[Added 12-9-2020 by Ord. No. 1832]
A.
This district has been created to assist the Borough of Glen Rock
fulfill a distinct portion of its constitutional obligation to provide
affordable housing. As a community without the land resources to fully
address its affordable housing obligation, Glen Rock has an unmet
need component to its affordable housing obligation. The AHO-1 District
is designed to partially address this obligation and to implement
certain obligations detailed in the Court approved Settlement Agreement
between the Borough and Fair Share Housing Center. The provisions
of this section are intended to promote the health, safety and welfare
of the public and Borough of Glen Rock and encourage the construction
of inclusionary housing consistent with smart growth design goals
in the commercial center of the Borough easily accessible to public
transit.
B.
Permitted principal uses in the AHO-1 District include each of the
principal uses permitted in the underlying district. In addition,
attached multifamily inclusionary housing is and shall be a principal
permitted use in the district.
A.
Minimum tract area. The minimum area of the lots comprising a tract
for development permitted to apply the overlay standards of this zone
shall be 11,000 square feet.
B.
Height. Maximum height of two stories or 28 feet, whichever is lesser,
within 300 feet of the ROW of Rock Road, whereas no building shall
exceed a maximum height of three stories or 38 feet, whichever is
lesser, beyond 400 feet of the Rock Road ROW.
C.
Number of buildings and residential building front yard setbacks
from Rock Road. Up to, but not exceeding, five separate buildings
may be erected within this district. Residential uses are prohibited
in any and all buildings set back less than 300 feet from Rock Road
in this zone. Any building setback from Rock Road more than 300 feet
is permitted to be developed with residential dwellings on the second
and third floors, but not the ground or first floor. Buildings setback
from Rock Road greater than 500 feet may be developed as multifamily
dwellings on all floors.
D.
Density in the AHO-1 District shall not exceed 15 dwelling units
per acre.
E.
Yards. Minimum building setback distances in the AHO-1 District shall
be as established by and for the underlying zone district, except
when the adjacent use is a rail line as noted herein. Notwithstanding
the underlying building setback requirements, any and all three-story
buildings in this district are required to provide a minimum setback
to any A-2 District boundary line of 20 feet where the total length
of a building does not exceed 60 feet and 25 feet for buildings greater
than 60 feet.
F.
Minimum required building setback from the New Jersey Transit railroad
property shall be 30 feet. Pavement and parking may be constructed
up two feet from the New Jersey Transit property. A five-foot pavement
and parking buffer shall be provided along all other property lines.
In those instances when the pavement and parking areas are within
10 feet of a residential district boundary line, a solid fence of
six feet shall be erected with the finished side of said fence facing
towards adjacent residential districts.
G.
Maximum building length. The maximum total building length of 200
feet is permitted without a step-back in the building that measures
at least 15 feet in depth by 20 feet in length. Areas of the same
building that are completely below finished grade are exempt from
this requirement.
H.
Total impervious coverage in this district shall not exceed 90%.
I.
Twenty percent of the total number of housing units in a development
generated in this district shall be reserved as affordable housing.
All such affordable housing shall be deed restricted for a minimum
of 30 years pursuant to N.J.A.C. 5:80-26.2. Affordable housing as
defined in N.J.A.C. 5:80-26.2 shall be supplied in accordance with
the price stratification and bedroom distribution as detailed in the
Court approved settlement agreement between the Borough of Glen Rock
and Fair Share Housing Center.
J.
All affordable housing units in this district shall be constructed,
marketed, occupied and maintained in strict compliance with Glen Rock's
Affordable Housing Ordinance and the Court approved settlement agreement
between the Borough of Glen Rock and Fair Share Housing Center.
K.
Architectural design standards. The following are architectural design
standards for new buildings constructed in this zone.
