Englewood Cliffs City Zoning Code
§ 30-5.16.7
Building and Architectural Standards and the Palisades Viewshed.
[Pursuant to a settlement agreement entered into between the Borough and the Fair Share Housing Center dated October 8, 2020 and conditioned upon approval from the Superior Court of the State of New Jersey. Borough document labeled Ord. No. 20-15.]
a.
Location of Buildings. Dwelling units, buildings and their front facades shall be oriented towards the public and/or private roadway. Primary dwelling unit entrances shall be located on the front facade of any structure that is oriented towards the public and/or private roadway. Where dwelling units or building does not front on a public/private roadway, they shall be oriented towards interior open spaces. All units and buildings shall be oriented away from parking lots.
b.
Construction. Subject to applicable design standards, the outside walls of a building shall be of fire-resistant material, such as brick, stone or masonry, and reflect the materials used for the construction of the existing historic buildings located within the zone.
c.
Design Criteria. Development shall reflect the architecture and materials of existing structures within the Inclusionary Age-Restricted Housing Overlay - 3 (IARHO-3) Zone in order for the structures to be aesthetically integrated within the entire development and to respect the historic integrity of the existing buildings as well to meld into the Palisades environs. To assist in these goals, the following design standards shall be utilized:
1.
Varying building widths, staggering setbacks and altering building heights and rooflines;
2.
Varying architectural embellishments to buildings including roof elements such as dormers, belvederes, masonry, chimneys, similar elements, and fenestration, provided that such are architecturally compatible with the style, materials, colors and details of the existing buildings within the zone or otherwise demonstrated to meld into the Palisades environs;
3.
Varying the front entrance definition and articulation of buildings, provided that such are architecturally compatible with the style, materials, colors and details of the existing buildings within the zone;
4.
There should be an emphasis on exteriors including the use of natural materials and colors that meld with the Palisades environs.
d.
Miscellaneous.
1.
Buildings shall provide laundry facilities and central air conditioning for each dwelling unit either in the unit or in common areas accessible only to residents.
2.
Window air conditioning units are not permitted.
3.
Television connections shall be provided for each unit.
4.
All trash and recyclables shall be stored in covered containers. They may be stored within or outside the building. If the materials are stored outside, they must be kept in a permanent enclosure with a latching gate in a centrally located, concealed area approved by the Planning Board.
e.
As the preservation of the viewshed of the Palisades is a critically important aesthetic and scenic design consideration, the applicant shall demonstrate that the proposed development would not adversely affect the scenic integrity of the Palisades Interstate Park and its surroundings when viewed from vantage points east and south of the Palisades, specifically the George Washington Bridge center and the Cloisters Terrace and high point of Fort Tryon Park, Manhattan.
f.
Upper level facades shall be articulated to provide architectural interest. Frontages shall have at least one window appropriately proportioned per structural bay. Building designs may utilize various types of materials and material changes for facade articulation. The intent of this required articulation is to create interesting and varied building facades such that the building facades do not read as uniform or continuous slabs along the streetscape.
g.
Windows shall be double-glazed and vinyl- or metal-cased in all residential portions of the building. Differentiated glazing treatment and building materials may be used at the lobby entrance and other feature areas.
h.
Additional Requirements.
1.
An application made pursuant to this section shall not be deemed complete unless a copy of the application and plans are transmitted to the Executive Director of the Palisades Interstate Park Commission as well as the Executive Director of the Palisades Parks application Conservancy.
2.
Applicant shall conduct a professional viewshed survey.
(a)
This viewshed survey shall gauge the visual impact of the proposed construction from the George Washington Bridge center, the Cloisters Terrace, the high point of Fort Tryon Park, Manhattan and the Palisades Interstate Parkway.
(b)
This viewshed survey shall provide photo simulations, line-of-sight profiles and/or other visual analysis methods necessary to document the degree and character of project visibility from these vantage points.