Union Beach City Zoning Code
§ 13-10.18
Brook Avenue Redevelopment District.
[Ord. No. 2016-244 § 14]
The provisions of the Brook Avenue Redevelopment District shall prevail in the area shown on the Union Beach Borough Zoning Map and as an overlay zone to the delineated area of the R-8 Zone on the Zoning Map.
c.
Area, Yard, and Building Requirements.
1.
Setback from Brook Avenue: 20 feet.
2.
Setback from Rear Lot Line: 30 feet.
3.
Setback from Side Lot Line: 10 feet.
4.
Maximum Number of Dwelling Units: 120.
5.
Parking Spaces Maximum: 250.
6.
Maximum Density: 15 Dwelling Units/Acre.
7.
Maximum Impervious Coverage: as permitted by CAFRA regulations.
8.
Building Height: three stories/ 35 feet above Base Flood Elevation (BFE).
d.
Residential Design Standards.
1.
Each building shall have an architectural scheme with appropriate variations in design to provide complementary attractiveness to the development. Such scheme and variations shall be compatible within the development and in relationship to adjacent land uses.
2.
Such variations in design shall result from:
(a)
The use of landscaping and the orientation of buildings to the natural features of the site and to other buildings;
(b)
The orientation to the sun so that solar energy may be utilized;
(c)
The use of different exterior materials;
(d)
Variations in roof lines and roof designs;
(e)
Variations in architectural elements including window types, shutters, doors, porches, and exterior colors and materials.
3.
Building layout and spacing should be designed to maximize waterfront views from public rights-of-way.
4.
No unit larger than a three bedroom unit shall be permitted.
5.
All residential units shall have connections for washing machines and driers.
6.
Each building shall have adequate access for firefighting purposes. Sufficient numbers of water hydrants shall be appropriately located, and no parking shall be permitted in any required "fire zones."
7.
Buildings with exterior walls greater than 50 feet in horizontal length shall be constructed using a combination of architectural features and a variety of building materials and landscaping near the walls. Walls which can be viewed from public streets shall be designed using a variety of architectural features and landscaping, which may include decorative gardens.
8.
Garages and other areas located below the elevated residential floor will be designed in accordance with National Flood Insurance Program (NFIP) Guidelines for storm surge and flooding, including but not limited to: latticework, insect screening, breakaway walls and flood protection barriers where appropriate. Solid, basement level walls are not permitted. Enclosures using breakaway walls should be limited to minimize flood insurance costs and discourage conversions to habitable areas.
9.
Buildings shall, to the greatest extent practicable, incorporate storm protection measures required by the New Jersey Department of Community Affairs (DCA), such as window coverings, into the proposed design.
10.
Building construction shall employ durable materials that tolerate coastal marine conditions.
e.
Multifamily Design Standards.
1.
A storage space with separate access and containing a minimum of 80 square feet of floor area shall be provided for each dwelling unit in the basement of the building in which the unit is located or in the garage serving the unit.
2.
Dwelling units located on the ground floor 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 vegetative 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.
3.
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.
4.
The front elevation of any multifamily residential building shall have a minimum of four offsets of no less than four feet each for every 100 feet along the front facade.
f.
Townhouse Design Standards.
1.
Walls visible from a public street, adjacent off-street parking areas or other residential uses shall include windows and architectural features similar to the front facade of the building, including, but not limited to awnings, cornice work, edge detailing or other decorative finish materials.
2.
Employ features such as stoops, gateways, porches, and weather protection to enhance the residential quality of unit and building entries, the visibility of such entries, a comfortable architectural rhythm along the street, and a human scale.
3.
Each townhouse shall have at least one individual private yard area, open patio or court adjoining the unit and having a width of at least 10 feet and an area of at least 100 square feet. Each private yard area, patio, court or deck shall be screened in order to provide a reasonable degree of privacy.
g.
Community Amenities.
1.
A nonprofit homeowners' association in accordance with the requirements of the Department of Community Affairs shall own all areas put into common ownership for common use by all residents.
2.
There shall be a maintenance staff on site every day, and all residents shall be provided with a telephone number to receive emergency services during the evening and overnight hours; the telephone number also shall be provided to the Union Beach Police Department and the Borough Administrator.
h.
Recreation.
1.
Passive recreation such as pathways, seating areas and natural areas, in addition to outdoor play equipment shall be provided, suitably arranged, throughout any multifamily site to service the occupants of the project.
