The intent of this article is to permit the
development of age-restricted multiunit housing in a portion of the
B-3 District and to integrate this development with a similar age-restricted
development on abutting property in the Borough of Montvale. The portion
of the B-3 District for which the overlay district applies is designated
on the Tax Maps as Lots 1, 2 and 3 in Block 202.
Within the Age-Restricted Housing Overlay District
(ARHO), 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:
A. Any principal or accessory use permitted in the B-3
Business District.
B. Age-restricted multiunit housing units, as defined
in this chapter, are principal permitted uses.
C. Accessory uses and structures associated with age-restricted
multiunit housing, which shall include but not be limited to parking,
patios, swimming pools, recreational uses and buildings, refuse enclosures,
directional and identification signs and utility and retaining structures.
D. Temporary structures, such as trailers and buildings
associated with the initial construction of improvements on the site
and the marketing of units, are permitted, subject to Planning Board
approval, provided that such items shall be removed no later than
60 days from the completion of construction.
The dimensional requirements applicable to the
B-3 District shall apply to all nonresidential (B-3 District) uses
permitted in the ARHO District. Age-restricted housing shall comply
with the following dimensional requirements:
A. Each lot shall have a minimum size of three acres,
a minimum frontage of 700 feet on a county road, and shall be contiguous
to at least five acres of land used for age-restricted housing, which
land may be in an abutting municipality.
B. The maximum residential density shall be 12 dwelling
units per acre and the maximum number of dwelling units in the ARHO
District shall be 36.
C. The maximum building coverage shall be 25% of lot
area, and no building shall include more than 12 dwelling units.
D. The maximum surface coverage shall be 35% 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.
E. The maximum building height shall be 48 feet and three
stories. If parking is provided beneath the building, such parking
shall not constitute a story, provided at least two walls of the parking
level are completely below grade, thereby allowing a maximum of three
residential stories above one parking level, with a maximum forty-eight-foot
building height.
F. The minimum building setback shall be measured from
the foundation wall and shall be a minimum of 70 feet from the front
property line parallel to Chestnut Ridge Road. A minimum building
setback of 50 feet will be maintained from the side and rear property
lines. No setback shall be required from a municipal boundary line
or where a property line coincides with a municipal boundary line.
Notwithstanding any other provision in this chapter to the contrary,
balconies shall be permitted to project into any yard area, provided
said balconies are not greater than eight feet in depth and are no
longer than 25 feet in length. Balconies may contain roofs but shall
not be fully enclosed with exterior walls. Roof eaves or other similar
building projections shall not be considered in measuring building
setback, provided they do not extend more than two feet from the foundation
wall.
G. 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., and must provide for adequate
on-site turning radii for emergency vehicles.
H. The following schedule of area, yard, setback and
bulk requirements shall apply to age-restricted multiunit housing
development in the ARHO District and supplements the Borough’s
existing Limiting Schedule for all zoning districts.
I. There shall be a minimum of two garage parking spaces
per unit provided for residents in the age-restricted multiunit development.
J. There shall be common area parking for guests totaling
at least 50 spaces, although such parking may be situated in the portion
of the development located in the Borough of Montvale.
K. There shall be an active recreation feature included
in the development, although this feature may be located on abutting
land which is part of the development in Montvale.
Age-restricted multiunit development shall also
comply with the following requirements:
A. Emergency access. Notwithstanding the restrictions contained in §
380-12, emergency vehicular access to any age-restricted multiunit housing development may be provided through contiguous properties either in the Borough of Woodcliff Lake or in the Borough of Montvale.
B. Architectural style/facade variation. The architectural
style of buildings shall be consistent with the architectural style
of age-restricted residential buildings on contiguous land in the
Borough of Montvale. All principal buildings shall have appropriate
design elements to enhance the aesthetic and visual appearance of
the development. Building facade variations are required as follows:
one facade variation to occupy a minimum width of 20 feet for every
75 feet of building length. A break may consist of a balcony, decorative
architectural treatment or facade material variation and must be consistently
implemented throughout each story of the building.
C. Signage. One two-sided freestanding identification
sign shall be permitted, having a maximum sign panel area of 30 square
feet (excluding the base of the sign and the monument on which the
sign is located), a maximum height of seven feet and a minimum setback
from any property line of 25 feet. Additionally, directional and informational
signs shall be permitted along internal driveways and near building
entrances, subject to site plan approval.
D. Landscape buffer. A landscaped buffer shall be provided
along the site's entire Chestnut Ridge Road frontage. The buffer shall
be a minimum depth of 35 feet from the site's front property line
along Chestnut Ridge Road and shall be planted and/or bermed with
grass, perennial and annual flowering plants, deciduous and evergreen
trees, shrubs and all other landscape material and treatments as required
by the Planning Board and Shade Tree Committee to adequately and sufficiently
screen the view of the buildings and roofs from the public traveling
on Chestnut Ridge Road. No retaining walls shall be located within
the buffer. Site identifying signage may encroach into the buffer.
E. Mechanical equipment. Any rooftop mechanical equipment
will be concealed within the roof of the building so it is not visible
from Chestnut Ridge Road. Any ground-mounted mechanical equipment
shall be screened appropriately.