A new Article
XVI, Townhouse Inclusionary Housing District 2 is hereby established in Chapter
210 of the Borough of Saddle River Zoning Ordinance. This zone shall encompass Block 1603 Lots 1 and 2.01 on the Borough of Saddle River Tax Maps.
The purpose of the Townhouse Inclusionary Housing District 2
is to establish an inclusionary development zone in which a certain
proportion of the dwelling units are set aside for occupancy by very-low-,
low-and moderate-income households satisfying the FHA and Uniform
Housing Affordability Controls (N.J.A.C. 5:80-26.1 et seq.) and in
conformance with the latest procedural and substantive rules for affordable
housing, as determined by the courts or other applicable authority,
by permitting such development subject to the following regulations.
Townhouse multifamily dwelling units, provided:
A. There shall be no more than four bedrooms per residential unit.
B. No more than six units may be located in any single building, except
up to 12 units may be located in the affordable housing building.
C. The finished floor area in any unit shall not exceed 4,975 square
feet, exclusive of basements, garages, decks and patios.
D. Each unit shall have at least a two-car attached garage, except up
to 12 units may have a one-car attached garage.
E. The affordable housing units may be provided in stacked flats in
one or more three-story buildings, which building(s) shall be located
on the eastern side of the site, near West Saddle River Road, where
the three-story height will be less intrusive due to topography.
Accessory uses and structures may include the following, when
shown on a site plan approved by Saddle River:
A. Public and private utilities servicing the units.
B. Internal roadways, parking areas and sidewalks.
C. Clubhouses or other Recreation buildings.
E. Swimming pools and tennis courts.
G. Refuse collection area, subject to §
210-91K.
H. Off-street parking spaces that serve the development, along with
associated private roadways.
I. Fences and walls, which shall complement the architectural style,
type, and design of the buildings and the overall project design.
J. Appropriate barriers at an emergency access.
K. Stormwater management basins and structures and sanitary sewer systems
and pumps and utilities, when properly screened and landscaped.
L. Mail boxes or a mail box station.
M. Internal traffic control devices and traffic and directional signs.
N. Any other accessory uses and structures approved as a part of site
plan review including detention/retention ponds and catch basins or
piping to ensure adequate stormwater management controls.
The following development standards apply to the TIHD-2 District:
A. Minimum area: Block 1603, Lots 1 and 2.01.
B. Maximum density: The maximum number of units on site shall not exceed
60 units.
C. Maximum stories/height (defined in this zone as the vertical dimension
measured from the midpoint of the garage floor to the highest point
of the building): 2 1/2 stories/37 feet for market rate townhouses;
three stories/45 feet for affordable housing building.
D. Minimum front yard setback.
(1) Measured from public roadway (or road widening easement line), as
applicable: 45 feet.
(2) Measured from private roadway: 15 feet (20 feet on driveway side).
E. Minimum side/rear yard: 40 feet.
F. Minimum distance between buildings: 30 feet.
G. Minimum landscape buffer.
(1) Along public streets: 30 feet, provided driveway access to the street
shall be permitted through the buffer.
(2) Along other lot lines: 20 feet.
H. Maximum building coverage: 35%.
I. Maximum impervious coverage including the townhouse units together
with their attached garages, excluding decks and/or patios: 55%.
J. Parking: Each residential unit, excluding up to 12 units, shall be
provided with a minimum of four parking spaces to be located in the
garage and the driveway servicing the unit. Twelve affordable residential
units may have a minimum of two parking spaces per unit (in a garage
and/or driveway). In addition, visitor (or recreation) parking of
a minimum of 0.25 parking spaces per unit shall be provided adjacent
to the internal drives.
K. Maximum number of attached dwelling units per building: eight for
market units; 12 for affordable units.
L. Maximum building length: 210 feet for market units and 240 feet for
affordable units.
M. Site access: primary access to the development shall be provided
solely from West Saddle River Road.
N. Minimum setback of a building to an internal drive: 10 feet (20 feet
on driveway side).
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
pleasing design with varied building elevations, design and structural
appearance within the context of an integrated unifying design theme.
The following design standards shall be utilized:
A. Facade design.
(1) All entrances to a building shall be defined and articulated by architectural
elements such as lintels, pediments, pilasters, columns, porticoes,
porches, overhangs, railings, etc.
(2) For a minimum of every 25 feet of building length, there shall be
one plane- break along the facade, comprised of at least 24 inches
in depth.
(3) Buildings with expansive blank walls on any facade are discouraged.
Side and rear elevations shall receive architectural treatments comparable
to front facades, specifically with respect to window treatments and
some form of articulation relief, which may be in the form of a belt
course, corner line or similar trim features.
(4) Decorative architectural features at entrances, cornices, and windows,
and articulation between dwelling units are encouraged, and shall
be architecturally compatible with the overall style, materials, colors
and details of the building.
