When, in accordance with the provisions of § 94-3.10 this chapter and of N.J.S.A. 40:55D-1 et seq., revisions are made in district boundaries or other matters portrayed on the Zoning Map and changes or revisions are made to the schedule, such changes will not become effective until the Zoning Map has been amended, with an entry bearing the date of adoption, ordinance number, a brief description of the change(s) and the name of the person responsible for the Zoning Map or schedule change.

Each ordinance amending the Zoning Map or schedule in any manner shall include the provision that it shall not take effect until the Zoning Map or schedule has been amended in accordance with these provisions.

No changes of any nature shall be made to the Zoning Map or schedule except in conformity with the above procedure. Any unauthorized changes to the Zoning Map or schedule contents by any person or persons shall be considered a violation of this chapter.

Boundaries indicated as following the center lines of streets, highways or alleys or streams, rivers or other bodies of water shall be construed to follow such center lines.

Boundaries indicated as approximately following plotted lot lines shall be construed as following such lot lines.

Boundaries indicated as following railroad lines shall be construed to be midway between the main tracks.

Boundaries indicated as parallel to or extensions of features indicated in Subsection B(2)(a) through (c) above shall be so construed. Distances not specifically indicated on the Zoning Map shall be determined by the use of the scale appearing thereon.

Where a zone boundary fixed by dimensions approximately follows and is not more than 20 feet distant from a lot line, such lot line shall be construed to be the zone boundary.

The planned senior citizen development option shall provide for a coordinated development plan for all contiguous parcels in the development tract and shall include the area designated on the Zoning Map as R-1B and contiguous parcels in the R-1A Zone under the same ownership or control.

The coordinated development plan shall provide for, but not be limited to, coordinated vehicular and pedestrian access and circulation, utilities, stormwater management, common open space and common open space ownership by a homeowners' association unless the subdivision option provided in § 94-10.6A(5)(h) pertaining to the property located in the R-1B Zone is elected, recreation facilities and such other facilities as are necessary to develop and maintain the development as a coordinated development.

Architectural design of buildings, the design of signage, streetlighting, landscaping and pedestrian ways shall be coordinated to present a unified appearance for the entire development.

Upon approval of the coordinated development plan, the development tract need no longer remain under the same ownership or control, provided agreements, covenants and restrictions as are necessary or required to establish the extent of the obligations of all owners within the development tract for the maintenance of the open space areas within the general development plan tract and the utilities, roadways, and other common facilities within and used in connection with the general development plan tract are entered into and duly recorded.

The planned senior citizen development option shall include personal care amenities which shall be available to residents in both the R-1A and R-1B areas of the development.

The minimum tract area shall consist of 65 contiguous acres within the R-1A Zone and all the land in the R-1B Zone.

Single-family detached dwellings.

Attached single-family dwelling units within the same building, hereinafter referred to as a "multiple dwelling," but no more than six such units in any one building.

Multifamily dwelling units in accordance with provisions of § 94-10.6A(4), Planned senior citizen residential developments, or assisted living facilities or residences in accordance with the provisions of § 94-10.6A(5), to be located within the area designated as R-1B on the Zoning Map.

Recreational and cultural facilities for the sole use of the residents of the development and their guests, including the following: clubhouse, shuffleboard courts and picnic grounds as specifically enumerated hereinafter. Recreational and cultural facilities shall not be limited to the foregoing and so that an applicant may propose additional facilities with his submission. All such facilities shall be subordinated to the residential character of the area, and no advertising shall be permitted.

The following uses may be permitted but are not required:

Model homes and/or sales office in accordance with N.J.S.A. 40:55D-66 and any retail home decoration and furnishings sale facility operated by the developer solely for the use of purchasers of dwelling units therein.

Accessory uses. Accessory uses provided in § 94-10.4B, including necessary accessory buildings and uses, utilities, facilities for street and off-street parking facilities, and personal care amenities, but excepting family day care servicing three or fewer children as would otherwise be permitted under § 94-10.4B(2).

Prohibited uses. All other uses shall be prohibited, including, without limitation, all dwelling units not part of the site development plan submitted by the applicant.

Minimum area. The minimum area for a planned senior citizen development shall be 65 contiguous acres under one ownership or control within an R-1A Zone and the area zoned as R-1B on the Zoning Map.

