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NORTH WALNUT STREET REDEVELOPMENT PLAN
VILLAGE OF RIDGEWOOD BERGEN COUNTY, NEW JERSEY
Prepared by:
THE METRO COMPANY, LLC Planning • Housing • Finance • Development • Consulting
347 Varick Street Suite 117A Jersey City, New Jersey 07302
Rev. August 1, 2007
ii
NORTH WALNUT STREET REDEVELOPMENT PLAN
TABLE OF CONTENTS Section Title Page I. Introduction 1
II. Background Information 2
III. Redevelopment Objectives 3
IV. Required Components of a Redevelopment Plan 4
V. Proposed Redevelopment Actions 5
VI. Administrative Provisions 6
VII. Design Objectives and Requirements 7
VIII. Specific Land Use Regulations 11
IX. Parking Requirements 17
X. Permitted Signage 18
XI. Circulation Plan 18
XII. Acquisition Plan 19
XIII. Relocation Plan 19
XIV. Affordable Housing Requirements 20
XV. Other Provisions to Meet State & Local Requirements 21
XVI. Procedures for Amending the Redevelopment Plan 26
Maps: Map 1 Redevelopment Boundary Map 2 Local Setting Map 3 Existing Land Use Map 3A Existing Zoning Map 4 Proposed Land Use / Amendment to Ridgewood Zoning Map Map 5 Proposed Acquisition Appendix A: Village of Ridgewood Streetscape Improvements
1
I. INTRODUCTION
On August 9, 2006, the Village Council of the Village of Ridgewood adopted a
resolution authorizing the Ridgewood Planning Board to conduct a preliminary
investigation of two municipal parking lots, and specified adjoining
commercial properties located on Franklin Avenue, North Walnut Street and
Oak Street. The purpose of the investigation was to determine whether or not
this area satisfied the statutory criteria necessary to be declared an "Area in
Need of Redevelopment" as outlined in N.J.S.A. 40A:12A-5 and N.J.S.A.
40A:12A-6 or as "An Area in Need of Rehabilitation" pursuant to N.J.S.A.
40A:12A-14.
The Ridgewood Planning Board subsequently held two public hearings
considering, among other things, a redevelopment study prepared by The
Metro Company, LLC, entitled "INVESTIGATION REPORT Concerning the
Determination of the Proposed NORTH WALNUT STREET AREA as AN
AREA IN NEED OF REDEVELOPMENT" dated November 9, 2006. The
Planning Board concluded that the statutory criteria were satisfied, and
recommended by resolution dated February 26, 2007 that the Ridgewood
Village Council declare the subject area as an "Area in Need of
Redevelopment". On March 14, 2007 the Ridgewood Village Council
concurred with the recommendations of the Planning Board and designated
by resolution the North Walnut Street Redevelopment Area (the
"Redevelopment Area") as an "Area in Need of Redevelopment" and
authorized the preparation of a redevelopment plan (the "Redevelopment
Plan") in accordance with the requirements of the Local Redevelopment and
Housing Law (the "Redevelopment Law"). This document is intended to
provide the requisite Redevelopment Plan to guide the future redevelopment
for this area.
2
II. BACKGROUND INFORMATION
A. Boundary Description
As described by the ordinance adopted by the Village Council, the North
Walnut Street Redevelopment Area boundary, as shown on Map #1, is
specifically comprised of Block 3806, Lots 1 through 5, and Lots 12 through
16. The Redevelopment Area occupies a total land area of 2.18 acres.
B. Local Setting
The Redevelopment Area encompasses most of Block 3806 and is located at
south of Franklin Avenue between Oak Street and North Walnut Street.
Franklin Avenue runs in an east to westerly direction and is an important
connector roadway running parallel to East Ridgewood Avenue to the west
south, which is the primary central business district commercial strip. Franklin
Avenue continues east and provides a connection to Maple Avenue, which is
an important regional arterial roadway that ultimately connects to Route 208
to the south through Glen Rock. The northeasterly corner of the Village has
direct frontage on New Jersey Route 17. The local setting of the
Redevelopment Area is shown on Map #2.
C. General Land Use Characteristics
Land uses within the Redevelopment Area include a variety of uses that are
characteristic of the Village's central business district. These include a
municipal parking lot, an automotive repair facility, an ice cream parlor, a
bank, a flower shop, a retail sports store, a clothing store, art gallery, hair
salon, and pizza parlor. The municipal parking lots provide a combined total
of 89-metered parking spaces. Tax Lot 3 in Block 3806 is designated for long-
term permit parking only while Tax Lot 4 in Block 3806 is metered for shorter-
3
term parking. The interior of the Redevelopment Area abutting the municipal
parking lots is comprised of the rear façade and delivery doors to the
commercial buildings fronting on Oak Street and additional parking creating
the effect of one large and continuous paved parking area. Maps # 3 and 3A
show existing land uses and existing zoning for the Redevelopment Area
respectively. Surrounding development beyond the Redevelopment Area is
comprised mainly of various business retail uses, restaurants, and services
industries such as commercial banks, with offices and residential multi-family
apartments located above commercial ground level space. The mixed-use
development pattern is typical of the older and more traditional downtown
areas that characterize early twentieth century downtown business districts.
Buildings heights vary between two and four story buildings, which are typical
of the entire central business district.
