[Added 1-18-2021 by Ord. No. 21-1005-C]
The purpose of the AHO-5 Affordable Housing Overlay Zoning District-5
is to create a realistic opportunity for the construction of low-
and moderate-income housing in a suitable portion of the Borough of
Saddle River, and thereby help to address and provide a response toward
the Borough's so-called "unmet need."[1] The AHO-5 Overlay Zoning District encourages the development
of low- and moderate-income housing by allowing for inclusionary multifamily
residential units. The AHO-5 Overlay Zoning District also allows developers
the option of developing in accordance with the underlying PUD Zone
standards.
[1]
Unmet need is the difference between the realistic development
potential (RDP) and the municipality's pre-credited need housing number
(minus its rehabilitation component).
The uses set forth below shall be permitted as a development
alternative to the underlying uses allowed in the PUD Zone, but shall
not replace the underlying PUD Zone district uses, requirements or
standards.
The AHO-5 Overlay Zoning District shall permit multifamily housing
development.
Permitted accessory uses shall include accessory uses that are
customary and incidental to the permitted principal uses in the AHO-5
Overlay Zoning District, including but not limited to:
A.
All multifamily developments constructed in the AHO-5 Overlay Zoning
District shall be required to set aside a minimum percentage of units
for affordable housing. The minimum set aside shall be 20%. When calculating
the required number of affordable units, any computation resulting
in a fraction of a unit shall be rounded upwards to the next whole
number.
B.
All affordable units to be produced pursuant to this section shall
be in conformance with the New Jersey Fair Housing Act, N.J.S.A. 52:27D-301
et seq. ("FHA"); applicable regulations of the New Jersey Council
on Affordable Housing ("COAH"); applicable requirements of the Courts
of the State of New Jersey; and all applicable regulations on affordability
controls and other regulations of the New Jersey Housing and Mortgage
Finance Agency ("NJHMFA") including, without limitation, the Uniform
Housing Affordability Controls, N.J.A.C. 5:80-26.1 et seq. ("UHAC").
C.
Procedures regarding affirmative marketing of affordable units and other requirements of inclusionary development units, including low-/moderate-income split and bedroom distribution, are subject to and determined by UHAC and COAH rules or other rules determined appropriate by the court, and are as set forth in the Borough's Affordable Housing Ordinance at Chapter 65 of the Borough Code, as may be amended and supplemented.
The area and bulk requirements for the uses allowed in the AHO-5 Overlay Zoning District are set forth below. The area and bulk regulations of the underlying PUD Zone shall remain in full force and effect for development pursued in accordance with Chapter 210, Article VII, PUD Planned Unit Development Zone.
A.
Lot area. There shall be a minimum lot area of 3.75 acres.
B.
Density. There shall be a maximum gross density of 30 dwelling units
per acre.
C.
Height. No building shall exceed a height of five stories/60 feet.
D.
Yard setbacks. There shall be a minimum setback of 100 feet from
Route 17, a minimum setback of 50 feet from East Allendale and Boroline
Roads, and a minimum setback of 40 feet from all other lot lines.
E.
Impervious coverage. The total impervious coverage shall not exceed
65% of the total area.
The following design standards shall be utilized in the AHO-5
Overlay Zoning District:
A.
Building requirements.
(1)
Building design. In order to provide attractiveness, identity
and individuality to dwelling units, buildings and complexes of buildings
within the entire zone and to avoid the monotonous repetition of design
elements and its undesirable visual effects, the following design
standards shall be utilized:
(a)
Consistency among building materials and colors with the Borough's
existing residential, historical and architectural characteristics.
(b)
No more than 30 feet of front or rear building wall permitted
without providing a break in the facade of an acceptable method of
articulation.
(c)
Buildings with expansive blank walls on any facade are discouraged.
Side and rear elevations should receive architectural treatments comparable
to front facades.
(d)
Varying architectural embellishments.
(e)
Varying decorative and architectural features at entrances,
cornices, windows and articulation between dwelling units, buildings
or complexes of buildings, provided that such are architecturally
compatible with the style, materials, colors and details of the building.
(f)
Complimentary building colors and materials to be consistent
with the general theme of the development.
(g)
Exterior-mounted mechanical and electrical equipment exposed
to the public view shall be architecturally screened. Roof-mounted
equipment and projections should be painted the same color as the
roof and, where possible, located to the rear of the building, away
from the public view.
(h)
Building construction shall utilize green building or sustainable
to the extent practicable.
(2)
Multiple buildings on a lot. Irrespective of § 210-28 which limits the number of principal buildings on a lot, in the AHO-5 Overlay Zone multiple principal buildings shall be permitted.
(3)
Distance between buildings. There shall be a minimum distance
between principal structures of 30 feet, except that where a side
wall of one principal structure faces a side wall of another dwelling
structure, there shall be a minimum distance of 25 feet; provided,
however, that if an access drive is located between principal structures,
the minimum distance shall be 50 feet.
B.
Accessory building requirements.
(1)
Height. The maximum height of any accessory structure shall
be 15 feet.
(2)
Setbacks. Accessory buildings shall meet the minimum lot line
setback of the principal building and shall be at least 25 feet from
a principal building and 15 feet from any other accessory building.
(3)
Design. Architectural design and materials used in the construction
of garages and other accessory structures shall conform to the design
and materials used in the construction of the principal buildings.
C.
Off-street parking requirements.
(1)
The minimum number of off-street parking spaces for multifamily
residential housing shall be as set forth in the Residential Site
Improvement Standards (N.J.A.C. 5:21).