Density and housing unit distribution. There shall be no more than 2.5 dwelling units per gross acre for the entire tract included in the general development plan. Notwithstanding the permitted densities, a planned senior citizen development shall not have more than 1.670 units per acre in the R-1A portion of the site and not more than 12.5 housing units per acre in the R-1B portion of the site.

Residential building and impervious surface coverage. Not more than 15% of the gross tract area shall be covered by residential buildings, and not more than 35% of the site shall be covered by impervious surface.

Common open space. Not less than 50% of the gross tract area shall be devoted to common open space, as defined in N.J.S.A. 40:55D-2, which shall not be developed with buildings or impervious surfaces. All common open space shall conform to N.J.S.A. 40:55D-43.

Residential development shall be designed as a unified development in the R-1A and R-1B Zoning Districts west of Route 35 and south of Sycamore Avenue.

Setbacks.

Distance between single-family detached and single-family attached residential buildings.

Off-street parking. Off-street parking shall conform with § 94-8.26.

Lighting. Lighting shall be provided on the premises and installed at street intersections and parking areas and at such other places as the Land Use Board may require in accordance with the lighting standards in this chapter.

Accessways.

Sidewalks shall conform to the requirements of § 94-8.33 and shall be installed along the minor and collector accessways and the major accessway on both sides within the development. Additional sidewalks may be required by the Land Use Board to create a unified system of pedestrian circulation within the development and interconnecting to adjacent development, including shopping, park and municipal facilities.

Buffer strip. There shall be provided a fifty-foot screening strip when the development abuts a nonresidential zone or use, a state or county highway or a railroad right-of-way and a twenty-five-foot buffer when the development abuts a residential zone or use. Said buffer strip may be included within any required setbacks.

All on-site and off-site drainage shall be provided for in accordance with the Borough requirements and applicable Borough regulations.

Water and sewerage facilities. Sewage disposal and water distribution systems, including fire hydrants, shall be approved by the Borough Engineer, applicable utilities authority, the Department of Environmental Protection and all other applicable bodies. No building permit shall be issued unless and until plans for such facilities have been submitted to the proper authority for approval and adequate provisions are made to ensure that all necessary facilities shall be installed. All such facilities shall be so constructed as to facilitate their connection to systems which may be provided by the applicable utility.

Driveways, walks and parking areas. There shall be provided a safe and convenient system of driveways, walks and parking areas. Due consideration shall be given in planning walks, ramps and driveways consistent with applicable Americans With Disabilities Act (ADA) design standards.

Maximum building height for single-family detached or attached dwelling buildings in a planned senior citizen development shall conform to the requirements of the R-1A Zoning District. Maximum building height for multifamily structures within the R-1B portion of the site shall conform to the height requirements of the R-1B Zoning District.

The Land Use Board may grant design waivers from the requirements of this chapter and permit landscaped islands in the center of culs-de-sac, provided that their maintenance and upkeep is not the responsibility of the Borough.

The Land Use Board may grant design waivers from the requirements of this section to vary minimum distances between residential buildings by not more than 10%, consistent with sound planning concepts, where the plan provides for comparable privacy for affected residential uses.

A planned senior citizen development shall provide at least one clubhouse to serve the entire development, with a total habitable area equal to 10.5 square feet for each dwelling unit to be built in the development. In computing the "interior habitable area," all space reserved for mechanical equipment and storage shall be excluded. A multipurpose recreation room facility shall also be provided within the multifamily development or assisted living residence in the R-1B Zone. Such room and facilities shall be open to all residents of the planned senior citizen development. The initial clubhouse shall be completed and in operation before 50% plus one dwelling unit has been completed and a certificate of occupancy issued thereupon. Said clubhouse shall have an adjoining parking area so as to comply with § 94-8.26, Off-street parking, with a minimum of one space per 125 square feet of total habitable area of the clubhouse.

Recreation areas shall comply with § 94-8.28 of this chapter.

Outdoor recreation facilities, including walkways, picnic areas and nature trails, shall be provided and available to all planned development residents. Walkways shall include resting benches spaced an average of 150 feet apart where the walkways are used primarily for walking exercises. Other outdoor facilities may include a swimming or wading pool, shuffleboard courts and other facilities which are consistent with a senior citizen residential population.

Recreational facilities shall be attractively landscaped, with appropriate walkways. An irrigation system shall be provided where grassed recreation areas occur.

