THE MASS AND SCALE OF NEW HOMES PROTECTING THE CHARACTER OF HADDONFIELD NEIGHBORHOODS

Transcription

1 THE MASS AND SCALE OF NEW HOMES PROTECTING THE CHARACTER OF HADDONFIELD NEIGHBORHOODS

2 THE QUESTIONS 1. DO SOME (NOT ALL) OF THE MORE RECENTLY CONSTRUCTED HOMES COMPLEMENT OR DETRACT FROM THE CHARACTER OF THEIR SURROUNDING NEIGHBORHOODS? 2. DOES MORE OF OUR NEW HOUSING LOOK LIKE TRACT HOUSING THAT WE TYPICALLY SEE IN SUBDIVISIONS? 3. IF CURRENT TRENDS CONTINUE, WILL HADDONFIELD RETAIN THE SPECIAL CHARACTER THAT DISTINGUISHES IT FROM MOST OTHER SOUTH JERSEY COMMUNITIES? 4. ARE THERE STEPS THAT CAN BE TAKEN TO BETTER HARMONIZE NEW HOUSING WITHOUT UNDULY LIMITING DEVELOPMENT OPPORTUNITIES?

3 LAND USE TEAM S WORK EXTENSIVE COMMUNITY INTERVIEWS LEAD TO FORMATION OF TEAM 9/16 - TEAM FORMED: BEGINS RESEARCH 11/16 - TEAM ISSUES REPORT TO COMMISSIONERS OUTLINING POSSIBLE APPROACHES: CONTINUES RESEARCH 6/17 - TEAM ISSUES PRELIMINARY RECS: REVIEWS THEM WITH EXPERTS, RESEARCHES WESTFIELD APPROACHES, REVIEWS HADDONFIELD CONSTRUCTION PLANS AND FINISHES RESEARCH 2/18 - TEAM REFINES RECS AND ISSUES FINAL REPORT TO PLANNING BOARD

4 WHAT ACCENTUATES A HOME S MASS & SCALE? HEIGHT NUMBER OF STORIES ELEVATED BASEMENTS SMALLER THAN TYPICAL FRONT YARDS OVERPOWERING, ATTACHED GARAGES MONOLITHIC FACADES

5 HEIGHT

6 HEIGHT

7 NUMBER OF STORIES

8 ELEVATED BASEMENTS

9 SMALLER THAN TYPICAL FRONT YARDS

10 VISUALLY DOMINATING FRONT FACING GARAGES Protruding Garage Two and One Half Story Garage

11 MONOLITHIC FACADES Void of Articulation and Fenestration

12 RECOMMENDATIONS TO IMPROVE THE COMPATIBILITY OF NEW HOMES 1. MODEST HEIGHT REDUCTIONS, WITH EXCEPTIONS TO ALLOW FOR TALLER HOMES WHERE APPROPRIATE 2. MORE PRECISE DEFINITION OF A HALF-STORY 3. LIMITS ON THE ELEVATION OF BASEMENTS 4. FRONT YARDS THAT ARE CONSISTENT WITH THE SURROUNDING NEIGHBORHOOD 5. SETBACKS AND FACADE LIMITS FOR ATTACHED GARAGES 6. ARTICULATION AND FENESTRATION OF SIDE FACADES

13 HEIGHT CONSIDERATIONS MAJORITY OF EXISTING HADDONFIELD HOMES ARE LESS THAN 30 FEET TALL ORDINANCE CURRENTLY ALLOWS FOR 35 FOOT TALL HOMES THESE TALLER HOMES CAN OVERWHELM NEIGHBORHOODS MODEST HEIGHT REDUCTIONS CAN IMPROVE COMPATIBILITY DONE IN WESTFIELD NJ

14 32 FOOT TALL WESTFIELD HOME

15 32 FOOT WESTFIELD HOME

16 32 FOOT HADDONFIELD HOME

17 HADDONFIELD HOME - VISUAL ESTIMATE LESS THAN 32 FEET

18 33.5 FOOT WESTFIELD TALL HOME

19 33.5 FOOT WESTFIELD HOME

20 33.2 FOOT HADDONFIELD HOME

21 33.2 FOOT HADDONFIELD HOME

22 BUILDING HEIGHT RECOMMENDATIONS ZONE MIN LOT FRONTAGE TOTAL SIDE YARDS HEIGHT R9, R8, R FEET FEET 32 FEET R6, R5, R5A, R4, R3, R FEET FEET 33½ FEET R1 200 FEET 75 FEET 35 FEET PLUS ADDITIONAL ROOF FEATURES

23 EXCEPTION TO ALLOW TALLER HOMES NO NEED FOR VARIANCE IF PROPOSED HEIGHT IS CONSISTENT WITH THAT OF NEIGHBORING HOMES DETERMINE THE HEIGHT OF 4 HOMES ON EACH SIDE OF THE SUBJECT HOME FOR A TOTAL OF 8 HOMES ELIMINATE THE LOWEST AND HIGHEST HEIGHT CALCULATE THE AVERAGE HEIGHT OF THE REMAINING 6 HOMES NOTE THAT THIS EXCEPTION DOESN T PREVENT SOMEONE FROM SEEKING A HEIGHT VARIANCE