2.
When adjacent to the waterfront, public access to the waterfront shall be provided and shall facilitate wheelchair access.
i.
Common Facilities.
1.
Architectural design and materials used in the construction of accessory buildings shall conform to or complement those used in the construction of principal buildings.
2.
Concrete walkways shall be provided where normal pedestrian traffic is likely to occur, including from parking areas to residences.
3.
Accessory buildings for outdoor recreation facilities and maintenance purposes shall be provided and shall be sufficient to store recreational and maintenance equipment and supplies, unless it is demonstrated that the homeowners' association will contract with an outside entity for the purposes of landscaping and maintenance.
j.
Refuse and Recycling Requirements.
1.
Indoor areas designated for the collection and storage of refuse and recyclables shall be centrally located in each of the multifamily dwellings for efficient pickup by collection personnel and vehicles.
2.
The dimension of the refuse and recycling area shall be sufficient to accommodate covered bins or containers which are of adequate size and number, and are consistent with anticipated usage.
3.
The refuse and recycling area shall be well lit and shall be safely and easily accessible by collection personnel and vehicles, without interference from parked cars or other obstacles.
4.
Signs clearly identifying the refuse and recycling area and the materials accepted therein shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.
k.
Driveway and Parking Standards.
1.
Parking shall be primarily located underneath dwelling units.
2.
All efforts shall be made to reduce the amount of impervious surface generated from off-street parking and internal roadways, while maintaining the integrity of the road surface.
3.
Driveway.
(a)
Where possible, roadways and driveways shall utilize pervious paving stones.
(b)
In areas highlighted by the developer or the Borough Engineer to be inappropriate for pervious paving materials, construction shall utilize either bituminous concrete flexible pavement structure or a Portland cement concrete rigid pavement structure, or an alternative material when submitted for approval by the Borough Engineer.
(c)
The widths of internal streets in a multifamily development designed as a whole in accordance with a comprehensive site plan shall be determined by the Planning Board and the Redeveloper in light of the circumstances in the particular situation and with a view to assuring the maximum safety and convenience of access for traffic and firefighting equipment, circulation and parking, including provisions for the loading and unloading of goods.
4.
Parking.
(a)
The maximum number of parking spaces permitted on site is 250.
(b)
Where possible, parking areas shall utilize tiled pervious paving stones.
(c)
Parking space shall measure nine feet by 18 feet, with the exception of accessible parking that meets the standards of the Americans With Disabilities Act (ADA).
(d)
Parking spaces shall be located, whenever possible, underneath each residential structure to limit impervious coverage and provide the maximum amount of open space and view corridors on the site.
(e)
All off-street parking areas and internal roadways shall be paved, bounded by permanent curbing and constructed in accordance with the Borough of Union Beach road specifications; provided, however, that, upon recommendation of the borough engineer, the requirement of curbing may be waived or modified when found not to be needed for control of stormwater, protection of pavement and similar purposes.
(f)
Development of parking may be phased as development takes place. If the developer can demonstrate that demand for parking spaces is less than expected, the developer may request the Planning Board to waive the total number of spaces, and permit an area to be set aside as a "parking bank" that can be constructed when needed.
l.
Landscape and Site Design. Landscaping within the Redevelopment Plan Area shall be conceived as a total pattern throughout the tract, integrating the various elements of the architectural design of the buildings. Landscaping includes mixture of elements, signage, lighting, plants and other materials including rock sculpture, art, walls, fences, and decorative brick or paving materials.
m.
Signage.
1.
One ground-mounted monument-type sign identifying the name of the development from the street shall be permitted. This sign shall not exceed five feet in height, be set back from the street right-of-way, shall not exceed an area of 10 square feet in area, and shall not impede sight triangles.
2.
Information and directional signs, each not more than two feet in height and five square feet in area, shall be permitted where appropriate and as approved by the Planning Board in order to guide traffic to its intended destination in a safe and convenient manner.
3.
Ground-mounted monument signs, or wall-mounted signs that identify the name or number of each building may be permitted, but shall not exceed more than three square feet in area.
n.
Lighting Requirements.
1.
The use of low-energy lighting shall be utilized whenever possible to reduce maintenance and energy use.
2.