III. REDEVELOPMENT OBJECTIVES
A. Provide for the development of expanded parking facilities, including the
construction of a parking garage structure to increase the supply of
available parking spaces to support the diverse commercial activities
within the Redevelopment Area and adjoining central business district.
B. Promote new development that is pedestrian oriented and reinforces
retail activity at the street level.
C. Enhance the physical appearance of the Redevelopment Area through
comprehensive and integrated streetscape improvements and by
encouraging new development that utilizes architectural and other site
design elements that will establish a distinctive, traditional downtown
appearance that will be consistent and compatible with the existing
developed character of the existing central business district.
4
D. Identify appropriate design controls and standards that will encourage
and permit integrated commercial and parking garage development
within the context of a traditional downtown setting.
IV. REQUIRED REDEVELOPMENT PLAN COMPONENTS
The Redevelopment Law at N.J.S.A. 40A:12A-7 requires that the
Redevelopment Plan shall consist of an outline for the planning, development,
redevelopment, or rehabilitation of the Redevelopment Area which is
sufficient to indicate the following:
A. Its relationship to definite local objectives as to appropriate land use,
density of population, and improved traffic and public transportation,
public utilities, recreational and community facilities and other public
improvements.
B. Proposed land uses and building requirements in the Redevelopment
Area.
C. Adequate provisions for the temporary and permanent relocation, as
necessary for businesses in the Redevelopment Area, if required.
D. An identification of any property within the Redevelopment Area, which
is to be acquired in accordance with the Redevelopment Plan.
E. Any significant relationship of the Redevelopment Plan to (a) the master
plans of contiguous municipalities (b) the master plan of the county in
which the municipality is located and (c) the State Development and
Redevelopment Plan adopted pursuant to the "State Planning Act" P.L.
1985, c.398 (C52:18A-196 et al.).
5
F. Its relationship to pertinent municipal development regulations as
defined by the "Municipal Land Use Law" (MLUL), N.J.S.A. 40:55D-1 et
seq.
V. PROPOSED REDEVELOPMENT ACTIONS
It is proposed to substantially improve and upgrade the properties within the
Redevelopment Area through a combination of redevelopment actions, which
will provide for the orderly and planned redevelopment of the site, including:
A. Acquisition of property within the Redevelopment Area as deemed
necessary to promote the redevelopment of the Redevelopment Area.
B. The demolition of vacant, substandard and/or incompatible buildings and
structures within the Redevelopment Area if deemed necessary for the
orderly redevelopment of the Redevelopment Area.
C. The consolidation and re-subdivision of land within the Redevelopment
Area into suitable parcels for development.
D. The construction of new non-residential structures and complimentary
facilities that is consistent with the character of the surrounding area.
Specifically, the intended purpose of this Redevelopment Plan is to
promote the construction of a parking garage structure to provide
additional parking supply to the downtown area, while also integrating
retail uses at street level to expand commercial development
opportunities downtown.
6
VI. ADMINISTRATIVE PROVISIONS
A. This Redevelopment Plan shall constitute a superseding zoning district
to be known as the North Walnut Street Redevelopment Zone (NWSR),
which is further described in Section VIII herein.
B. All development within the Redevelopment Area shall be consistent with
the guidelines, standards, and requirements of this Redevelopment Plan.
C. The regulations and controls in this Redevelopment Plan may be
implemented, where applicable, by appropriate covenants, or other
provisions, or through agreements for land disposition and conveyances
executed thereto.
D. The provisions of this Redevelopment Plan specifying the
redevelopment of the Redevelopment Area and the requirements and
restrictions with respect thereto shall be in effect for a period of thirty
(30) years from the date of approval of this Redevelopment Plan by the
Ridgewood Village Council. Subsequent amendments hereto shall not
alter or extend this period of duration, unless specifically extended by
such subsequent amendments.
E. All applications for development or redevelopment within the
Redevelopment Area shall be submitted to the Village for review and
approval in accordance with the requirements for subdivisions, site plans
and variances as set forth in the Village Code and in the Municipal Land
Use Law, N.J.S.A. 40:55D-1 et seq. All development plans shall be
referred to the Historic Preservation Commission for comment and
recommendation as part of the site plan review process.
7
F. No deviations from the regulations contained in this Redevelopment Plan
shall be granted without an amendment to this Redevelopment Plan, if
such deviation would result in permitting or expanding a use that is not a
permitted use within this Redevelopment Plan, an increase in the
maximum height of greater than ten (10%) percent, or an increase in the
permitted density of that permitted within this Redevelopment Plan. An
application requesting a deviation from the requirements of this
Redevelopment Plan shall provide public notice of such application in
accordance with the public notice requirements set forth in N.J.S.A.
40:55D-12.a & b.
G. If any word, phrase, clause, section or provision of this Redevelopment
Plan shall be found by a court of competent jurisdiction to be invalid,
illegal or unconstitutional, such word, phrase, clause, section or
provision shall be deemed severable and the remainder of the ordinance
shall remain in full force and effect.
VII. DESIGN OBJECTIVES AND REQUIREMENTS
A. New Building Design
1. All structures within the Redevelopment Area shall be situated with
proper consideration of their relationship to other buildings, both existing
and proposed, in terms of light, air and usable open space, access to
public rights of way and off-street parking, height and bulk. Because part
of the Redevelopment Area is within the Village of Ridgewood's Historic
Preservation District, all applications for development within the
redevelopment area shall be referred to the Historic Preservation
Commission for review and comment concerning consistency of the
development with the "Village Center Historic District Design Guidelines
8
for the Village of Ridgewood", prepared by T. Robbins Brown,
Architectural Historian, May 2006.
