Borough of Allendale, NJ ML-8 Affordable Housing District

As identified in the Borough of Allendale's Housing Element adopted December 29, 2008, and granted third round certification by the Council on Affordable Housing (COAH) on October 14, 2009, the purpose of the ML-8 Affordable Housing District is to provide for the development of affordable housing units in satisfaction of Allendale's affordable housing obligation under N.J.S.A. 52:27D-301 et seq. and N.J.A.C. 5:93 et seq. The ML-8 District provides an opportunity to create an attached residential district where each of the dwellings created will be reserved for low- and moderate-income households, as that term in defined and applied by COAH. This zone promotes the purposes of zoning as identified in N.J.S.A. 40:55D-2 et seq., safeguarding the public health, safety, morals and general welfare by providing, among others, the establishment of appropriate population densities and concentrations that will contribute to the well-being of persons, neighborhoods, communities, and regions and preservation of the environment.

Density. The maximum permitted density in this district is 12 dwelling units per acre.

Height. No building shall exceed a maximum of 35 feet. No building shall exceed 2 1/2 stories. A "1/2 story" is defined in accordance with the International Building Code as adopted by the Uniform Construction Code of the State of New Jersey.

Lot size. Every lot in this zone developed with attached housing shall contain no less than 28,000 square feet of lot area within a distance of 225 feet from the street upon which it fronts or, for corner lots, from both streets. Single-family dwellings used as group homes in this zone shall be on lots containing at least 15,000 square feet of lot area.

Minimum lot width. Every lot within this zone shall have and maintain an average width of 115 feet within 100 feet of the street lot line. The shortest distance between side lot lines shall not be less than 100 feet therefrom, measured along a line parallel with the street lot line and 35 feet therefrom. Single-family dwellings used as group homes in this zone shall be on lots with no less than 100 feet of lot width.

Yards and setbacks for principal structures.

(1)

There shall be a minimum setback of 17 feet from a municipally owned street. The minimum required setback from a street under the jurisdiction of the County of Bergen shall be 25 feet. Minimum setbacks for side property lines shall be 25 feet, except for a side lot line contiguous with a railroad right-of-way, wherein such a setback shall be 10 feet; the minimum rear yard setback shall be no less than 25 feet.

(2)

Multiple buildings on a lot in this zone shall be permitted if the lot in question contains more than 43,560 square feet. The separation between buildings on the same lot in this zone shall be no less than 15 feet.

Buffer strip. There shall be provided a buffer strip of at least 10 feet within the site, along all property lines other than on public streets, adjoining any property zoned for single-family residential purposes. This provision shall not apply where internal common circulation and parking elements designed and intended to be used by, or for, residents of adjoining property are located. This buffer strip shall also not apply at locations where a property line coincides with the railroad right-of-way. This strip shall be landscaped with a dense planting of evergreen shrubs or trees at least six feet high, either alone or in combination with a wire or wooden fence.

Coverage of land. Not more than 75% of the land area of any one development site may be covered by buildings and paved areas combined. Building coverage shall not exceed 25% of lot area.

Building requirements. Townhouse buildings shall contain a minimum of two and a maximum of six dwellings; shall not exceed a length of 130 feet; shall provide a staggered front-wall building offset of at least five feet for every two units; and shall have not fewer than two walls with window exposures for each unit. Buildings containing dwellings reserved for developmentally disabled residents shall contain no more than 11 dwellings; shall not exceed 180 feet; and shall have not fewer than two walls with window exposures for each unit.

All occupants of any dwelling unit within the ML-8 Affordable Housing District shall meet and satisfy all relevant income and family size requirements established by COAH, thereby furthering the intent of the Borough of Allendale to secure COAH credits for each dwelling constructed in this zone district.

Landscaping. Attractive landscape plantings shall be provided and maintained, and existing trees shall be retained wherever possible.

Driveways. The pavement widths of all internal driveways shall be adequate in size and location to accommodate the maximum anticipated traffic and access for firefighting and police vehicles. Minimum paved width shall be 15 feet for a one-way driveway and 25 feet for a two-way driveway. Pavement, curbs and drainage facilities shall be in accordance with Borough specifications. Use of grass pavers or similar materials shall be limited in use to emergency accessways and must be approved by the Borough Fire Subcode Official and Engineer. Parking is prohibited within drive aisles.

Off-street parking. Off-street parking for unrestricted affordable dwellings shall be provided in accordance with the requirements established pursuant to the Residential Site Improvement Standards. For each affordable dwelling unit for residents with developmental disability, one off-street parking space shall be provided for each dwelling unit.

Lighting. All exterior lighting shall be arranged so as to reflect the light away from all adjoining premises.

Accessory buildings. Any building used for other than residential purposes shall be set back at least 40 feet from public streets, 50 feet from residential buildings and 30 feet from other property lines.

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Editor's Note: See Ch. 147, Land Subdivision and Site Plan Review.