[Adopted 9-27-2018 by Ord. No. 18-14]
To address its affordable housing unmet need obligation, the
Borough shall implement an inclusionary Overlay Zone Ordinance that
creates a realistic opportunity for housing that is affordable to
low- and moderate-income households on Block 702, Lot 14, also known
as the Allendale Corporate Center. This article establishes the Allendale
Corporate Center Inclusionary Overlay Zone the MFRO-3 District and
permits the creation of multifamily development on the property identified
above provided that such housing complies with a required 20% inclusionary
set-aside requirement and with the requirements of this article. This
article shall not take effect until such time that the site ceases
to be used for warehousing, distribution, and any ancillary office
use, or the site becomes available for residential development.
A.
In any inclusionary development permitted by this article, at least 20% of the residential units must be affordable to low- and moderate-income households. In the event that 20% of the total number of residential units does not result in a full integer, the developer (as defined in § 81-2) shall refer to § 81-3C with regard to addressing the fractional unit.
(1)
In any development having five or more residential units, at
least one unit must be established as affordable to low- and moderate-income
households
A.
Multifamily development, also known as apartments.
Permitted accessory uses shall be limited to those uses customarily
incidental to the permitted principal uses in the district, including
but not limited to clubhouses, pools, tennis courts and similar personal
recreation facilities for the exclusive use of the residents and guests
of the development, etc.
Any use other than the uses permitted by §§ 270-195 and 270-196 shall be prohibited.
All buildings shall be subject to the following regulations:
A.
Maximum density. The maximum density of housing units shall be 12
units per acre.
C.
Accessory buildings. Accessory buildings and structures shall comply
with the following minimum setback requirements:
D.
Maximum impervious coverage by improvements. Not more than 60% of
the tract area may be occupied by buildings, paved areas and other
improvements.
E.
Building separation. There shall be a separation of at least 40 feet
between adjacent multifamily buildings.
F.
Building scale. No building in the District shall exceed 150 feet
in length.
G.
Recreation areas. At least 5% of the gross site area shall be set
aside for casual recreational use, such as an open grassy area for
games and other activities.
H.
Landscaping. Attractive landscape plantings shall be provided and
maintained, and existing trees shall be retained wherever possible.
I.
Driveways. The right-of-way and pavement widths of all internal driveways
shall be adequate in size and location to accommodate the maximum
anticipated traffic and access of fire-fighting and police vehicles.
Minimum paved width shall be 12 feet for a one-way driveway and 20
feet for a two-way driveway.
J.
Lighting. All exterior lighting shall be arranged so as to reflect
the light away from all adjoining premises.
K.
Minimum buffer. There shall be provided a buffer along all property
lines, other than along public streets, which adjoin any property
zoned for residential purposes, regardless of whether the residential
zone is developed for residential use or not. The buffer shall be
designed to effectively screen the view of the MFRO-3 Zone property
from such adjoining residential zone during all seasons.
(1)
The buffer shall be at least 25 feet in depth.
(2)
No improvements shall be permitted within the buffer other than
plantings, berms, walls, fences or a combination of the foregoing,
and when determined necessary by the Joint Land Use Board utility
structures, drainage pipes and related structures, etc., provided
that such utility and drainage structures shall not reduce the effectiveness
of the buffer.
(3)
In the event that berms, walls and fences are the primary method
used for screening, plantings shall also be required within the buffer
for aesthetic reasons, as determined by the Joint Land Use Board,
as applicable. Plantings shall be provided between the tract boundary
and any walls or fences used for buffers in order to improve the appearance
of the wall or fence from outside the tract.
(4)
In the event that plantings are the primary method used for
screening, the plantings shall include evergreen trees, with trees
planted at a minimum height of six feet at the time of planting. Additional
plantings may be included or required, as determined by the Joint
Land Use Board, as applicable. The precise type, quantity and spacing
of plantings in the buffer shall be determined as part of any site
plan review required by the Joint Land Use Board as necessary to achieve
the intent of this subsection.
