[Added 7-7-1992 by Ord. No. 1117]
[Amended 4-20-1999 by Ord. No. 1317;11-20-2018 by Ord. No. 1865]
It is the intent of this Article X to provide zoning regulations that create a realistic opportunity for the construction of housing affordable to very-low, low- and moderate-income households in the context of inclusionary residential developments that are zoned, consistent with an adopted Housing Element and Fair Share Plan, to allow a higher density of multifamily residential development than otherwise permitted in Wyckoff sufficient to subsidize the construction of such very low-, low- and moderate-income housing; to provide reasonable, non-cost-generating bulk standards for such development, consistent with the Residential Site Improvement Standards (N.J.A.C. 5:21); to provide overlay zoning to certain sites and areas of the Township that may someday redevelop so as to ensure that such sites will be redeveloped as inclusionary residential developments that will provide the opportunity for very-low-, low- and moderate-income housing to be constructed in the future; and to require all multifamily residential developments, including apartments, townhouses, condominiums and any other non-single-family detached residential developments, that are approved in the future to be constructed at a certain minimum density, but that are not currently anticipated as part of an adopted Housing Element and Fair Share Plan, to provide a set-aside of very low-, low- and moderate-income housing. All developments constructed pursuant to this article shall also be subject to the requirements of Chapter 77, Affordable Housing, which requirements shall accompany, and, where there is a conflict, supersede the requirements of this Article X. Any other provision of any ordinance of the Township of Wyckoff that is in conflict with this Article X or impose higher standards not directly related to health and safety shall be inapplicable. The definitions set forth in Chapter 77 shall apply to this Article X.
[Amended 4-20-1999 by Ord. No. 1317]
A.
MF/AH Zones: Multifamily/Affordable Housing Zones
(MF/AH1, MF/AH2, MF/AH5 and MF/AH6.)
[Amended 10-17-2000 by Ord. No. 1367; 6-1-2010 by Ord. No. 1613; 6-1-2010 by Ord. No. 1614; 11-20-2018 by Ord. No. 1865]
(3)
Conditional uses shall be as follows: none.
(4)
Bulk requirements for multifamily development.
(a)
The minimum tract size shall be two acres.
(b)
The maximum gross density shall be as follows
for each MF/AH zone:
|
Zone
|
Dwelling Units per Acre
| |
|---|---|---|
|
MF/AH1
|
9.7
| |
|
MF/AH2
|
*
| |
|
MF/AH5
|
8.8
| |
|
MF/AH6
|
10.0
|
|
NOTE:
| |
|---|---|
|
*1. The maximum gross density in the MF/AH2 Zone shall be 11
dwelling units per acre if the affordable units will be for sale and
14 dwelling units per acre if the affordable units will be for rent.
|
(c)
The maximum height shall be 2 1/2 stories and
35 feet, except in the MF/AH2 Zone, where the maximum height shall
be three stories and 45 feet.
(d)
Minimum tract setback. A fifty-foot minimum
setback shall be maintained between buildings and all exterior property
lines other than street rights-of-way. A twenty-five-foot minimum
setback shall be maintained between all parking areas and exterior
property lines.
(e)
Minimum buffer area. A minimum buffer area of
25 feet shall be maintained along all exterior property lines. The
buffer area shall be bermed and landscaped and remain unoccupied except
for entrance roads, utilities, signs, fences and gatehouses.
(f)
(g)
The approving agency may reduce the above distances between buildings (Subsection A(4)(f)[3]) by not more than 1/3 if there is an angle of 20° or more between the buildings and if extensive landscaping or buffers are placed between the buildings. This deviation shall be considered a design standard waiver. Deviations in excess of the amount specified above shall be considered zoning variances.
(h)
Other design criteria.
[1]
Number of dwellings within multifamily structures.
Not more than four dwelling units shall be contained contiguous to
each other on a single plane, and not more than 16 dwelling units
shall be contained within any one building.
[2]
Front facade. The front facade of any structure
containing more than one dwelling unit shall not continue on the same
plane for a distance of more than the width of four adjacent units.
Offsets between front facade planes shall not be less than four feet.
[3]
Underground utilities. All utilities shall be
installed underground within the driveways, roadways or other easement
areas wherever possible.
[4]
Public water and sanitary sewers. All dwelling
units shall be served by public water and sanitary sewer systems.
[5]
Garbage and recycling facilities. Garbage, refuse
and recyclable storage and collection areas suitable for containerized
collection shall be provided in sufficient number and at locations
convenient to all dwelling units. Such collection areas shall be screened
from view and shall be constructed primarily of masonry, brick or
concrete. Garbage and refuse collection shall be maintained by the
body responsible for internal private streets and other common facilities.
[6]
The exterior design of affordable housing units
shall be harmonious in scale, texture and materials with market-priced
units.
(i)
Location of units. Low- and moderate-income
units constructed on site shall be situated on the tract in locations
no less desirable than other dwelling units within the development
and shall be at least equally accessible to common open space and
community facilities.
(j)
Off-street parking requirement. Off-street parking
shall be provided in accordance with the Residential Site Improvement
Standards (RSIS) at N.J.A.C. 5:21 and the following requirements:
(5)
Common open space requirements.
(a)
A minimum of 25% of the land area of any development
shall be designated for conservation, open space, recreation and/or
other common open space. This area may include environmentally restricted
lands.
(b)
All property owners and tenants shall have the
right to use the common open space.
(c)
Common open space may be offered to the Township
and accepted by the governing body or to an open space organization
or trust or to a nonprofit organization charged with the provision
of recreation activities for residents of the development.
(d)
All common open space deeded to an open space
organization, trust or private organization shall be owned and maintained
as provided in N.J.S.A. 40:55D-43.
(6)
Minimum affordable housing requirements for each site.
(a)
The minimum required affordable housing for
each site shall be based on a 20% set-aside for for-sale units and
a 15% set-aside for rental units as follows:
|
Minimum Number of
Required Affordable
Dwelling Units
| ||||
|---|---|---|---|---|
|
Property Name
|
Zone
|
Gross Density (Dwelling Units
per acre)
|
For-Sale Units
|
Rental Units
|
|
Moss Type
|
MF/AH1
|
9.7
|
19
|
13
|
|
Abma
|
MF/AH2
|
*
|
*
|
*
|
|
Hilltop Farm (Barrister)
|
MF/AH5
|
8.8
|
42
|
NA
|
|
Jones (Wykoff Commons)
|
MF/AH6
|
10.0
|
4
|
NA
|
|
NOTE:
|
|
*The provisions of § 186-49A(6)(a) and (b) shall not apply to the MF/AH2 Zone. In the MF/AH2 Zone, the minimum set-aside, if the affordable units will be for sale, shall be 25% of the total number of dwelling units constructed, and the minimum set-aside, if the affordable units will be for rent, shall be 20% of the total number of dwelling units constructed, irrespective of the number of rental affordable units already existing in the Township of Wyckoff. At least half of all affordable units, whether for sale or for rent, shall be affordable to low-income households, and at least 10% of the affordable units shall be affordable to households earning 30% or less of median income.
|
(7)
Bulk requirements for other housing types shall be
as follows:
|
Housing
Type
|
Mini-
mum
Lot
Size
(square
feet)
|
Maxi-
mum
Height
(stories/
feet)
|
Front
|
Min.
