and may extend beyond the public right-of-way into private property.
ROOFLINE OFFSET
A horizontal measurement between offsets in portions of a roofline as a means of breaking up the apparent bulk of the continuous roofline of a building or group of attached buildings. Such offsets consist of elements such as dormers and gables.
UPPER FLOOR FRONT FACADE FENESTRATION
The ratio of upper floor front window area to upper floor front facade area. Window area may include windows contained in doors providing access to terraces, balconies or balconettes.
VERTICAL FACADE BREAK
A vertical measurement between horizontal elements, such as horizontal facade banding; private amenities oriented horizontally, such as terraces, balconies, balconettes and porches; changes in facade materials or colors; overhanging eaves; or combination thereof.
