[Amended 12-20-2021 by Ord. No. 21-1025]
A new Article
XVII, Affordable Housing-3 District, is hereby established in this Chapter
210 of the Borough of Saddle River Zoning Ordinance. This zone shall encompass Block 1601, Lots 10, 10.01 and 11, Block 1605, Lot 1, and the Choctaw Trail Right-of-Way on the Borough of Saddle River Tax Maps.
[Amended 12-20-2021 by Ord. No. 21-1025]
The AH-3 District shall permit 100% affordable housing developments
including special needs housing. The special needs housing shall be
permitted to be located on Block 1605, Lot 1, and up to three special
needs housing units shall be permitted on Block 1601, Lots 9, 10,
10.01 and/or 11, and the Choctaw Trail Right-of-Way.
Accessory uses and structures may include the following:
A. Public and private utilities servicing the units;
B. Internal roadways, parking areas and sidewalks;
C. Clubhouses and other recreation buildings;
D. Garage structures that serve the development;
H. Fences and walls, which shall complement the architectural style,
type, and design of the buildings and the overall project design;
I. Stormwater management basins and structures and sanitary sewer systems
and pumps and utilities, when properly screened and landscaped;
J. Swimming pools and tennis courts;
K. Mail boxes or a mail box station;
L. Internal traffic control devices and traffic and directional signs;
N. Passive and active recreation areas;
Q. Snow removal equipment storage;
S. Any other accessory uses and structures approved as part of site
plan review including detention/retention ponds and catch basins or
piping to ensure adequate stormwater management controls;
T. Other accessory uses and structures that are normally considered
customarily incidental to the principal permitted uses, as determined
appropriate by the approving authority.
The following development standards apply to the AH-3 District:
A. Minimum tract area:
[Amended 12-20-2021 by Ord. No. 21-1025]
(1) North
side of East Allendale Road (Block 1601, Lots 9, 10, 10.01 and 11,
and the Choctaw Trail Right-of-Way): 7.0 acres.
(2) South
side of East Allendale Road (Block 1605, Lot 1): 0.75 acre.
B. Maximum number of units: The area within the AH-3 District shall
contain no more than 112 dwellings on the north side of East Allendale
Road (inclusive of no more than 111 affordable dwelling units and
no more than one superintendent’s unit), and a maximum of 16
units on the south side of East Allendale Road.
[Amended 12-20-2021 by Ord. No. 21-1025]
C. Maximum stories/height:
[Amended 12-20-2021 by Ord. No. 21-1025]
(1) North
side of East Allendale Road (Block 1601, Lots 9, 10, 10.01 and 11,
and the Choctaw Trail Right-of-Way): three stories/55 feet.
(2) South
side of East Allendale Road (Block 1605 Lot 1): two stories/30 feet.
D. Minimum setback to tract lines (principal structures): 20 feet.
E. Minimum distance between buildings: 20 feet.
F. Minimum landscape buffer along tract lines: 10 feet.
G. Maximum building coverage: 40%.
H. Maximum impervious coverage: 60%.
An overall thematic design and architectural motif shall be
utilized within the AH-3 District for the purpose of presenting an
aesthetically pleasing design and an integrated unifying design expression
for development within the zone. The following design standards shall
be utilized:
A. Facade design.
(1)
For a minimum of every 50 feet of building length along front
facades, and for a minimum of every 60 feet of building length along
side and rear facades, there shall be one plane-break along the facade,
comprised of at least 24 inches in depth. The offset shall extend
from grade to the highest story
[Amended 12-20-2021 by Ord. No. 21-1025]
(2)
Buildings with expansive blank walls on any facade are discouraged.
Side and rear elevations should 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.
(3)
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.
(4)
Complementary building colors and materials shall be consistent
with the general theme of the development.
B. Materials: Building facades shall be finished in stone veneer, stucco,
fiber cement, brick and/or cast stone. Exterior building materials
shall be classified as either primary, secondary, or accent materials.
The facade shall be designed in accordance with the following:
(1)
The primary material shall cover at least 60% of the building
facade.
(2)
Secondary materials shall cover not more than 40% of the facade.
C. Exterior-mounted mechanical and electrical equipment exposed to the
public view shall be screened by either architectural structures or
landscaping. Roof-mounted equipment and projections, if applicable,
should be painted the same color as the building and/or, where possible,
located in such a manner as to be away from public view.