(1)
Architectural and neighborhood goals:
(a)
The design standards in this section provide the criteria for
proposed development within this zone in order to promote a high quality,
pedestrian friendly, mixed-use environment. These standards promote:
(2)
Architectural and neighborhood standards:
(a)
Architectural character:
[1]
All building details shall reinforce pedestrian
scale through the use of features such as windows, doors, porches,
columns and balconies;
[2]
The base of buildings shall be distinguished from
the middle and top of the building with an emphasis on providing design
elements that will enhance the pedestrian environment particularly
at the street level;
[3]
Elements such as cornices, belt courses, corbelling,
molding, string courses, ornamentation, changes in material or color,
and other sculpturing of the base are appropriate and should be provided
to add special interest to the base;
[4]
Storefront windows should be distinguished from
the rest of the building through the use of arches, pediments, mullions,
and other treatments;
[5]
Building facades in excess of 120 feet in length
shall be designed to avoid a monolithic appearance through the use
of different facade materials and building setbacks (minimally three
feet), that act to break the building appearance into smaller increments
and sections;
[6]
Building materials may include brick, stone, cast
stone, metal, clay, porcelain, ceramic, tile, resin panels and glass
storefront assemblies, wood and fiber cement siding or other material
as approved by the reviewing authority;
[7]
First level commercial, retail and office may be
designed using different material than the levels above.
(b)
Building orientation:
[1]
The first floors of all buildings, including parking
levels, must be designed to encourage and compliment pedestrian-scale
activity as seen from the adjacent streets;
(c)
Building entrances:
[1]
Building entrances should be easily identifiable
and feature large, open and transparent windows.
[2]
Retail entrances can have up to a two-foot pop-out/protrusion/recess
into the required setback for columns or other architectural features
that distinguish the commercial or retail storefront;
[3]
Entrances for residential, office and uses other
than retail should be separate and distinct from retail/commercial
entrances.
(d)
Doors and windows:
[1]
Where windows are used, they should be transparent;
[2]
Where expanses of solid wall are necessary, they
may not exceed 30 feet in length;
[3]
Windows are encouraged to align vertically from
floor to floor and the pattern of window openings should relate to
a building's vertical bay pattern;
[4]
All windows should have dimensionality so as to
create shadows and texture within the building facade;
[5]
At a minimum, all windows should have deep headers
and sills; in addition, trim on all sides that projects from the building
facade is encouraged;
[6]
Window glazing should be recessed relative to the
surrounding enframement. If divided lintels are used, they should
include external members that cast shadows on the glass;
[7]
Upper-story windows should be vertically proportioned.
Windows may be clustered in pairs and triples to create larger, horizontally
proportioned expanses of windows.
(e)
Roofline emphasis:
[1]
Any pitched roofline should be emphasized with
deep eaves or overhangs, cross gables, and/or dormer windows. The
shape of rooflines should coordinate with and reinforce the variation
in bay massing and can be utilized to screen mechanical equipment.
[2]
Bays for vertical articulation:
[a]
Buildings should be broken into bays whose width
relates to the width of each residential unit or vertically stacked
pair of units;
[b]
Each bay is recommended to not exceed 60 feet in
width;
[c]
Examples of elements that contribute to bay differentiation
include changes in facade plane, downspouts, expansion joints, pilasters,
variation in roof-line, gables, dormers, overhangs, and bay windows
or other projections.
L.
Off-street parking.
(1)
The minimum amount and criteria for parking required shall be based on the rates required by Article VI, Parking, except the residential portion of the development shall be calculated based upon the following:
(2)
Mixed-use developments may meet the required parking provisions
of this section by participation in a shared parking of two or more
uses, provided that plans for such a program have been approved by
the Planning Board, and further provided that the number of the parking
spaces equals the sum of the required number of parking spaces of
each use participating in the shared parking program. Notwithstanding
the foregoing, the reviewing Board may approve a shared parking plan
with fewer parking spaces than the sum of the requirements for the
participating uses without the need for a variance, if all of the
following requirements are complied with:
(a)
A shared parking provision of off-street parking shall be permitted
where adjacent properties are either commonly owned or otherwise controlled,
or upon confirmation of shared parking easement rights.
(b)
The applicant must demonstrate that the particular combination
of uses and the peak periods of demand for parking spaces, as applicable,
are such that a lesser number of spaces are necessary to meet the
total parking and/or loading needs for the development at all times.
(c)
The shared parking methodology used by the applicant to calculate
the number of shared parking spaces permitted shall be those recommended
in the Urban Land Institute "Shared Parking Standards for a Mixed-Use
Center" latest edition or similar nationally recognized standard.
(d)
The applicant must demonstrate that the parking are located
to be reasonably convenient, safe and suitable for use by the various
uses, buildings and/or lots involved in the shared parking program.
(e)
The applicant and the reviewing Board must agree on a mechanism
that will ensure that the shared parking and/or loading spaces, as
applicable, will continue to comply with this section for the life
of the development.