Should topographic conditions or particular soil conditions permit, the applicant may, as part of the recreation area, provide a lake for aesthetic purposes, fire protection as well as water recharge and water retention purposes.

The maximum density shall be 12.5 units per gross acre within the R-1B Zoning District portion of the overall planned senior citizen development. All structures shall comply with minimum New Jersey Housing Mortgage Finance Agency and U.S. Department of Housing and Urban Development standards for senior citizen housing including minimum dwelling unit size, number of units per structure, minimum distance between buildings and other design standards.

Dwelling unit sizes.

All conventional multifamily housing development shall include provisions for contracted services for meals and intermittent medical and social services for a period of time to extend not more than three years following the assumption of the facilities by the homeowners' association at which time the homeowners' association may determine whether such services shall be continued on a private or nonprofit basis.

Recreation areas(s) shall be provided within the development site. 6 1/4% of the gross tract area shall be provided for recreation areas and facilities of which 1/2 of the area (3.125% of the site) shall be designed for active recreation facilities, such as shuffleboard, a swimming pool, tennis courts, boccie court, ball and/or playfield area. No active recreation facilities shall be permitted in the front yard. Developments which are part of a planned senior citizen development option in accordance with § 94-10.5F shall provide recreation facilities in accordance with the provisions of that section.

Buffers shall be provided abutting nonresidential zones at a minimum depth of 50 feet in accordance with the provisions of § 94-8.6.

Signs, subject to the provisions of §§ 94-8.43 and 94-10.5F(1)(c).

Fences and hedges, subject to the provisions of § 94-8.16.

Density and housing unit distribution. There shall be no more than three dwelling units per gross acre for the entire tract included in the general development plan. Notwithstanding the permitted densities, a planned senior citizen development with assisted living residences shall not have more than 1.670 units per acre in the R-1A portion of the site and not more than 13.5 housing units per gross acre in the R-1B portion of the site.

All structures shall comply with minimum New Jersey Housing Finance Agency, New Jersey Department of Health and United States Department of Housing and Urban Development standards for the number of units per structure, distance between buildings and other design standards.

Dwelling unit sizes and requirements for ALR's.

Parking shall be provided and constructed in accordance with the provisions of § 94-8.26.

Vehicular access.

Services required.

Qualification of residents. The admission and residency requirements of an assisted living residence shall restrict admission and occupancy to residents who:

Recreation areas shall be provided within the development site in accordance with § 94-10.5F.

Buffers shall be provided abutting nonresidential zones at a minimum depth of 50 feet in accordance with the provisions of § 94-8.6.

Signs, subject to the provisions of §§ 94-8.43 and 94-10.5F(1)(c).

Fences and hedges, subject to the provisions of § 94-8.16.

Upon approval of a general development plan which includes development of the property located in the R-1B Zone for an assisted living residence in accordance with this § 94-10.6(A)(5), the property within the R-1B Zone shall be included in the overall general development plan and either: 1) all open space areas and the utilities, roadways, and other common facilities within and used in connection therewith which are so designated or delineated on the general development plan shall be owned and maintained by the organization established in accordance with § 94-6.8A.1(6)(c); or 2) the property located within the R-1B Zone may be subdivided from the remaining land in the general development plan as a separate lot, independent of the remaining portion or portions of the general development plan tract. In the event the R-1B property shall be subdivided as herein provided, such subdivision shall be conditioned upon and subject to such agreements, covenants and restrictions of record as are necessary or required to establish the extent of the obligations of the owner of property within the R-1B Zone for the maintenance of the open space areas within the general development plan tract and the utilities, roadways, and other common facilities within and used in connection with the general development plan tract. Notwithstanding the subdivision of the property located within the R-1B Zone into a separate lot, access to the recreation and personal care amenities located in the R-1B Zone shall be available to all residents of the R-1A Zone, and all clubhouses, recreation facilities and other common facilities located in the R-1A Zone shall be available to all residents of the R-1B Zone.

Stores and shops for the conduct of any retail trade or service use, such as but not limited to general merchandise stores; furniture, home furnishings and equipment stores; household appliance, radio and television and music stores; apparel and accessory stores; drugstores; jewelry stores; barbershops; shoe repair shops; bakeries; laundromats; florist shops; beauty shops; tailor shops; and similar service uses.

Banks, fiduciary institutions and indoor theaters.

Business and professional offices.