Yards
(feet)
Side
(one/
both)
|
Rear
|
Mini-
mum
Front
agea
(feet)
|
Mini-
mum
Com-
mon
Open Space
(per-
cent)
|
Maxi-
mum
Imper-
vious
Cover-
age
(per-
cent)
| |
|---|---|---|---|---|---|---|---|---|---|
|
SF Detd
|
7,500
|
2 1/2/35
|
25
|
5'/15
|
25
|
75
|
60
| ||
|
2Fe
|
10,000
|
2 1/2/35
|
25
|
8'/20
|
25
|
90
|
60
| ||
|
SF Attcc, f
|
2,500
|
2 1/2/35
|
25
|
b/b
|
25
|
25
|
25
|
60
| |
|
NOTES:
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
a Thirty
feet on a cul-de-sac.
| ||||||||
|
b The minimum
distance between and units shall be 20 feet.
| ||||||||
|
c The distance between rows shall be as required for multifamily structures (Subsection A(4)(f)[3]).
| ||||||||
|
d Single-family
detached.
| ||||||||
|
e Two-family.
| ||||||||
|
f Single-family
attached.
|
(8)
Access.
(a)
All sites shall be developed with access as
required by the RSIS. If a secondary means of access is required by
the RSIS and is provided as an emergency access only, it shall be
a minimum of 16 feet wide and be suitably improved to provide access
in all weather conditions. Applicants proposing emergency access over
privately owned land shall include documentation acceptable to the
Planning ,Board Attorney that such access will remain available in
perpetuity, will be adequately marked and protected from encroachment
and shall be promptly cleared of snow.
(b)
The design of all streets shall be as provided
by the RSIS.
B.
SF/AH Zones: Single-Family Affordable Housing Zones
(SF/AH1 and SF/AH2).
(2)
Accessory uses shall be those permitted in the MF/AH
Zones.
(3)
Conditional uses shall be as follows: none.
(4)
Bulk requirements shall be as follows:
|
Housing
Type
|
Mini-
mum
Lot
Size
(square
feet)
|
Maxi-
mum
Height
(stories/
feet)
|
Front
|
Min.
Yards
(feet
Side
(one/
both)
|
Rear
|
Mini-
mum
Front-
age
(feet)
|
Maxi-
mum
Imper-
vious
Cover-
age
(percent)
|
|---|---|---|---|---|---|---|---|
|
Single- family detached
|
11,000
|
2 1/2/35
|
30 10/40
|
30
|
100
|
30
| |
|
Multi- family
|
As required for multifamily housing
in the MF/AH
| ||||||
|
Zones affordable housing
| |||||||
(6)
The location of lower-income units if built on site
shall be the same as the MF/AH Zones.
(7)
Minimum affordable housing requirements and maximum
densities.
(a)
The minimum required affordable housing for
each site shall be based on a twenty-percent set-aside for for-sale
units and a fifteen-percent set-aside for rental units as follows:
[Amended 10-12-1999 by Ord. No. 1332]
|
Property
Name
|
Zone
|
Maxi-
mum
Gross
Density
(Multi-
Family)
|
Base Number
of Single-
Family
Dwellings
Permit-
ted
|
Bonus
Single-
Family
Dwellings
Permit-
ted
|
Mini-
mum
Required
Dwel-
ling
For-Sale
Units
|
Number of
Afford-
able
Units
Rental
Units
|
|---|---|---|---|---|---|---|
|
Windmill Farms
|
SF/AH1
|
6
|
7
|
3
|
8
|
6
|
|
Snyder Farms
|
SF/AH2
|
8
|
10
|
3
|
9
|
7
|
(b)
The provisions of § 186-49A(6)(b)
shall also apply to affordable housing development in the SF/AH Zones.
C.
SD/AH Zones: Special Districts/Affordable Housing
Zones (SD/AH1). The following requirements shall apply to the SD/AH
Districts and are based on and designed to implement concept site
plans prepared by Clark & Caton, dated April 8, 1991, and Armand
P. Avaklan Associates, dated May 9, 1991. Any substantial changes
from above-referenced concept plans may require a revision to these
standards.
[Amended 1-17-2006 by Ord. No. 1519]
(3)
Conditional uses shall be as follows: none.
(4)
Bulk requirements.
(a)
The minimum tract size shall be four acres.
(b)
The maximum gross density and minimum affordable
housing requirements for each site shall be as follows:
|
Property Name
|
Zone
|
Maximum Gross Density
(dwelling units per acre)
|
Maximum Number of Affordable Units Required
|
|---|---|---|---|
|
Turtle Creek
|
SD/AH1
|
6
|
4
|
(c)
The maximum height shall be 2 1/2 stories
and 35 feet, measured to the peak of a flat or gambrel roof and the
average between the peak and eaves of a pitched-roof building.
(d)
The minimum tract setback between principal
buildings and all exterior property lines shall be as follows:
[1]
SD/AH1: 40 feet.
(e)
The minimum tract setback between parking areas
and all exterior property lines shall be as follows:
[1]
SD/AH1: 25 feet.
(f)
The minimum buffer areas, bermed, landscaped
and unoccupied, except for entrance roads, utilities, signs, fences
and gatehouse, shall be as follows:
[1]
SD/AH1: five feet.
(g)
(h)
The approving agency may reduce the above distances between buildings (Subsection C(4)(g)[3]) by not more than 1/3 if there is an angle of 20° or more between the buildings and if extensive landscaping or buffers are placed between the buildings. This deviation shall be considered a design standard waiver. Deviations in excess of the amount specified above shall be considered zoning variances.
(i)
Other design criteria shall be as follows:
[1]
Number of dwellings within multifamily structures.
Not more than four dwelling units shall be contained contiguous to
each other on a single plane and not more than 28 dwelling units shall
be contained within any one building.
[2]
Front facade. The front facade of any structure
containing more than one dwelling unit shall not continue on the same
plane for a distance of more than the width of four adjacent units.
Offsets between front facade planes shall not be less than two feet.
[3]
Underground utilities. All utilities shall be
installed underground within the driveways, roadways or other easement
areas wherever possible.
[4]
Public water and sanitary sewers. All dwelling
units shall be served by public water and sanitary sewer systems.
[5]
Garbage and recycling facilities. Garbage, refuse
and recyclable storage and collection areas suitable for containerized
collection shall be provided in sufficient number and at locations
convenient to all dwelling units. Such collection areas shall be screened
from view and shall be constructed primarily of masonry, brick or
concrete. Garbage and refuse collection shall be consistent with collections
for similar residential development in the Township.
[6]
The exterior design of affordable housing units
shall be harmonious in scale, texture and materials with market-priced
units.
(j)
Location of units. Low- and moderate-income
units constructed on site shall be situated on the tract in locations
no less desirable than other dwelling units within the development
and shall be at least equally accessible to common open space and
community facilities.
(k)
Off-street parking requirement. Off-street parking
shall be provided in accordance with the Residential Site Improvement
Standards (RSIS) at N.J.A.C. 5:21 and the following requirements:
[Amended 11-20-2018 by Ord. No. 1865]
(5)
Common open space requirements.
(a)
A minimum of 25% of the land area of any development
shall be designated for conservation, open space, recreation and/or
other common open space. This area may include environmentally restricted
lands.
(b)
All property owners and tenants shall have the
right to use the common open space.
(c)
Common open space may be offered to the Township
and accepted by the governing body or to an open space organization
or trust or to a nonprofit organization charged with provision of
recreation activities for residents of the development.
(d)
All common open space deeded to an open space
organization, trust or private organization shall be owned and maintained
as provided in N.J.S.A. 40:55D-43.
(6)
Access. All sites shall be developed with access as
required by the RSIS. If a secondary means of access is required by
the RSIS and is provided as an emergency access only, it shall be
a minimum of 16 feet wide and be suitably improved to provide access
in all weather conditions. Applicants proposing emergency access over
privately owned land shall include documentation acceptable to the
Planning Board Attorney that such access will remain available in
perpetuity, will be adequately marked and protected from encroachment
and shall be promptly cleared of snow.
