Peapack Gladstone City Zoning Code
§ 23-39.11
Riverside Multi-Family RMF.
[Added 3-10-2026 by Ord. No. 1165-2026]
a.
Purpose. The purpose of this district is to encourage the production of low and moderate-income housing in conformance with the latest procedural and substantive rules to provide for affordable housing as determined by the Courts or other applicable authority, by permitting inclusionary townhouse and multi-family development subject to the RMF regulations enumerated herein. This ordinance is created in fulfillment of the Borough's constitutional obligation to provide affordable housing pursuant to the New Jersey Supreme Court's Mount Laurel decisions and Fair Housing Act.
b.
Principal Permitted Uses.
1.
Townhouses.
2.
Market rate units or low and moderate income units within townhouse buildings, which may be designed as one-over-one apartment flats or one over one for-sale duplexes within a townhouse configuration also known as stacked townhouse units.
3.
Multifamily residential.
c.
Accessory Uses. Any use which is ordinarily subordinate and customarily incidental to the principal permitted uses allowed in the RMF Zone, including but not limited to decks, patios and residential amenities provided for the use and enjoyment of the residents of the development only.
d.
Maximum Density: The maximum number of permitted dwelling units shall be a minimum of a total of 94 housing units with a mandatory affordable housing set-aside of 25% or 24 units.
e.
Townhouse and Multi-family area, external yard and bulk requirements shall be as follows:
1.
Minimum lot area (acres): seven acres.
2.
Minimum lot width (feet): 400.
3.
Minimum lot depth (feet): 140.
4.
Minimum distance between buildings (feet): 15.
5.
Minimum setbacks from external lot lines (feet):
(a)
Front yard: 35.
(b)
Side yard: 35*.
6.
Maximum number stories and building height: three stories/35 feet.
7.
Maximum building lot coverage: 35%.
8.
Maximum impervious lot coverage: 65%.
*Except porches, balconies and decks may extend into a required side and rear yard by no greater than six-feet.
f.
Parking.
1.
Residential Site Improvement Standards (RSIS) shall apply.
2.
Required off-street parking for townhouse or duplex units in combination with affordable housing units in stacked arrangements shall require each of the two stacked affordable units within a townhouse building to have a minimum of one garage space. One additional parking space for this affordable unit shall be provided in its associated driveway in front of the garage. Required off-street visitor parking for low- and moderate-income units, as required by RSIS, should be located within 150 feet of the units serviced. All exterior parking shall be landscaped, screened, and lighted, where appropriate.
3.
Each garage space shall be counted as 1.0 parking space. A one-car garage and driveway combination shall be counted as 2.0 parking spaces provided the driveway measures a minimum of 18 feet between the face of the garage door and the internal roadway line. (RSIS § 5.21-4.14(d)). Required visitor parking spaces for market rate units shall be provided no farther than 250 feet of the unit it serves.
4.
Electric vehicle supply/service equipment. Electric vehicle supply/service equipment (EVSE) shall be incorporated in any development within the SLC Zone pursuant to New Jersey P.L. 2021, c. 171. Same shall be for the exclusive use of residents and other users of the principal uses, and not the general public.
g.
Site Access. Site access for ingress and egress shall be restricted to Route 206.
h.
Buffer Requirements. A natural vegetated buffer equal to the distance of the applicable setback requirement as set forth herein, shall be required to be maintained at all times along the perimeter of the RMF Zone, other than areas located within the public right-of-way or other easement areas. The buffer may include naturally occurring vegetation, as well as hedges, row trees, berms or similar landscaping installed by developer.
1.
No disturbance or use is permitted to the buffer area with the exception of access roads, walking paths or trails and similar passive recreation uses, underground infrastructure, landscaping, hardscape (including retaining walls, fencing, ornamental walls, and the like), signs as may otherwise be permitted by this subsection or other Borough ordinances, or required maintenance to the foregoing or the buffer area.
2.
Any disturbance to buffer areas as permitted by paragraph g4(a) above shall be restored subject to the review and approval of the Borough Land Use Board.
i.
Building Height.
1.
Building height shall be measured in stories and feet. The measurement of building height in feet shall be made using average predevelopment grade. The average predevelopment grade shall be established at the minimum front yard setback line, measured at the endpoints of equal length segments composing that line with no segment longer than 20 feet. Building height from the average predevelopment grade will be measured to the bottom of the eave on a sloped roof or the highest point of the roof surface of a flat roof not including a parapet. The maximum exposed foundation along any portion of a building shall be no greater than two-feet.
2.
Any finished floor surface entirely above the established predevelopment grade shall be counted as a story, except that a basement shall be considered to be a story above grade where the finished surface of the floor above the basement is:
(a)
More than six feet above the existing grade; or
(b)
More than six feet above existing grade for more than 50% of the total building perimeter; or
(c)
More than 12 feet above grade at any point.
3.
Non-occupiable roof elements such as spires, cupolas, chimneys, cell antennas, and similar structures may exceed the maximum height requirements by no greater than 20%.
