Township Council c/o Township Clerk Teaneck, NJ 07666 ORDINANCE (ID # 2928) Meeting: 12/15/15 06:00 PM Department: Township Clerk Category: Amendment DOC ID: 2928 ORDINANCE NO. 48-2015 AN ORDINANCE AMENDING SECTIONS 33-22, ESTABLISHMENT OF ZONING DISTRICTS AND 33-24, ZONE DISTRICT REQUIREMENTS, OF ARTICLE V, ZONING ORDINANCE, AND SECTION 33-18, STANDARDS AND SPECIFICATIONS, OF ARTICLE III, SITE DESIGN REVIEW, AND TABLE OF ZONING MAP AMENDMENTS OF CHAPTER 33, DEVELOPMENT REGULATIONS, OF THE CODE OF THE TOWNSHIP OF TEANECK ESTABLISHING THE R-MO3 RESIDENTIAL-MULTIFAMILY 3 OVERLAY DISTRICT AND SITE AND BUILDING DESIGN REQUIREMENTS THEREFOR AN ORDINANCE AMENDING SECTIONS 33-22, ESTABLISHMENT OF ZONING DISTRICTS AND 33-24, ZONE DISTRICT REQUIREMENTS, OF ARTICLE V, ZONING ORDINANCE, AND SECTION 33-18, STANDARDS AND SPECIFICATIONS, OF ARTICLE III, SITE DESIGN REVIEW, AND TABLE OF ZONING MAP AMENDMENTS OF CHAPTER 33, DEVELOPMENT REGULATIONS, OF THE CODE OF THE TOWNSHIP OF TEANECK ESTABLISHING THE R-MO3 RESIDENTIAL-MULTIFAMILY 3 OVERLAY DISTRICT AND SITE AND BUILDING DESIGN REQUIREMENTS THEREFOR RESULT: INTRODUCED [4 TO 0] Next: 1/26/2016 7:00 PM MOVER: Lizette P. Parker, Mayor SECONDER: Elie Y. Katz, Deputy Mayor AYES: Lizette P. Parker, Elie Y. Katz, Mohammed Hameeduddin, Henry J. Pruitt ABSENT: Alan Sohn AWAY: Mark J. Schwartz RECUSED: Jason Castle Page 1
TOWNSHIP OF TEANECK BERGEN COUNTY, NJ ORDINANCE NO. 48-2015 AN ORDINANCE AMENDING SECTIONS 33-22, ESTABLISHMENT OF ZONING DISTRICTS AND 33-24, ZONE DISTRICT REQUIREMENTS, OF ARTICLE V, ZONING ORDINANCE, AND SECTION 33-18, STANDARDS AND SPECIFICATIONS, OF ARTICLE III, SITE DESIGN REVIEW, AND TABLE OF ZONING MAP AMENDMENTS OF CHAPTER 33, DEVELOPMENT REGULATIONS, OF THE CODE OF THE TOWNSHIP OF TEANECK ESTABLISHING THE R-MO3 RESIDENTIAL-MULTIFAMILY 3 OVERLAY DISTRICT AND SITE AND BUILDING DESIGN REQUIREMENTS THEREFOR WHEREAS, the Township of Teaneck is desirous of providing an opportunity for the construction of multi-family housing with an affordable housing component and hotels within the existing industrially zoned area along Alfred Avenue within the Township of Teaneck; and WHEREAS, the Planning Board of the Township of Teaneck has undertaken a study of the Alfred Avenue area which found that most of the buildings were constructed in the 1950s. 1960s and 1970s, lack adequate ceiling heights, truck loading docks and circulation areas to support the needs of 21 st century industrial users, are not easily retrofitted to meet the needs of new industrial warehouse tenants, and have experienced difficulties in terms of re-tenanting and reuse; and WHEREAS, the Planning Board found that the rezoning of the Alfred Avenue area through an overlay district to allow for the development of a multifamily residential community with a potential hotel component is supported by the following factors: 1. Demographic trends favor multifamily residential communities; 2. The surrounding land use context is appropriate for multifamily residential development; 3. The gradual redevelopment of the Alfred Avenue area would revitalize an underutilized industrial district; 4. The property s location along Route 4 provides access to employment centers and limits traffic impacts on surrounding areas; 5. The redevelopment would have a substantially beneficial impact on the environment; and 6. A rezoning would provide new opportunities for the development of affordable housing; and WHEREAS, following notice and publication as required by law, the Planning Board conducted a public hearing on an amendment to the Master Plan of the Township of Teaneck on December 10, 2015; and Page 2
WHEREAS, following such public hearing, the Planning Board adopted an Amendment to the Master Plan to provide for the recommended rezoning of the Alfred Avenue area through an overlay district to facilitate multifamily residential and hotel development; and WHEREAS, the Township Council finds that the establishment of the R-MO3 Residential- Multifamily 3 Overlay District is consistent with the aforesaid amendment to the Master Plan; NOW, THEREFORE, BE IT ORDAINED by the Township Council of the Township of Teaneck, Bergen County, New Jersey, as follows: SECTION 1. Paragraph (a) of Section 33-22, Establishment of Zoning Districts, of Article V, Zoning Ordinance, of Chapter 33, Development Regulations, of the Code of the Township of Teaneck is hereby amended to add thereto the following zoning districts: R-MO3 Residential - Multifamily 3 Overlay District SECTION 2. The Table of Zoning Map Amendments, as contained in Attachment 1 to Chapter 33, Development Regulations, of the Code of the Township of Teaneck, is hereby amended to add thereto the following: Ordinance No. Adoption Date Change The following Block and Lots are hereby included within the R-MO3 Residential- Multifamily 3 Overlay District Block Lots 6002 1-9 SECTION 3. Section 33-24, Zone District Requirements, of Article V, Zoning Ordinance, of Chapter 33, Development Regulations, of the Code of the Township of Teaneck, is hereby amended to add thereto paragraph (z) to read in full as follows: (z) R-MO3 Residential - Multifamily 3 Overlay District 1. Permitted principal uses a. Multifamily dwellings b. Hotels 2. Permitted accessory uses a. Off-street parking facilities b. Swimming pools installed and used in accordance with Chapter 34 of the Page 3
