[Added 8-13-2019 by Ord. No. 2019-26]
The purpose of the Stiles Lane Overlay District is to create
a realistic opportunity for the construction of low- and moderate-income
housing in a suitable portion of the Township of Montville, and thereby
help to address the fair share housing obligation of the Township
of Montville under the New Jersey Fair Housing Act ("FHA"), applicable
Council on Affordable Housing ("COAH") regulations, the settlement
agreement entered into between the Township and Fair Share Housing
Center ("FSHC") on December 21, 2018, and the Township's Housing Element
and Fair Share Plan. The Stiles Lane Overlay District encourages the
development of low- and moderate-income housing by allowing for inclusionary
multifamily residential; however, developers shall also have the option
of developing in accordance with the underlying I-2 Zone standards.
The uses set forth below shall be permitted as a development
alternative to the underlying zoned uses allowed by this chapter,
but shall not replace the underlying zoning district.
A.
Principal uses. The following principal uses are permitted in the
Stiles Lane Overlay District:
(1)
Multifamily residential dwellings.
B.
Accessory uses. The following accessory uses are permitted in the
Stiles Lane Overlay District:
(1)
Off-street parking, including surface parking, under-building
parking, and parking garages.
(2)
Fences and walls.
(3)
Signs.
(4)
Buildings for storage of maintenance equipment.
(5)
Private recreation buildings and facilities, including swimming
pools, workout rooms, common areas and the like, intended for use
by residents of the premises.
(6)
Trash and recycling facilities intended for use by residents
of the premises.
(7)
Other accessory uses normally incidental to the principal permitted
use.
A.
All multifamily residential developments constructed in the Stiles
Lane Overlay 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 comply with the Township's Affordable Housing Ordinance at Chapter 73 of the Township Code, as may be amended and supplemented, the Uniform Housing Affordability Controls ("UHAC")(N.J.A.C. 5:80-26.1 et seq.), or any successor regulation, the Township's Housing Element and Fair Share Plan, as may be amended from time to time, and any applicable order of the Court, including a judgment of compliance and repose order. This includes, but is not limited to, the following requirements for all affordable units:
(1)
Low-/moderate-income split: A maximum of 50% of the affordable
units shall be moderate-income units and a minimum of 50% of the affordable
units shall be low-income units. At least 13% of all restricted rental
units shall be very-low-income units, which shall be counted as part
of the required number of low-income units within the development.
(2)
Bedroom mix: Irrespective of anything in the Township Code or
UHAC to the contrary, the following bedroom mix shall apply in the
Stiles Lane Overlay District:
(a)
Fifty percent of all low- and moderate-income units shall be
two-bedroom units; and
(b)
Fifty percent of all low- and moderate-income units shall be
three-bedroom units.
(c)
If the development contains an odd number of units, resulting
in a fraction, the number of two-bedroom units shall be rounded downwards
to the next whole number and the number of three-bedroom units shall
be rounded upwards to the next whole number.
(3)
Deed restriction period: All affordable units shall be deed
restricted for a period of at least 30 years from the date of the
initial occupancy of each affordable unit (the "deed-restriction period").
The affordability controls shall expire only after they are properly
released by the Township and/or the Township's Administrative Agent
at the Township's sole option in accordance with N.J.A.C. 5:80-26.11
for rental units or N.J.A.C. 5:80-26.5 for for-sale units.
(4)
Administrative Agent: All affordable units shall be administered
by a qualified Administrative Agent paid for by the developer.
(5)
Other affordable housing unit requirements: Developers shall
also comply with all of the other requirements of the Township's Affordable
Housing Ordinance, including, but not limited to, affirmative marketing
requirements, candidate qualification and screening requirements,
integrating the affordable units amongst the market rate units, and
unit phasing requirements. Developers shall ensure that the affordable
units are dispersed between all of the buildings on its site, and
shall identify the exact location of each affordable unit at the time
of site plan application.
A.
Area and bulk requirements. The area and bulk requirements for the
uses permitted in the Stiles Lane Overlay District are set forth below.