D. Varying architectural embellishments to roofs such as dormers, belvederes,
masonry chimneys and similar elements are encouraged to be incorporated
into the design, provided they are architecturally compatible with
the style, materials, colors and details of the building style.
E. Landscaping standards.
(1)
Landscaping shall be provided to promote a desirable visual
environment, to accentuate building design, define entranceways, and
screen parking areas. Foundation plantings shall be utilized to enhance
the site's visual and aesthetic amenity. Landscape features shall
also be utilized to mitigate adverse visual impacts, provide windbreaks
for winter winds and summer cooling for buildings, and enhance buffer
areas. The impact of any proposed landscaping plan at various seasonal
intervals shall be considered. Plants and other landscaping materials
shall be selected in terms of aesthetic and functional considerations.
The landscape design shall create visual diversity and contrast through
variation in size, shape, texture and color. The selection of plants
in terms of 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., shall be considered. Consideration shall be given
to accenting site entrances and unique areas with special landscaping
treatment. Flowerbed displays are encouraged.
(2)
A landscape plan shall be prepared by a licensed landscape architect,
licensed by the New Jersey State Board of Landscape Architects, or
other qualified individual. Said plan shall be required at the time
of final site plan application.
(3)
All portions of the property not utilized by buildings or paved
surfaces shall be landscaped utilizing such components as shrubbery,
lawn areas, ground cover, existing vegetation, planting of coniferous
and/or deciduous trees native to the area, or fencing. Seating areas
and sculpture(s) shall also be permitted provided they are incorporated
into the design in a comprehensive integrated manner that is consistent
with the overall landscape design.
(4)
Plants and other landscaping materials shall be selected in
terms of its aesthetic and functional considerations, to create visual
diversity and contrast through variation in size, shape, texture,
and color.
(5)
Landscaping shall be designed to achieve the integration of
the various elements of site design, and highlight building and parking
placement and natural features. Consideration shall be given to accenting
site entrances and perimeter site areas with special landscape treatment.
Flowerbed displays are encouraged, as is the use of native tree species
and the Borough tree (flowering dogwood tree).
(6)
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.
(7)
The use of indigenous/native plant material is to be encouraged
to establish sustainable landscapes that blend with the natural environment
and reduce irrigation.
(8)
Where an application proposes development on 6 1/2 or more
acres, the use of nonstructural systems such as raingardens to offset
stormwater discharge shall be utilized to the extent feasible.
(9)
Water conservation measures such as drip irrigation, soil moisture-sensing
irrigation or well-water irrigation systems shall be used where practicable.
(10)
Shade trees shall be a minimum of three-inch caliper with a
canopy height of at least the minimum American Nursery and Landscape
Association standards for this caliper.
(11)
Street trees are required along internal roadways, and shall
be provided at no more than 50 feet on-center, to the extent feasible.
(12)
Ornamental trees shall be installed at a minimum size of four
feet in height.
(13)
Shrubs shall be planted at a minimum size of 18 to 24 inches.
(14)
All plant material shall meet the minimum latest American Nursery
and Landscape Association standards.
F. Buffer requirements. Buffer areas. Buffers shall comply with the
following standards:
(1)
Required buffers may be entirely or partially satisfied with
existing growth of evergreen and deciduous trees and shrubbery. Buffers
which do not provide a suitable screen as required above shall be
supplemented by additional evergreen plantings to provide the appropriate
visual screen in order to minimize adverse impacts from a site on
an adjacent property or from adjacent areas, recognizing the intent
here is not to completely screen from view on-site development. Buffer
plantings may consist of evergreen or deciduous trees or shrubs, berms,
boulders, mounds, or combinations thereof, as approved by the Planning
Board. While fencing may be installed to delineate the property line,
the use of fencing or walls shall not be relied upon as a primary
source of screening.
(2)
Where required, buffers shall be measured from the tract line
and street rights-of-way. Buffer areas may overlap required setbacks.
(3)
Planting shall be installed at a variety of sizes which conform
to the following minimum sizes:
(a)
Shade trees: three-inch caliper and six feet in height.
(b)
Evergreen trees: six feet to eight feet in height.
(c)
Shrubs: 18 inches to 24 inches in height.