4.
Stairways to the roofs,-rooftop shade structures, and rooftop mechanical equipment including solar panels may not exceed the maximum height requirement by more than 10 feet and shall be set back from building facades a minimum of 10 feet Rooftop structures shall be limited to 25% of the roof area. All roof structures, facilities and improvements shall have aesthetic quality consistent with the design standards applicable to the structure as a whole and shall be appropriately screened.
5.
Minimum story height requirements shall be measured from the top of the finished floor to the floor above.
6.
Fencing as required by building codes for terraced roofs is permitted but may not exceed the minimum height required by the building code.
j.
Site Development Requirements.
1.
Landscaping.
(a)
Landscaping shall be provided to promote a desirable visual environment, to accentuate building design, define entranceways, screen parking areas, mitigate adverse visual impacts and provide windbreaks for winter winds and summer cooling for buildings, and enhance buffer areas. The impact of any proposed landscaping plan at various time intervals shall be considered. Plants and other landscaping materials shall be selected in terms of aesthetic and functional considerations. The landscape design shall create visual diversity and contrast through variation in size, shape, texture and color. The selection of plants in terms of susceptibility to disease and insect damage, wind and ice damage, habitat (wet-site, drought, sun and shade tolerance), soil conditions, growth rate, longevity; root pattern, maintenance requirements, etc., shall be considered. Consideration shall be given to accenting site entrances and unique areas with special landscaping treatment. Flowerbed displays are encouraged.
(b)
Landscaped islands shall be at least six feet in width to accommodate plantings.
(c)
Landscaping within sight triangles shall not exceed a mature height of 30 inches. Shade trees shall be pruned up to an eight-foot branching height above grade.
(d)
All areas that are not improved with buildings, structures and other man-made improvements shall be landscaped with trees, shrubs, ground cover, street furniture, sculpture or other design amenities.
(e)
Shade trees shall be a minimum 2.5 to three-inch caliper with a canopy height of at least the minimum American Nursery and Landscape Association Standards for this caliper.
(1)
Ornamental Trees shall be installed at a minimum size of six feet in height.
(2)
Shrubs shall be planted at a minimum size of 18 to 24 inches.
(3)
All plant material shall meet the minimum latest American Nursery and Landscape Association Standards.
(4)
Irrigation shall be provided for all landscape and lawn areas in a manner appropriate for the specific plant species.
(5)
A growth guarantee of two growing seasons shall be provided and all dead or dying plants shall be replaced by the applicant, as required, to maintain the integrity of the site plan.
(f)
Landscape Plantings. All plant materials are to be indigenous to the region herein defined as the Somerset County region but in no event shall the plant materials be comprised of less than 50% indigenous species. Invasive plant species shall not be permitted.
(g)
Landscape Plan Content. A landscape plan shall be submitted with each major site plan or major subdivision application. In addition to the major site plan or subdivision submission requirements, the landscape plan shall include and identify the following information:
(1)
Existing and proposed underground and above ground utilities such as site lighting, transformers, hydrants, manholes, valve boxes, etc. existing wooded areas, rock outcroppings and existing and proposed water bodies.
(2)
Location of individual existing trees noted for preservation within the area of development and 30 feet beyond the limit of the disturbance. Trees four inches in diameter (measured 4 1/2 feet above the existing ground level) shall be located and identified by name and diameter unless the wooded area is shown with a specific limit line. In this case, specimen trees shall be located within 30 feet of the line. Indicate all existing vegetation to be saved or removed.
(3)
Existing and proposed topography and location of all landscaped berms.
(4)
Location, species and sizes of all proposed shade trees, ornamental trees, evergreen trees and shrubs and areas for lawns or any other ground cover. Different graphic symbols shall be used to show the location and spacing of shade trees, ornamental trees, evergreen trees, shrubs and ground cover. The size of the symbol must be representative of the size of the plant shown to scale.
(5)
A plant schedule indicating botanical name, common name, size at time of planting (caliper, height and spread), quantity, root condition and any special remarks (spacing, substitutions, etc.) for all plant material proposed. Plants within the plant schedule shall be keyed to the landscape plan utilizing the first letter of the botanical plant name.
(6)
Planting and construction details and specifications.
2.
Lighting.
(a)
All lighting fixtures and foot-candle standards for parking areas and recreation facilities shall be consistent with the standards outlined by the Illuminating Engineering Society of North America (IESNA).
(b)
A lighting plan prepared by a qualified professional shall be provided with site plan applications.
(c)
The intensity, shielding, direction and reflecting of lighting shall be subject to site plan approval by the approving authority.
(d)
All parking areas, walkways, building entrances, and driveways required for uses in this zone shall be adequately illuminated during the hours of operation that occur after sunset.
(e)
Lighting shall be shielded so as to prevent glare from adversely impacting surrounding properties.
3.
Sidewalks and Walking Paths. Within the development, sidewalks shall be required in accordance with the RSIS standards or as deemed appropriate by the Board. Walking paths shall be integrated into the development to the extent possible and designed to integrate with the Borough's existing or planned trail network to facilitate outdoor exercise. Such pathways shall be open by easement to the general public.