(2)
All parking areas shall be designed in accordance with the applicable provisions of Article VI of this chapter.
(3)
Adequate fire and emergency access must be provided.
(4)
Adequate parking facilities for accessibility to people with
mobility impairments shall be provided as required by the Americans
with Disabilities Act (ADA).
D.
Buffers requirements.
(1)
The landowner shall provide and maintain consistent buffer areas
measuring 100 feet wide from Route 17 and 50 feet wide from East Allendale
Road. A variable buffer area may be provided along Boroline Road provided
that the buffer area averages 25 feet wide and is in no place less
than 15 feet wide and that, where an improvement will be closer to
Boroline Road than 25 feet, the finished grade on site shall be at
least three feet below the elevation of Boroline Road.
(2)
Such buffer area shall be kept in its natural state where wooded;
and when natural vegetation is sparse or nonexistent, is of insufficient
quality, or must be removed to accommodate site grading operations,
the landowner may be required to plant a year-round visual screen,
which may include a planted berm, as determined by the Planning Board.
(3)
No use or structure, including parking or loading areas, shall
be permitted within the required buffer area, but the Planning Board
may, upon a finding of reasons therefor, permit a portion of a buffer
area to be used for utility easements or streets to ensure access
to or from adjacent property, and the Board may also permit a portion
of a buffer area to be used for a detention or retention basin, provided
that the basin is designed as a landscaping feature, and further provided
that the landscaping plan for the buffer area is determined by the
Planning Board to meet the objectives of a buffer area.
(4)
The required buffer area may be included in the area of a planned
unit development for the purpose of computing compliance with the
open space requirements of this chapter.
E.
Landscaping requirements.
(1)
The applicant shall prepare and submit to the Planning Board,
in connection with site plan review, a landscaping plan prepared by
a licensed landscape architect, licensed by the New Jersey State Board
of Landscape Architects, or other qualified individual.
(2)
Landscaping shall be provided to promote a desirable visual
environment, to accentuate building design, define entranceways, screen
parking areas, utilize foundation plantings to enhance the site's
visual and aesthetic amenity, mitigate adverse visual impacts, provide
windbreaks for winter winds and summer cooling for buildings, and
enhance buffer areas. In addition to the buffers, street trees, and
typical foundation plantings, an area of landscaping shall be provided
between the rear of buildings internal to the development so as to
create a sense of privacy for units.
(3)
The landscape design shall create visual diversity and contrast
through variation in size, shape, texture and color. Consideration
shall be given to accenting site entrances and unique areas with special
landscaping treatment. Flowerbed displays are encouraged.
(4)
All portions of the property not utilized by buildings or paved
surfaces shall be landscaped utilizing such components as fencing,
shrubbery, lawn areas, ground cover, existing vegetation, and the
planting of coniferous and/or deciduous trees native to the area in
order to maintain or reestablish the vegetation in the area and lessen
the visual impact of the structures and paved areas from adjoining
properties.
(5)
The landscape design shall create visual diversity and contrast
through variation in size, shape, texture, and color. The selection
of plants shall consider their susceptibility to disease and insect
damage, wind and ice damage, habitat (wet-site, drought, sun and shade
tolerance), soil conditions, growth rate, longevity, root pattern,
maintenance requirements, etc.
(6)
Landscaping within sight triangles shall not exceed a mature
height of 30 inches. Shade trees shall be pruned up to an eight-foot
branching height above grade.
(7)
The use of indigenous/native plant material is encouraged to
establish sustainable landscapes that blend with the natural environment,
reduce the use of pesticides, and reduce irrigation. Details of any
irrigation system shall be provided at the time of site plan review.
F.
Lighting requirements.
(1)
All lighting fixtures and footcandle standards shall be provided
for all areas of the site, to property lines, including around buildings,
circulation aisles, parking and recreation areas and open space areas,
and shall be consistent with the standards outlined by the Illuminating
Engineering Society of North America (IESNA) and regulations of the
Borough of Saddle River, and integrated with the overall design theme
of the development.
(2)
The Borough light fixture (Hadco Baltimore V651 70 HPS), with
a maximum height of 12 feet, shall be utilized as the streetlight
fixture.
(3)
A lighting plan prepared by a qualified individual shall be
provided with any site plan application.
(4)
All freestanding outdoor lighting fixtures shall be appropriately
shielded and "dark sky" compliant, and no taller than 15 feet in height.
(5)
The intensity, shielding, direction and reflecting of lighting
shall be subject to site plan approval by the approving authority.
(6)
All parking areas, walkways, building entrances, and driveways
shall be adequately illuminated during the hours of operation that
occur after sunset. Any adjacent residential zone or use shall be
shielded from the glare of illumination from site lighting and automobile
headlights.
G.
Signage requirements. A single sign, not to exceed three feet by
four feet in dimension, may be placed upon a decorative stonewall
at each entrance to the development. The top of the sign shall not
be more than 4.5 feet from the grade as measured around the sign.
The sign shall be placed within a landscaped setting.
H.
If an application is filed for development pursuant to this ordinance,
the Borough shall take all necessary actions to support modifications
to existing sewer and water service agreements and infrastructure
as may be required to support the development, provided that the expense
of any such reasonable improvements serving only the development on
the site shall be borne by the developer of the site.
I.
Relief from any required site design standard under this section
shall be considered a design standard exception pursuant to N.J.S.A.
40:55D-51(b) and not a variance.