2. Facade treatments, materials, colors and architectural treatments shall
be compatible with the buildings' architectural style. Major facade
components shall be incorporated with careful attention to proportions,
slopes, dimensions and scale. Siding materials such as brick, wood,
cement stucco and cementitious siding shall be used. Aluminum siding,
vinyl siding, artificial stone and artificial brick veneer ("Permastone" &
"Brickface"), EIFS and/or plastic type artificial siding materials are
prohibited.
3. Roofing materials shall complement the architecture and design of the
building.
4. Groups of related buildings shall be designed to present a harmonious
appearance in terms of architectural style and exterior materials.
Buildings shall be designed so as to have an attractive, finished
appearance when viewed from all vantage points within and outside the
Redevelopment Area.
B. Parking Structure Design Requirements
1. All parking levels shall be screened so as not to give the apparent
perception of garage space from all vantage points that the parking
structure is visible.
2. The parking structure shall be masked from all vantage points that the
structure is visible through the use of an artificial building façade
articulated in a manner providing visual and architectural interest.
Artificial windows of the punched out style utilizing glass or decorative
9
grillwork or a combination of same shall be utilized and shall contain the
same detailing, design and window frame color as the windows utilized
on non-parking levels of the building. The artificial windows must mimic
the style and proportions of the windows on non-parking levels of the
building. Other compatible architectural treatments such as sub-
cornices, lintels, quoins, and other decorative detailing and façade
design shall also be utilized to provide architectural interest and variety.
3. The design of parking levels within any building shall emphasize a
vertical exterior facade pattern instead of the horizontal cladding
associated with parking garages and their structural components. The
material used on the facade of the parking levels of a building shall be
the same as, or compatible with, that used on the rest of the building
such that the parking structure portion of the building shall have a similar
appearance to the rest of the building's base façade.
4. Interior garage lighting shall utilize fixtures that will not readily expose
the lighting source from view, thereby maintaining a soft illumination of
the interior garage space. Individual fixture sources shall not be visible
from the exterior. An internal lighting plan prepared by a lighting
professional shall be included with any garage application for review and
approval.
C. Landscape, Lighting and Open Space
1. Landscaping shall be required for any part of any parcel not used for
buildings, off-street parking, sidewalk area or other similar purposes.
2. Street trees in the street right-of-way shall be planted in accordance with
the standards and specifications of the Village of Ridgewood
10
Streetscape Details, as may be amended by the Village Engineer from
time to time, and shown in Appendix A.
3. All plant material used must be able to withstand an urban environment
and shall be planted consistent with standards as established by the
American Association of Nurserymen. Any landscaping that dies within
two (2) years of planting shall be replaced. Said replacement shall be
guaranteed by a maintenance bond in accordance with the provisions of
§ 190-25B.
4. Lighting fixtures shall be appropriately located and have a
comprehensive decorative design theme that shall be consistent with the
lighting theme developed and already existing within the central
business district. The lighting fixtures shall be of pedestrian scale no
more than fourteen (14) in height and of uniform design throughout the
Redevelopment Area. All lighting fixtures shall be selected from those
available through the utility company serving the municipality, such that
they can be and shall be maintained by the utility company.
On-site lighting fixtures shall be in scale with the size of the project.
5. It is strongly encouraged that sidewalk improvements located within the
street right-of-way, including the planting of street trees as noted above,
be constructed in accordance with the standards and specifications of
the Village of Ridgewood Streetscape Details, as may be amended by
the Village Engineer from time to time, and shown in Appendix A.
6. Open space areas shall be designed to be consistent with the character
of the Redevelopment Area. Street furniture, such as benches, waste
containers, bicycle racks, and bollards shall be selected to enhance the
Redevelopment Area.
11
D. Miscellaneous Standards
1. Remote readers for all utilities, in lieu of external location of the actual
metering devices, are required.
2. Chain link fencing shall be prohibited throughout the Redevelopment
Area, except during construction. Chain link fencing for construction shall
be dismantled and removed prior to the issuance of a Certificate of
Occupancy.
VIII. NORTH WALNUT STREET REDEVELOPMENT ZONE (NWSR) LAND USE REGULATIONS
The land use district within this Redevelopment Plan, referred to as North
Walnut Street Redevelopment Zone (NWSR), is shown on Map #4 –
Proposed Land Use / Amendment to Ridgewood Zoning Map.
The land use regulations described herein shall supersede the development
standards in the Village of Ridgewood Land Development Ordinance and the
Zoning Map in the Village of Ridgewood Land Development Ordinance shall
be amended to designate the North Walnut Street Redevelopment Zone
(NWSR). The legend on the Zoning Map shall be amended to list and identify
the North Walnut Street Redevelopment Zone (NWSR) and the list of zones
specified in Section 190–98A. of the Ridgewood Land Use and Development
Ordinance listing all zones within the Village shall be amended to include the
North Walnut Street Redevelopment Zone (NWSR) and reference this
Redevelopment Plan as the source of regulations for development.
