[Amended 12-2-1991 by Ord. No. 91-17; 11-8-1995 by Ord. No.
95-13; 9-6-2005 by Ord. No. 05-10]
Within any residential district, except for
the AH-2 and ARHO Districts, no building structure or lot shall be
used in whole or in part other than for single-family dwellings designed
and used for occupancy exclusively by one family, and for no other
principal use or purpose, and any use not set forth below is expressly
prohibited. Within the AH-2 District, no building, structure or lot
shall be used in whole or in part for any use other than multifamily
residential dwelling(s) containing low- and moderate-income restricted
units, and for no other principal use or purpose, and any use not
set forth below is expressly prohibited.
A.
Single-family dwellings shall be designed and used
for occupancy exclusively by one family and may be located upon property
with one accessory structure.
[Amended 10-16-2006 by Ord. No. 06-08]
B.
Accessory garages. Every dwelling erected shall have
at least a one-car garage attached to, detached from or constructed
beneath said dwelling. Detached garages shall constitute an accessory
structure and accessory garages shall be further subject to the following:
[Amended 10-16-2006 by Ord. No. 06-08]
(1)
An accessory garage may be erected and used only upon
a lot containing a dwelling.
(2)
No detached accessory garage may be erected unless
all of the following conditions are observed:
(a)
That it shall not be closer in distance to any
front, side or rear property line than the minimum requirements for
the zone district in which it is located.
(b)
That it shall not exceed 15 feet in height.
(c)
That it shall be a minimum of 20 feet from all
other structures.
(d)
That it shall not exceed 800 square feet in
area.
(3)
Any accessory garage shall be limited to the following
stated uses: storage of private motor vehicles owned or operated for
their personal use by the occupants of the dwelling, storage of household
effects, tools and such other items of equipment as are directly related
to the care, use and upkeep of the dwelling, the buildings, the lot
or the permitted motor vehicles.
(4)
Nothing contained herein shall be construed as permitting
any detached accessory garage to be used for human habitation or any
business or commercial activity.
C.
Hothouses or greenhouses. A hothouse or greenhouse
may be constructed as an accessory structure to the dwelling, provided
that it may be used only for raising or growing of horticultural or
agricultural products to be used on the premises and not sold therefrom
and must meet all front, side and rear yard requirements of the zone
district in which it is erected and shall not exceed 12 feet in height
or exceed 300 square feet in area.
D.
Additional residential accessory uses. The following
additional residential accessory uses shall be permitted:
(1)
Concrete and/or paved patios (maximum of 12 inches
high) and wood decks (maximum of 12 inches high), whether attached
to a principal structure or freestanding; swimming pools and/or whirlpools
(hot tubs) above or in the ground, when designed for use exclusively
for private purposes, shall be a minimum of 20 feet from a side or
rear lot line. Cabanas over 100 square feet in area should be limited
to a maximum area of 300 square feet and 15 feet high. They shall
be considered a structure and must comply with the building setbacks
in their respective zones.
[Amended 1-2-2001 by Ord. No. 00-7; 6-19-2001 by Ord. No.
01-4; 12-2-2002 by Ord. No. 02-15; 10-17-2005 by Ord. No. 05-15; 10-16-2006 by Ord. No. 06-08]
(a)
The pool and all mechanical equipment and accessory
equipment shall be located to the rear or side of the dwelling and
shall also comply with the minimum setback of 20 feet from rear and
side lot lines.
(b)
The aforementioned items shall meet the requirements
of this chapter for a front yard setback for both streets, in the
case of a corner lot. In no event shall they extend beyond the front
building line of the house located on such corner lot.
(c)
The provisions in this subsection for minimum
setbacks for swimming pools and accessory equipment shall also apply
to cabanas, up to a maximum 100 square feet in area and a maximum
ten-foot height. Larger cabanas shall be subject to the setbacks required
for a principal structure in the zone district.
(d)
Patios and decks having a maximum vertical face
greater than 12 inches above the level of the ground which fall into
the definition of "building and/or structure" shall meet the setback
required for a principal building in the zone district.
(e)
Accessory pool cabana. Pool cabana structures shall be subject to
the following:
[Added 5-3-2021 by Ord. No. 21-08]
[1]
An accessory pool cabana is permitted to be a one-story, ground-level,
detached accessory structure or attached to another accessory structure,
enclosed and containing a roof, serving a lawfully existing an approved
in-ground swimming pool on a residential property.
[2]
Only one accessory pool cabana is permitted per residential
property.
[3]
Such a structure shall be used only for recreational or storage
purposes associated with the principal residential use of the property.
[4]
The pool cabana must be seasonal (closed for at least 90 full
service days) and is not permitted to have heating equipment, air
conditioning for the structure or contain a full-service kitchen as
defined herein. The pool cabana structure shall not contain a bedroom
and/or similar living quarter. A toilet, sink and exterior (only)
shower are permitted.
[5]
A pool cabana area shall comply with the following maximum dimensions:
|
Lot Size
(square feet)
|
Maximum Pool Cabana Area Size
(square feet)
|
|---|---|
|
6,500 to 22,000
|
150
|
|
22,001 to 43,000
|
200
|
|
43,001 and greater
|
300
|
[6]
A deed restriction containing the following language is to be
filed with the Bergen County Clerk's Office for the property
containing the accessory pool cabana stating minimally the following:
"The grantor and grantee specifically represent and warrant that this
deed contains a deed restriction whereby the cabana use will not contain
heating equipment, bedrooms and/or living quarters, full-service kitchen
or used for sleeping. This deed restriction is intended to prohibit
conversion to a habitable space."
[7]
Pool cabanas shall conform to the accessory structure setback
and coverage requirements as set forth in the zone.
