§ 255-53.1.   Age-restricted multiple dwelling units.
[Added 5-11-2004 by Ord. No. 1127]
The of any property may be age-restricted by its owner in compliance with the Federal Fair Housing Act. Where that has occurred, and where the applicant, in addition, seeks conditional approval for such so that the specific regulations herein applicable to would apply, the applicant shall comply with the following additional regulations:
   A.   Perpetual guarantee.
      (1)   A property which has been developed to the special standards allowed for this shall not, at any time in the future, change from age-restricted unless all of the standards for the other are complied with.
      (2)   An applicant for an age-restricted shall provide at the time of final plan approval proof of deed restrictions or other documentation satisfactory to the Township Solicitor that limits the residential of the property to one where the residents are restricted by age in compliance with the Federal Fair Housing Act.
      (3)   Any homeowners, or renters association associated with an age-restricted property shall include in their bylaws provisions to restrict and enforce the restriction of residents by age in compliance with the Federal Fair Housing Act and the provisions of applicable Township regulations. Such provisions may not be amended unless approved by the Township.
      (4)   Should the management, homeowners, or renters association fail to enforce the age restrictions, the Township reserves the right to do so by any lawful means, including the imposition of fines on the violating residents and/or the management, homeowners, or renters association.
   B.    . For each , a minimum of 80 square feet, exclusive of hallways, passageways and outdoor trails, shall be provided and developed for indoor or outdoor and facilities, such as areas used for dining, or for active recreation or socialization.
   C.   Pedestrian connections and environment. When applicable the following pedestrian connections and environment shall be provided:
      (1)   Walkways and/or trails shall be provided to connect the property with adjacent properties, pathways or trails that provide amenities to residents.
      (2)   Crosswalks, pedestrian signals and warning signage shall be provided at all major driveways and in proximity to the property.
      (3)   Pedestrian-scale walkway lighting shall be provided where necessary for the safety of the residents, as required by the Township Engineer. Techniques to minimize the impact of the light on adjacent properties shall be utilized, including but not limited to, full cut-offs and timed lighting.
      (4)   Shade trees and benches shall be provided along internal walkways.
   D.    requirements. To mitigate the impacts and promote the safety and welfare of residents in a higher- setting, compliance with the following requirements shall be demonstrated at the conditional hearing.
      (1)   Architectural guidelines. The following regulations shall apply to the erection, and alteration of :
         (a)   Flat roofs shall be prohibited except when designed to allow of the roof for residents, such as for roof decks or roof gardens Flat roofs shall also be allowed if they are to be used for stormwater detention or for a landscaped " ' that might not be accessible by residents. In no case may the flat roof area exceed 50% of the entire roof area of all on the property. Architectural embellishments that serve a function and add visual interest to roofs, such as dormers, masonry, chimneys, cupolas, towers, and other similar elements shall be included in the design of . Gable and hipped roofs shall have a minimum pitch of 6/12 and shall provide overhanging eaves on all sides extending a minimum of one foot beyond the wall.
         (b)   Fenestration shall be architecturally compatible with the style, materials, colors, and details of the . Windows shall be vertically proportioned wherever possible. To the extent possible, upper-story windows shall be vertically aligned with the location of windows and doors on the ground level.
         (c)   Windowless walls, if visible from a or vehicular or pedestrian circulation area, are prohibited unless the of a blank wall is necessitated by local codes, in which case the wall should be articulated by details in masonry courses and/or the provision of blank window openings trimmed with frames, sills, and lintels.
         (d)   The Board of Commissioners may approve the of architectural concepts and designs which differ from those set forth above, if the applicant demonstrates to the satisfaction of the Board that such concepts and designs are in furtherance of the legislative intent of this article and the intent of this subsection.
         (e)   In conjunction with the conditional application, the applicant shall provide representative, color, perspective renderings and elevations of all proposed . The applicant shall also provide graphic representations showing the relationship between the proposed and on adjacent properties.
         (f)   Balconies, at least 60 square feet in size and with at least six feet in depth from the exterior wall, shall be provided for at least 30% of the .
         (g)   Exterior wall and detail materials are to be brick, stone (natural or man-made) or wood on at least 35% of all faces.
         (h)   One percent of the project's costs shall be allocated to public art work to be located in interior and/or exterior common spaces.
      (2)    . shall be designed and constructed to give the appearance of natural materials, shall be of muted color and shall not be internally illuminated. anchored in the ground shall not exceed 10 feet in height. In all other respects, shall comply with Article XXI.
      (3)   Bicycle storage. Sufficient area for the storage of bicycles shall be provided as approved by the Township Engineer, including racks or other permanently affixed storage devices to accommodate one bicycle for each 25 required vehicular , at a minimum Bicycle storage facilities may be held in reserve upon approval of the Township Engineer upon a finding that the requirements set forth herein exceed the foreseeable need therefor.
      (4)   Traffic control. The conditional application shall be accompanied by a transportation impact study and parking and circulation analysis as provided in § 212-35.1. The study shall set forth the needed to provide for the safe, efficient and orderly movement of traffic and shall be subject to the approval of the Township Engineer.
      (5)   The applicant shall provide appropriate transit shelters for integration with public or private transit services.
      (6)   Continuous walls or fences and guard booths shall be prohibited within the required setback area.