A. Principal uses and structures. The following principal uses and
structures shall be permitted:
12
(1) Retail sales and service businesses which carry only merchandise
intended to be sold at retail on the premises, and limited to antique
shops, appliances shops, art studios, art supply shops, barbershops,
beauty parlors, bicycle shops, bookstores, butcher shops, camera
stores, card shops, cleaning, dyeing and pressing done exclusively for
individual retail customers but not including work done for the trade or
the wholesale market, clothing and dress shops, confectioneries, coin
stores, delicatessens, department stores, drapery stores, drugstores,
flower shops, furniture and furnishing stores, gift shops, grocery stores,
haberdashers, hardware and paint stores, hobby shops, interior
decorators, jewelers, leather goods shops, linen stores, liquor stores,
music and record shops, office equipment stores, pet shops,
photographers, radio, stereo and television sales and repair shops,
restaurants, retail bakeries, shoe repair shops, shoe sales stores,
sporting goods stores, stamp stores, stationers, tailor shops, taverns and
inns, theaters, tobacconists, toy stores, travel and ticket agencies,
Christian Science reading room, religious article sales, musical
instrument sales and optician stores.
(2) Financial institutions limited to banks and savings and loan institutions
and similar institutions, stock brokerage houses and finance companies.
(3) Professional office and business office uses on other than the ground
floor or basement.
(4) Dwelling units on other than ground floor or basement.
(5) Child care centers as defined by § 190-3.
(6) Municipal buildings owned or leased by the Village of Ridgewood and
used for public purposes.
13
(7) Parking garage structures with integrated ground level commercial
space. Said structures shall only be located only within the part of the
Redevelopment Area that is designated to be acquired under this Plan.
Commercial space at the first level of the parking structure is
encouraged along both the North Walnut Street and Franklin Street
frontages of the Redevelopment Area
B. Accessory Uses and Structures. The following accessory uses and
structures shall be permitted, provided that they are located on the same
premises as the principal use or structure to which they are accessory:
(1) Parking and loading facilities, as regulated in Sections 190-90 and 190-
121 of the Village of Ridgewood Land Use and Development Ordinance.
(2) Signs as regulated herein.
(3) Outdoor cafes either on private property or within the public right-of-way
as an accessory use to an eating establishment as regulated by
Chapters 156 and 190 of the Code of the Village of Ridgewood
Ordinance No. 2412.
(4) Instruction and organized parties.
(5) Accessory uses and structures customarily incidental to the above
permitted uses.
C. Conditional Uses and Structures.
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The following conditional uses and structures shall be permitted only if they
comply with the appropriate regulations for such structures in Section 190-
123 of the Village of Ridgewood Land Use and Development Ordinance.
(1) Public or private schools for kindergarten through grade 12.
(2) Houses of Worship
(3) Public utility buildings and structures
(4) Cellular telecommunications antennas mounted on an existing structure
at least 40 feet high.
D. Prohibited uses.
Any uses other than those uses permitted by this section are prohibited. In
addition, without in any way limiting the generality and prohibition of this
section, the following uses are specifically prohibited:
(1) Residential construction or conversion, unless specifically permitted by
this Redevelopment Plan.
(2) Road stands and establishments commonly called and known as "snack
bars," "dairy bars" and similar businesses.
(3) New or used car lots.
(4) Automobile repair garages and gasoline service stations.
(5) Places of amusement, other than theaters, contained in buildings, such
as penny arcades or shooting galleries, or buildings or structures
15
containing games of chance or other types of carnival enterprises, such
as palmistry, phrenology, astrology and the like.
(6) Fast-food restaurants.
(7) Any uses utilizing a drive-in or drive-through window, such as but not
limited to drive-through banks or drive-through restaurants.
E. Bulk regulations.
The following conditions and requirements shall be complied with:
(1) Maximum building height: Forty-five (45) feet, except four (4) stories/
sixty (60) feet for parking structures, and except as provided otherwise
for affordable housing developments in Section 190-124R of the Village
of Ridgewood Land Use and Development Ordinance.
(2) Minimum front yard: None.
(3) Minimum side yard: None required, but if provided, twelve (12) feet.
(4) Minimum rear yard: six inches for each foot of height of the principal
building or ten (10) feet, whichever is greater.
F. Other regulations.
In addition to the bulk regulations, the following shall be complied with:
(1) The store frontage for each space devoted to a different occupant on the
ground level abutting any street shall be at least 15 feet wide, exclusive
of any entrances for upper floors.
16
(2) All ground level stores abutting any street shall contain window areas on
any side of at least 40% of an area equal to 10 feet times the width of
the wall abutting the street, excluding structural support for a parking
deck.
(3) No building, excluding parking structures, shall be permitted which is not
supported on a continuous footing and foundation and enclosed on all
sides by an exterior wall that rests on said footing and foundation.
(4) Except for parking lots, outdoor cafes and sidewalk sales authorized
pursuant to Ordinance No. 2638, any permitted use shall only be
conducted within the confines of a building.
(5) Any dwelling unit shall contain a minimum habitable floor area of 600
square feet.
(6) The gross floor area devoted to residential use, including hallways and
other common areas accessory to the residential use, shall not exceed
2/3rds of the total gross floor area of the building, excluding the floor
area devoted to parking structures, within which the residential use is
located.
(7) The maximum permitted density shall not exceed 12 dwelling units per
acre of the lot.