(2)
Tool sheds and garden sheds.
[Amended 1-2-2001 by Ord. No. 00-7]
(a)
Tool sheds and garden sheds (sheds) when designed
for use exclusively for private purposes, provided that they shall
be located in the rear yard, as defined in this chapter, and to the
rear of the principal building, not greater than 100 square feet in
area nor 10 feet in height, shall be a minimum distance of 10 feet
from any lot line.
[Amended 12-2-2002 by Ord. No. 02-15]
(b)
All sheds not otherwise specified herein, and
all sheds greater than 10 feet in height, or larger than 100 square
feet in area, shall be limited to the maximum size as set forth below
and shall be considered a structure and must be located in the rear
yard within allowable zoned setbacks between the rear setback line
and rear face of the dwelling.
[Amended 10-16-2006 by Ord. No. 06-08; 6-6-2011 by Ord. No.
11-04]
[1]
In the Residential Zone R-15, the maximum shed size permitted shall
be 150 square feet, with a maximum height of 12 feet.
[2]
In the Residential Zone R-22.5, the maximum shed size permitted shall
be 200 square feet, with a maximum height of 12 feet.
[3]
In the Residential Zone R-30, the maximum shed size permitted shall
be 200 square feet, with a maximum height of 12 feet.
[4]
Regardless of size, only one shed is permitted as an accessory structure
on any residential property.
[5]
Nothing in this subsection shall be deemed as removing a shed from
the definition of "structure" as used in this chapter unless specifically
excluded from such definition under the Uniform Construction Code.
In addition, all measurements for height and area shall be determined
by measuring the outside of the roof or walls of the structure.
(c)
Nothing in this subsection shall be deemed as
removing a shed from the definition of "structure" as used in this
chapter unless specifically excluded from such definition under the
Uniform Construction Code. In addition, all measurements for height
and area shall be determined by measuring the outside of the roof
or walls of the structure.
E.
Farms. Lots in a residential zone may be used as a
farm. Such lot or adjoining lots shall have a minimum area of five
acres and does not include the processing or manufacturing of any
products for resale on the lot or from the lot.
F.
Farm accessory buildings. The following accessory
uses or structures may be permitted on lots used as a farm (provided
that no sales, retail or wholesale, are made from such farm accessory
buildings):
(1)
Accessory garages, but subject to the same limitations
and specifications as hereinabove set forth.
(2)
Hothouses or greenhouses for raising or growing of
agricultural or horticultural products and barns and stables to house
animals and store implements, equipment and supplies, which structures
shall meet all front, side and rear yard requirements of the zone
district in which it is erected.
(3)
A roadside stand, provided that it is located at least
100 feet from the center line of the road, has adequate provision
for off-street parking and turning around of automobiles as determined
by the appropriate governmental authority and sales therefrom are
limited to farm, garden or orchard products raised on the lot or adjoining
lots constituting the farm.
G.
Reservoir and water sheds. Lands owned by a public
or privately owned utility and maintained in a natural, vegetated
state in connection with a public water supply on which no other use
or structure is located which is not directly related to the maintaining
of such public water.
H.
Municipal governmental uses. Parks, playgrounds, public
schools and other municipal governmental services or uses.
[Added 9-4-2018 by Ord.
No. 18-10]
A.
Intent. The intent of this overlay zone is to permit the development
of an affordable veterans multiunit housing project on a portion of
the R-22.5 Residential One Family District in addition to the underlying
uses permitted in the R-22.5 District. The portion of the R-22.5 District
for which the overlay district applies is designated on the Tax Maps
as Lot 1 in Block 2502. Such homes shall be made available to veterans
as defined by the United States Department of Veterans Affairs.
B.
Permitted uses. Within the Veterans Affordable Housing Overlay District
(AH-VO), no lot, tract or parcel of land shall be used and no building
structure shall be constructed, altered, erected or placed to be used
for any purpose other than the following:
(1)
Any principal or accessory use permitted in the R-22.5 District
in accordance with the requirements of the R-22.5 District.
(2)
Veterans' affordable multiunit housing units are principal permitted
uses.
(3)
Accessory uses and structures associated with veterans' affordable
multiunit housing, which shall include but not be limited to parking,
patios, recreational uses and buildings, refuse enclosures, directional
and identification signs, and utility and retaining structures.
C.
Affordable housing requirements. One hundred percent of the units
shall be reserved for veterans. The affordable units shall have a
minimum thirty-year deed restriction. Any such affordable units shall
comply with the Uniform Housing Affordability Controls (UHAC), applicable
COAH affordable housing regulations, the Fair Housing Act, any applicable
order of the Court, and other applicable laws. The units shall meet
the bedroom distribution required by UHAC. The units shall meet the
low-/moderate-income split required by the Uniform Housing Affordability
Controls and provide at least 13% of the units as very-low-income
units as mandated by the Fair Housing Act.
D.
Dimensional requirements. Veterans' affordable housing developments
shall comply with the following dimensional requirements:
(1)
Each lot shall have a minimum size of 15,000 square feet and
a minimum frontage of 200 feet on Broadway.
(2)
The maximum number of dwelling units in the AH-VO District shall
be 12 units.
(3)
The maximum building coverage shall be 50% of lot area.
(4)
The maximum surface coverage shall be 75% of lot area. The provisions of § 380-10 of this chapter shall apply in computing lot area for the purpose of calculating maximum surface coverage.
(5)
The maximum building height shall be 35 feet and 2 1/2
stories.
(6)
The minimum required building setbacks shall be as follows:
front yard, 15 feet; side yards, 10 feet; and rear yard, five feet.