Telephone exchanges, telegraph and express offices.

Residential uses, either as a mixed use or as separate dwelling units.

Maximum impervious coverage: 75%.

Maximum building coverage: 50%.

Maximum building height: 45 feet or three stories.

Maximum floor area ratio: 0.60.

Any "light industry," which is hereby defined as any industry which manufactures, processes, assembles or otherwise treats products, the manufacture, assembly or treatment of which does not cause or result in or will not tend to cause or result in toxic or objectionable or corrosive fumes, vapors, odors, effluent, gas, smoke, dust, glare, flashes or excessive noise or vibration, including buildings and structures for offices and distribution purposes incidental to the light industry herein defined, and which light industry purpose conforms to the following:

New automobile sales facilities, including appurtenant automobile servicing.

All uses permitted in the P-1 Zone.

Banks and fiduciary institutions.

Indoor theaters.

Business and professional offices.

Within 800 feet of Broad Street in any yard not closer than 20 feet to any street line or rear property line.

In the area beyond the eight-hundred-foot line, in any yard, but not in any front or side yard, except for the installation of a parking area for visitors and the handicapped, but not closer than 50 feet to any street line or property line.

Within an LIR-60 Zone District, within any side or rear yard but not in a front yard nor closer than 15 feet to any property line.

Protect human life and health.

Minimize expenditure of public money for costly flood-control policies.

Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public.

Minimize prolonged business interruptions.

Minimize damage to public facilities and utilities, such as water and gas mains, electric, telephone and sewer lines, streets and bridges, located in areas of special flood hazard.

Help maintain a stable tax base by providing for the sound use and development of areas of special flood hazard so as to minimize future flood blight areas.

Ensure that potential buyers are notified that property is in an area of special flood hazard.

Ensure that those who occupy the areas of special flood hazard assume responsibility for their actions.

Verify and record the actual lowest floor elevation (in relation to mean sea level); and

Maintain the floodproofing certifications required in § 94-10.13H.

Notify adjacent communities and the New Jersey Department of Environmental Protection prior to any alteration or relocation of a watercourse and submit evidence of such notification to the Federal Insurance Administration.

Require that maintenance is provided within the altered or relocated portion of said watercourse so that the flood-carrying capacity is not diminished.

An application fee.

Four copies of the floodplain encroachment application form and plans showing the following information:

The administrative officer (Zoning Officer) shall distribute the application form and plans as follows:

The minimum tract size shall be 65 acres.

All lands remaining outside of public streets, building lots and any other parcels approved for special purposes shall be set aside as open space. The boundaries of any open space parcels shall be designed to coincide with adjoining open space parcels, whether existing or proposed, so as to extend and expand upon an overall open space network for the Borough.

A land use map delineating and classifying areas for each variation shall be established for all planned developments. Land use maps shall be approved where the Land Use Board finds the following requirements to be satisfied:

Classifications for land use areas shall correspond with the optional zone classifications enumerated for each planned development designated area. Substitute classifications may be approved by the Land Use Board to accommodate substitute bulk standards and shall be consistent with this section as follows:

The standards employed shall be those standards for the zones or the planned development option standards which correspond to the land use classifications established for each delineated land use area. The Land Use Board may approve substitute bulk standards as follows:

Upon approval, the area comprising an approved planned development shall be delineated along with the name and date of approval of the proposed planned development on the Zoning Map.

The zoning standards shall be recorded through deed restrictions upon final approval, and the Zoning Map shall be periodically amended to reflect the completion of sections of a planned development.

Membership in the common ownership association shall be mandatory for all owners of property in the development.

The common ownership association shall be empowered to ensure the payment of dues through deed restrictions on the property of its members.

A copy of the master deed, if applicable, declaration of covenants and restrictions, restrictive covenants and bylaws, which will govern the planned development, shall be submitted for review and approval by the Board Attorney and Borough Counsel. The restrictive covenants shall include provisions requiring occupancy of the dwelling units by persons 55 years and older in accordance with § 94-10.15C(2). The documents shall include all restrictions and limitations imposed by the PSC-3 Ordinance, including restrictions on further development and open space protections.