(5)
In the event that wetlands or other undevelopable areas exist
in the location of a required buffer, and such areas do not provide
an effective buffer in their natural state, plantings and/or berms
and/or fencing, etc., sufficient to meet the intent of the buffer,
as determined by the joint Land Use Board, shall be required to be
provided outside of such undevelopable areas. The foregoing shall
not be construed to require that such additional plantings, etc.,
have a minimum depth of 20 feet. The nature and extent of the buffer
in such case shall be determined by the Joint Land Use Board based
upon field conditions.
L.
Building design.
(1)
Apartment-only buildings containing flats shall be designed
as follows:
(2)
No building facade shall exceed 150 feet in length.
(3)
All residential buildings shall provide a staggered front-wall
building setback of at least five feet for every two units, so as
to avoid a flat, continuous facade. For the purposes of regulating
facade articulation pursuant to this section, stacked apartment flats
shall constitute a single unit, so that multifamily buildings without
townhouses appear similar to buildings with townhouses.
M.
Parking. The amount and design of on-site parking shall be provided
in accordance with the requirements of the New Jersey Residential
Site Improvement Standards (N.J.A.C. 5:21-1 et seq.). In addition,
the following provisions shall apply:
(1)
Parking areas shall not be located in the front yard between
buildings and public streets. Individual building driveways shall
not have direct access to a public street, but may have direct access
to an internal street, roadway, etc.
(2)
Parking areas shall not be located between buildings and internal
streets, roadways, etc., except that parking spaces in the individual
driveways located in front of garage doors shall be permitted in such
locations, and furthermore parking areas containing a single row (i.e.,
one side of the access aisle only) of up to 10 spaces shall be permitted
in such locations.
(3)
Parking areas and driveways shall be set back at least five feet from all property lines abutting a nonresidential zone, and at least 20 feet from all other property lines, except as may otherwise be required for buffers as set forth in § 270-198J.
(4)
Parking areas shall be set back at least seven feet from building
walls, except parking spaces in driveways located in front of garage
doors.
(5)
Parking areas shall be set back at least 10 feet from the traveled
way of internal streets, roadways, etc., except that parking spaces
adjacent to the traveled way and which use the traveled way for direct
access to the space shall be exempt from this requirement.
(6)
Parking spaces and private driveways shall be paved in accordance
with the requirements for the same in the New Jersey Residential Site
Improvement Standards (N.J.A.C. 5:21-1 et seq.).
N.
Lighting. All exterior lighting shall be arranged to direct light
away from all adjoining premises.
(1)
Unless specifically approved as part of a submitted site plan
development application by the applicable approving board, no lighting
shall be attached to the roof of a building.
(2)
Any lighting within a building shall be of an intensity and
shall be designed and focused to eliminate, to the maximum extent
practicable, any emission of lighting outside of the building; all
lighting outside of a building shall be provided via lighting fixtures
approved by the applicable approving board, as part of an approval
for a submitted site plan development application. The applicant is
required to submit a lighting plan indicating the location of the
lighting fixtures, the direction of illumination, the wattage and
isolux curves for each fixture, the hours of operation of the lighting
and the details of the lighting poles and the luminaries, all in accordance
with the following:
(a)
The lighting is to be provided by fixtures with a mounting height
not higher than 15 feet, measured from the ground level to the centerline
of the light source;
(b)
The lighting fixtures are to include nonglare lights with recessed
lenses focused downward and with cut-off shields as appropriate in
order to mitigate against adverse impacts upon adjacent and nearby
properties, the safety of traffic along adjacent roadways and overhead
sky glow;
(c)
The light intensity provided at ground level shall be indicated
in footcandles on the submitted plans and shall average not more than
5/10 footcandle throughout the area to be illuminated. The reviewing
board may adjust these light levels where deemed appropriate to reduce
the effects of the light levels on surrounding properties.
Prior to the issuance of any construction permit, the Joint
Land Use Board shall review and approve a final site plan for the
entire project in accordance with the provisions of the Land Subdivision
and Site Plan Ordinance[1] and all other applicable ordinances of the Borough of
Allendale.