(7)
The minimum parking standards for both the dimensions and the
number of spaces as well as driveways and other site improvements
shall be in accordance with the New Jersey Residential Site Improvement
Standards, N.J.A.C. 5:21-1 et seq.
(8)
The following schedule of area, yard, setback and bulk requirements
shall apply to veterans' affordable multiunit housing development
in the AH-VO District and supplements the Borough's existing Limiting
Schedule[1] for all zoning districts.
[1]
Editor's Note: Said schedule is included at the end of this
chapter.
E.
Other requirements. Veterans' affordable multiunit development shall
also comply with the following requirements:
(1)
Signage. One two-sided freestanding identification sign shall
be permitted, having a maximum sign panel area of 20 square feet (excluding
the base of the sign and the monument on which the sign is located),
a maximum height of six feet and a minimum setback from any property
line of five feet. Additionally, directional and informational signs
shall be permitted along internal driveways and near building entrances,
subject to site plan approval.
(2)
Mechanical equipment. Any rooftop mechanical equipment shall
be concealed within the roof of the building so it is not visible
from Broadway. Any ground-mounted mechanical equipment shall be screened
appropriately.
(3)
Architectural design guidelines.
(a)
Primary materials for buildings shall be brick, wood, HardiePlank® panels or similar fiber cement siding, stone,
precast and cast stone and manufactured stone, and glass.
(b)
No more than three different primary materials shall be used
on each building facade.
(c)
Within the primary materials, variations in colors, texture
and pattern may be employed to further break up the mass or bulk of
a building.
(d)
The architectural treatment of the front facade shall be continued
in its major features around all visibly exposed sides of a building.
Fenestration shall be architecturally compatible with the style, materials,
colors and details of the building.
(e)
Windows shall be vertically proportioned.
(f)
All entrances to a building shall be defined and articulated
by architectural elements such as lintels, pediments, pilasters, columns,
porticoes, porches, overhangs, railings, etc.
(g)
All rooftop mechanical equipment, inclusive of solar equipment,
shall be screened from view from all vantage points at grade or below
the roof.
(h)
Buildings shall avoid long, monotonous, uninterrupted walls
or roof planes.
(i)
Building wall offsets, including projections such as canopies
and recesses may also be used in order to add architectural interest
and variety and to relieve the visual effect of a simple, long wall.
(j)
In the case of a pitched roof, roofline offsets, dormers or
gables shall be provided in order to provide architectural interest
and variety to the massing of a building and to relieve the effect
of a single, long roof.
[Added 9-9-2019 by Ord.
No. 19-08]
A.
There is hereby created an Affordable Housing Overlay Zone (AHO).
The Affordable Housing Overlay Zone shall be located in the B-1 District
on Lot 6 and Lot 7 in Block 2303.
(1)
The permitted use under the Affordable Housing Overlay Zone,
in addition to those uses permitted in the B-1 District, shall include
multifamily dwelling units for low- and moderate-income residents
in accordance with the regulations set forth by the Council on Affordable
Housing.
(2)
Within the Affordable Housing Overlay Zone, no lot, tract or
parcel of land shall be used except for multifamily dwelling units
for low- and moderate-income residents in accordance with the regulations
set forth by the Council on Affordable Housing.
(3)
The dimensional requirements of the B-1 Zone shall apply to
uses permitted under the B-1 Zone. The following dimensional requirements
are established for the Affordable Housing Overlay Zone:
(a)
Minimum lot area: 23,000 square feet.
(b)
Minimum lot frontage: 200 feet.
(c)
Minimum lot depth: 100 feet.
(d)
Minimum front yard: 20 feet.
(e)
Minimum side yard: one: five feet; both: 10 feet.
(f)
Minimum rear yard: five feet.
(g)
Maximum building coverage: 45%.
(h)
Maximum impervious coverage: 85%.
(i)
Maximum building height: 2 1/2 stories, 35 feet.
(j)
Maximum density: 18 dwelling units per acre.
(k)
Parking may be located in any side or rear yard. Eaves, open
porches and roof overhangs may project into any required side yard
and may project not more than two feet into any required front yard
or setback. Retaining wall structures may be located in any required
yard setback.
(l)
Notwithstanding Chapter 292, Site Plan Review, off-street parking stalls, except for handicapped spaces which shall comply with all regulations pertaining thereto, shall measure at least nine feet in width and 18 feet in length.
(4)
Notwithstanding the provisions of § 380-47, with respect to an application for development of a permitted use under the Affordable Housing Overlay Zone, ingress and egress will be permitted for the lots being developed from Coles Crossing Road.
(5)
The residential site improvement standards of the State of New
Jersey shall establish the requirements for the number of parking
spaces and other site design.
(6)
All multifamily dwelling units for low- and moderate-income
residents shall be affirmatively marketed in accordance with the Council
on Affordable Housing regulations. All rental units shall be rented
in accordance with the Council on Affordable Housing regulations.
Development of affordable housing shall be in accordance with the
rules and regulations of the New Jersey Council on Affordable Housing.
[Added 9-23-2019 by Ord.
No. 19-10]
B.
Permitted accessory uses:
(1)
Active and passive open space and recreational facilities for
residents and guests as customarily incidental to the permitted uses.
(2)
Fences (in accordance with Chapter 168 of the Woodcliff Lake Code), retaining walls in accordance with the requirements in Subsection D(1)(c) below and § 380-111C(4), (6) and (7), and landscaping and buffering in accordance with the provisions of § 292-29, and lighting and buffering (in accordance with § 292-28 of the Woodcliff Lake Code).
(3)
On- and off-street parking in accordance with RSIS.
C.
Area, yard and bulk requirements.
(1)
Minimum requirements as follows:
(2)
Maximum requirements as follows:
(a)
Permitted density: two units per acre.