(8) In addition to the provisions set forth above, the standards currently set
forth at Chapter 190 of the Code of the Village of Ridgewood applicable
to the B-1 zone shall be incorporated herein by reference and shall
constitute regulations applicable to the NWSR Zone with the exception
of Section 110 and Section 119(A)(1)(b)
17
IX. PARKING REQUIREMENTS
A. Minimum parking space dimensions. Type of Space Width Depth Clearance
(standard-high turnover) 9' 18'1 7' (standard-parking garage) 8.5' 18'1 7' (compact) 8' 16'1 7' (reserved for disabled 8' 18'1 8.5' persons) 2 1 When spaces are designed to be parallel to the access aisle, an additional 3
feet of depth shall be required at each end of the space, with a total of 6 feet
additional depth between two such spaces, in order to provide for maneuvering
area in and out of the space. This additional depth shall be striped on the
pavement to prohibit parking within such area.
2 Dimensions do not include adjacent passenger loading zone, which shall be at
least 5 feet wide (8 feet for van-accessible spaces). Barrier-free parking spaces
shall comply with the Americans with Disabilities Act and the New Jersey Barrier-
free Subcode (N.J.A.C. 5:23-7).
B. Access aisles for parking spaces.
(1) Access aisles serving parking areas shall have the following minimum widths:
Angle of Minimum Aisle Width Parking Space (standard) (compact) 0° 12' 12' 30° 12' 11' 45° 13' 13' 60° 18' 15' 75° 22' 17' 90° 24' 21'
(2) In the event one side of an access aisle contains compact spaces and the
other side contains standard spaces, the aisle width requirement for standard
spaces shall apply.
18
(3) In the event one side of an access aisle contains parking spaces at one
angle and the other side contains parking space at a different angle, the aisle
width requirement for the spaces at the greater angle shall apply.
(4) Any access aisle serving parking spaces which are aligned with the aisle at
less than a ninety degree (90°) angle shall only be permitted if designed for one-
way traffic.
C. Parking for compact vehicles. The parking space and access aisle dimensions for compact vehicles permitted
herein shall not be permitted unless the following are complied with: (1) Compact car parking shall only be permitted in parking areas containing at
least fifty (50) parking spaces.
(2) The number of compact car spaces shall not exceed one sixth (1/6) of the
total number of spaces in the parking area.
(3) The parking spaces shall be located in a manner that does not encourage use
of the spaces by full-size vehicles, and so as to be readily visible by users of the
parking area, as determined by the Board.
(4) Compact car parking spaces shall be identified by suitable signage, striping or
other means so as to encourage their use by compact vehicles and to discourage
their use by full size vehicles.
X. PERMITTED SIGNAGE As permitted within the B-1 zone district.
XI. CIRCULATION PLAN The North Walnut Street Redevelopment Plan encompasses an area that is
19
well integrated into the local street system of the Village of Ridgewood. As
such, the circulation plan primarily envisions improvements and connections
to the existing road/street system to minimize traffic congestion and conflicts,
rather than the creation of new streets or changes to the current circulation
pattern of existing streets.
XII. ACQUISITION PLAN
Within the Redevelopment Area, all or a portion of Lots 2, 3, 4, and 5 in Block
3806 are proposed to be acquired, for purposes of promoting the
development contemplated by this plan. In addition, portions of Lots 14, 15
and 16 in Block 3806, but not including any buildings currently erected
thereon, are also proposed to be acquired, to implement the purposes of this
Redevelopment Plan. The exact area to be acquired for portions of these lots
will depend largely on the development plan that will ultimately be submitted
to the Planning Board for review and approval.
At this time, it is anticipated that any property to be acquired within the
Redevelopment Area will be purchased and assembled by private
development interests. However, if acquisition in this manner proves
unsuccessful, municipal acquisition by eminent domain will be pursued in
order to create properly planned and developable parcels of land. The
developer shall reimburse the Village of Ridgewood for the costs associated
with the acquisition pursuant to a redeveloper's agreement or contract
between the designated developer and the Village of Ridgewood. Refer to
Map # 5 – Proposed Acquisition.
XIII. RELOCATION PLAN
There are no residential uses within the Redevelopment Area. There is
expected to be only very limited, if any, required relocation of businesses to
20
fully implement the Redevelopment Plan. This is the result of the limited and
selective acquisition of private property, the amount of vacant land within the
Redevelopment Area and the fact that acquisitions are currently proposed to
be carried out by private means. Nonetheless, should relocation become
necessary, the process of relocating affected businesses will receive the
careful attention of local officials and the Village Council.
All businesses to be relocated will be interviewed to determine their
occupancy and/or relocation needs. Assistance will be provided in locating
suitable relocation opportunities and will be conducted in accordance with the
requirements of all applicable Federal, State and Local laws, including the
Uniform Relocation Assistance and Real Property Acquisition Policies Act of
1970, as amended, [under the auspices of the United States Department of
Housing and Urban Development (HUD)] and the New Jersey Relocation
Assistance Law of 1967 and New Jersey Relocation Assistance Act of 1971,
as amended, [under the auspices of the New Jersey Department of
Community Affairs (DCA)].
XIV. AFFORDABLE HOUSING REQUIREMENTS
Any parking and commercial development occurring within the
Redevelopment Area shall comply with affordable housing requirements as
determined by the current and/or amended:
- Third Round Substantive Rules of the New Jersey Council on Affordable
Housing (COAH) [N.J.A.C. 5:94-1.1 et seq.];
- Village of Ridgewood Housing Element and Fair Share Plan substantively
certified by COAH on May 5, 2004.