24 VERIFYING HEIGHT MEASUREMENTS PLANS ARE NOT ALWAYS CLEAR SO 3 SAFEGUARDS WILL ENSURE HEIGHT MEASUREMENTS CONSISTENT WITH ORDINANCE APPLICANT COMPLETES HEIGHT CALCULATION FORM WHEN PLANS ARE SUBMITTED FOR APPROVAL CONSTRUCTION OFFICE FIELD CHECKS HEIGHT DURING FRAMING INSPECTION APPLICANT SUBMITS AS-BUILT SURVEY BEFORE CERTIFICATE OF OCCUPANCY IS ISSUED NOTE THAT THE AS BUILT SURVEY WILL ALSO PROVIDE IMPORTANT YARD AND COVERAGE INFORMATION

25 HALF-STORY RECOMMENDATION ORDINANCE LIMITS HOMES TO 2½ STORIES BUT DEFINITION EFFECTIVELY ALLOWS FOR A FULL THIRD STORY CHANGE DEFINITION OF ½ STORY TO BE CONSISTENT WITH THE NJ CONSTRUCTION CODE DEFINITION FOR A HABITABLE ATTIC NEW DEFINITION WILL LIMIT THE SIZE OF HABITABLE SPACE (7 FEET OR HIGHER CEILING) IN THE ½ STORY TO 33% OR LESS OF THE AREA OF THE 2nd FLOOR

26 BASEMENT RECOMMENDATIONS CURRENT BASEMENT DEFINITION CAN ALLOW BASEMENTS TO BE ELEVATED AT LEAST 5 FEET ON SLOPED LOTS THEY CAN BE UP TO 12 FEET ABOVE GRADE NEW DEFINITION SHOULD PROVIDE THAT A BASEMENT SHALL BE CONSIDERED A STORY IF IT IS: MORE THAN 3 FEET ABOVE THE AVERAGE GRADE MORE THAN 3 FEET ABOVE GRADE FOR MORE THAN 50% OF THE HOME S PERIMETER MORE THAN 10 FEET ABOVE GRADE AT ANY POINT BY DEFINING THESE ELEVATED BASEMENTS AS STORIES, THE OVERALL HEIGHT OF HOMES WILL BE BETTER CONTROLLED ON ALL BUILDING FACADES, AND THE LOOMING EFFECT ON DOWNHILL NEIGHBORS IS REDUCED

27 BASEMENT ELEVATIONS THAT WOULD BE DEFINED AS A STORY

28 FRONT YARD RECOMMENDATIONS PROMOTE FRONT YARD SETBACKS THAT ARE CONSISTENT WITH THOSE OF NEIGHBORING HOMES MEASURE ACTUAL SETBACKS OF 4 HOMES ON EACH SIDE FOR A TOTAL OF 8 HOMES ELIMINATE THE LARGEST AND SMALLEST FRONT YARD CALCULATE THE AVERAGE OF THE REMAINING 6 FRONT YARDS USE THE AVERAGE TO ESTABLISH THE MINIMUM FRONT YARD AND ALLOW UP TO A 10% LARGER SETBACK NOTE THAT THIS WOULD NOT APPLY TO THE R1 ZONE BECAUSE FRONT YARDS AND THE SEPARATION BETWEEN HOMES ARE VERY LARGE

29 RECOMMENDATIONS FOR ATTACHED GARAGES GARAGES CAN T PROTRUDE FROM A HOME S FRONT FACADE GARAGES WITH DOORS FACING A STREET MUST BE SETBACK 5 FEET FROM THE HOME S FRONT FACADE GARAGES WHOSE DOORS FACE A STREET MAY NOT EXCEED 40% OF THE HOME S FACADE ONLY ONE STORY IS PERMITTED ABOVE THE GARAGE

30 SETBACK FRONT FACING GARAGES ONE STORY ABOVE

31 ARTICULATION AND FENESTRATION RECOMMENDATIONS SIDE FACADES EXCEEDING 33 FEET IN LENGTH MUST BE ARTICULATED THIS APPLIES TO ENTIRE FACADE LENGTH, INCLUDING ADDITIONS 2 ARCHITECTURAL FEATURES ARE REQUIRED FOR EVERY 33 FEET WALL OFFSETS PROJECTING WINDOWS CHIMNEYS ENTRANCE PORTICOS AND DOOR CANOPIES PORCHES PENT ROOFS PERGOLAS 10% OF A SIDE FACADE S AREA MUST BE WINDOWS AND/OR DOORS

32 ARTICULATION AND FENESTRATION EXAMPLE Maximum length of an continuous, unbroken side façade = 33 ft. Unbroken Side Façade Length = 40 ft. Area of Side Façade (incl. gable) = 1,100 sf Articulation features required = 40/33 X 2 = 2.4 so 2 features are required (round down, not up) Fenestration required = 1,100 X.10 = 110 sf of windows/doors 4-3x5 double hung windows = 60 sf 1-5x6 bay/box window = 30 sf. 1 3x7 door = 21 sf Total Fenestration = 111 sf