(7)
Signs.
(a)
One sign not exceeding 12 square feet of surface
display area shall be permitted for a multifamily development in the
SD/AH Zone, either attached to a wall or, if a ground sign, at least
20 feet from the curb. Such sign may be directly illuminated, provided
that the lighting is screened from or directed away from adjacent
residences. Sign support structures shall not be considered part of
the surface display area.
(b)
Directory, security, parking and directional
signs shall be permitted in accordance with an approved site plan.
D.
MF/AH7. The following requirements shall apply to the MF/AH7 district
and are based on and designed to implement the August 3, 2018 settlement
agreement between the Township of Wyckoff and Canterbury Development
Corp. as incorporated into the Third Round Housing Element and Fair
Share Plan adopted by the Township pursuant to the August 3, 2018,
settlement agreement.
[Added 8-20-2019 by Ord.
No. 1885]
(1)
All development in the MF/AH7 district shall be in accordance with
the settlement agreement dated August 3, 2018, and executed on August
7, 2018, between the Township of Wyckoff and Canterbury Development
Corp., including but not limited to the Concept Plans and conceptual
architectural drawings marked as Exhibits 1 through 6 and incorporated
into such agreement (hereinafter the "settlement agreement"). Such
settlement agreement is incorporated herein by reference. In the event
of any conflict between the following ordinance and the settlement
agreement, it is the settlement agreement that shall control.
(3)
Accessory uses shall be as follows:
(5)
The minimum tract size shall be four acres.
(6)
Maximum units and buildings.
(a)
Not more than 61 units.
[1]
One unit shall be occupied by a resident superintendent. If
such unit is not used as a superintendent's unit it must be converted
to a 10th affordable unit and shall be restricted to moderate-income
households.
(b)
Residential units shall be constructed in three buildings consistent
with the concept plan referenced above. The middle building shall
be no more than four stories, plus lofts, over parking and the two
buildings on either side shall be no more than three stories, plus
lofts, over parking, as further regulated in the settlement agreement.
(7)
Affordable housing.
(a)
Fifteen percent, or not less than nine units, shall be reserved
for affordable housing. If a unit is not used for the superintendent's
residence, then 10 units shall be reserved for affordable housing.
(b)
Affordable housing units shall comply with the Township's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1), which shall control in the case of any
conflicts with this ordinance, provided that a minimum of 13% of the
total low- and moderate-income units shall be affordable to very-low-income
households (i.e., 30% or less of median income).
(c)
The bedroom distribution of the nine affordable units shall
include two three-bedroom units, one one-bedroom unit, and six two-bedroom
units. The income distribution of the nine affordable units shall
include two very-low-income units, three low-income units and four
moderate-income units. One of the very-low-income units shall be a
three-bedroom unit and one shall be a two-bedroom unit. At least 50%
of each bedroom distribution shall be allocated to low- and very-low-income
units. The affordable units shall be reasonably and aesthetically
integrated with the market units throughout the development.
(d)
The affordable units shall be managed by a single entity in
accordance with an Affordable Housing Management Plan, which shall
be approved by the Township of Wyckoff Affordable Housing Committee
or other Township-designated administrative agent.
(e)
The property owner shall contract with the Township's Affordable
Housing Administrator for the administration and marketing of the
Affordable Housing in accordance with the affirmative marketing plan,
which directs the affirmative marketing, affordability controls and
tenant household and income qualifications for such units.
(f)
The exterior design of affordable housing units shall be harmonious
in scale, texture and materials with market-priced units.
(8)
Bulk requirements.
(a)
The minimum tract setback between principal buildings and all
exterior property lines: 40 feet.
(b)
Maximum building height:
[1]
Four stories, plus lofts over parking for center building; three
stories, plus lofts over parking for outside buildings, as further
regulated in the settlement agreement.
[2]
The maximum height as measured from the rear elevation (north
facing) of the building(s) shall be no greater than 65 feet and 58
feet eight inches for the center and outside (east and west) buildings
respectively. The front elevations (south-facing) of the buildings
shall be no greater than 55 feet and 48 feet eight inches for the
center and outside (east and west) buildings respectively. However,
the westerly building may have a height of 50 feet if made necessary
as a result of lowering the grade of the emergency access road surrounding
the building. In addition, the eastern building shall measure at no
more than 52 feet eight inches at the southeast corner of the building
due to the change in elevation at the site. Notwithstanding the above,
pursuant to the agreement, the topographical height of the two outside
buildings shall be no more than 350 feet eight inches and the topographical
height of the center building shall be no more than 357 feet as measured
to the peaks of the roofs. This will ensure that the roof heights
are no more than 12 feet higher for the center building and no more
than five feet eight inches higher than the outside buildings than
the Canterbury topographical elevation measured at a point as depicted
on Exhibit 6 of the agreement.
(c)
Maximum building coverage, including accessory buildings: 35%.
(d)
Maximum total impervious cover: 60%.
(e)
Minimum Distance between buildings: 25 feet.
(f)
Buildings may be connected by a walkway, as shown in the Concept
Plan, but not withstanding they will be considered separate buildings.
(g)
The minimum buffer areas, bermed, landscaped and unoccupied,
except for entrance roads, utilities, signs, fences, fire access lanes,
retaining walls, site driveways, security gates, and gatehouse:
[1]
As shown in the Concept Plan in the settlement agreement, or
10 feet, whichever is greater.
[2]
Buffering in the form of evergreen trees and deciduous trees
shall be provided along the southern property line in front of the
development area which screens the development from the residences
on Canterbury.
[3]
Buffering shall be provided in the form of evergreen trees and
deciduous trees along the western edge of the development area so
as to screen the buildings from the public open space area to the
west.
[4]
Buffering in the form of evergreen trees and plantings shall
be provided on the northern side of the tract and at other locations
that will screen the development from residents on the opposite side
of the railroad tracts as well as residents utilizing the path to
the open space.
[5]
Buffering in the form of evergreen trees and plantings shall
be provided to screen the development from the properties to the east
on Maple Drive and Cedar Hill.
[6]
If requested by the Planning Board during the site plan review
process, Canterbury will provide plantings and screening on the adjoining
residents' properties if agreed by such individual residents to reasonably
achieve this purpose.
[7]
Trees shall not be less than six feet in height at the time
of planting.
[8]
All buffer area plantings shall remain unless replacement in
kind is proposed or the removal is approved by the municipal engineer/Shade
Tree Commission.
[9]
The required buffering and screening is intended to reduce the
visual appearance of the development and to screen the same to the
greatest extent reasonably possible, recognizing that it may not be
possible to totally obscure views of the development from all angles.
[10]
Given the uniqueness of the site, these requirements supersede § 168-20F(2) of the Township of Wyckoff Code.
(9)
Other design criteria shall be as follows:
(a)
Maximum height of retaining walls, or tiered walls, shall be
six feet per wall.
(b)
The Township's steep slope regulations shall not be applicable
to the development of Lot 10.02A, consistent with the settlement agreement.
(c)
HVAC units are not permitted on building roofs. They shall be
located on the ground and on the north side of the buildings.
(d)
Building mounted spotlights shall be prohibited other than those
required for security purposes.
(e)
Architectural design shall be as shown in the architectural
drawings in the settlement agreement and shall follow a Colonial-Williamsburg-style
design, including trim and finishes on all four sides of all buildings.
(11)
No direct access to the development and/or lot shall be permitted
from Canterbury Lane.
(12)
The design of the buildings shall appear aesthetically similar
to that shown on Exhibit 2 attached to the agreement and include trim
and finishes of same quality materials on all four sides of the buildings.