(5) Complementary building colors and materials shall be consistent with
the general theme of the development.
B. Materials. Building facades shall be finished in a combination of
materials including some or all of the following: brick, wood, Hardie
Plank panels or similar fiber cement siding, stone, precast and cast
stone and manufactured stone, and glass. Roofing materials shall simulate
slate, tile or cedar shingles.
C. Exterior-mounted mechanical and electrical equipment exposed to the
public view shall be architecturally screened. Roof-mounted equipment
and projections, if applicable, should be painted the same color as
the building, and where possible, located in such a manner as to be
away from public view.
D. Landscaping standards.
(1) The applicant shall prepare and submit to the Planning Board, in
connection with site plan review, a landscaping plan prepared by a
licensed landscape architect, licensed by the New Jersey State Board
of Landscape Architects, or other qualified individual.,
(2) Landscaping shall be provided to promote a desirable visual environment,
to accentuate building design, define entranceways, screen parking
areas, utilize foundation plantings to enhance the site's visual and
aesthetic amenity, mitigate adverse visual impacts, provide windbreaks
for winter winds and summer cooling for buildings, and enhance buffer
areas. In addition to the buffers, street trees, and typical foundation
plantings, an area of landscaping shall be provided between the rear
of buildings internal to the development so as to create a sense of
privacy for units. The landscape design shall create visual diversity
and contrast through variation in size, shape, texture and color.
Consideration shall be given to accenting site entrances and unique
areas with special landscaping treatment. Flowerbed displays are encouraged.
(3) All portions of the property not utilized by buildings or paved surfaces
shall be landscaped utilizing such components as fencing, shrubbery,
lawn areas, ground cover, existing vegetation, and the planting of
coniferous and/or deciduous trees native to the area in order to maintain
or reestablish the vegetation in the area and lessen the visual impact
of the structures and paved areas from adjoining properties.
(4) The landscape design shall create visual diversity and contrast through
variation in size, shape, texture, and color. The selection of plants
shall consider their susceptibility to disease and insect damage,
wind and ice damage, habitat (wet-site, drought, sun and shade tolerance),
soil conditions, growth rate, longevity, root pattern, maintenance
requirements, etc.
(5) Landscaping within sight triangles shall not exceed a mature height
of 30 inches. Shade trees shall be pruned up to an eight-foot branching
height above grade.
(6) The use of indigenous/native plant material is encouraged to establish
sustainable landscapes that blend with the natural environment, reduce
the use of pesticides, and reduce irrigation. Details of any irrigation
system shall be provided at the time of site plan review.
(7) It is contemplated that the internal drives shall be "tree lined,"
and in this respect, the site plan shall contain a planting scheme
showing trees of a species or type reasonably satisfactory to the
Planning Board. Shade trees shall be a minimum of two-and-one-half-inch
caliper when planted, and a maximum of 50 feet on center.
E. Buffer requirements; buffer areas. Buffers shall comply with the
following standards:
(1) There shall be a landscaped buffer zone, which shall include any
natural waterway, of no less than 20 feet adjacent to all rear and
side yards and 30 feet adjacent to all public rights-of-way (excluding
any easements). Such buffer zones shall be kept in their natural state
where wooded and buffer requirements may be entirely or partially
satisfied with existing growth of evergreen and deciduous trees and
shrubbery. When natural vegetation is sparse or nonexistent, the buffer
zones shall be supplemented in order to provide a year-round visual
screen as determined to be appropriate by the Saddle River Planning
Board in site plan review, which said Planning Board review shall
be based on testimony from the applicant's Planner and/or landscape
architect. In this regard, the buffer can be a combination of vegetation
and berms, where appropriate. The only visual breaks in the buffer
shall be permitted at the entryway and emergency access or in areas
of stormwater management which are designed to provide a natural screen
from adjacent properties. The buffer plantings shall be a combination
of deciduous and evergreen trees and shrubs designed to create a natural
appearance and an effective vegetative screen. Trees installed in
this buffer shall be at least 15 feet in height.
(2) Where required, buffers shall be measured from property lines and,
if a road widening easement is required, road widening easement line.
Compliance shall be determined by the Planning Board, and any approvals
required pursuant to this section shall be obtained at the time of
site plan review. Buffer areas may overlap required setbacks.
(3) Algonquin Trail and West Saddle Road buffers: The following supplemental
buffer requirements shall apply:
(a)
A minimum buffer of 30 feet shall be required, provided that
driveway access/egress to the street shall be permitted.
(b)
Buffering along Algonquin Road and West Saddle River Road may
include a berm (up to 15 feet in height), plantings on said berm,
additional plantings on site, etc.
(4) No buildings, structures, accessory structures, parking, driveways,
or storage of materials shall be permitted within the required buffer,
provided that a driveway providing access/egress to and from the site
shall be permitted.
(5) Existing vegetation within the required buffer shall be preserved,
where appropriate and supplemented with shade-tolerant massed plantings
to enhance a natural character to the site where necessary to screen
adjoining land uses.