21
- Growth Share Obligation for Affordable Housing (Article XIII of the Village of
Ridgewood Land Use and Development Ordinance).
XV. OTHER PROVISIONS TO MEET STATE AND LOCAL REQUIREMENTS In accordance with NJSA 40A:12A-l et seq., known as "The Local
Redevelopment and Housing Law", the following statements are made:
A. The Redevelopment Plan herein has delineated a definite relationship to
local objectives as to appropriate land uses, density, circulation, public
utilities, and other public improvements.
B. The Redevelopment Plan has laid out various strategies in order to carry
out the objectives of redevelopment through this Redevelopment Plan.
C. The Redevelopment Plan has provided proposed land uses and building
requirements for the Redevelopment Area.
D. The acquisition plan, which is a part of this Redevelopment Plan, shows
property to be acquired, if necessary.
E. Master Plan Compatibility. The most current master plan document was
a periodic reexamination report prepared by Robert Catlin and
Associates and adopted by the Planning Board on February 7, 2006.
This document was a continued review of Ridgewood's 1983
Comprehensive Master Plan that was reviewed in 1990 and 1997. The
1983 Master Plan first addressed the need for parking in the central
business district and referred to a 1968 parking study and a 1971
parking study that specifically recommended the North Walnut Street lot
as the preferred location for a parking deck in the central business
district.
22
The 2006 Reexamination Report generally reaffirmed the general policy
goals expressed by the 1983 Comprehensive Master Plan, as reviewed
by the 1990 and 1997 Reexamination Reports, of maintaining the Village
of Ridgewood's existing character, which is predominantly developed
with single family detached residential neighborhoods. The 2006
Reexamination Report also reaffirmed the planning goal of maintaining
the central business district as an attractive and viable area.
It is noted that the 1990 Reexamination Report recommended the
adoption of specific design guidelines intended to improve the
appearance of future development within the B-2 Zone along Franklin
Avenue encompassing the Redevelopment Area. The 1990 Report also
emphasized the importance of developing and adopting regulations to
control signage within the Redevelopment Area. Moreover,
recommendations in the 1997 Report are largely consistent with the
1990 Report. For example, the 1997 Report speaks of the need for
parking in the central business district and recommends design
standards to be revised for the central business district.
The 2006 Reexamination Report specifically recommended that the
Franklin Avenue land use and development patterns, goals, objectives
be studied and better defined in order to complement and better
integrate this area into the central business district. This
recommendation stems from the difference in land uses permitted in
each zone where automotive services and sales are permitted in the B-2
zone but not the B-1. The 2006 Reexamination Report recognized and
expressed concern over the incongruity that presently exists between
the two zones, which adjoin each other within the central business
district. The Community Facilities section of the 2006 Reexamination
Report specifically speaks of the need for parking in the central business
23
district and of the Village’s plans for a parking deck in the North Walnut
Street location of the Redevelopment Plan.
It is also noteworthy that the 1994 Historic Preservation Element
identifies the downtown area as the "Village Center Historic District". The
Historic Preservation Element describes the historic development of the
central business district based upon the development of the rail station
and describes the Village's downtown as "…the best preserved
downtown commercial district in Bergen County."
In summary, review of the community's master plan documents reveals
a longstanding interest in and concern for protecting and developing the
central business district and surrounding area, which also encompasses
the Redevelopment Area, in a manner that protects the area's viability
and promotes compatibility of land uses in this area. This
Redevelopment Plan is consistent with and promotes the objectives as
enumerated by the community's master plan documents as described
herein. It regulates development to encourage compatible development
with the surrounding central business district while facilitating the
construction of a parking garage structure, which will substantially
increase available parking to support commercial activities in the area.
The lack of parking in the central business district has been a
longstanding problem in the area. The Redevelopment Plan seeks to
affirmatively address a portion of this parking shortage.
F. Zoning Compatibility. The current Village of Ridgewood Land
Development Ordinance (Zoning Ordinance) was adopted by the Village
Council on April 9, 1996 by Ordinance No. 2561. This ordinance also
repealed the former Land Use and Development Ordinance, adopted 12-
26-1978 by Ordinance No. 1695, as amended. The Zoning Ordinance is
generally consistent with the recommendations of the Master Plan and
24
consistent with the prevailing land uses located in the area as described
above.
The Redevelopment Area is situated between two zoning districts.
Parcel lots 12, 13, 14 and 16 in Block 3806, are regulated under the B-1
Business District guidelines by the Village Zoning Ordinance. The
remainder and majority of the Redevelopment Area falls within the B-2
Zone District. Both zones permit a wide variety of the same
commercial/mixed use development. What differentiates the B-1 zone
from the B-2 zone is the fact that the B-2 zone permits automobile
related uses where such use is prohibited in the adjoining B-1 Zone
District The Redevelopment Plan has been prepared to be consistent
with the B-1 Zone District requirements so that potential commercial
development will be compatible with the surrounding central business
district, which is primarily zoned B-1. Moreover, the Redevelopment Plan
permits parking structures with ground level commercial space, so as to
promote parking, which is viewed by the Village as the primary need for
the Redevelopment Area.
G. Adjoining Municipalities. The Redevelopment Area is near the center of
the Village of Ridgewood and is not proximate or contiguous with any
adjoining municipalities. Therefore, this Redevelopment Plan will not
conflict with or adversely effect the development of any adjoining
municipality.
