Planning Board Moves to Rein In “Mass” of Homes With New Bulk Regulations
At its September 29, 2025 work session, the Glen Rock Planning Board reached a consensus on sweeping changes to residential bulk regulations, continuing a process first outlined earlier this month. The changes aim to address growing concerns about the visual scale and impact of new homes in the borough’s A1 and A2 residential districts.
The board agreed to move forward with a shift away from the current EGFAR (Effective Gross Floor Area Ratio) method, which measures internal floor space, toward a principal building coverage approach that limits a home’s footprint relative to the size of the lot. This change was first proposed at a September 2 Planning Board work session, which laid the foundation for the updated draft now under discussion. You can read the full recap of the September 2 meeting here.
Under the current EGFAR system, zoning calculations are based on the internal square footage of a home compared to the lot size. This includes habitable areas but often excludes double-height ceilings, open foyers, or attic and basement spaces, which can create a disconnect between the permitted floor area and the actual bulk of the building. In contrast, the principal building coverage method regulates the footprint of the structure — how much of the lot is physically covered by the home — without considering what’s inside. The goal is to simplify zoning enforcement and focus on the visible scale of a home as experienced from the street and surrounding properties.
In a key revision to earlier recommendations, the board decided to further tighten the allowable building coverage: 14 percent for A1 lots and 18 percent for A2, down from the originally proposed 16 and 20 percent. To preserve architectural flexibility, the new limits would include a 2 percent allowance for certain features such as roofed porches, porticos, and covered patios, which are often discouraged under current rules due to space constraints.
The board will retain existing building caps of 2,750 square feet in A1 and 2,200 square feet in A2 regardless of lot size.
A highlight of the meeting was a 3D model demonstration presented by architect Scott Bella, who compared two homes built on identical 80 by 140-foot lots. One followed the current EGFAR method and the other used the proposed building coverage rule. Despite having similar internal floor areas, the EGFAR home appeared significantly bulkier. Bella explained that EGFAR does not account for cubic volume, allowing for visually massive structures that may technically meet square footage limits. The building coverage approach, by contrast, forces a smaller footprint and reduces visible mass, which he described as “a better fit for what neighbors actually see.”
Clip of Scott Bella's presentation is here, https://youtu.be/RMk7SLPTCOI?si=_S_6-_-XG8XRr8wv
In another key update, the board supported a 50-foot maximum front yard setback, which would complement existing minimum setback requirements. The goal is to preserve consistent streetscapes and prevent homes on deeper lots from being pushed far back into neighbors’ rear yard areas.
Additional zoning adjustments discussed included measuring building height from pre-construction grade, intended to prevent manipulation of elevation. The board also agreed to keep separate 4 percent coverage limits for accessory structures such as detached garages or sheds.
A proposal to link side yard setbacks to building height was dropped due to concerns it would create excessive restrictions on narrower lots under 60 feet wide.
The Planning Board concluded the meeting by asking staff to prepare a draft letter summarizing these final recommendations. The letter will be presented for a formal vote at the next regular meeting. The recommendations will then be forwarded to the Mayor and Council for legislative consideration.
If enacted, the changes would give Glen Rock a more consistent and enforceable framework for controlling the exterior massing of homes, aligning local development more closely with the goals of the borough’s master plan.
Clip of Scott Bella's presentation is here, https://youtu.be/RMk7SLPTCOI?si=_S_6-_-XG8XRr8wv