SECTION 33 - MULTIFAMILY RESIDENTIAL DEVELOPMENT

33.1     General: The Commission may approve MultiFamily Residential Development Plans as a Special Exception in any MultiFamily (MF) Residential District. An MF Zone Change authorizes use of land in such district only in the specific manner shown on the approved Special Exception Site Plan for such district. The approved Special Exception Site Plan shall be recorded on the land records and the MF Zone Change shall be in effect only after such recording. If the Site Plan expires, per Section 31.7 of these Regulations the zoning district shall automatically revert to its designation prior to the MF Zone Change.

Approval of a MultiFamily Residential Development Plan shall be in accordance with the procedures, standards, and conditions specified in Section 32, “Special Exceptions”, and in accordance with the special standards for multifamily residential development hereinafter specified.

33.2     Purpose: The Commission may approve a Special Exception to permit multifamily development upon finding that it will meet the following locational standards:

     1.      The development should be designed to facilitate pedestrian traffic and access to public transportation.

     2.      The sewerage and roadway systems needed to serve the development shall be in place or necessary improvements shall be included in the proposal.

     3.      The environmental resource base, including coastal resources, wetlands and topography, shall be capable of supporting the proposed development.

     4.      The proposed development shall be in harmony with the surrounding neighborhood in regard to scale, character and use of land.

33.3     Special Standards for MultiFamily Residential Development: Buildings containing three (3) or more dwelling units plus customary accessory recreational, maintenance and similar facilities incidental to and in support of such dwellings shall conform to Schedule B as well as the following standards:

33.3.1  Lot Area: Each such multifamily residential development shall be located on a parcel of land at least three (3) acres in size. If other uses are located on the same parcel, the required minimum lot area for such use, per Schedule B, shall be required in addition to the three (3) acre minimum required for multifamily residential development and any additional land area required to provide a suitable residential density in conformance with Section 33.3.2.

33.3.2  Density: In evaluating density, the Commission shall consider the following:

     a.       number of bedrooms per unit.

     b.      size of unit.

     c.       total number of units and their impact on existing infrastructure.

     d.      density of the surrounding neighborhood.

     e.       suitability of the natural resource base to support development.

     f.       proximity to and pedestrian access to neighborhood shopping areas.

Taking into consideration all of the above factors as well as all standards listed in Section 31.5, the Commission shall approve an appropriate density. In no case shall such density exceed six (6) units per acre. In calculating density, areas of steep slope (25% or greater) wetlands and water courses shall be subtracted from total parcel area before dividing by total number of units. The density of multifamily units shall not be subject to variance by the Zoning Board of Appeals.

33.3.3  Dwellings: Each building shall contain not more than eight (8) dwelling units. The shortest distance between any two (2) buildings shall not be less than the height of the taller building, but in any case no less than 25 feet. The Commission may modify this separation requirement if it is demonstrated that the design of the residential development is benefited by closer spacing.

33.3.4  Utilities: Each building and all dwelling units shall be served by public water supply and connected to the Town sanitary sewer system. Unless otherwise approved by the Commission, all utilities in the residential development shall be located underground.

33.3.5  Setbacks and Buffer Areas: No building or other structure shall extend within less than fifty (50) feet of any street line or other property line. Along and adjacent to each property line of such residential development other than a street line, there shall be provided a greenbelt having a minimum width of 15 feet, planted with trees and shrubs of appropriate species, at least 50% of which shall be evergreens. Suitable existing trees and shrubs may be preserved and/or supplemented by additional plantings so as to provide the required greenbelt with an effective minimum height of at least five (5) feet. The Commission may increase this greenbelt requirement in those areas where the development abuts tidal marsh areas, coastal bluffs and escarpments and beaches and dunes.

33.3.6  Outdoor Living Space: Each dwelling unit shall be provided with a private, exclusive outdoor living space of at least 200 square feet, in the form of a patio, deck, terrace, balcony, open air or screened-in porch.

33.3.7  Recreation: Designated recreation areas for the use of all residents shall be provided at the ratio of 200 square feet per dwelling unit. Said areas shall be suitably prepared, protected and equipped with appropriate facilities such as tennis courts, shuffleboard, paddle tennis, and/or swimming facilities subject to the approval of the Commission. For developments involving fewer than fifty (50) dwelling units, the Commission may waive the provision of active recreation facilities.

33.3.8  Parking: Two (2) off-street parking spaces shall be provided for each dwelling unit, with at least 50% of said spaces located within enclosed garages. All spaces shall be located within 200 feet of the intended users. Additional visitor parking shall be provided at appropriate locations at the ratio of one (1) space for each dwelling unit. The Commission may decrease the visitor parking requirement to 0.5 space per unit if sufficient alternative parking area is provided. No surface parking area shall extend within less than 15 feet of any building or property line, or within 25 feet of any tidal wetland or other critical coastal resource. The Commission may require additional parking if conditions warrant.

33.3.9  Landscaping: The entire area of the lot not used for buildings, driveways, and parking areas shall be suitably landscaped with lawn and with trees and/or shrubs or shall be left undisturbed as natural terrain. Parking areas shall contain evenly distributed landscaped areas protected by solid curbing every sixth (6th) space in a row of parking spaces. Fences, walls, earth berms, and/or closely planted evergreens, trees, hedges or shrubs shall be used to screen parking areas to a height of four (4) feet from streets, adjoining properties, recreation areas or maintenance areas, as required.

33.3.10 Building and Paving: The total coverage of all buildings, paved or graveled parking and drives on any lot shall aggregate to no more than 50% of the lot area.

33.3.11  Design: Architectural designs and site development plans should make advantageous use of natural topography and site features, provide privacy between dwelling units and harmonize with the surrounding neighborhood through scale and design, protecting property values and preserving and enhancing the appearance and beauty of the community.

33.3.12  Drainage: The Commission shall reserve the right to require on-site retention of run-off for development in watersheds having drainage problems. All drainage plans shall be subject to review by the Town Engineer.