That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the Zoning Ordinance standards pursuant to N.J.S.A. 40:55D65.c;

That the proposals for maintenance and conservation of common open space are reliable and the amount, location and purpose of the common open space are adequate;

That provisions through the physical design of the proposed development for public services, control over vehicular and pedestrian traffic, and the amenities of light and air, recreation and visual enjoyment are adequate;

That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established;

In the case of a proposed development which contemplates construction over a period of years, the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate; and

The required contents of a general development plan set forth at N.J.S.A. 40:55D-45.1 shall be included in the findings.

Streets. All streets shall be private streets maintained by the common ownership association.

Request for Title 39 enforcement. Prior to granting of final approval by the Board, the applicant/developer shall file a written request with the Borough Clerk requesting the Borough of Shrewsbury to enforce the provisions of Title 39 of the New Jersey Revised Statutes on all streets and roads in the subdivision which are open to be used by the public. The provisions of Title 39 shall be made applicable to said streets and roads at the discretion of the Borough Council and with the approval of the Commissioner of Transportation of New Jersey.

Minimum front yard setback, from the curbline of the parking lot, for the clubhouse: 20 feet.

Minimum side yard setback: 50 feet.

Minimum rear yard setback, from any property line: 35 feet.

Maximum building height: 35 feet and two stories.

The clubhouse and other common area buildings shall be residential in design and architectural character and shall incorporate residential rooflines and materials compatible with the residential character of the development.

Permitted accessory structures. Other customary accessory uses and buildings, subject to the provisions of § 94-5.8 of this chapter, are permitted, provided that such uses are incidental to the principal use and do not include any activity commonly conducted as a business.

Rear yard setback: 15 feet.

Side yard setback: eight feet.

Screening of equipment and machinery. Any area devoted to the storage and care of maintenance vehicles and equipment shall be attractively landscaped or screened from view from the street and any adjoining residences.

Landscaping. A landscaping plan shall be submitted for Board review in accordance with the provisions of § 94-8.21. The landscape plan shall be submitted to the Shade Tree Commission for review and comment.

Buffers. A fifty-foot perimeter buffer to screen the development shall be provided when the development abuts a nonresidential zone or use, in accordance with the provisions of § 94-8.6. A twenty-five-foot buffer shall be provided when the development abuts a residential zone or use. Said buffer may include any freshwater and saline wetlands and wetlands transition areas. Native vegetation shall be retained in required buffer areas to the greatest extent possible. A berm of variable height or other screening measures may be required where deemed necessary by the Board to provide a visual screen. The berm shall be designed and constructed in a curvilinear or naturalistic fashion and shall be planted with a variety of landscaped materials to provide a natural, attractive, low-maintenance visual barrier.

Driveways, walks and parking areas. There shall be provided a safe and convenient system of driveways, walks and parking areas. Due consideration shall be given in planning walks, ramps (with slip-resistant surface) and driveways consistent with applicable Americans with Disabilities Act (ADA) design standards. Sidewalks shall conform to the requirements of the Residential Site Improvement Standards. Additional off-tract sidewalks may be required by the Land Use Board to create a unified system of pedestrian circulation within the development and interconnecting to adjacent development.

Improvements. All on-site and off-site improvements shall be constructed in accordance with the standards, criteria and requirements of Article VIII (Design Standards and Improvements Specifications) of Chapter 94 and the Residential Site Improvement Standards.

Each individual residential lot in the PSC-3 Zone shall be permitted to have an unroofed outdoor patio, deck, or terrace, not extending vertically above the finished floor elevation of the dwelling unit. Such unroofed outdoor area shall be included in the overall impervious lot coverage calculation for each individual lot, except as outlined in Subsection E(11)(b) through (f) below.

Unroofed outdoor patios, decks or terraces constructed of a permeable paving system, designed with adequate storage below grade to fully contain the volume of runoff generated by the ten-year design storm as defined by NJDEP, and designed in a manner acceptable to the Borough Engineer, may be excluded from the impervious lot coverage calculation for each individual lot up to a maximum area of 300 square feet, or not more than 25% of the rear yard area, whichever is less.

The infiltration layer of any permeable paving system shall lie a minimum of two feet above the seasonal high groundwater table, and the suitability of underlying soils shall be demonstrated to the satisfaction of the Borough Engineer.

The "rear yard area" as described in Subsection E(11)(b) above shall be defined as the area encompassing the entire width of the lot, lying between the rear-most building wall (excluding architectural projections less than two feet in depth) or the extension thereof along a plane parallel to the rear setback line.