Brick, stone and/or other complimentary materials shall be used if
requested by the Planning Board and reasonably agreed upon by the
Planning Board, Design Review Committee and the developer.
(13)
Accessory structures and buildings.
E.
AHO-3 Zone: Affordable Housing Overlay 3 Zone.
[Added 10-15-2019 by Ord.
No. 1890]
(1)
Principal permitted uses shall be as follows:
(a)
Multifamily units with a 20% set-aside for affordable housing.
(4)
Affordable housing.
(a)
Twenty percent of the total units on the site shall be reserved
for affordable housing.
(b)
Affordable housing units shall comply with the Township's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1), which shall control in the case of any
conflicts with this subsection, provided that a minimum of 13% of
the total low- and moderate-income units shall be affordable to very-low-income
households (i.e., 30% or less of median income).
(c)
The affordable units shall be managed by a single entity in
accordance with an Affordable Housing Management Plan, which shall
be approved by the Township of Wyckoff, Affordable Housing Committee
or other Township-designated administrative agent.
(d)
The exterior design of affordable housing units shall be harmonious
in scale, texture and materials with market-priced units.
(5)
(6)
Building design.
(a)
Structured parking shall not exceed one story (parking level)
and shall be screened by structural elements that are compatible with
the materials and design of the front and side building facades.
(b)
Building side and rear elevations shall be designed with the
same material as the front of the building.
(c)
Multiple principal buildings shall be permitted on a lot.
(d)
Maximum building length: 200 feet.
(e)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(f)
Any facade of a residential building shall not continue on the
same plane for a linear distance of more than 75 feet. Minimum two-foot
offsets shall be required at breaks in the facade planes.
(g)
Building facades shall be predominantly finished in brick and/or
fiber cement. "Fiber cement" shall refer to a combination of cellulose
fibers and cementitious materials that, manufactured in long, horizontal
strips, has the appearance of wood siding. Stone veneer, stucco, cast
stone and metal shall be used only for minor accentuation of other
elements of the facade. Exterior insulation and finishing system shall
not be used on any portion of the building facade.
(h)
Building materials and architectural details shall be consistent
on all sides of each building.
(i)
Building entrances should be articulated to make it easily identifiable
by visitors and to provide architectural interest. Examples of special
features of entrances include, but are not limited to, awnings and
architectural treatments.
(j)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(k)
Pedestrian-friendly building design and site furnishings (outdoor
tables, benches, bicycle racks, etc.) are required along Wyckoff Avenue.
(m)
Roof design.
[1]
Any third story shall be created within the roof space over
the second floor to reduce the appearance of height. Flat roofs are
prohibited. Gambrel, gable and hipped roofs are permitted. Dormers
may be utilized where appropriate for the architectural style.
[2]
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
[3]
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
[4]
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened with solid materials using
parapets, pitched roof forms, or penthouses. Screening shall be constructed
of the same or complementary material as the building.
(7)
Plantings and buffers.
(a)
A buffer strip of 20 feet or greater shall be provided where
the multifamily use abuts a single-family residential use.
(b)
A planted berm of five feet tall or greater shall be provided
where the multifamily use abuts a single-family residential use. This
berm shall be used for all or a portion of the required buffer plantings
in order to increase the plant height and screening ability of the
buffer. The requirement for a berm may be waived where the applicable
Land Use Board finds the existing and proposed plant material provides
an effective screen.
(c)
Exterior utility boxes, mechanical and electrical equipment,
and HVAC equipment shall be screened from view by architectural elements
and/or landscape plantings.
(d)
Buffers shall be maintained in perpetuity. If such buffers fail
to provide adequate screening, the buffers shall be reestablished
by the property owner using the same or similar plantings at the property
owner's expense.
(8)
Miscellaneous requirements.
(b)
Usable open space not less than 10% of the tract shall be provided.
Said open space shall be used as outdoor passive open space for use
by on-site residents and/or customers of the nonresidential uses (such
as but not limited to parklike areas, outdoor seating, walking trails)
and open space such as but not limited to a playground or outdoor
game area. Buffer areas and other required landscape areas shall not
contribute to the open space requirement.
(c)
Sidewalks shall be provided along West Main Street and sidewalks
not less than four feet in width shall be provided along all building
facades that provide a building entrance.
(d)
Pedestrian walkways and bicycle paths to adjacent public areas
and/or residential streets shall be required where possible and beneficial
for safe nonvehicular traffic. Maintenance of such walkways and/or
paths shall be the responsibility of the property owner or homeowners'
association.
(e)
All utilities shall be installed underground wherever possible.
F.
AHO-2 Zone: Affordable Housing Overlay 2 Zone.
[Added 10-15-2019 by Ord.
No. 1891]
(1)
Principal permitted uses shall be as follows:
(a)
Mixed-use development, consisting of multifamily and/or townhouse
units with a twenty-percent set-aside for affordable housing and ground
floor retail use for buildings facing Goffle Road and Coe Avenue.
[1]
Permitted nonresidential uses on the first floor are limited
to those uses permitted in the B-1 District.
(4)
Affordable housing.
(a)
Twenty percent of the total units on the site shall be reserved
for affordable housing.
(b)
Affordable housing units shall comply with the Township's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1), which shall control in the case of any
conflicts with this subsection, provided that a minimum of 13% of
the total low- and moderate-income units shall be affordable to very-low-income
households (i.e., 30% or less of median income).
(c)
The affordable units shall be managed by a single entity in
accordance with an Affordable Housing Management Plan, which shall
be approved by the Township of Wyckoff, Affordable Housing Committee
or other Township-designated administrative agent.
(d)
The exterior design of affordable housing units shall be harmonious
in scale, texture and materials with market-priced units.
(5)
Bulk requirements.
(a)
Minimum lot size: lot sizes existing as of the date of this
subsection. No further subdivision shall be permitted in the exercise
of this overlay zone.
(b)
Maximum gross density: 16 dwelling units per acre.
(c)
Minimum lot width and frontage: 150 feet.
(d)
Minimum lot depth: 150 feet.
(g)
Maximum building height.
[1]
Building heights shall be varied such that 2.5 stories/35 feet
shall be the maximum building height where adjacent to Goffle Road,
a residential use or zone outside of the AHO-2 (including across the
street). Building heights in all other areas of the district shall
be limited to three stories/45 feet.
[2]
No building within 50 feet of a residential use or zone outside
of the AHO-2 shall exceed 2.5 stories/35 feet.
(6)
Building design.
(a)
Buildings located along Goffle Road shall be oriented toward
Goffle Road with all or a significant portion located parallel to
the street. This shall not apply to any building located behind another
building. Orientation shall include the provision of one or more primary
building entrances.
(b)
First-floor residential units shall not face Goffle Road.
(c)
The portion of the building facing Goffle Road and Coe Avenue
shall consist of permitted nonresidential uses on the first floor.
All other buildings and portions of buildings shall consist of residential
uses on all floors.
(d)
All townhouse dwellings shall provide at least one off-street
parking space within an enclosed garage located in the rear yard with
access from a lane/alley. Front-loaded garages are prohibited.
(e)
Townhouse dwelling lots shall have their rear lot lines coinciding
with an alley 24 feet wide containing a vehicular pavement width of
at least 10 feet one way and 16 feet two way.
(f)
Multiple principal buildings shall be permitted on a lot.
(g)
Maximum building length: 200 feet.
(h)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(i)
Any facade of a residential building shall not continue on the
same plane for a linear distance of more than 75 feet. Minimum two-foot
offsets shall be required at breaks in the facade planes.
(j)
First-floor facades containing nonresidential uses which are
visible from a public street shall be expressed as building modules
that do not exceed 40 feet in width so as to eliminate blank walls,
create more interesting architecture, and facilitate small-scale commercial
opportunities. Architectural elements, including but not limited to
piers, columns, insets, projections or other vertical elements, may
be used to visually break up the plane of the first-floor facade.
