Scotch Plains City Zoning Code
§ 23-9.3.5
Development Requirements.
a.
Parking and traffic circulation standards.
1.
The developer shall provide a traffic study to the satisfaction of the Planning Board Engineer.
2.
All required off-street parking and loading spaces shall be provided on-site.
3.
All ground level parking under the building type "A" shall be fully enclosed within the building with walls that are constructed with the same building materials as the main building elevations, substantially consistent with the plans attached to the redevelopment plan as Exhibit 2.[1] All parking spaces located in the parking structure shall be fully enclosed on all sides of the building with decorative screening elements such as grating, louvers, or similar approved materials to meet air quality requirements, with the exception of driveway openings, substantially consistent with the plans attached to the redevelopment plan as Exhibit 2. Screening materials and building materials shall be subject to Planning Board approval.
[1]
Editor's Note: Exhibit 2 is on file in the office of the Township Clerk.
4.
Parking areas shall include a minimum of two electric car charging stations.
5.
Surface parking shall be permitted to support the inclusionary residential development but shall not be the sole source of on-site parking. The layout and circulation of the surface parking shall be substantially consistent with the plans attached to the redevelopment plan as Exhibit 1.[2]
[2]
Editor's Note: Exhibit 1 is on file in the office of the Township Clerk.
6.
The required number of parking spaces and stall dimensions (nine feet by 18 feet) shall conform to residential site improvement standards.
7.
A traffic circulation plan shall be provided depicting the turning radius of emergency vehicle routes through the site. No truck circulation routes shall interfere with any permitted on-street parking spaces or driveways.
8.
All parking spaces, loading spaces, fire lanes, and circulation routes shall be striped and signed in accordance with the Manual on Traffic Control Devices (MUTCD). All such striping and signage shall be depicted on the traffic circulation plan.
9.
All driveways and parking spaces located on the residential property shall be maintained by the owner of the residential project.
10.
The access to the project shall be one ingress/egress driveway which will be comprised of one "right in" and one "right out" from Route 22, which will transition into a twenty-four-foot internal access road. There shall be a mountable concrete curb island which divides the "right in" and "right out" access. The location of the driveway off of Route 22, its dimensions, and the location and dimensions of the mountable concrete curb island shall be substantially consistent with Exhibit 1 attached to the redevelopment plan.
11.
The residential development shall be served by an emergency access grass paver road located off of Juniper Lane. The property owner shall be responsible for the maintenance of these paths for emergency use, including snow removal. The sufficiency of the emergency access shall be subject to the approval of the Township Fire Official.
b.
Project design standards and conditions.
1.
The use of green building technologies is strongly encouraged to be incorporated into all aspects of the project design. Green building (also known as "green construction" or "green sustainable building") is the practice of creating structures and using processes that are environmentally responsible and resource-efficient throughout a building's life cycle from siting to design, construction, operation, maintenance, renovation and demolition.
2.
Upon the demolition of any existing building or structure, in whole or in part, the site shall be properly graded and stabilized unless new construction is to commence on the same site within 60 days.
3.
Location and area of amenities. The inclusionary multifamily residential development shall contain a minimum of a 5,680 feet clubhouse which will include a gym, a leasing center inclusive of a sample model unit, and a resident lounge. There shall be an approximately 6,780 feet pool and deck area located next to the clubhouse. Additionally, the redeveloper shall provide the infrastructure for residents to participate in passive recreation on the site. This entails the creation of a network of walkways which should total a minimum of 17,700 feet.
4.
The project shall include stormwater/flood management systems which include, but are not limited to, flood storage, stormwater detention basins, basin overflow areas, culverts, etc., and shall be designed and constructed to the appropriate standards.
5.
Adequate facilities shall be provided for the handling of garbage and other refuse by providing and maintaining an enclosed and screened area either within or separate from the buildings within which all garbage and refuse containers shall be stored, subject to Planning Board approval.
6.
A comprehensive landscape plan shall be prepared by a licensed landscape architect. All areas of the site not covered by buildings, pavement, walkways, and other permissible impervious surfaces shall contain landscape plantings. The use of perennial and native species is encouraged.
7.
All mechanical equipment, generators, HVAC equipment and similar equipment shall be specified to meet the applicable residential sound standards as defined by the State of New Jersey.
8.
All mechanical equipment shall be screened from view, both from the street and existing or planned neighboring buildings. Said screening shall be constructed in a manner that is consistent with the architecture of the building, and shall utilize the same materials used in the construction of the building, such that the screening appears to be an integral part of the building. The screening shall not impair the functioning of the equipment.
9.
Signs associated with the residential project shall be addressed during preliminary and final site plan approval. Dimensions, colors and other sign characteristics shall be subject to Planning Board approval.
c.
Building and architectural design standards and programming.
1.
Design standards. The following design standards shall be adopted for the Bowcraft Redevelopment Project:
(a)
The intention of this redevelopment plan is that the facades of all buildings be constructed and designed with brick as the predominant building material. The building materials used to accent the brick shall be precast stone or concrete and brick panels, horizontal siding (HardiePlank® or similar approved material), and other similar high-quality materials such as Hardie® cement board and Azek® as approved by the Planning Board. EIFS (Exterior insulating finishing systems), artificial stone, and brick-face veneer, ("Permastone™" and "brickface") and other similar facade materials may not be used within the redevelopment area. Similarly, jumbo brick and concrete block of any type and vinyl siding are not permitted as facade materials within the redevelopment area.
(b)
Where any building material other than brick is used, the width of the nonbrick material shall not extend greater than the width of two window bays. (not to exceed 40 feet) in any single plane as approved by the Planning Board, substantially consistent with Exhibits 2, 3 and 4 attached to the redevelopment plan.