4.
Refuse and Recycling. Refuse and recycling facilities shall be located interior to a building or, alternatively, if located outside, the refuse area shall be appropriately screened by decorative masonry wall and/or fencing consistent with the type of building materials used within the development not to exceed six feet.
k.
Architectural Standards. Building design shall conform to the following architectural design criteria and apply to basic building components as depicted in Figure 1 below:
Figure 1  |
1.
Building entrances (excluding service access or emergency egress) shall be defined by a roof covering or by being recessed.
2.
Buildings shall have simple massing and details in order to clearly distinguish the main body of the building and the primary pedestrian entry.
3.
Buildings and related elements should be arranged in a manner to indicate the pattern of base, body or shaft, and cap.
4.
Facades.
(a)
Building facades shall be built of no more than two primary materials, excluding accent materials, and shall only change material along a horizontal line (with the heavier material below the lighter material), outside corners (where material wraps the corner a minimum of two feet), or inside corners.
(b)
The following materials are prohibited:
(1)
E.I.F.S.
(2)
Faux brick, stone, or similar faux masonry panels.
(3)
Vinyl and aluminum siding.
(c)
Building facades may include horizontal siding, vertical siding with flush joints, stucco, and medium-density overlay plywood (MDO) or similar material as an accent material in gables, dormers, and bay windows.
(d)
Horizontal siding shall be lap, shiplap, standing seam, drop, or shingle-style.
(e)
Materials, other than masonry, shall be painted, stained, or have a factory-applied finish.
(f)
Buildings shall be limited to two colors, excluding accent colors. Colors shall be earth tones from white through natural "red."
(g)
Miscellaneous Guidelines. Natural materials are encouraged. Materials intended to represent natural materials should be minimized.
5.
Openings.
(a)
Openings in walls with siding shall be trimmed with flat casing, a sloping sill, and drip cap at a minimum.
(b)
Openings in masonry walls or walls with masonry veneer shall include brickmold casing.
(c)
Openings in masonry walls or walls with masonry veneer other than stucco, shall have a precast lintel; masonry arch; or masonry header.
(d)
With the exception of transoms and decorative windows, windows shall be square or vertically proportioned and rectangular in shape. The grouping of individual windows to create a horizontal banding effect is permitted as long as the width of the banding does not exceed 1/2 of the length of the facade.
(e)
Adjacent windows shall be separated a minimum of 2 in.
(f)
Windows and doors shall have clear glass.
(g)
Window muntins, if included, shall be true divided lites or simulated divided lites fixed on the interior and exterior surfaces of the window and shall create panes of square or vertical proportion (as tall as wide or taller than wide).
(h)
Shutters, if included, shall be the same height as the window, and 1/2 the width of the window. Small windows may have one shutter that is the full width of the window.
6.
Roofs.
(a)
Principal building sloped roofs shall be a symmetrical hip or gable and have a minimum pitch of 8:12.
(b)
Eaves shall be continuous or include appropriate eave returns, unless overhanging a balcony or porch.
(c)
All gable and hipped roofs of a building, excluding ancillary roofs, should generally have the same slope where visible from a street or open space.
7.
Attachments. Attachments shall comply with the following standards:
(a)
Awnings and canopies shall not be internally illuminated.
(b)
Balconies shall not be fully enclosed.
(c)
Bay windows shall have visible support, either by extending the bay to grade with a foundation or transferring the projection back to the wall with beams, brackets, or brick corbeling.
(d)
Chimneys shall extend to grade.
(e)
Posts and columns shall be generally classically ordered and include a base or pedestal, shaft, and capital. The base of posts, columns, and pedestals shall generally align with the face of the foundation wall directly below. The outside face of porch beams shall generally align with the face of the top of the column.
8.
Miscellaneous Guidelines.
(a)
Openings, including dormers, should be centered vertically with other openings or shall be centered with the wall between openings.
(b)
Openings above should be equal in size or smaller than openings below.
(c)
Porches should have square or vertically proportioned openings.
(d)
Balcony, porch, and stoop railings between balusters should have both top and bottom rails.
l.
Homeowners' Association Responsibilities. All roadway maintenance, snow removal, the maintenance of all stormwater management facilities, fire hydrant servicing, and the operating costs and maintenance of all lighting fixtures, signage and recreational facilities shall be the responsibility of the homeowners' association.
m.
Developer's Agreement. Any approval for development within the SLC Zone shall be conditioned upon a Developer's Agreement memorializing the conditions of approval granted pursuant to the Municipal Land Use Law (MLUL) to be entered into between the Borough governing body and developer which must be filed with the County Registrar.
n.
Low and Moderate-Income (Mount Laurel) Housing Requirements. Residential development, as permitted by this section, shall comply with all provisions of Chapter XXIII, Article IX titled "Affordable Housing" and the mandatory set aside shall be at minimum 25%.