(k)
Where facing Goffle Road, nonresidential uses shall have a minimum
of 60% of the ground floor facade between three and 10 feet above
grade, and 30% of upper-floor facades shall be transparent and shall
provide visual access to the street. Blanked-out windows, windows
which display only signage, or look into unused or "dead" space do
not meet this requirement.
(l)
First-floor windows facing a public street shall be clear; tinted
windows in this location are prohibited.
(m)
Building facades shall be predominantly finished in brick and/or
fiber cement. "Fiber cement" shall refer to a combination of cellulose
fibers and cementitious materials that, manufactured in long, horizontal
strips, has the appearance of wood siding. Stone veneer, stucco, cast
stone and metal shall be used only for minor accentuation of other
elements of the facade. Exterior insulation and finishing system shall
not be used on any portion of the building facade or column.
(n)
Building materials and architectural details shall be consistent
on all sides of each building.
(o)
The maximum size of any individual commercial business is limited
to 12,000 square feet. The total commercial space within this zone
shall be limited to no more than 25,000 square feet.
(p)
Building entrances should be articulated to make it easily identifiable
by visitors and to provide architectural interest. Examples of special
features of entrances include, but are not limited to, awnings and
architectural treatments.
(q)
Awnings are encouraged. Where provided, awnings shall be uniform
in color and material.
(r)
When separate nonresidential tenants are housed in the ground
floor of any building, separate entrances onto the sidewalk for each
space should be provided, except when two stores share a vestibule.
(s)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(t)
Pedestrian-friendly building design and site furnishings (outdoor
tables, benches, bicycle racks, etc.) are required along Goffle Road.
(v)
Roof design.
[1]
Flat roofs are prohibited. Gambrel, gable and hipped roofs are
permitted. Dormers may be utilized where appropriate for the architectural
style.
[2]
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
[3]
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
[4]
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened with solid materials using
parapets, pitched roof forms, or penthouses. Screening shall be constructed
of the same or complementary material as the building.
(7)
Plantings and buffers.
(a)
A buffer strip shall be provided along all property lines shared
with a residential use or district outside of the AHO-2. Where deemed
appropriate by the Land Use Board, existing plantings may be retained
and the buffer area supplemented with new plantings in order to satisfy
this requirement.
(b)
Exterior utility boxes, mechanical and electrical equipment,
and HVAC equipment shall be screened from view by architectural elements
and/or landscape plantings.
(c)
Buffers shall be maintained in perpetuity. If such buffers fail
to provide adequate screening, the buffers shall be reestablished
by the property owner using the same or similar plantings at the property
owner's expense.
(8)
Miscellaneous requirements.
(a)
Access is prohibited to all public streets, with the exception
of Goffle Road and Coe Avenue within Wyckoff and Hopper Lane within
the Borough of Hawthorne.
(b)
Sidewalks shall be provided along both sides of all public and/or
private roads and interior access drives except sidewalks shall not
be required along Spencer Drive or Hopper Avenue in Wyckoff. Sidewalks
of not less than four feet in width shall be provided along all building
facades that provide a building entrance.
(d)
Useable open space not less than 10% of the tract shall be provided.
Said open space shall be used as outdoor passive open space for use
by on-site residents and/or customers of the nonresidential uses (such
as but not limited to parklike areas, outdoor seating, walking trails)
and open space such as but not limited to a playground or outdoor
game area. Buffer areas and other required landscape areas shall not
contribute to the open space requirement.
(e)
Pedestrian walkways and bicycle paths to adjacent residential
streets shall be required where possible and beneficial for safe nonvehicular
traffic. Maintenance of such walkways and/or paths shall be the responsibility
of the property owner or homeowners' association.
(f)
Lighting shall be consistent with the Township's lighting ordinance
requirements.
(g)
All utilities shall be installed underground wherever possible.
(9)
Parking.
(a)
Parking shall not be located between the building and the public
street, with the following exception.
[1]
Parking may be located between a commercial building and a public
street for which no access is provided if a compliant buffer is provided.
(b)
Maximum distance between off-street parking space and the unit
served: 200 feet.
(c)
Off-street parking for residential uses shall be provided in
accordance with the Residential Site Improvement Standards (RSIS)
at N.J.A.C. 5:21.
G.
AHO-1 Zone: Affordable Housing Overlay 1 Zone.
[Added 10-15-2019 by Ord.
No. 1892]
(1)
Principal permitted uses shall be as follows:
(4)
Affordable housing.
(a)
Twenty percent of the total units on the site shall be reserved
for affordable housing.
(b)
Affordable housing units shall comply with the Township's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1), which shall control in the case of any
conflicts with this subsection, provided that a minimum of 13% of
the total low- and moderate-income units shall be affordable to very-low-income
households (i.e., 30% or less of median income).
(c)
The affordable units shall be managed by a single entity in
accordance with an Affordable Housing Management Plan, which shall
be approved by the Township of Wyckoff, Affordable Housing Committee
or other Township-designated administrative agent.
(d)
The exterior design of affordable housing units shall be harmonious
in scale, texture and materials with market-priced units.
(5)
(6)
Building design.
(a)
Any development or redevelopment of the site is encouraged to
retain the existing two-story portion of the building located parallel
to Wyckoff Avenue. Retention of this existing building shall include
the rooflines, cupola and architectural details. Such retention shall
not prohibit modification of this building to accommodate the permitted
uses.
(b)
Buildings located along Wyckoff Avenue shall be oriented toward
Wyckoff Avenue with all or a significant portion located parallel
to the street. This shall not apply to any building located behind
another building. Orientation shall include the provision of one or
more primary building entrances.
(c)
First-floor residential units shall not face Wyckoff Avenue.
(d)
Any building facing Wyckoff Avenue shall consist of permitted
nonresidential uses on the first floor and one story of multifamily
housing above. The first floor of buildings or portions of buildings
not facing Wyckoff Avenue may consist of structured parking or residential
uses.
(e)
Multiple principal buildings shall be permitted on a lot.
(f)
Maximum building length: 200 feet.
(g)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(h)
Any facade of a residential building shall not continue on the
same plane for a linear distance of more than 75 feet. Minimum two-foot
offsets shall be required at breaks in the facade planes.
(i)
First-floor facades containing nonresidential uses which are
visible from a public street shall be expressed as building modules
that do not exceed 40 feet in width so as to eliminate blank walls,
create more interesting architecture, and facilitate small-scale commercial
opportunities. Architectural elements, including but not limited to
piers, columns, insets, projections or other vertical elements, may
be used to visually break up the plane of the first-floor facade.
(j)
Where facing Wyckoff Avenue, nonresidential uses shall have
a minimum of 60% of the ground floor facade between three and 10 feet
above grade, and 30% of upper-floor facades shall be transparent and
shall provide visual access to the street. Blanked-out windows, windows
which display only signage, or look into unused or "dead" space do
not meet this requirement.
(k)
First-floor windows facing a public street shall be clear; tinted
windows in this location are prohibited.
(l)
Building facades shall be predominantly finished in brick and/or
fiber cement. "Fiber cement" shall refer to a combination of cellulose
fibers and cementitious materials that, manufactured in long, horizontal
strips, has the appearance of wood siding. Stone veneer, stucco, cast
stone and metal shall be used only for minor accentuation of other
elements of the facade. Exterior insulation and finishing system shall
not be used on any portion of the building facade or column.
(m)
Building materials and architectural details shall be consistent
on all sides of each building.