(b)
Number of units on tract: 15 units.
(c)
Building coverage: 15%.
(d)
Impervious coverage: 35%.
(f)
Number of dwelling units per building: four units.
(g)
Length of building: 190 units.
(h)
Maximum unit floor area:2 3,500 square
feet.
(i)
Area of total site of steep slope disturbance: *3
|
NOTES:
|
|
1 The height of each unit shall be
measured as follows: the vertical distance from the average finished
grade around each unit to the midpoint of a sloping roof or to the
topmost portion of a flat roof. Each unit shall be measured individually.
|
|
2 Unit floor area shall be the gross
floor area of the unit, measured to the outside of exterior walls
and to the center line of common walls between adjacent units, exclusive
of attics, garages, crawl spaces, cellars or other floors below the
average finished grade along the outside unit walls.
|
|
3 Steep slope disturbances in the AH-3 Zone shall be exempt from the percentages set forth in § 380-109A(1), but shall meet all other requirements of Article XV, Protection of Critical Slope Areas, §§ 380-106 through 380-111, except for § 380-111C(1) and (2).
|
(4)
Off-street parking and driveway requirements as follows:
D.
Site planning and building guidelines.
(1)
Site planning.
(b)
Additionally, no disturbance of vegetation or grading shall
be permitted within 20 feet of a perimeter property line, and buffer
plantings shall be provided within 35 feet of the perimeter property
line.
(c)
Retaining walls.
[1]
Retaining walls may not be located within 20 feet
of site property lines, except along Old Pascack Road.
[2]
The maximum permitted height of each retaining
wall is eight feet. The height of each retaining wall, and the height
of each tier of a wall system, shall be measured as a vertical distance
from its bottommost exposed grade to the top of the wall. The maximum
height along a varying-height wall shall be used to define the height
of each wall.
[3]
Any retaining wall, or tiered wall, with a height
of greater than four feet above grade shall be topped with fencing
having a minimum height of three feet or, in the alternative, provided
safety concerns are adequately addressed, densely planted vegetation
at 50% of the full growth screening.
[4]
Where more than one retaining wall is arranged
in a tiered or terraced fashion, there shall be at least a five-foot
distance separating each wall horizontally.
[5]
Retaining walls shall be constructed in a manner
so as to permit the continued flow of natural drainage and shall not
cause surface water to be blocked or dammed to create ponding, either
upon the property upon which such wall is located or upon any adjacent
lot, street or adjoining lands. The bench shall be properly graded
to facilitate drainage. Landscaping that is installed in the vicinity
of any structural retaining wall shall be appropriate for the location
and shall not have a root system that will impair the integrity of
the retaining wall.
[6]
Structural retaining walls shall be constructed
of permanent, uniform, engineered materials such as concrete, precast
block, or masonry. Exposed areas of the retaining wall shall be faced
in a more naturalistic and/or rusticated material such as cultured
stone, brick, or stone.
[7]
Landscape retaining walls may be constructed in
the same fashion as the structural retaining walls described above,
or of stone or cultured stone or durable or preservative-treated wood,
or other durable materials.
(d)
Privacy walls and fences. Any fences or walls provided for privacy or visual screening shall be of attractive and high-quality wood, simulated wood, black-powder-coated aluminum picket style, or stone, manufactured stone, or similar veneer. Chain-link fences are prohibited. In addition, fences and walls shall adhere to the requirements of Chapter 168 of the Borough Code.
(e)
Landscaping and buffering.
[1]
The base of all buildings, on all sides, should
be visually softened through installation of landscaping. Such landscaping
should be selected and maintained so as not to block building windows
or doors. Landscaping should include a mix of hardy perennials, including
woody bushes, ornamental flowering plants, evergreens, and plants
that maintain their structure for visual interest through winter.
[2]
Street trees shall be planted along both sides
of Rosengren Court, spaced no farther apart than 60 feet on center,
except where interrupted by shared driveways. Street trees shall also
be planted along at least one side of each shared portion of driveways,
on the side that is opposite the dwelling units. Driveways that serve
only one unit are not required to include street trees.
(f)
Lighting. Site lighting is permitted along streets, driveways, and walkways. Site lighting shall use full-cutoff, dark-sky-compliant type fixtures, whenever possible. In addition, site lighting shall adhere to the requirements of § 292-28 of the Borough Code.
(g)
Pedestrian walkways. A sidewalk is required on one side of Rosengren
Court. The sidewalks shall also extend down all driveways, on the
same side as the units, to connect to the front doors of all units.
(2)
Building design.
(a)
Orientation. The "front elevation" is defined as the facade
that includes garage entries for the majority of the units in each
building. In most cases, the front elevation will face uphill or downhill,
west or east. The "rear elevation" is defined as the facade opposite
the front elevation. No garage entries are permitted in the rear elevation.
In most cases, the side elevations will face north or south. Garages
are permitted within side elevations, but shall not face exterior
property lines.
(b)
Building entries.
[1]
Front and side pedestrian entries.
[a]
The front elevation shall at a minimum include
one pedestrian entry to the central unit of a building of three units,
or to one of the units in a building of two units. For any individual
unit that lacks a pedestrian entry within the front elevation, a pedestrian
entry shall be provided on a side elevation in a location that is
visible from the front, and an upper-story balcony with double French
doors shall be provided on the elevation that faces downhill toward
Pascack Road and Old Pascack Road.
[b]
Architectural detailing should be used to focus
emphasis on the pedestrian entry rather than the garage door. The
pedestrian entry should be emphasized within the facade through massing
variation such as recessions and projections; and by architectural
elements such as columns, overhangs, and porticos. Entry doors shall
be paneled, flanked by sidelites, and capped by transom windows above.