Township Code and all other health, safety and development ordinances which relate to water filtration, circulation and treatment; fencing; noise control; and lighting. c. Recreational amenities utilized by residents, including sport courts, fitness centers and game rooms. d. Convenience retail establishments as an accessory use to multi-family dwellings providing that no more than five percent (5%) of the total floor area is devoted to such a use, and provided that such use is located on the ground floor. No additional parking shall be required for such uses to encourage their provision. e. Other accessory uses customarily associated with multifamily residential developments, provided that such uses are subordinate to the principal use, do not change the character of the principal use and serve only the principal use. 3. Dimensional, density and other bulk restrictions TYPE Lot size MINIMUM REQUIREMENT 1 acres Lot width at the street line 200 feet Building setbacks *1 - Front 60 feet - One side 25 feet - Both sides 75 feet - Rear 25 feet Driveway setbacks - To property line 15 feet - To building 10 feet Parking setbacks (surface) - To property line 15 feet - To building 10 feet Open space - Surface 20% of lot area - Total (including roof gardens) 40% of lot area Parking ratios: for residential use (RSIS) - 1 bedroom 1.8 spaces per unit - 2 bedroom 2 spaces per unit - 3 bedroom 2.1 spaces per unit Hotels (see Design Standards Section 33-18(e)3b) MAXIMUM REQUIREMENTS Page 4
Building coverage Density 65% of lot area 60 units/acre Height (whichever is less) - Stories 5 stories *2 - Feet 70 feet * 2 Inclusive of floors above grade devoted to parking 4. Other provisions and requirements a. Signs. See Section 33-18(c) of this chapter. b. Off-street parking. See Section 33-28 of this chapter, except as otherwise set forth above in this paragraph z or Section 33-18(e)3 of this chapter. c. Open and extended parking of recreational vehicles. The same as specified in the R-S District. d. Commercial vehicles. The same as specified in the R-S District. e. Affordable housing. A minimum of 10% of the units shall be designated for lowand moderate-income families in accordance with Uniform Housing Affordability Controls (UHAC). SECTION 4. Section 33-18, Standards and Specifications, of Article III, Site Design Review, of Chapter 33, Development Regulations, of the Code of the Township of Teaneck, is hereby amended to add thereto paragraph (e) to read in full as follows: (e) Site and Building Design Requirements in the R-MO3 District: In reviewing applications for Site Plan Review within the R-MO3 District the approving authority shall consider the following criteria set forth in the following provisions. In reviewing such applications, the approving authority shall have the power to grant such waivers from the following provisions as may be reasonable and within the general purpose and intent of this chapter if the literal enforcement of one or more provisions of this sub-section is impracticable or will exact undue hardship because of peculiar conditions pertaining to the land in question. (1) Buildings a. All buildings in the R-MO3 District shall be located with the proper consideration of their relationship to other existing and proposed buildings, in terms of light, air and usable open space, access to public rights-of-way and off-street parking, height and bulk. b. Groups of related buildings shall be designed to present a harmonious appearance in terms of architectural style and exterior materials and be attractive from all vantage points c. Building setbacks and heights shall be varied in order to avoid a monotonous uniformity of development. Page 5
d. All buildings shall have a base which shall be designed according to the following: 1. The base façade shall be 4 to 6 feet in height 2. The base façade shall be constructed of masonry, including but not limited to stone, brick, textured concrete. Concrete block is prohibited. Glass shall constitute 15% of the first story and at least 30% of all stories above the first story. 3. Window openings more consistent with the residential use may be utilized instead. However in no instance, shall blank walls be permitted. 4. At the top of the base, a visual que or indicator such as a cornice, belt coursing, a significant change in the glass to solid ratio, or any other indicator consistent with the design, proportions, and materials or the base, shall be provided. g. Access by the elderly, physically handicapped and/or disabled shall be required. Design standards shall meet, at a minimum, barrier free design regulations as specified in the Uniform Construction Code. Handicapped parking requirements shall meet, at a minimum, regulations as specified in the State Code. h. Roof treatment, Mechanical Screening and Electrical Equipment: 1. All buildings shall have a significant top designed to gracefully cap the structure. The Planning Board may permit the cap requirement to be replaced by the use of articulated elements that create the perception of a lower scale structure. 