Borough of Fort Lee, NJ
Bergen County
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Table of Contents
Table of Contents
[1]
Editor's Note: Ord. No. 2014-22, adopted 6-12-2014, repealed certain provisions of this article requiring a set-aside of affordable housing for development. See § 410-93.
The purpose of the R-12 High-Rise Apartment Residential Zone is to promote the continued development of designated areas for townhouse and multifamily uses in high-rise structures that promote affordable housing in accordance with the adopted housing element of the Master Plan and the Borough's Fair Share Plan. The zone is specifically intended to implement a judicially reviewed and approved settlement agreement that furthers the purpose of this section in lieu of protracted litigation.
The following uses only shall be permitted in an R-12 Zone:
A. 
Principal uses: townhouses, multifamily dwellings and municipal utility facilities.
B. 
Accessory uses. The following accessory uses shall be permitted:
(1) 
Private parking garages and off-street surface parking and loading.
(2) 
Swimming pools and indoor health and fitness clubs or facilities for the exclusive use of residents of the principal use.
(3) 
Accessory uses customarily incidental to any principal use.
C. 
Required uses. Any development within the R-12 Zone shall make provision for affordable housing in accordance with a court-approved agreement in the case of East/West Venture v. Borough of Fort Lee, Docket No. W-44705-88 PW.
The following regulations shall apply to any development within the R-12 Zone:
A. 
Minimum lot area: 4.5 acres.
B. 
Minimum lot area per family: 375 square feet.
C. 
Minimum lot width: 150 feet.
D. 
Minimum lot depth: 150 feet.
E. 
Minimum front, side and rear yards, principal buildings:
(1) 
Old Palisades Road: 40 feet.
(2) 
River Road or Measurement Line,[1] whichever provides a greater building envelope: 50 feet.
[1]
NOTE: The measurement line is described as: Beginning at the point of intersection between the southern right-of-way line of River Road, said point being shown on a plan entitled "Survey of Lot 2C, Block 3302, Borough of Fort Lee, Bergen County, New Jersey," dated 1-15-1985, last revised 6-30-1987, prepared by Boswell Engineering Company of South Hackensack, New Jersey, attached and made a part hereto, thence in a southerly direction the following courses:
1). S 26° 43' 50'' W, 50.50 ft., to a point; thence
2). S 30° 37' 23'' W, 115.82 ft., to a point of curvature, thence
3). Along a curve to the right having a radius of 491.35 ft. and arc length of 272.15 ft., to a point of tangency; thence
4). S 62° 21' 30'' W, 18.00 ft., to a point of curvature; thence
5). Along a curve to the left having a radius of 215.65 ft. and an arc length of 107.26 ft. to the point of intersection between said measurement line and the northern right-of-way line of Massa Lane extended in a southeast direction, said end point being located along a property line projection from the existing southeast property corner of Block 3302, Lot 2C of S 67° 42' 10'' E a distance of 15.00 ft.
(3) 
Massa Lane: five feet.
(4) 
Easterly boundary of Block 3302, Lot 2B:[2] 20 feet.
[2]
NOTE: N/F River Ridge Condominium building property.
(5) 
Southerly boundary of Block 3302, Lot 2B: 80 feet.
(6) 
Easterly boundary of Block 3302, Lot 2A:[3] 35 feet.
[3]
NOTE: N/F The Century Plaza property building.
F. 
Minimum front, side and rear yards, accessory buildings and structures, excluding private parking garages: see § 410-35.
G. 
Minimum front, side and rear yards, private parking garages.
(1) 
Massa Lane: five feet.
(2) 
All other property lines: zero feet.
H. 
Maximum height.
(1) 
Townhouse building: MSL (Mean Sea Level) elevation 285 feet.
(2) 
Elevator penthouse of townhouse building: MSL elevation 288 feet.
(3) 
Multifamily building: MSL elevation 570 feet.
(4) 
Elevator penthouse of multifamily building: MSL elevation 579 feet.
(5) 
Water tower of multifamily building: MSL elevation 607 feet.
(6) 
Private parking garage: MSL elevation 285 feet.
I. 
Maximum density: 120 dwelling units per acre or 538 units, whichever is less.
J. 
Maximum lot coverage: 60%.
K. 
Additional requirements.
(1) 
Townhouse spacing. Townhouses shall be spaced a minimum of 15 feet apart where no common vertical wall exists.
(2) 
Building placement. No building higher than MSL elevation 285 feet shall be located further south than the north facade of the River Ridge Condominium building.
(3) 
Nothing herein shall prevent the construction of townhouse dwellings on the top of any private parking garage nor the construction of multifamily units in the exterior edge of the such garage, provided that the height limitations of § 410-23H are met.
(4) 
Balconies may project into the required yard areas, provided that they extend no more than seven feet from the face of the building and are entirely within the property boundaries.
The following off-street parking and loading requirements shall apply to any development within the R-12 Zone:
A. 
Minimum parking requirement: a minimum of 1.75 spaces per dwelling unit, plus an additional .15 space per unit up to a maximum of 67 additional parking spaces.
B. 
Maximum compact parking spaces: 30% of total spaces.
C. 
Tandem parking spaces. Tandem parking spaces may be permitted, provided that both spaces are assigned to the same dwelling unit and not more than 20% of the total spaces in the development are blocked from access to the drive aisle by another space.
D. 
Off-street loading. A minimum of three loading berths in conformance with the design standards of § 345-21 of Chapter 345, Site Plan Review, of the Code of the Borough of Fort Lee shall be provided for each development in the R-12 Zone.