Outdoor lighting along interior development roads, parking areas, dwelling entrance ways and pedestrian walks shall be provided with sufficient illumination to minimize hazards to pedestrians and motor vehicles utilizing the same, but in no case, shall such lighting be less than is required to provide a minimum lighting level of 0.5 horizontal foot candles throughout such areas from dawn to dusk. Where necessary, lights shall be shielded to avoid glare disturbing to occupants of the buildings. Lighting shall be so arranged as to reflect away from all adjoining residential buildings.
3.
Lighting is to be provided by fixtures with a mounting height not higher than 15 feet, measured from the ground level to the centerline of the light source.
4.
Floor-level recessed lighting shall be utilized along walkways and outdoor entryways to minimize light pollution and maximize privacy to neighboring dwelling units.
o.
Landscape Vegetation.
1.
Vegetation shall provide a natural buffer from coastal flooding, while creating a visually pleasing environment.
2.
Irrigation systems shall draw from cisterns that collect and reuse stormwater from rooftops. A backup system that utilizes potable water is permitted when rainwater collection is insufficient, and must utilize a "smart" irrigation controller.
3.
Landscape vegetation shall include a mixture of elements, including shade trees, decorative flowering trees, evergreen trees, shrubs and hedges, ground cover, perennials, and annuals, and may include other materials such as rock sculpture, art, walls, fences, and decorative brick or paving materials.
(a)
The use of native vegetation is encouraged, specifically those that are tolerant to coastal marine environments, and those specially attuned to soil stabilization. More flexibility will be given to the size, design, and layout of these plantings to buffer against coastal flooding and maximize stormwater absorption. Vegetation that does not conform to this subsection will be subject to the minimum size requirements outlined subsection 13-10.18o.5 above.
(b)
The use of sod or similar turf grasses shall not be permitted.
4.
Compliance with subsection 13-10.18.o.3(a) above shall be demonstrated by the developer through a landscaping plan and testimony to the planning board about how the landscaping design meets the goals and objectives of this Redevelopment Plan and subsection 13-10.18.o.2 above.
5.
For proposed vegetation not in compliance with subsection 13-10.18.o.3(a) above, the minimum size of new plants at the time of planting shall be as follows:
(a)
Shade trees shall have a minimum caliper of 2 1/2 inches measured by six inches from the ground level, shall have a standing height of at least 10 feet, and shall be balled and burlapped;
(b)
Decorative flowering trees shall have a minimum caliper of 1 1/4 inches measured six inches from ground level, shall have a standing height of at least six feet, and shall be balled and burlapped. Decorative flowering trees shall be well branched, with the branches starting not less than three feet above the crown of the root system;
(c)
Evergreen trees shall be at least six feet in height at time of planting and shall be balled and burlapped; and
(d)
Shrubs and hedges shall be at least 18 to 24 inches tall at time of planting, depending upon and appropriate to the species of plant.
6.
All plant material shall be guaranteed for at least two years and a written copy of the guarantee executed between the developer and the nursery shall be reviewed by the attorney and planner for the Planning Board prior to the Board granting any final approval.
7.
The planning board may waive screening along the property line to maximize waterfront views from the development and the surrounding neighborhood.
8.
Fence or vegetative screens shall be installed around outdoor utility boxes and standby generator equipment.
p.
Stormwater Management Requirements.
1.
Stormwater generated from residential rooftops shall be collected into rain barrels or other collection cisterns for reuse as irrigation. Rain barrels and collection cisterns will be appropriately screened with mesh to prevent the influx of debris and insects.
2.
Where appropriate, the site shall employ the use of rain gardens and bioswales to absorb excess stormwater generated by impervious surfaces on site, provided that the area is capable of absorbing the stormwater within a twenty-four-hour period of time.
q.
Storm Resiliency.
1.
The entire development shall have access to a standby/backup generator that will provide limited power during service outages. The generator will be powered by a connection to an existing natural gas service line, or through the installation of an LPG tank.
2.
Conservation easements shall be designated for drainage and stormwater rights-of-way, as well as along ponds, marshes, swamps, and streams or other watercourses along which drainage rights of way are not required. The easement shall be reviewed and amended at a minimum of every 10 years by the Borough, Borough Engineer and the Homeowners Association to reflect geomorphological and hydrologic changes to the site, including erosion and deposition that extend beyond annual patterns. The easement shall be extended to areas of the site subject to future repetitive loss by the National Flood Insurance Program (NFIP).