H. County Master Plan. Bergen County's most current master plan
document was adopted on December 10, 1962 and amended March 14,
1966. Since this time the county has studied and developed
recommendations on the present and future needs for Basic County
facilities under the County Comprehensive Plan Program. These studies
were published as 26 separate reports. Since that time the most current
25
planning related County documents have been cross acceptance reports
prepared in 1989 and 1998 in response to the requirements of the New
Jersey State Development and Redevelopment Plan. The Bergen
County Planning Department is presently in the process of preparing a
new county wide master plan that will be prepared in close consultation
with all 70 municipalities within the County. This consultative approach is
intended to foster compatibility county-wide between Bergen County
municipalities and the County. Consequently, by participating in the
cross acceptance process, it is anticipated that this Redevelopment Plan
will be consistent with the county's master plan.
I. State Plan Compatibility. The Redevelopment Plan complies with the
goals and objectives of the New Jersey Development and
Redevelopment Plan dated March 1, 2001. This Redevelopment Plan is
consistent with the State Plan in terms of: Goal #1 - " Revitalize the
States Cities and Towns; Goal #3 – "Promote Beneficial Economic
Growth, Development and Renewal for all Residents of New Jersey";
and Goal #8 – Ensure Sound and integrated Planning and
Implementation Statewide". In addition, the policies advanced in the
Redevelopment Plan are consistent with the policies for Metropolitan
Planning Areas (PA-1) of the State Plan, which encourages efficient use
of existing resources in urbanized areas.
J. This Redevelopment Plan is also consistent with New Jersey's Office of
"Smart Growth" planning principles. "Smart Growth" means: planning,
designing, and building livable communities in ways that make more
efficient use of land and infrastructure improvements and in ways that
protect the environment and valuable natural resources. The twin
aspects of "Smart Growth" are revitalizing cities and towns to encourage
redevelopment and infill development, while also discouraging sprawl in
suburban and rural areas through more compact development.
26
K. This Redevelopment Plan shall supersede all existing provisions of the
Village of Ridgewood Land Development Ordinance as to the
Redevelopment Area. Upon final adoption of this Redevelopment Plan
by the Municipal Council of the Village of Ridgewood, the Village of
Ridgewood Land Use Ordinance shall be amended to rezone the
Redevelopment Area covered by this Redevelopment Plan as the North
Walnut Street Redevelopment Zone (NWSR), and all underlying zoning
will be voided.
XVI. PROCEDURES FOR AMENDING THE PLAN
A. This Redevelopment Plan may be amended from time to time upon
compliance with the requirements of law. Any request to amend this
Redevelopment Plan shall follow the same procedures for requests to
amend the zoning regulations set forth in Chapter 190 of the Village
Code.
B. No amendment to this Redevelopment Plan shall be approved without a
review by the Planning Board at a public meeting, and a public hearing
and adoption by Village Council in conformance with N.J.S.A. 40A: 12A-
7. A copy of any proposed change to the Redevelopment Plan shall be
filed with the Office of the Village Clerk.
Prepared by The Metro Company, LLC
Stuart Portney, P.P. Professional Planner NJ License # 2619
_______________________ Signature Date
The original copy of this report was signed and sealed in accordance with N.J.S.A. 45:14A-1 et. seq. and regulations pursuant to N.J.A.C. 13:41-1.3.
MAPS
MAP #1 REDEVELOPMENT BOUNDARY MAP #2 LOCAL SETTING MAP #3 EXISTING LAND USE MAP #3A EXISTING ZONING MAP #4 PROPOSED LAND USE / AMENDMENT TO RIDGEWOOD ZONING MAP MAP #5 PROPOSED ACQUISITION
Redevelopment Area
Lot Boundaries
KEYN
NORTH WALNUT STREETREDEVELOPMENT PLAN
RIDGEWOOD, NEW JERSEY
MAP # 1: REDEVELOPMENTBOUNDARY
FRANKLIN AVENUEFRANKLIN AVENUE
EAST RIDGEWOOD AVE.EAST RIDGEWOOD AVE.
OA
K S
TR
EE
TO
AK
ST
RE
ET
N. W
AL
NU
T S
TR
EE
TN
. W
AL
NU
T S
TR
EE
T
100
100
100
100
100
100
120
90 75
75
75
7580
80
50 50
5050
50
50
15
37.38 33.93
2.74 2.65
55
3520
20
155 15 25
124.2
5
45.66
48.64
25
75
55
71.4
693
47.1
2
123
123
151.7
2
28.7
2
198.7
2198.7
2
126.4
6
55
46 4675
170
170
72.7
6
25 27.7
4
37.43 36.87
77.0
2
77.5
6
122.4
8
150.2
2
149.4
8
148.9
6
148.4
8
148.4
8
148.9
6
132120108104
125 129 135113107 109 111 119101 103
11
15
19
27
29
35
41
6
4
321
5
7891011
12
13 16
14
15 3806
NORTH WALNUT STREETREDEVELOPMENT PLAN RIDGEWOOD, NEW JERSEY
MAP # 2: LOCAL SETTING
Redevelopment Area
KEYN
1000 200 400
Redevelopment Area
Lot Boundaries
KEYN
NORTH WALNUT STREETREDEVELOPMENT PLAN
RIDGEWOOD, NEW JERSEY
MAP # 1: REDEVELOPMENTBOUNDARY
Private Parking
Mixed Use Commercial
Redevelopment Area
Automotive Service
KEYNMunicipal Parking
NORTH WALNUT STREETREDEVELOPMENT PLAN
RIDGEWOOD, NEW JERSEY
MAP #3: EXISTING LAND USE
FRANKLIN AVENUEFRANKLIN AVENUE
EAST RIDGEWOOD AVE.EAST RIDGEWOOD AVE.