Notwithstanding the provisions of Subsection E(11)(a) through (d) above, no outdoor patio, deck or terrace, whether constructed of permeable or impervious material(s), or an aggregation thereof, and whether roofed or unroofed, shall exceed the maximum area prescribed in Subsection E(11)(b) above, unless said patio, deck or terrace is fully compliant with the maximum lot coverage of 45%, not excepting any areas constructed of permeable materials.

No portion of this subsection shall permit the maximum impervious coverage of the entire development to exceed the prescribed maximum standard nor alter or otherwise impair the provisions of NJDEP permits originally issued or as may be modified by NJDEP.

One story: 800 square feet.

Two stories: 1,000 square feet.

A break in the front building elevation of at least three feet shall be provided in each detached single-family dwelling. An offset of three feet for a garage, a bay window or other architectural feature shall be deemed to comply with this requirement.

Residential appearance. Single-family detached dwellings in a planned senior citizen development shall comply with the residential appearance requirements of § 94-8.29. Each development in excess of 50 units shall contain at least three substantially different, yet architecturally compatible, principal building designs and elevations.

Off-street parking, subject to the provisions of § 94-8.26.

Signs, subject to the provisions of § 94-8.34.

Fences and hedges, subject to the provisions of § 94-8.16.

Sheds, which shall not exceed a maximum floor area of 100 square feet and maximum building height of 10 feet and which may be erected only with the approval of the common ownership association.

Hot tubs, subject to applicable coverage restrictions.

Any successor or assignee is subject to the filing requirements as outlined in Subsection B, Qualification of developer, above.

The assignee shall file a written certification that he or she has been made aware of each of the conditions of development application approval.

The administrative officer shall notify the Borough Clerk, the Borough Chief Financial Officer, the Borough Engineer, the Borough Zoning Officer, and the Borough Construction Official, in writing, of the assignment of interest, upon approval of the assignee's qualifications by the Land Use Board.

Any request for assignment of interest must be accompanied by a nonrefundable administrative fee in the amount of $500, to offset the cost of the review and recording of the certification filed by the assignee.

In the case of non-age-restricted developments, there shall not be more than eight dwelling units constructed upon each gross acre of tract area except as otherwise provided below. A minimum of 20% of the units constructed shall be set aside as affordable housing units in accordance with Article XI.

Not more than 14 dwelling units shall be constructed upon each gross acre of land on certain premises known as "Block 3, Lot 8."

Not more than 14 dwelling units shall be constructed upon each gross acre of land on certain premises known as "Block 29, Lots 7, 8, 9, 10, 11."

In those portions of the overall development used for residential purposes, the maximum impervious coverage shall be 50%.

In those portions of the development used for nonresidential purposes, the maximum impervious coverage shall be 65%.

In developments with nonresidential components, a phasing plan must be submitted outlining those limits of the development utilized for such purposes. All minimum setbacks, buffer areas, parking areas, refuse storage areas and similar appurtenant features for each phase of a development must lie wholly within the phase limit shown on the phasing plan.

Seventy-five feet from an existing municipal street or proposed collector street as designated on the Borough Master Plan.

Twenty feet from any internal private street line, measured at the right-of-way limit. In the absence of a right-of-way line, the minimum distance between the building face and back edge of the sidewalk shall be no less than 20 feet; or in cases where no sidewalk exists, the minimum distance to the curbline of an internal street shall be 26 feet.

Fifty feet from any tract boundary. Normal architectural projections such as eaves, chimneys, porches, balconies, patios, and similar projections may extend into this minimum required setback area a maximum of six feet.

Fifty feet between the rear walls of any two buildings, measured at right angles to the rear wall.

Twenty-five feet between the front or side walls of a building and the front or side walls of any adjacent buildings, not including bay windows or second-story balcony overhangs.

Fifteen feet to any common off-street parking area or access driveway for the parking area.

One hundred feet to any existing principal residential structure or zone. Customary architectural projections such as eaves, chimneys, porches, balconies, patios, and similar projections may extend into the minimum required setback area a maximum of six feet.

The front facade of any structure containing more than one dwelling unit shall not continue on the same plane for a distance of more than the width of four adjacent units. Offsets between front facade planes shall not be less than four feet nor more than 20 feet.

A minimum twenty-foot clear yard area shall be provided on all sides of any multifamily residential structure that are not coincident with a street line.