(n)
The maximum size of any individual commercial business is limited
to 12,000 square feet. The total commercial space within this zone
shall be limited to no more than 20,000 square feet.
(o)
Building entrances should be articulated to make it easily identifiable
by visitors and to provide architectural interest. Examples of special
features of entrances include, but are not limited to, awnings and
architectural treatments.
(p)
Awnings are encouraged. Where provided, awnings shall be uniform
in color and material.
(q)
When separate nonresidential tenants are housed in the ground
floor of any building, separate entrances onto the sidewalk for each
space should be provided, except when two stores share a vestibule.
(r)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(s)
Pedestrian-friendly building design and site furnishings (outdoor
tables, benches, bicycle racks, etc.) are required along Wyckoff Avenue.
(u)
Roof design.
[1]
Flat roofs are prohibited. Gambrel, gable and hipped roofs are
permitted. Dormers may be utilized where appropriate for the architectural
style.
[2]
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
[3]
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
[4]
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened with solid materials using
parapets, pitched roof forms, or penthouses. Screening shall be constructed
of the same or complementary material as the building.
(7)
Plantings and buffers.
(a)
A buffer strip of not less than 15 feet shall be provided along
the side and rear property line.
(b)
Exterior utility boxes, mechanical and electrical equipment,
and HVAC equipment shall be screened from view by architectural elements
and/or landscape plantings.
(c)
Buffers shall be maintained in perpetuity. If such buffers fail
to provide adequate screening, the buffers shall be reestablished
by the property owner using the same or similar plantings at the property
owner's expense.
(8)
Miscellaneous requirements.
(a)
Vehicular access to the site shall be provided to the adjacent
access easement to the north.
(c)
All utilities shall be installed underground wherever possible.
(d)
Sidewalks shall be provided along both sides of all public and/or
private roads and interior access drives. Sidewalks of not less than
four feet in width shall be provided along all building facades that
provide a building entrance.
(e)
Pedestrian walkways and bicycle paths to adjacent public areas
and/or residential streets shall be required where possible and beneficial
for safe nonvehicular traffic. Maintenance of such walkways and/or
paths shall be the responsibility of the property owner or homeowners'
association.
H.
AHO-4 Zone: Affordable Housing Overlay 4 Zone.
[Added 10-15-2019 by Ord.
No. 1894]
(1)
Principal permitted uses shall be as follows:
(a)
Construction of one-story multifamily units above the existing
nonresidential building or above a new one-story nonresidential building
no greater in size than the current building, subject to the following:
(b)
Mixed-use development consisting of nonresidential uses on the
first floor and residential units on the second floor, subject to
the following:
[1]
The floor area of the first floor nonresidential use shall not
exceed the floor area of nonresidential uses existing as of September
2019.
[2]
The multifamily units shall have a twenty-percent set-aside
for affordable housing.
[3]
Permitted nonresidential uses on the first floor are limited
to those uses permitted in the B-1 District.
(4)
Affordable housing.
(a)
Twenty percent of the total units on the site shall be reserved
for affordable housing.
(b)
Affordable housing units shall comply with the Township's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1), which shall control in the case of any
conflicts with this subsection, provided that a minimum of 13% of
the total low- and moderate-income units shall be affordable to very-low-income
households (i.e., 30% or less of median income).
(c)
The affordable units shall be managed by a single entity in
accordance with an Affordable Housing Management Plan, which shall
be approved by the Township of Wyckoff, Affordable Housing Committee
or other Township-designated administrative agent.
(d)
The exterior design of affordable housing units shall be harmonious
in scale, texture and materials with market-priced units.
(5)
Bulk requirements.
(a)
Minimum lot size: 2.3 acres.
(b)
Maximum gross density: 10 dwelling units per acre.
(c)
Minimum lot width and frontage: 200 feet.
(d)
Minimum lot depth: 200 feet.
(g)
Maximum building height: two stories/35 feet.
(i)
Building footprint. The building footprint shall not exceed
that which exists as of the adoption date of this subsection (roughly
30,000 square feet).
(6)
Building design.
(a)
One principal building shall be permitted.
(b)
The building shall be oriented toward Wyckoff Avenue with all
or a significant portion located parallel to the street. Orientation
shall include the provision of one or more primary building entrances.
(c)
All residential units shall be located on the second floor.
(d)
The building shall consist of permitted nonresidential uses
on the first floor and one story of multifamily housing above.
(e)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(f)
Any facade of the building shall not continue on the same plane
for a linear distance of more than 75 feet. Minimum two-foot offsets
shall be required at breaks in the facade planes.
(g)
First-floor facades which shall contain nonresidential uses,
which are visible from a public street, shall be expressed as building
modules that do not exceed 40 feet in width so as to eliminate blank
walls, create more interesting architecture, and facilitate small-scale
commercial opportunities. Architectural elements, including but not
limited to piers, columns, insets, projections or other vertical elements,
may be used to visually break up the plane of the first floor facade.
(h)
Where facing Wyckoff Avenue, nonresidential uses shall have
a minimum of 60% of the ground floor facade between three and 10 feet
above grade, and 30% of upper-floor facades shall be transparent and
shall provide visual access to the street. Blanked-out windows, windows
which display only signage, or look into unused or "dead" space do
not meet this requirement.
(i)
First-floor windows facing a public street shall be clear; tinted
windows in this location are prohibited.
(j)
Building facades shall be predominantly finished in brick and/or
fiber cement. "Fiber cement" shall refer to a combination of cellulose
fibers and cementitious materials that, manufactured in long, horizontal
strips, has the appearance of wood siding. Stone veneer, stucco, cast
stone and metal shall be used only for minor accentuation of other
elements of the facade. Exterior insulation and finishing system shall
not be used on any portion of the building facade or columns.
(k)
Building materials and architectural details shall be consistent
on all sides of each building.
(l)
The maximum size of any individual commercial business is limited
to 12,000 square feet.
(m)
Building entrances should be articulated to make it easily identifiable
by visitors and to provide architectural interest. Examples of special
features of entrances include, but are not limited to, awnings and
architectural treatments.
(n)
An arcade facing Wyckoff Avenue shall be provided along not
less than 75% of the building facade facing Wyckoff Avenue. This arcade
shall include a series of columns or other vertical elements that
form a covered walkway.
(o)
When separate nonresidential tenants are housed in the ground
floor of any building, separate entrances onto the sidewalk for each
space should be provided, except when two stores share a vestibule.
(p)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(q)
Consistent building materials shall be used on all sides of
a building that is visible from a public street.
(r)
Pedestrian-friendly building design and site furnishings (outdoor
tables, benches, bicycle racks, etc.) are required along Wyckoff Avenue.
(s)
Roof design.
[1]
Flat roofs are prohibited.
[2]
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
[3]
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
[4]
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened with solid materials using
parapets, pitched roof forms, or penthouses. Screening shall be constructed
of the same or complementary material as the building.
(7)
Plantings and buffers.
(a)
A buffer of note less than 15 feet in width shall be provided
along the side and rear property line.
(b)
Exterior utility boxes, mechanical and electrical equipment,
and HVAC equipment shall be screened from view by architectural elements
and/or landscape plantings.
(c)
Buffers shall be maintained in perpetuity. If such buffers fail
to provide adequate screening, the buffers shall be reestablished
by the property owner using the same or similar plantings at the property
owner's expense.
(8)
Miscellaneous requirements.
(b)
Sidewalks shall be provided along Wyckoff Avenue and Clinton
Avenue.
(c)
Pedestrian walkways and bicycle paths to adjacent public areas
and/or residential streets shall be required where possible and beneficial
for safe nonvehicular traffic. Maintenance of such walkways and/or
paths shall be the responsibility of the property owner or homeowners'
association.