(c)
The building shall be designed to be attractive and inviting when viewed from all vehicular and pedestrian pathways within the redevelopment area and from vantage points outside of the redevelopment area.
(d)
Decorative ornamental light fixtures shall be located along the ground level of the residential building at a pedestrian scale on either side of all ground-level windows and doors.
(e)
There shall be alternating setbacks along all apartment building elevations in order to create recessed areas to break up the mass of the building substantially consistent with Exhibits 2 and 3 of the redevelopment plan.
2.
3.
Architectural building elevations.
(a)
Exhibits 2 through 5 to the redevelopment plan represent the architectural building elevations for apartment building Type "A," apartment building Type "B", the townhouse buildings and the clubhouse, respectively. The architectural building elevations shall be substantially consistent with the exhibits for all four sides. These architectural elevations have been incorporated into the plan to help visualize the architectural standards and design for the redevelopment area.
(b)
The architecture of the buildings is recommended to be more suburban in style and large contiguous structures are recommended to be broken up visually through a variety of means, including, but not limited to, varying roof heights, variations in colors, materials, proportions, moldings and demarcations used. Exhibits 2 and 3 to the redevelopment plan were created in response to feedback from the Township's Planning Board, requesting a pitched roof instead of a flat roof. All architectural elevations, including, but not limited to, materials, rooflines and colors, are subject to the review and approval of the Planning Board.
4.
Site layout concept. Exhibit 1 to the redevelopment plan[3] represents the site layout plan for the Bowcraft Redevelopment Project. The concept plan, prepared by PS&S, revised December 28, 2018, generally illustrates the building configuration, open space, amenities, unit count, bedroom distribution, and overall general layout of the development.
[3]
Editor's Note: Exhibit 1 is on file in the office of the Township Clerk.
d.
Open space, landscaping and amenities.
1.
At the time of site plan approval, the developer shall provide a detailed outline of the uses for the indoor and outdoor amenity areas, in addition to including these areas on submitted site plans. The size, use and location of indoor and outdoor amenity spaces shall be substantially consistent with Exhibit 1 to the redevelopment plan.
2.
The residential development project to be located in the redevelopment area shall include, but is not limited to, the following open space and amenities as accessory uses:
(a)
Clubhouse: the clubhouse shall contain a minimum of 5,680 feet and shall include a gym, a leasing center, including a sample model unit, and a resident lounge.
(b)
Pool and deck area: there shall be an approximately 6,780 feet pool and deck area located next to the clubhouse.
(c)
Walking paths: the redeveloper shall provide the infrastructure for residents to participate in passive recreation on the site. This entails the creation of a network of walkways which should total a minimum of 17,700 feet.
(d)
Tot lot: the redeveloper shall provide child recreational facilities in the form of a tot lot. The size, location and sufficiency of the tot lot shall be subject to the review and approval of the Planning Board Planner.
(e)
Green space: the redeveloper shall provide approximately 279,000 feet of green space in order for residents to participate in active and passive recreation on the site.
(f)
Landscaping: Landscaping shall include trees, bushes, shrubs, ground cover, perennials, annuals, plants and the use of building and paving materials in an imaginative manner. Landscaping shall be maintained and the owner shall be responsible for replacement of dead plants, trees or other landscaping items. The development shall have professionally designed and executed landscaping plans designed in a comprehensive manner addressing all plantings, walkways, lighting, hardscape areas, paths, fencing and similar items. The landscape plan shall be prepared by a licensed landscape architect in the State of New Jersey.
3.
All open areas not utilized for parking areas, driveways, streets or roads, recreational facilities, patios or terraces shall be provided with lawns or other suitable growing ground cover, trees and shrubs. Continuous evergreen screening shall be required along the tract boundary lines which separate the project from neighboring residential uses, such screening to be no less than six feet high when planted. In addition, the project shall include supplemental screening by a board-on-board solid fence up to six feet in height. The use of chain-link fencing is prohibited. Shade trees are recommended to be provided along walks, driveways, parking areas, streets and roads. Screening or buffers, consisting of berms, fencing and/or landscaping, may be required around recreation, parking, utility and refuse disposal areas and around other similar areas at the discretion of the Planning Board and its professionals. All landscaping shall be maintained in good condition and shall be replaced where necessary.
e.
Redevelopment area phasing plan. It is envisioned that the project will be constructed in two phases. Phase I would involve the demolition of all remaining structures and all impervious surfaces that are not designated to remain as part of the site plan drawings. All debris piles of all types, including but not limited to vegetative, stone, concrete and asphalt piles, shall also be removed under Phase 1. Phase II would involve the construction of the residential redevelopment, which may be further broken down into subphases by the development, provided that each subphase fully conforms with all aspects of this redevelopment plan, including all affordable units which shall be constructed in accordance with all applicable rules and regulations for the number of residential units in each phase. Whether or not the developer chooses to construct the residential buildings, all on-site, off-site and off-tract improvements shall be constructed prior to the issuance of any certificate of occupancy for any residential unit in any phase.
f.
Utilities.
1.
All new electric, telephone, television, cable, gas, and other utility service lines servicing the buildings shall be installed underground, to the extent such underground service is commercially reasonable, available, and permitted by the applicable utility companies, and in all events shall be installed in accordance with the prevailing standards and practices of the respective utility or other companies providing such services.
2.
All utility connection permits and road opening permits shall be obtained from the respective utility authority prior to the start of construction. All municipal roadways damaged by the redevelopment of the site shall be restored and/or repaved as directed by the Township of the Scotch Plains Engineer.