Notwithstanding the above setback requirements, the residential community shall be designed to provide a pleasing visual environment with adequate provisions for open space and access to structures by Borough emergency services.

Required buffer strips may contain earthen berms with a maximum height of three feet and a minimum top width of six feet.

Required buffer areas shall be suitably landscaped in accordance with the requirements of § 94-8.6, Buffer areas and screening.

Landscaped buffers shall be designed to provide a year-round visual screen and shall contain a mix of deciduous and evergreen plantings and ground cover.

Buffer areas may be supplemented with fences, with a maximum height of six feet, to provide effective visual and noise buffers.

Buffers from railroad rights-of-way shall be provided subject to the design criteria of § 94-8.6, Buffer areas and screening.

The review of an annual report prepared by a licensed professional engineer retained by the developer or association verifying the adequate operation and maintenance of stormwater management facilities.

Biannual inspections by the Borough to confirm maintenance.

Routine lawn mowing and landscaping maintenance.

Semiannual cleaning, desilting, and desnagging of above- or below-ground facilities.

Biannual inspections of all on-site stormwater management facilities, including above- and below-ground facilities, storm sewers, and all appurtenances.

Replacement of all aboveground structures, including outlet structure, headwalls, flared-end sections, and conduit outlet protection at year 50.

Replacement of landscaping every 25 years.

The gross density includes the total area within the boundaries of the area to be developed, including internal roadways, conservation areas, stormwater management facilities, and dedicated right-of-way areas. In computing the number of units permitted, any portion of a unit less than 0.50 shall not be considered, and any portion of the unit greater than 0.50 shall be rounded up to the nearest whole number.

There shall not be more than eight dwelling units constructed over commercial development upon each gross acre of tract area, except as otherwise provided below. A minimum of 25% of the units constructed shall be set aside as affordable housing units in accordance with Article XI.

The maximum gross density of dwelling units constructed over commercial development shall be increased as follows, up to a maximum of 14 dwelling units per acre:

Fifteen feet from Newman Springs Road street line and 20 feet from a municipal street line.

Twenty feet from any internal private street (right-of-way) line.

Twenty feet from an internal parking area or driveway curb or edge of pavement.

Fifty feet between the rear walls of any two buildings, measured at right angles to the rear wall.

Thirty-five feet between building front or side walls and adjacent building front or side walls, not including bay windows or second-story balcony overhangs.

Seventy-five feet to any existing residential use or zone.

No dwelling unit shall contain less than 300 cubic feet of storage space, which may be within garages, basements or cellars, and which shall be in addition to closet space provided with the unit. If within garages, a rectangle of not less than 10 feet by 20 feet per parking space shall remain clear for parking vehicles.

No dwelling unit shall be less than 18 feet in width, and the average width shall be not less than 20 feet.

Each dwelling unit shall contain, at a minimum, a separate bedroom, a separate bathroom, and a kitchen which shall be located separate and apart from other rooms, with the exception of a dining area.

Building facades shall be varied in appearance in accordance with § 94-8.4, Architectural and building site design standards.

Homeowners' association documents shall contain provisions prohibiting the conversion of garages to any other use, including habitable living space.

Prior to final approval of any planned development, a municipal services agreement shall be executed between the developer and the Borough, addressing the contribution by the Borough for trash collection, snow removal, and streetlighting in accordance with the Municipal Services Act.

Off-street parking spaces shall be provided for each dwelling unit in accordance with the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21), at least one of which spaces shall be in an attached garage. In addition, guest parking shall be provided at the ratio of 0.5 parking space per dwelling unit in accordance with the New Jersey Residential Site Improvement Standards (N.J.A.C. 5:21). Required parking spaces may be provided in any combination: within attached garages, on driveways leading to attached garages, parallel parking on internal drives, or within collective parking lots or areas. At least one parking space for each dwelling unit shall be within 100 feet of that dwelling unit, measured alone the route reasonably expected to be used to walk from the dwelling unit. Where driveways are utilized to meet parking requirements, integrity and function of pedestrian walkways shall be maintained.

The requirements of § 94-8.19D, Garages, shall not apply to the design of over-commercial buildings; however, applications shall incorporate side-entry garages to the extent feasible.

All development within the AH-MU Affordable Housing Over Commercial Zones shall provide sidewalks and street trees along Newman Springs Road in accordance with § 94-8.21, Landscaping and shade tree regulations.