33 ARTICULATION OF SIDE FACADES Wall Offsets and Brick Chimney Wall Offsets and Box Window

34 ARTICULATION OF SIDE FACADES Two Story Box Window Side Entrance with Canopy and Stoop

35 ARTICULATION OF SIDE FACADES Gas Chimney Enclosure Wall Offsets, Pent Roof and Mix of Materials

36 FENESTRATION = 10% > OF SIDE FACADE AREA

37 OTHER RECOMMENDATIONS TO PROMOTE COMPATIBLE DEVELOPMENT GRADING ALLOW DRIVEWAY GRADING WITHIN 5 FEET OF A PROPERTY LINE RETAINING WALLS LIMIT HEIGHT TO 4 FEET TERRACED WALLS MUST BE 4 FEET APART SET BACK WALLS FROM PROPERTY LINE 1 FOOT FOR EVERY FOOT OF HEIGHT

38 ADOPTING THE ORDINANCE AMENDMENTS APPLICABILITY OF STANDARDS THESE RECOMMENDATIONS ARE INTENDED TO BE GENERAL STANDARDS THAT APPLY UNIVERSALLY NEED TO REVIEW EXISTING SITE DESIGN STANDARDS AND SUPPLEMENTAL REGULATIONS TO IDENTIFY THOSE THAT ALSO APPLY UNIVERSALLY SOLICITOR TO DRAFT ORDINANCE THAT CLEARLY IDENTIFIES UNIVERSAL STANDARDS AND SITE PLAN/SUBDIVISION STANDARDS EFFECTIVE DATE OF ORDINANCE AMENDMENTS ESTABLISH TRANSITION PERIOD TO ALLOW IN PROCESS PLANS TO PROCEED RECOMMEND THAT ORDINANCE NOT APPLY TO ANY APPLICATION DEEMED COMPLETE WITHIN 180 DAYS FOLLOWING ORDINANCE ADOPTION

39 RESEARCH RECOMMENDATIONS FLOOR AREA RATIO (FAR) RATIO OF BUILDING FLOOR AREA TO THE SIZE OF PROPERTY CAN WORK WELL WITH OTHER ORDINANCE RECOMMENDATIONS PROVEN TO BE EFFECTIVE IN REDUCING MASS AND PROMOTING DESIGN FLEXIBILITY THOUGHT TO BE DIFFICULT TO IMPLEMENT IN HADDONFIELD DUE TO VARIABILITY OF LOT SIZES IN EACH ZONE DISTRICT NEXT STEPS USING WESTFIELD, NJ AS STARTING POINT EXPERIENCED PLANNER AND ARCHITECT TO DEVELOP SPECIFIC FAR PROPOSALS TIED TO ACTUAL LOT SIZES, NOT ZONE DISTRICT TIED TO AREA OF 1st AND 2nd FLOORS FOR SIMPLICITY EXCLUDE ATTACHED GARAGES, UNLESS OVERSIZED FARs TO BE SET SLIGHTLY LESS THAN TWICE THE PERMITTED LOT COVERAGE

40 RESEARCH RECOMMENDATIONS FRONT PORCHES AND DETACHED, REAR YARD GARAGES CHARACTERISTIC OF MANY HADDONFIELD NEIGHBORHOODS FRONT YARD, BUILDING COVERAGE AND IMPERVIOUS COVERAGE REQUIREMENTS MAY BE LIMITING FACTORS NEXT STEPS MORE FULLY RESEARCH LIMITING FACTORS IDENTIFY A FULL RANGE OF POSSIBLE INCENTIVES TO ENCOURAGE FRONT PORCHES AND REAR GARAGES DETERMINE WHICH INCENTIVES COULD BE MOST EFFECTIVE ASSESS THEIR IMPACT ON KEY COMMUNITY OBJECTIVES, INCLUDING THE PROTECTION OF STREETSCAPES AND REDUCING STORMWATER IMPACTS SELECT WHICH INCENTIVES, IF ANY, SHOULD BE PURSUED

41 RESEARCH RECOMMENDATIONS BUILDING AND LOT COVERAGE REQUIREMENTS EAVE HEIGHTS CAN LIMITS ON EAVE HEIGHTS BE EFFECTIVE IN REDUCING THE PERCEPTION OF MASS? IF SO, WHAT SPECIFIC REQUIREMENTS SHOULD BE SET? SIDE YARDS CAN REQUIREMENTS THAT APPLY TO LOT SIZE BE MORE EFFECTIVE AND EQUITABLE THAN ONES THAT APPLY THROUGHOUT A ZONE, REGARDLESS OF A LOT S ACTUAL SIZE? SHOULD SIDE YARDS IN THE R1, R2 AND R3 ZONES BE INCREASED TO BE MORE CONSISTENT WITH OTHER ZONE DISTRICTS? FRONT YARDS THE CASE-BY-CASE FRONT YARD ANALYSES CAN BE REPLACED WITH NEIGHBORHOOD-SPECIFIC YARD REQUIREMENTS ONCE A COMPREHENSIVE TOWN-WIDE ANALYSIS OF ACTUAL FRONT YARDS IS COMPLETED