Front and side pedestrian entry doors are encouraged to be located
several steps up from grade, with a stoop or raised porch.
[2]
Rear pedestrian entries. At least one rear pedestrian
entry shall be provided for each unit in the rear facade. For a two-unit
building, the rear pedestrian entry may be located within a side elevation.
Each rear entry should comprise a set of double French or sliding
doors, with each door having a three-by-six pattern of divided lites,
and capped by a row of transom lights overhead.
(c)
Windows and shutters. Windows shall be vertically proportioned.
Windows may be clustered in pairs or trios to create larger areas
of glazing. Windows on upper stories should be vertically aligned
with windows on the ground floor, rather than haphazardly placed.
Windows shall have dimensional trim of minimum three inches in width
on all sides, projecting from the facade plane so as to create shadow
lines. Each window shall have prominent lintels and sills. Building
windows shall be double-hung, with the top half of most windows having
a two-by-four pattern of divided lites. Smaller windows may be fully
divided into equally sized lites. For architectural emphasis, a row
of transom lights is encouraged over all windows on the first (main)
floor of each unit. Window glazing should be recessed at least two
inches relative to the surrounding trim, so as to create a strong
shadow line. Where shutters are provided, they should be properly
dimensioned to each cover half of the window. Operable window shutters
are encouraged.
(d)
Balconies. Any balconies containing required doors in an elevation facing Pascack Road or Old Pascack Road (see Subsection D(2)(b)[1], Front and side pedestrian entries, above) shall be at least four feet deep so as to be usable for a small table and chairs. Balconies may be recessed or may project from the facade.
(e)
Garage doors. Garages shall have raised panels and a row of
lites in the top portion. Garage doors should be recessed relative
to the surrounding facade, so as to create shadow lines and diminish
their importance in the facade. Garage doors located side-by-side
should be in structurally separated openings.
(3)
Massing and articulation.
(a)
Massing. Building architecture should break the long facades
of each building into single townhouse units by use of downspouts
and changes in roof height. Changes in facade plane between adjacent
units are also encouraged so as to create significant shadow lines
that help create a sense of depth in the facade. The mass of each
townhouse should be further broken down through use of front-gabled
bays as well as bay or bow windows. Front-gabled bays should project
beyond the adjacent facade planes by at least one foot. The shape
of rooflines should coordinate with and reinforce the variation in
bay massing. Roofs shall be front- or side-gabled with minimum slope
of 5:12 rise:run. Pitched roofs should have overhanging eaves that
extend at least one foot beyond the building wall below. Brackets
or exposed rafter tails are encouraged. Faux dormer windows are encouraged
on sloping roof areas. Dormer placement should align with windows
on lower levels.
(b)
Articulation. The main (first) floor of each building should
be emphasized with more architectural detailing and a higher degree
of fenestration. The base of the building (containing the garage level)
should be emphasized with different and weightier materials (for example,
stone cladding). Preferred primary materials for all building facades
are HardiePlank® cement board siding,
AZEK® Trim for frieze and corner detailing,
stone or manufactured stone veneer at lower garage levels, and brick
for chimneys. In addition, cast iron, standing seam metal (for roofing),
and other types of metal are permitted.
(c)
Materials. Materials should be applied in a logical manner.
Heavier-appearance materials, such as stone, should be placed below
lighter-appearance materials, such as wood shingles. Cladding and
facing materials should be applied in a manner that looks integral
to the building design and structure; surface materials should be
wrapped around corners of a building to a logical break in plane,
so as to avoid a pasted-on appearance.
(d)
Lighting. Facade-mounted lighting, in the form of goosenecks
or sconces, is encouraged at pedestrian entries and garage doors.
Building lighting shall use full-cutoff, dark-sky-compliant type fixtures.
No lot or parcel of land shall be used for the
purpose of access to, or a drive-through driveway for or parking for
the benefit of any adjoining lot, either within or without the Borough
of Woodcliff Lake.
The following conditional uses shall be subject
to site plan approval by the Planning Board:
A.
Houses of worship and related religious uses, subject
to the following standards:
(1)
Minimum lot size: three acres.
(2)
Lot width: 400 feet.
(3)
Front yard setback: 50 feet each.
(4)
Side yard setback: 50 feet each; 100 feet both.
(5)
Rear yard: 50 feet.
(6)
Height: 2 1/2 stories or 30 feet.
(7)
Maximum building coverage: 15%.
(8)
Maximum impervious surface coverage: 30%.
(9)
Parking: one space for each three seats, plus one
space for each staff member.
B.
Community residences; permit.
[Amended 10-7-1996 by Ord. No. 96-7]
(1)
Community residence for the developmentally disabled
or for persons with head injuries or community shelters for victims
of domestic violence shall require a conditional use permit from the
Planning Board where such housing shall provide for more than six
persons, excluding residential staff. The Planning Board shall permit
such use subject to the following standards:
(a)
Parking: one space for each one resident plus
one space for each staff member.
(b)
No signs shall be permitted on the residence
designating or showing it to be a residence for the developmentally
disabled, persons with head injuries or for victims of domestic violence.
(c)
The character of a single-family residence dwelling
shall be maintained and conforming with other residences in that area.
(d)
The driveway shall be in conformity with other
driveways permitted in the area.
(e)
The Planning Board may apply other standards
and specifications related to these shown above or as shall be reasonably
related to the health, safety and welfare of the residents of said
district.
(f)
Throughout all residential districts of the
municipalities, not more than 15 residents, excluding resident staff
members, shall be permitted in each such dwelling unit.
(2)
No permit shall be issued if:
(a)
The proposed residence is located within 1,500
feet of an existing such residence or shelter.
