Any principal or accessory use permitted in the B-3 Business District.

Age-restricted multiunit housing units, as defined in this chapter, are principal permitted uses.

Accessory uses and structures associated with age-restricted multiunit housing, which shall include but not be limited to parking, patios, swimming pools, recreational uses and buildings, refuse enclosures, directional and identification signs and utility and retaining structures.

Temporary structures, such as trailers and buildings associated with the initial construction of improvements on the site and the marketing of units, are permitted, subject to Planning Board approval, provided that such items shall be removed no later than 60 days from the completion of construction.

Each lot shall have a minimum size of three acres, a minimum frontage of 700 feet on a county road, and shall be contiguous to at least five acres of land used for age-restricted housing, which land may be in an abutting municipality.

The maximum residential density shall be 12 dwelling units per acre and the maximum number of dwelling units in the ARHO District shall be 36.

The maximum building coverage shall be 25% of lot area, and no building shall include more than 12 dwelling units.

The maximum surface coverage shall be 35% of lot area. The provisions of § 380-10 of this chapter shall apply in computing lot area for the purpose of calculating maximum surface coverage.

The maximum building height shall be 48 feet and three stories. If parking is provided beneath the building, such parking shall not constitute a story, provided at least two walls of the parking level are completely below grade, thereby allowing a maximum of three residential stories above one parking level, with a maximum forty-eight-foot building height.

The minimum building setback shall be measured from the foundation wall and shall be a minimum of 70 feet from the front property line parallel to Chestnut Ridge Road. A minimum building setback of 50 feet will be maintained from the side and rear property lines. No setback shall be required from a municipal boundary line or where a property line coincides with a municipal boundary line. Notwithstanding any other provision in this chapter to the contrary, balconies shall be permitted to project into any yard area, provided said balconies are not greater than eight feet in depth and are no longer than 25 feet in length. Balconies may contain roofs but shall not be fully enclosed with exterior walls. Roof eaves or other similar building projections shall not be considered in measuring building setback, provided they do not extend more than two feet from the foundation wall.

The minimum parking standards for both the dimensions and the number of spaces as well as driveways and other site improvements shall be in accordance with the New Jersey Residential Site Improvement Standards, N.J.A.C. 5:21-1 et seq., and must provide for adequate on-site turning radii for emergency vehicles.

The following schedule of area, yard, setback and bulk requirements shall apply to age-restricted multiunit housing development in the ARHO District and supplements the Borough’s existing Limiting Schedule for all zoning districts.[1]

There shall be a minimum of two garage parking spaces per unit provided for residents in the age-restricted multiunit development.

There shall be common area parking for guests totaling at least 50 spaces, although such parking may be situated in the portion of the development located in the Borough of Montvale.

There shall be an active recreation feature included in the development, although this feature may be located on abutting land which is part of the development in Montvale.

Emergency access. Notwithstanding the restrictions contained in § 380-12, emergency vehicular access to any age-restricted multiunit housing development may be provided through contiguous properties either in the Borough of Woodcliff Lake or in the Borough of Montvale.

Architectural style/facade variation. The architectural style of buildings shall be consistent with the architectural style of age-restricted residential buildings on contiguous land in the Borough of Montvale. All principal buildings shall have appropriate design elements to enhance the aesthetic and visual appearance of the development. Building facade variations are required as follows: one facade variation to occupy a minimum width of 20 feet for every 75 feet of building length. A break may consist of a balcony, decorative architectural treatment or facade material variation and must be consistently implemented throughout each story of the building.

Signage. One two-sided freestanding identification sign shall be permitted, having a maximum sign panel area of 30 square feet (excluding the base of the sign and the monument on which the sign is located), a maximum height of seven feet and a minimum setback from any property line of 25 feet. Additionally, directional and informational signs shall be permitted along internal driveways and near building entrances, subject to site plan approval.

Landscape buffer. A landscaped buffer shall be provided along the site's entire Chestnut Ridge Road frontage. The buffer shall be a minimum depth of 35 feet from the site's front property line along Chestnut Ridge Road and shall be planted and/or bermed with grass, perennial and annual flowering plants, deciduous and evergreen trees, shrubs and all other landscape material and treatments as required by the Planning Board and Shade Tree Committee to adequately and sufficiently screen the view of the buildings and roofs from the public traveling on Chestnut Ridge Road. No retaining walls shall be located within the buffer. Site identifying signage may encroach into the buffer.

Mechanical equipment. Any rooftop mechanical equipment will be concealed within the roof of the building so it is not visible from Chestnut Ridge Road. Any ground-mounted mechanical equipment shall be screened appropriately.