(d)
All utilities shall be installed underground wherever possible.
(9)
Parking.
(a)
Not more than two rows of parking shall be located between the
building and a public street. Where parking is provided between the
building and Wyckoff Avenue, the parking shall be angled so as to
reduce the necessary building setback and paving along Wyckoff Avenue.
(b)
Parking available to the public shall not be reduced unless
authorized by the Township governing body.
(c)
Off-street parking for residential uses shall be provided in
accordance with the Residential Site Improvement Standards (RSIS)
at N.J.A.C. 5:21.
I.
MF/AH10 Zone: Affordable Housing.
[Added 12-17-2019 by Ord.
No. 1896]
(4)
Affordable housing.
(a)
Where the affordable units shall be for sale, 20% of the total
units on the site shall be reserved for affordable housing.
(b)
Where the affordable units shall be for rent, 15% of the total
units on the site shall be reserved for affordable housing.
(c)
Affordable housing units shall comply with the Township's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1), which shall control in the case of any
conflicts with this subsection, provided that a minimum of 13% of
the total low- and moderate-income units shall be affordable to very-low-income
households (i.e., 30% or less of median income).
(d)
The affordable units shall be managed by a single entity in
accordance with an Affordable Housing Management Plan, which shall
be approved by the Township of Wyckoff, Affordable Housing Committee
or other Township-designated administrative agent.
(e)
The exterior design of affordable housing units shall be harmonious
in scale, texture and materials with market-priced units.
(5)
(6)
Building design.
(a)
Buildings shall be oriented along Franklin Avenue with all or
a significant portion located parallel to the street. This shall not
apply to any building located behind another building. Orientation
shall include the provision of one or more primary building entrances.
(b)
First-floor uses facing Franklin Avenue shall be nonresidential.
(c)
Building side and rear elevations shall be designed with the
same material as the front of the building.
(d)
Multiple principal buildings shall be permitted on a lot.
(e)
Maximum building length: 200 feet.
(f)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(g)
Any facade of a residential building shall not continue on the
same plane for a linear distance of more than 75 feet. Minimum two-foot
offsets shall be required at breaks in the facade planes.
(h)
First-floor facades containing nonresidential uses which are
visible from a public street shall be expressed as building modules
that do not exceed 40 feet in width so as to eliminate blank walls,
create more interesting architecture, and facilitate small-scale commercial
opportunities. Architectural elements, including but not limited to
piers, columns, insets, projections or other vertical elements, may
be used to visually break up the plane of the first-floor facade.
(i)
Nonresidential uses shall have a minimum of 60% of the ground
floor facade between three and 10 feet above grade, and 30% of upper-floor
facades shall be transparent and shall provide visual access to the
street. Blanked-out windows, windows which display only signage, or
look into unused or "dead" space do not meet this requirement.
(j)
First-floor windows facing a public street shall be clear; tinted
windows in this location are prohibited.
(k)
Building facades shall be predominantly finished in brick and/or
fiber cement. "Fiber cement" shall refer to a combination of cellulose
fibers and cementitious materials that, manufactured in long, horizontal
strips, has the appearance of wood siding. Stone veneer, stucco, cast
stone and metal shall be used only for minor accentuation of other
elements of the facade. Exterior insulation and finishing system shall
not be used on any portion of the building facade.
(l)
Building materials and architectural details shall be consistent
on all sides of each building.
(m)
When separate nonresidential tenants are housed in the ground
floor of any building, separate entrances onto the sidewalk for each
space should be provided, except when two stores share a vestibule.
(n)
Building entrances should be articulated to make it easily identifiable
by visitors and to provide architectural interest. Examples of special
features of entrances include, but are not limited to, awnings and
architectural treatments.
(o)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(p)
Pedestrian-friendly building design and site furnishings (outdoor
tables, benches, bicycle racks, etc.) are required along Franklin
Avenue.
(r)
Roof design.
[1]
Flat roofs are prohibited. Gambrel, gable and hipped roofs are
permitted. Dormers may be utilized where appropriate for the architectural
style.
[2]
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
[3]
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
[4]
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened with solid materials using
parapets, pitched roof forms, or penthouses. Screening shall be constructed
of the same or complementary material as the building.
(7)
Plantings and buffers.
(a)
A buffer strip consistent with § 186-36.2 shall be provided along all property lines shared with a single-family residential use. A buffer strip of 20 feet or greater shall be provided where the multifamily use abuts a single-family residential use.
(b)
Exterior utility boxes, mechanical and electrical equipment,
and HVAC equipment shall be screened from view by architectural elements
and/or landscape plantings.
(c)
Buffers shall be maintained in perpetuity. If such buffers fail
to provide adequate screening, the buffers shall be reestablished
by the property owner using the same or similar plantings at the property
owner's expense.
J.
MF/AH9 Zone: Affordable Housing.
[Added 12-17-2019 by Ord.
No. 1897]
(4)
Affordable housing.
(a)
Where the affordable units shall be for sale, 20% of the total
units on the site shall be reserved for affordable housing.
(b)
Where the affordable units shall be for rent, 15% of the total
units on the site shall be reserved for affordable housing.
(c)
Affordable housing units shall comply with the Township's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1), which shall control in the case of any
conflicts with this subsection, provided that a minimum of 13% of
the total low- and moderate-income units shall be affordable to very-low-income
households (i.e., 30% or less of median income).
(d)
The affordable units shall be managed by a single entity in
accordance with an Affordable Housing Management Plan, which shall
be approved by the Township of Wyckoff, Affordable Housing Committee
or other Township-designated administrative agent.
(e)
The exterior design of affordable housing units shall be harmonious
in scale, texture and materials with market-priced units.
(5)
(6)
Building design.
(a)
Buildings shall be oriented along Greenwood Avenue with all
or a significant portion located parallel to the street. This shall
not apply to any building located behind another building. Orientation
shall include the provision of one or more primary building entrances.
(b)
Not less than 50% of floor area of first-floor uses facing Greenwood
Avenue shall be nonresidential. Nonresidential uses shall not be oriented
toward Godwin Avenue. Residential uses shall be permitted in the remaining
50% of the first floor facing Greenwood Avenue as well as portions
of the building not facing Greenwood Avenue.
(c)
Building side and rear elevations shall be designed with the
same material as the front of the building.
(d)
Multiple principal buildings shall be permitted on a lot.
(e)
Maximum building length: 200 feet.
(f)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(g)
Any facade of a residential building shall not continue on the
same plane for a linear distance of more than 75 feet. Minimum two-foot
offsets shall be required at breaks in the facade planes.
(h)
First-floor facades containing nonresidential uses which are
visible from a public street shall be expressed as building modules
that do not exceed 40 feet in width so as to eliminate blank walls,
create more interesting architecture, and facilitate small-scale commercial
opportunities. Architectural elements, including but not limited to
piers, columns, insets, projections or other vertical elements, may
be used to visually break up the plane of the first floor facade.
(i)
Nonresidential uses shall have a minimum of 60% of the ground
floor facade between three and 10 feet above grade, and 30% of upper-floor
facades shall be transparent and shall provide visual access to the
street. Blanked-out windows, windows which display only signage, or
look into unused or "dead" space do not meet this requirement.
(j)
First-floor windows facing a public street shall be clear; tinted
windows in this location are prohibited.
(k)
Building facades shall be predominantly finished in brick and/or
fiber cement. "Fiber cement" shall refer to a combination of cellulose
fibers and cementitious materials that, manufactured in long, horizontal
strips, has the appearance of wood siding. Stone veneer, stucco, cast
stone and metal shall be used only for minor accentuation of other
elements of the facade. Exterior insulation and finishing system shall
not be used on any portion of the building facade.