(b)
The total number of residents in such existing
community residences and community shelter exceeds 50 persons or 1/2
of 1% of the total population of the municipality, whichever is greater.
(c)
The proposed residence or shelter would be nonconforming
in the district where proposed.
(d)
The proposed residence or shelter does not comply
with other applicable provisions under this chapter.
C.
Incidental home profession or occupation. Incidental
home profession or occupation shall be permitted in R-30, R-22.5 or
R-15 Zones, subject to the following standards:
(1)
No individual not a resident of the premises shall
conduct the business or profession therein.
(2)
Only one person who is not a resident of the premises
is permitted to be employed by the home profession or occupation.
[Amended 12-2-2002 by Ord. No. 02-15]
(3)
No more than 25% of the total floor area of the residence
shall be occupied by the business or profession.
(4)
No display, no stock and trade nor commodities shall
be sold upon the premises.
(5)
No mechanical equipment not customary in the home
shall be used.
(6)
No sign other than a nameplate sign shall be displayed
and no larger than one foot by two feet.
A.
R-30 Residential One-Family District.
(1)
Each lot shall have a minimum area of 30,000 square
feet.
(2)
Each lot shall have a minimum frontage at the street
line of 150 feet.
(3)
Each lot shall have a minimum depth of 150 feet.
(4)
Each lot shall have a maximum building coverage of
15% and maximum total surface coverage of 30%.
(5)
No building exceeding 2 1/2 stories shall be
erected on any lot, and in no event shall the height of any building
exceed 35 feet, and in no event shall the vertical distance of any
side of a building from the lowest natural grade adjacent to the perimeter
of the highest point exceed 37 feet from the natural grade.
[Amended 7-1-1996 by Ord. No. 96-3; 6-6-2011 by Ord. No.
11-02]
A.1.
THO Townhome Overlay District.
[Added 7-14-2014 by Ord.
No. 14-04]
(1)
Permitted uses:
(a)
Townhomes: A townhome is defined as a one-family dwelling in
a row of at least three such attached units, side by side, in which
each unit has its own front and rear access to the outside, no unit
is located above another unit, and each unit is separated from any
other units by one or more vertical common fire-resistant walls.
(b)
Accessory uses and structures associated with townhomes, which
shall include, but not be limited to, parking, patios, refuse enclosures,
retaining structures, amenities, active and passive recreation uses
such as swimming pools, clubhouse, fitness facilities and such other
accessory uses customarily found in similar townhouse communities
developed as an integrated project.
(2)
Bulk standards.
(a)
Lot standards within the THO District shall be as follows:
[1]
Minimum lot area: 7.5 acres.
[2]
Minimum lot frontage: 700 feet.
[3]
Minimum setbacks:
[a]
Front yard to existing public streets: a minimum
of 75 feet for 70% and 50 feet for 30% of County Road frontage; 50
feet for Harriet Drive.
[b]
Front yard to internal streets: 25 feet to curbline.
[c]
Side yard to tract residential property lines:
60 feet total of both sides, 20 feet minimum on one side.
[d]
Rear yard to nonresidential zone: 30 feet.
[4]
Maximum density: 5.34 units per acre.
[5]
Maximum building coverage: 23.5%, excluding decks.
[6]
Maximum improvement coverage: 50%.
[7]
Maximum number of units in a row: four.
[9]
Maximum building height: 35 feet and 2.5 stories.
[10]
Minimum floor area: 1,400 square feet.
(b)
Parking requirements shall be determined in accordance with
the New Jersey Residential Site Improvement Standards, but shall require
a minimum of a two-car garage for each unit.
(3)
Landscaping standards.
(a)
A thirty-foot-wide landscaped buffer shall be provided along
all adjacent residential zones.
(b)
The buffer shall be composed of 50% evergreens. Said buffer
shall include a mixture of shade trees, evergreens, ornamental trees
and understory shrubs planted in a staggered fashion. At the time
of installation, shade trees shall be a minimum three-inch caliper,
evergreens shall be a minimum of eight feet in height, ornamental
trees shall be a minimum of 10 feet in height, and understory shrubs
shall be a minimum of 36 inches in height.
(c)
Shade trees that exist within the buffer should be preserved
and enhanced with evergreens and understory shrubs as noted above.
(4)
Design standards.
(a)
Full basements shall be permitted.
(b)
Each townhome shall have a maximum of three bedrooms.
(c)
Townhomes shall have a minimum roof plane pitch of 6/12; no
flat roofs shall be permitted on any principal structure.
(d)
The front and rear facade of all buildings shall include building
wall offsets (projections or recesses) to provide architectural interest
and vary the massing of a building and relieve the negative visual
effect of a single, long wall. Building wall offsets shall be provided
along any facade measuring greater than 50 feet in width. The maximum
spacing between such offsets shall be 35 feet. The minimum projection
or depth of any individual vertical offset shall not be less than
two feet.
(e)
All buildings within the THO District shall be of the same architectural
design and treatment, including building materials.
(f)
Trash receptacles shall not be visible from County Road or Harriet
Drive. Receptacles shall be enclosed with a solid masonry enclosure.
Such facilities shall be designed so that they fit within an overall
project design.
(g)
The site plan for townhouse use shall include the use of Pickwick
Lane, which shall be vacated in the manner provided by law subsequent
to final site plan approval but prior to the issuance of any construction
permits. There shall be no restriction, other than compliance with
the provisions of this subsection, in the use of the land comprising
Pickwick Lane in any proposed site plan.
(h)
The proposed site plan for townhouse use shall have an integrated
roadway system incorporating every proposed building within the THO
District, including emergency access, visitor/guest parking and deliveries
appropriate for the proposed use.