(4)
No buildings, structures, accessory structures, parking, or
storage of materials shall be permitted within the required buffer,
except that fencing, driveways, retaining walls, lighting, stormwater
management facilities and utilities are permitted in the buffer.
(5)
Existing vegetation within the required buffer shall be preserved
to the extent feasible. It shall be supplemented with shade-tolerant
naturalistic massed plantings where necessary to provide screening
of adjoining land uses.
(6)
Irrigation shall be provided for all buffer plantings and sodded
lawn areas in a manner appropriate for the specific plant species.
A growth guarantee of one year shall be provided and all dead or dying
plants shall be replaced by the applicant, as required, to maintain
the integrity of the site plan.
(7)
Landscape plantings. A minimum of 30% of the plantings proposed
shall be indigenous to the region.
G. Landscape plan content. A landscape plan, which shall be required
at the time of final site plan application, 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 existing tree areas noted for preservation within
the area of development. All existing tree areas to be saved or removed
shall be identified as such.
(3)
Existing and proposed topography and location of any proposed
landscaped berms.
(4)
Location, species and sizes of all proposed shade trees, ornamental
trees, evergreen trees and shrubs and areas for lawns or any other
ground cover. Different graphic symbols shall be used to show the
location and spacing of shade trees, ornamental trees, evergreen trees,
shrubs and ground cover.
(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.
H. Lighting.
(1)
At the time of final site plan application, 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 BPS 70 watt),
with a maximum twelve-foot height, shall be utilized as the streetlight
fixture.
(3)
A lighting plan prepared by a qualified individual, such as
a professional engineer, shall be provided at the time of final site
plan application.
(4)
All freestanding outdoor lighting fixtures shall be appropriately
shielded and "dark sky" compliant, and no taller than 12 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.
I. Internal circulation: All two-way vehicular circulation aisles shall
be 24 feet in width. One-way aisles may be 12 feet in width.
J. Parking. Parking shall be provided at the following ratios: one-bedroom
units: 1.0 parking spaces per unit; two-bedroom units: 1.2 parking
spaces per unit; three-bedroom units: 1.5 parking spaces per unit.
The Borough is accepting this alternative parking standard pursuant
to N.J.A.C. 5:21-4.14(c).
K. Sidewalks.
(1)
In public rights-of-way: Sidewalks may be required along adjoining
public rights-of-way, as deemed appropriate by the Board.
(2)
Within the development: Notwithstanding the Residential Site
Improvement Standards, sidewalks shall be required on one side of
the private streets servicing the development. To the extent any waiver,
exemption or exception is required from the Residential Site Improvement
Standards due to an inconsistency with this zoning, the Board may
liberally grant such waiver, exemption, or exception to refrain from
imposing cost-generative requirements upon the application and/or
development.
L. Curbing. Curbing for interior roadways shall be Belgian block.
M. Refuse collection. The manner in which refuse material shall be stored
and collected shall be depicted on the site plan. If common refuse
collection areas are to be provided, their location shall be identified,
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.
N. Fencing. Decorative fencing may be installed along public roads and
along the perimeter of the development, subject to the height limitations
of the Borough code.
O. Signs. A single identification sign shall be permitted on the portion
of the AH-3 Zone north of East Allendale Road and a single identification
sign shall be permitted on the portion of the AH-3 Zone south of East
Allendale Road, for a total of two identification signs within the
AH-3 Zone. Each individual identification sign not to exceed three
feet by four feet in dimension, placed upon a decorative stone wall,
or provided as a monument sign. The top of each sign shall not be
more than 4.5 feet from the grade as measured around the sign. Each
sign shall be placed within a landscaped setting.
P. Multiple buildings on a lot. Irrespective of §
210-28 which limits the number of principal buildings on a lot, in the AH-3 District multiple principal buildings shall be permitted.
Q. 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.
Development within the AH-3 Zone shall be governed by the Saddle River Code, except where the provisions of the Residential Site Improvement Standards supersede or as specified in §§
210-93 through
210-103. Where the standards set forth herein conflict with those set forth in Chapters
37,
179 and
210 those standards set forth in §§
210-93 through
210-102 shall govern. With the exception of §§
210-93 through
210-103, the provisions of Chapter
210 shall apply to development in the AH-3 Zone only where specifically indicated as applicable.