F. Landscape plan content. A landscape plan shall be submitted with
each major site plan or major subdivision application. In addition
to the major site plan submission requirements, the landscape plan
shall include and identify the following information:
(1) Existing and proposed underground and aboveground utilities such
as site lighting, transformers, hydrants, manholes, valve boxes, etc.,
existing wooded areas, rock outcroppings and existing and proposed
water bodies.
(2) Location of individual existing trees noted for preservation within
the area of development and 30 feet beyond the limit of the disturbance.
Trees four inches in diameter (measured 4 1/2 feet above the
existing ground level) shall be located and identified by name and
diameter unless the wooded area is shown with a specific limit line.
In this case, specimen trees shall be located within 30 feet of the
line. Indicate all existing vegetation to be saved or removed.
(3) Existing and proposed topography and location of all landscaped berms.
(4) Location, species and sizes of all proposed shade trees, ornamental
trees, evergreen trees and shrubs and areas for lawns or other ground
cover. Graphic symbols used to show the location and spacing of shade
trees, ornamental trees, evergreen trees, shrubs and ground cover
shall be representative of the size of the plant shown to scale at
maturity.
(5) A plant schedule indicating botanical name, common name, size at
time of planting (caliper, height and spread), quantity, root condition
and any special remarks (spacing, substitutions, etc.) for all plant
material proposed. Plants within the plant schedule shall be keyed
to the landscape plan utilizing the first letter of the botanical
plant name.
(6) Planting and construction details and specifications.
G. Lighting.
(1) All lighting fixtures and footcandle standards shall be provided
for all areas of the site, to property lines, including around buildings,
circulation aisles, parking and recreation areas and open space areas,
and shall be consistent with the standards outlined by the Illuminating
Engineering Society of North America (IESNA) and regulations of the
Borough of Saddle River, and integrated with the overall design theme
of the development.
(2) The Borough light fixture (Hadco Baltimore V651 70 HPS), with a maximum
height of 14 feet, shall be utilized as the streetlight fixture.
(3) A lighting plan prepared by a qualified individual shall be provided
with any site plan application.
(4) All freestanding outdoor lighting fixtures shall appropriately shielded
and "dark sky" compliant, and no taller than 18 feet in height.
(5) The intensity, shielding, direction and reflecting of lighting shall
be subject to site plan approval by the approving authority.
(6) All parking areas, walkways, building entrances, and driveways shall
be adequately illuminated during the hours of operation that occur
after sunset. Any adjacent residential zone or use shall be shielded
from the glare of illumination from site lighting and automobile headlights.
H. Internal circulation, vehicular access and egress.
(1) All vehicular circulation aisles shall be at least 22 feet in width.
(2) Primary vehicular access shall be provided from West Saddle River
Road. An emergency or secondary access may be provided on Algonquin
Trail as determined during the site plan review process with the input
of police and fire services.
I. Sidewalks are to be provided off-site by Saddle River Borough. Sidewalks
shall be required on site as deemed appropriate by the Planning Board.
J. Curbing. Curbing for interior roads shall be Belgian block.
K. Refuse collection. The manner in which refuse material shall be stored
and collected shall be determined at the time of site plan review.
If common refuse collection areas are to be provided, their location
shall be depicted on the site plan, along with the manner in which
the facility(s) shall be screened and landscaped, how garbage truck
circulation and pick up shall be accommodated, and the manner in which
recyclable material will be stored within the refuse collection area.
L. Fencing. Decorative aluminum fencing up to six feet high shall be
installed along public roads and decorative vinyl fencing up to six
feet high shall be installed along the remainder of the perimeter
of the development.
M. Signs. A single sign, not to exceed three feet by four feet in dimension,
may be placed upon a decorative stone wall at each entrance to the
development. The top of the sign shall not be more than 4.5 feet from
the grade as measured around the sign. The sign shall be placed within
a landscaped setting.
N. Multiple buildings on a lot. Irrespective of §
210-28 which limits the number of principal buildings on a lot, in the TIHD-2 Zone multiple principal buildings shall be permitted.
O. Townhouse development in the TIHD-2 District shall be served by sanitary sewers and the provisions of §
195-42 shall not apply.
P. Drainage facilities shall be designed in accordance with the Residential
Site Improvement Standards (RSIS) and the provisions of § 180-5
shall not apply to townhouse development in the TIHD-2 District.
Q. Placement of affordable housing building. The building(s) containing
the affordable housing units shall be situated near the eastern limit
of the parcel, closest to West Saddle River Road.
R. All improvements referenced in §
195-30 shall be of a design and with specifications approved by the planning board, and such improvements shall not require approval by resolution of the Borough Council.
S. Relief from any required site design standard under this section
shall be considered a design standard exception pursuant to N.J.S.A.
40:55D-51(b) and not a variance.