OA
K S
TR
EE
TO
AK
ST
RE
ET
N. W
AL
NU
T S
TR
EE
TN
. W
AL
NU
T S
TR
EE
T
100
100
100
100
100
100
120
90 75
75
75
7580
80
50 50
5050
50
50
15
37.38 33.93
2.74 2.65
55
3520
20
155 15 25
124.2
5
45.66
48.64
25
75
55
71.4
693
47.1
2
123
123
151.7
2
28.7
2
198.7
2198.7
2
126.4
6
55
46 4675
170
170
72.7
6
25 27.7
4
37.43 36.87
77.0
2
77.5
6
122.4
8
150.2
2
149.4
8
148.9
6
148.4
8
148.4
8
148.9
6
132120108104
125 129 135113107 109 111 119101 103
11
15
19
27
29
35
41
6
4
321
5
7891011
12
13 16
14
15 3806
Redevelopment Area
KEYN
NORTH WALNUT STREETREDEVELOPMENT PLANRIDGEWOOD, NEW JERSEY
MAP #3A: EXISTING ZONING
B-2 Retail Buisness
B-1 Retail BuisnessRedevelopment Area
Historic Preservation District
KEYN
FRANKLIN AVENUEFRANKLIN AVENUE
EAST RIDGEWOOD AVE.EAST RIDGEWOOD AVE.
OA
K S
TR
EE
TO
AK
ST
RE
ET
N. W
AL
NU
T S
TR
EE
TN
. WA
LN
UT
ST
RE
ET
100
100
100100
100
100
120
90 75
75
75
7580
80
50 50
5050
50
50
15
37.38 33.93
2.74 2.65
55
3520
20
155 15 25
124.
25
45.66
48.64
5275
5571
.46
93
47.1
2
123
123
151.
72
28.7
2
198.
7219
8.72
126.
46
55
46 4675
170
170
72.7
6
25 27.7
4
37.43 36.87
77.0
2
77.5
6
122.
48
150.
22
149.
48
148.
96
148.
48
148.
48
148.
96
132120108104
125 129 135113107 109 111 119101 103
1115
1927
2935
41
6
4
321
5
7891011
12
13 16
14
15 3806
NORTH WALNUT STREETREDEVELOPMENT PLAN
RIDGEWOOD, NEW JERSEY
MAP #4: PROPOSED LAND USE/AMENDMENT TO
RIDGEWOOD ZONING MAP
Redevelopment Area
KEYNNWSR - North Walnut Street
Redevelopment Zone
NWSRNWSR
FRANKLIN AVENUEFRANKLIN AVENUE
EAST RIDGEWOOD AVE.EAST RIDGEWOOD AVE.
OA
K S
TR
EE
TO
AK
ST
RE
ET
N. W
AL
NU
T S
TR
EE
TN
. W
AL
NU
T S
TR
EE
T
100
100
100
100
100
100
120
90 75
75
75
7580
80
50 50
5050
50
50
15
37.38 33.93
2.74 2.65
55
3520
20
155 15 25
124.2
5
45.66
48.64
25
75
55
71.4
693
47.1
2
123
123
151.7
2
28.7
2
198.7
2198.7
2
126.4
6
55
46 4675
170
170
72.7
6
25 27.7
4
37.43 36.87
77.0
2
77.5
6
122.4
8
150.2
2
149.4
8
148.9
6
148.4
8
148.4
8
148.9
6
132120108104
125 129 135113107 109 111 119101 103
11
15
19
27
29
35
41
6
4
321
5
7891011
12
13 16
14
15 3806
NORTH WALNUT STREETREDEVELOPMENT PLAN
RIDGEWOOD, NEW JERSEY
MAP #5: PROPOSED ACQUISITION
Redevelopment Area
Partial Lots to be Acquired
(not buildings)
KEYN
Lots to be Acquired
FRANKLIN AVENUEFRANKLIN AVENUE
EAST RIDGEWOOD AVE.EAST RIDGEWOOD AVE.
OA
K S
TR
EE
TO
AK
ST
RE
ET
N. W
AL
NU
T S
TR
EE
TN
. W
AL
NU
T S
TR
EE
T
100
100
100
100
100
100
120
90 75
75
75
7580
80
50 50
5050
50
50
15
37.38 33.93
2.74 2.65
55
3520
20
155 15 25
124.2
5
45.66
48.64
25
75
55
71.4
693
47.1
2
123
123
151.7
2
28.7
2
198.7
2198.7
2
126.4
6
55
46 4675
170
170
72.7
6
25 27.7
4
37.43 36.87
77.0
2
77.5
6
122.4
8
150.2
2
149.4
8
148.9
6
148.4
8
148.4
8
148.9
6
132120108104
125 129 135113107 109 111 119101 103
11
15
19
27
29
35
41
6
4
321
5
7891011
12
13 16
14
15 3806
APPENDIX A
VILLAGE OF RIDGEWOOD STREETSCAPE DETAILS