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Northvale council reviews major Fair Share housing ordinance; inclusionary overlay set‑aside raised to 20%
Summary
Council discussed a lengthy ordinance implementing a Fair Share settlement to create low‑ and moderate‑income housing, including raising inclusionary set‑asides from 15% to 20%, increasing allowable density in an industrial overlay and adding affordability controls and administrative oversight.
The Northvale mayor and council discussed a comprehensive affordable‑housing ordinance connected to the borough’s Fair Share settlement, proposing zoning and affordability changes intended to satisfy state requirements.
Mayor (unnamed) described an ordinance under the Fair Housing framework that creates a legal structure for very low, low and moderate‑income units, establishes an administrative agent and specifies affordability controls including rental caps, sales price caps and affirmative marketing. The ordinance also requires that at least 50% of the affordable units meet adaptable design standards.
As part of changes in two inclusionary overlay districts, the ordinance raises the minimum percentage of residential units reserved for affordable housing from 15% to 20%. In the industrial inclusionary overlay the council discussed changes that include a minimum lot area of one‑half acre, an increase in maximum density from 14 to 30 units per acre and reduced setbacks (5‑foot front yard, 10‑foot side yard), minimum green area of 10% and a maximum block coverage of 75%.
Council members asked planners and engineers about stormwater and impervious coverage implications of reduced green space and higher densities. One councilor noted that “you’re gonna reduce the green space. You’re gonna increase the flood,” and several members emphasized that site engineers will need to design appropriate stormwater controls for any proposal that increases impervious surface.
Council members also discussed height allowances in overlay zones, with references to 35‑foot and 40‑foot thresholds tied to fire‑safety equipment and sprinkler exemptions. Mayor and council characterized the settlement provisions as negotiated and within expected state parameters; no final vote on the ordinance was recorded at the meeting.
What happens next: the ordinance remains under council consideration; staff, planners and engineers will provide technical details about stormwater, infrastructure needs and implementation before the council votes on adoption.