(l)
Building materials and architectural details shall be consistent
on all sides of each building.
(m)
When separate nonresidential tenants are housed in the ground
floor of any building, separate entrances onto the sidewalk for each
space should be provided, except when two stores share a vestibule.
(n)
Building entrances should be articulated to make it easily identifiable
by visitors and to provide architectural interest. Examples of special
features of entrances include, but are not limited to, awnings and
architectural treatments.
(o)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(q)
Roof design.
[1]
Flat roofs are prohibited. Gambrel, gable and hipped roofs are
permitted. Dormers may be utilized where appropriate for the architectural
style.
[2]
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
[3]
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
[4]
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened with solid materials using
parapets, pitched roof forms, or penthouses. Screening shall be constructed
of the same or complementary material as the building.
(7)
Plantings and buffers.
(a)
A buffer strip consistent with § 186-36.2 shall be provided along all property lines shared with a single-family residential use. A buffer strip of 20 feet or greater shall be provided where the multifamily use abuts a single-family residential use.
(b)
Exterior utility boxes, mechanical and electrical equipment,
and HVAC equipment shall be screened from view by architectural elements
and/or landscape plantings.
(c)
Buffers shall be maintained in perpetuity. If such buffers fail
to provide adequate screening, the buffers shall be reestablished
by the property owner using the same or similar plantings at the property
owner's expense.
K.
MF/AH8 Zone: Affordable housing.
[Added 12-17-2019 by Ord.
No. 1898]
(1)
Principal permitted uses shall be as follows:
(a)
Mixed-use development, consisting of multifamily units with
a set-aside for affordable housing and ground floor nonresidential.
(4)
Affordable housing.
(a)
Where the affordable units shall be for sale, 20% of the total
units on the site shall be reserved for affordable housing.
(b)
Where the affordable units shall be for rent, 15% of the total
units on the site shall be reserved for affordable housing.
(c)
Affordable housing units shall comply with the Township's affordable
housing regulations and the Uniform Housing Affordability Control
Rules (N.J.A.C. 5:80-26.1), which shall control in the case of any
conflicts with this subsection, provided that a minimum of 13% of
the total low- and moderate-income units shall be affordable to very-low-income
households (i.e., 30% or less of median income).
(d)
The affordable units shall be managed by a single entity in
accordance with an Affordable Housing Management Plan, which shall
be approved by the Township of Wyckoff, Affordable Housing Committee
or other Township-designated administrative agent.
(e)
The exterior design of affordable housing units shall be harmonious
in scale, texture and materials with market-priced units.
(5)
(6)
Building design.
(a)
Building side and rear elevations shall be designed with the
same material as the front of the building.
(b)
Not less than 50% of first floor uses shall be nonresidential.
Residential uses shall be permitted in the remaining 50% of the first
floor as well as other portions of the building.
(c)
Multiple principal buildings shall be permitted on a lot.
(d)
An overall theme of design and architectural motif shall be
utilized within the development for the purpose of presenting an aesthetically
desirable effect and shall be such that they provide varied building
elevations, design and structural appearance within the context of
the unifying theme.
(e)
Any facade of a residential building shall not continue on the
same plane for a linear distance of more than 75 feet. Minimum two-foot
offsets shall be required at breaks in the facade planes.
(f)
First-floor facades containing nonresidential uses which are
visible from a public street shall be expressed as building modules
that do not exceed 40 feet in width so as to eliminate blank walls,
create more interesting architecture, and facilitate small-scale commercial
opportunities. Architectural elements, including but not limited to
piers, columns, insets, projections or other vertical elements, may
be used to visually break up the plane of the first floor facade.
(g)
Nonresidential uses shall have a minimum of 60% of the ground
floor facade between three and 10 feet above grade, and 30% of upper-floor
facades shall be transparent and shall provide visual access to the
street. Blanked-out windows, windows which display only signage, or
look into unused or "dead" space do not meet this requirement.
(h)
First-floor windows facing a public street shall be clear; tinted
windows in this location are prohibited.
(i)
Building facades shall be predominantly finished in brick and/or
fiber cement. "Fiber cement" shall refer to a combination of cellulose
fibers and cementitious materials that, manufactured in long, horizontal
strips, has the appearance of wood siding. Stone veneer, stucco, cast
stone and metal shall be used only for minor accentuation of other
elements of the facade. Exterior insulation and finishing system shall
not be used on any portion of the building facade.
(j)
Building materials and architectural details shall be consistent
on all sides of each building.
(k)
Building entrances should be articulated to make it easily identifiable
by visitors and to provide architectural interest. Examples of special
features of entrances include, but are not limited to, awnings and
architectural treatments.
(l)
Upper-floor windows should be divided into individual units
or groupings of individual units, rather than a continuous "ribbon."
(m)
Roof design.
[1]
Flat roofs are prohibited. Gambrel, gable and hipped roofs are
permitted. Dormers may be utilized where appropriate for the architectural
style.
[2]
Roof shape, color, and texture should be coordinated with the
exterior materials of the building's facade.
[3]
Roof design should minimize the negative impact of roof protrusions
by grouping plumbing vents, ducts, and other utility structures together.
[4]
Rooftop equipment such as mechanical units, vents, and flues
should be located centrally on the building roof, to the extent practicable.
Any equipment visible from a publicly accessible area, adjacent lots,
and pedestrian corridors shall be screened with solid materials using
parapets, pitched roof forms, or penthouses. Screening shall be constructed
of the same or complementary material as the building.
(7)
Plantings and buffers.
(a)
A buffer strip, consistent with § 186-36.2, of 20 feet or greater shall be provided where the multifamily use abuts a single-family residential use.
(b)
Exterior utility boxes, mechanical and electrical equipment,
and HVAC equipment shall be screened from view by architectural elements
and/or landscape plantings.
(c)
Buffers shall be maintained in perpetuity. If such buffers fail
to provide adequate screening, the buffers shall be reestablished
by the property owner using the same or similar plantings at the property
owner's expense.
[1]
Editor's Note: Former § 186-50,
Future land availability (overlay requirement), was repealed 4-20-1999
by Ord. No. 1317. Former §§ 186-51 through 186-59 were
repealed 11-20-2018 by Ord. No. 1865.
The Zoning Map of the Township of Wyckoff shall be amended to show the Affordable Housing Districts as set forth in this Article X.
[Added 11-20-2018 by Ord. No. 1865[1]]
A mandatory set-aside requirement of 20% (if the affordable
units will be for sale) and 15% (if the affordable units will be for
rent) shall be imposed on any multifamily residential development
created through any Township or Board action involving a rezoning,
use variance, density variance, redevelopment plan or rehabilitation
plan permitting redevelopment that provides an incentive in the form
of an increase in the density on a site, which density is at or above
six units per acre and results in the construction or creation of
five or more new dwelling units over the number of units previously
allowed. This requirement does not affect the requirements for production
of affordable housing on sites that are zoned for inclusionary development
as a result of an adopted Housing Element and Fair Share Plan, which
sites shall be developed as provided under the zoning or overlay zoning
enacted for those sites. This requirement does not give any developer
the right to any such rezoning, variance or other relief, or establish
any obligation on the part of Wyckoff Township to grant such rezoning,
variance or other relief, nor does it suggest that a density of six
units per acre provides a sufficient financial incentive for inclusionary
residential development in all cases. A property shall not be permitted
to be subdivided so as to avoid meeting this requirement. All affordable
units created by this mechanism shall be family affordable housing
units (i.e., non-age-restricted).
[1]
Editor's Note: This ordinance also repealed former § 180-60.1,
Production of affordable housing as share of all new residential development,
added 6-19-2007 by Ord. No. 1562.