2. All mechanical equipment located on any roof of a building shall be screened from view from all vantage points with a material identical to that used in the façade of the structure. The screening shall not impair the functioning of the equipment. 3. Wherever roofs can be seen or looked down upon from adjacent buildings, a roofscape plan must be developed and submitted for approval. Roofscapes shall include mechanical equipment, trellises to obscure views, colored roof patterns and landscaping. Parking decks shall be designed to obscure the view of broad expanses of parking with the use of landscaping, screens trellises and roofs. Parking shall not be visible on the roof of any deck. Roof gardens over parking decks are permitted and encouraged. Page 6
i. Streetscape 4. All electrical communications equipment shall be located in such a way that it does not negatively impact the appearance of the buildings nor create objectionable views as seen from surrounding structures. 5. The roof treatment may include features such as wind turbines, solar collectors, green roof technology, and observation areas. If these features are incorporated, they must be designed and integrated into the overall composition of the building. 1. All buildings shall be designed to front on a public street to encourage and create a street wall and a pedestrian environment at a human scale. This requirement shall be met by providing pedestrian access to the uses and structures along the sidewalk or walkway along the street frontage. 2. Main entrances into buildings shall be located on public streets. 3. Secondary entrances may also be provided from parking areas and/or as necessary according to the design of the structure. In addition, buildings shall provide convenient access to and from the parking structure, and accessory retail uses, if provided. Elevators from parking levels shall provide access to the deck level without directly continuing into the residential portions. 4. A decorative streetscape, sidewalk and street trees in grates or with guards shall be provided in conjunction with every site plan along Alfred Avenue. 5. Utility distribution lines, utility service connections, and all other cable, telephone, or other communication lines to project area uses shall be located underground (2) Circulation and Open Space Requirements a. Interior driveways within the site shall be so designed as to discourage through traffic b. Sidewalks and paved areas within open space and garden areas shall be attractively and durable paved with a suitable variety of minimummaintenance type materials and provided with adequate lighting c. Open spaces shall be so located as to provide for maximum usability, shall be continuous and provide for pedestrian movement and access to recreational areas. Page 7
d. Modern, decorative, pedestrian friendly traffic calming techniques shall be utilized both within the site, and along Alfred Avenue. e. At least two (2) ingress and egress locations shall be provided to all parking structures and access around all sides of such structures shall be provided for firefighting purposes. (3) Off-Street Parking and Loading Design Requirements a. Parking ratios for residential uses shall meet RSIS standards. b. Hotels shall provide up to a maximum of 1 space per room up to 100 rooms; 0.5 space per room for 101 to 250 rooms; 0.3 space per room for over 250 rooms, and 1 space per 1000 square feet of gross floor area for meeting rooms, banquet rooms, restaurants, and conference room (excluding hall, lobby, mechanical, and utility spaces), and shall be included in the total number of spaces provided. c. Parking may be provided in multi-level garages, in conjunction with or below multifamily residential buildings, but shall not be permitted as stand-alone structures. d. Parking may also be provided within a multilevel, mixed-use parking structure that is partially embedded in the ground. e. No on-street parking shall count towards the minimum requirements. f. All required parking spaces must be a minimum of 9 feet wide by 18 feet deep except for handicapped spaces. A number of smaller spaces for compact and subcompact cars may be considered. 15% of the spaces may be compact with minimum dimensions of 8 feet by 16 feet. g. Structured Parking in garages or principal buildings shall meet the following requirements: 1. All parking structures shall be fronted and masked along all street frontages or areas visible from a street, by residential, retail or recreational uses. 2. The parking structure shall be designed to eliminate headlight glare by the provision of opaque screening for headlights and placement of interior garage lighting to be directed into the structure and mounted on the interior side of columns. 3. The façade of the parking levels in the building shall be designed to provide visual interest. 4. The exterior material and design shall be the same or similar, to the greatest extent possible, as the exterior walls of the principal Page 8