The area and bulk regulations of the underlying zoning district shall
remain in full force and effect for development devoted exclusively
to uses permitted in the underlying zoning district.
|
Requirement
|
Stiles Lane Overlay
|
|---|---|
|
Minimum lot area
|
4 acres
|
|
Minimum lot width (at street line)
|
200 feet
|
|
Minimum lot width (at required setback)
|
200 feet
|
|
Maximum density
|
12.2 units per acrea
|
|
Minimum yard setbacks:
| |
|
From property lines abutting Barnet Road, Changebridge
Road, and/or Stiles Lane
|
20 feet
|
|
From property lines abutting Rockaway River/municipal
border
|
25 feetb
|
|
From all other property lines
|
30 feet
|
|
Minimum setback between principal buildings
|
30 feet
|
|
Maximum number of dwellings per building
|
No maximum
|
|
Maximum building height
|
48 feet/4 storiesc
|
|
Maximum building coverage
|
35%
|
|
Maximum impervious coverage
|
75%
|
|
NOTES:
| |
|
a
|
When calculating the maximum permitted number of units, any
computation resulting in a fraction of a unit shall be rounded upwards
to the next whole number if said fraction is equal to or greater than
0.5 unit, or downwards to the next whole number if said fraction is
less than 0.5 unit.
|
|
b
|
Up to 1/3 of the length of the building shall be permitted to
encroach into this setback, provided that at no point shall the building
be closer than 10 feet from the property line abutting the Rockaway
River/municipal border.
|
|
c
|
Three residential stories permitted above one level of at-grade/under-building
parking.
|
B.
Buffer requirements.
(1)
A minimum planted buffer area of 20 feet shall be planted along
all property lines, with the exception of those property lines abutting
Barnet Road, Changebridge Road, and/or Stiles, and further excepting
those property lines abutting the Rockaway River/municipal border.
(2)
The buffer area shall be used only as a buffer planting strip
on which shall be placed evergreen trees, shrubbery, berms, hedges,
fencing and/or other suitable elements sufficient to constitute an
effective screen. Buffers shall provide a year-round visual screen.
(3)
No building or impervious surface shall be permitted within
the buffer area. Grading and earthwork shall not be permitted within
the buffer area except to enhance the integrity of the buffer, such
as the creation or supplementing of earthen berms, and to enhance
stormwater infiltration within the buffer area. Existing vegetation
should be preserved in the buffer area where practical.
(4)
Buffer areas shall be maintained and kept clean of all debris,
rubbish, weeds and tall grass. Any screen planting shall be maintained
permanently, and any plant material that does not live shall be replaced
within one year or one growing season, provided all landscape plans
as approved shall be continually complied with.
C.
Off-street parking requirements.
(1)
The minimum number of off-street parking spaces shall be as
set forth in the Residential Site Improvement Standards (N.J.A.C.
5:21).
(2)
All off-street parking and drive aisles shall be located a minimum
of 10 feet from buildings, except for parking and drive aisles which
extend continuously into or under a building from outside the building.
(3)
All off-street parking and drive aisles shall be located a minimum
of 10 feet from property lines.
(4)
Parking areas shall be prohibited within required front yards
along Changebridge Road and Stiles Lane and, where provided in side
yards, shall be separated from the right-of-way by a landscaped frontage
buffer.
(5)
Under-building parking and parking garages shall be permitted,
provided that same are oriented to the side or rear of the property
and are not visible from the public right-of-way.
(7)
Off-street parking shall not be provided for any use or to any
party other than a resident or visitor of the site, unless a shared
parking arrangement has been approved by the reviewing board, nor
shall parking areas be used for any purpose other than parking.
(8)
Signage shall be provided where parking spaces are to be reserved
for residents. Visitor parking shall be signed and painted for each
space designated for such a purpose.
D.
Signage. Signage requirements for the Stiles Lane Overlay Zone shall
be consistent with the signage requirements for the I Zone Districts,
as set forth in XXVII, Signs.
E.
General design standards.
(1)
Design: Building plans and elevations shall show a variation
in design to be achieved by the types of roof, heights of eaves and
peaks, building materials and architectural treatment of the building
facade that is utilized. The following design standards shall be utilized:
(a)
Architectural elements such as varied roof forms, articulation
of the facade, breaks in the roof, and walls with texture materials
and ornamental details should be incorporated to add visual interest.
(b)
Roof height, pitch, ridgelines and roof materials should be
varied to create visual interest and avoid repetition.
(c)
Architectural elements such as fenestrations and recessed planes
should be incorporated into facade design. Architectural treatment
shall be applied to all elevations of a building.
(d)
A variety of building colors, materials and textures are encouraged.
(e)
Architectural features that enhance the facade or building form,
such as decorative moldings, windows, shutters, dormers, chimneys,
balconies and railings, are encouraged.
(2)
Equipment: 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.
(3)
Accessory buildings and structures: All accessory buildings and structures shall be subject to the standards set forth at § 230-128A. Architectural design and materials used in the construction of accessory buildings and structures shall conform to those used in the construction of principal buildings.