(5)
Pedestrian accessibility.
(a)
A sidewalk shall be installed along the length of County Road
to connect to the sidewalk that terminates at the northeast corner
of County Road and Harriet Drive.
(b)
All sidewalks shall be a minimum of four feet wide and shall
be concrete and smoothly surfaced and leveled to provide for the free
movement of pedestrians.
(c)
All sidewalks must be designed to provide access for the physically
disabled. Access ramps shall be conveniently placed and sloped to
provide easy connection to streets and sidewalks, in conformance with
the Americans with Disabilities Act.
B.
R-22.5 Residential One-Family District.
(1)
Each lot shall have a minimum area of 22,500 square
feet.
(2)
Each lot shall have a minimum frontage at the street
line of 150 feet.
(3)
Each lot shall have a minimum depth of 125 feet.
(4)
Each lot shall have a maximum building coverage of
15% and maximum total surface coverage of 30%.
(5)
No building exceeding 2 1/2 stories shall be
erected on any lot, and in no event shall the height of any building
exceed 33 feet, and in no event shall the vertical distance of any
side of a building from the lowest natural grade adjacent to the perimeter
of the highest point of the building exceed 35 feet from the natural
grade.
[Amended 7-1-1996 by Ord. No. 96-3; 6-6-2011 by Ord. No.
11-02]
C.
R-15 Residential One-Family District.
(1)
Each lot shall have a minimum area of 15,000 square
feet.
(2)
Each lot shall have a minimum frontage at the street
line of 100 feet.
(3)
Each lot shall have a minimum depth of 100 feet.
(4)
Each lot shall have a maximum building coverage of
15% and maximum total surface coverage of 40%.
(5)
No building exceeding 2 1/2 stories shall be
erected on any lot, and in no event shall the height of any building
exceed 30 feet, and in no event shall the vertical distance of any
side of a building from the lowest natural grade adjacent to the perimeter
of the highest point of the building exceed 35 feet from the natural
grade.
[Amended 7-1-1996 by Ord. No. 96-3; 6-6-2011 by Ord. No.
11-02]
D.
R-8.15 Residential One-Family District.
[Added 7-6-1993 by Ord. No. 93-7]
(1)
Each lot shall have a minimum area of 8,150 square
feet.
(2)
Each lot shall have a minimum frontage at the required
setback line of 75 feet and at the street line of 50 feet.
(3)
Each lot shall have a minimum depth of 95 feet.
(4)
Each lot shall have a maximum building coverage of
35% and a maximum impervious coverage of 50%. Wooden raised decks
shall not count toward impervious coverage.
(5)
The maximum floor area ratio (FAR) for each lot shall
be 0.5, exclusive of all garage space. "FAR" shall be defined as the
total habitable area divided by the lot area. Notwithstanding the
FAR above, the maximum habitable floor area of any lot shall not exceed
4,500 square feet.
(6)
No dwelling exceeding 2 1/2 stories or 30 feet
in height as measured from the lowest point of the frame/sill to the
highest point of the roof, but in any event not to exceed 35 feet
from the grade adjacent to the base to the highest point of the roof,
shall be erected on any lot.
(7)
Each lot shall have the following minimum yards:
(a)
Front (measured from right-of-way line): 25
feet.
(b)
Side: a minimum total of 20 feet; provided,
however, that each side yard shall be a minimum of 10 feet and the
minimum distance between principal structures on adjacent lots shall
be 20 feet.
(c)
Rear: 25 feet or 25% of the lot depth, whichever
is greater for principal structures, and 15 feet for decks.
(8)
Supplemental regulations for R-8.15 Residential One-Family
District.
(a)
Notwithstanding § 292-26B, parking shall not be permitted within five feet from the street right-of-way line.
(b)
Notwithstanding § 292-26C(2), an off-street parking stall shall measure at least nine feet in width and 18 feet in length.
(c)
Notwithstanding § 292-26C(4)(b), no driveway on a corner lot shall be located closer than 30 feet to the closest curbline of the intersecting street. Only one driveway shall be permitted per lot.
(d)
Notwithstanding § 380-11B(2), no detached garage shall exceed 600 square feet.
(e)
Two garaged, off-street parking spaces shall
be required for each residential unit.
E.
R-1511 Residential One-Family District.
[Added 7-6-1995 by Ord. No. 93-7]
(1)
Each lot shall have a minimum area of 15,000 square
feet.
(2)
Each lot shall have a minimum frontage line of 45
feet at the right-of-way line.
[Amended 8-2-1993 by Ord. No. 93-8]
(3)
Each lot shall have a minimum depth of 100 feet.
(4)
Each lot shall have a maximum building coverage of
15% and maximum total surface coverage of 40%.
(5)
No building exceeding 2 1/2 stories or 30 feet
in height shall be erected on any lot.
(7)
A fifteen-foot landscaped buffer shall be provided
on each perimeter which abuts a lot in a zone other than the R-1511
Residential One-Family Zone and shall be in the form of a dedication
contained on any subdivision plat. A landscaping plan for each required
buffer shall be submitted and approved as part of any site plan approval.
Recreational uses and driveways subject to the requirements of this
chapter shall be permitted in such buffer, provided that such permitted
recreational use and driveway shall not alter or require changes to
the approved landscaping plan without site plan approval thereon.
[Amended 8-2-1993 by Ord. No. 93-8]
F.
AH-1 Affordable Housing 1 District.
[Added 12-6-1993 by Ord. No. 93-12;
amended 2-22-1994 by Ord. No. 94-1]
(1)
Each lot shall have a minimum area of 3,000 square
feet.
(2)
Each lot shall have a minimum frontage of 27 feet,
measured at the street line.