building. 5. Any openings in the garage façade shall be of the punched type and relate in design to the fenestration pattern of the principal building. All openings shall be screened with glass or decorative metal grills, (chain link is prohibited). Any openings shall be in a vertical proportion. 6. Blank walls on any façade are prohibited h. All building and garage access points shall be provided at street level and designed to encourage street activity. i. Landscaping and lighting of parking areas. 1. Surface parking facilities shall be extensively landscape and large concentrations of parking without landscaping shall be prohibited. 2. All parking areas abutting streets shall be landscaped on the periphery with berms, shrubs, trees and/or ground cover. 3. All access drives shall be well landscaped along their perimeter. 4. Landscaping shall be required for any part or any parcel not used for buildings, off-street parking, or loading spaces. The site plan shall include proposals for landscaping indicating the location, size and quantity of the various species to be used. 5. Surface parking lots for more than 10 vehicles shall provide a screen planting or dense evergreens, landscaped berm, and or decorative planting, not less than three (3) feet high, and six (6) feet in height for any loading areas along any street line and along all property lines except those instances where a building intervenes or where the proposed planting may interfere with sight triangles. 6. Surface parking lots shall contain interior tree planting of 1 tree per 15 parking stalls, in addition to tree plantings provided along the perimeter of the parking lot and in addition to those within the street right-of-way. 7. Decorative protected pedestrian walkways shall be provided through parking lot(s). 8. Lighting used to illuminate off-street parking and loading areas shall be arranged and shielded to prevent the spillage of light off the premises and shall be in accordance with the lighting requirements of the Teaneck Zoning Ordinance. Page 9
9. All required parking and loading areas shall be provided off-street. All such parking and loading areas shall be graded and paved with a durable, dust-free surface, and adequately drained. All parking and loading areas shall be designed in accordance with requirements of the Teaneck Zoning Ordinance. (4) Landscape Design Requirements a. Landscaping shall be required for any part of any parcel not used for buildings, off-street parking, or loading space. The developer s plan shall include plans for landscaping indicating the location, size and quantity of the various plant species to be used in landscaping, as well as proposals for berms, and other earth sculpting. b. Open space shall provide visual and functional elements such as benches, low walls, drinking fountains, refuse containers and planters, and public fountains. c. Open space amenities shall include: decorative material such as, stone, brick, or asphalt pavers; stamped and tinted concrete; decorative lighting; and other such detailing. Adequate lighting shall be provided to encourage active usage and a sense of security in the open space. Open space shall be distributed so as to provide for maximum usability. d. Through creative design, open space features shall address the need for human comfort and enjoyment and provide both active and passive leisure uses for secure and pleasant outdoor and indoor settings to meet public and private use requirements. Open space and plazas shall be designed at a human scale to invite and attract the public. e. Open space shall be oriented to focus on areas to maximize views. f. There shall be one (1) linear foot of seating for each four (4) linear feet of plaza or roof garden on the roof deck of parking structures, subject to site plan review and approval by the Teaneck Planning Board. Seating space may include planters, benches, fountains, etc. g. Green roofs are permitted. SECTION 5. Inconsistency. All ordinances or parts thereof inconsistent herewith are hereby repealed to the extent of such inconsistency. SECTION 6. Severability. If any sentence, section, clause, or other portion of this ordinance, or the application thereof to any person or circumstance, shall for any reason be adjudged by a court of competent jurisdiction to be invalid, such judgment shall not affect, impair, or repeal the remainder of this ordinance. Page 10
SECTION 7. Effective Date. This ordinance shall take effect twenty (20) days following passage and publication, or as otherwise required by law, and upon filing with the Planning Board of the County of Bergen. Page 11