[Added 9-15-1997 by Ord. No. 97-3]
A. Permitted uses. Within the Special Office District
II (S-O II), 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) Administrative, executive or business offices, including
professional uses and executive business training.
(3) Banks as accessory uses to an office building limited
to 10,000 square feet. Drive-through facilities are permitted as a
conditional use if the office building is located on a lot of five
acres or more.
(4) Specialized housing for the elderly or other persons
in need of similar services, consisting of:
(a)
Nursing homes. An extended or long-term care
residential facility with constant on-site health monitoring under
medical supervision with rooms, meals, personal care and related services
provided to the elderly or other persons in need of similar services
who are incapacitated to a large extent.
(b)
Residential health care facility (RHCF). A residence
usually occupied by the elderly or other persons in need of similar
services that provides rooms, meals, personal care and health monitoring
under the supervision of a professional nurse and that may provide
other services such as recreational, social, cultural activities and
transportation.
(c)
Intermediate care facility (ICF). A facility
that provides on a regular basis personal care including dressing
and eating, and health-related care and services to elderly people
or other persons in need of similar services who require such assistance,
but who do not require the degree of care and treatment that a hospital
or skilled nursing home or residential health care facility provides.
(d)
Assisted living facilities. Residences for the
elderly or other persons in need of similar services that provide
rooms which may include semi-independent living quarters and the supervision
of self-administered medication, as well as shared facilities for
meals, recreational activities, personal care and transportation.
(5) Elderly or senior day care. A facility which provides
social and recreational activities, meals, entertainment and related
services for the elderly or other persons in need of similar services
on a daily basis without overnight accommodations. No medical services,
other than the supervision of self-administered medication, are provided.
(6) Health and wellness centers without overnight accommodations
consisting of:
(a)
Diagnostic services, including x-rays, MRI and
similar facilities, including medical and dental offices.
(b)
Physical and cardiovascular rehabilitation therapy.
(7) Health and fitness centers as accessory uses to an
office building limited to 10,000 square feet for the exclusive use
of employees of such office building.
(8) Nonregional: United States Post Office limited to
serving Woodcliff Lake.
B. Dimensional requirements.
(1) Each lot shall have a minimum area of 65,000 square
feet.
(2) Each lot shall have a minimum frontage at street line
of 135 feet.
(3) Each lot shall have a maximum building lot coverage
of 30% and maximum total surface coverage of 80%.
(4) No building exceeding 2 1/2 stories or 36 feet
in height shall be erected on any lot, except that, if a building
shall be built on a slope, that portion of the building or structure
on the lowest natural grade of the slope may be 48 feet in height,
including all roof appurtenances of every kind and nature (notwithstanding
the definition of building height), and provided that the roof at
that portion of the building structure at the lowest grade does not
stand any higher than the height of the roof at that portion of the
building or structure at the highest grade. All roofs shall be free
of appurtenances, towers, equipment, stacks, shaft extensions and
the like and shall have no accessory structures thereon other than
pumping vents, cupolas, stair and elevator towers, fresh air supply
and exhaust, all properly screened, it being the intention of this
provision to prevent obstruction of view, light and air.
(5) Each lot shall have the following minimum yards:
(6) Building setbacks shall be at least 50 feet from the
right-of-way line.
C. Buffers. Buffers shall be provided pursuant to the requirements set forth in §
380-80 of this chapter.
D. Off-street parking. Off-street parking in all nonresidential zones shall be provided pursuant to the requirements set forth in Chapter
292, Site Plan Review, of the Code of the Borough of Woodcliff Lake and §
380-78 of this chapter, provided that such parking shall be pursuant to a permitted use in the district.
[Added 8-4-2018 by Ord.
No. 18-11]
A. Intent. The intent of this overlay zone is to permit the development
of age-restricted multiunit housing project on a portion of the SO
II Special Office District in addition to the underlying uses permitted
in the Special Office II District. The portion of the SO II District
for which the overlay district applies is designated on the Tax Maps
as Lot 4 in Block 402.
B. Permitted uses. Within the Age-Restricted Housing Overlay-2 District
(ARHO-2), 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 Special Office
II District.
(2)
Age-restricted multiunit housing units, as defined in this chapter,
are principal permitted uses.
(3)
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.
(4)
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.
C. Dimensional requirements. The dimensional requirements applicable
to the SO II District shall apply to all nonresidential (SOII District)
uses permitted in the ARHO-2 District. Age-restricted housing shall
comply with the following dimensional requirements:
(1)
Each lot shall have a minimum size of five acres and a minimum
frontage of 500 feet on a county road.
(2)
The maximum residential density shall be 20 dwelling units per
acre and the maximum number of dwelling units in the ARHO-2 District
shall be 100 units.
(3)
The maximum building coverage shall be 35% of the lot area.
(4)
The maximum surface coverage shall be 50% of the 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 36 feet and three stories.
If parking may be provided beneath the building fully below grade
and not constitute a story for the purpose of determining the maximum
number of permitted stories.
(6)
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 shall be provided along the side and rear property lines.
(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 age-restricted multiunit housing development in the
ARHO-2 District and supplements the Borough's existing Limiting Schedule for all zoning districts.
(9)
There shall be a minimum of one garage parking space per unit
provided for residents in the age-restricted multiunit development.
(10)
There shall be common area parking for both guests and residents
totaling at least 0.25 space per unit.
(11)
There shall be an active and/or passive recreational feature
included in the development, such as an outdoor pool, community center
or garden and sitting area.
D. Site plan and building guidelines. Age-restricted multiunit development
in the ARHO-2 District shall also comply with the following requirements:
(1)
Landscape buffer. A landscaped buffer shall be provided along
the site's perimeter; 35 feet in width along the entire Chestnut Ridge
Road frontage and 25 feet along the side and rear property lines.
The buffer shall be planted 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. No retaining walls shall be located within the buffer.
Site identifying signage and driveways perpendicular to the buffer
may encroach into the buffer.
(2)
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 15 feet. Additionally, directional and informational signs
shall be permitted along internal driveways and near building entrances,
subject to site plan approval.
(3)
Sidewalks. Sidewalks shall be provided along the frontage of
all public streets upon which the property fronts.
(4)
Mechanical equipment. Any rooftop mechanical equipment shall
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.
(5)
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. Within the primary materials, variations
in colors, texture and pattern may be employed to further break up
the mass or bulk of a building.
(c)
The architectural treatment of the front facade shall be continued
in its major features around all visibly exposed sides of a building.
(d)
Fenestration shall be architecturally compatible with the style,
materials, colors and details of the building.
(e)
Windows shall be vertically proportioned. All entrances to a
building shall be defined and articulated by architectural elements
such as lintels, pediments, pilasters, columns, porticoes, porches,
overhangs, railings, etc.
(f)
All rooftop mechanical equipment, inclusive of solar equipment,
shall be screened from view from all vantage points at grade or below
the roof.
(g)
Buildings shall avoid long, monotonous, uninterrupted walls
or roof planes.
(h)
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.
(i)
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.
(6)
Affordable housing requirements. If the residential units are
rental, 15% of the units shall be reserved for affordable households.
If the units are for-sale, 20% of the units shall be reserved for
affordable households. 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. The developer shall be responsible for retaining
a qualified administrative agent at the developer's sole cost and
expense for the lifetime of the deed restriction. This shall include
the initial rental/sale of the unit and the ongoing compliance. The
developer shall utilize the Borough's administrative agent or a Borough-approved
equivalent. The affordable units shall be age-restricted units.