(3)
Each lot shall have a minimum depth of 79 feet.
(4)
Each lot shall have a maximum building coverage of
24% and a maximum impervious coverage of 39%. Wooden raised decks
shall not count towards impervious coverage.
(5)
No dwelling exceeding 2 1/2 stories or 30 feet
in height as measured from the grade adjacent to the base to the highest
point of the roof shall be erected on any lot.
(6)
Each lot shall have the following minimum yards: front,
20 feet; side, one side eight feet, one side zero feet, both sides
a minimum total of eight feet, provided that the minimum distance
between structures on adjacent lots shall be 16 feet; and rear, 25
feet or 25% of the lot depth, whichever is greater, and, provided
further, that a minimum of 25 feet setback shall be provided on each
perimeter which abuts a lot in an EAO Zone or in an R-8.15 Zone and
a minimum of a thirty-foot setback shall be provided on each perimeter
which abuts a lot in an R-30 Zone.
(7)
A ten-foot landscaped buffer shall be provided on
each perimeter which abuts a lot in a residential zone other than
the AH-1 District and shall be in the form of a dedication contained
on any subdivision plat. A landscaping plan for each required buffer
shall be submitted and approved as part of any site plan approval.
(8)
Notwithstanding § 292-31B, right-of-ways shall be not less than 30 feet in width, and the roadways shall be improved at not less than 25 feet in width, provided that any improved roadway leading from a fifty-foot right-of-way to a thirty-foot right-of-way shall be improved at not less than 30 feet in width and provided that at each junction of improved roadways, there shall be improved a turning area with a forty-foot radius and there shall be provided a right-of-way surrounding the center point of such radius of 42.5 feet.
(9)
Each lot shall have two off-street parking stalls,
one of which shall be located in a garage.
(10)
Notwithstanding § 292-26C(2), off-street parking stalls shall measure at least nine feet in width and 18 feet in length.
(11)
Notwithstanding § 292-26C(4)(b), no driveway on a corner lot shall be located closer than 10 feet to the closest curbline of the intersecting street. Only one driveway shall be permitted per lot.
(12)
Notwithstanding § 292-26B, on-street parking shall be permitted within 18 feet from the right-of-way.
(13)
Any parking stall situated parallel to a right-of-way
shall measure not less than 9 feet by 22 feet, and any parking stall
situated perpendicular to a right-of-way shall measure not less than
9 feet by 20 feet.
(14)
Roadways terminating in dead ends shall be permitted,
provided that there is an adequate backup area for driveways accessing
onto said dead-end street.
(15)
Twenty-two units shall be developed in the AH-1
District. The bedroom mix of low- and moderate-income units shall
be as follows:
|
Type of Unit
| ||
|---|---|---|
|
Number of Bedrooms Per Unit
|
Low Income
|
Moderate Income
|
|
2
|
2
|
12
|
|
3
|
0
|
8
|
|
Total
|
2
|
20
|
(16)
All affordable units shall be affirmatively
marketed in accordance with COAH regulations. All affordable units
shall be sold in accordance with COAH regulations.
G.
AH-2 Affordable Housing 2 District.
[Added 11-8-1995 by Ord. No. 95-13]
(1)
Each lot shall have a minimum area of one acre.
(2)
Each lot shall have a minimum frontage of 300 feet,
measured at the street line.
(3)
Each lot shall have a minimum depth of 100 feet.
(4)
Each lot shall have a maximum building coverage of
40% and a maximum impervious coverage of 85%. Eaves and roof overhangs
shall not be included for purposes of computing maximum building or
impervious surface coverage.
(5)
Each lot shall have not more than three principal
structures.
(6)
No structure exceeding 2 1/2 stories or 30 feet
in height as measured from the grade adjacent to the base to the highest
point of the roof shall be erected on any lot.
(7)
Each lot shall have the following minimum yards: front, 20 feet; side, one, a minimum of 4 1/2 feet, both, a minimum total of 9 1/2 feet; rear, five feet. Accessory structures shall be permitted in the rear yard. Parking may be located in any side or rear yard. Notwithstanding § 380-84E, eaves, open porches and roof overhangs may project into any required side yard and may project not more than two feet into any required front yard or setback. Retaining wall structures may be located in any required yard to setback.
(8)
One off-street parking space located in a garage or
in the principal structure shall be provided for each dwelling unit;
one off-street visitor parking space shall be provided for each six
dwelling units; additionally, one handicapped parking space shall
be provided for each nine dwelling units.
(9)
Notwithstanding Chapter 292, Site Plan Review, off-street parking stalls, except for handicapped spaces which shall comply with all regulations pertaining thereto, shall measure at least nine feet in width and 18 feet in length.
(10)
Notwithstanding Chapter 292, Site Plan Review, the minimum aisle (interior driveway) width shall be 18 feet.
(11)
Notwithstanding Chapter 292, Site Plan Review, the minimum width of a driveway connection to a public street at a ninety-degree angle shall be 21 feet.
(12)
Eighteen dwelling units shall be located in
the AH-2 District. All dwelling units shall be low-income dwelling
units and shall consist of one-bedroom units. Two-thirds of the total
dwelling units located in the AH-2 District shall be restricted to
senior citizen occupancy only. The term "senior citizen," for purposes
of this section, shall be defined as someone who is age 55 years or
over at the time of occupancy of such a restricted dwelling pursuant
to a written lease therefor or such other age as shall be required
by any statute or regulation that may be applicable to such dwelling
unit by reason of any governmental grant or loan in connection with
the development of a lot in the AH-2 District.
(13)
All units shall be affirmatively marketed in
accordance with COAH regulations. All rental units shall be rented
in accordance with COAH regulations.
